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CONTINUANCEREQUEST FOR ANNEXATION AND PREZONING FOR A PROPOSED 217 LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT AT 2560 HALL AVENUE (P23-0346) LOCATIONThe Project site is located south of E. Charter Way and North/East of Mariposa Road. 2560 Hall Avenue Project Site
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
PUBLIC OUTREACH & COMMENTS4/1/2025 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 project6/25/2025 PUBLIC HEARING NOTICE•Published & sent to all property owners within 300’•All Hall & Learned Avenue property owners also included7/15/2025 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 concerns7/22/2025 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 ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOODTim Lewis Land GroupMURRAY RANCHStockton, CaliforniaCITY COUNCILJULY 29, 2025
ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 1 MURRAY RANCH
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ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 2 MURRAY RANCH
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Use new colored rendering cover shot
ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 4Developing a variety of homes across a spectrum of lot sizes, providingmore 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 6MURRAY RANCH
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ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD 7 MURRAY RANCH
ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD ROADWAY CIRCULATION8
MURRAY RANCH
2021
ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD PROPOSED CONDITION9
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•Upon construction initiation: Access to Murray Ranch from Hall Avenue will be closed to vehicular and construction traffic, except for Emergency Vehicle Access (EVA)•Ifa vehicular connection to Dr. MLK Jr. Blvd is constructed by the future northern development by the time 100 building permits are issued ORSeptember 1, 2029, whichever is later, the EVA-only access becomes permanent
ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOOD PROPOSED CONDITION10
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If a vehicular connection to Dr MLK Jr Blvd. isnotconstructed by the futurenorthern development by the time 100 building permits are issuedORSeptember 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 ENCINAL TERMINALS WATERFRONT MIXED-USE NEIGHBORHOODTim Lewis Land GroupMURRAY RANCHStockton, CaliforniaCITY COUNCILJULY 29, 2025
CITY COUNCIL OPTIONSA). 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).
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
Approve a Motion
FindAdopt a ResolutionAuthorize the City Manager
No further environmental review is necessaryAuthorizing the filing of an annexation application with the SanJoaquin Local Agency Formation CommissionTo take appropriate and necessary actions to carry out thepurpose and intent of the approved resolutions and ordinance.
RECOMMENDATIONAdopt an OrdinanceThe Prezoning of APNs 173-030-11 and 173-040-75 to Residential,Low (RL) A). To Uphold the Planning Commission’s approval of theTentative Map or, B.) Require a new map condition and revision tothe Tentative Map to reflect emergency vehicle access from HallAvenue that can be converted to permanent through-street accesswith traffic calming if a new roadway connection to Dr. MartinLuther King Jr. Boulevard is not constructed by other developmentby September 1, 2029.