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PUBLIC HEARING TO CONSIDER THE PROPOSED TRA VIGNE MIXED-USE DEVELOPMENT PROJECT, CONSISTING OF A GENERAL PLAN AMENDMENT, ANNEXATION, PREZONING, VESTING TENTATIVE MAPS AND ENVIRONMENTAL IMPACT REPORT, LOCATED AT THE SOUTHEAST CORNER OF EIGHT MILE ROAD AND WEST LANE (P16-0052)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions forwarding a recommendation to the City Council:
a) Certifying the Tra Vigne Mixed Use Project Environmental Impact Report, including Findings of Overriding Considerations and project Mitigation Monitoring and Reporting Program to the City Council; and
b) Approving a General Plan Amendment to reconfigure the Low and High Density Residential, and Commercial and adding open space/agriculture land uses; and
c) Approving a Vesting Tentative Map for the Tra Vigne West Project to subdivide approximately 205 acres into mixed use lots, including single family and multifamily residential, commercial, parks and open space; and
d) Approving a Vesting Tentative Map for the Tra Vigne East Project to subdivide approximately 121 acres into mixed use lots including single family residential, parks and open space; and
e) Approving Annexation and Detachment of the Waterloo-Morada Rural Fire District and Prezoning of approximately 341.17 acres for the Tra Vigne Mixed-Use development Project.
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Summary
The proposed Tra Vigne project (“project”) includes a General Plan Amendment, Annexation (341.17 acres), Pre-zoning, as well as Vesting Tentative Maps for the project’s two sub-set areas of development, Tra Vigne East and Tra Vigne West.
At build-out, the project will accommodate up to 1,163 single-family residential units, 340 high density residential units, 101,500 square feet of commercial uses, up to 20.36 acres of non-traditional park area, and up to 15.07 acres of traditional park area. Additionally, the project would establish a 14.7-acre K-8 school site to be developed by the Lodi Unified School District. The project also includes expansion of the existing vehicular and non-vehicular circulation system and utility improvements.
A Final Environment Impact Report has been prepared for the Project, along with project Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations addressing project benefits that would be considered when evaluating the environmental impacts from development.
DISCUSSION
Background
The components of the Tra Vigne applications were submitted in 2016 and 2017, consisting of:
• General Plan Amendment,
• Annexation (341 acres),
• Pre-zoning,
• Tentative Maps (resubmitted as Vesting Tentative Maps in February 2020)
• Noted is that City staff and applicant representatives held multiple meetings over the past two years in discussing specific project issues, including land uses, site planning, infrastructure installation, design and terms for project Development Agreements. Work on the DAs has been halted, and the applicant has elected to proceed with the remaining entitlement actions for the Tra Vigne project. The DA process may or may not be pursued separately at a future date.
Additionally, a Draft Environmental Impact Report (“DEIR”) analyzing the potential environmental impacts of the project was prepared for the City by De Novo Planning Group following issuance of a Notice of Preparation and a Scoping Meeting, the latter held on July 26, 2017 to determine the study contents of the DEIR. The DEIR was subsequently completed and issued for public and agency review, with the public review period running through May 29, 2018. A Final EIR has been completed to address comments received on the DEIR.
Following the Planning Commission’s review and recommendations on the Tra Vigne Project, the City Council will consider the recommendations at a future public hearing (date to be determined). Subsequently, an application would be filed with the San Joaquin LAFCo to approve the pre-zoning and complete annexation of the lands to the City.
Project Location
The proposed project site is located in the northeastern portion of the City of Stockton Metropolitan Area, within the unincorporated area of San Joaquin County. The project area is adjacent to the City of Stockton city limits to the east, within the Stockton Sphere of Influence (SOI) and within the City of Stockton Urban Services Boundary.
The project site is immediately southeast of the intersection of West Lane and Eight Mile Road (see Attachment A - Location Map). The Project site is bounded on the north and west by Eight Mile Road and West Lane on the east by the Union Pacific Railroad (UPRR), and on the south by Bear Creek.
Development Plan and Vesting Tentative Map Details
The project site has been designed with two sub-planning areas:
Tra Vigne East: The proposed project includes a vesting tentative map that would subdivide the Tra Vigne East property (approximately 121 acres) consistent with the proposed land uses. Tra Vigne East proposes a tentative map, with 418 units to be developed. Residential lot sizes in the vesting tentative map primarily range from 5,000 to 6,000 sf. Within this portion of the project site, 15.57 acres of existing industrial land would be retained.
Tra Vigne West: The proposed project includes a vesting tentative map that would subdivide the Tra Vigne West property consistent with the proposed land uses. The approximately 205-acre Tra Vigne West includes a detailed lot layout of 655 single family residential units. Residential lot sizes in the tentative map primarily range from 5,000 to 6,000 sf. Additionally, the Tra Vigne West site would include up to 340 high density residential units on 11.7 acres to the east of the proposed commercial area.
The proposed project establishes a site for a 14.7-acre K-8 school to be developed by the Lodi Unified School District (LUSD). The development of a K-8 school at this site is the discretionary decision of the LUSD. If the LUSD decides to not pursue building a school at this site, then the site would be developed for residential in accordance with the General Plan land use designation. Construction of homes in this location would increase by 90 the number of LDR units.
The 10.5-acre commercial area in the northwest portion of the project site could include a range of commercial uses, with the applicant indicating a possible 70,000-sf grocery store, 22,000 sf of retail shops, a 3,500-sf quick service restaurant, a 3,500-sf convenience store with attached fueling facility, and a 2,500-sf wine tasting room.
Refer to Project Land Use Plan at Attachment B for overall layout.
Existing Uses
The project site currently consists largely of active agricultural fields and is relatively flat and ranges in elevation from approximately 25 to 35 feet above sea level. The project site includes 15.57 acres of industrial uses in the north-central portion of the project site; uses within these industrial lots include Pacific Bell, and Bragg Investment Company.
Surrounding Uses
Uses immediately adjacent to the project site include a truck and trailer repair service establishment to the northwest across Eight Mile Road. Other existing uses north of the project site include large-lot single family residences and agricultural land. Immediately to the east of the project site are industrial land uses, including several large warehouses and a large storage lot. Farmland lies immediately west and south of the project site. Other nearby uses include Ronald McNair High School located southwest of the project site, across West Lane.
General Plan
The project site is currently outside the Stockton city limits, within unincorporated San Joaquin County jurisdiction, but within the City’s SOI. The project proposes amendment to the Envision Stockton 2040 General Plan land use designations based on the project development plan, as follows:
The Envision Stockton 2040 General Plan land use designations for the project site are as follows:
Low Density Residential (LDR): Allowed uses: single-family residential units, duplexes, triplexes, semi-detached patio-homes, townhomes, public and quasi-public uses, second units, and other similar and compatible uses.
• Maximum dwelling units per gross acre: 6.1 du/ac.
• Maximum dwelling units per net acre: 8.7 du/ac.
High Density Residential (HDR): Allowed uses: Multifamily residential units, apartments, dormitories, group homes, guest homes, public and quasi-public uses, and other similar and compatible uses.
• Dwelling units: 13.2 to 24 dwelling units per acre. Maximum FAR of 0.3.
Commercial (C): Allowed uses: a wide variety of retail, service, and commercial recreational uses, business, medical and professional offices, residential uses, public and quasi-public uses and other similar and compatible uses. Community or regional commercial centers as well as freestanding commercial establishments are permitted.
• Maximum floor area ratio (FAR): 0.3,
• Dwelling units: 13.2 to 24 dwelling units per acre. Maximum FAR of 0.3.
Industrial (I): Allowed uses: a wide variety of industrial uses including uses with nuisance or hazardous characteristics, warehousing, construction contractors, light manufacturing, offices, retail sales, service businesses, public and quasi-public uses, and other similar and compatible uses. Residential uses are prohibited.
• Maximum FAR: 0.6
Additionally, the project proposes an amendment to the Circulation Element, removing a planned collector street extension and bridge crossing of Bear Creek.
Applicant’s Project Objectives
The Tra Vigne development project application identifies the following objectives:
• Commercial: To establish a commercial site that maximizes the visual exposure of Eight Mile Road and West Lane to capitalize on commuter traffic, while also catering to the neighborhood needs of the residents within the development.
• Low and High Density Residential: Provide low- and high-density residential housing in accordance with the General Plan, while ensuring flexibility in the lot and housing types to accommodate market demands.
• School: Provide a site that could accommodate a K-8 school in the event that the School District desires to build a school within the project site. Alternatively, if the School District chooses not to build a school within the project site, ensure that there is a design alternative that would accommodate low density residential housing.
• Industrial: Retain the existing industrial uses within the project site.
• Phasing: Establish a logical phasing plan designed to ensure that each phase of development would include necessary public improvements required to meet city standards.
Project Phasing
Residential lots within the project site are proposed to be developed in several phases. The proposed phasing indicates the first stages of development would occur in Tra Vigne West, with initial phases located along the southwest portion of the project site along West Lane and would then develop generally towards the east and north in up to 12 separate phases. Tra Vigne East is anticipated to be developed following Tra Vigne West, in up to four separate phases. Collective development of the Tra Vigne project is expected to take many years and may vary in part on prevailing market conditions.
Parks and Open Space
Key General Plan actions and policies related to parks, open space and related improvements:
Action LU-1.1A
Require renovated and new mixed-use projects to be planned and designed to contribute to the corridor’s identity through appropriate public spaces, gateways, streetscapes, pedestrian walkways, setbacks, edge treatments, and other design features.
Policy LU-3.3.
Maintain or expand the currently available amount of public park and open space area in each neighborhood.
Action LU-3.3B.
Pursue joint-use recreational facilities where feasible, including on school grounds and utility easements.
Action LU-3.3E.
Require new development to improve utility easement property as usable public open space, where feasible.
Approximately 9.5 acres of traditional park space is proposed for Tra Vigne West. Two park areas are proposed within Tra Vigne West including a centrally located 5.8-acre park and a 3.7-acre park in the southwest corner of the Tra Vigne West site. Additionally, a 6.24-acre detention basin area would be located in the southwestern portion of the project site, adjacent to the 3.7-acre park.
Tra Vigne East includes plans for an additional 5.57 acres of traditional park space. One traditional park area, totaling 5.57 acres, would be located in the southern portion of Tra Vigne East, adjacent to the Bear Creek open space area. Additionally, a 3.75-acre detention basin area would be located in the southwestern portion of the Tra Vigne East within the project site.
In addition to dedicated parkland within the project site, 20.36 acres of non-traditional park/open space areas (13.75 acres at Tra Vigne West, and 6.61 acres at Tra Vigne East), primarily planned along the Bear Creek corridor.
General Plan Amendments
The proposed project would require a City of Stockton General Plan Amendment to the Land Use Element to change land uses on the project site to match the project land use plan. Changes to the Land Use Element would include maintaining approximately 260 acres of LDR uses; maintaining approximately 15.6 acres of I uses; changing approximately 1.5 acres of LDR to C uses; changing approximately 1.03 acres of LDR to HDR uses; and changing 20.3 acres of LDR to Open Space/Agriculture (OSA) along Bear Creek.
Additionally, changes to the Circulation Element are proposed which would include the removal of a planned bridge crossing over Bear Creek associated with what is shown as an extension of Marlette Road from the west through the project site and ultimately traveling eastward through the Bear Creek South project area to Holman Road. General Plan Amendment materials are provided as Attachment C.
Annexation
Key General Plan policy and action items related to City annexations:
Policy LU-1.1.
Encourage retail businesses and housing development in mixed-use developments along regional transportation routes and in areas that serve local residents.
Action LU-6.1.
Require that vacant unincorporated properties be annexed into the city prior to the provision of any services, or that a conditional service agreement be executed agreeing to annex when deemed appropriate by the City.
The project site is within the City of Stockton’s Sphere of Influence (SOI). The proposed project would result in the annexation of the project site to the City of Stockton, along with the roadway right-of-way for the adjoining Eight Mile Road and West Lane. The total annexation area would be 341.17 acres. The proposed project includes property owner-initiated annexation for all parcels except for APN 120-02-13 (Pacific Bell) and 120-02-14 (Bragg Investment Company). The annexation application, if approved by City Council, would then be filed with San Joaquin LAFCo for action. LAFCo would have the decision making authority to require or not require the Pacific Bell and Bragg Investment Company properties to be included in the overall annexation. Annexation materials are provided as Attachment D.
The LAFCo action would also include the applicant’s requested detachment from several existing districts:
Waterloo-Morada Fire Protection District - The detachment will be subject to an
agreement to mitigate the District’s loss of current property taxes, which the developer is responsible for mitagating. Future services will be provided by the City of Stockton.
Resource Conservation District (RCD) - Formed in the early 1980s, the RCD
encompasses all of the unincorporated regions of San Joaquin County and includes those areas formerly found within soil conservation districts. The District provides a range of programs oriented around the mission of protecting agricultural soil and related resources.
Woodbridge Irrigation District (WID) - The Woodbridge Irrigation District, organized in 1924 under Irrigation District Law, has the authority divert water from the Mokelumne River (Lodi Lake) and provide water service within its geographic boundaries (an area of approximately 63 square miles). Future services will be provided by the City of Stockton.
Prezoning
The project area is currently within the jurisdiction of San Joaquin County. Current County zoning for all parcels is I-G, I-L, and AU-20. The San Joaquin County Local Agency Formation Commission (LAFCo) will require the project site to be pre-zoned by the City of Stockton in conjunction with the proposed annexation.
The City’s pre-zoning will include the following zoning designations: Residential, Low Density (RL), Residential, High Density (RH), Industrial, Limited (IL), Commercial, General (CG), and Open Space (OS). The pre-zoning would go into effect upon completion of the annexation process.
Vesting Tentative Maps
The applicant has submitted both Tra Vigne West and Tra Vigne East Vesting Tentative Maps, provided as Attachments E and F. Each of the proposed Vesting Tentative Maps (VTMs) complies with applicable City development standards, including with respect to lot layout, access and provision of necessary utilities. VTMs effectively “vest” a developer’s map conditions of approval, thereby allowing the project to proceed in substantial compliance with regulations in effect at the time the VTM is determined to be complete by the lead agency (being the City of Stockton).
Staff has prepared conditions of approval for both the Tra Vigne West and East VTM applications. As noted above, the applicant has indicated their intent to develop the Tra Vigne West site prior to the Tra Vigne East site.
Fiscal Analysis
Key General Plan actions related to fiscal impact analysis for new developments:
Action LU-6.5A.
Require preparation of a fiscal impact analysis for large development projects and proposed annexations to ensure a full accounting of infrastructure and public service costs and to confirm whether revenue enhancement mechanisms are necessary to ensure net fiscal balance or better, and require appropriate fiscal mitigations, when necessary, to ensure the City’s ongoing fiscal health and continued viability to the City’s General Fund.
The applicant’s team has prepared two key financial analysis documents:
• A Fiscal Impact Analysis (FIA) of the proposed project evaluated the fiscal impacts of the project on the City of Stockton’s operating budget annual costs and revenues and addresses how annual services and maintenance functions will be funded.
• A Public Facilities Financing Plan (PFFP) describes a strategy for financing infrastructure and public facilities.
These two documents, provided as Attachments G and H to this staff report, were reviewed by the City and the City’s public financing consultant, Michael Baker International. Both documents have been found acceptable. Key findings from the analysis:
• The Tra Vigne project would require construction of an estimated $79M in infrastructure, consisting of on- and off-site roadways, water, wastewater, storm drainage, utility and park sites.
• Costs for these improvements would be provided by:
o Developer funded-improvements and dedications to the City, which would include payment of applicable City development impact fees.
o As described in the Project’s PFFP, the project developers will qualify for credits against certain City Public Facilities Fees for construction of infrastructure and facilities that are part of City infrastructure construction plans.
o The PFFP also anticipates the creation of “Area of Benefit” impact fees to provide reimbursement to the Tra Vigne developers for Tra Vigne’s initial construction and oversizing of infrastructure that will also benefit other area development.
o Developer participation in Community Facilities Districts (CFD) or similar funding districts is also identified. it is anticipated the City will form a CFD for Services that will charge an annual special tax to fund additional public services and maintenance required by the project.
• The annexation of the property to the City will be subject to a tax sharing agreement between the City and County.
• The project, at buildout, is anticipated to increase the assessed property value from $14.5 million to nearly $575 million.
• Impact fees are estimated to total approximately $80 million.
Utilities and Infrastructure Improvements
Key General Plan actions related to project provision of utilities and infrastructure:
Action LU-6.1E.
Do not approve new development unless there is infrastructure in place or planned and funded to support the growth.
Action LU-6.3A.
Require development to mitigate any impacts to existing sewer, water, stormwater, street, fire station, park, or library infrastructure that would reduce service levels.
Construction of both onsite and offsite infrastructure improvements would be required to accommodate development of the project in planned phases. The proposed development phases and infrastructure improvements are provided at Attachment I.
Roadways: The project would be required to make improvements to both Eight Mile Road and West Lane, including construction of frontage improvements. Road sections for Eight Mile Road and West Lane anticipate ultimate construction of six-lane major arterials (reduced from eight lanes under the previous General Plan Circulation Element). Mitigation measures from the project’s Environmental Impact Report also will require improvements to the intersection of Lower Sacramento Road/Eight Mile Road, and at Morada Lane/West Lane. Traffic signals would be installed or improved at the intersections of West Lane and “Road B” of the Tra Vigne West project, and along Eight Mile Road at the intersections of West Lane, “Road C” of the Tra Vigne West project, and Leech Road. Interior street improvements would also be required, with roadways built to city standards (including a typical 54-56 ft-wide street right-of-way). Precise Plan Line adjustments for West Lane and Eight Mile Road would occur following City action on the Tra Vigne development project.
Water System: Development areas proposed by the project would be served by a new potable water distribution system. The water system would consist of 12- and 24-inch water mains along West Lane and Eight Mile Road, and a looped network of 18-, 16-, and 12-inch lines located within the project site. Local service lines, eight inches in diameter or larger, would extend along proposed interior streets. The project would include the dedication of a new City potable water well to be located at the southwest corner of the site, adjacent to Bear Creek and West Lane. A Water Supply Assessment for the project has been completed that determined water supply demands of the project can be met.
Wastewater System: Wastewater services would be provided by existing and planned City of Stockton collection and treatment system. Wastewater treatment would be provided at the City’s existing Regional Wastewater Control Facility (RWCF). Wastewater collection would be provided by the City’s existing Wastewater Collection System.
A second element of the project would involve approximately 3,000 LF of 24-inch sewer main in West Lane, and approximately 3,500 LF of 24-inch sewer main along the north side of Bear Creek to connect to the existing 48-inch trunk sewer main northwest of Ronald McNair High School.
Storm Drainage: Development of the proposed project would include construction of a new storm drainage system, including a drainage collection system that would have 12- to 60-inch diameter pipes, and two detention basins (one in the southwestern corner of Tra Vigne West, and one at the southwestern corner of Tra Vigne East). A pump station would be located at the Tra Vigne West detention basin.
The City will require that a maintenance entity be established to provide for the operation, maintenance, and replacement costs of the detention pond system and other water quality features of the project.
The project would incorporate design features that would divert storm water to the groundwater system and/or detain runoff before it reaches the collection system. These design features would include measures also described as Low Impact Development (LID) and Volume Reduction Measures, such as grassy swales and porous pavement.
Utilities: Electrical, gas, phone, cable and related internet services would be extended to all portions of the project site from existing facilities located along West Lane and Eight Mile Road, or other utility systems in the project area. Proposed utilities would be located within public utility easements to be dedicated along street frontages. Utility improvements would be installed in conjunction with planned street improvements. Existing electrical distribution, phone and cable lines along the West Lane and Eight Mile Road frontages of the project site would be undergrounded or relocated in conjunction with required street improvements.
Environmental Analysis (Environmental Impact Report)
Key General Plan policies related to environmental protection and new development:
Policy LU-5.2.
Protect natural resource areas, fish and wildlife habitat, scenic areas, open space areas, agricultural lands, parks, and other cultural/historic resources from encroachment or destruction by incompatible development.
Policy LU-6.1.
Carefully plan for future development and proactively mitigate potential impacts.
As noted above, a Draft EIR was prepared for the project, in accordance with the California Environmental Quality Act (CEQA). The Draft EIR identified potentially significant environmental impacts which could occur from development of the project, and, where feasible, application of mitigation measures that would reduce the impacts to a level of less than significant.
The Draft EIR addressed environmental impacts associated with the proposed project that are known to the City, were raised during the Notice of Preparation (NOP) process or raised during preparation of the Draft EIR. The Draft EIR discussed potentially significant impacts associated with aesthetics, agricultural resources, air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gases and climate change, hazards, hydrology and water quality, land use, population and housing, noise, public services and recreation, transportation and circulation, and utilities.
Additionally, there are potentially significant environmental impacts identified where mitigation measures were deemed not to be feasible, resulting in the creation of potentially significant environmental impacts, including in the areas of:
• Aesthetics
• Agricultural Resources
• Air Quality
• Greenhouse Gases and Climate Change
The Draft EIR was circulated for public and agency review. Five comment letters were received as part of the review process:
|
Individual or Signatory |
Affiliation |
|
Joshua Swearingen |
California Department of Transportation |
|
Ann Okubo |
City of Stockton Municipal Utilities District |
|
Laurel Boyd |
San Joaquin Council of Governments, San Joaquin County Multi-Species Habitat Conservation & Open Space Plan |
|
Travis Yokoyama |
San Joaquin Council of Governments, San Joaquin County Airport Land Use Commission / Congestion Management Agency |
|
Brian Clements |
San Joaquin Valley Air Pollution Control District |
No new significant environmental impacts or issues, beyond those already covered in the Draft Environmental Impact Report (EIR) for the Tra Vigne Development Project, were raised during the comment period. Responses to comments received during the comment period do not involve any new significant impacts or add “significant new information” that would require recirculation of the Draft EIR pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15088.5.
Each of the comments has been responded to by the City’s environmental consultant as part of the Final EIR, and, where, appropriate, modifications have been made to the Draft EIR. For the impact issue areas noted above where mitigation was not possible, a Statement of Overriding Considerations has been prepared, addressing project benefits that would be considered when evaluating the environmental impacts from development.
The Final EIR and Statement of Overriding Considerations is provided as Attachments J and K to this staff report.
The Planning Commission is requested to make a recommendation to the City Council to certify the EIR and adopt the Statement of Overriding Considerations and project Mitigation Monitoring and Reporting Program.
Required Findings
Pursuant to Municipal Code Section 16.116.050.B.i, the following findings must be met to approve amendments to the General Plan and for rezoning of property; staff findings follow.
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. The proposed General Plan Amendment would maintain consistency with other applicable General Plan goals and policies. The Tra Vigne mixed use development would be consistent with all applicable development standards of the underlying zones.
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. The proposed Tra Vigne mixed use development would not result in hazard to the public convenience, health, interest, safety or general welfare for people working or residing in the City. All development will be subject to compliance with City development standards and for provision of all necessary infrastructure. All necessary City services will be provided as part of the project, including for Police and Fire protection services.
The proposed amendment complies with the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. A complete CEQA analysis for the Tra Vigne development project was performed in completing Draft and Final Environmental Impact Reports. Where practicable, mitigation measures have been identified to reduce potential for significant environmental impacts to levels of insignificance. A Statement of Overriding Considerations has been prepared in the areas of Aesthetics, Agricultural Resources, Air Quality, and Greenhouse Gases and Climate Change.
The site 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 developments. The project site is physically suitable for the proposed Tra Vigne mixed use development. All necessary on- and off-site roadways, water, wastewater, and storm drainage infrastructure and utilities will be installed by the developer. Development will meet all applicable City standards. There would be no conflict with adjacent land uses due to proper site planning and design.
Public Notice
Notice for the Planning Commission public hearing was published in the Stockton Record on March 25, 2020, and mailed notice was sent to all property owners within a 1,000-foot radius at least ten days prior to the April 9, 2020 meeting.
Attachment A - Location Map
Attachment B - Project Land Use Plan
Attachment C - General Plan Amendment
Attachment D - Annexation Package
Attachment E - Vesting Tentative Map - Tra Vigne West
Attachment F - Vesting Tentative Map - Tra Vigne East
Attachment G - Public Facilities Finance Plan
Attachment H - Fiscal Impact Report
Attachment I - Development Infrastructure Phasing Plan
Attachment J - Final Environmental Impact Report and Statement of Overriding Considerations
Attachment K - CEQA Findings
This staff report was prepared by Brian Millar, Senior Planner, (209) 937-8444; brian.millar@stocktonca.gov.