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REQUEST FOR ANNEXATION, GENERAL PLAN AMENDMENT, PREZONING, ENVIRONMENTAL IMPACT REPORT, VESTING TENTATIVE MAP, PLANNED DEVELOPMENT, AND WAIVER REQUEST, FOR A PROPOSED 1,411 UNIT RESIDENTIAL DEVELOPMENT (LEBARON RANCH) AT 900 & 1300 EAST EIGHT MILE ROAD & 10550 & 10600 NORTH LOWER SACRAMENTO ROAD (APNS 084-050-01; -02; -03; -06; -07; -08; -14; -25; -26; -27; -28; 084-030-04) (P22-0139)
recommended action
RECOMMENDATION
Staff recommends the Planning Commission adopt:
1. A Resolution forwarding a recommendation to the City Council to adopt the Environmental Impact Report (SCH #2023070657), including a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program; and
2. A Resolution forwarding a recommendation to the City Council to approve a General Plan Land Use Map Amendment to adjust the Land Uses for 12 Assessor Parcel Numbers, including 084-050-01; -02; -03; -06; -07; -08; -14; -25; -26; -27; -28; and 084-030-04, to a mix of Low Density Residential, Medium Density Residential, High Density Residential, Institutional, and Public Facilities land uses; and
3. A Resolution forwarding a recommendation to the City Council to approve an ordinance for the Prezoning of APNs 084-050-01; -02; -03; -06; -07; -08; -14; -25; -26; -27; -28; and 084-030-04 to include a combination of Residential, Low (RL), Residential, Medium (RM), and Residential, High (RH) Density as well as Public Facilities (PF) zoning; and
4. A Resolution approving a Vesting Tentative Map, Planned Development, and Waiver Request, subject to conditions
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Summary
Bear Creek Ventures (“Applicant”) proposes to develop a residential project (herein known as “LeBaron Ranch”) on vacant parcels located in the vicinity south of Eight Mile Road and north of Marlette Road, and between Lower Sacramento Road to the West and West Lane to the East. 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 site area consists of approximately 306.03-acres and encompasses a total of 12 parcels (herein known as the “Project”). Most of the site, approximately 236.30-acres, will be subdivided into 1,411 units of varying lot sizes including 50’x80’, 45’x75’, 50’x100’, and 60’x100’, as well as an additional parcel for a future high-density residential project as part of the LeBaron Ranch development.
The development area of LeBaron Ranch includes two (2) public parks, a future school site for the Lodi Unified School District, and public infrastructure associated with the residential component of the LeBaron Ranch. The remaining 69.73-acres of the total Project area include “non-development” area which includes an existing church, agricultural uses, and a commercial use, which will remain undeveloped at this time.
The reason for the larger annexation area, and not just the lands limited to LeBaron Ranch are because 1) the annexation area is planned for urban uses in the Stockton General Plan; 2) the annexation area is located within the City of Stockton 10-year Planning Horizon; 3) the annexation area proposes an orderly and logical boundary for annexation and is contiguous to the City limits; and 4) the annexation area creates a logical extension of the City boundaries and can be served by existing infrastructure.
The subject Project, inclusive of the LeBaron Ranch development, 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, inclusive of LeBaron Ranch development, is in compliance with the Stockton Municipal Code (SMC) and recommends the Planning Commission approve the requested Vesting Tentative Map, Planned Development, and Waiver request, in addition to providing a recommendation to the City Council certify the Final Environmental Impact Report and associated documents, approve a General Plan Amendment, and adopt an ordinance for prezoning the site to include a combination of Residential, Low (RL), Residential, Medium (RM), Residential, High (RH) Density, and Public Facilities (PF) zoning, which will take effect upon City annexation.
DISCUSSION
Background
The total Project area includes 12 mostly vacant parcels and comprises 306.03-acres and includes APNs 084-050-01; -02; -03; -06; -07; -08; -14; -25; -26; -27; -28; and 084-030-04. This total Project area includes lands that are not subject to the proposed Vesting Tentative Map and that are not planned for development at this time. The Project site is located in the general vicinity southeast of the intersection of Eight Mile Road and Lower Sacramento Road (Attachment A - Aerial Photo). The overall Project site includes the rights-of-way for Marlette Road and Eight Mile Road.
The parcels intended for physical development of LeBaron Ranch consist of nine (9) vacant parcels identified as Assessor’s Parcel Numbers (APNs) 084-030-04; and 084-050-06; -07; -08; -14; -25; -26; -27; and -28.
The site is bound to the:
• North by Eight Mile Road, and vacant land within the County of San Joaquin with a zoning designation of AG-40; and
• South by Marlette Road, and agricultural land within the County of San Joaquin with a zoning designation of AU-20; and
• East by West Lane and vacant land within the City of Stockton that is zoned for Residential, Low density uses and entitled by the Tra Vigne project; and
• West by Lower Sacramento Road, and single-family homes in the City of Stockton’s Destinations Master Plan Project, with zoning for Residential, Low density uses, as well as lands within the City of Stockton that are vacant and zoned for Residential, High density uses and General Commercial uses
The current existing General Plan Land Use designations for the overall Project site consist of Low, Medium and High Density Residential, Institutional, and Parks and Recreation (Attachment B - General Plan Land Use Map). Changes to the General Plan Land Use Map are largely a reorganization of the precise locations for each land use within the boundary of the overall Project site as opposed to land use changes.
There are no zoning designations for the overall Project site, however the site will be prezoned to include a combination of Residential, Low (RL), Residential, Medium (RM), Residential, High (RH) Density and Public Facilities (PF) zoning, which is consistent with the existing and proposed General Plan designations and acreages. Parklands will be distributed within the site in a matter typical with residential subdivision development. The surrounding zoning is shown in Attachment C - Zoning Map.
Project Description
On February 6, 2022, Bear Creek Ventures filed a development application for all required entitlements to establish the LeBaron Ranch development, as well as the annexation of six (6) abutting parcels (the Project site), located at the southeastern intersection of Eight Mile Road and Lower Sacramento Road, bound to the north by Eight Mile Road, south by Marlette Road, east by West Lane, and west by Lower Sacramento Road.
The LeBaron Ranch development proposes a vesting tentative map to subdivide six (6) parcels, totaling approximately 236.30-acres, into a residential development of 1,411 lots of various sizes and densities, plus additional lots for parks and open space. Four (4) varying lot sizes to provide for variation in sizes for single-family home styles, plus an additional area set aside for high-density residential development are provided for on the map, which is comprised of:
• 281 single-family residential lots of 50’x100’ in size
• 142 single-family residential lots of 60’x100’ in size
• 297 single-family residential lots of 45’x75’ in size
• 497 single-family residential lots of 50’x80’ in size
• 194 units of high-density residential
While the primary intent of LeBaron Ranch 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 28.23-acres of open space which includes 12.2acres of public park space, 8.47-acres of wellness walks along prominent streets within the community, and 7.56-acres of open space for an infiltration basin to manage stormwater, as well as for the buffer along Eight Mile Road.
Access to the proposed development would be via new connections to West Lane and Marlette Road. A new internal public street network provides efficient circulation through the development. Signalized intersections would be created at the West Lane intersection with Marlette Road as well as the intersection of Lower Sacramento Road and Marlette Road. Three (3) new intersections along Marlette Road and one (1) from West Lane will provide direct access into the subdivision. The High-Density site will have access from Lower Sacramento Road, Marlette Road and an interior road from the subdivision.
All proposed homes would be subject to the City’s Design Review process and required to be designed according to the current California Building Code and City of Stockton requirements at time of building permit submittal.
The LeBaron Ranch development also includes a request for a Planned Development Permit. Planned Development Permits enable the Applicant to design their site with flexibility which can encourage innovation and creativity with how the site is designed as well as the way each home is plotted on their respective lot. The Applicant is requesting a Planned Development Permit to provide flexibility in their lot sizes, lot widths, lot coverage, and setbacks.
Lastly, the Project application includes a Waiver request to deviate from the open space requirement for Planned Development projects. The Municipal Code requires that a minimum of 20% of the gross property area be reserved for landscaped areas, but the Project is below the requirement. This deviation requires a Waiver of the development code standard.
STAFF ANALYSIS
To develop the overall Project, the Planning Commission is asked to consider recommending approval of the Environmental Impact Report, General Plan Amendment, and prezoning of the Project area to City Council, and approving the Vesting Tentative Map, Planned Development, and Waiver. Staff Analysis of each is provided below.
General Plan Amendment
The proposed Project includes a General Plan Amendment of the Land Use Map to change the current land use designations of the Project site to allow the proposed LeBaron Ranch development and provide for designation of land uses on the remaining Project area that is not presently proposed for development.
The General Plan currently has a mix of land use designations on the Project site, which include Low, Medium, and High Density Residential, Public Facilities, and Institutional. These existing designations will be reconfigured within the LeBaron Ranch Project site to allow for a wide variety of residential and recreational uses. (Attachment D - Proposed General Plan Amendment Map).
The original designations were allocated across the Project site and intended for a former project that was never constructed. Proposed changes to the General Plan Land Use Map are largely a reorganization of the precise locations for each land use within the boundary of the Project site as opposed to land use changes. The proposed designations and their realigned locations would be consistent with the proposed LeBaron Ranch Vesting Tentative Map. As reflected in the attached Proposed Resolution, all necessary findings can be made to support the proposed General Plan Land Use Map Amendment action.
With approval of the proposed designations across the site, which include Low, Medium and High Density Residential, as well as Public Facilities and Institutional, the proposed Project would be considered consistent with current General Plan policies and objectives and therefore would represent a minor adjustment to the General Plan land use map.
Prezoning
Since the Project site is presently located within an unincorporated area of the County of San Joaquin, annexation must occur. Annexation must be preceded by “Prezoning” through a Zoning Map Amendment. The Project, therefore, includes a request to Prezone the site to include a combination of Residential, Low (RL), Residential, Medium (RM) and Residential, High (RH) Density zoning, as well as Public Facilities (PF) zoning. (Attachment E - Prezoning Description and Map).
The Proposed prezoning of land uses are compatible with the proposed General Plan Amendments to the land use map. Pursuant to Table 2-1 (General Plan Relationship to Development Code) of the General Plan, the RL, RM, RH, and PF Zones are compatible with the existing General Plan Land Use designations. As reflected in the attached Proposed Resolution, all necessary findings can be made to support the proposed Prezone action. Upon approval of the Annexation by the San Joaquin Local Agency Formation Commission (LAFCo), the Zoning Map Amendment would become effective and applicable.
Environmental Clearance
An Environmental Impact Report has been prepared for the Project, which includes the non-developed area and LeBaron Ranch, in accordance with the California Environmental Quality Act (CEQA). Sections 15090 through 15093 of the CEQA Guidelines outline procedures for decision making by the Lead Agency (the City of Stockton) when an EIR has been prepared.
A Notice of Preparation was published for agency and public review during a 30-day period starting July 31, 2023, and ending August 30, 2023. Comments received were then considered in the preparation of a Draft EIR (Attachment F) that was circulated for a 45-day public review period beginning on August 16, 2024, and ending September 30, 2024.
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 Guidelines 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 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 they approve 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 written findings are:
1. Changes or alterations have been required in, or incorporated into, the project which 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 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.
In the event that the City wishes to approve a project without reducing all significant impacts to less than significant, 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 Statement of Overriding Considerations and adopted by the project decision-makers.
A proposed Findings and Statement of Overriding Considerations for the Project are provided in a separate document that accompanies the Final EIR.
As a part of the project consideration and approval process described above, the City must also adopt a Mitigation Monitoring and/or Reporting Program (MMRP) (CEQA Guidelines Section 15097). The mitigation monitoring/reporting program 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 mitigation monitoring/reporting program for this project is contained within the Final EIR.
The LeBaron Ranch Draft EIR identified potentially significant effects under several topic areas, many of which are discussed below:
• Aesthetics and Visual Resources: There are no significant scenic vistas or scenic resources on the Project site. The Project has the potential to introduce light and glare, site improvements, site structures, landscaping, that would be designed in conformance to the City of Stockton Municipal Code, which is designed to minimize impacts to the public.
• Agricultural Resources: The Project would result in the conversion of Farmland to residential use, which is a significant and unavoidable impact. The Project would be required to participate in the City’s Agricultural Land Mitigation Program, which would provide partial compensation for loss of agricultural lands. Additionally, a parcel located in the northwest portion of the Project site (APN 084-050-03) is under a Williamson Act contract and would be required to file a notice of nonrenewal upon annexation into the City. Uses can continue as legally nonconforming within the City of Stockton. This is also a significant and unavoidable impact.
• Air Quality: The Project has the potential to exceed Air Pollution Control District significance standards. All feasible mitigation measures have been included in the EIR, but since their effectiveness cannot be adequately quantified, this impact would remain significant and unavoidable, even after mitigation.
• 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 is 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 (SJMSCP). Compliance with the SJMSCP 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 the nesting season, a biologist will complete a survey to ensure no protected migratory bird nests are present. The Project could also involve removal of Heritage Oak Trees, which will be mitigated through the City’s 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 (tribal cultural resources). If cultural resources or human remains are accidentally uncovered, all work will cease until their significance is evaluated and treated in conformance with CEQA and the mitigation measures in the EIR.
• 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 which will have conditions that will reduce soil erosion impacts. Additionally, if any paleontological resources are encountered during construction, all construction activities within a 50’ radius of the encounter shall be immediately halted until a qualified paleontologist can evaluate them and follow the protocol set forth in the Mitigation Monitoring and Reporting Program (MMRP).
• Greenhouse Gas Emissions: There are potentially significant impacts related to greenhouse gas emissions for the Project, as identified in the EIR, which can be mitigated by 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.
• Land Use, Population and Housing: The Project would result in an extension of developed uses within an area of the City that is planned for urban development by the City’s General Plan. The Project would provide roadways and pedestrian pathways to connect the Project site to the existing circulation system and to allow access to and from the site. The Project does not displace a substantial number of existing people or housing. Therefore, it is anticipated that implementation of the proposed Project will have a less than significant impact relative to this topic.
• Noise: The Project would result in an extension of developed uses within an area of the City that is planned for urban development by the City’s General Plan. The Project would provide roadways and pedestrian pathways to connect the Project site to the existing circulation system and to allow access to and from the site. Noise resulting from construction activities could temporarily affect nearby residences. Identified mitigation will limit construction to between 7 a.m. to 10 p.m. Monday through Friday and 7 a.m. to 6 p.m. on Saturday and Sunday, if equipment is to be used near noise sensitive land uses.
• Transportation: The Project would involve significant effects on Vehicle Miles Traveled (VMT) and would require certain roadway improvements to maintain City Level of Service Standards. Mitigation measures would partially mitigate, but not eliminate, VMT impacts, resulting in a significant and unavoidable impact.
The City received six (6) comment letters by the conclusion of the Draft EIR review period. Pursuant to CEQA Guidelines Section 15088, responses to all substantive comments have been included in the Final EIR as Exhibit 2 to the approval resolution. None of the comments received required any changes to the impact analysis or additional mitigation measures beyond those already identified in the Draft EIR.
Pursuant to CEQA Guidelines Section 15092, the Planning Commission must consider the EIR prior to acting on the Project. As reflected in the attached Proposed Resolution, an approval recommendation to certify the EIR is presented, including adoption of a corresponding Mitigation Monitoring and Reporting Program (MMRP), adoption of the findings, and adoption of a Statement of Overriding Considerations.
Development Requests
Pursuant to the Development Code, the Planning Commission is the Review Authority for the Vesting Tentative Map, Planned Development Permit, and Waiver requests. The City Council is the Review Authority for the Prezoning and General Plan Amendment based on the recommendation of the Planning Commission, and solely for Annexation requests.
Vesting Tentative Map
The applicant has prepared a Vesting Tentative Map for the LeBaron Ranch development area of the Project site (Attachment G - Vesting Tentative Map). 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. In contrast, a Vesting Tentative Map (VTM) provides developers with protection against changes in land use laws, allowing them to proceed with development under the regulations in place at the time of approval. This means that once a VTM is approved, the developer has a vested right to develop the property according to the approved plan, even if regulations change later.
When evaluating applications for a vesting tentative map, the proposed LeBaron Ranch project must be evaluated for compliance with SMC Section 16.188.080 (Vesting 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 proposed LeBaron Ranch consists of a Vesting Tentative Map to subdivide the development area, which is a combined total of 236.30+/- AC (APNs 084-050-06; -07; -08; -14; -27; and -28) into 1,411 parcels and three (3) Open Space lots as detailed below.
Parcels Quantity Acreage
Lot A (HDR Site) 194 9.5 AC
50x100 281 46.6 AC
60x100 142 29.5 AC
45x75 297 63.9 AC
50x80 497 62.8 AC
Total: 1,411 185.37 AC
Lot B (Central Park) 8.75 AC
Lot C (Basin Area) 4.5 AC
Lot D (Park Site) 3.47 AC
Wellness Walks 8.47 AC
ROW 25.83 AC
Totals: 1,411 Parcels + Open Space + ROW 236.32 AC
The proposed LeBaron Ranch will be consistent with the Low-Density Residential, Medium-Density Residential, and High-Density Residential designations per the 2040 General Plan Land Use Map. The LeBaron Ranch area set aside for development is 236.32-acres. The 236.32-AC LeBaron Ranch has a gross density of 5.97 dwelling units per acre and a net density of 7.62 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.
LeBaron Ranch 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 vesting tentative map request.
Planned Development Permit
The Applicant is also requesting a Planned Development Permit for LeBaron Ranch (Attachment H - Planned Development Permit). LeBaron Ranch must be evaluated for compliance with the findings of fact identified in SMC Section 16.144.060 (Planned Development Permits, Findings and Decision) and against the standards set forth in SMC Chapter 16.68 (Planned Development (Permit) Standards).
The purpose of Planned Development Permits is to promote and encourage flexibility related to site planning, property development, and the provision of open areas, while encouraging innovation and creativity, ensuring consistency with the General Plan, and protecting the public health, safety, welfare, and character of residential areas of the City.
SMC 16.68.030 provides for specific standards that LeBaron Ranch must be evaluated against to be able to utilize a Planned Development in an application, such as overall size of the project, setback requirements, site coverage, and parking. LeBaron Ranch meets all but one (1) of those standards, which is the open space requirement of providing a minimum of 20% of the gross property area being reserved for and devoted to landscaped areas (SMC 16.68.030(B)(3)). This equates to 47.26-acres for LeBaron Ranch.
LeBaron Ranch proposes approximately 28.23-acres, which is only 12% of the site, for open space. This includes 12.2-acres of public park space, 8.47-acres of wellness walks along prominent streets within the community, a 7.56-acres of open space for an infiltration basin to manage stormwater, and a landscaped buffer along Eight Mile Road. (Attachment I - Open Space Exhibit) The application includes a request for a Waiver to allow flexibility in regard to the open space requirement for Planned Developments.
As allowed in the Planned Development Standards under SMC 16.68.030, the proposed Planned Development allows for standards that vary from SMC Section Table 2-3.A (Zoning District Development Standards). For LeBaron Ranch, these deviations generally include greater lot coverages, reduced setbacks, and reduced lot widths, which are comprehensively detailed in the Planned Development attachment.
Each of the single-family residential lots will have its own enclosed two-car (2) garage, which satisfies the SMC requirement of two (2) spaces per house in an enclosed garage (SMC 16.64.040(I), Table 3-9). Parking for the high-density lots will be in conformance with the associated SMC requirement.
LeBaron Ranch proposes public streets which will be constructed in accordance with the City of Stockton standards. Access to the site will be from Marlette Road, West Lane, and Lower Sacramento Road. There is no proposed access from East Eight Mile Road. The West Lane access will be aligned with a future connection to the Tra Vigne project. Marlette Road has three (3) points of access; however, they are not aligned with any southerly connections as there is no proposed development to the south. On Lower Sacramento Road, there will be access to a future neighborhood that has been identified as a “high density” project.
As detailed further in the Findings in the Resolution, LeBaron Ranch will be consistent with the proposed General Plan designations of Public Facilities, and Low, Medium and High Density Residential which are compatible with the prezoning designations of Residential, Low (RL), Residential, Medium (RM), Residential, High (RH), and Public Facilities (PF) zoning. Additionally, the subdivision and its proposed improvements are consistent with the City of Stockton’s adopted 2040 General Plan Environmental Impact Report. The site is physically suitable for the development as LeBaron Ranch is consistent with the use requirements and has been conditioned to comply with all applicable development standards within the Planned Development permit.
Waiver
As mentioned previously, LeBaron Ranch is also being evaluated for a Waiver as the proposed amount of open space provided is below the requirement of 20% of the site area, which is 47.26-acres. Per SMC 16.176.010, a Waiver is intended to provide a procedure by which the Director or Commission may consider the appropriateness of a request to waive certain requirements of a Project.
LeBaron Ranch proposes approximately 28.23-acres, which is only 12% of the site, for open space. This includes 12.2-acres of public park space, 8.47-acres of wellness walks along prominent streets within the community, a 7.56-acres of open space for an infiltration basin to manage stormwater, and a landscaped buffer along Eight Mile Road.
To reiterate, the open space requirement is one of many of the general standards that apply to a planned development. LeBaron Ranch meets all but one (1) of these requirements, which is open space; thus, the need for a waiver.
Development Review Committee
Per SMC 16.212.050(C)(1) the Development Review Committee (DRC) is required to review the proposed vesting tentative map and planned development permit and forward a recommendation to the Director. On June 12, 2025, the DRC reviewed the Project merits and recommended approval of the Project to the Director.
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 (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 development of LeBaron Ranch shall comply with the SMC requirements and Citywide Design Guidelines.
Annexation
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 June 12, 2025, the DRC reviewed the Project merits and recommended approval of the Project to the Director.
The overall Project site is located within the City’s Sphere of Influence, and as discussed, designated Residential by the General Plan Land Use Map. The area proposed for annexation includes all Project parcels, including non-development parcels, including APNs 084-050-01; -02; -03; -06; -07; -08; -14; -25; -26; -27; -28; and 084-030-04 (Attachment J - Annexation Map).
Pending approval of the items before and recommendation by the Planning Commission, the City Council will consider the Annexation and Prezone actions at a future public hearing. 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).
Public Comments
As the overall Project was required to prepare an Environmental Impact Report, there have been significant public outreach efforts required during the CEQA process.
A Notice of Preparation (NOP) for the Environmental Impact Report (EIR) was distributed to the public for review and comment over a 30-day period that ran from July 31, 2023, through August 30, 2023, and concluded with a virtual public scoping meeting and neighborhood meeting on August 22, 2023. No members of the public attended the scoping meeting. Eight (8) public comment letters were received during the NOP process, described in brief below.
1. San Joaquin Council of Governments: related to conformance with the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan
2. PG&E: related to installation of new gas and electric facilities and/or relocation of existing PG&E facilities
3. State of California Department of Conservation: related to the mitigation of land lost from agricultural land conversion
4. State of California Department of Fish and Wildlife: related to mitigation measures that should be incorporated into the EIR to protect species
5. San Joaquin County Environmental Health Department: related to wells, drilling, and hazardous materials storage compliance
6. Melvin Corren: Related to Eddie LeBaron and the future school being named after him
7. PG&E: related to information and requirements as it relates to gas facilities
8. California Water Boards, Central Valley Regional Water Quality Control Board: related to permitting requirements applicable to the overall Project
The City prepared a Draft Environmental Impact Report and circulated that draft for a 45-day public review and comment period starting August 16, 2024, through September 30, 2024. The City received six (6) comment letters from interested parties during that process.
1. San Joaquin Valley Air Pollution Control District: related to permitting requirements related to emissions
2. San Joaquin County Environmental Health Department: related to wells, drilling, and hazardous materials storage compliance
3. Sierra Club, Delta-Sierra Group: related to GHG and transportation impacts
4. San Joaquin Local Agency Formation Commission: related to general comments in various chapters
5. Department of Fish and Wildlife: related to mitigation measures that should be incorporated into the EIR to protect species
6. State of California Central Valley Flood Protection Board: related to flood risks and flood impacts
The Final Environmental Impact Report has been prepared pursuant to the requirement of CEQA and the CEQA Guidelines, which culminates the public review process of the environmental document, and includes all correspondence received to date 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.
Additionally, an applicant sponsored neighborhood meeting was held on May 15, 2025, in compliance with SMC 16.88.025. The meeting was held at the Horizon Fellowship Christian Church at 10702 Lower Sacramento Road. There were 15 members of the public in attendance, and all parishioners of the church. Many had general questions about the overall Project, but all were in support of it.
Notice for the Planning Commission public hearing for this request was published in The Record on June 6, 2025, 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 - Location Map and Aerial Photo
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
Attachment D - Proposed General Plan Map
Attachment E - Prezoning Description and Map
Attachment F - Draft EIR
Attachment G - Vesting Tentative Map
Attachment H - Planned Development Permit
Attachment I - Open Space Exhibit
Attachment J - Annexation Map
This staff report was prepared by Nicole Moore, Contract Planner; nicole.moore.CTR@stocktonca.gov