2040 GENERAL PLAN UPDATE
BRIEFING BOOK
A visual and descriptive snapshot of Stockton August 2016
INTRODUCTION
STOCKTON 2040 GENERAL PLAN UPDATE CITY OF STOCKTON
EXISTING CONDITIONS TECHNICAL MEMORANDUM: LAND USE
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Stockton began and is rooted in the Downtown, which is oriented around the waterfront. The physical form and character of Stockton has evolved over a period of over 160 years and currently encompasses a total of 65 square miles. Social, cultural, economic, and historical events have helped shape Stockton into 16 distinct neighborhoods, each with distinguishing characteristics such as prominent landmarks, gateways, building types, street patterns, and land uses.
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GENERAL OVERVIEW OF THE CITY
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This briefing book provides a visual and descriptive snapshot of Stockton as it is in 2016 – how land is used, local economic conditions, community services, mobility, environmental hazards, and cultural resources. This information provides an important framework for understanding the city as a whole and identifying issues that will shape the city’s future. We invite you to reflect on the information in this briefing book as the Stockton community comes together to define the city’s longterm vision as part of the General Plan Update process.
STOCKTON NEIGHBORHOODS
N DAVIS RD
INTRODUCTION TO THE BRIEFING BOOK
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Source: City of Stockton, 2016; US Census Bureau, 2010; San Joaquin County Assessor, 2016.
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CONTEXT
STOCKTON 2040 GENERAL PLAN UPDATE CITY OF STOCKTON
EXISTING CONDITIONS TECHNICAL MEMORANDUM: LAND USE
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When planning for Stockton’s future, it’s important to consider both regulatory and geographic context. The City’s 2008 Settlement Agreement with the State Attorney General and the Sierra Club outlines specific requirements for the General Plan Update, including focusing new growth in the interior of the city versus expanding into outlying areas.
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programs to support the development of 18,400 new housing units within the 2008
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some specific requirements for this General Plan Update, including policies and
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preparation of a Climate Action Plan, which was completed in 2014, and through
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requires the City to address GHG reductions in a variety of ways, including through
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with the Sierra Club and the State Attorney General regarding the EIR, in particular City entered into a Settlement Agreement with the State and the Sierra Club that
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Report (EIR) in December 2007, the City of Stockton was brought into litigation regarding concerns about greenhouse gas (GHG) emissions. In October 2008, the
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Following the approval of the current General Plan and its Environmental Impact
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city limit, with at least 4,400 of those residences located in the Greater Downtown Area. EM A
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The 2008 and current city limits are shown on this page, along with the Greater
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Downtown Area boundary. The map also shows the City’s current Sphere of Influence (SOI) which identifies land that the City has until now considered it might annex in
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the future, as well as the General Plan Planning Area boundary, a larger area in which the City and Stockton’s community have an interest in land use decisions.
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GENERAL PLAN PLANNING AREA SPHERE OF INFLUENCE
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2016 CITY LIMIT
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GREATER DOWNTOWN AREA
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LAND USE How people use land in Stockton helps to define the city’s character and that of its individual neighborhoods. The General Plan land use and zoning maps establish a plan for future land uses in Stockton, which may differ in some places from how the land is used today in order to achieve community goals, such as a balance between jobs and housing.
2007 GENERAL PLAN LAND USE DISTRIBUTION 4% 12% MIXED USE/VILL AGE
COMMERCIAL/OFFICE
42% INDUSTRIAL
20%
INSTITUTIONAL
The current General Plan guides Stockton’s future land uses, primarily through the
OPEN SPACE/ AGRICULTURE
land use map, which designates every parcel within Stockton and its SOI for one of 12 land use designations, each of which specifies the allowed density and intensity
PARKS & RECREATION
for the land use type. More than 40 percent of Stockton’s SOI is designated for
6%
14%
residential uses, and of this residentially-designated land area, most is planned for low-density single-family housing, which uses more land area for each home than does higher density zoning. Another land-intensive use, Industrial, is planned for
2%
RESIDENTIAL
CURRENT ZONING DISTRIBUTION
about 20 percent of the city and SOI, mainly in central and south Stockton. Mixed
0
PUBLIC FACILITIES
INDUSTRIAL, GENERAL PORT
OPEN SPACE
2,000
INDUSTRIAL, LIMITED
specify the allowed land uses and standards for development.
4,000
COMMERCIAL, AUTO
detailed level within the city limit. The 15 zoning districts applied within the city limit
COMMERCIAL, L ARGE-SCALE
6,000
The City also maintains a zoning map, which implements the General Plan at a more
COMMERCIAL, DOWNTOWN
8,000
COMMERCIAL, GENERAL
institutional uses, parks, open space, and agriculture.
10,000
COMMERCIAL, NEIGHBORHOOD
and in the Downtown. The remainder of the SOI is designated for public/quasi-public
COMMERCIAL, OFFICE
the SOI is designated for commercial and office uses, primarily along major roadways
12,000
MIXED USE
specific plan efforts that could accommodate a variety of uses. About 6 percent of
14,000
RESIDENTIAL, HIGH DENSITY
Stockton are designated Village, which is considered a “holding” category for future
RESIDENTIAL, MEDIUM DENSITY
northeast Stockton, and large blocks of land along Eight Mile Road and in southeast
ACRES
RESIDENTIAL, LOW DENSITY
use development is planned for areas in the Downtown, along Wilson Way, and in
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LAND USE
STOCKTON 2040 GENERAL PLAN UPDATE CITY OF STOCKTON
EXISTING CONDITIONS TECHNICAL MEMORANDUM: LAND USE O
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EXISTING LAND USE DISTRIBUTION
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MIXED USE TH O
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In addition to land uses that are planned in the General Plan and zoning maps, it’s also
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important to consider the land uses that exist on the ground today. Those existing
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land uses are tracked by the County Assessor for all of San Joaquin County, including Stockton. Land uses mapped within the city limit cover over 33,600 acres (roughly
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52.5 of Stockton’s 65 square miles), more than a third of which is used for housing.
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Industrial and commercial uses combined represent about 15 percent of the city’s land, and parks, recreation, open space, and agricultural uses account for about 14 percent. Mapped land uses within Stockton’s SOI add over 29,000 acres, including
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PERCENT OF VACANT AND UNDERUTILIZED LAND BY CENSUS BLOCK
more than 14,000 acres of agricultural land, which accounts for almost 30 percent of
<2%
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the total area of the SOI, including the city limit.
2 - 6%
34 - 45%
6 - 10%
45 - 62%
10 - 16%
62 - 84%
16 - 24%
>84%
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SPHERE OF INFLUENCE
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buildings, public and private schools, the airport, hospitals, and religious institutions.
GENERAL PLAN PLANNING AREA
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semi-public uses take up almost a quarter of the city; these uses include government
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family homes. Given Stockton’s role as the county seat, it’s not surprising that public/
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Of the 11,900 acres devoted to residential use, over 85 percent consists of single-
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There are over 4,000 acres of vacant land within the city limit (12 percent). Much
represent opportunities for infill development that can strengthen the city’s core and
of this acreage is located at the edge of the city where large development projects
interior areas, and will therefore be a focus of the General Plan Update. It will also be
have been approved, but not yet constructed. There are also areas interior to the
important to account for some large residential developments already approved for
city that remain vacant or that haven’t been developed to their full potential, and
the city’s outskirts.
are therefore considered “underutilized.” These vacant and underutilized areas
ANTICIPATED DEVELOPMENT PROJECTS
APPROVED RESIDENTIAL PROJECTS
19,000 UNITS
PLANNED AND PROPOSED COMMERCIAL PROJECTS
3,300,000 SQUARE FEET
PLANNED AND PROPOSED INDUSTRIAL PROJECTS
13,100,000 SQUARE FEET
When planning for future land uses in Stockton, the city’s jobs-to-housing balance is also important. The ratio of jobs to employed residents in a community affects the likelihood of people working and living in the same community and
TARGET JOBS/HOUSING BALANCE
=
1.07
having to travel less for things they need. Ideally, Stockton arguably should have a jobs-housing ratio of 1.07 since there are about 1.07 employed residents per household in Stockton. As of 2014, Stockton’s jobs-housing ratio was 0.78, indicating a lack of jobs compared to housing.
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ECONOMY Although income levels in Stockton are lower than elsewhere in the state, there is potential for significant job growth in a range of industrial, commercial, and office sectors. The Downtown presents exciting economic development opportunities due to recent infrastructure upgrades and new amenities.
EMPLOYMENT FORECAST BY INDUSTRY 40,000
35,000
30,000
HOUSEHOLD INCOME DISTRIBUTION 25,000
9.5% 7.5%
12.7%
SAN JOAQUIN COUNTY CITY OF STOCKTON
17.8%
12.5% 9.1% 2.2%
GREATER DOWNTOWN AREA
33.1%
4.9%
20,000
15,000
< $14,999
3.7% 13%
11% 11.4%
15.1%
12.2%
$15,000 - $24,999 $25,000 - $34,999
10,000
5,000
$35,000 - $49,999 $50,000 - $74,999
11.7%
20.8%
16% 12.3% 17.7%
12.8%
9.2%
2015
2020
2025
203 0
2035
204 0
$75,000 - $99,999
10.9% $100,000 - $149,999
13.2%
0
â&#x2030;¥ $150,000
GOODS PRODUCING
TRADE, TRANSPORTATION, AND UTILITIES
EDUCATIONAL AND HEALTH SERVICES
LEISURE AND HOSPITALITY
INFORM ATION, FINANCIAL, PROFESSIONAL, AND BUSINESS OTHER SERVICES
GOVERNMENT
The 2014 median household income in Stockton was $40,993, which was $10,666
Ten of the top 25 major employers in San Joaquin County are located in Stockton,
less than the countywide median and $20,940 less than the statewide median. In
including three major governmental entities, two health care providers, two major
the Downtown, the median household income was $23,128. Trends throughout
growers and shippers of fruit and vegetable products, one aircraft servicing and
the state, including in Stockton, indicate that, once adjusted for inflation, household
maintenance company, a major home appliance manufacturer, the University of the
incomes are declining. Below average household incomes and declining household
Pacific, and two Walmart Supercenters. More than 37,900 new jobs are expected in
purchasing power may affect future housing demand, as well as the nature of local
Stockton between 2015 and 2040, with the most significant growth in the education
demand for retail products and services.
and health services, professional and business services, and government sectors.
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The Downtown presents significant opportunities for both employment growth and higher density housing. Several past and current redevelopment projects have created infrastructure and amenities that can attract development and help to revitalize the Downtown and waterfront. Some of these catalyst projects are shown here. T OAK S
STOCKTON ARENA AND BANNER ISLAND BALLPARK OPENED IN 2005 AND HOSTS THE STOCKTON HEAT, A PROFESSIONAL HOCKEY TEAM, AND THE STOCKTON PORTS, A MINOR LEAGUE BASEBALL TEAM. TOGETHER WITH OTHER DOWNTOWN AND WATERFRONT AMENITIES, SERVE AS AN IMPORTANT REGIONAL HUB FOR SPORTS AND RECREATION.
UNIVERSITY PLAZA WATERFRONT HOTEL
ACE TRAIN STATION
CITY CENTRE CINEMA
LUXURY HOTEL, RESTAURANT, AND EVENT SPACE ALONG WATEFRONT THAT OPENED IN 2008; INCLUDES ALMOST 100 RESIDENTIAL LOFT UNITS ON THE TOP FLOORS.
REGAL ENTERTAINMENT GROUP 16-SCREEN THEATER COMPLEX OPENED IN 2003; IMAX SCREEN ADDED IN 2008. RETAIL AND RESTAURANTS SURROUND THE CINEMA, AS WELL AS A PLAZA THAT IS USED FOR COMMUNITY EVENTS.
RECENT UPGRADES TO STATION AND RAIL COMMISSION INTEREST IN TRANSIT-ORIENTED REDEVELOPMENT FOR SURROUNDING AREA.
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WEBER POINT EVENTS CENTER STOCKTON MARINA OPENED IN 2009 AND CONSISTS OF 66 BOAT SLIPS PLUS GUEST DOCKS. PROMENADE CONNECTIONS TO OTHER DOWNTOWN LOCATIONS.
THIS 10-ACRE PARK OPENED IN 1999 AND PROVIDES COMMUNITY SPACE FOR FESTIVALS, CONCERTS, AND SPECIAL GATHERINGS. INCLUDES AN INTERACTIVE WATER FEATURE AND CHILDREN’S PLAY AREA.
SAN JOAQUIN COUNTY COURTHOUSE CONSTRUCTION UNDERWAY, WILL PROVIDE 30 COURTROOMS AND ADMINISTRATIVE AND OFFICE SPACE IN A 13-STORY HIGH-RISE BUILDING.
HOTEL STOCKTON
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THIS HISTORIC HOTEL ORIGINALLY OPENED IN 1910 AND WAS RESTORED IN 2005; FEATURES ICONIC SPANISH MISSION REVIVAL ARCHITECTURAL ELEMENTS. INCLUDES GROUND FLOOR RESTAURANT SPACE, RESIDENTIAL APARTMENTS, AND COMMERCIAL OFFICE SPACE.
OPEN WINDOW PROJECT TEN SPACE DEVELOPMENT COMPANY WORKING TO RENOVATE EXISTING STRUCTURES AND POSITION VACANT SITES FOR DEVELOPMENT IN A 15-BLOCK AREA. WILL INCLUDE OVER 1,000 HOUSING UNITS PLUS RETAIL, RESTAURANTS, AND MIXED INDUSTRAL/ART STUDIO SPACE. TWO PROJECTS CURRENTLY UNDERWAY, AND TWO (NEWBERRY BUILDING AND HUDDLE CO-WORKING SPACE) RECENTLY COMPLETED.
7
COMMUNITY SERVICES The City of Stockton is committed to providing a high quality of life for all of its residents. Community services that affect the day-to-day lives of Stockton residents includes police and fire protection services provided by the City, as well as public education and library services.
SPD staffing levels (1.33 offers per 1,000 residents) don’t meet these staffing ratio
POLICE
people. The SFD mission is centered on providing excellent emergency and non-
The Stockton Police Department (SPD) provides services to the entire city, with 407
suppression and rescue activities. SFD has 12 fire stations throughout the city,
officers serving approximately 307,000 residents. Stockton’s crime combat model
which together house 12 three-person fire engine companies and three four-person
is built on four pillars: prediction, prevention, pursuit, and partnerships. This model
truck companies. The City has a goal to respond to at least 90 percent of calls within
combines policing and enforcement strategies with community involvement and
4 minutes, but is not currently able to meet that standard. Although the SFD has
engagement. The City’s current General Plan sets a target staffing ratio of 1.5 officers
experienced staffing declines and a station closure since 2011, funding from recent
per 1,000 residents, and the Marshall Plan (the City’s more recent violence-reduction
tax measures should help increase staffing.
goals, funding from recent tax measures are expected to help rebuild staffing levels.
FIRE The Stockton Fire Department (SFD) provides services to the entire city as well as portions of surrounding unincorporated areas, serving approximately 336,000 emergency service through public education, prevention, and aggressive fire
effort), suggests a staffing ratio of 2.2 officers per 1,000 residents. Although current
EXISTING
GENERAL PLAN GOAL
MARSHALL PLAN GOAL
8
1.33 1.5
OFFICERS PER 1,000 RESIDENTS
4
OFFICERS PER 1,000 RESIDENTS
2.2
OFFICERS PER 1,000 RESIDENTS
90%
GOAL: RESPOND TO 90% OF CALLS WITHIN 4 MINUTES OR LESS CURRENT: RESPOND TO 90% OF CALLS WITHIN 5 MINUTES, 43 SECONDS OR LESS
STOCKTON 2040 GENERAL PLAN UPDATE CITY OF STOCKTON
EXISTING CONDITIONS TECHNICAL MEMORANDUM: LAND USE
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The Stockton Unified School District serves the largest geographic area of the city, although significant portions of the city are served by other school districts. The
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north and northwest portion of the city and its SOI are served by the Lodi and Lincoln
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Maya Angelou Branch Library, Stribley Branch Library, and Weston Ranch Branch Library. In the spring of 2017, the Fair Oaks Library at 2370 E Main Street is expected to re-open, and all Stribley resources will be relocated to Fair Oaks; as part of this
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time, veterans’ programs, and educational tutorials.
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advisory materials, computers, printers, and free internet access. In addition, the
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the SSJCPL locations provide access to electronic resources, reference and readers’
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move, the library will expand the resources available to the community. Collectively,
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facilities in the city: Cesar Chavez Central Library, Margaret K. Troke Branch Library,
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The Stockton-San Joaquin County Public Library (SSJCPL) currently operates five
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mathematics (STEM) schools; many provide career technical education (CTE). OAQ
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schools specializing as magnet schools and science, technology, engineering, and
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are numerous charter schools and academies in Stockton, as well as a number of
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and new schools may be needed in the future to serve the new students. There
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districts are currently below capacity; however, enrollment is predicted to increase,
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serve the eastern edges of the SOI. Overall enrollment numbers in these school
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Unified School Districts, and the Weston Ranch area and southern SOI are served by
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SCHOOL DISTRICTS STOCKTON UNIFIED SCHOOL DISTRICT
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ESCALON UNIFIED SCHOOL DISTRICT LINDEN UNIFIED SCHOOL DISTRICT
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LINCOLN UNIFIED SCHOOL DISTRICT MANTECA UNIFIED SCHOOL DISTRICT
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the Manteca Unified School District. The Linden and Escalon Unified School Districts
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MOBILITY MODE CHOICE
Transportation is an essential element of our everyday lives. How we choose to move ourselves around – to jobs, schools, homes, and shopping/leisure activities – has big implications for our quality of life, ranging from how much time we spend commuting to health issues related to air pollutants and limited time for active recreation.
MODE CHOICE
2000
2010
2014
SINGLE PASSENGER
74%
74%
76%
CARPOOL
18%
17%
17%
PUBLIC TRANSIT
2%
1%
1%
BIKING/ WALKING
4%
3%
2%
WORK AT HOME
2%
4%
3%
The mode of transportation Stockton residents choose to get to work is affected by job location, land use patterns, and availability (e.g., transit networks and bicycle infrastructure). Between 2000 and 2014, Stockton residents increased use of single passenger vehicle trips to work, while carpooling, using transit, walking, and biking decreased. The percent of Stockton residents working from home has increased since 2000. The places that Stockton residents work help to explain the increase in drive alone trips and reduction in other modes. The percentage of employed Stockton residents who commute outside the city and San Joaquin County has risen between 2000 and 2014. Increasing the proportion of jobs to employed residents in Stockton and San Joaquin County would play a significant role in helping to reduce commute distances and related effects.
PLACE OF WORK - STOCKTON RESIDENTS IN CITY OF STOCKTON
2000
2010
2014
60% 59% 58%
10
IN SAN JOAQUIN COUNTY
2000
2010
2014
26% 25% 25%
OUTSIDE SAN JOAQUIN COUNTY
2000
2010
2014
14% 16% 17%
The City is currently updating its Bicycle Master Plan, which will expand the future bicycle network and the City’s bicycle-related programs and policies. Stockton’s geographic barriers (e.g. waterways, railways, and freeways) pose unique challenges to bicycle circulation. In several locations across the city, crosstown circulation is limited to a few bridges and underpasses. While some neighborhoods are linked through bicycle facilities, others have limited access.
THERE ARE THREE TYPES OF BIKEWAYS IN STOCKTON:
Bike path in Stockton
CL A SS I BIKEWAY (BIKE PATH) COMPLETELY SEPARATE RIGHT-OF-WAY; DESIGNATED FOR EXCLUSIVE USE BY BICYCLES AND PEDESTRIANS.
Bike lane in planning stages in Stockton
Bike route example in Santa Monica
There are 46 miles of bike paths in Stockton, many of
CL A SS II BIKEWAY (BIKE L ANE) DESIGNATED STREET SPACE FOR BICYCLISTS, TYPICALLY ADJACENT TO THE OUTER VEHICLE TRAVEL LANES.
CL A SS III BIKEWAY (BIKE ROUTE) MIXED-TRAFFIC CONDITIONS FOR BICYCLISTS USING SIGNAGE, STRIPING, AND/OR TRAFFIC CALMING TREATMENTS.
which are located along creeks, canals, and rail lines.
There are 36 miles of bike lanes in Stockton.
There are 35 miles of bike routes in Stockton.
However, many of these don’t connect to on-street facilities.
11
HAZARDS
STOCKTON 2040 GENERAL PLAN UPDATE CITY OF STOCKTON
EXISTING CONDITIONS TECHNICAL MEMORANDUM: LAND USE
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Stockton is situated just east of the Sacramento – San Joaquin Delta, a low lying region of sloughs and channels. Reclamation of Delta land over the years through construction of levees around tracts and islands has reduced the available floodplain and increased flooding potential, a significant environmental hazard for Stockton.
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subject to flooding levels of 3 feet or more during a 200-year storm are shown on the
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map on this page. The City will require new development in these areas to be flood-
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has a 0.5 percent probability of occurring in any given year. Areas that would be
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protect development from a 200-year flood. A 200-year flood is a flood event that
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In 2007, the State passed Senate Bill (SB) 5, which requires cities like Stockton to
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levees, or if a levee fails, flooding would occur. Flooding also can occur when runoff exceeds the capacity of local stormwater systems and cannot drain adequately.
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that keep water within the channel. Should a major storm cause water to overtop the
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Land along channels and the San Joaquin River is protected from flooding by levees
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proofed in accordance with the State requirements, such as by elevating the lowest floor to be above flood levels. In addition, the City recently amended its Municipal
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Code to provide additional flexibility for compliance with SB 5.
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200-YEAR STORM FLOOD DEPTH (FEET) 3 - 4 4 - 5
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CULTURE Stockton has a rich cultural history, evident in numerous historic districts, landmarks, sites, and structures, many of which are clustered in the Downtown. In the 1980’s, the City designated two historic districts in the Midtown neighborhood, just north of Downtown: the Magnolia Historic Preservation District, bounded by Harding Way, California Street, Flora Street, and El Dorado Street, and the Doctors’ Row Historic Preservation District, bounded by California Street, Acacia Street, Poplar Street, and American Street on the former Stockton Development Center grounds, now the California State University Stockton site. The City has also designated four historic sites, 13 structures of merit, and 52 historic landmarks. Of the City-designated historic landmarks, 17 are listed in the National Register of Historic Places and two are identified as California Historic Landmarks.
HOTEL STOCKTON, IDENTIFIED BY THE CITY AS A HISTORIC LANDMARK AND LISTED IN THE NATIONAL AND CALIFORNIA REGISTERS OF HISTORIC PLACES.
Beyond the City-identified resources, the National Register also lists the Elks Building and Cole’s Five Cypress Farm, and the California Register lists the Oak Lawn Ranch and Western Pacific railway depot. Although there are over 1,900 recorded cultural resources in Stockton, ranging from prehistoric habitation sites to mid-20th century developments, there is no systematic survey for archaeological resources in the city to date. Therefore, there is still the potential for additional, as-yet-unidentified archaeological resources elsewhere in the city.
BOB HOPE/FOX CALIFORNIA THEATER, IDENTIFIED BY THE CITY AS A HISTORIC LANDMARK AND LISTED IN THE NATIONAL AND CALIFORNIA REGISTERS OF HISTORIC PLACES.
CITY HALL, IDENTIFIED BY THE CITY AS A HISTORIC LANDMARK.
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