CITY SERVICES PLAN ALTAMONT COMMUTER EXPRESS MAINTENANCE FACILITY PROJECT SAN JOAQUIN REGIONAL RAIL COMMISSION. Project File No: P09-002

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1 CITY SERVICES PLAN FOR THE ALTAMONT COMMUTER EXPRESS MAINTENANCE FACILITY PROJECT FOR THE SAN JOAQUIN REGIONAL RAIL COMMISSION Stockton, CA Project File No: P September 15, 2010 Prepared for: CITY OF STOCKTON Community Development Department Planning Division 345 N. El Dorado Street Stockton, CA (209)

2 CITY SERVICES PLAN FOR THE ALTAMONT COMMUTER EXPRESS MAINTENANCE FACILITY PROJECT FOR THE SAN JOAQUIN REGIONAL RAIL COMMISSION Stockton, CA Project File No: P September 15, 2010 Prepared for: CITY OF STOCKTON Community Development Department Planning Division 345 N. El Dorado Street Stockton, CA (209) Prepared by: INSITE ENVIRONMENTAL 6653 Embarcadero Drive, Suite Q Stockton, CA (209)

3 ALTAMONT COMMUTER EXPRESS MAINTENANCE FACILITY PROJECT CITY SERVICE PLAN 1.0 INTRODUCTION Pursuant to Section of the Government Code, the Local Agency Formation Commission of San Joaquin County (LAFCO) requires that any application for a change of organization or reorganization be accompanied by a plan for providing services. In accordance with Section of the Government Code the plan shall include the following information: (1) An enumeration and description of the services to be extended to the affected territory. (2) The level and range of those services. (3) An indication of when those services can feasibly be extended to the affected territory. (4) An indication of any improvements or upgrading of structures, roads, sewer or water facilities, or other conditions the local agency would impose or require within the affected territory if the change of organization or reorganization is completed. (5) Information with respect to how those services will be financed. The proposed annexation area consists of approximately 230 acres to be annexed into the City of Stockton (File Number P09-002). The San Joaquin Regional Rail Commission (SJRRC) has control of approximately 64 acres. The existing Stockton Rural Cemetery and San Joaquin Catholic Cemetery, located to the west of the SJRRC property, are also to be annexed. The remaining annexation area consists of several existing individual industrial and commercial businesses. The SJRRC property is intended to be used as a maintenance facility for the ACE trains that currently provide commuter services between Stockton and the Bay Area. Trainsets, consisting of locomotives, trailers and cab cars, are rotated out of service for scheduled servicing, maintenance and repair, in addition to daily cleaning activities. The maintenance facility will provide a permanent location for maintenance operations less than 1.5 miles north of the ACE train station in downtown Stockton. The proposed maintenance facility is bordered to the north, west, southwest and east by lands that are also unincorporated. The City of Stockton has initiated annexation of several of these parcels in order to eliminate the majority of the existing unincorporated island in Altamont Commuter Express Maintenance Facility Project, City Services Plan 1

4 this area. The City-initiated parcels, totaling approximately acres, consist primarily of the cemetery properties, but also include smaller parcels along West Lane that are in commercial and industrial use. The entire annexation area is located generally south of Alpine Avenue, north of Harding Way, east of Cemetery Lane, and west of West Lane and the Union Pacific rail alignment; one additional parcel at the far northeast corner of the annexation area borders the south side of Alpine Avenue and the east side of the railroad alignment. As the Lead Agency, the San Joaquin Regional Rail Commission prepared an Initial Study/Mitigated Negative Declaration for the Altamont Commuter Express Maintenance Facility (SCH # ), pursuant to Section 15164(C) of the Guidelines for the California Environmental Quality Act. The document was previously circulated for public review and adopted by San Joaquin Regional Rail Commission on November 7, 2008, to execute all required documents and agreements necessary to close escrow on the property. The City of Stockton, as a responsible agency, reviewed the environmental document and concluded that the proposed use is not expected to generate any significant, adverse environmental impacts. The City additionally prepared an Addendum to the Initial Study/Mitigated Negative Declaration for minor technical changes and additions to the document in order to clarify the project description and to add comments prepared by the City s various departments for this project. The City of Stockton Planning Commission reviewed and recommended the adoption of the Initial Study/Mitigated Negative Declaration as amended and prezoning request at its regular meeting on April 8, This City Service Plan commits the project applicants to comply with all mitigation measure listed in the IS/MND Addendum, dated March The site of the proposed SJRRC maintenance facility was previously cleared of all structures associated with the former occupancy. The remainder of the annexation area is developed and is located in an urbanized area; existing land uses are consistent with the Stockton General Plan, which designates this area as Industrial, Institutional, and Low Density Residential. The proposed prezoning is consistent with the existing General Plan land use designations for the annexation area. The proposed prezoning includes IL (Industrial, Limited), IG (Industrial, General), PF (Public Facilities), and RL (Residential, Low Density). Lands surrounding the annexation area are currently in similar uses, as well as residential neighborhoods. The SJRRC maintenance facility project would have no significant impacts on the environment, as described in the Initial Study/Mitigated Negative Declaration as amended. 2.0 ESTIMATED PROJECT REVENUES The City of Stockton provides a full range of municipal services. These municipal services include public safety (police, fire, paramedics, building), sanitation (solid waste disposal, sanitary wastewater and stormwater utility), water utility, community development, library, Altamont Commuter Express Maintenance Facility Project, City Services Plan 2

5 parks and recreation, and general administrative services. These services will be extended to the project area upon annexation of the site. As a Charter City, the City of Stockton benefits from the same revenue sources as general law cities, as well as a utility users tax. The City receives a portion of the property tax collected within the City limits, and receives franchise payments from electrical distribution, cable television and refuse collection activities. The major sources of revenue that will be generated by the project for the City of Stockton are shown in Table 2-1. The City operates its public utilities (sewer) as enterprise functions. The City also engages in a number of public recreation activities (golf course, ice arena, civic auditorium) on a quasi-enterprise basis, subsidized by the general fund. The lands within the annexation area are composed of the proposed SJRRC maintenance facility, existing cemeteries, which make up the majority of the land area, and existing industrial and commercial uses along West Lane. The existing commercial businesses and industrial occupants are expected to contribute to property, sales and franchise tax revenues. The SJRRC properties and cemeteries are exempt from property tax and would not involve any substantial taxable sales. TABLE 2-1 ESTIMATED CITY REVENUES BASED ON TAX SOURCES AS A RESULT OF PROJECT Source Revenue Property Tax $12,800 Sales Tax (including Triple Flip backfill) $35,000 Franchise Tax $18,000 Utility User Tax $10,800 Business License Fees $10,000 State Subventions $0 Measure K-Local Street Repair $0 TOTAL $86, Property Tax Property tax rates are set at 1% of assessed property value. The potential property tax revenues resulting from the project were estimated based on existing assessed valuation within the annexation area and the current City/County Revenue Sharing Agreement for Altamont Commuter Express Maintenance Facility Project, City Services Plan 3

6 annexations. As SJRRC improvements would largely be exempt from property tax, the values were not considered. The existing assessed valuation in the annexation area, net of institutional and public agency exemptions, amounts to approximately $16.0 million. Annual property tax assessed on these properties would amount to approximately $160,000. The City/County Revenue Sharing Agreement provides that the available share of property tax revenue be split 80/20 between the County and City. The available share amounts to approximately 40% of the overall property tax revenue, or $64,000, which is the combination of the County s 18% share and approximately 22% allocated to the Lincoln Rural Fire District. The City s 20% share of that amount would be $12, Sales Tax Sales tax revenues make up a large share of the City s budget. approximately 1% of taxable sales. The City receives Taxable sales activity in the annexation area is confined to the industrial and commercial uses located along West Lane. The proposed SJRRC facilities are not expected to result in any substantial retail sales. The City of Stockton has estimated the sales tax revenue generated by the annexation of this area at approximately $35,000. The 2004 California Economic Recovery Bond Act requires that 25% of the City s sales tax revenue be shifted to the state for bond repayment. These monies are in turn backfilled to the City with property tax revenue from the County Education Revenue Augmentation Fund (ERAF). The net effect to the City is that the entire $35,000 presently generated within the annexation area would be received by the City. Construction of new residential units can also be assumed to add new taxable sales. However, the proposed annexation area does not include any lands proposed for residential development. No new taxable sales would be generated from this source. 2.3 Franchise Tax Franchise taxes are levied upon the providers of natural gas, electric, refuse removal and cable television service. The franchise tax, which is 2% for most utilities and 3% for cable TV, is levied upon the provider rather than the customer and is charged against all utility revenues. The SJRRC estimates future all-utility costs at the proposed maintenance facility, and therefore utility provider revenues, at approximately $60,000/month, or $720,000 annually. As a result, this facility would generate approximately $14,400 in franchise revenues. Altamont Commuter Express Maintenance Facility Project, City Services Plan 4

7 Existing businesses in the annexation area would also have utility costs; a monthly cost of $750/business unit was assumed. Approximately 20 business entities appear to exist in the annexation area; these would generate approximately $180,000 in utility revenues annually, and approximately $3,600 in utility user tax revenues. Utility costs for the large existing cemetery properties are assumed to be relatively low; each cemetery entity was counted as a single business. The annexation area would generate an estimated $18,000 in franchise taxes. 2.4 Utility User Tax A utility user tax is levied against utility charges for all non-public users of gas, electric, water, telephone and cable television services. This tax was reduced from 8.0 percent of a customer s monthly bill to 6% effective July 1, The proposed maintenance facility is a public use and would be exempt from utility user taxes. Potential utility user tax revenues for other uses within the annexation area based on the potential utility costs described in the previous section. Approximately 20 business entities appear to exist in the annexation area, which would generate approximately $180,000 in utility costs annually, and $10,800 in utility user tax revenues. Utility costs for the large existing cemetery properties are assumed to be relatively low; each cemetery entity was counted as a single business. The annexation area would then generate an estimated $10,800 in utility user tax revenues annually. 2.5 Business License Fees The City of Stockton assesses a business license tax on any person engaged in or carrying on any profession, trade, calling, occupation or business in the City. Beyond a small base fee, businesses are assessed at varying rates based typically on their gross receipts; gross receipts information for the annexation area is unknown. For the purposes of this analysis, it is assumed that the approximately 20 businesses within the annexation area are responsible for annual business license fees of $500 each. This would yield an annual revenue increase to the City of $10, State Subventions Gas tax, homeowners exemption, motor vehicle license and other fees are grouped as various State of California taxes which, when distributed to local government, become a Altamont Commuter Express Maintenance Facility Project, City Services Plan 5

8 source of city revenue. Gas tax revenues are restricted in use to upgrading, constructing, and maintaining public roads. These revenues have typically been estimated on a per capita (population) basis. However, the proposed annexation is predominantly institutional and commercial in nature and includes less than five residences; no new residential development is proposed. As a result, no substantial State subvention revenues would be generated from the incorporation of existing residences. Due to the ongoing State of California budget crisis, State subventions are not in any event a guaranteed revenue stream to local government. Therefore, state subvention receipts associated with the proposed annexation are estimated at zero. 2.7 Measure K-Local Street Repair The passage of Measure K in 1990 instituted a 1/2-cent sales tax dedicated to transportation improvement projects in San Joaquin County. The Measure K program is aimed at remedying the existing $1.0+ billion deficiency in transportation funding in San Joaquin County while promoting improved air quality and quality of life. Measure K was extended another 30 years by voter approval in Measure K provides funding for a system of improved highways and local streets, new passenger rail service, regional and interregional bus routes, park-and-ride lots, new bicycle facilities, and railroad crossings. Cities within San Joaquin County and San Joaquin County share thirty-five percent (35%) of the sales tax revenue for local street repair. The local jurisdictions receive an annual funding allocation for local street repairs, safety and operations improvements. The local share of Measure K funds is distributed by formula based primarily on the City s proportionate share of the overall County population. The San Joaquin Council of Governments reviews the allocation formula every three years to determine if the formula is operating in an equitable manner. The proposed annexation would not involve any substantial change in the City s population and therefore no substantial change in Measure K revenue. 2.8 On-Site Public Infrastructure Improvements Development projects in Stockton are responsible for the costs of on-site public infrastructure improvements, including interior streets, sewer, water and storm drainage lines, and other infrastructure, and their connection to existing City systems. The developer is also responsible for street and utility improvements along project frontage on existing streets. Improvements of city or area-wide benefit may be subject to reimbursement. Altamont Commuter Express Maintenance Facility Project, City Services Plan 6

9 Most of the lands proposed for annexation are already developed. Existing development would not be subject to City permits or require public improvements. Development of the SJRRC maintenance facility would include substantial internal infrastructure improvements as well as improvements to public street frontage areas. These costs would be the responsibility of SJRRC. The SJRRC would also be responsible for infrastructure-related Public Facilities Fees as discussed in the following section. 2.9 Public Facilities Fees City-wide capital improvement needs associated with new urban development are met through the City s adopted Public Facilities Fees, which provide for expansion of City offices, libraries, community recreation centers, fire and police stations, street improvements, parkland, surface water resource development, air quality, and related administrative costs. The City of Stockton has also enacted development fees for wastewater and water connections, traffic signals, street trees, and various local benefit district fees. Provision has been made to adjust fee schedules annually to keep pace with infrastructure and public facility costs. As a result, the City of Stockton operates from year to year with a fee structure that reasonably anticipates and collects fees sufficient to meet all capital improvement needs associated with new development. Several mechanisms exist to insure that the required capital fees are paid and that public services can be maintained at appropriate levels. These mechanisms include various City ordinances and resolutions requiring the payment of fees and establishing updated fee schedules. Fee payments are required when building permits are issued, in accordance with the fee schedule that is applicable at the time permits are issued. Fees estimated on the current fee schedule are shown in Table 2-2. Due to the fee area the project is located in, some fee categories do not apply to the project. All new development and/or re-development of previously developed lands within newly annexed areas are subject to public facility fees. For the foreseeable future, however, only the SJRRC maintenance facility would be subject to these fees. The other areas under consideration for annexation are in existing land uses, as described, and are already served with utilities; therefore, the remaining lands other than the maintenance facility are not subject to any new public facility fees. Altamont Commuter Express Maintenance Facility Project, City Services Plan 7

10 TABLE 2-2 ESTIMATED CAPITAL FACILITY FEES FOR ALTAMONT COMMUTER EXPRESS MAINTENANCE FACILITY ANNEXATION PROJECT Fee Category Annexation Total a. City Office Space $11,510 b. Fire Protection $15,480 c. Libraries $15,330 d. Police Protection $16,990 e. Community Recreation Centers $6,370 f. Surface Water $0** g. Street Improvements $214,489 h. Parkland $0* i. Habitat and Open Space Conservation $0 j. Air Quality $0 Subtotal of Items a. through j. $280,169 k. Administrative Fee (2.5% of subtotals for Items a. through j.) $7004 Subtotal $287,173 l. Water Connection Fee $0** m. Wastewater Connection Fee TBD*** Subtotal of Items l. and m. Administrative Fee (3.5% of subtotals for Items l. and m.) $TBD*** $TBD*** Regional Transportation Impact Fee $123,000 Subtotal $410,173 n. Traffic Signal Fee $10,823 GRAND TOTAL $420,996 *See discussion contained in Section 3.7 Parks and Recreational Facilities **See discussion contained in 3.1 Domestic Water Service *** See discussion contained in 3.2 Wastewater Altamont Commuter Express Maintenance Facility Project, City Services Plan 8

11 3.0 CITY SERVICES 3.1 Domestic Water Service Lands within the proposed annexation area are on water well systems and are not currently served with domestic water service. Water service is currently provided to all existing urbanized lands surrounding the annexation area by Cal Water. The proposed annexation would make no demands on the City water system. Existing Cal Water lines are located in West Lane and Alpine Avenue; access to water service for the maintenance facility will be from the 24-inch line located within the Alpine Avenue street alignment. This line is sized to adequately supply water to the SJRRC project site. Cal Water has indicated that sufficient water supplies are available to serve the annexation area. The cemeteries and other remaining parcels would be connected to the Cal Water system upon failure of water well systems. The SJRRC maintenance facility and other lands within the annexation area will not require City water service; therefore, no domestic water service connection fee will be collected. 3.2 Wastewater Some of the proposed annexation area currently receives City wastewater collection and treatment service. The remaining developed portions of the annexation area are currently using individual septic systems for wastewater. The SJRRC s temporary maintenance facility in south Stockton currently discharges wastewater to the City of Stockton s municipal wastewater collection and treatment system. Upon relocation to the permanent site at Alpine Avenue and West Lane, the projected amount of wastewater collected is not expected to change. The permanent site is within the City s Collection System No. 3. Existing sewer lines are located in Alpine Avenue and a portion of West Lane extended from the west end of El Pinal Drive. Development of the maintenance facility will include the extension of sewer lines from Alpine Avenue into the maintenance facility. The cemeteries and industrial/commercial parcels would be connected to System No. 3 upon failure of individual septic systems at an access point to be determined at that time. The point of connection for the subject project is Alpine Avenue. Recent wastewater hydraulic modeling has concluded that the15-inch sanitary sewer on Alpine Avenue is over-capacity. The owners, developers, and/or successors-in-interest will be required to submit additional information and data regarding the sewer discharge from employee facilities and toilets from trains. In addition, the project will be required to participate in a Altamont Commuter Express Maintenance Facility Project, City Services Plan 9

12 Sewer Replacement Program to upsize the sewer line from West Lane to approximately American Street (connection to the existing 24-inch sanitary sewer). The existing sewer connection fee is $3,000 per dwelling unit equivalent (DUE). Each of the land uses within the annexation area would be assigned a pre-determined number of DUEs depending on factors such as acreage, anticipated wastewater collection quantities, size of the connection, etc. Sanitary sewer connection fees are payable upon issuance of a building permit. 3.3 Storm Drainage All of the lands within the proposed annexation area are urbanized, with the exception of the SJRRC maintenance facility. The urbanized lands consist of permeable and impermeable surfaces; the amount of runoff is not expected to change substantially upon annexation. These lands are currently served by existing drainage systems that are not expected to change until such time as individual redevelopment projects occur. Development of the SJRRC maintenance facility would create new impermeable surfaces that will contribute to the City s storm drain flows in the area. Storm drainage will be directed to San Joaquin County s storm drain system. The County s connection is located at the southwest corner of Alpine Avenue and West Lane. The maintenance facility would be designed to provide an on-site containment system to address water quality policies in accordance with the City s standards. The City of Stockton provides local management of the federal and state programs for implementation of the Clean Water Act s National Pollutant Discharge Elimination System (NPDES). The regulations of the City s Grading and Erosion Control Ordinance and the Storm Water Management and Discharge Control Ordinance establish local oversight of the state general permit system and effective control of storm water quality impacts. The improvement plans for the SJRRC maintenance facility will be required to comply with the requirements of the NPDES permit in place at the time of development. The developer is required to comply with all requirements and pay all associated fees as required by the City s Storm Water Pollution Program and ordinances. 3.4 Solid Waste Disposal City ordinance provides for mandatory collection of municipal refuse, which would apply to the entire annexation area. The City s franchise haulers provide solid waste collection in Stockton. Solid waste is disposed at existing County-owned and private landfill facilities. There is no shortage of landfill space available to the City. Of the solid waste collected in the City of Stockton, about 35% is landfilled while the remainder is handled by one or more of the City s waste diversion (recycling) programs. Commercial businesses are now required to participate in the separation of waste process Altamont Commuter Express Maintenance Facility Project, City Services Plan 10

13 and are issued recycling containers that are collected in conjunction with containers of solid trash. In order to increase construction and demolition debris recycling, the City of Stockton adopted a Construction and Demolition Debris Ordinance in 2008; the ordinance requires construction and demolition contractors to divert from the landfill 50% (by weight) of all waste generated and to document these reductions in written reports filed with the City. The proposed maintenance facility will be subject to this ordinance during the construction period. The waste provider bills the property owner for collection service on a monthly basis based on the size of collection container utilized. 3.5 Police Protection Law Enforcement services will be the responsibility of the Stockton Police Department (SPD). Upon annexation, the City will expand established police beats to include the annexation area. It is SPD s policy to respond to all emergency calls within a three to five minute time period. Currently, staffing levels in the City of Stockton are determined by the City Council in consultation with the City Manager and Chief of Police. Currently there are no adopted service levels for the SPD, however, the police department is aware that, as population increases, a higher level of service may be required. The cemeteries and industrial/commercial parcels are previously developed lands and are not subject to public facility fees unless redevelopment projects are performed on any of those individual parcels; fees would be calculated and collected at that time. Officers would be required to serve these areas immediately upon annexation. The maintenance facility would receive law enforcement service during construction as well as upon completion of the project. Capital costs of Police Department expansion are accounted for by the City s Public Facilities Fee program. The City of Stockton has adopted a Police Protection fee for police facilities payable upon issuance of a building permit. The design plans indicate the maintenance facility would consist of approximately 10,000 SF of office space and a combined approximate 120,000 SF for all the other buildings associated with maintenance operations at this site. These buildings would be considered warehouse buildings for the purpose of calculating Police Protection Fees. The maintenance facility project is estimated to generate a total of $16,990 in Police Protection Fees for office and warehouse space. 3.6 Fire Protection The annexation area is presently located within the Lincoln Rural and East Side Fire Districts; however, the City currently provides fire protection services to the area under an existing contract. Upon annexation, the area will be detached from the Lincoln and East Altamont Commuter Express Maintenance Facility Project, City Services Plan 11

14 Side districts and will be the direct responsibility of, and served by the Stockton Fire Department (SFD). The SFD provides fire protection, fire prevention services, paramedic emergency medical services and other related services to all areas of the City of Stockton. Specific services provided by the Fire Department include fire fighting, fire prevention, fire hydrant maintenance, training, fire dispatch, hazardous materials intervention, and weed abatement services. The SFD currently serves an area of about 87 square miles and has about 255 total personnel. The Fire Department has twelve stations located throughout the greater Stockton metropolitan area. The nearest SFD station is Station #9, a single engine company located at 550 East Harding Way. The second response station would be Station #11, a single engine company located at 1211 E. Swain Road. The nearest ladder truck company is Station #2, located at 110 W. Sonora Street. To provide adequate fire protection services, the developer of the SJRRC maintenance facility will coordinate with the SFD during the planning and design of the proposed project to ensure site access, response time, sprinkler requirements, water system design, and hydrant placement are acceptable. Improvements to the City of Stockton water system will also be constructed in conformance with the Uniform Fire Code fire flow standards, and hydrants will be placed in accordance with SFD standards. The SFD will require a dedicated secondary access into the SJRRC maintenance facility site during construction. A service access from West Lane into the property is to be maintained throughout the duration of the project for construction vehicles to access. The SFD requests this access point be maintained as a permanent secondary access road following completion of construction, and should remain in place until the schedule for the future railroad grade separation project along West Lane is established. The annexation area is located within Fee Area 3. As is the policy for Police Protection Fees, existing development within the annexation area would not be subject to public facility fees until such time as a redevelopment project occurs on any individual industrial/commercial parcels or within the cemetery properties. Fees for Fire Department expansion to serve the SJRRC maintenance facility are projected to be $15,480 for new urban development within this fee area. 3.7 Parks and Recreational Facilities The Stockton General Plan establishes policies and standards for the size and siting of parklands. Oak Park is an existing community park located to the north of the Stockton Rural Cemetery across Alpine Avenue. The proposed annexation area consists of two existing residential structures; no new residential development and no new population would occur that would increase park demands in the vicinity of the annexation area. Public facility fees for parklands are only assessed on new residential development. The proposed annexation area, including both existing and new development, is exempt from parkland fees. Altamont Commuter Express Maintenance Facility Project, City Services Plan 12

15 The SJRRC maintenance facility would be subject to the payment of Public Facility Fees for community recreation centers. The maintenance facility project is estimated to generate a total of $6,370 in fees for community recreation centers, based on office and warehouse space. 3.8 Libraries The public library system is operated by the City of Stockton with joint funding by San Joaquin County. The nearest library facility to the annexation area is the Cesar Chavez Central Library located at 605 North El Dorado Street in downtown Stockton. The City s Master Library Plan recommends the construction of a new library, which would likely be constructed in northeast Stockton adjacent to the Ronald McNair High School campus. The developed portions of the annexation area would not be subject to Public Facility Fees for libraries. The SJRRC maintenance facility would be responsible for payment of fees based on the office and warehouse areas of the project. The project is estimated to generate $15,330 in fees for this purpose. 3.9 Schools The annexation area is within the boundaries of the Stockton Unified School District (SUSD). The nearest public school to the site is Harrison Elementary School located at Sanguinetti Lane and E. Alpine Avenue. This elementary school serves students from Kindergarten through 8 th Grade. Franklin High School, located at 300 Gertrude Avenue and Cesar Chavez High School, located at Windflower Lane and Holman Road serves high school students from the project vicinity. SUSD experiences overcrowding in their schools, however, SUSD coordinates with residential developers to insure that sufficient capacity would exist within the school system to accommodate residential-related student generation. The existing urbanized portions of the annexation area are not subject to school development fees. To assist in meeting school construction costs, however, the SUSD would collect developer fees for the SJRRC maintenance facility in accordance with state law based on a non-residential development rate, to be determined. The project will contribute to these fees in conjunction with building permit issuance Natural Gas, Electric, Telephone, and CATV Services Pacific Gas and Electric Company (PG&E) currently provide both natural gas and electric services to the urbanized portions of the annexation site. Local telephone service is provided by SBC and cable television service is provided to the project by Comcast Cable Company. These systems would also provide these services to the SJRRC maintenance Altamont Commuter Express Maintenance Facility Project, City Services Plan 13

16 facility, and the utilities do not anticipate concerns in serving the proposed project. Developer/utility company cost-sharing agreements will be executed to provide installation of facilities to serve the SJRRC maintenance facility site Maintenance of Public Facilities/Other Governmental Services The existing roadways of Alpine Avenue and West Lane will be maintained by the City of Stockton. No new public roadways would be constructed in conjunction with development of the SJRRC maintenance facility and annexation of the facility, cemeteries and industrial/commercial parcels. New roads planned for the maintenance facility would be maintained by SJRRC. No increased vehicular traffic would be expected from the existing developed portions of the annexation area, and no fees would be required for street and signal improvements. With increased vehicular traffic resulting from the development of the maintenance facility, the need for road maintenance will increase. SJRRC will be responsible for payment of adopted Public Facilities Street Improvement Fees to fund intersection and roadway segment improvements identified in the City's Street Improvement Plan. Based on the proposed office and warehouse space, the maintenance facility would generate a total of approximately $271,800 in Street Improvement fees, and $ 10,823 in Traffic Signal fees, according to Table 2-2. The City of Stockton requires that these fees be paid prior to building permit issuance. Development of the SJRRC maintenance facility will involve street improvements along frontages of Alpine Avenue and West Lane, including curb, gutter and sidewalks, all of which would be designed according to City of Stockton standards. Additionally, development would include dedication of rights-of-way along Alpine Avenue to accommodate the westbound-to-southbound ingress into the SJRRC property, as well as extend the eastbound right-turn pocket back from the West Lane intersection to improve traffic operations. Regional Traffic Impact Fees will be required of the SJRRC maintenance facility project to contribute to future construction of street improvement in the project area. These construction projects include the West Lane grade separation project, the widening of West Lane to eight lanes with associated traffic signal upgrades at the West Lane/Alpine Avenue intersection. In addition, right-of-way easement dedication and building setbacks along the rail site property frontage of West Lane will be necessary to accommodate the future West Lane grade separation improvement. The project proponent will also be responsible for construction of on-site road improvements, off-site improvements necessitated by the maintenance facility project and any proportionate shares based on the traffic loadings of improvements not included in the City s fee program. Construction costs for some of the off-site improvements necessitated by projects may be subject to reimbursement through the Public Facilities Fee program or future Areas of Benefit. Altamont Commuter Express Maintenance Facility Project, City Services Plan 14