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CONSIDERATION OF A ZONING MAP AMENDMENT FOR APPROXIMATELY 391.23 ACRES LOCATED SOUTH OF ARCH AIRPORT-SPERRY ROAD BETWEEN TIDEWATER SOUTHERN RAILROAD TRACK AND FRENCH CAMP ROAD (APN 177-050-05, 09, 25 AND 177-100-07 AND 35), APPLICATION NO. P18-0046, TIDEWATER CROSSING PROJECT
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a Resolution recommending the City Council approve a Zoning Map Amendment to reclassify approximately 391.23 acres site from RL (Residential, Low-Density), RM (Residential, Medium-Density), RH (Residential, High-Density) and PF (Public Facilities) to IL (Industrial, Limited), in accordance with the findings of fact detailed herein.
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Summary
On October 28, 2008, the City Council approved a series of actions related to the Tidewater Crossing project located in southeast Stockton in the vicinity of S. Airport Way and French Camp Road. Approvals granted included: Annexation, General Plan Amendment, Prezoning, Master Development Plan (MDP), Development Agreement, and Environmental Impact Report certification (EIR2-05). As approved, the project established a specific development vision for approximately 909 acres of residential, commercial, industrial, parks and recreation, open space and educational land uses. However, no development has occurred to date.
More recently, in December 2018, the 2040 General Plan was approved and created inconsistencies with the land use designations of the MDP. The General Plan designations are, however, consistent with the applicant’s current development interests for the area. Therefore, the applicant proposes to void prior approvals and pursue development consistent with the 2040 General Plan. The current request would facilitate this through a proposed Zoning Map Amendment, for approximately 391.23 acres of the overall 909-acre Tidewater Crossing project site area, to apply designations consistent with the 2040 General Plan Land Use Map.
As discussed in this report, approval of the Zoning Map Amendment to reclassify significant portions of the project site to IL zone will be in conformity with General Plan policies related to increasing employment opportunities. Staff recommends that the Planning Commission approve a Resolution forwarding a recommendation to the City Council, based on the findings in the proposed Resolution.
DISCUSSION
Project Location and Context
The project is located in the southeast portion of Stockton and generally bounded by Arch Airport-Sperry Road to the north; the Stockton Metropolitan Airport to the northeast within the jurisdiction of San Joaquin County; Tidewater Southern Railroad Track to the east; French Camp Road to the southwest and Union Pacific Railroad to the west (Attachment A - Location Map and Aerial Photography).
Background
When approved in October 2008 under the 2035 General Plan, the MDP was intended to be a land use and regulatory document establishing the planning principles, policies and standards to guide the future development of approximately 909 acres in southeast Stockton. The MDP presented a vision for residential neighborhoods, neighborhood serving commercial uses, parks and recreation/open space, and educational uses. It also included a land use component addressing regionally-scaled industrial uses for the site. (See Attachment B - Tidewater Crossing MDP Land Use Diagram).
The newly approved 2040 General Plan presents a substantial change in the development vision for Stockton, in general, and the area subject to the current request, in particular. The 2040 General Plan emphasizes infill growth through new development and redevelopment in existing urban areas, including Downtown. Industrial uses are planned along major corridors and peripheral areas of Stockton to, in part, promote more walkable, bikeable, and connected commercial and mixed-use corridors. The Tidewater Crossing project area is located on the southern periphery of Stockton.
Present Situation
The present application proposes to amend the Zoning Map to be consistent with the 2040 General Plan Land Use Map. As shown at Attachment C (Existing General Plan Map), the General Plan Land Use Map provides the project site with designations of Industrial, Commercial, and Parks and Recreation.
The project site’s current zoning of RL, RM, RH, CG and PF, shown at Attachment D (Existing Zoning Map), is inconsistent with the General Plan Land Use Map. Approval of the Zoning Map will provide a 391.23-acre site area to be zoned IL. An existing 20.29-acre area zoned CG, and a 17.22-acre area zoned PF will remain unchanged, both of which align with the underlying 2040 General Plan Land Use Map designations. Proposed Zoning Map designations are shown at Attachment E - Proposed Zoning Map.
There are additional actions associated with the application that are subject to City Council’s review, but do not require Planning Commission review or recommendation, including: Council consideration of the termination of an existing Development Agreement and repeal of the existing Tidewater Crossing MDP.
Staff Analysis
Stockton Municipal Code (SMC) Section 16.116.050(B) requires four findings of fact to be made for Zoning Map Amendments. All findings must be made in the affirmative to grant approval. Each finding and staff’s analysis are as follows:
1. Finding: The proposed amendment ensures and maintains internal consistency with general land uses, objectives, policies, programs, and actions of all elements of the General Plan on balance and would not create any inconsistencies with this Development Code.
Staff Analysis: The proposed Zoning Map Amendments are consistent with the 2040 Geneal Plan Land Use Map, as referenced by General Plan Table 2-1 (General Plan Relationship to Development Code). Removing the General Plan and Zoning Map inconsistencies also makes able to the development in compliance with the General Plan policies below:
a. Policy LU-4.1: Encourage large-scale development proposals in appropriate locations that include significant numbers of higher-wage jobs and local revenue generation.
b. Policy LU-4.2: Attract employment- and tax-generating businesses that support the economic diversity of the city.
The proposed amendment also would not result in any inconsistencies with the Development Code since it concerns the Zoning Map and not the code text.
2. Finding: The proposed amendment will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the City.
Staff Analysis: As an application intended to align the Zoning Map with the General Plan Land Use Map, protection of the public is demonstrated by the City Council’s action adopting the General Plan (Resolution No. 2018-12-04-1503-02). Future development within the project area is subject to all applicable rules and regulations whose purpose is to protect the public’s health, safety and general welfare.
3. Finding: The site(s) would be physically suitable (including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designation(s) and anticipated land use development(s).
Staff Analysis: As demonstrated by the General Plan Land Use Map and General Plan Environmental Impact Report (EIR), the area subject to this request is physically suitable for industrial development.
4. Finding: The proposed amendment complies with the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines.
Staff Analysis: The application is exempt from CEQA under CEQA Guidelines Section 15183 as a project consistent with both the 2040 General Plan and its accompanying EIR (See further discussion below under Environmental Clearance).
Public Comments
On March 13, 2019 and in accordance with SMC Section 16.88.025, the applicant held a neighborhood meeting to discuss the proposed Zoning Map Amendment. Notice for the meeting, which was held at San Joaquin County Office of Education, Greenwood 1 Meeting Room, 2707 Transworld Drive, Stockton CA 95206, was mailed to all property owners within 300 feet of the subject site (Attachment F - Community Outreach Meeting Notice). Six neighborhood residents, the applicant and city staff attended the meeting. Five area residents posed questions about development phasing, circulation (including a number of future lanes on French Camp Road), and types of buildings. The applicant responded to these questions.
Notice for this item was published in the Record, and a mailed notice was sent to all property owners within a 300-foot radius of the project site at least ten (10) days before the hearing, in accordance with SMC Section 16.88.030. To date, staff has not received any comments from the public on this project.
Environmental Clearance
As detailed in the proposed Resolution, the present application is exempt from CEQA under CEQA Guidelines Section 15183 as a project consistent with both the 2040 General Plan and its accompanying EIR. CEQA Guidelines Section 15183 states, in relevant part, “Where the prior EIR relied upon by the lead agency was prepared for a general plan or community plan that meets the requirements of this section, any rezoning action consistent with the general plan or community plan shall be treated as a project subject to this section.” Evidence supporting the use of CEQA Guidelines Section 15183 is provided at Attachment G - CEQA Memo.
Attachment A - Location Map and Aerial Photograph
Attachment B - Tidewater Crossing MDP
Attachment C - Existing General Plan Map
Attachment D - Existing Zoning Map
Attachment E - Proposed Zoning Map
Attachment F - Community Outreach Meeting Notice
Attachment G - CEQA Memo
This staff report was prepared by Jenny Liaw, Senior Planner; (209) 937-8316; jenny.liaw@stocktonca.gov.