title
REQUEST FOR PREZONING, DEVELOPMENT AGREEMENT, AND TENTATIVE MAPS, FOR A PROPOSED 2,241 UNIT RESIDENTIAL DEVELOPMENT (BEAR CREEK SOUTH) AT 9532 & 10122 NORTH WEST LANE AS WELL AS 2525 & 2575 EAST MORADA LANE, (APNS 120-020-270; -110; -120; -260; -300; -310; -320; 120-030-100; -060; -070; -090; 122-010-004 (PORTION OF); -005; 124-010-001; -003 and -007) (P23-0137)
recommended action
RECOMMENDATION
Staff recommends the Planning Commission:
1. Find no further environmental review is necessary under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning); and
2. Adopt a Resolution forwarding a recommendation to the City Council to adopt an ordinance for the Prezoning of 16 Assessor Parcel Numbers 120-020-270; -110; -120; -260; -300; -310; -320; 120-030-100; -060; -070; -090; 122-010-004 (portion of); -005; 124-010-001; -003 and -007 to include Residential, Low Density (RL) zoning, as well as Public Facilities (PF) zoning and Open Space (OS) zoning; and
3. Adopt a Resolution forwarding a recommendation to the City Council to adopt an Ordinance approving a Development Agreement; and
4. Adopt a Resolution approving a Tentative Map for the Bear Creek Family Limited Partnership (Klein) lands, subject to conditions; and
5. Adopt a Resolution approving a Tentative Map or the Tri Pointe Homes Holdings Inc. (Tri Pointe) lands, subject to conditions; and
6. Adopt a Resolution approving a Tentative Map for the Eight Mile Road Investors LLC (Arnaiz) lands, subject to conditions.
body
Summary
The “Applicant” consists of three (3) developers: Eight Mile Road Investors LLC (Arnaiz); Bear Creek Family Limited Partnership (Klein); and Tri Pointe Homes Holdings, Inc. (Tri Pointe), herein referred to as “Applicant.” Together they propose to develop the Bear Creek South Residential Project on vacant parcels immediately northeast of the intersection of West Lane and Morada Lane (the “Project”). The requested entitlements include tentative maps for each developer, a development agreement for the Project lands, prezoning of the Project lands for annexation into the City of Stockton, and a CEQA determination.
The overall Project site is adjacent to the City of Stockton’s northern city limits, within the City of Stockton (City) Sphere of Influence (SOI) (as defined in the Envision Stockton 2040 General Plan), and within the City of Stockton Urban Services Boundary.
The total Project site area consists of approximately 530.18-acres and encompasses a total of sixteen parcels. Most of the site, approximately 503.89-acres, will be subdivided into 2,241 residential lots of varying sizes in conformance with the Residential, Low Density (RL) zoning standards. The remaining 26.29-acres of land includes 21-acres of proposed parks and open space, and approximately 5.8-acres dedicated to rights of way for roads, easement for public infrastructure associated with the residential component of Bear Creek South, Union Pacific Railroad (UPRR) easement area, and Sacramento-San Joaquin Drainage District (SSDD) easement and Woodbridge Irrigation District (WID) easement areas.
The Project will further the following General Plan policies:
Goal LU-6: Provide for orderly, well-planned and balanced development. With the adoption of a companion Zoning Map Amendment, the Project would not create any inconsistencies with the Development Code.
Policy LU-6.3: Ensure that all neighborhoods have access to well-maintained public facilities and utilities that meet community service needs;
Goal, HE-2: Provide a range of housing types, densities, designs, and meet existing and projected housing needs for all economic segments of Stockton; and
Policy HE-2.3: The City shall encourage and provide opportunities for a variety of housing types that provide market rate, affordable housing opportunities and promote balanced mixed-income neighborhoods.
Staff has determined this Project will be in compliance with the Stockton Municipal Code (SMC) and is in compliance with the California Environmental Quality Act (CEQA). Staff recommends the Planning Commission approve the requested tentative maps for the Bear Creek Family Limited Partnership, Tri Pointe Homes Holdings Inc., and Eight Mile Road Investors, LLC. Staff also recommends the Commission provides a recommendation to the City Council to adopt an ordinance for prezoning the site to Residential, Low Density (RL), Open Space (OS) and Public Facilities (PF), and to adopt an ordinance for the Development Agreement, which will only take effect upon City annexation.
DISCUSSION
Background
The total Project area includes mostly vacant parcels and comprises 530.18-acres and includes Assessor Parcel Numbers (APNs) 120-020-270; -110; -120; -260; -300; -310; -320; 120-030-100; -060; -070; -090; 122-010-004 (portion of); -005; 124-010-001; -003 and -007. This total Project area includes lands that will be developed with residential homes and infrastructure that serves those homes (such as streets and parks), as well as lands that are not planned for development at this time, such as lands set aside in an easement for UPRR, WID, and SSDD.
The Project site is immediately northeast of the intersection of West Lane and Morada Lane. The Project site is bounded on the north by Bear Creek; west by West Lane, which is an existing regional arterial; on the south by Morada Lane and on the east by the Union Pacific Railroad right of way. (Attachment A - Aerial Photo and Location Map)
The parcels intended for physical development of Bear Creek South consist of six (6) vacant parcels identified as Assessor Parcel Numbers (APNs) 120-270; -300; -310; -320; 120-030-060; and -100.
Uses surrounding the Project area include:
• North by Bear Creek and lands within the City of Stockton known as the Tra Vigne Project; and
• South by East Morada Lane, existing residential uses with Residential, Low (RL) and Residential, Medium (RM) zoning, as well as Westwood Elementary; and
• West by West Lane, and Ronald E. McNair High School, which has a zoning designation of Public Facilities (PF); and
• East by Union Pacific Railroad right-of-way and residential uses with Residential, Low Density (RL) zoning.
The General Plan Land Use designations for the overall Project site is Low Density Residential, (Attachment B - General Plan Land Use Map).
There are no City of Stockton zoning designations for the overall Project site, however the site will be prezoned to take effect when annexation into the Stockton City limits is considered and approved by the San Joaquin Local Agency Formation Commission (LAFCo). The proposed prezoning includes a combination of Residential, Low Density (RL), Open Space (OS), and Public Facilities (PF) zoning, which is consistent with the existing General Plan designations and acreages. Parklands will be distributed within the Project site in a manner to be accessible to the surrounding neighborhood. The surrounding zoning is shown in Attachment C - Zoning Map.
Project Description
On May 25, 2023, the Applicant filed a development application for all required entitlements to establish the Bear Creek South development, as well as the annexation of abutting parcels (the Project site), located at the northeastern intersection of East Morada Lane and West Lane.
The Bear Creek South Project proposes three tentative maps (Klein, Tri Pointe, and Arnaiz) to subdivide all the Project parcels, which total approximately 503.89-acres, into a residential development of 2,241 residential lots of various sizes and densities, plus additional lots for parks and open space and rights-of-way easement.
Within the Project, there are three (3) developers, Tri Point, Klein, and Arnaiz, each proposing their own Tentative Map that are purposely integrated within one another to create a comprehensive residential development. Each of these developers have varying lot sizes to provide for differentiation in sizes for single-family home styles.
While the primary intent of the Project is to create residential lots, there are several areas that will be utilized to contribute towards the park and open space requirement of the Envision Stockton 2040 General Plan. There will be 27.2-acres of open space and 27.7-acres of public park space.
The proposed street network will connect into the greater Stockton community at five (5) access points, including three (3) along Morada Lane and two (2) along West Lane. These connection points will be made up of a combination of minor arterial roads and collector roads.
As noted previously, the Project will include full frontage improvements along West Lane and Morada Lane. Included in these improvements will be a fully signalized intersection at the northern entry point along West Lane and two fully signalized intersections at south entry points along Morada Lane.
STAFF ANALYSIS
Pursuant to the Development Code, the Planning Commission is the Review Authority for the requested three (3) Tentative Maps. The City Council is the Review Authority for the Prezoning and Development Agreement requests, based on the recommendation of the Planning Commission, and solely for Annexation requests.
Environmental Clearance
CEQA Guidelines Section 15183 Consistency Determination
The Bear Creek South Residential Project (Project) consists of the development of approximately 503.89 acres with up to 2,241 single-family residential units, parks, open space, and supporting infrastructure, along with annexation of approximately 530.18 acres into the City of Stockton. The Project site is located within the City’s Sphere of Influence and is designated Low Density Residential (LDR) under the Envision Stockton 2040 General Plan.
The Project site has been designated for residential development under multiple iterations of the City’s General Plan, including the Stockton 2035 General Plan and current Envision Stockton 2040 General Plans. Accordingly, residential development of the Project site has been long contemplated by the City and was anticipated as part of the City’s long-term land use planning and environmental review efforts.
The City has determined that the Project qualifies for streamlined environmental review pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183, which apply to projects that are consistent with the development density and land use intensity established by an adopted general plan or zoning for which an Environmental Impact Report (EIR) has been certified.
Pursuant to CEQA Guidelines Section 15183(a), projects that are consistent with the development density established by an existing general plan for which an EIR was certified “shall not require additional environmental review” except as might be necessary to examine project-specific significant effects that are peculiar to the project or its site.
The Project is consistent with the Envision Stockton 2040 General Plan land use designation of Low Density Residential. The proposed Project site density of approximately 4.45 dwelling units per gross acre is below the maximum density permitted under the General Plan (6.1 units per acre based on gross acreage and 8.7 units per acre based on net acreage), and is therefore consistent with CEQA Guidelines Section 15183(i)(1).
The City previously certified the Envision Stockton 2040 General Plan Environmental Impact Report (SCH#2017052062), which evaluated environmental impacts associated with buildout of the General Plan, including low density residential development of the Project site. The Project site has been consistently designated for residential development in multiple prior General Plan iterations, and the type, location, and intensity of development proposed by the Project falls squarely within the scope of development patterns evaluated in the prior General Plans.
Consistent with Public Resources Code Section 21083.3(b) and CEQA Guidelines Section 15183(b), the City’s environmental review is limited to determining whether the Project would result in:
• Significant effects that are peculiar to the project or parcel;
• Significant effects not analyzed as significant in the prior EIR;
• Potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR; or
• Potentially more severe significant effects than those analyzed in the prior EIR.
As documented in the Section 15183 Consistency Checklist (included as Attachment D to the Staff Report), the Project would not result in new or more severe significant impacts beyond those previously evaluated. In particular, Appendix G of the Section 15183 Consistency Checklist provides substantial evidence that the Project is consistent with the General Plan, and the Project meets the requirements of the statutory exemption defined under Section 15183 of the CEQA Guidelines. Based on further examination of the Project and its site, the analysis in Section 15183 Consistency Checklist demonstrates that no such impacts peculiar to the Project or its site would occur. Further, any potential impacts of the Project or the site are addressed through uniformly applied development policies, standards, and existing legal and regulatory requirements (e.g., General Plan policies and actions, along with Federal, State, and local regulations), consistent with CEQA Guidelines Section 15183(c).
This approach is consistent with California case law recognizing that CEQA does not require redundant environmental review for projects consistent with previously analyzed plans, including Wal-Mart Stores, Inc. v. City of Turlock (2006) 138 Cal.App.4th 273 and Rominger v. County of Colusa (2014) 229 Cal.App.4th 690. Accordingly, no further environmental review is required under CEQA.
Cultural Resources and Tribal Cultural Resources
A Cultural Resources Assessment (CRA) was prepared for the Project to evaluate the potential for historical resources pursuant to CEQA Guidelines Section 15064.5, and tribal cultural resources pursuant to Public Resources Code Section 21074.
The CRA concluded that while the Project site has been subject to extensive disturbance from over 175 years of agricultural activity, the potential for buried subsurface resources cannot be entirely discounted.
The CRA was prepared in coordination with a representative of the Northern Valley Yokuts, who are recognized as the tribe historically and culturally affiliated with the Project area and appointed Most Likely Descendant (MLD) by the Native American Heritage Commission (NAHC). The Northern Valley Yokuts provided meaningful input during preparation of the CRA and have reviewed the Project Requirements pertaining to cultural and tribal cultural resources. Based on that coordination, the Northern Valley Yokuts have expressed support for the Project Requirements.
Generally, Assembly Bill 52 (AB 52) consultation requirements are codified in Public Resources Code Sections 21080.3.1 through 21080.3.3 and apply when a lead agency determines that a project requires preparation of an EIR, MND, or ND.
During preparation of the Envision Stockton 2040 General Plan Environmental Impact Report (EIR), the City conducted tribal consultation consistent with Senate Bill 18 (SB 18) and Assembly Bill 52 (AB 52). Tribes identified by the Native American Heritage Commission (NAHC) were notified and invited to consult on the General Plan update, and consultation was conducted with those tribes that requested formal consultation. The Lisjan Nation was not included among the tribes notified for the General Plan EIR because it was not identified on the NAHC-provided contact list at that time and had not submitted a written request to the City to receive AB 52 notices pursuant to Public Resources Code Section 21080.3.1(b). The consultation process informed the development of policies and mitigation measures incorporated into the General Plan.
The Envision Stockton 2040 General Plan EIR determined that buildout under the General Plan could result in impacts to tribal cultural resources; however, it concluded that these impacts would be reduced to a less than significant level through the implementation of self-mitigating General Plan policies. Specifically, General Plan Actions LU-5.2.D, LU-5.2.E, and LU-5.2.F require measures such as early identification of tribal cultural resources, consultation with appropriate tribal representatives, worker training, and procedures for the treatment of inadvertent discoveries. These policies were adopted as part of the General Plan and are uniformly applied to subsequent development projects, including the Bear Creek South Project.
Because AB 52 consultation requirements are triggered only when a lead agency prepares a ND, MND, or EIR, and because the City did not prepare an ND, MND or EIR for this Project but rather this Project tiers from the previously certified Envision Stockton 2040 General Plan EIR (2040 GP EIR), under CEQA Guidelines Section 15183, additional AB 52 consultation process was not required for this Project. However, earlier in the Project review process, the City did circulate AB 52 notification letters for the Project because at that time it was evaluating whether an EIR might be required and wanted to invite tribal input at the earliest possible point in that process. The Lisjan Nation requested consultation, and the City engaged in good-faith consultation regarding tribal cultural resources.
The City’s final cultural resources analysis and Project requirements have been informed through coordination with the Lisjan Nation and Northern Valley Yokuts, the tribe that is historically and culturally affiliated with the Project area. As noted above, Northern Valley Yokuts have expressed support for the Project Requirements.
The Project incorporates specific applicant-proposed Project Requirements as conditions of approval that are consistent with General Plan policies, Federal and State legal requirements, including:
• Subsurface testing;
• Archaeological oversight;
• Tribal participation, as appropriate;
• Worker training;
• Inadvertent discovery protocols consistent with Public Resources Code Section 5097.98; and
• Treatment plans consistent with professional standards.
With adherence to these Project Requirements that are in accordance with the various generally applicable existing legal and regulatory requirements (e.g., General Plan policies and actions, along with Federal, State, and local regulations), the Project would not result in any new or more severe impacts not already identified and addressed in the 2040 GP EIR - consistent with the 2040 GP EIR’s findings regarding cultural and tribal cultural resources. (See 2040 GP Draft EIR, pp. 4.5-18 to 4.5-20.)
Overall, the City has provided meaningful opportunities for tribal input and consideration of such input, and consistent with CEQA requirements, and no additional consultation is required for this Project.
For additional information and evidence related to these CEQA and tribal cultural resource and tribal consultation issues, please see the recent letter received from the applicant’s counsel (included as Attachment E to the Staff Report).
CEQA Conclusion
The Bear Creek South Residential Project is consistent with the Envision Stockton 2040 General Plan and was fully contemplated within the scope of the previously certified 2040 GP EIR. Residential development of the Bear Creek South lands has been contemplated in multiple prior General Plan iterations and associated environmental reviews.
Pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines section 15183, the Project does not result in new, peculiar, or more severe environmental impacts beyond those previously analyzed. All applicable uniformly applied development policies, standards, and mitigation measures will be implemented.
Accordingly, no additional environmental document is required under CEQA. The Project also incorporates robust measures to address cultural and tribal cultural resources, ensuring compliance with applicable law and consistency with the intent of AB 52.
Tentative Maps
The Applicant has prepared three (3) Tentative Maps for the Bear Creek South development area of the Project site (Attachment F - Tentative Map, Klein; Attachment G - Tentative Map, Tri Pointe; Attachment H- Tentative Map, Arnaiz).
A Tentative Map (TM) is a preliminary plan for a subdivision that outlines the proposed layout of lots, streets, and other features, but does not confer any vested rights.
When evaluating applications for a tentative map, the proposed Bear Creek South project must be evaluated for compliance with SMC Section 16.188.080 (Tentative Map) and against the standards set forth in SMC 16.188.030 (Preparation and contents) and comply with the findings of fact in SMC 16.188.060 (Findings and decision) which are summarized below.
The Bear Creek South Project consists of Tentative Maps to subdivide the development area, which is a combined total of 530.18+/- AC into 2,216 residential lots with multiple Open Space and Public Facilities parcels as detailed below.
|
Builder |
APNs |
Acreage |
Lot Count |
Lot Sizes |
Park AC |
|
Development Area |
|
Tri-Point Homes |
120-020-30 120-030-10 |
172.23 |
773 |
50x100 55x100 |
Parcel C Parcel D |
|
Klein |
120-030-06 120-020-32 120-020-31 |
220.09 |
985 |
50x100 |
Parcel A Parcel F |
|
Arnaiz |
122-020-27 |
111.57 |
458 |
50x100 55x100 |
Lot A Lot B |
|
Totals |
|
503.89 |
2,241 |
|
|
|
Non-Development Area |
|
Right-of-Way |
120-030-07 120-030-09 120-020-26 |
6.06 |
- |
- |
|
|
UPRR |
122-010-05 120-020-30 124-010-01 124-010-03 124-010-07 |
19.62 |
- |
- |
|
|
Sacramento San Joaquin Drainage District |
124-020-11 124-020-12 |
0.61 |
- |
- |
|
|
Totals |
|
26.29 |
- |
- |
|
|
Project Totals |
|
530.18 |
2,241 |
|
|
The Project consists of 2,241 single-family residential units dispersed throughout multiple neighborhoods, linked by a system of parks and open spaces. Minimum lot sizes will be 5,000 square feet (sf).
Additionally, the Project includes the following components:
• Parks: Approximately 27.7 acres of parks, five in total, are proposed around a centrally located park/basin, which provides each neighborhood an opportunity to access these spaces through a network of enhanced walkways, also referred to as wellness walks (see bullet below for more detail regarding wellness walks). The parks are themed with differing types of uses and amenities within each park to encourage park users to use the wellness walks to explore the opportunities and activities within each park.
• Open Space Areas: Approximately 27.2 acres of open spaces are included within the Project site. The open space is utilized for detention (4.9 acres) and a linear buffer area along Bear Creek (22.3 acres). The basin will include an enhanced walkway around the perimeter of the basin and a linear multi use trail will be provided along the Bear Creek corridor. Wellness walks will connect the parks to each other and the linear open space area along Bear Creek.
• Wellness Walks: The Project area has designated streets with enhanced walkways (i.e., wide sidewalks and landscaped areas) that will encourage pedestrians to walk to parks and open space features.
• Project Entries: Enhanced Project entries would be provided along the Project site access points along West Lane and E. Morada Lane. These are visual opportunities for making a statement and creating a sense of place.
• Perimeter Improvements: The Project includes buildout of the West Lane and Morada Lane rights-of-way to include bike lanes, additional travel lanes, perimeter landscaping, and signalized intersections.
The chart below is a breakdown of each of these areas and approximate acreages.
|
Proposed Land Use |
Approximate Acreages |
Number of Lots |
|
Low Density Residential |
301.10 |
2,241 |
|
Parks |
27.70 |
|
|
Storm Basin |
4.90 |
|
|
Bear Creek Open Space |
22.3 |
|
|
Project Streets |
140.80 |
|
|
WID Future Easement (Parcel 1) |
3.8 |
|
|
Morada Lane (Parcel 2) |
0.40 |
|
|
Morada Lane (Parcel 3) |
0.80 |
|
|
Morada Lane (Parcel A) |
0.60 |
|
|
Morada Lane (Parcel B) |
0.60 |
|
|
West Lane (Parcel B) |
0.20 |
|
|
West Lane (Parcel C) |
0.60 |
|
The Bear Creek South Project will be consistent with the Low-Density Residential, designation per the 2040 General Plan Land Use Map and has a gross density of 4.22 dwelling units per acre and a net density of 7.44 dwelling units per acre.
The subject development will also further the following General Plan policies: Policy LU-6.2: Prioritize development and redevelopment of vacant, underutilized, and blighted infill area; and, Goal and Policy, HE-2: Provide a range of housing types, densities, designs, and meet existing and projected housing needs for all economic segments of Stockton.
Bear Creek South will install on-site and off-site improvements, including public streets, sidewalks, curbs, gutters, sidewalk, landscaping, and street lighting. All proposed utilities (e.g., water, sewer, storm drainage) will be extended to the subject site from the existing utility network adjacent to the site and comply with the City’s Standard Plans and Specifications. As reflected by the findings in the attached resolution, staff affirms all findings can be made for approval of the tentative map request.
Development Review Committee
Per SMC 16.212.050(C)(1) the Development Review Committee (DRC) is required to review the proposed tentative map and forward a recommendation to the Director. The DRC is responsible for reviewing and recommending decisions on Annexations, condominium projects, development agreements, master development plans, multifamily projects, planned development permits, precise road plans, sphere of influence amendments and updates, specific plans, street name changes, tentative maps, and utility master plans and major utility extensions. On March 25, 2026, the DRC reviewed the Project merits and recommended approval of the Project to the Director.
Prezoning
Since the Project site is presently located within an unincorporated area of the County of San Joaquin, annexation must occur and be preceded by “Prezoning” through a Zoning Map Amendment. The Project includes a request to Prezone the site to Residential, Low Density (RL) zoning, as well as Public Facilities (PF), and Open Space (OS) zoning (Attachment I - Prezoning Description and Map).
The 2040 General Plan Land Use Map designates the Project site as Low Density Residential. Pursuant to Table 2-1 (General Plan Relationship to Development Code) of the General Plan, RL zoning is compatible with the General Plan Land Use designation of Low Density Residential and Open Space (OS) and Public Facilities (PF) zoning is also compatible with the LDR designation. As reflected in the Proposed Resolution, all necessary findings can be made to support the proposed Prezoning action. Upon approval of the Annexation by LAFCo, the Zoning Map Amendment would become effective and applicable, and the lands would officially be a part of the City of Stockton.
Annexation
The overall Project site is located within the City’s Sphere of Influence, and as discussed, designated Residential, Public Facilities, Open Space, by the General Plan Land Use Map. The area proposed for annexation includes all Project parcels, including non-development parcels, including APNs 120-020-260; -270; -300; -310; -320; and a portion of -300; 120-030-060; -070; -090; and -100; 122-010-050; 124-010-010; -030; -070; 124-020-110 and -120 (Attachment J - Annexation Map).
As the overall Project site is presently located within the jurisdiction of San Joaquin County, the applicant has requested annexation of the Project site into the City of Stockton. Pursuant to SMC Section 16.212.050(E)(1), the City Council is the Review Authority for annexation requests upon recommendation from the Development Review Committee (DRC). Prior to the City Council hearing, the DRC will forward, after considering a City Services Plan, a recommendation for the annexation request. On March 25, 2026, the DRC reviewed the Project merits and recommended approval of the Project to the Director. If approved by the City Council, the City Manager would be authorized to file an annexation application with the San Joaquin Local Agency Formation Commission (LAFCo).
Development Agreement
A Development Agreement (DA) is being requested with the Project. A DA is an agreement between a city and a developer that provides certainty for a project's development rules, fees, and timeline and provides public benefits for a city.
Here, the proposed DA, included as an Exhibit to the accompanying resolution, includes term limits that provide for an initial 10 year term and opportunity for the Developer to request two (2) additional 5-year extensions based on achieving specified development milestones, for a combined total of 20 years. If approved, the DA locks in the current City Public Facilities Fee rates for 10 years from the date the Agreement becomes effective. In exchange, the City will receive land at no cost to the City for the proposed neighborhood parks (present day value of $4.15 million dollars) that would normally be eligible for reimbursement from the Public Facilities Fee program.
The approval of a DA is adopted by an Ordinance and shall be based on and contain the findings of fact listed in SMC 16.128.080. The Project DA is included as Exhibit 1A to the resolution recommending approval of the DA to the City Council.
Future Entitlement: Design Review
SMC Section 16.120.020(A)(1) requires Design Review approval for new single-family tract development in a subdivision of five (5) or more parcels, subject to the design standards located in Section 3.01 (Single-Family Design Standards for New Tract Development) of the Citywide Design Guidelines Manual. There is no proposed architecture at this time, however the Project will need to comply with the SMC requirements and Citywide Design Guidelines. In compliance with SMC 16.120.020, all future Project architecture shall be submitted for Design Review and go through the City’s Design Review process.
PUBLIC COMMENTS
An applicant sponsored neighborhood meeting was held on September 10, 2025, in compliance with SMC 16.88.025. The meeting was held at Westwood Elementary School, which is located at 9444 Caywood Drive in Stockton. There were 9 members of the public in attendance, as well as the applicant team and City Staff. Many had general questions about the overall Project, including questions about traffic and parks. All attendees were in support of the Project.
Notice for the Planning Commission public hearing for this Project was published in The Record on March 19, 2026, and mailed notice was sent to all property owners within a 300-foot radius at least twenty (20) days prior. As of the writing of this staff report, no written comments have been submitted.
Attachment A - Aerial Photo and Location Map
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
Attachment D - CEQA 15183 Checklist
Attachment E - Applicant’s Letter
Attachment F - Tentative Map, Klein
Attachment G - Tentative Map, Tri Pointe
Attachment H - Tentative Map, Arnaiz
Attachment I - Prezoning Description and Map
Attachment J - Annexation Map
This staff report was prepared by Nicole Moore, Contract Planner; nicole.moore.CTR@stocktonca.gov