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ENVIRONMENTAL IMPACT REPORT, GENERAL PLAN AMENDMENT, REZONE, AND A TENTATIVE MAP REQUEST FOR THE PROPOSED SOUTH STOCKTON COMMERCE CENTER INDUSTRIAL DEVELOPMENT AT MULTIPLE PARCELS ALONG SOUTH AIRPORT WAY (APNS 177-110-04; 177-100-003; 177-110-05; 201-020-01; and 177-050-09) (APPLICATION NO. P20-0024)
recommended action
RECOMMENDATION
Staff recommends the Planning Commission adopt the following:
1. A Resolution recommending the City Council adopt the Recirculated Environmental Impact Report (SCH #202090561), including a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program; and
2. A Resolution recommending the City Council approve a General Plan Amendment to modify the General Plan Land Use Map for Commercial and Industrial land use designations on a portion of APN 177-050-09; and
3. A Resolution recommending the City Council adopt an Ordinance for a zoning map amendment to modify Commercial, General (CG) and Industrial, Limited (IL) zoning district designations on a portion of APN 177-050-09; and
4. A Resolution approving a Tentative Map for the creation of thirteen parcels.
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Summary
Trevor Smith, representing Five Corners Group, LLC, proposes to develop industrial and commercial uses on 13 newly subdivided legal parcels totaling approximately 422.22 acres, located west of State Highway Route (SR) 99 and east of South Airport Way, and south of the Stockton Airport, combined as the South Stockton Commerce Center Industrial Park Project (“project”). The proposed project site development would consist of building construction, parking lot areas, landscaping, lighting, drainage facilities, and loading / service areas. At full buildout, these facilities could total a maximum of 6,091,551 square feet of building development for Industrial land uses, 140,350 square feet of building development for commercial land uses, 54 acres of open space, 41 acres of public facilities, and 18 acres of right-of-way circulation improvements.
To develop the project, the Planning Commission is asked to consider forwarding to City Council recommendations to approve the following: Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program (MMRP) and Statement of Overriding Considerations (SOC), General Plan Amendment, and Zoning Map Amendment request. The Planning Commission is also asked to approve a Tentative Map for the subdivision of the existing parcels into 13 new parcels.
An EIR was prepared for the project in compliance with the California Environmental Quality Act (CEQA). The EIR is intended by CEQA to be an informational document (CEQA Guidelines Section 15121) to inform public agency decision-making and the public generally of the significant environmental effects of a project. Consequently, information in the EIR does not limit the Lead Agency's (City of Stockton) and any Responsible Agency’s ultimate discretion on the project, but as noted the Lead Agency must address each potentially significant effect identified in the EIR in written findings before they approve the project, or portions of the project (CEQA Guidelines Section 15091).
The project is consistent with the 2040 General Plan Land Use Map designation of Industrial applicable to the site. The project also furthers General Plan policies aimed at attracting and retaining companies that offer high-quality jobs with wages that are competitive with the region and state (Goal LU-4), and attracting employment and tax-generating businesses in the city (Policy LU-4.2).
DISCUSSION
Background
The project site comprises 422.22-acres and consists of five (5) legal parcels identified as Assessor’s Parcel Numbers 177-110-04, 177-100-03, 177-110-05, 201-020-01, and 177-050-09, as well as a portion of Union Pacific Railroad right-of-way. The Project site is located west of the SR 99 Frontage Road and SR 99 and east of South Airport Way, just south of the Stockton Airport. The Union Pacific Railroad (UPRR) extends south from South Airport Way bisecting the western portion of the site. French Camp Slough extends southeast from South Airport Way across the southwestern portion of the site, within the City of Stockton. (Attachment A – Location Map and Aerial Photo)
The site is bounded on the north by industrial uses, the National Guard, and the Stockton Airport, and on the south, east and west by agricultural lands.
The current General Plan Land Use designations for the parcels that comprise the project site include a mix of mostly Industrial, followed by some Commercial and then Open Space. The Zoning Map designations for parcels includes predominately Industrial Limited (IL), Commercial General (CG), and Open Space (OS). The parcels referenced above are identified in Attachment B - General Plan Land Use Map, and Attachment C - Zoning Map.
Project Description
Five Corners Group, LLC, has applied for all required entitlements to permit industrial and commercial development within the City of Stockton. The proposed project would develop industrial warehouse buildings used primarily for the storage and/or consolidation of manufactured goods, and in some cases raw materials, prior to their distribution to retail locations or other warehouses, as well as commercial uses to support the surrounding area.
The project site totals approximately 422.22 acres and would be developed with up to a total maximum combined square footage of 6,231,901 square feet in floor area, along with parking areas, vehicular access, and storm drainage detention areas.
Development of the project site with commercial, warehouse and industrial uses are considered “Permitted” uses under the proposed Industrial, Limited (IL) rezoning and Commercial, General (CG) rezoning, and would not require additional discretionary actions. Only ministerial approvals would remain for the review of building design and compliance with site development standards. These subsequent applications include Site Plan Review and Design Review, as well as building permits and adherence to any project related approvals.
Access to the proposed project site would be from a new signalized intersection at South Airport Way and consist of a newly created public street running through the property generally in an east to west direction and extending to the east frontage road along SR 99. The new street is proposed to be named Commerce Drive and would be developed to City standards and provide access to the individual parcels.
The wet utility services for the project site, including sanitary sewer and water, would be provided by the City of Stockton from the extension of existing facilities in the area. The project would have an onsite storm drainage system, including collection lines and detention basins in the southernmost portion of the site. Runoff collected in the detention basin would be metered into French Camp Slough when capacity is available. Regulated electrical, gas, and communication utilities would also be extended to the project site from existing facilities in the area. Provision of utility services to the project would require off-site improvements. These improvements would be subject to the review and approval of the City Municipal Utilities, Public Works and Community Development departments and a review of their consistency with adopted wastewater, water, and storm water master plans.
Future proposed commercial and industrial uses would be required to be consistent with the proposed General Plan land use designations of Commercial and Industrial, and adhere to the zoning district standards for each zoning district and allowable land uses per SMC Section 16.20.020 (Allowable Land Uses and Permit Requirements).
STAFF ANALYSIS
To develop the Project, the Planning Commission is asked to consider forwarding to City Council approval recommendations pertaining to the EIR, General Plan Amendment and Zoning Map Amendment. Each request and staff’s analysis are provided below.
Environmental Clearance
On October 15, 2021, the City of Stockton prepared and publicly circulated a Draft Environmental Impact Report (EIR), included as Attachment D, for the proposed South Stockton Commerce Center Project (proposed Project), inviting comment from the general public, agencies, organizations, and other interested parties. A Notice of Availability (NOA) was filed with the State Clearinghouse (SCH # 2020090561) and the County Clerk on October 15, 2021, and was published in a local newspaper pursuant to the public noticing requirements of the California Environmental Quality Act (CEQA). The Draft EIR was available for the required 45-day public review and comment period from October 15, 2021, through November 29, 2021. However, the City opted to extend the public review period for the Draft EIR an additional 15 days to December 14, 2021 (for 60 days total).
On December 6, 2022, the California Attorney General announced an agreement requiring the City of Stockton to prepare and consider an ordinance implementing robust mitigation measures for future warehouse development in the city and impose similarly robust mitigation measures to a completely separate, but similar, Mariposa Industrial Park Project. The Attorney General’s Office worked with the City of Stockton to develop advanced mitigation measures to address the Mariposa Industrial Park Project’s impacts on the surrounding community. Many of the mitigation measures reflect the Attorney General’s Warehouse Best Practices guidance, and include a 100 percent electric vehicle (EV) heavy-duty on-site truck fleets, a requirement that operational power be supplied by solar and other renewable sources, large setbacks and landscaped barriers between sensitive receptors, and a community benefit fund to support clean air projects in the south Stockton community.
On December 12, 2023, the Stockton City Council adopted an ordinance, under Title 16, establishing new logistics warehouse development standards. These standards became effective on January 11, 2024 and the Ordinance is referred to as the City’s “Warehouse Ordinance.” This changed the landscape for the South Stockton Commerce Center Project Draft EIR. Additionally, the proposed Project’s utility improvements have been refined since the prior (2021) Draft EIR public comment period. Consequently, a revised Draft EIR was prepared to reflect the changes in the Project Description resulting from compliance with the Warehouse Ordinance and the refined utility plans.
On December 27, 2024, the City prepared and publicly circulated the revised Draft EIR titled the “Recirculated Draft Environmental Impact Report” for the proposed South Stockton Commerce Center Project , inviting comment from the general public, agencies, organizations, and other interested parties. On the same day, a Notice of Availability (NOA) was filed with the State Clearinghouse (SCH # 2020090561) and the County Clerk and was published in a local newspaper pursuant to the public noticing requirements of the California Environmental Quality Act (CEQA). The Recirculated Draft EIR was available for a minimum 45-day public review and comment period from December 27, 2024, through February 10, 2025.
Before taking action on the project, the City must first certify that the EIR is adequate under CEQA. Then, in conjunction with its decision on the project, the City must make specific findings with respect to each of the significant environmental effects identified in the EIR. Guidelines for the certification of an EIR (CEQA Section 15090) require that the Lead Agency certify that 1) the Final EIR has been completed in compliance with CEQA, 2) that the Final EIR was presented to the decision-making body of the Lead Agency, and the decision-making body reviewed and considered the information contained in the Final EIR prior to a decision on the project, and 3) that the Final EIR reflects the Lead Agency’s independent judgment and analysis.
The EIR is intended by CEQA to be an informational document (CEQA Guidelines Section 15121). Decision making on the project in relation to its environmental impacts is reserved to the Lead Agency, which is the City, and any Responsible Agencies with approval authority over the project. Consequently, information in the EIR does not limit the Lead Agency’s ultimate discretion on the project, but as noted, the Lead Agency must address each significant effect identified in the EIR in written findings before it approves the project, or portions of the project (CEQA Guidelines Section 15091). These findings are contained in a separate document that accompanies this Final EIR.
The possible findings are:
1. Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the Final EIR (i.e., the impact has been “mitigated”). This finding is widely applicable in the project findings, as most of the significant effects of the project would be reduced to less than significant with mitigation measures.
2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency (i.e., mitigation is the responsibility of an agency other than the City of Stockton). This finding is not applied to any of the significant effects of the project.
3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR (i.e., the impact is acceptable because the project’s benefits outweigh any negative effects associated with its environmental impacts). In this case, the project involves one or more significant environmental effects that cannot be reduced to a less than significant level, and a Statement of Overriding Considerations (SOC) will be necessary. A proposed SOC is provided in a separate document that accompanies the Final EIR.
In the event that the City wishes to approve a project without providing substantial mitigation for all its significant impacts of the project (i.e., if the second or third finding options are utilized), then CEQA Guidelines Section 15093 allows the decision-makers to balance the project’s benefits against its unavoidable environmental risks. This decision must be documented in a SOC and adopted by the project decision-makers. The CEQA findings for the project, as noted above, include a SOC.
As a part of the project consideration and approval process described above, the City must also adopt an MMRP (CEQA Guidelines Section 15097). The MMRP is required to ensure that the mitigation measures and project revisions identified in the EIR are implemented. The measures and revisions described in the EIR are fully enforceable through permit conditions, agreements, or other measures. The MMRP for this project is contained in a separate document that accompanies this Final EIR.
The Draft EIR identified potentially significant effects under several topic areas, many of which are discussed below:
• Aesthetics and Visual Resources: Although the project site is not designated as a scenic vista by the General Plan, the site does contain some of the significant visual features discussed in the General Plan, such as agricultural fields and riparian area along French Camp Slough. These public views are primarily available to motorists traveling along the major transportation corridors, some of which travel at highway speed (such as along South Airport Way and SR 99). In addition, these public views of agricultural fields and riparian areas are characteristic of San Joaquin County, and the exist throughout the region. Because of these impacts to visual features which are unable to be fully mitigated, this is considered to be a significant and unavoidable impact.
• Agricultural Resources: Potential urban-agricultural use conflicts between proposed urban and nearby agricultural uses are expected to be minimal. Neighboring agricultural lands, including Prime Farmland and Farmland of Statewide Importance, are located adjacent to the northern, eastern, southern, and western boundaries of the project site,. A variety of industrial and commercial uses would be developed on the project site and sewer improvements would be constructed offsite along Airport Way to Industrial Drive to the north. Because of these impacts which are unable to be fully mitigated, the Project’s impact to agricultural resources would be considered a significant and unavoidable impact.
• Air Quality: With implementation of proposed mitigation measures, the project’s operational emissions would be reduced. However, even with implementation of all feasible mitigation, it may not be feasible for all individual projects within the project site to reduce operational emissions at full project buildout below the applicable thresholds. Therefore, the Project criteria pollutant emissions would be considered to have a significant and unavoidable impact.
• Biological Resources: Although no biological resources have been identified on-site, potentially suitable habitat for special status species is present on the site and would be impacted by proposed development. Mitigation measures are identified to ensure no such resources are significantly impacted by development of the vacant site. The applicant has agreed to participate in the San Joaquin Multi Species Habitat Conservation Plan (SJMSHCP) and has added additional mitigation measures to protect Crotch’s bumblebee (Bombus crotchii) habitat. Compliance with the SJMSHCP ensures potentially significant effects to biological resources are reduced to a less than significant level. Additionally, trees will also be removed outside of bird nesting seasons or, if within a nesting season, a biologist will complete a survey to ensure no protected migratory bird nests are present. The project would involve removal of Heritage Oak Trees, which would be mitigated through the City’s existing permitting program.
• Cultural Resources / Tribal Cultural Resources: No archaeological or historical resources were identified on the site, but there is potential for discovery of buried cultural resources, including those related to Native Americans. The City’s adopted General Plan includes specific mitigation measures that are related to Cultural Resources and Tribal Cultural Resources, which have also been incorporated into this Project. If these resources are discovered on site, then mitigation measures incorporated into the Project will apply.
• Geology and Soils: There are no active or potentially active faults or other geologic hazards within or near the project site. Construction activities on site have the potential to loosen the soil, leaving it exposed to wind and water erosion, however a project at the site would be required to obtain a permit from the City of Stockton that would have conditions that will reduce soil erosion impacts. Additionally, if any paleontological resources are encountered during construction, all construction activities within a 50-foot radius of the encounter shall be immediately halted until a qualified paleontologist can evaluate them and follow the protocol set forth in the MMRP.
• Greenhouse Gas Emissions: There are potentially significant impacts related to greenhouse gas emissions for the Project, as identified in the EIR, which cannot be fully mitigated, even with implementing Air Quality Improvement Measures, such as compliance with applicable State and San Joaquin Valley Air Pollution Control District rules and regulations, as well as following the best practices identified in the City of Stockton Climate Action Plan. Because these impacts cannot be fully mitigated, this is considered a significant and unavoidable impact.
• Noise: Noise generated by project construction and traffic on-site and along South Airport Road and the SR 99 Frontage Road would involve exceedance of City noise standards for existing sensitive receptors near the project site. Identified mitigation measures would reduce these impacts to less-than-significant.
• Transportation: The project would involve significant effects on Vehicle Miles Traveled (VMT) and would require certain roadway improvements to maintain City Level of Service (LOS) standards. Mitigation measures would partially mitigate, but not eliminate, VMT impacts. Recommended transportation improvements would address LOS deficiencies.
By the conclusion of the Recirculated Draft EIR 45-day review period, nine (9) comment letters were received by the City. Pursuant to CEQA Guidelines Section 15088, all substantive comments are provided responses in the Final DEIR (Exhibit 1 to the Proposed Resolution).
Pursuant to CEQA Guidelines Section 15092, the Planning Commission must consider the EIR prior to acting on the project. As reflected in the attached draft Resolution, an approval recommendation to certify the EIR is presented, including adoption of the corresponding MMRP, adoption of the findings, and adoption of a SOC.
General Plan Land Use Map Amendment
The project site has current General Plan Land Use designations of Industrial, Commercial, and Open Space. Although the Land Use designations are consistent with the proposed project, due to the location of the drive entrances for surrounding developments and the alignment of the future Commerce Drive, a General Plan Amendment to adjust two (2) areas between South Airport Way and the UPRR right-of-way is required. These areas are currently designated as Commercial and Industrial, and the boundaries would be shifted to be consistent with the future Commerce Drive right-of-way center line. The area to the north of the Commerce Drive right-of-way centerline would be designated Commercial and the area to the south of Commerce Drive right-of-way centerline would be Industrial. The boundary change of the Industrial and Commercial designation represents a negligible adjustment to the General Plan Land Use Map.
The subject development would also further the following General Plan policy: Policy LU-4.1: Encourage large-scale development proposals in appropriate locations that include significant numbers of higher-wage jobs and local revenue generation.
As reflected in the attached proposed Resolution, all necessary findings can be made to support the proposed General Plan Land Use Map Amendment action.
Zoning Map Amendment
The project site has current zoning that consists of Industrial, Limited (IL), Commercial General (CG) and Open Space (OS). Although the current zoning is consistent with the proposed project, due to the location of the drive entrances for surrounding developments and the alignment of the future Commerce Drive, a rezone of the two (2) areas between South Airport Way and the Union Pacific Railroad right-of-way is required. These areas are currently designated as CG and IL, and the boundaries would be shifted to be consistent with the future Commerce Drive right-of-way center line. The area to the north of the Commerce Drive right-of-way centerline will be designated CG and the area to the south of Commerce Drive right-of-way centerline will be zoned IL. These minor boundary changes amount to minimal overall change in the total amounts of land designated as IL or CG in the area.
As reflected in the attached draft Ordinance, all necessary findings can be made to support the proposed Zoning Map Amendment action.
Tentative Map
The proposed project consists of a Tentative Map to subdivide the combined 422.22-acre project parcels (APNs 177-110-04; 177-100-03; 177-110-05; 201-020-01; and 177-050-09) into 13 developable parcels as detailed below and parcels to be dedicated for open space, public facilities and roadway rights-of-way (Attachment E - Tentative Map).
|
Parcels |
Parcel Size |
Total SF per Land Use |
Building SF Max |
|
12 Industrial Parcels |
298 acres |
467,834 SF |
140,350 SF |
|
1 Commercial Parcel |
11 acres |
12,960,747 SF |
6,091,551 SF |
|
Open Space |
54 acres |
n/a |
|
|
Public Facilities |
41 acres |
n/a |
|
|
Roadway ROW |
18.2 acres |
n/a |
|
|
Totals: |
422.22 AC |
|
|
The proposed subdivision of the project lands would enable each parcel to be developed according to the Industrial and Commercial Land Use designations on the 2040 General Plan Land Use Map. The maximum gross floor area ratio (FAR) for industrial uses is 0.6 and for commercial uses 0.3. This project proposes a FAR of 0.47 for industrial uses and 0.3 for commercial uses.
The subject development would also further the following General Plan policy: Policy LU-4.1: Encourage large-scale development proposals in appropriate locations that include significant numbers of higher-wage jobs and local revenue generation.
The project would install on-site and off-site improvements, including public streets, sidewalks, curbs, gutters, landscaping, and street lighting. All proposed utilities (e.g., water, sewer, storm drainage) would be extended to the subject site from offsite locations and comply with the City’s Standard Plans and Specifications. As reflected by the findings in the attached resolution, staff recommends all findings can be made for approval of the subdivision request. While all other actions previously addressed in this report are recommendations to the City Council, here, the Planning Commission will make the final approval on the tentative map.
Development Review Committee
The Development Review Committee (DRC) is required to review the proposed Tentative Map and forward a recommendation to the Director. DRC considered this item on April 4, 2023, and made a recommendation to the Director to approve the Project.
Subsequent Development Permits
As of the writing of this staff report, there have been no subsequent applications made for physical development of the site beyond the conceptual site plan evaluated in the EIR. Should an application be made to develop the site, it would be required to adhere to the conditions of approval and MMRP adopted by the City Council, as well as a comprehensive review and approval through Site Plan Review and Design Review.
Site Plan Review
SMC Chapter 16.152 (Site Plan Review) requires approval for all new industrial buildings prior to construction. The merits of any given Site Plan Review request are weighed against their ability to conform to the standards set forth in the Municipal Code.
Design Review
SMC Section 16.120.020(A)(3) requires prior Design Review approval for all new industrial buildings. The merits of Design Review requests are weighed against their ability to conform to the Citywide Design Guidelines. For this project, Section 5.02 (Industrial and Warehouse Design Guidelines) provides the relevant reference point for the City’s expectations for quality development. Since the present request is only for development entitlements, and there are no building plans to consider at this time, an future application for Design Review would be filed for each new building structure under a non-discretionary review by the Architectural Review Committee with a recommendation to the Community Development Director for approval.
Public Comments
As the project was required to prepare an EIR, there have been significant public outreach efforts required during the CEQA process for both the original circulation of the EIR and the subsequent recirculation effort.
The Notice of Preparation for the initial EIR was distributed to the public for review and comment on September 30, 2020. This initial noticing period ran from September 30, 2020, and concluded with a virtual public scoping meeting on October 26, 2020.
The City prepared the original Draft EIR and circulated that draft for an extended 60-day public review and comment period starting October 15, 2021 through December 14, 2021. The City received eight (8) comment letters from interested parties during that process. The comment letters were from:
1. San Joaquin County Department of Environmental Health related to compliance with County standards;
2. Blum Colling & Ho Law Firm, representing the Golden State Environmental Justice Alliance, commenting on flaws within the EIR related to multiple sections including, but not limited to, biological resources, greenhouse gases, and transportation;
3. San Joaquin Valley Air Pollution Control District related to Project compliance with their standards;
4. Sierra Club, Delta-Sierra Group, commenting on flaws within the EIR related to multiple sections including, but not limited to, community involvement, proposed mitigation measures, and agricultural resources;
5. California Air Resources Board related to Project compliance with their standards;
6. California Attorney General’s Office related to Warehouse Projects and Best Practices and Mitigation Measures;
7. Lozeau Drury Law Firm representing the Laborers International Union of North America, Local 73, and the Projects noticing requirements; and
8. Central Valley Regional Water Quality Control Board related to Project compliance with their standards.
The Notice of Preparation for the recirculation of the EIR was distributed to the public on August 29, 2024, and included a 30-day comment period that ran from August 30, 2024 through September 30, 2024. A scoping meeting was also held on September 24, 2024.
The City prepared the recirculated Draft EIR and circulated that draft for a 45-day public review period for the Draft EIR commenced on December 27, 2024, and ended on February 10, 2025. The City received nine (9) comment letters from interested parties during that process. The comment letters were from:
1. San Joaquin County Department of Environmental Health related to compliance with County standards;
2. Advocates for the Environment related to greenhouse gases;
3. SJCOG related to Project compliance with the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP);
4. California Department of Transportation related to CalTrans standards and coordination of documents;
5. California Department of Conservation related to onsite wells and removal practices;
6. Mitchell M. Tsai Law Firm, representing the Carpenters Local Union #152 and requests using local workforce;
7. Blum Colling & Ho Law Firm, representing the Golden State environmental Justice Alliance, commenting on flaws within the EIR related to multiple sections including, but not limited to, biological resources, greenhouse gases, and transportation;
8. Central Valley Regional Water Quality Control Board related to Project compliance with their standards; and,
9. San Joaquin Valley Air Pollution Control District related to Project compliance with their standards.
The Final EIR has been prepared pursuant to the requirements of CEQA and the CEQA Guidelines, which culminates in the public review process of the environmental document, and includes all correspondence received to date, comments to any correspondence received, as well as the Notice of Availability posted at the San Joaquin County Clerk’s office, the distribution list for the EIR public notices, the Notice of Completion, and other material related to the public review of the EIR.
Throughout the CEQA process, interested parties have been in communication with staff regarding status of the environmental documents and timing of the public hearing process. Staff has also received multiple public records requests for all documentation related to the project from multiple groups.
On June 5, 2025, the applicant hosted a virtual neighborhood meeting which was noticed to all property owners within 300’ of the Project Site as well as other agencies that could have a potential interest in the Project, such as the California Army National Guard, SJCOG and San Joaquin County Airport. Two (2) members from the public attended and only requested to learn information about the Project.
Notice for the Planning Commission public hearing for this proposed project was published in The Record on August 22, 2025, and mailed notice was sent to all property owners within a 300-foot radius at least twenty (20) days prior to this meeting. As of the writing of this staff report, no written comments have been submitted.
Attachment A – Location Map and Aerial Photo
Attachment B – General Plan Land Use Map
Attachment C – Zoning Map
Attachment D – Draft EIR
Attachment E – Tentative Map
This staff report was prepared by Nicole D. Moore, Contract Planner, (209) 937-8266; Nicole.Moore.CTR@stocktonca.gov.