Agenda packet — City Council and Concurrent Authorities, July 29, 2025 (part 4 of 4)

BREAKDOWN BY DISTRICT
62 597
Public Hearing to Approve a Resolution
Overruling Protest,
Adopting the Delinquent Utility Service
Assessment Report, and
Directing the Assessments be Placed on the
San Joaquin County Treasurer – Tax
Collector’s Tax Roll
City Council Meeting
July 29, 2025
Agenda Item 16.1
598
Background
 On March 20, 2018, Council authorized staff
(Resolution 2018-03-20-1403) to collect
property owner utility delinquencies through
liens and assessments on the property tax roll.
 The process includes three steps:
▪ Notice of Violation and Intent to Record a Lien
▪ Notice of Charges to be Assessed (Tax Roll)
▪ Council Public Hearing
 The City bills approximately 85,000 customers
for utility services.
599
Notice of Violation and Intent to
Record a Lien
 The City mailed certified and regular letters in
Nov 2024 and Feb 2025, to the service address
and the address provided by San Joaquin
County of delinquent property owners
 Approximately 2,900 owners received a
Notice to Lien unless a full payment was
received within 30 days
 Property owners were provided the option to
appeal the lien
 A total of 0 appeals were received by property
owners
600
Notice of Charges to be Assessed
(Tax Roll)
 The City and Solid Waste Haulers mailed certified and regular letters on the last week of May, to the service address and the address provided by San Joaquin County of delinquent property owners
 As of May 1,2025 - 2,550 parcels for utilities and 1507 parcels for solid waste received Notice of Charges to be Assessed  Total utilities delinquent charges of $5,112,756.82
 Total solid waste delinquent charge of $984,261.74
 Administrative hearings were provided to owners on May 14-15, 2025
 28 appellants appeared before the Hearing Officer to present their case
601
Council Public Hearing Notice
 Notice of this public hearing was published in
The Record on July 15,2025 and July 22, 2025
 Customers were informed that the City
Council will hear and consider all evidence,
testimony and objection through written
protest
602
Summary
 Summary of the lien/tax roll process:
▪ The City and Solid Waste haulers received
payments of approximately$911,703.54 that
satisfied the requirements to avoid
assessment of charges on tax roll
▪ 2,835 accounts with a balance of
$5,185,315.02 remain delinquent and will be
referred to San Joaquin County for collection
on the 2025-2026 property tax roll pending
City Council approval
▪ Staff will account for any payments that came
in July and any payments after this meeting
before finalizing the assessment list that is
sent to the County
603
Recommended Action
 At the conclusion of the Public Hearing, it is
recommended Council adopt a Resolution to:
▪ Overrule all protests
▪ Confirm the unpaid utility and solid waste service
charges set forth in the Delinquent Utility and Solid
Waste Service Charges, 2025 Assessment Report
▪ Adopt the Delinquent Utility and Solid Waste
Service Charges, 2025 Assessment Report
▪ Direct the assessments to the placed on the San
Joaquin County Treasurer - Tax Collector’s Tax Roll
▪ Authorize and direct the City Manager, or designee,
to execute all documents
▪ Authorize the City Manager, or designee, to take any
necessary and appropriate actions to carry out the
purpose and intent of the Resolution
604
City of Stockton
Legislation Text
File #: 25-0794, Version: 1
TO ADOPT AN ORDINANCE CREATING TITLE 15, CHAPTER 15.34, OF THE STOCKTON

MUNICIPAL CODE, RELATED TO COMMERCIAL PROPERTY VACANCY AND VACANT LOT

REGISTRATION AND A PUBLIC HEARING TO ADOPT A RESOLUTION APPROVING THE AMENDMENT TO THE FISCAL YEAR 2025-26 FEE SCHEDULE

RECOMMENDATION
It is recommended that the City Council:

1. Adopt an ordinance creating Title 15, Chapter 15.34 “Vacant Commercial Property and Vacant Lot Registration” of the Stockton Municipal Code, for the purposes of encouraging property owners to develop vacant buildings and lots to help alleviate properties from becoming public nuisances due to vandalism, disrepair, graffiti, and illegal dumping, thus diminishing the value of surrounding properties and affecting the general safety and welfare of the public.

2. Approve a Resolution to amend the FY 2025-26 Fee Schedule to incorporate fees for the registration of vacant commercial properties and vacant lots.

3. Authorize the City Manager, or designee, to take all appropriate and necessary actions to carry out the purpose and intent of the ordinance and resolution.

Summary
This staff report recommends that the City Council adopt a Vacant Commercial Property and Vacant Lot Registration Ordinance to address the numerous negative impacts of vacant commercial buildings and vacant land in Stockton. To ensure clarity and consistency throughout this staff report, the terms "Commercial Vacant Property" and "Vacant Land" will be used interchangeably and collectively referred to as "vacant properties." These vacant properties often become eyesores as they fall into disrepair, attracting vandalism, graffiti, and illegal dumping, which diminishes the aesthetic appeal of an area and can lead to decreased property values. The presence of such properties can also deter customers and make it difficult for nearby businesses to thrive.

Furthermore, vacant properties can pose safety risks by becoming havens for criminal activity and presenting hazards due to structural instability or overgrown vegetation. The economic consequences are also significant, as these properties can hinder development by discouraging new businesses and limiting job opportunities. Addressing issues related to vacant properties also places a strain on city resources, requiring time and attention from various departments, including the Fire Department, which plays a crucial role in identifying these locations due to their frequent presence in the field and their keen eye for signs of vacancy and potential hazards. The proposed ordinance aims to mitigate these problems by creating a centralized registry of vacant commercial properties and vacant land, promoting accountability among property owners, facilitating enforcement efforts, and City of Stockton Printed on 7/24/2025Page 1 of 3
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ultimately supporting revitalization initiatives (Attachment A).

DISCUSSION
Background
Vacant properties can have a significant negative impact on communities. They can contribute to blight by becoming eyesores that attract vandalism, graffiti, and illegal dumping, creating a visual deterrent to potential customers and investors. This can discourage economic development by hindering the appreciation of property values and diminishing the overall appeal of commercial areas.

These vacant properties also often become magnets for criminal activity, such as squatting, drug use, and vandalism, posing safety hazards to both the immediate neighborhood and the broader community. They can also become fire hazards due to neglected maintenance and the accumulation of flammable materials. In Stockton, vacant commercial buildings place a disproportionate burden on City resources, requiring more frequent monitoring and inspections by code enforcement officers to ensure compliance with property maintenance codes and address potential safety violations. They also demand increased attention from police, who must respond to complaints and incidents related to criminal activity, trespassing, and vagrancy. Additionally, building department staff may need to conduct inspections to assess structural integrity and ensure compliance with building codes, further straining city resources. Similarly, unsupervised vacant lots often demand disproportionate City resources as they become popular locations for encampments, overgrown vegetation, and illegal dumping.

Present Situation
The successful implementation of the Vacant Commercial Property and Vacant Lot Registration Ordinance depends on effective interdepartmental collaboration, leveraging the strengths of the Community Development Department (CDD), the Neighborhood Services Section (NSS), Economic Development Department (EDD), and the Fire Department (FD). By working together and sharing information, these departments can create a comprehensive and effective system for addressing the challenges posed by vacant properties in Stockton. Each department plays a critical role in ensuring that vacant properties are identified, registered, and maintained, ultimately contributing to a safer and more vibrant community.

Upon adoption of this ordinance, NSS will work with other departments to establish a strategic implementation plan, utilizing a list of known commercial vacant buildings and lots. The registration component will be a key component of the implementation plan. By requiring registration, the ordinance would give the City a more accurate understanding of the number, location, and condition of vacant commercial properties. This information can be used to track trends, inform policy decisions, and develop strategies to reduce commercial vacancy and its associated problems. The ordinance would also enable the City to hold property owners accountable to maintain their vacant properties and take steps to mitigate their negative impacts. Additionally, the registration fee would help to offset the costs of administering and enforcing the ordinance, ensuring that the program is sustainable in the long term.

NSS will work closely with CDD’s Building Official, who is responsible for ensuring life safety within the city, to ensure swift action to address violations and maintain safety in vacant properties. This City of Stockton Printed on 7/24/2025Page 2 of 3
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arrangement will streamline the enforcement process, allowing for coordinated inspections and prompt responses to any issues identified in vacant properties.

The primary focus of NSS will be enforcement. This specialization allows Code Enforcement officers to dedicate their time and resources to inspecting properties, issuing citations, and pursuing legal action against property owners who fail to comply with the Stockton Municipal Code. Code Enforcement officers can use the registry created by this ordinance to form a targeted approach to enforcement of the Stockton Municipal Code at vacant properties. This targeted approach ensures that the municipal code is enforced effectively and that vacant properties are properly maintained, minimizing their negative impact on the community.

As the program is developed, the identification of vacant commercial buildings and lots will continue to grow utilizing AI technologies such as City Detect and Tolemi. The Tolemi software can connect to various city, state and federal databases, as well as other outside sources, to assist in the identification of possible vacant properties. By sharing this data with the other departments, the City can create a more comprehensive and efficient system for identifying and addressing vacant properties. This collaborative approach leverages the strengths of all departments, ensuring that vacant properties are identified and addressed promptly, minimizing their negative impact on the community. These software programs are currently in their infancy stages and will take time to learn the City’s landscape. During the learning phase, NSS will work with the FD and EDD to assist in identifying vacant properties requiring enforcement.

Publication
The Notice for this public hearing will be published in The Record on July 15, 2025.

FINANCIAL SUMMARY
There are no General Fund costs associated with the adoption of the ordinance as drafted.

Upon approval, the FY 2025-26 Fee Schedule will be amended to include the following Vacant Commercial Building and Vacant Lot Registration Fees:

Vacant Commercial Buildings and Lots:

Annual Fee - $826
Attachment A - Proposed Vacant Commercial Property Ordinance redlined version City of Stockton Printed on 7/24/2025Page 3 of 3
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607
ORDINANCE NO.____________

AN ORDINANCE ADDING TITL
E 15, CHAPTER 15.34, TO THE STOCKTON MUNICIPAL

CODE, RELATED TO COMMERCIAL PROPERTY VACANCY AND VACANT LOT

REGISTRATION

BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

SECTION I. FINDINGS
AND INTENT.

Vacant commercial
buildings and vacant lots ar e a major cause and source of blight, especially when the owner fails to actively maintain and manage the building or property. Vacant lots, and buildings, whether boarded, subs tandard, unkempt, or long-term vacant discourage economic development, hinder the appreciation of property values, and have a detrimental impact on the economic viability of both commerc ial and residential areas. Vacant commercial buildings are an attractive nuisance to children, a harborage for rodents, an increased fire hazard and invite criminal activity, such as squatting, vandalism and dumping. These activities and the eyesore of boarded, substandard, and unkempt vacant buildings deter would-be customers from the area and negatively impact surrounding neighborhoods. The lack of maintenance of va cant lots creates fire hazards, invites squatting and illegal dumping, and negatively impacts the value of surrounding properties.

One (1) vacant commercial building or vacant lot that
is not actively well maintained and managed
can be the core and cause of spreading blight. A long-term vacant building or vacant lot, even in the absence of code violations, is detrimental to the health, safety, and welfar e of the community and contrary to the intended property use. Vacant commercial buildings and lots require more frequent monitoring by code enforcement, po lice, and Building Depar tment staff. This is a disproportionate use of resources that diverts staff time and resources away from addressing other issues in the community and results in a greater cost to the City. These costs should be borne by the property owner and not the community at large.

The purpose of the vacant commer cial
building and vacant lot r egistration and monitoring program is to discourage property owners from allowing buildings and lots to remain vacant, ensure they are properly secured and maintained, help prevent the buildings and lo ts from becoming a burden to the residents and taxpayers of the City and provide the basis for re turning the properties to their intended use.

The provisions of this section are to be supplementary and complementary to all the provisions of the City Code, State and Federal la w, and any other stat utes or regulations, and nothing in this section shall be read, interpreted, or construed in any manner so as to limit any existing right or power of the City to abate or prosecute any and all violations and nuisances.

SECTION II. AMENDMENT OF CO
DE.

Title 15, Chapter 15.34 is hereby added to
the Stockton Municipal Code as follows:

Chapter 15.34 VACANT COMMERCIAL

PROPERTY AND VACANT LOT REGISTRATION

15.34.010 Ti
tle.

This ordinance codified in this chapter shall be known as “Vacant Commercial Property and Vacant

ATTACHMENT A
608

Lot Registration Ordinance” and is hereinafter refe rred to within this Chapter 15.34, as “this chapter.”

15.34.020 Purpose.

Recognizing that abandone d and vacant buildings and lots contribute to blight in the city, discourage economic development, and diminish appreciation of property values, endanger public health and safety, attract criminal activity, and create fi re hazards, it is the responsibility of property owners to prevent buildings and vacant lots fr om becoming a burden to the neighborhood and community and a threat to the public health, safety, and welfare. The city c ouncil finds that vacant buildings and lots result in increased expenditu res for police, fire, and code enforcement inspections and calls. Maintenance of the public health, safety, and welfare thus requires the City to maintain an accurate registration of all vacant commercial buildings and vacant lots and to impose each of the requirements, procedures and penalties set forth herein.

15.34.030 Definitions.

For the purposes of this chapter, the following terms are defined as set out in this section:

A. "Commercial building" means a building, accessory structure, mobile or modular structure, or other stru cture adapted to permanent occupancy for commercial purposes.

A "commercial building" also includes any structur e, or any portion of a structure, located within the city and designed or intended for occupancy as a hotel or motel.

B. "Commercial unit" means each separate spac e within a commercial bu ilding designed or intended for occupancy.

C. "Securing" as used in this chapter is the same as defined under Chapter 15.32.

D. "Vacant commercial building" means a co mmercial building where greater than fifty percent of the non-residential commercial units within the building have been unoccupied for over 30 days, unless one of the following applies:

1. There is a valid building permit for alterations or rehabilitation, excluding standard maintenance and repairs, of the commercial bu ilding per the requirements of the California Building Code.

2. The owner or leaseholder has filed an application for required permits for the lawful use and occupancy of t he commercial building, where the application is still active per the requirements of the Development Code.

3. In the case of a structure intende d as a hotel or motel where the owner or operator is actively engaged in operat ing such premises as a hotel or motel. At a minimum, active engagement as a hotel or motel requires that the owner or operator parti cipate as a certified regi strant of the Uniform Transient Occupancy Tax Ordinance of the City of Stockton with respect to such premises.

4. Notwithstanding any other provisions of this Chapter, the building conforms to the standards set forth in SMC 15.32 et seq.

ATTACHMENT A
609

E. “Vacant Lot” means a lot within any zoning district unless one of the following applies:

1. There is a valid building permit for the improvement of the lot.

2. The owner or leaseholder has filed an application for required permits for the lawful use and improvement of the lot, where the application is still active per the requirements of the Development Code.

3. Notwithstanding any other provisions of this Chapter, the lot conforms to the standards set forth in SMC 15.32 et seq.

15.34.040 Registration.

B. The owner(s) of a vacant co mmercial building or vacant lot shall, within 30 days after it has become vacant as defined in this chapter, register the commercial building or lot with the City of Stockton.

C. An annual fee, in an amount established by city council resolution, shall accompany the registration form and be paid annually for the duration of vacancy. Funds derived from said fees shall be allocated to Police Department, Neighborhood Services Section and used to offset the City’s cost of inspection and enforcement under this chapter.

D. Any subsequent owner of a vacant commercial building or lot must register or re-register the building or lot with the city designated officer within 30 days of any transfer of any ownership interest in the building or lot.

E. Registered commercial buildings or lots subject to this chapter shall remain registered as long as the properties remain vacant. If t he owner, or a lawful tenant of the owner, occupies the premises in a manner that co mplies with this chapter and with all other applicable provisions of state and local law, a commercia l building may be removed from the department's registry. A commercial building may be re moved from the registry upon owner’s submission of a de-registration form provided by the department and subject to department approval confirming occupation.

15.34.050 Registration Requirements.

A. The required registration shall be submitt ed on the form provided by the city and shall include:

1. The name, current mailing addre ss, phone number and any other contact information of the owner and property m anager or responsible party as well as the names and addresses of all know n lien holders and all other parties with a legal or equitable ownership interest in the building.

2. The addresses of the commercia l building and the Assessor Parcel Number(s).

3. Square footage and occupancy rating( s) of the commercial building.

4. State the most recent legal us e(s) of the commercial building.

5. The period of time the commercial bu ilding or lot is expected to remain vacant, and a plan and timetable for returning the co mmercial building or lot

ATTACHMENT A
610

to appropriate occupancy or use.

6. Statement as to whether there is fire and liability insurance coverage.

7. Methods by which the owner has se cured the commercial building against unauthorized entry.

8. Provide such other informati on as the department may require.

9. Proof of insurance in co mpliance with section 15.34.100.

B. Upon registration of a vacant commercial building or vacant lot pursuant to this chapter, the owner shall be r equired to provide authorizati on to the City of Stockton Police Department to arrest for trespassing pursuant to California Penal Code Section 602, any persons found on the pr operty without the owner's c onsent or without lawful purpose.

15.34.060 Signage.

Any vacant commercial building shall be posted with the name and twenty-four-hour contact phone number of the trustee, beneficiary, owner, realto r, or property management company. The posting shall be no less than eighteen by twent y-four (18 x 24) inches and shall be of a font that is legible from a public right of way and shall contain along with the na me and twenty-four-hour contact number the words "THIS PROPERTY MANAGE D BY" and "TO REPORT PROBLEMS OR CONCERNS CALL." The posting shall be placed on the interior of a win dow facing the street to the front of the property so it is visi ble from the street or secured to the exterior of the building or structure facing the street to the front of the property so it is visible from th e street; if no such area exists, the posting shall be placed on a stake of suffi cient size to support the posting in a location that is visible from the street to the front of the pr operty but not readily accessible to vandals.

Exterior postings must be constructed of and print ed with weather resistant materials. Compliance with this section shall satisfy section 15.32.050(C) if applicable.

15.34.070 Inspection by City.

A city designated officer or their appointee may ins pect or cause to be ins pected any premises in the city for the purposes of enf orcing and assuring compliance with t he provisions of this chapter, the fire code, and safeguarding th e health, safety, and welfare of the general public. Upon the request of a city building official, code enforcement officer, fire marshal, or a designated appointee, an owner shall provide access to all interior portions of any vacant commercial building or suspected vacant commercial building in order to permit inspections.

15.34.080 Owner Inspection Requirements.

The owner(s) or their property manager shall inspect a vacant commercial building or vacant lot on a monthly basis to determine if the building or lot is in compliance with this chapter or if notification of noncompliance is reported to the owner(s) or their local property manager.

15.34.090 Penalties.

A. Violations of this chapter shall be treated as a strict liability offense regardless of intent. Any person, firm and/or corpor ation that violates any portion of this chapter shall be subject to prosecution, public nuisance abatement and/or administrativ e enforcement pursuant to Chapter 1.24 of the Sto ckton Municipal Code or any other enforcement and legal remedies

ATTACHMENT A
611

available to the city under the law.

B. All penalties assessed shall be payable directly to the city.

C. Any and all civi l penalties assessed under this section shall be bill ed to the owner or other responsible party. Failure or re fusal to pay any and all such pen alties permits the city to pursue any and all available l egal remedies for the enforcement and collection of such penalties; including but not limited to, civil acti ons being filed in any court of competent jurisdiction, abatement of nuisanc es maintained in violation of this chapter, institution of injunction, mandamus, or other appropriate action or proceedi ngs to enforce the penalty provisions of this chapter.

D. In addition to all other lawful remedies avail able to the city to address any violation of this chapter, the code compliance o fficer or his or her designee may impose an administrative penalty pursuant to Chapter 1.40.

15.34.100 Liability Insurance.

The property owner shall maintain liability insurance on vacant buildin gs and vacant lots subject to registration. A certificate of insurance for each vacant property shall be provided to the City with the vacant building registration form, whenever an insurance policy has expired, when there is a change of insurance carrier, and upon request from the City. All insurance policies for vacant property shall require notice to the City in the event of cancellation of insur ance or a reduction in coverage.

The minimum coverage amount shall be $1,000, 000.00 of general liability coverage.

SECTION III. SEVERABILITY.

If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, that invalidity shall not affect other provisions, or applications of the fact which can be given without the invalid provision or application, and to this end the provisions of this act are severable.

SECTION IV. EFFECTIVE DATE.

This ordinance shall take effect and be in full force 90 days after its passage.

ADOPTED:

EFFECTIVE:

ATTEST:

CHRISTINA FUGAZI
Mayor of the City of Stockton

KATHERINE ROLAND, CMC
City Clerk of the City of Stockton

ATTACHMENT A
612
Resolution No.

STOCKTON CITY COUNCIL

RESOLUTION TO APPROVE AMENDMENT TO THE FISCAL YEAR 202 5-26 FEE

SCHEDULE RELATED TO THE VACANT COMMERCIAL PROPERTY AND VACANT

LOT ORDINANCE

Having adopted a n ordinance to create Stockton Municipal Code (“SMC”) 15.34 “Vacant Commercial Property and Vacant Lot Registration”, requiring a fee for the administration and enforce ment and registration of vacant commercial properties and vacant lots; and

There is a need to set apart the fees for vacant commercial properties and vacant lots; and

The City Council seeks to implement fees to recover costs for work created by enforcing and inspecting vacant commercial buildings and vacant lots throughout the City; now, therefore,

BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

1. The City Council approves the amendment of the Fiscal Year 2025-26 Fee Schedule to create new fees concerning vacant commercial properties and vacant lots attached as Exhibit 1 and incorporated by this reference.

2. The City Manager is authorized to take whatever actions are necessary and appropriate to carry out the intent of this Resolution.

PASSED, APPROVED, and ADOPTED July 29, 2025 .

CHRISTINA FUGAZI
Mayor of the City of Stockton
ATTEST:

KATHERINE ROLAND, CMC CPMC
City Clerk of the City of Stockton
613
EXHIBIT 1
FY 2025-26 Proposed New Fees

POLICE DEPARTMENT
Neighborhood Services Section
Description Reason Proposed Amount
Vacant Commercial Building and Vacant Lot Registration Fees SM
C 15.34 Registration Fees for Vacant Commercial Buildings and Vacant Lots Va
cant Commercial Buildings
An
nual Fee $ 826
Va
cant Lots
An
nual Fee $ 826
614

ORDINANCE NO.____________

AN ORDINANCE ADDING TITLE 15, CHAPTER 15.34, TO THE STOCKTON MUNICIPAL

CODE, RELATED TO COMMERCIAL PROPERTY VACANCY AND VACANT LOT

REGISTRATION

BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

SECTION I. FINDINGS AND INTENT.

Vacant commercial buildings and vacant lots are a major cause and source of blight, especially when the owner fails to actively maintain and manage the building or property . Vacant lots, and buildings, whether boarded, substandard, unkempt, or long-term vacant discourage economic development, hinder the appreciation of property values, and have a detrimental impact on the economic viability of both commercial and residential areas. Vacant commercial buildings are an attractive nuisance to children, a harborage for rodents, an increased fire hazard and invite criminal activity, such as squatting, vandalism and dumping. These activities and the eyesore of boarded, substandard, and unkempt vacant buildings deter would-be customers from the area and negatively impact surrounding neighborhoods. The lack of maintenance of vacant lots creates fire hazards, invites squatting and illegal dumping, and negatively impacts the value of surrounding properties.

One (1) vacant commercial building or vacant lot that is not actively well maintained and managed can be the core and cause of spreading blight. A long-term vacant building or vacant lot, even in the absence of code violations, is detrimental to the health, safety, and welfare of the community and contrary to the intended property use. Vacant commercial buildings and lots require more frequent monitoring by code enforcement, police, and Building Department staff. This is a disproportionate use of resources that diverts staff time and resources away from addressing other issues in the community and results in a greater cost to the City. These costs should be borne by the property owner and not the community at large.

The purpose of the vacant commercial building and vacant lot registration and monitoring program is to discourage property owners from allowing buildings and lots to remain vacant, ensure they are properly secured and maintained, help prevent the buildings and lots from becoming a burden to the residents and taxpayers of the City and provide the basis for returning the properties to their intended use.

The provisions of this section are to be supplementary and complementary to all the provisions of the City Code, State and Federal law, and any other statutes or regulations, and nothing in this section shall be read, interpreted, or construed in any manner so as to limit any existing right or power of the City to abate or prosecute any and all violations and nuisances.

SECTION II. AMENDMENT OF CODE.

Title 15, Chapter 15.34 is hereby added to the Stockton Municipal Code as follows:

Chapter 15.34 VACANT COMMERCIAL PROPERTY AND VACANT LOT REGISTRATION

15.34.010 Title.

This ordinance codified in this chapter shall be known as “Vacant Commercial Property and Vacant 615

Lot Registration Ordinance” and is hereinafter referred to within this Chapter 15.34, as “this chapter.”

15.34.020 Purpose.

Recognizing that abandoned and vacant buildings and lots contribute to blight in the city, discourage economic development, and diminish appreciation of property values, endanger public health and safety, attract criminal activity, and create fire hazards, it is the responsibility of property owners to prevent buildings and vacant lots from becoming a burden to the neighborhood and community and a threat to the public health, safety, and welfare. The city council finds that vacant buildings and lots result in increased expenditures for police, fire, and code enf orcement inspections and calls. Maintenance of the public health, safety, and welfare thus requires the City to maintain an accurate registration of all vacant commercial buildings and vacant lots and to impose each of the requirements, procedures and penalties set forth herein.

15.34.030 Definitions.

For the purposes of this chapter, the following terms are defined as set out in this section:

A. "Commercial building" means a building, accessory structure, mobile or modular structure, or other structure adapted to permanent occupancy for commercial purposes.

A "commercial building" also includes any structure, or any portion of a structure, located within the city and designed or intended for occupancy as a hotel or motel.

B. "Commercial unit" means each se parate space within a commercial building designed or intended for occupancy.

C. "Securing" as used in this chapter is the same as defined under Chapter 15.32.

D. "Vacant commercial building" means a commercial building where greater than fifty percent of the non-residential commercial units within the building have been unoccupied for over 30 days, unless one of the following applies:

1. There is a valid building permit for alterations or rehabilitation, excluding standard maintenance and repairs, of the commercial building per the requirements of the California Building Code.

2. The owner or leaseholder has filed an application for required permits for the lawful use and occupancy of the commercial building, where the application is still active per the requirements of the Development Code.

3. In the case of a structure intended as a hotel or motel where the owner or operator is actively engaged in operating such premises as a hotel or motel. At a minimum, active engagement as a hotel or motel requires that the owner or operator participate as a certified registrant of the Uniform Transient Occupancy Tax Ordinance of the City of Stockton with respect to such premises.

4. Notwithstanding any other provisions of this Chapter, the building conforms to the standards set forth in SMC 15.32 et seq.

616

E. “Vacant Lot” means a lot within any zoning district unless one of the following applies:

1. There is a valid building permit for the improvement of the lot.

3. Notwithstanding any other provisions of this Chapter, the lot conforms to the standards set forth in SMC 15.32 et seq.

15.34.040 Registration.

A. The owner(s) of a vacant commercial building or vacant lot shall, within 30 days after it has become vacant as defined in this chapter, register the commercial building or lot with the City of Stockton.

B. An annual fee, in an amount established by city council resolution, shall accompany the registration form and be paid annually for the duration of vacancy. Funds derived from said fees shall be allocated to Police Department, Neighborhood Services Section and used to offset the City’s cost of inspection and enforcement under this chapter.

C. Any subsequent owner of a vacant commercial building or lot must register or re -register the building or lot with the city designated officer within 30 days of any transfer of any ownership interest in the building or lot.

D. Registered commercial buildings or lots subject to this chapter shall remain registered as long as the properties remain vacant. If the owner, or a lawful tenant of the owner, occupies the premises in a manner that complies with this chapter and with all other applicable provisions of state and local law, a commercial building may be removed from the department's registry. A commercial building may be removed from the registry upon owner’s submission of a de-registration form provided by the department and subject to department approval confirming occupation.

15.34.050 Registration Requirements.

A. The required registration shall be submitted on the form provided by the city and shall include:

1. The name, current mailing address, phone number and any other contact information of the owner and property manager or responsible party as well as the names and addresses of all known lien holders and all other parties with a legal or equitable ownership interest in the building.

2. The addresses of the commercial building and the Assessor Parcel Number(s).

3. Square footage and occupancy rating(s) of the commercial building.

4. State the most recent legal use(s) of the commercial building.

5. The period of time the commercial building or lot is expected to remain vacant, and a plan and timetable for returning the commercial building or lot 617

to appropriate occupancy or use.

6. Statement as to whether there is fire and liability insurance coverage.

7. Methods by which the owner has secured the commercial building against unauthorized entry.

8. Provide such other information as the department may require.

9. Proof of insurance in compliance with section 15.34.100.

B. Upon registration of a vacant commercial building or vacant lot pursuant to this chapter, the owner shall be required to provide authorization to the City of Stockton Police Department to arrest for trespassing pursuant to California Penal Code Section 602, any persons found on the property without the owner's consent or without lawful purpose.

15.34.060 Signage.

Any vacant commercial building shall be posted with the name and twenty -four-hour contact phone number of the trustee, beneficiary, owner, realtor, or property management company. The posting shall be no less than eighteen by twenty-four (18 x 24) inches and shall be of a font that is legible from a public right of way and shall contain along with the name and twenty -four-hour contact number the words "THIS PROPERTY MANAGED BY" and "TO REPORT PROBLEMS OR CONCERNS CALL." The posting shall be placed on the interior of a window facing the street to the front of the property so it is visible from the street or secured to the exterior of the building or structure facing the street to the front of the property so it is visible from the street; if no such area exists, the posting shall be placed on a stake of sufficient size to support the posting in a location that is visible from the street t o the front of the property but not readily accessible to vandals.

Exterior postings must be constructed of and printed with weather resistant materials. Compliance with this section shall satisfy section 15.32.050(C) if applicable.

15.34.070 Inspection by City.

A city designated officer or their appointee may inspect or cause to be inspected any premises in the city for the purposes of enforcing and assuring compliance with the provisions of this chapter, the fire code, and safeguarding the health, safety, and welfare of the general public. Upon the request of a city building official, code enforcement officer, fire marshal, or a designated appointee, an owner shall provide access to all interior portions of any vacant commercial building or suspected vacant commercial building in order to permit inspections.

15.34.080 Owner Inspection Requirements.

15.34.090 Penalties.

A. Violations of this chapter shall be treated as a strict liability offense regardless of intent. Any person, firm and/or corporation that violates any portion of this chapter shall be subject to prosecution, public nuisance abatement and/or administrative enforcement pursuant to Chapter 1.24 of the Stockton Municipal Code or any other enforcement and legal remedies 618

available to the city under the law.

B. All penalties assessed shall be payable directly to the city.

C. Any and all civil penalties assessed under this section shall be billed to the owner or other responsible party. Failure or refusal to pay any and all such penalties permits the city to pursue any and all available legal remedies for the enforcement and collection of such penalties; including but not limited to, civil actions being filed in any court of competent jurisdiction, abatement of nuisances maintained in violation of this chapter, institution of injunction, mandamus, or other appropriate action or proceedings to enforce the penalty provisions of this chapter.

D. In addition to all other lawful remedies available to the city to address any violation of this chapter, the code compliance officer or his or her designee may impose an administrative penalty pursuant to Chapter 1.40.

15.34.100 Liability Insurance.

The property owner shall maintain liability insurance on vacant buildings and vacant lots subject to registration. A certificate of insurance for each vacant property shall be provided to the City with the vacant building registration form, whenever an insurance policy has expired, when there is a change of insurance carrier, and upon request from the City. All insurance policies for vacant property shall require notice to the City in the event of cancellation of insurance or a reduction in coverage.

The minimum coverage amount shall be $1,000,000.00 of general liability coverage.

SECTION III. SEVERABILITY.

SECTION IV. EFFECTIVE DATE.

This ordinance shall take effect and be in full force 90 days after its passage.

ADOPTED:

EFFECTIVE:

ATTEST:

CHRISTINA FUGAZI
Mayor of the City of Stockton

KATHERINE ROLAND, CMC
City Clerk of the City of Stockton
619
Vacant Commercial
Property Ordinance
City Council Meeting
July 29, 2025
Agenda Item 16.2
620
Background
 November 22, 2022: Stockton PD provided an update to
Council regarding tools, tasks, and staffing required to operate a program of this magnitude.
 October 18, 2023 and January 17,2024 : Updates provided to Legislative and Environmental Committee regarding establishing a Vacant Commercial Registration Program
 February 3, 2025: Legislative and Environmental Committee provided direction to staff to implement the ordinance
 March 4, 2025: City Council provided direction to staff to return to Legislative and Environmental Committee to research the registration fee
 June 16, 2025: Legislative and Environmental Committee provided direction to staff to implement the recommended registration fee and to return to City Council for approval 621
Vacant Commercial Property Defined:
 Property is considered vacant after greater than 50% of commercial units in the building have been unoccupied for over 180 days.
 Vacant Lots are not occupied by any structures or buildings. 622
Vacant Commercial Property Ordinance
Overview:
 Currently: No registration requirement for vacant commercial buildings or lots.
 Proposed Ordinance requires property owners to:
 Register their vacant commercial building or lot with the City.  Comply with the Stockton Municipal Code (SMC)
 Maintain the property
 Property owners may be subject to fees, fines, or abatement costs if property not maintained or in compliance with the SMC. 623
Proposed Fees
 Annual Registration Fee (Commercial Vacant Property & Vacant Lot)  $826
624
Recommendation
 Adopt an ordinance creating Title 15, Chapter 15.34 “Vacant Commercial Property and Vacant Lot Registration”
 Approve a Resolution to amend the FY 2025-26 Fee Schedule  Authorize the City Manager, or designee, to take all appropriate and necessary actions to carry out the purposes and intent of the ordinance and resolution.
625
City of Stockton
Legislation Text
File #: 25-0807, Version: 1
CONTINUED - REQUEST FOR ANNEXATION AND PREZONING FOR A PROPOSED 217 LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT (MURRAY RANCH) AT 2560 HALL AVENUE (APNS 173-030-110 & 173-040-750) (P23-0346)

RECOMMENDATION
It is recommended that the City Council:

1. Find no further environmental review is necessary under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning);

2. Adopt an ordinance for the Prezoning of APNs 173-030-11 and 173-040-75 to Residential, Low (RL),

3. Adopt a Resolution authorizing the filing of an annexation application with the San Joaquin Local Agency Formation Commission; and

4. Authorize the City Manager to take appropriate and necessary actions to carry out the purpose and intent of the approved resolutions and ordinances.

5. Approve a motion to either A) uphold the Planning Commission’s approval of the Tentative Map or B) require a new tentative map condition and design revision to the Tentative Map to reflect emergency vehicle access from Hall Avenue that can be converted to permanent through-street access with traffic calming if a new roadway connection to Dr. Martin Luther King Jr. Boulevard is not constructed by other devepment by September 1, 2029.

Summary
Tim Lewis Land Group LP (Applicant) proposes to develop a single-family residential project, also known as “Murray Ranch”, on two (2) vacant parcels totaling approximately 37.4-acres, located in the vicinity south of East Charter Way and South Golden Gate Avenue (Project). The Project site is currently in unincorporated San Joaquin County and the Applicant is requesting annexation into the City of Stockton limits that currently abut the Project site. Annexation would provide the applicant with the benefit of receiving municipal sanitary sewer and sanitary storm utilities and urban services from the Stockton Fire, Police, Public Works and other Departments.

The Project application includes: a Vesting Tentative Map to subdivide the existing parcels into 217 single-family lots ranging from 3,211 to 11,165 square feet (SF) in size, and provide additional common-area lots for landscaping, stormwater basins, and open space, a Planned Development Permit, Heritage Tree Removal Permit, a Waiver and Prezoning to Residential, Low Density and authorization for Annexation.

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The Development Code identifies the Planning Commission as the review authority for the requested Vesting Tentative Map, Planned Development Permit, Waiver, and Heritage Tree Removal, and is a recommending body for City Council’s consideration of the prezoning. The Planning Commission does not have decision-making authority over the annexation request, as this requires a recommendation by the Development Review Committee.

On April 11, 2025, the Planning Commission approved the Vesting Tentative Map, Planned Development Permit, Waiver, and Heritage Tree Removal Permit, which are in compliance with the Stockton Municipal Code (SMC). The Planning Commission also recommended that the City Council adopt an ordinance for prezoning of the site to Residential, Low Density (RL). Additionally, on January 21, 2025, the Development Review Committee (DRC) reviewed the application and recommended approval to the City Council. The Vesting Tentative Map, Planned Development Permit, Waiver, Heritage Tree removal, and prezoning, will only take effect upon City annexation.

The Project furthers General Plan policies aimed at prioritizing development of vacant, underutilized, and blighted infill areas (Policy LU-6.2) and, Goal and Policy, HE-2: Provide a range of housing types, densities, designs, and meet existing and Projected housing needs for all economic segments of Stockton. The Project is compliant with applicable development standards within Stockton Municipal Code Title 16 (Development Code), with approval of a Waiver and Planned Development Permit request.

Staff and the Planning Commission recommend the City Council approve the CEQA environmental determination and prezoning of the Project site to Residential, Low Density, which is consistent with the 2040 General Plan Land Use Map designation of Low Density Residential. Further Staff and the Development Review Committee recommend authorizing the filing of an annexation application with the San Joaquin Local Agency Formation Commission (LAFCo).

On July 15, 2025, the City Council held a public hearing to consider the proposed project which included vehicular access from Hall Avenue. Upon receiving opposing public comment from the Hall Avenue Community, the City Council continued the public hearing to July 29, 2025, to provide an opportunity for the applicant to work with staff to evaluate and present other vehicular access options for the proposed Murray Ranch Subdivision.

Subsequently, Staff met with the developer and their traffic engineer to consider options for addressing through-street access from Hall Avenue. It was concluded that the Hall Avenue connection to the Project will be needed when the Project and cumulative development and associated traffic growth occur in the area. However, if a new roadway connection is made from the Project to Dr. Martin Luther King Jr. Boulevard, then the Hall Avenue connection would not be essential. Since the developer does not control the vacant property to the north, they cannot ensure the roadway extension improvement to Dr. Martin Luther King Jr. Boulevard. Accordingly, the developer proposes an alternative to the current design and a new map condition.

The developer will amend the design of the Tentative Map to facilitate the use of Hall Avenue only as an Emergency Vehicle Access (EVA) until September 1, 2029, or until 100 building permits are issued to the Project, whichever is later. If a new roadway extension to Dr. Martin Luther King Jr. is not constructed by that time, then the EVA will be removed and Hall Avenue will become a through- street. If the new roadway extension is constructed by then, Hall Avenue will remain as an EVA permanently.

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DISCUSSION
Background
The subject site consists of two (2) vacant parcels identified as Assessor’s Parcel Numbers (APNs) 173-030-11 and 173-040-75, which are in the general vicinity south of the intersection of East Charter Way and South Golden Gate Avenue (Attachment A - Aerial Photo). APN 173-030-11 has an address of 2560 Hall Avenue and is approximately 28.56 acres. APN 173-040-75 has an address of 2530 East Section Avenue and is approximately 8.84-acres. The overall Project site is approximately 37.4- acres.

The site is bound to the:
· North by mostly vacant land and several single-family residential homes and accessory structures in lands within the County of San Joaquin with a zoning designation of AU-20; and · South by an established low density single-family neighborhood zoned Residential, Low (RL), lands set aside for a future park zoned Open Space (OS) and vacant lands within the County of San Joaquin with a zoning designation of AU-20; and
· East by railroad tracks and vacant land within the County with a zoning designation of AU-20, and single-family homes also within the County with a zoning designation of R-L; and · West by single-family homes in the County of San Joaquin with a zoning designation of R-L.

The General Plan Land Use designation for the entirety of the Project site is Low Density Residential (Attachment B - General Plan Land Use Map). Since the site is currently located in the jurisdiction of San Joaquin County, City of Stockton zoning has not been established. With City Council’s approval, the site will be prezoned to Residential, Low (RL) Density zoning, which is consistent with the existing General Plan designation and will take effect when the site is officially annexed into the City of Stockton. The surrounding zoning is predominantly Residential, Low Density as shown in Attachment C - Zoning Map.

On July 15, 2025, the City Council held a public hearing to consider the proposed project that included vehicular access from Hall Avenue. Upon receiving opposing public comment from the Hall Avenue Community, the City Council continued the public hearing to July 29, 2025, to provide an opportunity for the applicant to work with staff to evaluate and present other vehicular access options for the proposed Murray Ranch Subdivision.

Project Description
On December 14, 2023, Tim Lewis Land Group LP filed a development application for all required entitlements, including a Vesting Tentative Map, Planned Development Permit, Waiver, and Heritage Tree Removal permit, to establish a proposed residential subdivision development located at the northern terminus of Madrid Drive, which has access to Farmington Road and Juliet Road. This proposed development has been named “Murray Ranch.”
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The overall Project proposes to subdivide the two (2) existing parcels into 217 single-family residential lots, as well as common area lots for a .14-acre park, .87 acres for open space and 2.06 acres for an infiltration basin to manage stormwater. The Project proposes three (3) different residential lot sizes to provide for variation in home sites; 78 lots will be approximately 45’x80’ in size, 49 lots will be approximately 50’x90’ in size, and the remaining 90 lots will be approximately 50’x95’ in size.

Access to the proposed development would entail extending public streets that were intentionally stubbed to the Project site as part of earlier approved subdivisions to connect when future surrounding development occurs. Existing streets to be extended into the Project site are proposed from the south including Brigham Street, Madrid Drive, and Daniellie Drive that are in the Stockton City limits. These streets serve existing neighborhoods and have direct connections from Juliet Road to Mariposa Road, and from Madrid Drive to Farmington Road which is a signalized intersection.

Further, Hall Avenue is currently stubbed on the western boundary of the Project site and a new connection is proposed to provide for complete circulation for the area. Hall Avenue is currently under the jurisdiction of San Joaquin County and serves an existing neighborhood (Mariposa Heights).

Planning Commission Review Authority
The Project application includes a request for a Vesting Tentative Map, which vests the right to develop the property according to the approved plan, even if regulations changes later; a Planned Development Permit which provides flexibility with their lot sizes, lot widths, and setbacks; a Waiver to enable their Project to deviate from the net density (dwelling units/per acre) requirement allowed by the Development Code for parcels with Residential, Low Density zoning; and a Heritage Tree Removal permit. The Planning Commission is the Review Authority for these requests.

STAFF ANALYSIS
To develop the project, the City Council is asked to consider approval of annexation of the Project lands into the City of Stockton and adoption an ordinance for the Prezoning of APNs 173-030-11 and 173-040-75 to Residential, Low Density (RL). Each request and staff analysis are provided below.

Annexation
The Project site is presently located within the jurisdiction of San Joaquin County and is located within the City’s Sphere of Influence. The Applicant has requested annexation of the Project site into the City of Stockton and is shown in Attachment D - Annexation Map.

If the annexation request is approved by City Council, the City Manager will be authorized to file an annexation application with the San Joaquin Local Agency Formation Commission (LAFCo).

Development Review Committee
Per SMC 16.212.050(C)(1) the Development Review Committee (DRC) is required to review the Annexation request and forward a recommendation to the Director. On January 30, 2025, the DRC reviewed the Project merits and recommended approval of the Project to the Director.

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Prezoning
Since the Project site is presently located within an unincorporated area of the County of San Joaquin, annexation must occur and be preceded by “Prezoning” through a Zoning Map Amendment.

The Project, therefore, includes a request to Prezone the site to Residential, Low (RL) zoning (Attachment E - Prezoning Description and Map).

The 2040 General Plan Land Use Map designates the project site as Residential. Pursuant to Table 2 -1 (General Plan Relationship to Development Code) of the General Plan, the RL Zone is compatible with the General Plan Land Use designation of Residential. As reflected in the attached Proposed Ordinance, all necessary findings can be made to support the proposed Prezone action. Upon approval of the Annexation by the San Joaquin Local Agency Formation Commission (LAFCo), the Zoning Map Amendment would become effective and applicable.

Environmental Clearance
Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183, states that “…(P)rojects which are consistent with… general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project.”
The proposed Project is consistent with the adopted Envision Stockton 2040 General Plan and which was evaluated in its certified EIR (SCH# 2017052062). The City Council certified the 2040 General Plan EIR and adopted the 2040 General Plan on December 4, 2018. The Project is also consistent with the applicable General Plan designation and all applicable General Plan policies. Finally, there are no Project specific significant effects related to traffic, noise, air quality, or water quality; and the Project site has no apparent value as a habitat for endangered, rare, or threatened species. Thus, the Project does not result in project-specific effects which are peculiar to the Project, and the Project does not require further environmental review under CEQA.

Future Review: Design Review
SMC Section 16.120.020(A)(1) requires Design Review approval for new single-family tract development in a subdivision of (5) or more parcels, subject to the design standards located in Section 3.01 (Single-Family Design Standards for New Tract Development) of the Citywide Design Guidelines Manual.

There is no proposed architecture at this time, however the Project will need to comply with the SMC requirements and Citywide Design Guidelines. A Condition of Approval was added to the Vesting Tentative Map resolution that requires future Project architecture to go through the City’s Design Review process.

PLANNING COMMISSION HEARING
On April 10, 2025, the Planning Commission held a public hearing to consider the proposed Project request for approval of a Vesting Tentative Map, Planned Development, Waiver, and Heritage Tree City of Stockton Printed on 7/24/2025Page 5 of 7
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Removal, and a recommendation that the City Council approve prezoning of the site to Residential, Low Density based on recommended findings provided in the City staff report.

Many residents residing or having interest in Hall Avenue attended the Planning Commission hearing to express their concerns in opposition to the Project, specifically citing concerns with increased traffic along Hall Avenue, concerns with biological resources, tribal cultural resources, and the process by which they received notice of the Planning Commission hearing. For clarification, due to the SMC 300’ foot public hearing noticing requirement from the Project site boundary, only a small portion of the residences on Hall Avenue received a meeting notice.

After hearing public testimony from the applicant and general public, the Planning Commission voted 6-0, to approve the Vesting Tentative Map, Planned Development, Waiver, and Heritage Tree Removal requests, and a recommendation that the City Council approve Prezoning for the site to Residential, Low Density. Further, the Planning Commission’s approval included a condition that the public hearing notice for the City Council hearing be sent to all residences on Hall Avenue at a minimum 20 days prior to the meeting.

NEIGHBORHOOD MEETING
In accordance with SMC 16.88.025, a neighborhood meeting was held by the Applicant on May 7, 2025, and attended by City staff and residents in the area. The purpose of the meeting was to inform nearby residents and interested parties about the development and answer any questions they may have.

The majority of those in attendance resided on, or had interest in, Hall Avenue. Many of the residents cited their concern with the Project, stating that their “neighborhood will be gone forever” and that “closing off Hall Avenue is the only solution and the only option they would entertain.” Another resident stated concerns with heavy truck traffic driving down Hall Avenue and that it would “ruin the foundation of her home.” Other attendees wanted assurances that the park would be built with the project, as the proposed City Park at the terminus of Madrid Drive was never constructed.

Another attendee stated that they wanted a traffic signal at Juliet Road and Mariposa Road.

The Applicant has had additional dialogue with the County Supervisor’s Office, and County Public Works Department, regarding the neighborhood meeting and the concerns raised to come up with mutually beneficial solutions. The Applicant has also initiated additional correspondence with the neighbors along Hall Avenue to continue the dialogue.

PUBLIC COMMENTS
The Planning Commission requested that notice for the City Council public hearing be published in The Record and mailed out to all residents within the 300’ buffer per SMC 16.88.003, as well as all owners on Hall Avenue, 20 days in advance of the City Council hearing.

The Project notice was published in The Record on June 25, 2025, and mailed notice was sent to all property owners within a 300-foot radius, as well as those owning property along Hall Avenue and Learned Avenue, 20 days prior to the City Council hearing.

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Although an additional mailed notice is not required for a public hearing that is continued (and agendized) to a date certain, a courtesy reminder was sent out to all property owners within a 300- foot radius, as well as those owning property along Hall Avenue and Learned Avenue on July 22, 2025.

As of the writing of this staff report, no written comments have been submitted.

FINANCIAL SUMMARY
Approval of the project, and subsequent development, would provide the City’s General Fund with additional revenue collected through property taxes.

Attachment A - Location Map and Aerial Photo
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
Attachment D - Annexation Map
Attachment E - Prezoning Description and Map
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City of Stockton, CA
February 27, 2025Locati on Map and Aerial Photo
Property Information
Property
ID
17303011-119029
Location 2560 HALL AV
Owner PELOWSKI ROBERT & PELOWKSI

BARBARA TR

MAP FOR REFERENCE ONLY

NOT A LEGAL DOCUMENT
City of Stockton, CA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map.

Geometry updated 05/03/2023
Data updated 05/01/2023
Print map scale is approximate.

Critical layout or measurement
activities should not be done using
this resource.
1" = 522.7438213097431 ft

ATTACHMENT A
633
City of Stockton, CA
February 27, 2025Genera l Plan Land Use Map
Property Information
Property
ID
17303011-119029
Location 2560 HALL AV
Owner PELOWSKI ROBERT & PELOWKSI

BARBARA TR

MAP FOR REFERENCE ONLY

NOT A LEGAL DOCUMENT
City of Stockton, CA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map.

Geometry updated 05/03/2023
Data updated 05/01/2023
Print map scale is approximate.

Critical layout or measurement
activities should not be done using
this resource.
1" = 522.7438213097431 ft

ATTACHMENT B
634
Map Theme Legends
General Plan Map
City of Stockton GIS data

ECONOMIC AND EDUCATION ENTERPRISE

RESIDENTIAL ESTATE

LOW DENSITY RESIDENTIAL

MEDIUM DENSITY RESIDENTIAL

HIGH DENSITY RESIDENTIAL

ADMINISTRATIVE-PROFESSIONAL

COMMERCIAL

INDUSTRIAL

INSTITUTIONAL

OPEN SPACE/ AGRICULTURE

PARKS AND RECREATION

MIXED USE

RIGHT OF W AY

ATTACHMENT B
635
City of Stockton, CA
February 27, 2025Zoning Map
Property Information
Property
ID
17303011-119029
Location 2560 HALL AV
Owner PELOWSKI ROBERT & PELOWKSI

BARBARA TR

MAP FOR REFERENCE ONLY

NOT A LEGAL DOCUMENT
City of Stockton, CA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map.

Geometry updated 05/03/2023
Data updated 05/01/2023
Print map scale is approximate.

Critical layout or measurement
activities should not be done using
this resource.
1" = 522.7438213097431 ft

ATTACHMENT C
636
Map Theme Legends
Zoning
City of Stockton, CA Zoning Data

COMMERCIAL AUTO DISTRICT (CA)

DOWNTOWN COMMERCIAL (CD)

GENERAL COMMERCIAL (CG)

LARGE SCALE COMMERCIAL (CL)

NEIGHBORHOOD COMMERCIAL (CN)

OFFICE COMMERCIAL(CO)

GENERAL INDUSTRIAL(IG)

LIMITED INDUSTRIAL (IL)

PORT (PT)

LOW DENSITY RESIDENTIAL (RL/P)

MEDIUM DENSITY RESIDENTIAL (RM/P)

HIGH DENSITY RESIDENTIAL (RH/P)

MIXED USE (MX)

OPEN SPACE (OS)

PUBLIC FACILITIES (PF)

UNIVERSITY/COLLEGE (UC)

RIGHT OF W AY (ROW)

ATTACHMENT C
637

ATTACHMENT D
638

EXHIBIT “A”
LAFC ____________

MURRAY RANCH REORGANIZATION TO THE CITY OF STOCKTON

Being all of Parcels One and Two as described in the Corrective Grant Deed to Douglas Glen Murray and Jean Martin Murray, Co-Trustees of the Douglas Glen Murray and Jean Martin Murray Revocable Family Trust dated December 29, 2021, recorded as Document No. 2021-216161, San Joaquin County Records, situate in a portion of the South Half of Section 45 and the North Half of Section 46 of the C.M. Weber Grant, “El Rancho del Campo de los Franceses”, being more particularly described as follows:

BEGINNING at the Northeasterly corner of the Southpark Reorganization & Annexation No. A-86-3, recorded on January 22, 1987, as Instrument No. 87006507, San Joaquin County Records, said point being the Southeasterly corner of said Parcel One, said point being also on the Southwesterly line of the Burlington Northern & Sante Fe (BN&SF) railroad right of way (100 feet wide); thence

1. Along the Southerly line of said Parcel One, being also the existing Stockton City Limit Line, South 72°12'43" West 1338.00 feet to the Northeasterly corner of said Parcel Two, said point being also the most Northwesterly corner of the Juliet Terrace Reorganization / Annexation No. A-91-4, recorded on January 17, 1992, as Instrument No. 92006543, San Joaquin County Records; thence

2. Along the Westerly line of said Juliet Terrace Annexation, being also the Easterly line of said Parcel Two and said existing City Limit Line, South 17°40'10" East 465.78 feet to the Southeasterly corner of said Parcel Two; thence

3. Along the Northerly line of said Juliet Terrace Annexation, being also the Southerly line of said Parcel Two, and said existing City Limit Line, South 72°05'08" West 825.33 feet to the Southwesterly corner of said Parcel Two; thence

4. Leaving said existing City Limit Line and along the Westerly line of said Parcel Two, North 17°40'36" West 467.60 feet to the Southwesterly corner of said Parcel One; thence

5. Along the Westerly line of said Parcel One, North 16°56'48" West 223.25 feet; thence

6. Continuing along said Westerly line, North 67°40'33" West 364.20 feet; thence

7. Continuing along said Westerly line, North 17°27'44" West 167.11 feet to the Northwesterly corner of said Parcel One; thence

8. Along the Northerly line of said Parcel One, North 72°13'27" East 1848.32 feet to the Northeasterly corner of said Parcel One, said point being also on the Southwesterly line of said BN&SF Railroad right of way; thence

9. Along the Easterly line of said Parcel One, being also said Southwesterly line of said BN&SF Railroad right of way, South 61°07'34" East 858.75 feet to the point of beginning.

Containing 37.42 Acres, more or less

SUBJECT TO all easements and/or rights-of-way of record.

This legal description as described is delineated on the accompanying “Plat to Accompany Legal Description” and made a part hereof for reference purposes.

_______________________________________
Nicole Cannella, P.L.S. 9099

ATTACHMENT D
639

ATTACHMENT E
640

ORDINANCE NO.

AN ORDINANCE AMENDING TITLE 16 OF THE STOCKTON MUNICIPAL CODE RELATED TO THE “ZONING MAP,” IN SECTION 16.16.030 OF THE STOCKTON

MUNICIPAL CODE, TO PREZONE AND ZONE PROPERTIES TO RESIDENTIAL, LOW (RL) ZONING LOCATED AT APNS 173-030-110 AND 173-040-750 (APPLICATION NO. P23-0125)

On December 8, 2023 , the applicant, Tim Lewis Land Group LP , submitted a request to Prezone Assessor’s Parcel Number s (APNs) 173-030-110 and 173-040-750 to Residential, Low (RL) Zoning for the purposes of future residential development. The legal parcels total approximately 37.4 acres and would be developed with single-family homes and open space; and

On March 27, 2025, the Planning Commission held a duly noticed public hearing, pursuant to Stockton Municipal Code (SMC) Chapter 16.88, to consider the proposed Prezoning, at which all times all interested parties had the opportunity to be heard; and

At the March 27 , 202 5, public hearing, and prior to acting on this request, the Planning Commission considered and recommended approval of the Prezon ing by the City Council; and

On July 15, 2025, the City Council held a duly noticed public hearing, pursuant to Stockton Municipal Code (SMC) Chapter 16.88, to consider the proposed Prezoning, at which all times all interested parties had the opportunity to be heard; and

At the July 15, 2025, public hearing, and prio r to acting on this request, the City Council continued the public hearing to July 29, 2025, for the Prezoning of Assessor’s Parcel Numbers (APNs) 173-030-110 and 173-040-750; and

At the July 29, 2025, public hearing, and prior to acting on this request, the City Council approved Prezoning of Assessor’s Parcel Number s (APNs) 173-030-110 and 173-040-750; now, therefore,

BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

SECTION I. FINDINGS AND INTENT

Pursuant to SMC Section 16.116.050(B) (1) and (3), Mandatory Findings of Fact for All Amendments, all of the following findings of fact, as applicable to this type of amendment, shall be made to approve an amendment:

A. The proposed Prezoning action ensures and maintains internal consistency with the general land uses, objectives, policies, programs, and actions of all elements of the General Plan on balance. The 2040 General Plan Land Use Map designates the subject site Residential. Pursuant to Table 2-1 (General Plan Relationship to Development Code) of the General Plan, the RL Zone is compatible with the General Plan Land Use Map designation 641

of Residential.

B. The proposed Prezon ing action would not create any inconsistencies with SMC Title 16 ( Development Code) since it pertains to the Zoning Map only. The text of Title 16 (Development Code) would remain unchanged under this action.

C. The project is consistent with the 2040 General Plan Land Map designation of Low Density Residential applicable to the site. The project also furthers General Plan policies aimed at prioritizing development of vacant, underutilized, and blighted infill areas (Policy LU-6.2). All of this is accomplished in a development proposal that is complia nt with applicable development standards within SMC Title 16 (Development Code) and the proposed Planned Development Permit request.

D. The Project site is physically suitable, including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints, for the requested zoning designation and anticipated residential land use development. The Project site is surround by residential uses to the south and west, and will utilize existing roadway connection points for access to and from the site. Utilities are readily available in existing connections in the immediate vicinity.

SECTION II. PREZONING AND ZONING CLASSIFICATION

The City Council adopt s this Ordinance for a Zoning Map Amendment , shown attached hereto as Exhibit 1, to Prezone of Assessor’s Parcel Numbers 173-030-110 and 173-040-750, presently located in the County of San Joaquin, State of California, is hereby reclassified, upon annexation to the City of Stockton, to Residential, Low (RL) Zone.

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SECTION III. SEVERABILITY

If any part of this Ordinance is held invalid for any reason, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of this Ordinance, if such invalid portion thereof had been deleted.

SECTION IV. EFFECTIVE DATE

This Ordinance shall take effect and be in full force thirty (30) days after its passage.

ADOPTED:

EFFECTIVE:

CHRISTINA FUGAZI
Mayor of the City of Stockton
ATTEST:

KATHERINE ROLAND, CMC, CPMC
City Clerk of the City of Stockton
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EXHIBIT 1
644
Resolution No.

STOCKTON CITY COUNCIL

RESOLUTION AUTHORIZING THE FILING OF AN APPLICATION WITH THE LOCAL

AGENCY FORMATION COMMISSION FOR THE ANNEXATION OF ASSESSOR'S PARCEL NUMBERS 173-030-110 AND 173-040-750, WITH RELATED CITY SERVICES PLAN (P23- 0125)

On December 8, 2023, the applicant, Tim Lewis Land Group LP, submitted a request to Prezone Assessor’s Parcel Number s (APNs) 173-030-110 and 173 -040-750 to Residential, Low (RL) Zoning for the purposes of future residential development. The legal parcel s total approximately 37.4 acres and would be developed with single-family homes and open space; and

On March 27 , 2025, the Planning Commission held a duly noticed public hearing, pursuant to Stockton Municipal Code (SMC) Chapter 16.88, to consider the prop osed Prezoning, at which all times all interested parties had the opportunity to be heard; and

At the March 27, 2025, public hearing, and prior to acting on this request, the Planning Commission considered and recommended approval of the Prezoning by the City Council; and

On July 15 , 2025, the City Council held a duly noticed public hearing, pursuant to Stockton Municipal Code (SMC) chapter 16.88, to consider the proposed Prezoning, at which all times all interested parties had the opportunity to be heard; and

At the July 15, 2025, public hearing, and prior to acting on this request, the City Council continued the public hearing to July 29, 2025, for the Prezoning of Assessor’s Parcel Numbers (APNs) 173-030-110 and 173-040-750; and

At the July 29, 2025, public hearing, and prior to acting on this request, the City Council approved Prezoning of Assessor’s Parcel Number s (APNs) 173-030-110 and 173 -040-750; now, therefore,

BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

I. Boundary Changes/Annexations:

Pursuant to Stockton Municipal Code Section 16.216.070(H)(2), the following findings of fact are made to support the annexation request:

a) The subject territory is located within the urban services area of the City, as shown in Exhibit 2: Prezone Map.

b) APNs 73-030-110 and 173-040-750 have been prezoned, as described above.

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c) The subject territory is contiguous to the existing City limits, as shown in Exhibit 2: Prezone Map.

d) The proposed annexation does not split a line of assessment and includes a future subdivision map application to ensure property ownership lines align with the City limit boundary established by the annexation. This finding is supported by San Joaquin County Local Formation Agency Commission Policy 10 (Definite and Certain Boundaries) which requires: (a) all boundaries shall be certain and conform to lines of assessment or ownership; and (b) acknowledgement by the City of Stockton that the Commission may impose a condition on the annexation requiring the recordation of a parcel map to avoid creating remnants of legal lots.

e) The proposal does not create islands or areas in which it would not be easy to provide City services. The subject territory includes lands located within or in immediate p roximity to existing utilities . The proposal utilizes said services without creating a feature that may make their delivery difficult to other areas.

f) The 2040 General Plan Land Use Map designates the subject site as Low Density Residential . Pursuant to Table 2-1 (General Plan Relationship to Development Code) of the General Plan, the RL Zone is compatible with Low Density Residential General Plan Land Use Map designation.

The proposed annexation would further the following General Plan policy:

 Policy LU -6.2: Prioritize development and redevelopment of vacant, underutilized, and blighted infill areas.

Consistency of the annexation proposed with this policy is demonstrated through its ability to enable development of a new residential development on parcels that are in a vacant and contiguous location to the existing City limits.

II. Recitals

The following recitals are true and correct:

1. The proposed Project is consistent with the adopted Envision Stockton 2040 General Plan and its certified EIR (SCH# 2017052062), with City Council action taken on December 4, 2018. The Project is also consistent with the applicable general plan designation and all applicable general plan policies. Finally, there are no project-specific significant effects related to traffic, noise, air quality, or water quality; and the Project site has no apparent value as a habitat for endangered, rare, or threatened species.

2. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified . The Project is consistent with the General Plan density and implementing zoning as a residential project that conforms to the anticipated density and adopted development standards in the Municipal Code, with approval of a Waiver.
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3. There are no project specific effects which are peculiar to the project or its site .

The project is not located in an area with special consideration such as overlay zoning or items particular to the site. It is vacant land adjacent to the City boundary.

4. There are no project -specific impacts which the GPU EIR failed to analyze as significant effects. The adopted General Plan EIR analyzed the site as having a Residential land use designation, for which the proposed Project is compliant with in relation to anticipated impacts from a residential project of this size and nature.

5. There are no potentially significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate. Because the adopted General Plan EIR evaluated the site as being residentially developed in the future, any technical analysis prepared, such as air quality and traffic, etc., evaluated a residential project at this location built to the maximum potential of the site. Therefore, there are no potentially significant off -site and/or cumulative impacts of said project.

6. There is no substantial new information which results in more severe impacts than anticipated by the GPU EIR. No new information has been presented which deviates from the residential development standards in the municipal code, or type of development project proposed. Therefore, no new impacts or more severe impacts are anticipated, requiring additional evaluation or an addendum to the adopted General Plan EIR.

7. The City Manager is authorized to file with the San Joaquin County Local Agency Formation Commission, as described in Exhibit 1 (City Services Plan), and Exhibit 2 (Prezone Map).

8. The San Joaquin County Local Agency Formation Commission is hereby requested to approve the above-noted annexation of territory to the City of Stockton as depicted on Exhibit 2.

9. The City Manager is authorized to take whatever act ions are necessary and appropriate to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, and ADOPTED July 29, 2025 .

CHRISTINA FUGAZI
Mayor of the City of Stockton

ATTEST:

KATHERINE ROLAND, CMC, CPMC
City Clerk of the City of Stockton

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ANNEXATION PLAN

FOR THE

MURRAY RANCH SUBDIVISION PROJECT
JUNE 10, 2025
Prepared for:

San Joaquin County Local Agency Formation Commission
509 West Weber Avenue, Suite 420
Stockton, CA 95203
(209) 468-3198
and
City of Stockton
345 N. El Dorado Street
Stockton, CA 95202
Prepared by:

De Novo Planning Group
1020 Suncast Lane, Suite 106
El Dorado Hills, CA 95762
(916) 949-3231
D e N o v o P l a n n i n g G r o u p
A L a n d U s e P l a n n i n g , D e s i g n , a n d E n v i r o n m e n t a l F i r m EXHIBIT 1
648

EXHIBIT 1
649

ANNEXATION PLAN

FOR THE

MURRAY RANCH SUBDIVISION PROJECT

JUNE 10, 2025

Prepared for:

San Joaquin County Local Agency Formation Commission
509 West Weber Avenue, Suite 420
Stockton, CA 95203
(209) 468-3198

and

City of Stockton
345 N. El Dorado Street
Stockton, CA 95202

Prepared by:

De Novo Planning Group
1020 Suncast Lane, Suite 106
El Dorado Hills, CA 95762
(916) 949-3231

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TABLE OF CONTENTS TOC

City of Stockton – Murray Ranch Subdivision Project TOC-1

Section Page Number
Executive Summary.......................................................................................................................... 1 Annexation Plan Contents ............................................................................................................... 1 Open Space Conversion Statement ................................................................................................. 3 Agricultural lands ................................................................................................................ 4 Soils ..................................................................................................................................... 6 Justification for Approval ................................................................................................... 6 Residential Entitlement Matrix ...................................................................................................... 11 City Services Plan ........................................................................................................................... 12 Introduction ...................................................................................................................... 12 Discussion ......................................................................................................................... 13 Water ................................................................................................................................ 14 Stormwater ....................................................................................................................... 17 Wastewater ...................................................................................................................... 21 Solid Waste ....................................................................................................................... 23 Electricity and Natural Gas ............................................................................................... 24 Police Services ................................................................................................................... 24 Fire Services ...................................................................................................................... 26 School Services ................................................................................................................. 27 Parks and Recreation ........................................................................................................ 28 Other Government Facilities ............................................................................................. 28 Findings ............................................................................................................................. 29 Timely Availability of Water Supplies ............................................................................................ 29 Fair Share Housing Needs .............................................................................................................. 30 Tables Page Number
Table 1: Pipeline Projects Summary .............................................................................................. 11 Table 2: Summary Of Projected Water Supply .............................................................................. 15 Table 3: Unit Needs Based On Built And Approved Units ............................................................. 30 EXHIBIT 1
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MURRAY RANCH SUBDIVISION PROJECT –ANNEXATION PLAN

EXECUTIVE SUMMARY
Introduction
This Annexation Plan is designed to provide important background information to allow for a thorough justification of this annexation proposal and to ensure compli ance with all San Joaquin Local Agency Formation Commission (LAFC o) rules and regulations and other all applicable regulatory requirements (including the California Government Code).

The City of Stockton (City) proposes to annex 2 parcels in an unincorporated area of San Joaquin County (County), totaling 37.4 acres. The proposed Project (hereinafter “Annexation Project”) consists of a subdivision of land for the development of 217 single -family lots, four (4) open space/park lots, streets, and utilities. The entitlements requested include a Vesting Tentative Subdivision Map, Prezone to Residential, Low (RL) with a Planned Development (PD) overlay, and annexation into the City of Stockton. The Planned Development (PD) overlay is intended to allow for flexibility in design to vary building setbacks, lot sizes, and building coverages.

The Project site is within the City of Stockton’s Sphere of Influence (SOI) but located outside the city limits and will require annexation approval by the City of Stockton and San Joaquin County Local Agency Formation Commission (LAFCo) . The annexation request includes an amendment to the City’s 10-year planning horizon to include the Project site and is a logical extension of the City limits.

Annexation Plan Contents
This Annexation Plan includes the following sections:

OPEN SPACE CONVERSION STATEMENT
The Open Space Conversion Statement provides background on the Annexation Project, describes the existing agricultural characteristics and uses of the annexation area, provides an analysis of the agricultural and conservation -related fees that the City would be required to pay, and provides a description of the type of soils located within the annexation area. This section also discusses the Annexation Project regarding the following (pursuant California Government Code Section 56377):
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, efficient 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 SOI of a local agency should be encouraged before any proposal is approved which would allow for or 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 SOI of the local agency.

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2 City of Stockton – Murray Ranch Subdivision Project

RESIDENTIAL ENTITLEMENT MATRIX
The Residential Entitlement Matrix provides a discussion of the relationship between the additional population and units proposed and the total number of units that the City has planned to accommodate, to demonstrate consistency with the California Department of Housing and Community Development’s (HCD) Regional Housing Needs Assessment (RHNA) allocation.

CITY SERVICES PLAN
The City Services Plan has been prepared to fulfill the following requirement:
“Pursuant to California Government Code Section 56653, the San Joaquin Local Agency Formation Commission (LAFC o) requires that any application for a change of organization or reorganization be accompanied by a plan for providing services. In accordance with Section 56653, the plan shall include:
• an enumeration and description of services to be extended to the affected territory; • the level and range of those services;
• an indication of when those services can feasibly be extended to the affected territory; • an indication of any improvements or upgrading of structures, roads, sewer or water facilities, or other conditions that the local agency would impose or require within the affected territory if the change of organization or reorganization is completed; and • information with respect to how those services will be financed.” Overall, existing public services, with improvements proposed as a part of the Murray Ranch Subdivision Project, would be adequate to serve the Annexation P roject. The Murray Ranch Subdivision Project, including the Annexation Project would require extension of services provided by the City, including public safety and utility services. The level and range of these public services is described in this document and in additional detail in the Murray Ranch Subdivision Environmental Checklist. The design, engi neering, and construction of these services and infrastructure improvements will be financed by the developer, subject to approval by the City of Stockton.

The San Joaquin LAFCo will rely on the environmental analysis prepared for the Annexation Project when evaluating any necessary boundary changes for the project.

TIMELY AVAILABILITY OF WATER SUPPLIES
The Timely Availability of Water Supplies section describes the availability of adequate water supplies to serve the annexation area . Eventual build out of the Murray Ranch Subdivision Project would total approximately 217 residential units on approximately 37.4 acres. The General Plan designates the Project site for residential use, and the Annexation Project is consistent with that land use designation . The City's General Plan Environmental Impact Report (EIR) evaluated the overall capacity for development within the General Plan area, including areas served by other water purveyors such as Califor nia Water Service (CalWater). CalWater is the designated water provider for the Project area and is responsible for meeting local water demand. Based on CalWater’s existing entitlements, infrastructure, and planning documents —including its Urban Water Mana gement EXHIBIT 1
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City of Stockton – Murray Ranch Subdivision Project 3

Plan—sufficient water supplies are available to serve the Murray Ranch Subdivision Project under normal, single dry, and multiple dry year conditions without requiring new or expanded water entitlements. The Annexation Project is considered planned growth and to the extent that the Annexation Project would require additional water supply, this was previously considered by the General Plan EIR. Therefore, w ater supplies were determined to be sufficient to serve the annexation area in a timely manner.

FAIR SHARE HOUSING NEEDS
The Fair Share Housing Needs section describes the extent to which this proposed annexation will affect the City’s ability to achieve its respective fair share of regional housing needs, as determined by the San Joaquin Council of Governments (SJCOG) (consistent with Article 10.6 [starting with Section 65580] of Chapter 3). The City of Stockton has a surplus of sites available to meet its 2023 - 2031 RHNA allocation by income category , as the above-moderate income RHNA allocation is satisfied by units that have been previously approved or already built.

Justification and Findings
The Cortese-Knox-Hertzberg (CKH) Local Government Reorganization Act of 2000 is the section of the California Government Code ( Section 56000 et seq .) that provides LAFC o with its authority, procedures, and functions. The CKH Act gives LAFC o power to “approve or disapprove with or without amendment, wholly, partially or conditionally” proposals concerning the formation of cities and special districts, annexation or detachment of territory to cities and special districts, and other changes in jurisdiction or organization of local government agencies.

Consistent with the requirement for LAFCo to review the proposed annexation request pursuant to the criteria provided in California Government Code Section 56337, the following justifications and findings are made in support of approval of the annexation request. 1) Lands within the annexation area are planned for urban uses in the Stockton General Plan. 2) The annexation request includes an amendment to the City’s 10-year planning horizon. 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.

1. OPEN SPACE CONVERSION STATEMENT
The annexation area is in San Joaquin County, bounded by the limits of the City of Stockton on the south. The annexation area is located near E. Charter Way to the north, Union Pacific Railroad (U.P.R.R.) to the east, and Mariposa Road to the west. More specifically, it abuts to street stubs for Hall Avenue, Brigham Street, Madrid Drive, and Danielle Drive. The Envision Stockton 2040 General Plan Land Use Map (Figure 4) designates the entire Project site as Low Density Residential (LDR).

Lands to the east a nd north are designated LDR. Lands to the north, east, south, and west are designated LDR. Lands designated as Industrial (I) and Medium Density Residential (MDR) are located to the southwest and southeast, respectively. The San Joaquin County General Plan designates the annexation area as Residential Low Density (R/L).

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4 City of Stockton – Murray Ranch Subdivision Project

In reviewing to approve or deny proposals which could reasonably be expected to induce, facilitate, or lead to the conversion of existing open space lands to uses other than open space uses, the San Joaquin County LAFCo shall consider, pursuant to California Government Code S ection 56377, the following:
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, efficient 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 or 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.

Agricultural Lands
The development of a 217 single -family lot residential subdivision would change the existing character of the Project site from a predominately agricultural field to a residential neighborhood .

The Project site contains areas designated as Farmland of Statewide Importance and Farmland of Local Importance and is zoned for Agriculture Urban Reserve by San Joaquin County. Most of the Project site is currently agricultural land, and is surrounded by existing development. The Project site is generally located in an area of the city that includes developed areas, residential and some undeveloped lands. The General Plan designates the Project site Low Density Residential and the Annexation Project includes a request for a pre -zone to Residential, Low Density (RL) District that supports residential development at specific densities and configurations, compatible with the areas that surround the Project site. The General Plan designates the Project site for urban land uses and the General Plan EIR already identified t he Project site as an area for potential farmland conversion.

The Project site is not under a Williamson Act contract. The Annexation Project would not conflict with existing zoning for agricultural use, or a Williamson Act contract. The Annexation Project is subject to the requirements of the Stockton Agricultural Lands Mitigation Program which will involve a contribution of conservation easement -protected land or payment of in -lieu fees to the Mitigation Program as compensation for the agricultural land c onversion impacts of the Project.

The City of Stockton adopted the Agricultural Land Mitigation Program in 2007. The Program applies to projects that would convert agricultural lands, as defined by the most-recent Important Farmland Maps published by the California Department of Conservation. Projects may provide “ag ricultural mitigation land” on a 1:1 basis for each acre of land converted, including administrative costs of approximately $1,000 per acre, or pay the established Agricultural Land Mitigation Fee of $12,822 (San Joaquin Council of Governments [SJCOG] San Joaquin County Multi -Species Habitat Conservation and Open Space Plan [SJMSCP] Habitat Fees, 2020) per acre. The Agricultural Land Mitigation Program provides that agricultural mitigation lands will be dedicated to a qualifying management entity such as the Central Valley Farmland Trust. The fees would be collected by the City, held in a dedicated account, and t hen expended by the City to acquire agricultural mitigation EXHIBIT 1
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City of Stockton – Murray Ranch Subdivision Project 5

land or pay for the monitoring and administrative costs of the program. The fees may also be transferred to a qualifying entity for the same purpose.

The Project applicant would be required to participate in the City’s Agricultural Lands Mitigation Program and contribute agricultural mitigation land or pay the established Agricultural Land Mitigation Fee. As such, the Project fees paid to SJCOG as admin istrator of the SJMSCP before issuance of a building permit, would result in the preservation of agricultural lands in perpetuity.

The purchase of conservation easements and/or deed restrictions through the City’s Agricultural Land Mitigation Program and the SJMSCP allows the agricultural landowner to retain ownership of the land and continue agricultural operations, preserving such lands in perpetuity. These properties will be developed in accordance to the City of Stockton’s adopted standards and that if any changes in land use designations within 2 years of annexation approval. The City will be required to notify LAFCo of the intended changes in land use designations.

In addition to the agricultural mitigation fee, the City has adopted Municipal Code Chapter 16.36, which establishes the City's "Right -to-Farm" ordinance. The intent of this ordinance is to protect agricultural uses in the City. Specifically, Section Municipal Code Chapter 16.36.040 establishes the City’s policy to preserve the City and County’s agricultural operations while minimizing conflicts to new urban development. The City’s "Right -to-Farm" ordinance serves to protect farmers from nuisance complaints . The ordinance requires owners and builders to notify their successors -in- interest of the potential conflicts and effects of agricultural activities, and the ordinance specifies that typical agricultural practices shall not be considered a nuisance.

In addition, prior to issuance of a City building permit for construction of a residential building, the owner of the property upon which the building is to be constructed is required to file a disclosure statement acknowledging the proximity of agricultur al operations and the potential for inconvenience or nuisance associated with those uses. The disclosure statement notifies the purchaser that the property being purchased may be located close to agricultural lands and operations and that the purchaser may be subject to inconvenience or discomfort arising from the lawful and proper use of agricultural chemical and pesticides and from other agricultural activities, including, without limitation, cultivation, plowing, spraying, irrigation, pruning, harvesting, burning of agricultural waste products, protection of crops and animals from depredation, and other activities which occasionally generate dust, smoke, noise and odor.

The City of Stockton is a participant in the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP), which provides comprehensive measures for compensation and avoidance of impacts on various biological resources, includ ing ancillary benefits to agricultural resources. For instance, many of the habitat easements that are purchased or facilitated by the SJMSCP are targeted for the protection of Swainson's hawk or other sensitive species habitat that are dependent on agricultural lands. The biological mitigation for these species through the SJMSCP includes the purchase of certain conservation easements for habit at purposes; however, the conservation easements are placed over agricultural land, such as alfalfa fields and row crops (not vines or orchards).

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Soils
There are several methods for classifying soil quality for agricultural uses. One method involves a soil capability rating provided the National Resources Conservation Service (NRCS). This classification shows, in a general way, the suitability of soils for most kinds of field crops. Crops that require special management are excluded. The soils are grouped according to their limitations for field crops, the risk of damage if they are used for crops, and the way they respond to management.

The criteria used in grouping the soils do not include major and generally expensive landforming that would change slope, depth , or other characteristics of the soils ; nor do they include possible but unlikely major reclamation projects. In the soil capability system rating, soils are generally grouped at three levels, which are capability class, subclass, and unit. Capability classes, the broadest groups, are designated by the numbers 1 through 8. The numbers indicate progressively greater limitations and narrower choices for practical use.
• Class 1 soils have slight limitations that restrict their use. • Class 2 soils have moderate limitations that restrict the choice of plants or that require moderate conservation practices.
• Class 3 soils have severe limitations that reduce the choice of plants or that require special conservation practices, or both.
• Class 4 soils have severe limitations that restrict the choice of plants or that require special very careful management, or both.

Based on this classification system, the entirety of Annexation Project soils falls under Class 3 (irrigated and non-irrigated).

Justification for Approval
The annexation area is planned for urban uses in the Stockton General Plan. The annexation request includes an amendment to the City’s 10 -year planning horizon. Despite the impacts to agricultural land in San Joaquin County, the Project will promote planned, orderly, and efficient development.

Lastly, the Project proposes an orderly and logical boundary for annexation and is contiguous to the City limits. Consistent with the requirement that LAFC o review the proposed annexation request pursuant to the criteria provided in California 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 urban uses in the Stockton General Plan. 2) The annexation request includes an amendment to the City’s 10-year planning horizon. 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.

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2. RESIDENTIAL ENTITLEMENT MATRIX
The City’s approach to meeting its RHNA allocation relies on pending/under application ( pipeline projects), vacant sites, and anticipated devel opment of accessory dwelling units (ADU) and junior ADUs (JADU). Using this approach, the City has a surplus of sites available to meet its 2023 -2031 RHNA allocation by income category. The City currently has 17 pipeline projects, for a total of 14,388 units that can be built. Anticipated units are based on the project design as approved by the City of Stockton or as submitted by the applicant. Of the 17 pipeline projects, five are 100 percent affordable. Of the total 14,388 units, 394 are in the lower-income category, 353 are in the moderate- income category, and the remaining 13,641 are in the above moderate -income category. Table 1 provides the City’s list of pipeline projects.

TABLE 1 - PIPELINE PROJECTS SUMMARY

PIPELINE PROJECTS TOTAL
ACRES

LOWER INCOME

CAPACITY

MODERATE INCOME

CAPACITY

ABOVE MODERATE

INCOME CAPACITY
TOTAL

CAPACITY
Calaveras Quarters Motel
Conversion 2.14 68 1 0 69
Cannery Park 291.82 0 3,267 490 522
Crystal Bay 174 0 67 1,276 1,343
Delta Cove 359.52 0 77 1,468 1,545
Elderberry Residential
Project 18.8 0 0 42 42
Grand View Village 0.79 75 0 0 75
Harding Apartments 1.02 0 4 18 22
Hunter House New
Apartments 0.69 120 0 0 120
La Passeggiata Affordable
Housing Project 0.83 94 0 0 94
Mobile Homes on El
Dorado 7.06 0 18 104 122
Sanctuary 1,950.46 0 0 5,758 5,758
Sonora Square
Apartments 0.92 37 0 37
Swain Crossing
Apartments 1.58 0 5 31 36
Tra Vigne 318.05 0 1,503 1,503
Trinity Parkway
Apartments 4.32 0 18 102 120
University Park 103.47 0 359 359
Westlake at Spanos Park 361.31 0 131 2,490 2,621
Total 3,621.10 394 353 13,641 14,374
SOURCE: CITY OF STOCKTON, 2023
The Murray Ranch Subdivision Project includes the addition of 217 new residential units to the City of Stockton. As noted previously, the Stockton General Plan EIR (the EIR) provides the Development Projections that are used in the EIR (See General Plan Draft EIR, pp. 3 -20). The EIR explains that it uses a “horizon-year projection,” which is based on an estimate of the amount of development that would occur by 2040. The EIR also uses a Buildout Projection which represents full buildout of the General Plan, but with a date uncertain. Each projection is described below:

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12 City of Stockton – Murray Ranch Subdivision Project

The horizon-year projection includes the following (See General Plan Draft EIR, pp. 3-20):
• 40,900 new dwelling units, including:
o 26,300 new single-family units
o 14,600 new multi-family units
• 132,200 new residents
• 13.8 million square feet of new commercial and office space • 35.6 million square feet of new industrial space
The full buildout projection includes the following (See General Plan Draft EIR, pp. 3-22):
• 119,700 new dwelling units, including:
o 43,800 new single-family units
o 75,900 new multi-family units
• 386,700 new residents
• 50.9 million square feet of new commercial and office space • 242.4 million square feet of new industrial space
The EIR indicates that there are almost 7,000 acres of vacant land within the SOI (i.e. the EIR Study Area) (See General Plan Draft EIR, pp.3-22), which specifically includes the Annexation Project site.

The EIR indicates that a land use demand forecast (prepared as part of a Market Analysis that supports the projections for the General Plan) for Stockton in 2040 results in between 19,800 and 41,000 new housing units, including between 13,800 and 28,700 new single -family units and between 5,900 and 12,300 n ew multi -family units (See General Plan Draft EIR, pp. 3 -24). These projections are based in part on the land use inventory from the General Plan land use map, in addition to market and economic factors that drive growth. There is nothing peculiar about th e Project as it relates to house capacity/demand provided in the Horizon-Year Projection, Full Buildout Projection, or the Market Study Projections.

The current annexation area is adjacent to existing infrastructure and could serve the local demand, as well as providing the connection for other pending and entitled projects to develop subsequently.

3. CITY SERVICES PLAN
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. In accordance with Section 56653, the plan shall include:
• an enumeration and description of services to be extended to the affected territory; • the level and range of those services;
• an indication of when those services can feasibly be extended to the affected territory; EXHIBIT 1
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• an indication of any improvements or upgrading of structures, roads, sewer or water facilities, or other conditions that the local agency would impose or require within the affected territory if the change of organization or reorganization is completed; and • information with respect to how those services will be financed.

This Annexation Plan has been prepared to fulfill this requirement.

Discussion
The Annexation Project consists of a subdivision of land for the development of 217 single -family lots, four (4) open space/park lots, streets, and utilities. The proposed streets are to be public, and the subdivision improvements include the extension of the water and sewer mains from adjoining properties. The layout of the subdivision allows for the preservation of 14 of the existing valley oak trees, mostly within the proposed linear park and open spaces. Forty -seven valley oak trees would be removed and would require a heritage tree permit. As the project butts up against the Union Pacific Railroad (U.P.R.R.) to the east, an 85’ building setback has been included from the outermost rail, as well as an 8’ sound wall along the project’s boundary.

The proposed development is described below.

Residential: The residential area is low-density and would consist of 217 single-family detached units on lots ranging in size from 3,600, 4,000, and 4,750 square feet. The three (3) lot sizes would be configured as follows: 1) 45’ x 80’, 2) 50’ x 90’, and 3) 50’x 95’. Given that the Project site is 37.4 gross acres, the project density would be 5.8 units per acre. This is consistent with the General Plan density limit of 6.1 units per gross acre.

Open Space/Park: The open space/park land area would consist of four (4) lots for neighborhood park and open space use. The four (4) lots include: Lot A – 2.04 acres, Lot B – 5,996 square feet, Lot C – 23,479 square feet, and Lot D - 14,251 square feet. The total area for the four (4) open space/park lots is 3.04 acres.

Street Design: The streets within the proposed residential subdivision are designed consistent with the right-of-way and curb -to-curb widths of the current City of Stockton standards. The curb and sidewalk design are also designed to match the existing surrounding neig hborhoods such that the proposed subdivision becomes an extension of the existing neighborhood. This includes roll curb with monolithic sidewalks. The cul -de-sac bulbs are per the previous City standards, and are proposed to have an Emergency Vehicle Access (EVA) at the end of each bulb.

Utilities: Public utilities will be constructed with the Annexation Project, including the extension of water, sewer, storm, and dry utilities. They are more thoroughly described as follows:
• Water: 8” water mains will service each lot of the subdivision, and tie into all existing stubs in the surrounding streets. Fire hydrants will be installed per City of Stockton standards. • Sewer: 8” sewer mains will service each lot of the subdivision, and tie into all existing stubs in the surrounding streets.

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• Storm: Storm mains will be installed within the subdivision to serve the project. Storm runoff will be treated by stormwater treatment devices, then conveyed into the existing 54” main that runs north to an outfall at Mormon Slough and a new proposed storm drain main. The 54” main will need to be relocated within the right of way of Brigham Street, then connect to the current alignment at the north end of the project. The existing 42” main that runs east to west through the project will be abandoned as part of the Project and will remain in place.
• Existing septic system and water well to be abandoned or destroyed per San Joaquin County standards.
• Dry utilities will be installed within 10’ Public Utility Easements (P.U.E.) along all street frontages.

The City provides a full range of municipal services, including public safety (fire, police, and building), sanitation (wastewater treatment and collection), libraries, parks, and recreation services. Municipal services would be extended to the annexation area upon development of the annexation area. The following discussion includes a description of e xisting City public services and utilities (including those to be extended), the level and range of these services (where applicable), when these services can feasibly be extended into the affected territory, improvements, or other conditions that the local agency would improve or require within the affected territory, information on how these services would be financed, and planned improvements.

The construction of on -site infrastructure improvements would be required to accommodate development of the Annexation Project, as described below.

Water
The Murray Ranch Project would be served by CalWater. The General Plan EIR concluded that CalWater will have sufficient water supplies to meet the projected demands from development allowed by the General Plan, and therefore has sufficient water supplies available to serve the Murray Ranch Subdivision Project from existing entitlements and resources and would not require new or expanded entitlements during normal, dry, and multiple dry years. CalWater’s water supply planning documents, including its UWMP and applicable water supply assessments, demonstrate that it has adequate supply to serve both existing customers and anticipated future development through 2040 under all hydrologic conditions.

A comparison of CalWater’s projected water supplies and demands is shown in Table 2 for Normal, Single Dry, and Multiple Dry Years, which shows that there is no supply deficit projected under hydrologic conditions through 2040.

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TABLE 2: SUMMARY OF PROJECTED WATER SUPPLY DURING HYDROLOGIC NORMAL, SINGLE-DRY, AND MULTI-

DRY YEARS FOR THE CALIFORNIA WATER SERVICE, STOCKTON DISTRICT (AF)

2025 2030 2035 2040 2045

FIRST YEAR
TOTAL SUPPLY 24,776 24,627 24,589 24,521 24,564
DEMAND TOTAL 24,776 24,627 24,589 24,521 24,564
DIFFERENCE 0 0 0 0 0

SECOND YEAR
TOTAL SUPPLY 24,776 24,627 24,589 24,521 24,564
DEMAND TOTAL 24,776 24,627 24,589 24,521 24,564
DIFFERENCE 0 0 0 0 0

THIRD YEAR
TOTAL SUPPLY 24,776 24,627 24,589 24,521 24,564
DEMAND TOTAL 24,776 24,627 24,589 24,521 24,564
DIFFERENCE 0 0 0 0 0

FOURTH YEAR
TOTAL SUPPLY 24,776 24,627 24,589 24,521 24,564
DEMAND TOTAL 24,776 24,627 24,589 24,521 24,564
DIFFERENCE 0 0 0 0 0

FIFTH YEAR
TOTAL SUPPLY 24,776 24,627 24,589 24,521 24,564
DEMAND TOTAL 24,776 24,627 24,589 24,521 24,564
DIFFERENCE 0 0 0 0 0
SOURCE: CALIFORNIA WATER SERVICE COMPANY, STOCKTON DISTRICT 2020 UWMP, TABLE 7-4.

Based on the analysis described above, CalWater’s existing and projected potable water supplies are sufficient to meet the City’s existing and projected future potable water demands, including those future water demands associated with the Project, through year 2040 , under all hydrologic conditions.

A. GROUND WATER
Cal Water's Stockton District operates 12 active and standby groundwater wells. These wells serve as a supplemental and emergency water source. The combined production capacity of these wells varies depending on operational status and regulatory constraints, but design capacities for individual wells typically range between 800 and 3,000 gallons per minute (gpm). Based on the 2020 UWMP, Cal Water's groundwater pumping capacity is approximately 23.6 million gallons per day (mgd), though actual usage is often significantly lower due to the availability and reliability of treated surface water from Stockton East Water District (SEWD)'s Dr. Joe Waidhofer Water Treatment Plant (DJWWTP).

Groundwater supplies are pumped from the Eastern San Joaquin Groundwater Subbasin (DWR Basin 5-022.01), which is actively managed under a Groundwater Sustainability Plan (GSP) prepared by the Eastern San Joaquin Groundwater Authority pursuant to the Sustainable Groundwater Management Act (SGMA). Cal Water coordinates with the Authority and local agencies to support long-term basin sustainability (Eastern San Joaquin GSP, 2020).

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Groundwater wells are permitted and regulated by the California Division of Drinking Water (DDW) and must meet water quality and operational standards. Some wells are designated as standby wells and are only used during high -demand periods or emergencies. Inactive wells, those not currently permitted or functional, are excluded from capacity calculations in compliance with DDW requirements.

B. SURFACE WATER
The Cal Water Stockton District relies on a blend of surface water from SEWD and local groundwater to meet customer demand. Surface water serves as the primary source of supply for the district under normal conditions, with groundwater supplementing the system during high-demand periods, dry years, or in the event of interruptions to surface water delivery.

CalWater obtains treated surface water from SEWD, which sources water from the Mokelumne River. SEWD treats the surface water at the DJWWTP and delivers it directly to CalWater’s distribution system via dedicated transmission pipelines. Cal Water does not operate its own surface water treatment plant in the Stockton District; instead, it depends on SEWD for treated surface water deliveries. Unlike the City of Stockton’s Delta Water Supply Project, Cal Water does not currently exercise independent surface water rights from the San Joaquin River or operate an intake facility.

Due to differing pressure zones and infrastructure design, water from different supply sources is managed separately within Cal Water’s distribution system. However, Cal Water maintains interties with other agencies (including the City of Stockton) to enable emergency or supplemental deliveries when needed.

While CalWater’s system differs from the City of Stockton’s Delta Water Supply Project (which draws from the San Joaquin River and treats the water at its own Delta Water Treatment Plant), both systems rely on SEWD’s infrastructure as a major water source in the re gion. Through a wheeling agreement, Cal Water also conveys SEWD-treated water to the Walnut Plant service area, which is otherwise served by the City of Stockton.

CalWater monitors disinfection byproduct levels and residual chlorine concentrations throughout its system and coordinates water quality management strategies with SEWD to maintain compliance with state and federal drinking water regulations.

C. EXISTING TRANSMISSION AND DISTRIBUTION SYSTEM
CalWater supplies a combination of locally produced groundwater and surface water purchased from the Stockton East Water District. CalWater operates 25 groundwater wells, 17 booster pumps, and 8 storage tanks to deliver approximately 22 million gallons of water daily to more than 43,000 service connections. CalWater delivers water to residential, commercial, industrial, and governmental customers. Residential customers account for most of CalWater’s service connections and 57 percent of its water uses. Non-residential water uses account for 37 percent of total demand and system water losses account for 6 percent..

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D. WATER CONSERVATION
Consistent with California Water Code Sections 11950 – 11954, the City has implemented various water conservation efforts, as well as a Water Shortage Contingency Plan which identifies actions that can be taken to respond to catastrophic interruption of water supply.

The City Council adopted a Water Conservation Ordinance in 1988 , enacted in the Stockton Municipal Code, Sections 13.28 and 13.32 , which include both voluntary and mandatory conservation stages. From 1990 to 1992, mandatory water reduction stages were in force due to the prolonged years of drought. The City initiated a voluntary reduction stage in 1993 and has maintained a voluntary reducti on stage since that time. Cal Water supports and enforces water conservation measures in coordination with the City's policies and plans.

E. GENERAL PLAN
The City's General Plan includes policies and implementation programs related to maintaining an adequate water supply for the City's population. Following adoption of the General Plan, CalWater updated its Water Management Plan based on the growth projections of the General Plan. Based on existing water use patterns, the water supply is projected to be available through 2045. The area served would include all potential development which includes the Annexation Project location.

F. TIMING AND EXTENSION OF WATER SUPPLY TO THE ANNEXATION AREA The Development Area will con struct a potable water distribution system with pipe sizes ranging from six inches to 12 inches. Stubs from the transmission pipelines will be constructed to connect to the Project potable water distribution system.

The developer's contribution to water supply as part of the Annexation Plan has been estimated based on an approximate total development impact fee of $ 995,379 for surface water supply. This development impact fee is allocated proportionately at a rate of $4,587. However, since this Project is located within the California Water Service area, a formal service application must be submitted.

This application will be reviewed by CalWater to prepare a comprehensive and project-specific cost estimate. Until that process is completed, the final water connection contribution remains to be determined.

Stormwater
The City provides and maintains a system of storm drains, detention basins, and pumping facilities, as well as monitoring and operational control of the storm drain system. Additionally, the City enforces storm drain regulations established by the U.S. Environmental Protection Agency and the State of California.

Urban stormwater drainage in the City is provided by a storm drain system that is separate from the municipal sewer system. COSMUD operates and maintains approximately 620 miles of pipe, 72 pump stations, and more than 100 discharge pipes. The local storm drain facilities collect and route runoff from the streets and gutters through surface canals and stormwater retention basins, as well as a through a network of underground gravity and force mains (pipelines), pump stations, and EXHIBIT 1
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outfalls into rivers, creeks, and the Delta, including outfalls to the San Joaquin River, Bear Creek, Pixley Slough, Mosher Slough, Five Mile Slough, Fourteen Mile Slough, Calaveras River and Stockton Diverting Canal, Smith Canal, French Camp Slough, Walker Slough, Weber Slough, North Littlejohns Creek, and Duck Creek (City of Stockton, 2018).

The City operates under Municipal Stormwater Permit Requirements Order No. R5- 2016-0040. The Stormwater Utility Division also manages the City’s National Pollutant Discharge Elimination Permit (NPDES) and all the monitoring, testing, education, and programs required under the permit.

The NPDES Stormwater Program regulates stormwater discharges from three potential sources:
• construction activities;
• industrial activities; and
• the municipal stormwater system.

A. EXISTING STORMWATER DRAINAGE SYSTEM
The City of Stockton SOI is situated just east of the Delta, a low-lying region of sloughs and channels connecting local waterways with the Suisun Bay and the San Francisco Bay. The City and surrounding areas within the SOI depend on creeks, rivers, and sloughs to collect and convey storm runoff to the San Joaquin River and the Delta. The primary watercourses that drain the SOI 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. Most storm drains and pump stations within the service area have adequate capacity to collect stormwater drainage (City of Stockton, 2020).

Stormwater runoff occurs when precipitation from rain and snow melts and does not absorb into the ground. As the runoff flows over the land or impervious surfaces (paved streets, parking lots, and building rooftops), it accumulates debris, chemicals, sediment, and other pollutants that could adversely affect water quality. Stockton’s stormwater is collected in catch basins and transported untreated directly into our local rivers, creeks, and sloughs, and eventually to the Delta. Best management practices (BMPs) are the primary method to stop contaminants from entering the system.

Municipal Separate Storm Sewer System (MS4) permits are required under the Clean Water Act and require the discharger to develop and implement a Storm Water Management Plan to reduce the discharge of pollutants to the Maximum Extent Practicable (MEP). The management plans specify what BMPs will be used to address certain program areas: such as public education and outreach, illicit discharge detection and elimination, const ruction and post -construction, and good housekeeping for municipal operations.

Each year, the City is required to provide an annual report to the State on their stormwater program and BMPs.

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B. FUTURE STORMWATER DRAINAGE DEMANDS AND SYSTEM IMPROVEMENTS 200-Year Flood Protection in the Central Valley
Portions of the City of Stockton lie within the 200-year flood hazard area; however, the annexation area is not located within the 200 -year flood hazard area. State floodplain legislation ( Senate Bill [SB] 5) for the San Joaquin River region has resulted in stricter development standards that began in early 2016. Urban areas that depend on levee protection are required to have a 200 -year level of flood protection. SB 5 prohibits a city or county within the Central Valley Flood Protection Plan area from approving a development agreement, discretionary permit or entitlement, tentative map, or parcel map for any property within a flood hazard zone unless they can demonstrate any of the following:
• the project has already achieved the applicable level of flood protection, • conditions have been imposed on the project approval that will eventually result in the applicable level of flood protection, or
• adequate progress is being made towards achievement of the applicable level of flood protection.

Adequate progress is defined as meeting all the following:
• The project scope, cost and schedule have been developed; • In any given year, at least 90 percent of the revenues scheduled for that year have been appropriated and expended consistent with the schedule; • Construction of critical features is progressing as indicated by the actual expenditure of budget funds;
• The city or county has not been responsible for any significant delay in completion of the system; and
• The above information has been provided to the Department of Water Resources ( DWR) and the Central Valley Flood Protection Board and the local flood management agency shall annually report on the efforts to complete the project.

Section 16.90.020(B) requires the review authority’s decision to approve a project in accordance with the City’s established criteria for development in 200 -year floodplains, which are consistent with accepted State and federal floodplain management practi ces. According to the City’s established criteria, the annexation area would be considered an urban area, as it is located within the City’s corporate limits. Thus, the Annexation Project may be approved provided that all properties within the annexation area would meet the urban level of flood protection.

C. TIMING
Drainage improvements will be constructed in order to maintain the service level standard. This is accomplished by constructing the storm drainage and flood protection facilities for each new area that is developed, and by ensuring that necessary facilities are developed efficiently prior to and during construction activities.

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D. STORM DRAINAGE WITHIN THE ANNEXATION AREA
Storm mains will be installed within the subdivision to serve the Annexation Project. Storm runoff will be treated by stormwater treatment devices, then conveyed into the existing 42” and 54” main that runs north to an outfall at Mormon Slough. The 54” main will need to be relocated within the right of way of Brigham Street, then connect to the current alignment just north of the project. The existing 42” main that runs east to west through the project will be abandoned as part of the Project but will remain in place.

All drainage collection and conveyance infrastructure would be sized and constructed according to adopted City of Stockton storm drainage hydrologic and hydraulic design criteria, design standards, and specifications. Onsite stormwater runoff would be dire cted into an underground pipe system which would collect the runoff and direct it to the central storm drainage basin.

The Annexation Project would incorporate site design measures, landscape features, and approved engineered treatment facilities (bioretention facilities or COSMUD -approved equivalent) for water quality treatment that minimizes imperviousness, retains or detains stormwater, slows runoff rates, and reduces pollutants in post -development runoff consistent with the City of Stockton NPDES SWMP and the City of Stockton and County of San Joaquin Stormwater Quality Control Criteria Plan.

The Annexation Project would alter the existing drainage through grading and development of urban uses. Additionally, the Annexation Project would result in increased impervious surfaces and result in an incremental reduction in the amount of natural soil surfaces available for infiltration of rainfall and runoff, with the potential to generate additional runoff during storm events. Additional runoff could contribute to increased erosion, siltation, and pollution, as well as an increase in flood potential or runoff that could exceed the capacity of the City’s drainage system.

The overall design of Project’s drainage infrastructure, including the storm basin, would be required to comply with the City of Stockton NPDES Stormwater Management Plan, which includes existing and enhanced program control measures for controlling the discharge of pollutants to the municipal storm drain system to the maximum extent practicable. In addition, General Plan Action SAF -3.2B requires new development to employ low impact development (LID) approaches that conserve natural areas and reduce impervi ous areas. The term LID means a storm water management and land development strategy that emphasizes conservation and the use of on -site natural features integrated with engineered, small-scale hydrologic controls to more closely reflect predevelopment hydrologic fun ctions. The Annexation Project would be required to integrate LID measures to provide stormwater quality treatment. These LID measures would likely include both volume-based BMPs (i.e., bioretention, infiltration features, pervious pavement, etc .) and flow-based BMPs (i.e., vegetated swales, stormwater planter, etc.). The use of these features would be dependent upon the location and setting within the Annexation Project.

According to the City of Stockton and San Joaquin County Stormwater Quality Control Criteria Plan (SWQCCP), the Project would be considered both a Priority Project and a PLU Project, as the Project includes a residential subdivision of 10 housing units or more (Priority Project) and contains land uses with at least 10 developed dwelling units per acre ( Priority Land Use [ PLU] Project). Priority EXHIBIT 1
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projects are required to prepare and submit a Project Stormwater Quality Control Plan with the initial building permit submittal, that demonstrates the Project incorporates site design measures, landscape features, and engineered treatment facilities (typically , bioretention facilities) that will minimize imperviousness, retain or detain stormwater, slow runoff rates, and reduce pollutants in post-development runoff. In particular, the Project Stormwater Quality Control Plan would specify BMPs required to be implemented by the Project and design specifications for selected BMPs. The Project Stormwater Quality Control Plan must be submitted for review and approval by the City of Stockton Department of Municipal Utilities.

Wastewater
Wastewater services would be provided by existing and planned City of Stockton collection and treatment system. Wastewater treatment would be provided at the City’s existing Regional Wastewater Control Facility (RWCF). The RWCF provides secondary and tertiary treatment of municipal wastewater throughout the City. The remainder of the City is served by on -site private septic systems or lie outside the urban service area. The existing wastewater collection system service area includes residential, commercial, industrial, municipal, and mixed-use areas within the City, as well as 17 unincorporated County areas.

A. WASTEWATER COLLECTION
Municipal wastewater treatment and collection services in the Stockton City limits are provided by COSMUD. The existing City of Stockton wastewater collection system is divided into 10 designated sub-areas or “systems.” The City’s wastewater collection system comprises of just over 1,000 miles of gravity mains ranging from four to 84 inches in diameter, as well as 35 pump stations and approximately 37 miles of active force mains ranging from two to 42 inches in diameter. The Project site is located within Collection Service Area No. 6 (City of Stockton, 2022).

Current City standards call for all gravity sewers to be designed for full-pipe gravity flow. Surcharging results in sewers that do not meet this criterion under a given flow condition. For planning purposes, the available capacity is zero in gravity sewers, with a predicted peak flow equal to or greater than the full-pipe gravity flow capacity. The following standards are used in the design of gravity sewers.

Pipes must be sloped to produce a minimum of two feet per second (fps) at peak flow. Flatter slopes (as low as 0.0006 f oot per foot) have been allowed for some designs in Stockton to accommodate project-specific constraints. It can be difficult to maintain the desired grade during construction of pipelines at slopes less than 0.001 f oot per foot. Initial flows during the early years will be lower than the design flows, causing velocities to be lower. During design, steeper slopes should be considered where feasible. Additional maintenance or other measures may be required to control odors in sewers with initially low velocities.

Force mains convey flow from pump stations to a downstream gravity sewer. There are approximately 158,000 lineal feet of force mains in the City’s model, representing all City-owned force mains of significant length , as well as some private pumping and force main systems. City design standards recommend that force main velocities should be limited to “around seven (7) fps” for lengths up to 300 feet, and “around five (5) fps” for lengths in excess of 1,000 feet.

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Wastewater pumping stations are located throughout the City and are integral to the wastewater collection system. Most of the pump stations discharge to pressure sewers (force mains) that convey flow under pressure either directly to the RWCF or to a downstream gravity sewer.

B. WASTEWATER TREATMENT PLANT PERMITTING AND CAPACITY
Wastewater from the City is currently treated at the City of Stockton RWCF , which is owned and operated by t he City. The City’s Wastewater Master Plan Update (City of Stockton, 2022), City of Stockton Sphere of Influence Plan/Municipal Service Review, San Joaquin Local Agency Formation Commission Final Draft (City of Stockton, 2020), and CRWQCB Central Valley Waste Discharge Requirements for the City of Stockton Regional Wastewater Control Facility are the primary documents that outline the City’s long term strategy for meeting future discharge and capacity requirements for a planning horizon that extends to build -out of the General Plan. The RWCF effluent is currently regulated by Central Valley Regional Water Quality Control Board ( CVRWQCB) Order No. R5 -2020-007, NPDES CA0079138. Currently, RWCF is designed to treat and provide a discharge of up to 55 mgd of tertiary treated wastewater to the San Joaquin River, within the Delta.

RWCF collects and treats an average of 33 mgd of wastewater, from approximately 116,000 sewer connections in the City and nearby San Joaquin County areas. The City of Stockton RWCF sewer treatment plant is undergoing the Modifications Project to modernize the facility , accommodate growth through 2035 (with the ability to expand through 2045 and beyond ), change the sewer treatment to an activated sludge process, and replace equipment and processes that are beyond their useful life . Modifications to the RWCF are required to maintain compliance with the RWCF NPDES permit, extend the usef ul life of existing facilities, improve working conditions for facility staff, and implement components of the City’s Capital Improvement and Energy Management Plan.

The City initiated the RWCF Modifications Project to (1) increase the reliability of the liquid and solids treatment processes, (2) improve reliability in treating existing and projected flows, (3) reduce energy costs and provide reliable renewable energy alternatives, and (4) reduce nitrate plus nitrite concentrations in the final effluent to comply with the RWCF NPDES permit. All existing and planned development areas and the unincorporated islands are expected to be served by the RWCF under the Envision Stockton 2040 General Plan buildout development conditions, regardless of water source, as a prudent planning assumption for the purposes of the City’s Wastewater Master Plan Update (City of Stockton, 2023).

C. WASTEWATER QUALITY
The City’s wastewater treatment plant is governed by a federal NPDES permit. The City is required by law to have its permit reviewed every five years by the Regional Water Quality Control Board (the State’s regulating agency for the NPDES permit program). On February 20, 2020, the Central Valley CVRWQCB issued a wastewater discharge permit to the City of Stockton for the operation of its regional wastewater treatment facility.

D. WASTEWATER SYSTEM WITHIN THE MURRAY RANCH ANNEXATION AREA 8” sewer mains will service each lot of the subdivision, and tie into all existing stubs in the surrounding streets. Effluent from all tributary areas would be collected and conveyed through EXHIBIT 1
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gravity sewer pipelines. All sewer collection and conveyance infrastructure would be sized and constructed according to adopted City of Stockton sewer hydrologic and hydraulic design criteria, design standards, and specifications.

City’s wastewater treatment facility is approaching its functional capacity, and expansion of RWCF to meet anticipated demands resulting from growth in Stockton is the subject of an ongoing planning and engineering effort. RWCF has adequate capacity to serve anticipated short -term development within the City, and expansion plans provide for creation of additional capacity over time to meet anticipated demands generated from the annexation area and other growth areas of the City.

Occupancy of the Murray Ranch Subdivision Project would be prohibited without sewer allocation, as required by Stockton Municipal Code S ection 13.12.100, Mandatory Sanitary Service Required.

An issuance of sewer allocation from the City’s available capacity would ensure that there would be a final determination by the wastewater treatment and/or collection provider that there is adequate capacity to serve the Annexation Project’s projected demand, in addition to the provider’s existing commitments. Additionally, any planned expansion to the RWCF with a subsequent allocation of capacity to the Annexation Project would ensure that there would not be a determination by the wastewater treatment and/or collection provider that there is inadequate capacity to serve the Annexation Project’s projected demand in addition to the provider’s existing commitments.

The developer's contribution to sewer connection as part of the Annexation Plan has been estimated based on an approximate total development impact fee of $ 651,000 sewer connection. This development impact fee is allocated proportionately at a rate of $3,000 per residential unit.

Solid Waste
The City of Stockton Public Works Department (Solid Waste & Recycling Division) provides solid waste hauling service for the City and would serve the Annexation Project. Waste collection services are provided weekly, as specified by the waste haulers that serve the City, which include Republic Services and Waste Management.

Solid waste from Stockton is taken to Forward Landfill in Manteca or the North County Landfill in Lodi. During inclement weather, occasional loads are taken to the Lovelace Material Recovery Facility in Manteca. Solid waste from Lovelace is disposed at Foothill Landfill in Linden. Construction and demolition materials and some commercial loads are processed at the East Stockton Transfer Station. Residuals from the East Stockton Transfer Station are disposed at Forward Landfill.

The permitted daily maximum disposal at the Forward Landfill is 8,668 tons per day. The total permitted capacity of the Forward Landfill is 59.16 million cubic yards, which was expected to accommodate an operational life until January 1, 2036. The remaining capacity of Forward Landfill is 24.7 million cubic yards.

The permitted daily maximum disposal at the Foothill Landfill is 1,500 tons per day. The remaining capacity is 125,000,000 cubic yards with an anticipated closure year of 2082. The permitted daily maximum disposal at the North County Landfill is 825 tons per day. The remaining capacity is 35,400,000 cubic yards with an anticipated closure year of 2048.

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The Annexation Project would not generate significant or abnormal volumes of solid waste. Because the General Plan EIR determined that solid waste capacity is adequate to serve the demand resulting from General Plan build -out and the Annexation Project’s use is consistent with the General Plan land use designation for the Project site . Should additional solid waste disposal needs become necessary, there would be available capacity at both Foothill Landfill and North County Landfill to accommodate the additional waste generated. Solid waste collection services would continue to be made available to new residents, owners, and tenants of the Project as units begin to become occupied.

The developer's contribution to sanitary connection as part of the Annexation Plan has been estimated based on an approximate total development impact fee of $ 455,700 for combined fees.

This development impact fee is allocated proportionately at a rate of $2,100 per residential unit.

Electricity and Natural Gas
Pacific Gas and Electric Company (PG&E) is responsible for provision of electricity and natural gas to the City and the annexation area. PG&E delivers approximately 86,179 million kilowatt-hours (kWh) of electricity to its 15 million customers throughout the 70,000-square-mile service area in northern and central California. The PG&E service area is divided into seven distribution areas, with Stockton located in the Stockton Division of PG&E's Operations, Maintenance, and Construction Area 5.

PG&E is also responsible for the provision of natural gas to the City. Gas is delivered to the City and the City Planning Area through portions of PG&E's 48,198 miles of natural gas pipelines. Residents, owners, and/or tenants would be responsible for paying for electricity and natural gas services, based on the amount of energy used.

Police Services
Law enforcement services for the City of Stockton are provided by the Stockton Police Department (SPD). The SPD service area covers over 65 square miles. The average response time to in -progress life threatening emergencies is between three and five minutes. Depending on the nature of the call, the time of day, the location, and the number of on -duty personnel, res ponse times to non - emergency calls can exceed 25 minutes. SPD serves the area to the City limits, while the San Joaquin County Sheriff’s Department serves all adjacent unincorporated areas within the Stockton SOI (City of Stockton, 2020). Through a mutual aid agreement, SPD and the County Sheriff’s Department can call upon each other to provide service when requested.

SPD consists of 485 sworn police officers and 227 civilian staff. Stockton’s 2019 population was approximately 316,400, which resulted in a ratio of 1.533 sworn staff per 1,000 residents (City of Stockton, 2020). This ratio exceeds the City’s General Plan Safety Element minimum standard of 1.5 sworn officers per 1,000 residents.1 Although the Stockton General Plan states that the City strives to achieve a ratio of 1.5 sworn officers per 1,000 population, staffing levels in the City of Stockton ultimately are determined each year by the City Council in consultation with the City Manager and Chief of Police based on the needs of the City. Additional officers are planned to be hired, as the City

1 City of Stockton General Plan, Public Facilities and Services Element, PFS-7.2.

EXHIBIT 1
676

ANNEXATION PLAN

City of Stockton – Murray Ranch Subdivision Project 25

population grows. The City’s goal is to respond to all priority one emergency calls within an average of five minutes or less.

SPD is organized into two bureaus, Logistics and Operations, and five divisions, including Administrative Services, Field Operations Investigations, Special Operations, and Technical Services.

Divisions are coordinated out of two facilities: the Headquarters, located at 22 E. Weber Avenue, and Operations, located at 22 E. Market Street (City of Stockton, 2020).

The SPD management team consists of the Chief of Police, who oversees Professional Standards, Fiscal Affairs and Planning, and Public Information Sections, an Assistant Chief of Police (currently vacant), and two Deputy Chiefs of Police, each overseeing a bureau, and five Police Captains, each overseeing a division (City of Stockton, 2020).

SPD has both traditional and specialized transportation equipment that it uses to conduct patrols, respond to emergencies, and provide programs. The transportation types include bicycles (16 units), marked vehicles (217 units), unmarked vehicles (208 units ), motorcycles (27 units), animal control (8 units), and miscellaneous (9 units) (City of Stockton, 2020).

The City of Stockton General Plan includes policies and actions to ensure that SPD continues to provide adequate facilities and staffing levels. Below is a list of relevant policies and actions:
• Carefully plan for future development and proactively mitigate potential impacts (Policy LU-6.1).
• Maintain adequate staffing levels to support achieving the City’s service level goals for police and fire protection (Action LU-6.1.G).
• Ensure that all neighborhoods have access to well -maintained public facilities and utilities that meet community service needs (Policy LU-6.3). • Require development to mitigate any impacts to existing sewer, water, stormwater, street, fire station, park, or library infrastructure that would reduce service levels (Action LU-6.3.A).

The Fiscal Year 2024-2025 budget for SPD is $16,453,310. The need for additional personnel in the future will be addressed by the Chief of Police, the City Manager, and the City Council as response times are reassessed annually and as budget allows. The budget for SPD is expected to increase, as development of the City of Stockton continues. Development of the area to be added to the 10-year planning horizon as part of the annexation to the SOI would provide additional revenues to SPD.

SPD has sufficient resources to serve the annexation area. Staffing levels at the SPD are adjusted based on Police Department response times and new hiring is expected to occur as the population of Stockton grows. Additional revenue would be provided directly to SPD, through the payment of development fees, by the applicants of the Murray Ranch Subdivision Project. Furthermore, the proposed developments would be more easily accessible by improve d road infrastructure that would be developed in the future . This extension of services would occur concurrent ly with the development of the annexation area.

EXHIBIT 1
677

ANNEXATION PLAN

26 City of Stockton – Murray Ranch Subdivision Project

The developer's contribution to police services as part of the Annexation Plan has been estimated based on an approximate total development impact fee of $128,247. This development impact fee is allocated proportionately at a rate of $591 per residential unit.

Fire Services
The Stockton Fire Department (SFD) is responsible for the primary provision of fire service s and emergency medical response for the City and its residents , including the surrounding unincorporated areas. SFD provides service to a 91 -square-mile area , serving a population of approximately 336,000 people within the City and the County’s Boggs Tract, Lincoln, Eastside, and Tuxedo-Country Club Fire Protection Districts. SFD is comprised of 187 sworn fire personnel and 46 civilian personnel (City of Stockton, 2023).

SFD consists of six operational divisions: Administration, Operations, Fire Prevention, Training, Communications/Dispatch, and Emergency Medical Services. SFD is led by a Fire Chief, who reports to the City Manager's Office (City of Stockton, 2022A). Each division is managed by a Deputy Chief or Division Chief (City of Stockton, 2022B).

SFD has 13 fire stations located throughout the City, with daily staffing levels of three -person fire engine companies, (4) four-person truck companies, two battalion chiefs and one chief’s operator (City of Stockton, 2023) . In addition, SFD has access to 7,000 hydrants in key locations providing adequate water for the surrounding areas (City of Stockton, 2020). Each fire station has one fire engine, and the truck companies are located at SFD Stations 2, 3, and 4, and 7. The Training Division and Commun ications Division are located at Station 2, the central fire station. The Hazardous Material Team is staffed by Station 3, and Urban Search and Rescue Team is staffed by Station 2 (City of Stockton, 2022B). The annexation area is expected to be served primaril y by Station 1 2, which is located approximately 0.65 miles northeast of the annexation area.

The City of Stockton provides contractual fire services to the County’s Boggs, Tract Eastside, Lincoln, and Tuxedo -Country Club Fire Protection Districts. These districts cover unincorporated areas in Stockton’s SOI, and Boggs tract and Country Club are entirely within Stockton’s SOI. These districts pay for services based on the proportion of the cost for fire service s, as calculated by the ratio of assessed property value in the districts to the total assessed property value in the City ( City of Stockton, 2020). In addition, SFD also provides emergency response services within the City limits and to the four adjoining County fire districts (Boggs, Tract, Tuxedo -Country Club, Eastside, and Lincoln Fire Protections Districts). In 2022, SFD received approximately 68,000 calls for services and responded to 44,665 emergency incidents , including 17,935 EMS emergencies and 4,658 fire incidents (City of Stockton, 2023). The Project site is located within the Eastside Rural Fire Protection District, which provides fire service to several unincor porated islands east and adjacent to the City of Stockton. The total service area of the District is approximately 7,451 acres (San Joaquin County LAFCO, 2023).

The Insurance Services Office (ISO) Public Protection Classification Program currently rates the Fire Department as 2 on a scale of 1 to 10, with 1 being the highest possible protection rating and 10 being the lowest. The ISO rating measures individual fir e protection agencies against a Fire EXHIBIT 1
678

ANNEXATION PLAN

City of Stockton – Murray Ranch Subdivision Project 27

Suppression Rating Schedule, which includes such criteria as facilities and support for handling and dispatching fire alarms, first-alarm response and initial attack, and adequacy of local water supply for fire-suppression purposes. As of 2019, the Stockton Fire Department ISO rating is a level 2 (City of Stockton, 2020).

The City of Stockton General Plan includes policies and actions to ensure that the SFD continues to provide adequate facilities and staffing levels. Below is a list of relevant policies and actions:
• Carefully plan for future development and proactively mitigate potential impacts (Policy LU-6.1).
• Monitor the rate of growth to ensure that it does not overburden the City’s infrastructure and services and does not exceed the amounts analyzed in the General Plan EIR (Action LU-6.1.B).
• Maintain adequate staffing levels to support achieving the City’s service level goals for police and fire protection (Action LU-6.1.G).
• Ensure that all neighborhoods have access to well -maintained public facilities and utilities that meet community service needs (Policy LU-6.3). • Require development to mitigate any impacts to existing sewer, water, stormwater, street, fire station, park, or library infrastructure that would reduce service levels (Action LU-6.3.A).

The average response time for all types of calls between the years 2015 and 2016 (the most recent data available), was five (5) minutes and 47 seconds.

The FY 20 24-2025 budget for the SFD is $ 24,126,011. The need for additional firefighters in the future will be addressed as warranted. Development of the Annexation Project would provide additional revenues to the SFD, which would help to ensure that adequate fire service is extended to the annexation area.

The developer's contribution to fire services as part of the Annexation Plan has been estimated based on an approximate total development impact fee of $169,477. This development impact fee is allocated proportionately at a rate of $781 per residential unit.

School Services
The annexation area is located within the boundaries of the Stockton Unified School District (SUSD).

The development impact fee is the source of school capital improvement funding provided by new development. The SUSD is eligible to levy Level II and III development impact fees on new residential and commercial development. Development impact fees for SUSD are $5.04 per square foot of residential development. The Annexation Project includes the development of 217 additional housing units. The number of students generated by the proposed residential would be consistent with the levels assumed in General Plan EIR as the Annexation Project is consistent with General Plan’s land use assumptions for the Project site.

EXHIBIT 1
679

ANNEXATION PLAN

28 City of Stockton – Murray Ranch Subdivision Project

The SUSD serves 33,000 K-12 students in Stockton (2023-2024 school year). The SUSD operates 56 school sites, including 41 K-8 schools, four comprehensive high school s, three small high schools, one alternate high school, one special education school, and 5 dependent charter schools. With the payment of school fees to the applicable school districts, timely extension of school services to the annexation area is expected.

The developer's contribution to the school services as part of the Annexation Plan has been estimated based on an approximate total development impact fee of $2,493,491. This development impact fee is allocated proportionately at a rate of $11,491 per residential unit.

Parks and Recreation
Under the park standards outlined in the City’s General Plan, the City aims to provide 2 acres of neighborhood parkland, 3 acres of community parkland, and 3 acres of regional parkland per 1,000 residents. With the existing population of 319,731 residents, the City is currently deficient in meeting its park service standards in all categories. The General Plan has established a parkland standard of 2 acres of neighborhood parkland, 3 acres of community parkland, and 3 acres of regional parkland per 1,000 residents. Based on the 679 new residents, the proposed Project would require 1.358 acres of neighborhood park, 2.037 acres of community park, and 2.037acres of regional park.

The proposed project includes 4 separate lots dedicated to open space and recreation. Lot A is a

2.04 acres linear park that contains numerous valley oaks trees and aquatic/drainage habitat. This area is intended to be left intact and serve as passive open space and recreation. Lot B is a 0.138 - acre park space that is intended to be attached to a larger park that was approved with a separate subdivision to the south of the park. Lot C is a 0.539 -acre open space lot that is intended to be passive open space. Lot D is a 0.327-acre open space lot that is intended to be passive open space.

Amenities that may be included within the 4 park/open space lots include linear paths, benches, tot lot, and shade structures. The exact design and amenities of these four lot s will be determined through the improvement design process with the City of Stockton. The design process will also determine what proportion of the lots is eligible for park credit.

The Annexation Project would be subject to Municipal Code, Section 16.72.060(C), Park Land Dedications and Fees, which required for the dedication of land and/or the payment of fees to the City for park and recreational purposes and/or the construction of park and recreational facilities.

The developer's contribution to the Parks and Recreation fee as part of the Annexation Plan has been estimated based on an approximate tot al development impact fee of $ 607,166. This development impact fee is allocated proportionately at a rate of $2,798 per residential unit.

Other Government Facilities
The Project would be subject to Stockton Municipal Code Section 16.72.260, Public Facilities Fee (PFF), which requires payment of a PFF fee on issuance of building permits for development in the City to pay for municipally owned facilities, including but n ot limited to City office space, libraries, and community recreation centers. Payment of the fee is required to implement the goals and objectives of the General Plan and to mitigate the impacts caused by future development in the City.

EXHIBIT 1
680

ANNEXATION PLAN

City of Stockton – Murray Ranch Subdivision Project 29

The payment of fees has been identified to finance public facilities and/or compensation measures, and to pay for each development’s fair share of the construction costs of these improvements, and/or the costs of the compensation measures. For the Annexation Project, the project total fees due at the time of building permit issuance, including the impact fees identified previously for water, sewer, solid waste, police, fire, schools, and parks is $12,129,444, which equates to an average of $55,896 per unit.

Findings
Overall, existing public services, with improvements proposed as a part of the Project, would be adequate to serve the Project and its future residents . The Annexation Project would require the extension of services provided by the City, including public safety and utility services. The level and range of these public services is described in this document and in additional detail in the Murray Ranch Subdivision Project Environmental Checklist. The design, engineering, and construction of these services and infrastructure improvements will be financed by the developer subject to approval by the City of Stockton.

4. TIMELY AVAILABILITY OF WATER SUPPLIES
The Annexation Project includes a total area of 37.4 acres that is intended for the development of up to 217 residential units and 4 separate lots dedicated to open space and storm drain treatment.

The construction of the Annexation Project would increase water demand on-site. Water service for the Annexation Project will be provided by CalWater . CalWater’s UWMP for outlines the available water supply and projected demands through the year 2045, including under normal, single-dry, and multiple-dry year scenarios. According to the UWMP, CalWater receives its water supply from both surface water (primarily from SEWD) and groundwater extracted from the Eastern San Joaquin Groundwater Subbasin . The UWMP demonstrates that CalWater District has sufficient water supplies to meet projected future demands for its service area under all hydrologic conditions, including during extended drought periods.

The General Plan designates the Project site for Residential use and the Annexation Project is consistent with that land use designation. Furthermore, the General Plan EIR concluded that CalWater will have sufficient water supplies to meet the projected demands from development allowed by the General Plan, and therefore has sufficient water supplies available to serve the Annexation Project from existing entitlements and resources, and would not require new or expanded entitlements during normal, dry, and multiple dry years. The Annexation Project is considered planned growth and to the extent that the Annexation Project would require additional water supply.

As identified above, the Annexation Project would not result in insufficient water supply availability to serve the Project from existing entitlements and resources.

EXHIBIT 1
681

ANNEXATION PLAN

30 City of Stockton – Murray Ranch Subdivision Project

5. FAIR SHARE HOUSING NEEDS
The extent to which the proposal w ould affect the City in achieving its respective fair share of regional housing needs, as determined by the SJCOG consistent with Article 10.6 (commencing with Section 65580) of Chapter 3, Division 1 of Title 7 is provided below.

The annexation area is currently under San Joaquin County jurisdiction and is not subject to the City of Stockton's Housing Element . The San Joaquin County General Plan currently designates the annexation area for Low Density Residential (R/L). The annexation request includes an amendment to the City’s 10 -year planning horizon. and is planned in the City of Stockton General Plan for Low Density Residential (maximum density is 6.1 dwelling units per acre [du/ac]). Additionally, the San Joaquin County Zoning Ordinance currently designates the annexation area for AU-20 (Agriculture- Urban Reserve, 20 Acres).

It is expected that the units built as part of the Murray Ranch Subdivision Project will be developed at market rate and would therefore be included within the above moderate and/or moderate- income categories (as defined by RHNA).

Table 3 shows the City's remaining RHNA allocation based on income category and the need which has already been satisfied during the Housing Element period (i.e., January 1, 2 023, to December 31, 2031) by already built and approved units. To ensure that the City has sufficient capacity to accommodate the RHNA allocation throughout the planning period, HCD recommends in its “Housing Element Site Inventory Guidebook” (Government Code Section 65583.2) that the City create a buffer in the sites inventory of 15 to 30 percent more capacity than required, especially for capacity to accommodate the lower-income RHNA allocation. As shown in Table 3, the City has taken this approach and assumed a 30 percent buffer across all income categories.

TABLE 3 – UNIT NEEDS BASED ON BUILT AND APPROVED UNITS (JAN. 1, 2023 – DEC. 31, 2031)

INCOME CATEGORY RHNA
RHNA
WITH
30%

CUSHION

PIPELINE PROJECTS VACANT
SITES
TOTAL

CAPACITY

SURPLUS
UNITS

SURPLUS
OF
RHNA
WITH
30%

CUSHION
Extremely Low 1,232 1,602 131 1,543 1,674 442 72
Very Low 1,233 1,603 186 1,544 1,730 497 127
Low 1,548 2,012 77 1,544 1,729 181 (283)
Moderate 2,572 3,344 353 3,112 3,519 947 175
Above Moderate 6,088 7,914 13,641 124 13,783 7,695 5,869 Total 12,673 16,475 14,388 7,867 22,435 9,762 5,960
SOURCE: CITY OF STOCKTON, 2023.

As shown in Table 3, the City has a surplus of sites available to meet its 2023-2031 RHNA allocation by income category. The current Stockton Housing Element, adopted by the City Council and reviewed and approved by HCD , has identified residential land inventory within the Land Use Element of the General Plan to meet the RHNA allocation for the current period.

EXHIBIT 1
682
EXHIBIT 2
683
A g e n d a I t e m 1 6 . 3
J u l y 2 9 , 2 0 2 5

CONTINUANCE

REQUEST FOR ANNEXATION AND PREZONING
FOR A PROPOSED 217 LOT SINGLE-FAMILY

RESIDENTIAL DEVELOPMENT AT
2560 HALL AVENUE (P23-0346)
684

LOCATION
The Project site is
located south of
E. Charter Way and
North/East of Mariposa
Road.
2560 Hall Avenue
Project
Site
685
PC Approval
CEQA Determination
Vesting Tentative Map
Planned Development
Permit
Waiver & Heritage Tree
Removal
PC Recommendation to
CC for Prezoning
City Council
Consideration
CEQA Determination
Prezoning of Site to
Residential Low Density
(RL)
Approval of a City
Services Plan
Filing of Application to
LAFCo
LAFCo
Consideration
LAFCo Hearing
Site is Annexed into City
of Stockton

PROJECT ENTITLEMENTS
686
PUBLIC

OUTREACH &

COMMENTS
4/1/2025 PUBLIC HEARING NOTICE
• Published & sent to all property owners within 300’
4/10/2025 PLANNING COMMISSION HEARING
• Hall Avenue residents expressed concerns in opposition citing traffic, biological resources, & noticing process
• Planning Commission Approved recommendation to City Council (6-0 unanimous vote) 5/7/2025 NEIGHBORHOOD MEETING
• Mostly attended by neighbors from Hall Avenue and City staff • Concerns raised about loss of neighborhood feel, heavy truck traffic during construction, wanting assurances park would be built in the project
6/25/2025 PUBLIC HEARING NOTICE
• Published & sent to all property owners within 300’
• All Hall & Learned Avenue property owners also included 7/15/2025 CITY COUNCIL MEETING
• Hall Avenue residents expressed concerns in opposition citing traffic and pedestrian safety • Item was continued to 7/29 to allow additional time for applicant to address neighborhood concerns
7/22/2025 COURTESY PUBLIC HEARING NOTICE SENT
• Published & sent to all property owners within 300’
• All Hall & Learned Avenue property owners included in addition to those within 300’ 7/26/2025 NEIGHBORHOOD MEETING #2
• All Hall Avenue residents invited to meet and discuss concerns and solutions • Notices sent to all physical addresses as well as established e-mail distribution list 687

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD Tim Lewis Land Group

MURRAY RANCH
Stockton, California

CITY COUNCIL
JULY 29, 2025
688

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 1 MURRAY RANCH

LOCATION
689

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 2 MURRAY RANCH

LOCATION
690

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 3 MURRAY RANCH
Use new colored
rendering cover shot
691

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 4 Developing a variety of homes across a spectrum of lot sizes, providing more affordable options
• Creates viable housing for the near term
• Built in accordance with City General Plan’s areas of planned growth • Varied lot sizes (45 x 80, 50 x 90 and 50 x 95)
• Affordability by design, alternative to North Stockton master plans • Creates new residential uses in District 6

MURRAY RANCH
692

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 5 MURRAY RANCH
693

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 6 MURRAY RANCH
694

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 7 MURRAY RANCH
695

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD

ROADWAY CIRCULATION
8 MURRAY RANCH
2021
696

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD

PROPOSED CONDITION
9 MURRAY RANCH
• Upon construction initiation: Access to Murray Ranch from Hall Avenue will be closed to vehicular and construction traffic, except for Emergency Vehicle Access (EVA)
• If a vehicular connection to Dr. MLK Jr. Blvd is constructed by the future northern development by the time 100 building permits are issued OR September 1, 2029, whichever is later, the EVA-only access becomes permanent
697

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD

PROPOSED CONDITION
10 MURRAY RANCH
If a vehicular connection to Dr MLK Jr Blvd. isnot constructed by the future northern development by the time 100 building permits are issued OR September 1, 2029, whichever is later, the following will occur:
• The EVA-only Connection
will be removed &
replaced with a
Roadway Connection
• Hall Ave will be opened
to through traffic,
including Murray Ranch
residents
• Three (3) Speed Humps
will be installed on Hall
Ave; location to be
determined post
neighborhood feedback
698

ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD Tim Lewis Land Group

MURRAY RANCH
Stockton, California

CITY COUNCIL
JULY 29, 2025
699

CITY COUNCIL OPTIONS
A). Uphold Planning Commission approval of the Tentative Map indicating through-street access to Murray Ranch via Hall Avenue
B.) Require a new map condition and revision to the Tentative Map to reflect emergency vehicle access (EVA) only from Hall Avenue that can be converted to permanent through-street access with traffic calming if a new roadway connection to Dr. Martin Luther King Jr. Boulevard is not constructed by other development by September 1, 2029 or 100 building permits issued (whatever is later).
700
The ODS shall prepare design plans and obtain permit approvals from the City of Stockton and San Joaquin County to construct an emergency vehicle access (EVA) at the existing terminus of Hall Avenue in accordance with City Standards; To address future cumulative traffic conditions, construction of a new roadway is needed from street access established in the Murray Ranch subdivision to Dr. Martin Luther King Jr. Boulevard, through adjacent property to the north (that is not controlled by Murray Ranch developer). If said new roadway connection is not constructed by other development by issuance of the 100th building permit in Murray Ranch or by September 1, 2029, whichever occurs later, the ODS shall be responsible for preparing design plans and obtaining permit approvals from the City of Stockton and San Joaquin County for removal of the EVA and construction of Hall Avenue as a through-street for traffic with traffic calming improvements. The ODS shall meet with the residents on Hall Avenue to discuss traffic calming design options to achieve a consensus on the preferred design for the street to be open to through traffic. A surety bond or other acceptable form of security shall be provided to the City prior to approval of a final map to assure the construction of future roadway improvements.

PROPOSED NEW CONDITION TEXT
701
Approve a
Motion
Find
Adopt a
Resolution
Authorize
the City
Manager
No further environmental review is necessary
Authorizing the filing of an annexation application with the San Joaquin Local Agency Formation Commission
To take appropriate and necessary actions to carry out the purpose and intent of the approved resolutions and ordinance.

RECOMMENDATION
Adopt an
Ordinance
The Prezoning of APNs 173-030-11 and 173-040-75 to Residential, Low (RL)
A). To Uphold the Planning Commission’s approval of the Tentative Map or, B.) Require a new map condition and revision to the Tentative Map to reflect emergency vehicle access from Hall Avenue that can be converted to permanent through-street access with traffic calming if a new roadway connection to Dr. Martin Luther King Jr. Boulevard is not constructed by other development by September 1, 2029.
702

City Council and Concurrent AuthoritiesJuly 29, 2025

City Council and Concurrent Authorities
July 29, 2025