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HOLD A PUBLIC HEARING TO ANNEX TERRITORY AND TO FORM A NEW ZONE IN THE STOCKTON CONSOLIDATED STORM DRAINAGE MAINTENANCE ASSESSMENT DISTRICT (DISTRICT 1)
recommended action
RECOMMENDATION
The City Council, at its meeting on September 1, 2026, adopted a Resolution of Intention to annex territory and to form a new zone in the Stockton Consolidated Storm Drainage Maintenance Assessment District and set a required Public Hearing for October 27, 2026.
It is recommended that the City Council conduct a public hearing to consider public comment and testimony regarding the formation of Tra Vigne West Project - Zone 16 as part of the Stockton Consolidated Storm Drainage Maintenance Assessment District No. 2005-1 (the “District”).
After the public hearing, if a majority protest based on the Resolution of Intention does not exist, it is recommended that the City Council adopt a resolution to:
1. Overrule all public hearing protests or objections, including all written protests not withdrawn in writing before the conclusion of the public hearing, to the Resolution of Intention.
2. Approve the formation of Tra Vigne West Project - Zone 16 as part of the District, to maintain and operate storm drainage improvements.
3. Specify that the public interest would be served by establishing Zone 16 and levying annual assessments for the costs to maintain and operate the storm drainage improvements.
4. Confirm and finally approve the proposed boundary map and Engineer’s Report and order recording of the assessment diagram.
It is also recommended that the City Manager be authorized to take appropriate and necessary action to carry out the purpose and intent of this resolution.
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Summary
To comply with Stockton Municipal Code Chapter 13.20 Stormwater Quality Control Criteria Plan (SWQCCP), the Tra Vigne West Project - Zone 16 development must install stormwater quality treatment devices. To fund the maintenance and operation of the devices, a new zone must be formed in the District.
All property owners subject to assessment of the annual costs of the storm drain improvements submitted written consents for annexation to the City Clerk. Northstar Engineering Group, Inc. of Stockton, California, serving as the Engineer of Work, prepared the attached Engineer’s Report and submitted it for preliminary review and approval, including the annual operation and maintenance cost estimates. Staff recommends that Council approve the proposed Resolution.
DISCUSSION
Background
On July 26, 2005, the City Council adopted Resolution 05-0329 approving the formation of the District.
On November 1, 2016, the Central Valley Regional Water Quality Control Board issued the City of Stockton a revised Stormwater National Pollution Discharge Elimination System (NPDES) Permit (Order No. R5-2016-0040-002). The NPDES Permit is a regulatory program under the Clean Water Act administered by the U.S. Environmental Protection Agency and state agencies. It is designed to control water pollution by regulating point sources that discharge stormwater runoff into waters of the United States.
The Tra Vigne West Project - Zone 16 (Attachment A) is a 200-acre development that will include up to 756 single-family residential lots, one multifamily residential lot, one commercial lot, a potential school site, two park sites, and one domestic well. The site is located in the northeastern portion of the City of Stockton, at the southeast corner of Eight Mile Road and West Lane, and is being developed by MCD North Stockton, LLC and MCD South Stockton, LLC.
To ensure compliance with the SWQCCP and NPDES permit requirements, the Tra Vigne West development must install stormwater quality treatment devices to treat stormwater runoff from the project site. To fund the required maintenance and operation of these stormwater devices, Tra Vigne West Project - Zone 16 will be created within the existing District (Attachment B).
The Engineer’s Report (Attachment C) outlines the criteria used to approve the assessment, identifies the special benefits received, and presents the budget for annual maintenance and reserves. In addition, the storm drainage improvements to be maintained in Zone 16 are listed in Attachment D.
The formation of the District is conducted pursuant to the Municipal Improvement Act of 1913 and the Stockton Improvement Procedure Code.
Present Situation
The parcels within the proposed Zone 16 development are expected to be subdivided following the formation of the zone. The subdivision is anticipated to include a total of 1,010 Dwelling Unit Equivalent Factor (dueF) and will have a proposed assessment roll based on the criteria and budget outlined in the Engineer’s Report.
The annexation will establish the maximum allowable assessment. The actual levy for developed parcels for the 2027-2028 fiscal year will be determined through the City’s 2027-2028 Consolidated District budget process. The maximum annual assessment may increase each year by the greater of 3% or the change in the Consumer Price Index, as needed to address rising maintenance costs.
The assessment roll for the proposed Zone 16 for the fiscal year 2027-2028 is as follows:
|
Assessment Number |
APN |
TRA VIGNE UNIT NO. |
OWNER |
No. OF dueF’s |
ANNUAL BUDGET |
|
1 |
120-02-036 |
All of Unit 1, Parts of Unit 5 41.4 AC (82 dueF’s) |
MCD South Parcel, LLC |
82 |
$5,736.72 |
|
2 |
120-02-038 |
Part of Unit 8 0.85 AC (0 dueF’s) |
MCD South Parcel, LLC |
0 |
$0.00 |
|
3 |
120-02-035 |
Part of Units 2, 4 & 5 31.38 AC (163 dueF’s) |
MCD South Parcel, LLC |
163 |
$11,403.48 |
|
4 |
120-02-037 |
Part of Unit 8 6.93 AC (30 dueF’s) |
MCD South Parcel, LLC |
30 |
$2,098.80 |
|
5 |
120-02-034 |
Parts of Unit 3 & 4 19.92 AC (90 dueF’s) |
MCD South Parcel, LLC |
90 |
$6,296.40 |
|
6 |
120-02-033 |
All of Units 6, 7, 9, 10, 11, 11a, and Parts of Unit 8 & 12 101.28 AC (636 dueF’s) |
MCD South Parcel, LLC |
636 |
$44,494.56 |
|
7 |
120-02-001 |
Part of Unit 12 0.74 AC (9 dueF’s) |
MCD South Parcel, LLC |
9 |
$629.64 |
|
|
|
|
TOTAL |
1010 |
$70,659.60 |
FINANCIAL SUMMARY
The installation and cost of the stormwater quality treatment devices will be paid for by the developer. Upon completion of the Project development, the new stormwater infrastructure will be owned and operated by the City of Stockton. The proposed formation of Zone 16 and its annual assessment will fund the required maintenance and operation of the new stormwater devices.
This annexation will result in approval of a maximum assessment. The actual 2027-28 fiscal year levy on developed parcels will be determined during the annual Stockton Consolidated Storm Drainage Maintenance District 2005-1 budget process. The current Engineer’s Report estimates the FY 2027-28 assessment at $70,659.60.
Attachment A - Boundary Map and Assessment Diagram
Attachment B - Stockton Consolidated Storm Drainage Maintenance Assessment District No. 2005-1 Map
Attachment C - Engineer’s Report
Attachment D - Zone 16 Improvements to be Maintained