stockton city council/robert cabral train station clock tower, 949 east channel street - opticos...

CITY OF STOCKTON PLANNING COMMISSION AGENDA

2/09/2012 Council Chambers - City Hall 6:00 PM 425 N. El Dorado Street, Stockton CA

Samuel E. Fant, Chair (District 6)

Randy Hatch, Vice Chair

(At-Large)

Steve Lopez (District 1)

Sandra Davis (District 2)

Antonio Garcia (District 3)

Ed Surritt (District 4)

Christina Fugazi (District 5)

RECORDING SECRETARY

Michael McDowell

COMMUNITY DEVELOPMENT DEPARTMENT 345 NORTH EL DORADO STREET PERMIT CENTER STOCKTON, CA 95202-1997 (209) 937-8266

Agendas, staff reports and minutes can be viewed on the City of Stockton web site

http://www.stocktongov.com/government/oMeetings/boardComMeetings.html

DISCLOSURE OF CAMPAIGN CONTRIBUTIONS: State legislation requires disclosure of campaign contributions of $250 or more, made to any Planning Commissioner, by any person who actively supports or opposes any application pending before the Planning Commission, and such person has a financial interest in the decision. Active support or opposition includes lobbying a Commissioner and/or testifying for or against such an application. Any person having made a $250 or larger contribution within the preceding 12 months must disclose that fact during the public hearing or on said application.

The official City Planning Commission policy is that applications pending before this Commission should not be discussed with the Commission members outside of a public hearing. If any representations are made privately, they must be identified and placed in the public record at the time of the hearing.

If you challenge the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

NOTE: All proceedings before the City Planning Commission are conducted in English. The City of Stockton does not furnish interpreters and, if one is needed, it shall be the responsibility of the person(s) needing one.

CONSENT ITEMS: Information concerning the consent items have been forwarded to the Planning Commission prior to the meeting. Unless a Planning Commissioner or member of the audience has questions concerning a particular item and asks that it be removed from the Consent Calendar, the items are approved at one time by a roll call vote. Anyone wishing to speak on a consent item or public hearing item, please complete a “Request to Speak Card” and submit it to the Recording Secretary prior to the meeting.

* For any person wishing to address the Planning Commission on any planning matter not on the printed agenda. Chairperson may set time limit for individual speakers/groups.

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CITY OF STOCKTON PLANNING COMMISSION

AGENDA

2/09/2012 6:00 PM

1. CALL TO ORDER / ROLL CALL

2. PLEDGE TO FLAG

3. ELECTION OF OFFICERS

4. CONSENT AGENDA

4.01) Approval of the minutes for the meeting of December 8, 2011

5. PUBLIC HEARINGS/ENVIRONMENTAL ASSESSMENTS

5.01) Public hearing regarding the requests of Stockton Auto Center Association for an Initial Study/Negative Declaration and an Amendment to the Stockton Municipal Code to modify Section 16.20.020/Table 2-2, Allowable Land Uses, and Section 16.24.120.A, Commercial, Auto Zoning District Standards, to allow a variety of land uses not currently permitted within the zone (P11-151)

6. OTHER BUSINESS

7. COMMUNICATION

8. COMMUNITY DEVELOPMENT REPORT

9. COMMISSIONERS’ SUGGESTION

10. AUDIENCE PARTICIPATION*

11. COMMISSIONERS’ RESPONSE

12. ADJOURNMENT

The next meeting of the Planning Commission is scheduled for March 8, 2012.

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Roll Call 6:01 PM Present: Commissioner Davis Commissioner Fugazi Commissioner Garcia Commissioner Surritt Vice Chair Hatch Chair Fant Excused: Commissioner Lopez

Motion: Approve the minutes for the meeting of November 10, 2011. Moved by Commissioner Fugazi, seconded by Vice Chair Hatch Vote: Motion carried 6-0 Yes: Commissioner Davis, Commissioner Fugazi, Commissioner Garcia, Commissioner Surritt, Vice Chair Hatch, and Chair Fant. Absent:Commissioner Lopez.

"The Great Combine" Sculpture, Hammer Lane/Alexandria Place - Wayne Chabre

MINUTES PLANNING COMMISSION DECEMBER 8, 2011

CITY HALL CITY COUNCIL CHAMBERS STOCKTON, CALIFORNIA

1. CALL TO ORDER / ROLL CALL 6:00 PM

2. PLEDGE TO FLAG 6:00 PM

3. CONSENT AGENDA 6:01 PM

3.01) Approval of the minutes for the meeting of November 10, 2011 6:01 PM

5. OTHER BUSINESS 6:02 PM

5.01) Awards of Excellence - Presentations 6:02 PM

Page 1 of 6Planning Commission Meeting December 8, 2011

Fish Railing and Bicycle Racks, Joan Darrah Marina - Eric Powell Aquatic-Themed Artworks, Stockton Channel Promenade - Wayne Chabre Kinetic Sculptures, Stockton Channel Promenade - Mark White "Airborne 2009", Stockton Channel Promenade - Moto Ohtake Stockton Intercollegiate Schools, 1 North Sutter Street - Cort Tower, LCC and San Joaquin al Estate Company, LLC Edison High School - Charles Magnasco Athletic Stadium 1425 South Center Street - Edison High School Athletic Sports Complex, 1621 Brookside Road - A.A. Stagg High School Alex and Jeri Vereschagin Alumni House, 3601 Pacific Avenue - University of the Pacific Yosemite Street Shopping Center, 920 North Yosemite Street - Golden Age Senior Daycare Services Yosemite Street Shopping Center, 924 North Yosemite Street - Dervi Castellanos Architecture Yosemite Street Shopping Center, 915 North Yosemite Street - Yosemite Meat Market and Deli Yosemite Street Shopping Center, 923 North Yosemite Street - Tibon’s Goju Ryu Fighting Arts Yosemite Street Shopping Center, 929 North Yosemite Street - California Electronics Yosemite Street Shopping Center, 935 North Yosemite Street - China Village Restaurant Yosemite Street Shopping Center, 937 North Yosemite Street - Forty-Nine Drug Company Yosemite Street Shopping Center, 939 North Yosemite Street - B and E Liquor Compassion Garden, 2274 East Fremont Street - Vietnamese Buddhist Association of Stockton Compassion Garden, 2274 East Fremont Street - WMB Architects Williams Brotherhood Park, 2040 South Airport Way - WMB Architects


Sienna Terrace Apartments, 4215 North Pershing Avenue - Lee-Jagoe Architecture, Inc Sienna Terrace Apartments, 4215 North Pershing Avenue - San Joaquin Housing Investment Group, LLC Robert Cabral Train Station Clock Tower, 949 East Channel Street - Opticos Design, Inc Robert Cabral Train Station Clock Tower, 949 East Channel Street - San Joaquin Regional Rail Commission

The public hearing was declared open and the Affidavit of Mailing was filed. Planning Manager Richard Larrouy summarized the staff report with the aid of a PowerPoint presentation (filed); staff recommended proposed additional Condition 34 (filed) Chair Fant called for the applicant Mike Hakeem, attorney for the applicant, spoke on behalf of the project. Rick Powell of Stockton Recycling spoke on behalf of the project - de-odorizing system; the State of California inspection process Charles Simpson of Kleinfelder spoke on behalf of the project - public meeting with the community; no written comments were submitted at the meeting The following spoke in favor of the Use Permit and rezoning: Edward Figueroa, St. Mary’s Interfaith Community Services Chief Executive Officer; Ron Scatena, Allied Waste; Dave Vaccarezza, California Waste Recovery Systems; John R. Reynolds; Lecletus Griffin; Charles Munoz; and Leon Brown The following spoke in opposition to the Use Permit and rezoning: Rosemary Herrera; Luis Cruz; Rob King, former General Manager of the East Stockton Transfer and Recycle Station; Rocio Quinones; Sophia Golde; Anna M. Martin; Sam Gallardo; and Carter Little

4. PUBLIC HEARINGS/ENVIRONMENTAL ASSESSMENTS 6:39 PM

4.01) Public hearing regarding the request of J.H. Williams East, LLC for anInitial Study/Mitigated Negative Declaration, a Rezone and a Use Permit toallow the expansion of an existing recycling facility and transfer station at2435 East Weber Avenue (P10-365) 6:40 PM


Mike Hakeem, attorney for the applicant, spoke on rebuttal to address the concerns raised by the opponents; and agreed to the proposed added Condition #34. No one else wishing to be heard, the public hearing was declared closed. Motion: Approve the request of J.H. Williams East, LLC for an Initial Study/Mitigated Negative Declaration, a Rezone and a Use Permit allowing the expansion of an existing recycling facility and transfer station at 2435 East Weber Avenue (P10-365) as amended to include: MODIFIED CONDITION: 24. There shall be a three-month, six-month, and one-year review of this Use Permit. The surrounding neighborhood shall be notified, at the operator's expense, of the required reviews and staff shall notify the Planning Commission in writing of the results of the reviews. ... ADDED CONDITION: 34. Prior to construction the owner/applicant shall acquire the parcel located at 2376 East Weber Avenue or otherwise attenuate the project’s potential noise impacts identified in the Initial Study/Proposed Final Mitigated Negative Declaration to a less than significant level, in compliance with City noise standards and the California Environmental Quality Act. Moved by Commissioner Surritt, seconded by Vice Chair Hatch The public hearing was declared reopened. Mike Hakeem, attorney for the applicant, appeared in order to agree to the proposed modified Condition #24 and respond to questions raised by the commissioners. Rick Powell of Stockton Recycling appeared in order to respond to questions from the Commissioners Chair Fant declared the public hearing closed. Motion: Approve the Call for the Vote. Moved by Commissioner Davis, seconded by Vice Chair Hatch Vote: Motion failed 3-3 Yes: Commissioner Davis, Commissioner Surritt, and Vice Chair Hatch. No: Commissioner Fugazi, Commissioner Garcia, and Chair Fant. Absent:Commissioner Lopez. Chair Fant declared the public hearing reopened.


Rick Powell of Stockton Recycling appeared in order to respond to questions from the Commissioners Chair Fant declared the public hearing closed. Vote: Motion carried 4-2 Yes: Commissioner Davis, Commissioner Surritt, Vice Chair Hatch, and Chair Fant. No: Commissioner Fugazi, and Commissioner Garcia. Absent:Commissioner Lopez.

The public hearing was declared open and the Affidavit of Mailing was filed. Planning Manager David Stagnaro summarized the staff report with the aid of a PowerPoint presentation (filed). Chair Fant called for the applicant. Mike Hakeem, attorney for the applicant, appeared in order to speak on behalf of the project and respond to questions. Levi Singleton, applicant, American Property Development Regional Manager - spoke on behalf of the project. No one wished to speak in favor of the Use Permit. The following spoke in opposition to the Use Permit: Richard Shaffer MAA and Daniel Contreras Mike Hakeem, attorney for the applicant, spoke on rebuttal and addressed the concerns raised by the opponents. No one else wishing to be heard, the public hearing was declared closed. Motion: Approve 4.02) Public hearing regarding the request of American Real Estate Fund, LLC for a Use Permit to allow the construction of a 449-unit apartment complex, in two phases, for property located at the southwest corner of Morada Lane and North State Route 99, West Frontage Road (P11-221) Moved by Vice Chair Hatch, seconded by Commissioner Surritt Vote: Motion carried 5-0

4.02) Public hearing regarding the request of American Real Estate Fund, LLCfor a Use Permit to allow the construction of a 449-unit apartment complex, in two phases, for property located at the southwest corner of MoradaLane and North State Route 99, West Frontage Road (P11-221) 9:00 PM


Yes: Commissioner Fugazi, Commissioner Garcia, Commissioner Surritt, Vice Chair Hatch, and Chair Fant. Absent:Commissioner Davis, and Commissioner Lopez.

None

None

None

None

Commission Fugazi to staff - Hi & Bye Market advertisement in the Penny Saver; what is the condition for floor space dedicated to liquor; staff will follow-up Chair Fant to staff - hookah bar on Miracle Mile next to Kinder’s Meat Deli BBQ; there was smoking on the patio; there was a party in the basement; Neighborhood Services will follow-up

6. COMMUNICATION 9:28 PM

7. COMMUNITY DEVELOPMENT DIRECTOR’S REPORT 9:28 PM

8. COMMISSIONERS’ SUGGESTION

9. AUDIENCE PARTICIPATION* 9:29 PM

10. COMMISSIONERS’ RESPONSE 9:29 PM

11. ADJOURNMENT 9:32 PM


EXHIBIT 1

STAFF REPORT P.C. Agenda February 9, 2012

STAFF REPORT

Item 5.01: PUBLIC HEARING – Initial Study/Negative Declaration and Municipal Code Amendment Case No. P11-151, Stockton Auto Center Association Data: The Stockton Auto Center Association is requesting approval of an Initial Study/Negative

Declaration and an Amendment to Title 16 of the Stockton Municipal Code (SMC) that would modify Section 16.20.020, Table 2-2, “Allowable Land Uses and Permit Requirements” and SMC Section 16.24.120.A, “Commercial, Auto Zoning District Standards,” in order to expand the uses allowed within the CA (Commercial, Auto) zoning district. The CA zoning district is primarily concentrated within the Stockton Auto Mall along Auto Center Circle; however, several CA-zoned parcels are also located along the north and south sides of East Hammer Lane and at the northwest corner of the intersection of West Lane and Fulton Avenue (See Exhibit 3, pages 1 and 2).

General Plan: The General Plan designates these parcels for Commercial and Industrial uses. Environmental Clearance: Staff has prepared, circulated and is recommending approval of

an Initial Study/Proposed Negative Declaration (P11-151). Pursuant to Sections 15071 and 15074 of the State CEQA Guidelines, the Initial Study/Proposed Negative Declaration must be adopted prior to any approval for the proposed project. (Exhibit 2).

Discussion:

Background On September 13, 1984, the City Council established the C-A (Commercial, Auto) zoning district with the intention of providing an appropriate physical and economic environment for new automobile dealerships. All uses proposed to be located within the C-A zoning district were subject to Use Permit approval in order to ensure that they would be designed and operated so as to be compatible with existing and proposed surrounding land uses. In the following year, on June 4, 1985, the Planning Commission approved a Use Permit (UP98-84) to allow the development of the Stockton Auto Center, located on 75 acres at the southeast corner of Hammer Lane and the Union Pacific Railroad (former Southern Pacific Railroad) line. The Auto Center was intended to be designed similar to and provide many of the conveniences of an integrated retail shopping center with individual auto dealerships and ancillary services concentrated around a common area. Over the last 27 years, automobile dealerships and related uses within the Stockton Auto Center proper and on other CA-zoned properties, in general, have enjoyed varying

Stockton Auto Center Association Staff Report P11-151 February 9, 2012 Page 2

degrees of success. Fluctuations in business have occurred in relation to upward and downward shifts in the economy, such as the current recession. However, the applicant’s proposal suggests, and staff concurs, that the current decline in the success of the Auto Center, in particular, is the result of several factors including, the nationwide recession, an overall decline in auto-sales, an increase in the number of alternatives for purchasing vehicles (including use of the internet), the limited effectiveness of single-purpose auto malls and visibility. Out of a total of approximately 117 acres of CA-zoned property within the Auto Center, four developed parcels are vacant. Three more undeveloped CA-zoned parcels located outside of the Auto Center are also vacant. Combined, approximately 40-percent of all CA-zoned property is currently vacant (Exhibit 4, pages 1-3). This challenge, while certainly not unique to Stockton, is one that must be addressed in order to provide additional opportunities for the sustainable economic development of CA zoned property. The applicant informed staff of local examples, including the cities of Turlock and Folsom, and elsewhere (Irvine, CA; Tucson, AZ) where allowable land uses for automotive focused zoning districts were expanded to include a variety of compatible uses due to auto malls having lost automobile dealerships and/or never being fully utilized. The applicant and staff agree that a renewed commitment to the auto mall concept and appropriate modifications to the land use provisions of the CA zoning district in a manner similar to other jurisdictions, are both necessary steps to stabilize the long-term viability of the Stockton Auto Center. Current Application In an effort to respond to these challenges and to strengthen the economic vitality of the Auto Center, in particular, and all CA zoned properties, in general, the applicant consulted with staff and is proposing an Amendment to Title 16 of the SMC to modify Section 16.20.020, Table 2-2, “Allowable Land Uses and Permit Requirements,” by expanding the list of allowable uses within the CA zoning district and identifying specific permit requirements for each allowable land use. In several instances the recommended permit requirements are consistent with those of more traditional commercial zoning districts. For a few land uses, the proposal includes more extensive review procedures intended to ensure adequate review and input for projects which may have potential impact on surrounding uses. However, for the majority of proposed new land uses, the recommendation is for a more streamlined approach that accommodates quicker plan review procedures, while maintaining staff’s ability to impose conditional requirements, when necessary. Under the proposal, the majority of new allowable uses would be evaluated on a case-by-case basis and require approval of either a Land Development Permit or an administrative/staff-level Use Permit, while a few would require a Planning Commission Use Permit. Further, several land uses are proposed to be permitted as by-right uses. All of the proposed allowable land uses were selected in consultation with staff, based on the following attributes: automotive related, similar intensity, complimentary nature and general compatibility with a commercial zone. The applicant, while understanding the importance of maintaining a CA specific zoning district, anticipates there are numerous benefits of allowing over three dozen new land uses within the CA zone. Potential


benefits include utilization of vacant property with compatible uses, increased traffic/visibility for existing businesses and flexibility of land use, while providing for the continued use of the majority of properties for automobile and other vehicle sales and services. The applicant is proposing the following amendments to the CA column of Table 2-2 (highlighted in yellow):


Staff has evaluated the applicant’s proposed modifications to Table 2-2, “Allowable Land Uses and Permit Requirements,” and is supportive of allowing the proposed complimentary land uses in the CA zoning district. The proposed modifications would help to support the local economy, while preserving the City’s ability to make sound and deliberate land use decisions on a case-by-case basis through land use permit approval procedures. However, staff also recognizes the importance of maintaining a focused zoning district where the majority of land uses are related to the sale, lease or rental of new and/or used automobiles and other vehicles in a centralized location. By recommending the adoption of specific CA zoning district standards designed to limit the number of land uses that are not directly related to the sale, lease, or rental of new and/or used automobiles and other vehicles, staff intends to maintain the integrity of the district and the availability of property for such purposes. Therefore, staff has proposed and the applicant has agreed to amend SMC Section 16.24.120.A CA (Commercial, Auto) zoning district standards as follows: A. Purpose. At least 51 percent of all ny use of land uses approved within the CA

(Commercial, Auto) zoning district in compliance with Section 16.20.020 (Allowable land uses and permit requirements) shall be directly related to the sale, lease, or rental of new and/or used automobiles and other vehicles, boats, and recreational vehicles or other motor vehicle related uses.

Neighborhood Meeting In compliance with the provisions of SMC Section 16.88.025, which require a neighborhood meeting for any application requiring action by the City Council, the applicant held a public meeting on Monday, November 28, 2011, at 6:30 p.m. in the Stockton Auto Mall community center building, which is located at 3158 Auto Center Circle. Notices were mailed by the applicant to 414 property owners and occupants. In addition to City staff and the project team, one person attended the meeting and asked questions related to the long term development of property adjacent to the Auto Mall, but not related to the proposed Code Amendment.

The proposed Code Amendment has been circulated for review to City departments and agencies and public notice, in the form of a legal ad, has been given in accordance with


applicable provisions of Stockton Municipal Code Section16.88.030, “Public Hearing Notices.” To date, no objections have been received regarding the proposed Code Amendment application.

Recommendation: Approval of a recommendation that the City Council approve an Initial

Study/Negative Declaration and a Municipal Code Amendment based on the following findings:

Recommended Findings for the Initial Study/Negative Declaration: Consideration and

approval of the Initial Study/Negative Declaration (P11-151), based upon the following findings:

1. The Initial Study/Negative Declaration has been completed in compliance with

the California Environmental Quality Act (CEQA), State CEQA Guidelines and City of Stockton Guidelines for the Implementation of CEQA.

2. The Initial Study/Negative Declaration has been reviewed and considered prior to

any related project approvals, reflects the City’s independent judgment and has been found to be adequate for said approvals.

3. Based on the review of the Initial Study/Negative Declaration, consideration of all

written and oral comments received, the project will not have a significant effect on the environment.

Recommended Findings for the Municipal Code Amendment: Consideration and approval of the Proposed Municipal Code Amendment (P11-151), based upon the following findings:

1. The subject code amendment ensures and maintains internal consistency with general land uses, objectives, policies, programs and actions of all elements of the General Plan on balance and would not create any inconsistencies within the Development Code;

2. The subject code amendment will not endanger, jeopardize or otherwise

constitute a hazard to the public convenience, health, interest, safety or general welfare of persons residing or working in the City; and

3. The subject code amendment would be internally consistent with other applicable

provisions of the Development Code. January 31, 2012 Note: Staff reports are prepared well in advance of the Planning Commission consideration of

the proposal and reflect the staff's view based on the best available information at the time the report was formulated. Evidence submitted during the course of the public hearing may require a re-evaluation of the staff's position.

The staff report was prepared by Senior Planner Adam Brucker. ::ODMA\GRPWISE\COS.CDD.CDD_Library:93544.1

CITY OF STOCKTON ENVIRONMENTAL INFORMATION AND INITIAL STUDY

FOR

THE PROPOSED

AMENDMENT TO THE COMMERCIAL AUTO (CA) ZONING DESIGNATION

PREPARED BY WADE ASSOCIATES

URBAN AND ENVIRONMENTAL PLANNING

NOVEMBER 2011

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NEGATIVE DECLARATION

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EXHIBIT 2

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ERRATA

The General Information/Project Description (Section A.6) is modified to make clear that the proposed CA

zone amendment requires that not less than 51% of the uses shall be auto related. The modification is

necessary for consistency with the proposed Development Code Amendment and the modification is

expected to maintain the integrity and spirit of the CA zoning district, while allowing the flexibility to

accommodate other uses. The modification is shown below in italics and underline.

A. GENERAL INFORMATION/PROJECT DESCRIPTION 6. General Project Description: (Describe the whole action, including later phases of the project

and any secondary, support, or offsite features necessary for its implementation. Attach additional sheets if necessary.)

The proposal is to amend SMC section 16.20.020 "Allowable land uses and permit requirements" to augment the land uses allowed in the Commercial Auto (CA) Zoning Designation in order to facilitate increased opportunities for economic use of properties in this designation.

SMC 16.24.120.A., currently requires all land uses within the CA zone to be automotive related. The proposed language at the beginning of this section shall be modified to read:

"Purpose. At least 51 percent of all land uses approved within the CA (Commercial, Auto) zoning district in compliance with Section 16.20.020 (Allowable land uses and permit requirements) shall be directly related to the sale, lease, or rental of new and/or used automobiles and other vehicles, boats, and recreational vehicles or other motor vehicle related uses."

C. ENVIRONMENTAL SIGNIFICANCE CHECKLIST The modification would not affect the finding of “No Impact” in the Environmental Checklist Item 9, Land Use and Planning. The proposed modification would require that not less than 51% of the uses be auto related as they are in the current CA zone. The additional uses permitted in the CA zone would be consistent with the Stockton General Plan as stated in Item 9.b. The CA zone designation is compatible with the Stockton General Plan 2035 as defined in the Commercial

General Plan designation, (SMC Chapter 16.16.020 Table 2-1). The additional land uses proposed are retail and service commercial uses compatible with the Commercial General Plan designation.

ENVIRONMENTAL INFORMATION AND INITIAL STUDY: AMENDMENT TO THE COMMERCIAL AUTO (CA) ZONING DESIGNATION

i

TABLE OF CONTENTS

A. GENERAL INFORMATION/PROJECT DESCRIPTION .........................................................................1

B. PROJECT SITE CHARACTERISTICS.....................................................................................................5

C. ENVIRONMENTAL SIGNIFICANCE CHECKLIST................................................................................14 1. AESTHETICS....................................................................................................................................15

2. AGRICULTURAL RESOURCES .....................................................................................................15

3. AIR QUALITY ....................................................................................................................................16

4. BIOLOGICAL RESOURCES............................................................................................................16

5. CULTURAL RESOURCES...............................................................................................................17

6. GEOLOGY AND SOILS ...................................................................................................................18

7. HAZARDS AND HAZARDOUS MATERIALS .................................................................................19

8. HYDROLOGY AND WATER QUALITY ..........................................................................................20

9. LAND USE AND PLANNING ...........................................................................................................21

10. MINERAL RESOURCES..................................................................................................................21

11. NOISE................................................................................................................................................22

12. POPULATION AND HOUSING .......................................................................................................22

13. PUBLIC SERVICES..........................................................................................................................23

14. RECREATION...................................................................................................................................23

15. TRANSPORTATION/TRAFFIC........................................................................................................24

16. UTILITIES AND SERVICE SYSTEMS............................................................................................24

17. GLOBAL CLIMATE CHANGE..........................................................................................................25

18. MANDATORY FINDINGS OF SIGNIFICANCE..............................................................................28

D. EARLIER ANALYSIS...............................................................................................................................28

E. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ...............................................................29

F. OTHER REFERENCES AND PERSONS CONSULTED......................................................................29

G. DETERMINATION ...................................................................................................................................29

LIST OF EXHIBITS

EXHIBIT 1 LOCATION OF CA DESIGNATED PARCELS ..............................................................7

EXHIBIT 2 GENERAL PLAN DESIGNATIONS ...............................................................................8

EXHIBIT 3 ZONING DESIGNATIONS ..............................................................................................9

EXHIBIT 4(A/B) AERIAL DEPICTING ADJACENT LAND USE....................................................... 10/11

STOCKTON ENVIRONMENTAL INFORMATION AND INITIAL STUDY FORM

(Pursuant to Cal. Code of Regulations, Title 14, Sections 15063-15065)

INITIAL STUDY FILE NO: IS P11-151 EIR FILE NO: ___

INITIAL STUDY FILING DATE: ___

LEAD AGENCY

City of Stockton Community Development Dept. Planning Division 345 North El Dorado Street Stockton, CA 95202 (209) 937-8266

Note: The purpose of this document is to describe the project, its environmental setting, any potentially significant adverse

environmental impacts which may be caused by the project or which may affect the project site and/or surrounding area, and any mitigation measures which will be incorporated into the project. Please complete all applicable portions of Section A (General Information/Project Description) and as much of Section B (Project Site Characteristics) as possible. If a question is not applicable, then, respond with "N/A". After completing Sections A and B, please sign the certification following Section B and attach any supplemental documentation and exhibits as deemed necessary. The completed form and applicable fees should be filed at the above-noted Lead Agency address. PLEASE TYPE OR PRINT IN DARK INK.

A. GENERAL INFORMATION/PROJECT DESCRIPTION (Completed by Applicant)

1. Project Title: AMENDMENT TO THE COMMERCIAL AUTO (CA) ZONING DESIGNATION

2. Property Owner(s): Stockton Auto Center Association

Address: 3158 Auto Center Circle, Suite A

Stockton, CA Zip 95212 Phone (209 ) 444-7420

3. Applicant/Proponent: Stockton Auto Center Association

Contact Person: Bob Zamora

Address: 3158 Auto Center Circle, Suite A

Stockton, CA Zip 95212 Phone (209 ) 444-7420

4. Consulting Firm: Wade Associates, Urban and Environmental Planning Contact Person: David Wade, AICP

Address: 777 Campus Commons Road, Sacramento CA Zip: 95825 Phone ( 916 ) 565-7629

5. Project Site Location:

a. Address (if applicable) or Geographic Location: Multiple addresses.

b. Assessor's Parcel Number(s): Multiple parcel numbers, please see attached list.

c. Legal Description [Attach metes and bounds (bearings and dimensions) description and corresponding map(s) or list existing lots of record from recorded deed]: Please see attached Exhibit 1 identifying affected parcels.

6. General Project Description: (Describe the whole action, including later phases of the project and any

secondary, support, or offsite features necessary for its implementation. Attach additional sheets if necessary.) The proposal is to amend SMC section 16.20.020 "Allowable land uses and permit requirements" to augment the land uses allowed in the Commercial Auto (CA) Zoning Designation in order to facilitate increased opportunities for economic use of properties in this designation.

7. Applications Currently Under City Review: Amendment to the Commercial Auto (CA) Zoning Designation

File Number(s): P11-151 8. Other permits/reviews required by the City, County, State, Federal or other agencies for project implementation:

n/a Agency: Permits/Reviews:


2

9. Describe proposed General Plan (GP) amendments and/or prezoning/rezoning (Zoning) requests, if applicable: Existing GP Designation Proposed GP Designation Acres Existing Zoning Proposed Zoning ACommercial or Industrial no change 125.8 Commercial Auto no change 125.8 It is noted that an apparent inconsistency in General Plan and zoning designations is depicted at two locations in comparison of Exhibits 2 and 3. The CA zone designation is consistent with the Commercial General Plan designation, (SMC Chapter 16.16.020 Table 2-1), but Low Density Residential General Plan designation appears north of Hammer Lane, and the Industrial General Plan designation is on the two CA zone designated parcels on West Lane.

10. Describe any site alterations which result from the proposed project: (Address the amount and location of

grading, cuts and fills, vegetation/tree removal, alterations to drainage, removal of existing structures, etc.) No specific site alterations are proposed with this amendment to the CA zone designation. Future applications to develop new uses under the proposed changes to the permitted uses in the CA zone may involve removal or modification of existing structures, but the existing CA zoned properties are currently in fully developed commercial or industrial areas with street frontage and are generally flat, improved properties. Future applications may involve grading, drainage or other improvements that would be addressed in specific site applications at that time.

11. Specific Project Description/Operational Characteristics:

a. Describe Proposed Commercial, Industrial, Institutional, and Recreational Uses (all non-residential uses): The proposed amendment to the CA would allow additional uses not permitted in the current zone. Additional allowable land uses are identified in the following Table 2-2 excerpted from the Stockton Municipal Code Chapter 16.20 ALLOWABLE LAND USES AND PERMIT REQUIREMENTS. These proposed uses are highlighted in yellow and the conditions of use, typically "L ", Land development permit required; "A", Administrative use permit required, or "C", Commission use permit required, is shown in the column heading CA. Please note that the following table includes only the proposed amendments. Please refer to Table 2-2 of Stockton Municipal Code Chapter 16.20 ALLOWABLE LAND USES AND PERMIT REQUIREMENTS for a list of other allowed uses). Where new uses are added the Specific Use Standard shown in the right column shall apply. These additional uses are as follows:

TABLE 2-2 (Proposed Amendment) ALLOWABLE LAND USES AND PERMIT REQUIREMENTS

PERMIT REQUIREMENT BY ZONING DISTRICT LAND USES

RE RL RM RH CO CN CG CD CL CA IL IG PT PF OS

SPECIFIC USE

STANDARDS

BUSINESS AND PROFESSIONAL USES

Banks and financial services

L P P P P L P

Business support services P P P P L P P

Offices L A P P P L A A P L 16.80.240

INDUSTRY, MANUFACTURING & PROCESSING USES

Printing and publishing P L P P P L 16.80.170

Research and development (R&D)

A L P P P L 16.80.170

RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES

Activity centers A A A A A A A A A L A L C

Auditoriums, meeting halls, and theaters

A A A A L L

16.24.080(B)(2), 16.24.090(B), 16.24.110(D), 16.24.180(D)

Bridge clubs and non-gambling board games

P P P P P L

Clubs, lodges, and private meeting halls

A A A A A L A P A

Commercial amusement facilities

A A A A A A

Equipment repair and maintenance training

P P A P L

Specialized education and training

A A P P P A P P L


3

TABLE 2-2 (Proposed Amendment) ALLOWABLE LAND USES AND PERMIT REQUIREMENTS

PERMIT REQUIREMENT BY ZONING DISTRICT LAND USES

RE RL RM RH CO CN CG CD CL CA IL IG PT PF OS

SPECIFIC USE

STANDARDS

Vehicle repair and maintenance training

P A P P P L

Indoor recreation facilities A A A A A P L

Libraries and museums C C C L A P P P L L L A

Outdoor commercial recreation facilities

C C C C C A

Religious facilities A A A A L A L L A L L L 16.80.080

Studios L P P P P L

RETAIL TRADE

Artisan shops C P P P P L P

Construction, farm & heavy equipment sales

A P P P 16.80.330

Furniture, furnishings, and appliance stores

C P P P P P P 16.80.330

Mobilehome sales A P 16.80.330

Nurseries and garden supply stores

A A P P P A P 16.80.330

Restaurants C P P P P L P 16.80.250

Retail stores C P P P P A P 16.80.330

Pet grooming A P P P P L

Training facilities A L L L L L

Veterinary clinics and animal hospitals

A C L L P L L 16.80.370

Parking facilities C C C A A P P P P P P L 16.64.080

Vehicle storage L L L L P L

Child care centers C C C C C A A A A A A L 16.80.100

Equipment rental L P A P P

Cemeteries C C C C C C C C C C C

Mortuaries and funeral homes

C C C A A A

Health/fitness facilities P P P P L

Ambulance service A P P P L P P L

Clinics and laboratories L A P P P L P L

Personal storage facilities (mini-storage)

A L L P P P 16.80.200

Repair services P P P P P P

TRANSPORTATION AND COMMUNICATIONS USES

Broadcasting studios A P P A P P P L

Public institutions C C C C C C C C C C C C L L

Lan

Key: P = Use permitted L = Land development permit required A = Administrative use permit required C = Commission use permit required E=Use not allowed, except under special circumstances Empty box = Use not allowed Notes: See Section 16.20.020 for an explanation of the table and each land use permit requirement.

A use permit shall be required of any new commercial, industrial, institutional, or accessory use, or major addition that involves the manufacture, storage, handling, or processing of hazardous materials in compliance with Section 16.36.080 (Hazardous materials).


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Development Permit (L). All land uses shown as “L” in the table that require construction of new structures or improvements, the expansion of an existing facility, or a change to a more intensive use, as determined by the Director, require the approval of a land development permit (Chapter 16.136). If there will be no construction, expansion of an existing facility, or a change to a more intensive use, the use is allowed without a new land development permit. Administrative Use Permit (A). All land uses shown with an “A” in the tables are allowed subject to the approval of an administrative use permit (Chapter 16.172). If there is an existing use permit for the use and there will be no new construction or expansion of an existing facility, no new use permit shall be required. Commission Use Permit (C). All land uses shown with a “C” in the tables are allowed subject to the approval of a commission use permit (Chapter 16.172). If there is an existing use permit for the use and there will be no new construction or expansion of an existing facility, no new use permit shall be required.

Structure Required Parking (1) Proposed Land Use(s) Zoning Acreage Sq. Ft. Parking Provided See above Table 2-2 (2) Describe project phasing (location/timing): No specific change in use is proposed at this time on any

property. Applications for specific changes in use and/or development or redevelopment of properties in the CA zone designation may occur from time to time.

(3) Days/Hours of operation: n/a. In the absence of a specific application no information is available on

days/hours of operation. ; Work shifts per day: n/a (4) Total number of employees: n/a ; Number of employees per work shift: n/a (5) Number of company vehicles/trucks: n/a (6) Estimated number of vehicle trip ends (TE) per day generated by project: Trucks n/a TE/Day;

Passenger Vehicles, n/a TE/Day; Total, n/a TE/Day. (7) Estimated maximum number of TE/Day based on proposed General Plan Designation: TE/Day,

and/or Proposed Zoning: TE/Day The proposed amendment would not change the General Plan or Zoning on any of the affected parcels. Therefore the assumptions of TE/Day would not be affected. However, the total number of TE/Day and the distribution of those TE throughout the day may vary from that typically associated with auto sales use currently permitted in the CA zone. Therefore, a focused traffic analysis may be required for specific use applications subject to a Land Development, Administrative Permit, or Commission Use Permit.

(8) Will land use-related noise produced on site exceed adopted noise standards (i.e.: 45 Leq dB during

nighttime or 55 Leq dB during daytime hours at nearest residential property line; 75 Lmax dB at nearest commercial property line; and/or 80 Lmax dB at nearest industrial property line)? Yes __ No X The land uses added to the CA zone designation are primarily retail and services in nature and are not anticipated to result in noise levels that exceed adopted noise standards. If yes, describe sources and levels of noise:

(9) Other operational or design characteristics: The specific operational or design characteristics of

new uses are unknown. The reuse of existing auto sales buildings is likely. New buildings or modification to existing buildings will be subject to further review under the applicable permitting requirement.

b. Describe Proposed Residential Land Uses: [Check ( ) or specify applicable types]

n/a No residential use is permitted in the CA zone. Conventional 1-F __, 2-F__, or 3-F __; PURD __; Condominiums __; Townhouses __ Apartments __; Dormitory/Rooming/Boarding Houses __; Elderly Apartments __; Residential Care Facility __; Employee Housing __; Mobile Homes __; Motel/Hotel/B&B; Extended Stay/Single Rm. Occupancy Facilities__; Other __ (1) Residential Land Use Summary: Type of Unit Zoning Acreage Proposed Units Units/Acre Max. Units Allowed Max. Density (2) Describe Project Phasing:


5

(3) Population Projection for Proposed Project: = Projected Population Density (Persons/Unit): = (4) Student Generation Projected for Proposed Project: = Projected Student Density (K-12 Students/Unit): = (5) Estimated total number of vehicle trip ends (TE) per day generated by proposed project: = (6) Estimated maximum number of TE/Day based on proposed General Plan Designation: TE/Day,

and/or Proposed Zoning: TE/Day

12. Will the project generate any substantial short-term and/or long-term air quality impacts, including regional/cumulative contributions? Yes ___ No X. The additional uses proposed in the CA zone are retail or service uses that will not include unusual stationary source emissions. Construction emissions may result from new building construction or modification of existing buildings, but site improvements requiring grading will be minimal. Such improvements would be subject to further review and analysis under required permit approvals. Mobile source emissions may differ from the strictly auto sales uses currently permitted due to different hours of operation, peak sales hours, and sales (traffic) volumes. Such differences cannot be identified in the absence of specific use applications. If so, estimate the type and amount of emissions below (e.g., tons per year of PM10, ROG, Nox, and CO): a. Construction Emissions: b. Stationary Source Emissions: c. Mobile Source Emissions:

B. PROJECT SITE CHARACTERISTICS (Completed by Applicant and/or Lead Agency, as applicable):

1. Total Site Acreage (Ac.) (or) Square Footage (S.F.): S.F. 125.8 Ac. 2. Ex. General Plan Designations Acres Ex. Zoning (City or County) Acres Commercial 125.8 Commercial Auto (CA) 125.8 . Identify and describe any specific plans, redevelopment areas, and/or other overlay districts/zones which are

applicable to the project site: The parcels are not within any specific plan areas or overlay zone district. Parcels 115-30-050 and 115-30-049 on West Lane are within the North Stockton Redevelopment Project Area.

4. Identify Existing On-Site Land Uses and Structures: Acres or Sq. Ft.: Existing on-site land uses include fully developed auto sales facilities, or vacant parcels within the fully improved Stockton Auto Mall or along Hammer Lane. 125.8 acres

5. Prior Land Uses if Vacant: Existing vacant buildings were used for auto sales and service.

6. Describe any on-site and adjacent utility/infrastructure improvements and right-of-ways/easements: All existing

CA designated parcels have frontage on fully improved public streets and utility/infrastructure improvements. 7. Adjacent land uses, zoning and General Plan designations: The CA designated parcels are generally within areas

designated for commercial or industrial uses. Low density residential is adjacent to these uses in a number of locations. The existing conditions as depicted in the City of Stockton GIS Mapping Services are illustrated in the attached Exhibit 2 General Plan Designation, Exhibit 3 Zoning Designation and Exhibit 4 Aerial Depicting Adjacent Land Use.

Adjacent Uses Zoning (City or County) General Plan Designations

North:

South:

East:

West:

8. If site contains at least ten (10) acres of undeveloped and/or cultivated agricultural land, complete the following:

a. Is the land classified as "Prime Farmland" and/or "Farmland of Statewide Importance" (as identified on the

San Joaquin County "Important Farmland Map")? Yes ___ No X b. Is the site under a Williamson Act Land Conservation Contract? Yes ___ No X c. If the site is under contract, has a "Notice of Non-Renewal" been filed? Yes ___ No ___ If yes, when will the contract expire? Date: __________________


6

9. Describe important on-site and/or adjacent topographical and water features: On-Site: None, the properties are fully developed or vacant but improved with grading and street/infrastructure improvements. Adjacent: None, the sites are in urbanized areas.

10. Describe any important on-site and/or adjacent vegetation/wildlife habitat: On-Site: n/a Adjacent: n/a

11. Describe any general and special status wildlife species known to inhabit the site or for which the site provides important habitat: All sites in the CA zone designation are within fully developed areas. List of CA Designated Parcels


7

Exhibit 1 Location of CA Designated Parcels


8

Exhibit 2 General Plan Designations


9

Exhibit 3 Zoning Designation


10

Exhibit 4 Aerial Depicting Adjacent Land Use


11


12

12. Identify and describe any significant cultural resources on or near the site (attach a "Records Search", "Site Survey", and/or other documentation, if applicable): The sites currently zoned CA are fully developed or fallow fields with street frontage improvements. No significant cultural sites are identified in the Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007 Chapter 13. .

13. Identify and describe any on-site or nearby public health and safety hazards or hazardous areas (attach a "Preliminary Site Assessment" and/or "Remediation Plan", if applicable): The sites currently zoned CA are not located in Very

High Fire Hazard Severity Zones in San Joaquin County (San Joaquin County Geographic Information Systems, June 18, 2003). An

Underground Storage Tank is located at the Stockton Auto Mall, and the adjacent railroad presents a potential hazard from potential rail car

derailment, however, the Auto Mall includes a separate parcel that provides a minimum 85 foot setback from the rail as required by the city to

address rail safety concerns, (Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007 Chapter 11).

14. Identify and describe any potentially hazardous geologic/soil conditions: The CA zoned lands are within the urbanized portion of the Stockton General Plan Study Area. The Study Area is located 60 miles east of the Bay Area and lies within Seismic Risk Zone 3. Earthquakes in Seismic Risk Zone 3 pose a lesser risk than those experienced in Zone 4 (such as the San Francisco Bay Area), Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007 Chapter 11).

15. Is any portion of the site subject to a 100-year flood? Yes X No ___ If so, what flood zone? Properties

in the Stockton Automall and along Hammer Lane are within the "X (500)" zone and the properties along West Lane are within the "X" zone.

X (500)

Areas of 0.2% annual chance (500-year) flood; or areas of 1% annual chance (100-year) flood with average depths of

less than 1 foot or with drainage areas less than 1 square mile.

X (LEVEE)

Areas protected by levees from the 1% annual chance (100-year) flood.

16. Identify and describe, below, any existing and/or projected on-site ambient noise levels which exceed adopted

noise standards (plot noise contours on proposed tentative maps or on a site plan for the project, if applicable): a. Do on-site ambient noise levels from existing land uses (locally regulated noise sources) located on-site or

off-site exceed adopted noise standards? Yes ___ No X. If so, describe:

b. Does or will transportation-related noise exceed 60 dB Ldn at any exterior location or 45 dB Ldn at any

interior location? ? Yes X No ___. If so, describe: The 60 Ldn contour along Hammer Lane extends approximately 375' from the centerline and will affect parcels designated CA along Hammer Lane. The Hammer Lane contour will also affect a small area along the rear of the most northerly parcels in the Stockton Auto Mall. The 60 Ldn contour along West Lane extends approximately 395' from the centerline and will affect parcels designated CA along West Lane, (Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007 Chapter 11) Table 11-4).

17. Indicate by checking ( ) whether the following public facilities/infrastructure, utilities, and services are presently or readily available to the project site and whether the proposed project can be adequately served without substantial improvements or expansion of existing facilities and services. If new or expanded/modified facilities or services are necessary, explain below. Yes No N/A a. Water supply/treatment facilities x __ __

b. Wastewater collection/treatment facilities x __ __

c. Storm drainage, flood control facilities x __ __

d. Solid waste collection/disposal/recycling services x __ __

e. Energy/communication services x __ __

f. Public/private roadway and access facilities x __ __

g. Public/private parking facilities x __ __

h. Other public/private transportation services x __ __

(public transit, railway, water or air transport, etc.)

i. Fire and emergency medical services x __ __

j. Police/law enforcement services x __ __


13

k. Parks and recreation services x __ __

l. Library services x __ __

m. General government services x __ __

n. School facilities x __ __

Explanation(s):

SIGNATURE (Completed by Owner or Legal Agent) I certify, under penalty of perjury, that the foregoing is true and correct and that I am (check one): Legal property owner (owner includes partner, trustee, trustor, or corporate officer) x Owner's legal agent, authorized project applicant, or consultant (attach proof of consent to file on owner’s behalf)

September 16, 2011 (Signature) (Date) David Wade, AICP Principal, Wade Associates, Urban Planning (Type or Print Name and Title)


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C. ENVIRONMENTAL SIGNIFICANCE CHECKLIST (Completed by Lead Agency or Authorized Consultant - - Check ( )

Responses and Provide Supporting Documentation and References, as applicable]:) • In completing this Checklist, the Lead Agency shall evaluate each environmental issue based on the preceding

Sections A and B of this Initial Study and shall consider any applicable previously-certified or adopted environmental analysis. The decision as to whether a project may have one or more significant effects shall be based on substantial evidence in light of the whole record before the Lead Agency. All answers must take into account the whole action involved, including offsite as well as onsite, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

• Following each section of this Checklist is a subsection to incorporate environmental documentation and to cite

references in support of the responses for that particular environmental issue. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources the Lead Agency cites (in parentheses) at the end of each section. This subsection provides (a) the factual basis for determining whether the proposal will have a significant effect on the environment; (b) the significance criteria or threshold, if any, used to evaluate each question; and (c) the new or revised mitigation measures and/or previously-adopted measures that are incorporated by reference to avoid or mitigate potentially significant impacts. Mitigation measures from Section D, “Earlier Analyses”, may be cross-referenced. In addition, background and support documentation may be appended and/or incorporated by reference, as necessary. This section is required to support a "Mitigated Negative Declaration". If an Environmental Impact Report (EIR) will be prepared, this section shall provide an "EIR Scope of Work" in order to focus on issues to be addressed in the Draft EIR

• A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply

does not apply to projects like the one involved (e.g., the project site is not subject to flooding). A “No Impact” answer should be explained if it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

• Once the lead agency has determined that a particular physical impact may occur, the checklist answers must

indicate whether the impact is “Potentially Significant”, “Less-than-Significant with Mitigation Incorporated”, or “Less-than-Significant”. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant and mitigation measures to reduce the impact to a less-than-significant level have not been identified or agreed to by the project applicant. If there are one or more “Potentially Significant Impact” entries upon completing the Checklist, an Environmental Impact Report (EIR) is required.

• The “Less-than-Significant with Mitigation Incorporated” category applies when revisions in the project plans or

proposals made, or agreed to, by the applicant would avoid or mitigate the effect(s) of the project to a point where, clearly, no significant adverse environmental effect would occur. The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less-than-significant level. Upon completing the Checklist, if there is no substantial evidence in light of the whole record before the Lead Agency that the project, as revised, may have a significant effect on the environment, then, a “Mitigated Negative Declaration” shall be prepared.

• The Checklist shall incorporate references to common or comprehensive information sources [e.g., the City’s

General Plan, redevelopment plans, infrastructure master plans, zoning ordinance/development code(s), and related environmental documents, etc.] for potential regional (Citywide) and cumulatively considerable impacts. In addition, any prior site-specific environmental documents and/or related studies (e.g., traffic studies, geo-technical/soils reports, etc.) should be cited and incorporated by reference, as applicable. Reference to a previously prepared or outside document should, when appropriate, include a reference to the page or pages where the statement is substantiated. Referenced documents shall be available for public review in the City of Stockton Community Development Department, Planning Division, 345 N. El Dorado St., Stockton, CA.

• Supporting Information Sources: A source list should be attached and other sources used and/or individuals

contacted should be cited in the discussion.


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ENVIRONMENTAL SIGNIFICANCE CHECKLIST

Potentially Significant Impact

Less than Significant with Mitigation Incorporated

Less-than- Significant Impact

No Impact

1. AESTHETICS - Would the project:

a. Have a substantial adverse effect on a scenic vista? X b. Substantially damage scenic resources, including, but not limited

to, trees, rock outcroppings, and historic buildings along a scenic highway? X

c. Substantially degrade the existing visual character or quality of

the site and its surroundings? X d. Create a new source of substantial light or glare that would

adversely affect daytime or nighttime views in the area? X

Supporting Documentation/References Cited: a.,b.,c. The CA designated properties are within urbanized areas in the city and with a few exceptions are fully developed properties

including parking and buildings. None of the CA designated areas are within scenic corridors identified in the Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007 Chapter 13.6 Scenic Resources nor are any of the scenic corridors listed in Table 13.9 near these parcels.).

d. Light and glare may be associated with the uses added to the CA zone designation list of use (See Table 2-2 above), however, all such uses will be regulated by the SMC Chapter 16.32.070 Light and glare.

2. AGRICULTURAL RESOURCES - In determining whether impacts on agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation. Would the project:

a. Convert Prime Farmland, Unique Farmland, or Farmland of

Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? X

b. Conflict with existing zoning for agricultural use or conflict with a

Williamson Act contract? X c. Involve other changes in the existing environment that, due to

their location or nature, could result in conversion of Farmland to non-agricultural use? X

Supporting Documentation/References Cited: All lands within the CA zone designation are currently developed with buildings and parking except for three vacant parcels, one within the Stockton Auto Mall along Holman Lane (3.0 acres), and two along the north side of Hammer Lane (east of Girardi Way, (3.42 acres) and west of Maranatha Drive (7.91 acres)). a. The vacant parcels are designated as "Urban and Built up Land" on the San Joaquin County Important Farmland 2008 Map

published by the Farmland Mapping and Monitoring Program, California Department of Conservation, Division of Land Resource Protection, 2010. Map published August 2010.

b. None of the vacant parcels are subject to, or near, Williamson Act contracts. Source: Figure 13-6 Williamson Act Lands in the Study Area, Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007 Chapter 13).

c. The addition of uses to the CA zone designation does not inherently affect any conversion of Farmland to non-agricultural use. The location of vacant lands designated CA is urban in character and adjacent to urban uses. The development of these lands will not affect conversion of Farmland to non-agricultural use.


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3. AIR QUALITY - When available, the significance criteria

established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project:

a. Conflict with or obstruct implementation of the applicable air quality plan? X

b. Violate any air quality standard or contribute substantially to an

existing or projected air quality violation? X c. Result in a cumulatively considerable net increase of any criteria

pollutant for which the project region is a nonattainment area for an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? X

d. Expose sensitive receptors to substantial pollutant

concentrations? X e. Create objectionable odors affecting a substantial number of

people? X Supporting Documentation/References Cited: a. Future increases the number of vehicle trips originating to and from the CA zone designated properties would conflict with the San

Joaquin Ozone and PM-10 Attainment Plans in trying to reduce these types of emissions. However, the proposed additional uses are retail and service uses similar to the existing permitted uses and would not increase trips beyond the level of trip generation and air quality impact associated with the uses currently permitted in the CA zone.

b.,c The existing CA zone designated properties are fully developed with buildings and parking, and graded to provide for the intended uses. Additional uses allowed in the CA zone will not result in grading or increase the number of vehicle trips originating to and from the CA zone properties. Any additional uses proposed in the CA zone that will be subject to a Land Development Permit or a Use Permit, which would require additional review, if a new building, building modification or substantial change in use is proposed. A new, permitted, by-right use in a new building may not require either Planning permit, but could trigger site plan and architectural review.

d. Residences, schools, health-care facilities, day-care, and playgrounds are typically classified as potential sensitive receptors. Additional uses permitted in the CA zone designation are retail and service oriented and would not include activities that result in the exposure of the above sensitive receptors to substantial pollutant concentrations.

e. Additional uses permitted in the CA zone designation are retail and service oriented and would not include activities that result in the creation of objectionable odors affecting a substantial number of people.

4. BIOLOGICAL RESOURCES- Would the project:

a. Have a substantial adverse effect, either directly or through

habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? X

b. Have a substantial adverse effect on any riparian habitat or other

sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? X

c. Have a substantial adverse effect on federally protected wetlands

as defined by Section 404 of the Clean Water Act (including, but X


17

not limited to, marshes, vernal pools, coastal wetlands, etc.) through direct removal, filling, hydrological interruption, or other means?

d. Interfere substantially with the movement of any native resident or

migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X

e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X

f. Conflict with the provisions of an adopted habitat conservation

plan, natural community conservation plan, or other approved local, regional, or state habitat conservation plan? X

Supporting Documentation/References Cited: a.-d. All lands within the CA zone designation are currently developed with buildings and parking except for three vacant parcels, one

within the Stockton Auto Mall along Holman Lane, and two along the north side of Hammer Lane (east of Girardi Way, and west of Maranatha Drive). Each of the vacant properties is graded and has improved street frontage. No trees or wetland features are located on any of these properties. Additional uses permitted in the CA zone designation are retail and service oriented and would not include activities that would have an adverse effect on riparian habitat or other sensitive features, or on any federally protected wetland, or interfere with the movement of fish or wildlife species.

e. Additional uses permitted in the CA zone designation are consistent with the General Plan and development of the designated properties will comply with the policies and ordinances protecting biological resources, such as protection of water quality in storm water run-off.

f. All CA zone designated properties west of the UPRR and north and south of Hammer Lane are designated as "No Pay Zone", and the CA properties north of Hammer Lane and east of the UPRR are designated as Agriculture Land in the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSHCP).

5. CULTURAL RESOURCES - Would the project:

a. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? x

b. Cause a substantial adverse change in the significance of an

archaeological resource pursuant to Section 15064.5? x c. Directly or indirectly destroy a unique paleontological resource or

site or unique geologic feature? x d. Disturb any human remains, including those interred outside of

formal cemeteries? x Supporting Documentation/References Cited: a.,b. All lands within the CA zone designation are currently developed with buildings and parking except for three vacant parcels, one

within the Stockton Auto Mall along Holman Lane, and two along the north side of Hammer Lane (east of Girardi Way, and west of Maranatha Drive). Additional uses permitted in the CA zone designation are retail and service oriented and would not include activities that would the change in any historical resource or archaeological resource.

c.,d. The existing CA zone designated properties are fully developed with buildings and parking, and graded to provide for the intended uses. Additional uses allowed in the CA zone will not result in grading or increase the number of vehicle trips originating to and from the CA zone properties. Any additional uses proposed in the CA zone that will be subject to a Land Development Permit would require additional review if a new building, building modification or substantial change in use is proposed and such permit would require analysis of a physical change to the CA zone designated property.


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No Impact

6. GEOLOGY AND SOILS- Would the project:

a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

(1) Rupture of a known earthquake fault, as delineated on the most

recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. X

(2) Strong seismic groundshaking? X

(3) Seismic-related ground failure, including liquefaction? X

(4) Landslides? X

b. Result in substantial soil erosion or the loss of topsoil? X c. Be located on a geologic unit or soil that is unstable or that would

become unstable as a result of the project and potentially result in an onsite or offsite landslide, lateral spreading, subsidence, liquefaction, or collapse? X

d. Be located on expansive soil, as defined in Table 18-1-B of the

Uniform Building Code (1994), creating substantial risks to life or property? X

e. Have soils incapable of adequately supporting the use of septic

tanks or alternative wastewater disposal systems in areas where sewers are not available for the disposal of wastewater? X

Supporting Documentation/References Cited: The existing CA zone designated properties are fully developed with buildings and parking, and graded to provide for the intended uses. Any additional uses proposed in the CA zone that will be subject to a Land Development Permit or Use Permit that would require additional review if a new building, building modification or substantial change in use is proposed and such permit would require analysis of a physical change to the CA zone designated property. A new, permitted, by-right use in a new building may not require either Planning permit, but could trigger site plan and architectural review. All buildings are subject to existing UBC requirements. a-d. The General Plan Study Area is located 60 miles east of the Bay Area and lies within Seismic Risk Zone 3. Earthquakes in

Seismic Risk Zone 3 pose a lesser risk than those experienced in Zone 4 (such as the San Francisco Bay Area). The Study Area may be affected by regionally occurring earthquakes; however, impacts resulting from such an event would be less in nature than those experienced in the Bay Area and would be either avoided or mitigated through implementation of existing UBC requirements and other federal, State and local standards and other Best Management Practices (BMPs).

e. The ability of soils to support septic systems within the CA zone designated properties is not anticipated to be an issue since the General Plan assumes that development proposed under the Preferred Land Use Alternative will be connected to a wastewater collection and treatment system and not require septic systems. No impact is anticipated.


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7. HAZARDS AND HAZARDOUS MATERIALS - Would the project:

a. Create a significant hazard to the public or the environment

through the routine transport, use, or disposal of hazardous materials? X

b. Create a significant hazard to the public or the environment

through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X

c. Emit hazardous emissions or involve handling hazardous or

acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? X

d. Be located on a site that is included on a list of hazardous

materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X

e. Be located within an airport land use plan area or, where such a

plan has not been adopted, be within two miles of a public airport or public use airport, and result in a safety hazard for people residing or working in the project area? X

f. Be located within the vicinity of a private airstrip and result in a

safety hazard for people residing or working in the project area? X g. Impair implementation of or physically interfere with an adopted

emergency response plan or emergency evacuation plan? X h. Expose people or structures to a significant risk of loss, injury, or

death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? X

Supporting Documentation/References Cited: a.,b.c.The proposed additional uses to CA zone designation would not involve use of hazardous materials. d. There are no Hazardous Waste and Substance Sites listed by the Department of Toxic Substances Control near the CA zone

designated properties. (EnviroStor, DTSC, July 2011) e.f. The CA zone designated properties are further than 2 miles from the Stockton Airport. g. The addition of uses to the CA zone designation will not impair or interfere with any adopted emergency response plan. h. The CA zone designated properties are not within the areas designated as "Very High Fire Hazard Severity Zones" by San Joaquin

County.




No Impact


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No Impact

8. HYDROLOGY AND WATER QUALITY - Would the project:

a. Violate any water quality standards or waste discharge

requirements? X b. Substantially deplete groundwater supplies or interfere

substantially with groundwater recharge, resulting in a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level that would not support existing land uses or planned uses for which permits have been granted)? X

c. Substantially alter the existing drainage pattern of the site or area,

including through the alteration of the course of a stream or river, in a manner that would result in substantial erosion or siltation onsite or offsite? X

d. Substantially alter the existing drainage pattern of the site or area,

including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding onsite or offsite? X

e. Create or contribute runoff water that would exceed the capacity

of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? X

f. Otherwise substantially degrade water quality? X g. Place housing within a 100-year flood hazard area, as mapped on

a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X

h. Place within a 100-year flood hazard area structures that would

impede or redirect floodflows? X i. Expose people or structures to a significant risk of loss, injury, or

death involving flooding, including flooding as a result of the failure of a levee or dam? X

j. Contribute to inundation by seiche, tsunami, or mudflow? X

Supporting Documentation/References Cited: a. The addition of allowable uses to the CA zone designation will not affect water quality or waste discharge. All uses will be subject

to federal, state and municipal codes regarding water quality. b.,c. The additional allowable uses will not increase water demand or interfere with groundwater recharge, or alter the drainage pattern

of any stream or river. d.,e. The CA zone designated properties are fully improved and graded sites that will not alter local drainage patterns or result in

flooding. The development of new buildings or modification of existing buildings will be subject to a subsequent permit that will allow further analysis of specific proposals in the future.

f. The addition of allowable uses to the CA zone will not result in additional degradation of water quality. All such uses will be subject to the city development standards.

g. No residential use is included in the CA zone designation. h. The addition of allowable uses to the CA zone designation will not result in placing new hazards in the 100-year flood hazard

area. The development of new buildings or modification of existing buildings will be subject to a subsequent permit that will allow further analysis of specific proposals in the future.

i. All CA zone designated properties are within areas subject to inundation in the event of a dam failure. (Potential Dam Inundation

San Joaquin County, San Joaquin County Geographic Information Systems, June, 2003)

j. The addition of allowable uses to the CA zone designation will not contribute to inundation.


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Potentially Significant

Impact

Less than Significant

with Mitigation

Incorporated

Less-than- Significant

Impact

No

Impact

9. LAND USE AND PLANNING - Would the project:

a. Physically divide an established community? X b. Conflict with any applicable land use plan, policy, or regulation of

an agency with jurisdiction over the project (including, but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X

c. Conflict with any applicable habitat conservation plan or natural

community conservation plan? X Supporting Documentation/References Cited: a. The CA zone designated properties are within existing urban areas and are part of well established commercial corridors. The

amendment to the CA designation would have no effect on existing communities. b. The CA zone designation is compatible with the Stockton General Plan 2035 as defined in the Commercial General Plan

designation, (SMC Chapter 16.16.020 Table 2-1). The additional land uses proposed would are retail and service commercial uses compatible with the Commercial General Plan designation.

c. All CA zone designated properties west of the UPRR and north and south of Hammer Lane are designated as "No Pay Zone", and the CA properties north of Hammer Lane and east of the UPRR are designated as Agriculture Land in the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSHCP).

10. MINERAL RESOURCES - Would the project:

a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? X

b. Result in the loss of availability of a locally important mineral

resource recovery site delineated on a local general plan, specific plan, or other land use plan? X

Supporting Documentation/References Cited: a.,b. The California Geological Survey’s (formerly the Division of Mines and Geology) Special Report 160 provides the results of

classification of aggregate resources within the Stockton-Lodi Production-Consumption (P-C) Region. The Region covers 430 square miles and includes several large urbanizing portions of San Joaquin County. The primary emphasis of the study was to delineate land containing sand and gravel deposits suitable for the production of high-quality, Portland cement concrete (PCC) aggregate and calculate the quantity and adequacy of those reserves. According to Plates 5, 6, 9, 10, 12, and 13 of Special Report 160, the Study Area is designated mostly as MRZ-1 (areas where adequate information indicates that no significant mineral deposits are present or where it is judged that little likelihood exists for their presence). One isolated pocket designated as MRZ-3 (areas containing mineral deposits the significance of which cannot be evaluated from available data) is located approximately halfway between Eight Mile Road and Lodi, just west of I-5. None of the CA designated properties are located in the MRZ-3 areas.


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11. NOISE - Would the project:

a. Expose persons to or generate noise levels in excess of standards

established in a local general plan or noise ordinance or applicable standards of other agencies? X

b. Expose persons to or generate excessive groundborne vibration or

groundborne noise levels? X c. Result in a substantial permanent increase in ambient noise levels

in the project vicinity above levels existing without the project? X d. Result in a substantial temporary or periodic increase in ambient

noise levels in the project vicinity above levels existing without the project? X

e. Be located within an airport land use plan area, or, where such a

plan has not been adopted, within two miles of a public airport or public use airport and expose people residing or working in the project area to excessive noise levels? X

f. Be located in the vicinity of a private airstrip and expose people

residing or working in the project area to excessive noise levels? X Supporting Documentation/References Cited: a.,b.,c. The additional uses will be retail and services that do not inherently generate noise or groundborne vibration in excess of

the standards established in the General Plan. d. The outdoor recreation and activity centers could produce periodic increase in the ambient noise above that occurs in the existing

CA zone designation. Such uses would be subject to permit conditions designed to minimize noise impacts. e.,f. No properties in the CA zone designation are in the vicinity of an airport.




No Impact

12. POPULATION AND HOUSING - Would the project:

a. Induce substantial population growth in an area, either directly

(e.g., by proposing new homes and businesses) or indirectly (e.g., through extension of roads or other infrastructure)? X

b. Displace a substantial number of existing housing units,

necessitating the construction of replacement housing elsewhere? X

c. Displace a substantial number of people, necessitating the

construction of replacement housing elsewhere? X

Supporting Documentation/References Cited: a.,b.,c. The zoning amendment could increase the level of employment potential in the zoned areas, thereby indirectly attracting new

households to the vicinity. However, the incremental increase in employment potential may involve relocation of existing




No Impact


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employment rather than new employment, thus the increase in population is anticipated to be minimal, and the City of Stockton includes a substantial supply of residential land use.

The zoning amendment would not displace any housing. No people would be displaced by the addition of new retail and service used in the CA zone designation. 13. PUBLIC SERVICES - Would the project:

a. Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities or a need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the following public services:

(1) Fire protection? X

(2) Police protection? X

(3) Schools? X

(4) Parks? X (5) Other public facilities? X

Supporting Documentation/References Cited: The addition of retail and service uses to the CA zone designation will not result in additional demand for public services beyond the current CA zone uses and would not create the need for new or physically altered governmental facilities. 14. RECREATION - Would the project:

a. Increase the use of existing neighborhood and regional parks or

other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? X

b. Include recreational facilities or require the construction or

expansion of recreational facilities that might have an adverse physical effect on the environment? X

Supporting Documentation/References Cited: The addition of retail and service uses to the CA zone designation will not result in additional demand for recreation services beyond those required by the current CA zone uses.


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Impact


with Mitigation

Incorporated


Impact

No

Impact

15. TRANSPORTATION/TRAFFIC - Would the project:

a. Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in the number of vehicle trips, the volume-to-capacity ratio on roads, or congestion at intersections)? X

b. Cause, either individually or cumulatively, exceedance of a level-of-

service standard established by the county congestion management agency for designated roads or highways? X

c. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? X

d. Substantially increase hazards because of a design feature (e.g.,

sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X

e. Result in inadequate emergency access? X f. Result in inadequate parking capacity? X g. Conflict with adopted policies, plans, or programs supporting

alternative transportation (e.g., bus turnouts, bicycle racks)? X Supporting Documentation/References Cited: a.,b. The additional uses may include uses that have traffic generation potential that differs from the existing CA uses in the CA zone

designation in terms of volumes and peak hours. These differences may affect the number of vehicle trips, but is not likely to exceed the volume-to-capacity on roads or increase congestion. The specific characteristics of future uses cannot be anticipated in the absence of specific use applications. Additional analysis may be required when a new application is submitted.

c. The addition of uses will have no impact on air traffic patterns. d.,e. The CA zone designated properties are fully improved. There are no improvements required that would affect the street

alignments, or create incompatible uses or result in inadequate emergency access. f. The existing CA zone designated properties include substantial parking areas associated with auto sales. Additional land uses will

not create parking demand that exceeds the available parking area. New buildings or modification of existing buildings that would affect parking capacity will be reviewed in the permitting process for new applications.

g. The addition of new uses to the CA zone designations will not conflict with alternative transportation. 16. UTILITIES AND SERVICE SYSTEMS - Would the project:

a. Exceed wastewater treatment requirements of the applicable

Regional Water Quality Control Board? X b. Require or result in the construction of new water or wastewater

treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X

c. Require or result in the construction of new stormwater drainage

facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X

d. Have sufficient water supplies available to serve the project from

existing entitlements and resources, or would new or expanded entitlements be needed? X

e. Result in a determination by the wastewater treatment provider that

serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s X


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existing commitments? f. Be served by a landfill with sufficient permitted capacity to

accommodate the project’s solid waste disposal needs? X g. Comply with federal, state, and local statutes and regulations

related to solid waste? X Supporting Documentation/References Cited: a.,b.,e. The CA zone designation properties are within areas served by wastewater treatment facilities and will not require

additional facilities with the addition of new uses. b.,d. The additional uses proposed in the CA zone designation do not include significant water demands that exceed what is anticipated

in existing plans. c. The CA zone designation properties are fully developed on sites served by existing drainage facilities. Addition of uses will not

impact these facilities. f. The addition of uses may result in a relative increase in solid waste compared to uses currently permitted in the CA zone

designation, but the increased uses will not exceed that of other retail and service uses in the Commercial General Plan designation.

g. Additional uses will comply with all statutes and regulations related to solid waste.


Impact


with Mitigation

Incorporated


Impact

No

Impact

17. GLOBAL CLIMATE CHANGE - Would the project: a. Result in a significant effect on, or a cumulatively considerable

contribution to, global climate change? X DISCUSSION: Global climate change is understood to be the result of atmospheric concentrations of greenhouse gases (GHGs) that trap heat in the earth’s atmosphere. GHGs are naturally occurring and are emitted by human activity. GHGs include carbon dioxide (CO2), the most abundant GHG, as well as methane, nitrous oxide and other gases. Total worldwide emissions of GHGs in 2004 were estimated at 20,135 million metric tons of CO2 equivalent (MMT CO2e); U.S. emissions during the same year were estimated at 7,074 MMT CO2e. GHG emissions are associated with the combustion of carbon-based fuels; major GHG sources in California include transportation (40.7%), electric power (20.5%), industrial (20.5%), agriculture and forestry (8.3%) and others (8.3%). GHG emissions in California in 2004 were estimated at 484 MMT CO2e. Concerns related to global climate change include the direct consequences of an altered, warmer climate but also include reduced air quality, reduced snow pack and impacts on water supply and higher-intensity storms, rising sea level and the potential impact of these changes to the built environment as well as existing ecosystems and the species that depend on them. The State of California is identifying strategies and implementing GHG emission reduction programs through in implementing the Global Warming Solutions Act of 2006 (AB 32). AB 32 identifies global climate change as a “serious threat to the economic well-being, public health, natural resources and the environment of California.” A project that would contribute to global climate change may have a significant effect on the environment, which therefore needs to be considered under CEQA. The State adopted its Global Climate Change Scoping Plan in December 2008. Primary strategies addressed in the Scoping Plan include new industrial and emission control technologies, alternative energy generation technologies, advanced energy conservation in lighting, heating, cooling and ventilation, reduced-carbon fuels, hybrid and electric vehicles, and other methods of improving vehicle mileage. State planning studies leading to the Scoping Plan identified a variety of potential GHG reduction strategies, including new industrial and emission control technologies, alternative energy generation technologies, advanced energy conservation in lighting, heating, cooling and ventilation, reduced-carbon fuels, hybrid and electric vehicles, and other methods of improving vehicle mileage. Opportunities related to planning and entitlement of new land development were identified as plans that promote use of alternative transportation modes and reduce individual vehicular travel, and site and building designs that increase energy efficiency. Smart Growth, “sustainable development” and “compact development” represent development patterns that may result in indirect reductions in


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GHG emissions, and infill projects are generally recognized as projects that would produce such results. Energy conservation and alternative energy generation can directly reduce GHG emissions associated with the use of natural gas and electricity by land development. Energy conservation may be achieved through passive and active solar architecture, solar water heating, cool roofs and paving, shading of paved areas, increased ventilation, and energy efficient HVAC equipment, controls, lighting and appliances. Energy conservation is an important component of “green” building programs such as LEED and Build It Green. However, green building programs are not exclusively energy conservation or GHG reduction-oriented. While certification points for these programs are substantially from building energy performance, the application of these programs must be directed toward energy conservation to maximize their effectiveness as a GHG reduction measures. The state has adopted the California Green Building Code (CALGREEN), effective in 2011 but adopted by the City of Stockton in August 2010. CALGREEN requires mandatory building measures related to energy efficiency, water conservation, and materials recycling and reuse. It also includes voluntary Tier 1 and Tier 2 measures designed to promote additional “green” building. The City of Stockton is independently addressing the issue of global climate change and the need to reduce GHGs associated with government operations and land development. Stockton is implementing several “green” programs aimed at reducing energy use and associated GHG emissions. The City has also committed to development of a Climate Action Plan that would identify potential for GHG reduction city-wide as a result of its 2008 Settlement Agreement with the California Attorney General. Project Effects on Global Climate Change By definition, global climate change is an issue of global significance, and the importance of global climate change in local land use decision-making and CEQA analysis is un-quantified. Under CEQA, global climate change is a potential cumulative effect, and the “significance” test rests on whether a project makes a “cumulatively considerable contribution” to that effect. Numerous efforts have been made to define appropriate treatment of global climate change issues in a CEQA context, but no uniform significance threshold has resulted. The project effects to reduce GHG emissions are difficult to measure because the project involves only the potential to add various commercial activities to an existing commercial zone. The conventional emissions reducing measures that have been quantified by two quantification systems – one by the SJVAPCD; the other by the California Air Pollution Control Officers Association (CAPCOA) include consideration of a variety of measures that involve mix and density of residential land uses, access to public transit, pedestrian friendly street design, bicycle access and other measures focused on reducing automobile use. In the existing Commercial Auto zone designations the street pattern, the pedestrian and bike access, transit access, parking and other vehicle related features of the development are already established. Potential changes in use may include traffic pattern uses that differ from the existing permitted uses, however, the allowable uses that would be added to be added in the proposed amendment to the Commercial Auto designation include only uses that exist under other land use designations in the Stockton Municipal Code (SMC). Policy HS-4.20 of the City’s General Plan 2035 requires the City to develop and adopt a GHG reduction policy that would be focused on land use and development, consistent with CARB’s Scoping Plan. After adoption of the general plan, the City entered into a Settlement Agreement with the California Attorney General that established a specific program for implementation of Policy HS-4.20, which is preparation and implementation of a Climate Action Plan (CAP). The CAP would address reduction of per capita vehicle miles traveled (VMT), adoption of green building requirements, facilitate energy efficiency retrofit of existing structures, enable and fund a transit improvement program, balance development on the urban fringe with infill development, and monitor progress in implementation. Section 9 of the Settlement Agreement sets forth Early Climate Protection Actions, which apply to major development projects until the City adopts the CAP. The Settlement Agreement does not address small projects but Section 9 provides a guideline for project consistency with Policy HS-4.20. Project consistency with Section 9 is assumed to represent a significance threshold for global climate change effects. The proposed project involves adding allowable commercial uses to existing Commercial Auto designated sites that are well within the Stockton urban area and the Urban Services Boundary established by the Stockton General Plan. The project does not involve processing of a specific plan or a master development plan and does not meet any of the criteria for a project of significance under the Settlement Agreement. Therefore, the specific requirements of Section 9 do not apply directly to the project. The project is, however, consistent with the requirements of Section 9 and the larger goals of the Settlement Agreement and would therefore involve a less than significant effect on global climate change. The provisions of Section 9, and the consistency of the project with those provisions, are addressed below. These begin with the requirement of Subsection “a” that the City study and analyze the following numbered items. 1. Measures necessary for the project to meet any applicable GHG reduction targets: AB 32 establishes GHG reduction targets for 2010 and 2020, which are to be reached by implementation of the recently adopted CARB Scoping Plan. The Scoping Plan does not include specific GHG-reduction requirements applicable to zone designation amendment. No other known GHG reduction targets have been defined or adopted that would apply to zone designation amendment projects. GHG reduction strategies that may be related to zone designation amendment include advanced building energy conservation. As commercial services are available in the immediate project area, and the zone designation amendment would permit additional


27

commercial uses, the project may be expected to yield reduced VMT if additional permitted uses serve the residential population in the vicinity. 2. The project’s VMT and measures necessary for the project to reduce its VMT: The VMT associated with the proposed project is not calculable because the specific uses are not known. The proposed project merely permits a broader range of commercial uses in the existing Commercial Auto designated sites. However, the existing commercial auto uses are primarily regional auto sales and consequently, the average trip length attracted to those businesses can be expected to exceed the regional home to shopping trip length in the region. It follows that if the additional permitted uses should lead to a change in the mix of businesses in these areas, and that among those additional businesses are some that serve the local population rather than a regional population that the average length of trips generated by these businesses would be less than occur in the current zone designation. Depending on the volume of trips generated by a mix of new businesses the combination of altered trip volumes and trip length could result in reduced VMT. However, the variety of possible combinations of businesses permitted under the proposed project would make any calculation of effect on trip volumes and VMT highly speculative. 3. Transit, especially BRT, needs of the project and project’s fair share of the cost of meeting such needs: The project sites will continue to be served by existing SJRTD transit routes in the future. No BRT needs study or service plan exists by which BRT needs can be quantified or by which fair share costs of system development can be assessed. 4. Whether project densities support transit, and, if not, what increases in project density would be necessary to support transit service, including BRT service; The proposed project would not affect residential density. 5. The project’s estimated energy consumption, and measures to ensure that the project conserves energy and uses energy efficiently: The existing Commercial Auto designated sites are fully developed with auto sales and service facilities with two noted vacant parcels fronting on Hammer Lane. Alternative uses that require major building modifications or construction of new facilities on the developed sites, and new construction on the vacant parcels will be required to meet the CALGREEN building standards that went into effect in January, 2011. Consequently, the effect of the proposed project to permit additional commercial uses in the Commercial Auto designated properties may include new construction that meets a higher standard of energy consumption and efficient materials use. 6. Measures to ensure that the project is consistent with a balance of growth between land within Greater Downtown Stockton and existing City limits, and land outside the existing City limits: The proposed project would not affect balanced growth in the City of Stockton. The project involves amending the permitted commercial uses in the Commercial Auto designation only and thus does not amend the location or fundamental type of land use in the city. 7. Measures to ensure that City services and infrastructure are in place or will be in place prior to the issuance of new entitlements for the project or will be available at the time of development; and No measures are needed to ensure that City services and infrastructure are in place; services and infrastructure needed to continue serving the Commercial Auto designated sites are in place now, including roadways and most utilities systems. 8. Measures to ensure that the project is configured to allow the entire development to be internally accessible by all modes of transportation. This and the other requirements of Section 9 are typically applied to development projects of significant size. The project sites are accessible to transit services via existing streets. Bicycle access to the site is available over bike routes designated on existing streets, and pedestrian circulation is provided throughout the Commercial Auto designated sites via sidewalks along all streets. The City decision-makers will consider the studies and their results through their review of this IS/ND. No additional mitigation measures or changes to the project are suggested by these studies. The project would involve a less than significant effect on global climate change. Level of Significance: Less than significant Mitigation Measures: None required


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18. MANDATORY FINDINGS OF SIGNIFICANCE

a. Does the project have the potential to degrade the quality of the

environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? X

b. Does the project have impacts that are individually limited but

cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X

c. Does the project have environmental effects that will cause

substantial adverse effects on human beings, either directly or indirectly? X

Supporting Documentation/References Cited:

The addition of uses that are generally retail and service commercial in nature to the existing CA zone designation will not have an impact on natural resources, nor will it have cumulative effects beyond those anticipated in the designation of Commercial uses in the General Plan. D. EARLIER ANALYSIS (Completed by Lead Agency or Authorized Consultant):

Earlier analyses may be used where, pursuant to the tiering, Program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Initial Study/Negative Declaration [Section 15063(c)(3)(D) of the State CEQA Guidelines]. The previously-certified or adopted environmental document(s) and any applicable adopted mitigation measures, CEQA “Findings”, statements of overriding consideration, and mitigation monitoring/reporting programs are incorporated by reference, as cited below, and discussed on attached sheet(s) to identify the following: (a) Earlier Analysis Used - - Identify and state where earlier analyses are available for review. (b) Impacts Adequately Addressed - - Identify which effects from the above Checklist (Section C) were within the

scope of, and adequately analyzed in, an earlier document pursuant to applicable legal standards and state whether such effects were addressed by mitigation measures based on the earlier analysis.

(c) Mitigation Measures - - For effects that are “Less than Significant with Mitigation Incorporated,” describe the

mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.

(d) CEQA Findings, Statements of Overriding Consideration, and Mitigation Monitoring/Reporting Programs - -

Identify any applicable previously adopted CEQA Findings, overriding considerations, and mitigation monitoring/reporting provisions that have been relied upon and incorporated into the proposed project, pursuant to Sections 15150 (Incorporation by Reference) and 15152(f)(3) (Tiering) of the State CEQA Guidelines.

REFERENCES TO EARLIER ANALYSES, IMPACTS ADEQUATELY

ENVIRONMENTAL ISSUE: ADDRESSED, AND INCORPORATED MITIGATION AND FINDINGS: 1. AESTHETICS 2. AGRICULTURAL RESOURCES 3. AIR QUALITY 4. BIOLOGICAL RESOURCES




No Impact


29

5. CULTURAL RESOURCES 6. GEOLOGY AND SOILS 7. HAZARDS AND HAZARDOUS MATERIALS 8. HYDROLOGY AND WATER QUALITY 9. LAND USE AND PLANNING 10. MINERAL RESOURCES 11. NOISE 12. POPULATION AND HOUSING 13. PUBLIC SERVICES 14. RECREATION 15. TRANSPORTATION/TRAFFIC 16. UTILITIES AND SERVICE SYSTEMS 17. GLOBAL CLIMATE CHANGE 18. MANDATORY FINDINGS OF SIGNIFICANCE

The addition of uses to the CA zone designation is compatible with the Commercial General Plan Land Use Designation. All uses proposed to be added to the CA zone designation are currently identified in the SMC Chapter 16, Table 2-2 and are consistent with the General Plan. The potential impacts are addressed in the City of Stockton General Plan Final Environmental Impact Report, August, 2007. E. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED [Completed by Lead Agency or Authorized Consultant - -

Check ( ), as applicable]: The environmental factors checked below would potentially be affected by this project (i.e., the project would involve at least one impact that is a “Potentially Significant Impact”), as indicated in the preceding Checklist (Section C) and the Earlier Analysis (Section D): None

Aesthetics

Agricultural Resources

Air Quality

Biological Resources

Cultural Resources

Geology/Soils

Hazards and Hazardous Materials

Hydrology/Water Quality

Land Use/Planning

Mineral Resources

Noise

Population/Housing

Public Services

Recreation

Transportation/Traffic

Utilities/Service Systems

Mandatory Findings of Significance

F. OTHER REFERENCES AND PERSONS CONSULTED (Completed by Lead Agency or Authorized Consultant):

1. Stockton General Plan 2035 Background Report, Mintier & Associates and Matrix Design Group, December 2007. 2. San Joaquin County GIS Map Server Natural Hazard Disclosure Information 3. Google Earth (aerial depiction of land use) 4. Stockton Municipal Code, Charter, and Civil Service Rules Title 16 Development Code 5. SR 160: Mineral Land Classification: Portland Cement Concrete-Grade Aggregate in the Stockton-Lodi Production-

Consumption Region. Laurel S. Jensen and Michael A. Silva, 1989.

Authority: Public Resources Code Sections 21083 and 21087. Reference: Public Resources Code Sections 21080(c), 21080.1, 21080.3, 21082.1, 21083, 21083.3, 21093, 21094, 21151; Sundstrom v. County of Mendocino, 202 Cal. App. 3d 296 (1988); Leonoff v. Board of Supervisors, 222 Cal. App. 3d 1337(1990). G. DETERMINATION [Completed by Lead Agency - -Check ( ), as applicable]:

On the basis of this initial evaluation and on substantial evidence in light of the whole record before the Lead Agency:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVEDECLARATION will be prepared.

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30

I find that although the proposed project could have a significant effect on the environment, however, there willnot be a significant effect in this case because revisions to the project have been made by or agreed to by theproject proponent (see attached Mitigation Agreement). A MITIGATED NEGATIVE DECLARATION or anADDENDUM to a MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTALIMPACT REPORT (EIR), SUBSEQUENT EIR, SUPPLEMENT to an EIR, or an ADDENDUM to an EIR is required.

I find that the proposed project MAY have an impact on the environment that is “potentially significant” or

“potentially significant unless mitigated” but at least one effect: (1) has been adequately analyzed in an earlierdocument pursuant to applicable legal standards and (2) has been addressed by mitigation measures based onthe earlier analysis, as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but itmust analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all

potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACTREPORT or MITIGATED NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoidedor mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or MITIGATED NEGATIVEDECLARATION, including revisions or mitigation measures that are imposed upon the project, nothing further isrequired. Specifically, the environmental documentation for the proposed project is provided by the followingdocument(s): (1) Negative Declaration/Initial Study (I.S.) File No.: ___

State Clearinghouse No.: ____________ (2) Final EIR File No: ______ Title:

State Clearinghouse No.: ____________

(3) Other Environmental Document(s): (Pursuant to the State and City Guidelines for Implementation of CEQA, the determination of the Community Development Director may be appealed to the City Planning Commission by submitting a written appeal with the applicable fee to the Community Development Department within ten (10) calendar days following this date of the determination.) MIKE LOCKE, DEPUTY CITY MANAGER ACTING DIRECTOR COMMUNITY DEVELOPMENT DEPARTMENT By: Date: (Signature of Planner) (Date of Determination) (Name and Title of Planner – Typed or Printed) \ENVFORMS\IS Form Vers 2.doc ::ODMA\GRPWISE\COS.CDD.CDD_Library:2915.1

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Adam Brucker, Senior Planner

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February 9, 2012

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FAUTT

BIRCH-

BU

RG

UN

DY

DR

HAMMER LN HAMMER LN

HO

LM

AN

RD

TOU

LOU

SE

WY

DA

UP

HIN

DR

HE

VALIE

R W

Y

PL

TOURS DR

LE

MA

NS

AV

PL

FO

NT

EN

AY

W

BE

RN

AY

DR

CKE

R D R

CT

CHAMBORD DRM

OU

LIN

CT

CA

LAIS

CT

CH

AT

EA

U D

R

BORDEAUX AV

LE M

AN

S A

V

RO

UE

N C

T

GR

EN

OB

LE W

Y

KNICKERBOCKER DR

DIJON ST CT

CH

AM

PA

GN

E D

R

FLE

UR

Y W

Y

CT

LOR

RAI

NE AV

OAKWD CT

AL

MO

ND

W

WD

DOGWD

LOR

RA

INE

CT

NE

UB

OU

RG

T

CH

ERBOURG WY

CT

MO

NTA

UB

AN

AV

GILLIMER DR

SHAMERAN ST

MONTAUBAN CT

SH

AR

KO

N L

N

SHARKON CT

HAMMERTOWN DR

EV

ER

ES

T A

V

PE

AK

SIG

NA

L

SA

DD

LER

OC

K

GARETH CI

TRISTAN CI

VILLAG

E G

RE

EN

DR

TR

IST

AN

CI

EXCALIBUR

CI

LOR

RA

INE

AV

WY

HOMEWOOD DR

LOR

RA

INE

AV

CTEL CAPITAN CI

AU

TO

CE

NT

ER

C

I

AUTO CENTER CI

AUTO CENTER C

I

TELSTAR PL

SA

MP

SO

N R

D

UP

RR

(S

PR

R)

MCVIE DR MCVIE DR

PO

WE

LL

D

R

EM

ER

SO

N

WIN

WO

OD

DR

STRICKLAND CLI

FF

OR

DH

OLM

AN

RD

WYOMING

WAKEMAN DR

G

RIFFITH DR

TOWNSHEND CI

TOW

NS

HEN

D CI

CROSBY

CT

CT

CK

HO

LMA

N R

D

DR

SO

NA

TA C

I

SO

NA

TA C

I

S.C

I

WAKEMAN DR

GIR

AR

DI W

Y

DALTRY D

R

MYKALA

FARIN

KAELI

CALEB CI

C C

I

HAMMHAMMER LN

CHRIS

ANTIOCH

MERCY L

HA

NE

Y L

N

MA

RA

NA

TH

A D

R

VICTORY

SH

AF

FE

R

RICHARDS

B

WA

KE

MA

N D

R SHAY CI

CLAIRE ST

SHAY CI

DR

city limit line

EXHIBIT 3 PAGE 1

Stockton Auto Center AssociationP11-151

VICINITY

G:\CDD\priv\_Staff_\Techs\Addie\Maps\2011\P11-151\Vicinity.mxd

Wal-Mart

Costco

Lowe's

HomeDepotAuto Center

Chavez High School

Legend

CITY ZONING

CA - COMMERCIAL AUTO DISTRICT

RUE PARK

FUTURE PARK

HARRISON

ELEMENTARY

OAK PARK

WILSON

ELEMENTARY

HU

NT

ER

ST

SA

NG

UIN

ET

TI L

N

UP

RR

FULTON ST

STADIUM DR

SIE

RR

A M

AD

RE

SA

N M

AT

EO

CO

RO

NA

DO

AV

UTA

H A

V

WE

ST

LN

SA

N R

AFA

EL

AV

BOURBON ST

WE

ST

LN

ALPINE AV

AR

TD

UT-

STADIUM DRE S

T

EUCLID A

ALPINE AV

H

ATLEE ST

QUIN

N

HILL W

Y

CT

BALLEW

CT

RE

CI

S R

D

MC ALLEN RD

INGRAM ST

HARPER ST

GIBSON ST

SU

TT

ER

ST

RRYMORE ST

ESSEX ST

DOWNS ST

CHURCHILL ST

BARRYMORE ST

ATLEE ST

SU

TT

ER

ST

WRIGHT AV

BARRYMORE ST

AM

ER

ICA

N S

T STA

NIS

LAU

S S

T

FULTON ST

CA

LIF. ST

CO

RO

NA

DO

AV

PO

STA

L AVDELIVERY

ENTERPRISE ST

UP

RR

(S

PR

R)ELENA LN

MO

NI Q

UE

AM

ELIA

DR

CI

CI

WE

ST

LN

COUNTRY O AK

BI G O

AK

HELENS

OAK

CI

OAKFO

REST AV

OA

K V

ALL E

YW

Y

DR

OAK BRA NCH

RED OAK

LNCT

FONTANELLA WY

TORINO DR

COLMAR

JAK

E

MO

NT

EG

O

MOSS OAK

SHADY FOREST WY

EL P

INA

L DRGLORIA DR

CT

ER

NIE

CA

RLY

DR

SHADY FOREST

NA

PLE

S

MC

GU

I RE

CT

DR

TORINO D

R

EL P

INA

L DR

GAVIN

ORCHARD

DR

PA

LER

MO

ST

KEVIN CT

CANBY OAK DR

SA

NG

UIN

ET

TI L N

CHAPMAN OAK

GA

MB

EL

OA

K

TIA M O W

Y

BRIDGETON

WIN

TE

RS

ET

ESSEX ST

FARGO ST

STBEELER

SPIROU ST

ALV

AR

AD

O A

V

ST

EP

HA

NIE

ST

AL V

AR

AD

O A

V

MA

RC

HE

SO

TT

I WY

CT

CI

TRIESTE

MIGHTY OAK

CHAP-ELLE

CALAVERAS RIVER

CALAVERAS RIVER

CALAVERAS RIVER

STOCKTO

N DIVERTING CANA

WE

ST

L N

AM

ER

ICA

N S

T

HU

NT

ER

ST

UP

RR

(S

PR

R)

ALPINE AV

UP

RR

SU

TT

ER

ST

HU

NT

ER

ST

GROVE ST

KNOLES WY

STADIUM DR

ALPINE AV

ALV

AR

AD

O A

V

EL PINAL DR

EARCADE ST

SU

TT

ER

ST

MARIPOSA AV

MONTEREY

MENDOCINO AV

SONOMA AV

CA

LIFO

RN

IA S

T

SA

N JO

AQ

UIN

ST

WIL

SON W

Y E S

T

HU

NT

ER

ST

city limit line

EXHIBIT 3 PAGE 2

G:\CDD\priv\_Staff_\Techs\Addie\Maps\2011\P11-151\Vicinity2.mxd

city limit line

Oak Park

StocktonRural Cemetery

Legend

CITY ZONING

CA - COMMERCIAL AUTO DISTRICTStockton Auto Center Association

P11-151

VICINITY

É É É É

É É É É

É É É É

É É

É É

É É

É É É É

É É É É

É É É É

É É

É É

É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É É É É É

É É É É É É É É É É É É É É É

É É É É É É É É É É É É

É É É É É É É É

É É É É

É

DRESDEN WY

N RD

RA

YA

NN

A D

R

LN

SAXTON DR

RUSSOFRED

CT EC

TO

R W

Y

S. C

T

PE

JA W

Y

HOLM

AN RD

UP

RR

(S

PR

R)

DR

VIL

LA

GE

GR

EE

N D

R

ELD

ON

WY

WAKEMAN DR

TR

ISTA

N C

I

WAKEMAN DR

G. CT

WIN

WO

OD

TOWNSHEND CI

UP

RR

(S

PR

R)

TELSTAR PL

S.

CI

HAMMER LN

HO

LM

AN

RD

HO

LMA

N R

D

LOR

RA

INE

AV

TO

MYKALA

KAELI

FARIN

LOR

RA

INE

AV

AUTO CENTER C

IHOMEWOOD DR

AU

TO

CE

NT

ER

CI

H

EM

ER

BU

RG

UN

DY

DR

PO

WE

PE

RC

IVA

L W

Y

HO

LM

AN

RD

SAXTON DR

VILLAGE GREEN D

R

FLE

UR

Y W

Y

BURGUNDY CT

UP

RR

(S

PR

R)

AUTO CENTER CI

DR

TRISTAN CI

OAKWOOD CT

ALMONDWOOD

CROSBY DR

HAMMER LN

DALTRY

WYOMING CT

GIR

AR

DI

WY

SA

MP

SO

N R

D

Y CT

BUR

TO

WN

SH

EN

SONATA CI

ANTIOCH WY

MA

RA

NA

SHAY CI

HA

NE

Y L

N

DR

MA

RA

NA

TH

A D

R

MERCY LN

GR

AC

EL

AN

D

HAMMER LN

SH

A

DR

SH

A

OM

EG

A W

Y

CHRISTIA

VICTORY LN

AS

TAN

N 99 FRONTAGE RD W

MA

RA

NA

TH

A D

R

MO

RE

LA

ND

ST

E.B.M

.U. U

TILITY E

ASEMENT

vaca

nt

vacantvacant

single-

f il

building materials/home improvement

eating plsupplies

single-family

single-family

single-family

single-familysingle-family

single-familysingle-fsingle-family

sing

le

sin

single

-fam

ily

single

-family

single-family

sin

gle -

fam

il y

single-family

single-family

sing

le-f

single-family

sin

gle-

fam

ily

single-family

single-family

single-family

officecarpetsfloors/

eating pl

building materials/home improvement

churcheating pl

gas sta.eating pl &

sta.pump

shoptire

tune-upshop

carwash

tireshop

park

church

vacant

orchards

orchards

tire shop

gas sta.supplies

auto

offices

carpetretail

fabricationsteel

retail

adultstore glass

auto

secondhandstore

parking

sport storenail saloneat pl

paintstore

eat pls retailbeauty salon

eat pl retail

mini-storage

truckaccessories

E.B.M

.U.D

.

vacant

vac fl

furniture store

clothing

retail

used auto salescar rental

u-haul

retaileat pl

shoestore

retail

vacant

vacant

vacant

vaca

nt

vaca

nt

vaca

nt

twofamily

twofamily

twofamily

twofamily

twofamily

twofamily

twofamily

twofamily

singlefamily

singlefamily

singlefamily

singlefamily

orchards

agriculture

shops

vac fl

vac fl

Chase ChryslerJeep

Big Valley Ford

Paul Blanco'sAuto Plex

Stockton Dodge & Hyundai

Mataga Buick, GMC, Cadillac

storm basin

vacantauto sales

vacant

vac fl

Big Valley Commercial Fleet &

RV Servicesingle-family

single-family

single-family

single-family

single-family

single-family

painttile

market

liquorstore

Chase Chevrolet

auto repair

single-family

single-family

singlefamily

singlefamily

singlefamily

StocktonNissan

vacant

singlefamily

singlefamily

singlefamily

singlefamily

offices

retail

retail

retail

sub stationofficesvac flofficesoffices

officesvac fl

self storage


LAND USE

EXHIBIT 4 PAGE 1

G:\CDD\priv\_Staff_\Techs\Addie\Maps\2011\P11-151\Land Use1.mxd

tireshop vacant

eatingeating eating vactireshop pl pl pl

ale

parking

furniture

two-family

two-family

g y g y

eat pl.

shops

thrift

.

ops

cash

ad

van

ce

gas station

parking

shops

parking

retaileat pls

salontax serviceseat pl

vacfl

furni tu re

schoolvac flmedicalfurniture

bikescar audio

two-familytwo-family




two-family

two-family

gym

store

parking


single-family

single-family

single-family

Acura

VolkswagenHonda

Toyota

singlefamily

oo

DIJON ST LOR

RA

GILLIMER DR

GARETH CI

RR

AIN

E A

V

BE

RN

AY DR

KNICKERBOCKER DR

HAMMER LN

BERNAY CT

VILL

FLE

UR

Y W

Y

DR

LNMONTAUBAN CT

MO

NTA

UB

AN

AV

SHAMERAN STEXCALIBUR


LAND USE

EXHIBIT 4 PAGE 2


vac floors

vacantBerberian

European Motors

single-familysingle-familysingle-familysingle-familysingle-familysingle-familysingle-familysingle-family single-familysingle-family



singlefamily

single-family

mkt

storage

flooring

furniture auto repair event rentals

Pacfic T & T CO

auto repair

alley

office

printing

printingwarehousingstorage

vac fl

vac

vac sing

le-f

amily

offices

parking

vac fl

SPRINT

UTA

H A

VBOURBON ST

FULTON ST

CO

RO

NA

DO

AV

ST

LN

SA

N M

AT

EO

N R

AFA

EL

AV

FULTON ST

UP

RR


LAND USE

EXHIBIT 4 PAGE 3


WE

ST

LN

city limits

SIE

RR

A M

AD

RE

SA

N R

AFA

EL

AV


EXHIBIT 5 PAGE 1

Stockton Nissan

Stockton HondaToyota TownHammer Lane VolkswagenAcura of Stockton

STOCKTON AUTO CENTERA- Stockton Dodge, HyundaiB- Mataga Buick, GMC, CadillacC- Chase Chrysler JeepD- Big Valley Commercial Fleet & RV ServiceE- Paul Blanco’s Auto PlexF- Big Valley Ford

AB

C

D

Chase Chevrolet

FE

vac fl

vac fl

vac fl

vacant

vac

vac

vac


EXHIBIT 5 PAGE 2

BerberianEuropean

Motors

vac fl

CESAR CHAVEZ

ELEMENTARY

SH

ET

LAN

D C

T

BU

CK

SK

IN P

L

WHITNEY ST

AR

AB

IAN

D

MU

STA

NG

MO

NTA

UB

AN

AV

PE

RC

IVA

L W

Y

CT

EC

TO

R W

Y

VIL

LA

GE

GR

EE

N D

R

SWAIN RD

WINSLOW WY

TAB

LE

TO

P

MT

BA

CH

ELO

R

PALAMINOCT

EL CAPITAN CI

UP

RR

(S

PR

R)

CT

RUSSOFRED R

AY

AN

NA

DR

SAXTON

ELD

ON

SEBASTAN

LN

DIVAC

KEYSER DR

DR

ESD

EN WY

RUSSO

FR

ED

DR

PE

JA

FAUTT

BIRCH-

BU

RG

UN

DY

DR

HAMMER LN HAMMER LN

HO

LM

AN

RD

TOU

LOU

SE

WY

DA

UP

HIN

DR

HE

VALIE

R W

Y

PL

TOURS DR

LE

MA

NS

AV

PL

FO

NT

EN

AY

W

BE

RN

AY

DR

CKE

R D R

CT

CHAMBORD DRM

OU

LIN

CT

CA

LAIS

CT

CH

AT

EA

U D

R

BORDEAUX AV

LE M

AN

S A

V

RO

UE

N C

T

GR

EN

OB

LE W

Y

KNICKERBOCKER DR

DIJON ST CT

CH

AM

PA

GN

E D

R

FLE

UR

Y W

Y

CT

LOR

RAI

NE AV

OAKWD CT

AL

MO

ND

W

WD

DOGWD

LOR

RA

INE

CT

NE

UB

OU

RG

T

CH

ERBOURG WY

CT

MO

NTA

UB

AN

AV

GILLIMER DR

SHAMERAN ST

MONTAUBAN CT

SH

AR

KO

N L

N

SHARKON CT

HAMMERTOWN DR

EV

ER

ES

T A

V

PE

AK

SIG

NA

L

SA

DD

LER

OC

K

GARETH CI

TRISTAN CI

VILLAG

E G

RE

EN

DR

TR

IST

AN

CI

EXCALIBUR

CI

LOR

RA

INE

AV

WY

HOMEWOOD DR

LOR

RA

INE

AV

CTEL CAPITAN CI

AU

TO

CE

NT

ER

C

I

AUTO CENTER CI

AUTO CENTER C

I

TELSTAR PL

SA

MP

SO

N R

D

UP

RR

(S

PR

R)

MCVIE DR MCVIE DR

PO

WE

LL

D

R

EM

ER

SO

N

WIN

WO

OD

DR

STRICKLAND CLI

FF

OR

DH

OLM

AN

RD

WYOMING

WAKEMAN DR

G

RIFFITH DR

TOWNSHEND CI

TOW

NS

HEN

D CI

CROSBY

CT

CT

CK

HO

LMA

N R

D

DR

SO

NA

TA C

I

SO

NA

TA C

I

S.C

I

WAKEMAN DR

GIR

AR

DI W

Y

DALTRY D

R

MYKALA

FARIN

KAELI

CALEB CI

C C

I

HAMMHAMMER LN

CHRIS

ANTIOCH

MERCY L

HA

NE

Y L

N

MA

RA

NA

TH

A D

R

VICTORY

SH

AF

FE

R

RICHARDS

B

WA

KE

MA

N D

R SHAY CI

CLAIRE ST

SHAY CI

DR

city limit line

EXHIBIT 6 PAGE 1


ZONING

G:\CDD\priv\_Staff_\Techs\Addie\Maps\2011\P11-151\Zoning 1.mxd

LegendCITY ZONING

CA - COMMERCIAL AUTO DISTRICTCG - COMMERCIAL, GENERALCO - COMMERCIAL, OFFICE

IG - INDUSTRIAL, GENERALPF - PUBLIC FACILITIESRL - RESIDENTIAL, LOW DENSITYRM - RESIDENTIAL, MEDIUM DENSITY

RUE PARK

FUTURE PARK

HARRISON

ELEMENTARY

OAK PARK

WILSON

ELEMENTARY

HU

NT

ER

ST

SA

NG

UIN

ET

TI L

N

UP

RR

FULTON ST

STADIUM DR

SIE

RR

A M

AD

RE

SA

N M

AT

EO

CO

RO

NA

DO

AV

UTA

H A

V

WE

ST

LN

SA

N R

AFA

EL

AV

BOURBON ST

WE

ST

LN

ALPINE AV

AR

TD

UT-

STADIUM DRE S

T

EUCLID A

ALPINE AV

H

ATLEE ST

QUIN

N

HILL W

Y

CT

BALLEW

CT

RE

CI

S R

D

MC ALLEN RD

INGRAM ST

HARPER ST

GIBSON ST

SU

TT

ER

ST

RRYMORE ST

ESSEX ST

DOWNS ST

CHURCHILL ST

BARRYMORE ST

ATLEE ST

SU

TT

ER

ST

WRIGHT AV

BARRYMORE ST

AM

ER

ICA

N S

T STA

NIS

LAU

S S

T

FULTON ST

CA

LIF. ST

CO

RO

NA

DO

AV

PO

STA

L AVDELIVERY

ENTERPRISE ST

UP

RR

(S

PR

R)ELENA LN

MO

NI Q

UE

AM

ELIA

DR

CI

CI

WE

ST

LN

COUNTRY O AK

BI G O

AK

HELENS

OAK

CI

OAKFO

REST AV

OA

K V

ALL E

YW

Y

DR

OAK BRA NCH

RED OAK

LNCT

FONTANELLA WY

TORINO DR

COLMAR

JAK

E

MO

NT

EG

O

MOSS OAK

SHADY FOREST WY

EL P

INA

L DRGLORIA DR

CT

ER

NIE

CA

RLY

DR

SHADY FOREST

NA

PLE

S

MC

GU

I RE

CT

DR

TORINO D

R

EL P

INA

L DR

GAVIN

ORCHARD

DR

PA

LER

MO

ST

KEVIN CT

CANBY OAK DR

SA

NG

UIN

ET

TI L N

CHAPMAN OAK

GA

MB

EL

OA

K

TIA M O W

Y

BRIDGETON

WIN

TE

RS

ET

ESSEX ST

FARGO ST

STBEELER

SPIROU ST

ALV

AR

AD

O A

V

ST

EP

HA

NIE

ST

AL V

AR

AD

O A

V

MA

RC

HE

SO

TT

I WY

CT

CI

TRIESTE

MIGHTY OAK

CHAP-ELLE

CALAVERAS RIVER

CALAVERAS RIVER

CALAVERAS RIVER

STOCKTO

N DIVERTING CANA

WE

ST

L N

AM

ER

ICA

N S

T

HU

NT

ER

ST

UP

RR

(S

PR

R)

ALPINE AV

UP

RR

SU

TT

ER

ST

HU

NT

ER

ST

GROVE ST

KNOLES WY

STADIUM DR

ALPINE AV

ALV

AR

AD

O A

V

EL PINAL DR

EARCADE ST

SU

TT

ER

ST

MARIPOSA AV

MONTEREY

MENDOCINO AV

SONOMA AV

CA

LIFO

RN

IA S

T

SA

N JO

AQ

UIN

ST

WIL

SON W

Y E S

T

HU

NT

ER

ST

city limit line

EXHIBIT 6 PAGE 2


ZONING

city limit line

G:\CDD\priv\_Staff_\Techs\Addie\Maps\2011\P11-151\Zoning 2.mxd

Legend

CITY ZONING

CA - COMMERCIAL AUTO DISTRICT

IG - INDUSTRIAL, GENERAL

IL - INDUSTRIAL, LIMITED

PF - PUBLIC FACILITIESRL - RESIDENTIAL, LOW DENSITY

RH - RESIDENTIAL, HIGH DENSITY

CG - COMMERCIAL, GENERAL

RM - RESIDENTIAL, MEDIUM DENSITY

stockton city council/robert cabral train station clock tower, 949 east channel street - opticos...

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