Community Development Director Bartlam recalled that the notion of developing a greenbelt had been discussed for many years prior to the City’s existing general plan. The 1991 general plan identified a goal for the City to work toward preservation activity between Lodi and the city of Stockton. Several years ago discussions began between two representatives of Lodi, Stockton, and the County. With the assistance of a consultant it resulted in a scope of work, which was taken to each jurisdiction for approval and financial support. Lodi and the County supported the endeavor; however, Stockton asked that many untenable conditions be met prior to its approval. Due to this, Mr. Bartlam indicated that the 2x2x2 Greenbelt Committee would likely evolve into a different composition.

J. D. Hightower, City Planner, reported that the consultant recommended the farmland trust program, agricultural mitigation fee, and urban growth line community separator program. He stated that Stockton is undergoing a general plan update that is heavily slanted toward northward expansion. At a recent workshop Stockton was discussing the interchange of Eight Mile Road and Interstate 5. Stockton has no interest in trying to establish an urban boundary north of its current city limits. Mr. Hightower suggested that given Stockton’s reluctance, Lodi and the County could engage in an easement program. The two key elements to such a program are: 1) funding and 2) who would hold the easement. Mr. Hightower reported that the Farm Bureau formed a steering committee on December 17 for an agricultural land trust that will be farmer based. He stated that the housing element would set forth policies that would help define the countywide agricultural mitigation fee program.

City Manager Flynn explained that it is not necessary to control all the land to create a greenbelt. Key pieces of land can be selected to block development. He reported that Stockton is planning to establish an urban limit line going north of Eight Mile Road toward Armstrong Road. He believed that getting control of key properties along Eight Mile Road might send a signal to Stockton that Lodi and north county residents are serious about the greenbelt issue.

Mr. Bartlam interjected that the question remains as to whether this endeavor would be funded by Lodi and the County, or if there is desire from other cities to join in on a larger regional basis. He noted that the County has the lead in this matter, as it is in their jurisdiction.

Mr. Flynn warned that growth can occur within the County, which also contributes to breaking down the barrier.

Mr. Bartlam stated that if purchase, conservation easements, or development rights are an option that Council wants to pursue, it would be necessary to develop a set of principles by which property owners would be approached. In answer to Council inquiries, Mr. Bartlam reported that Stockton’s current general plan and sphere of influence stops at Eight Mile Road. Stockton has approximately 20,000 parcels vacant and ready to build on within its sphere of influence. As such, Lodi could make an argument to the Local Agency Formation Commission (LAFCO) as to whether Stockton has justification to move north of Eight Mile Road. In reference to the agricultural mitigation fee, Mr. Bartlam stated that it is the County’s desire to have a fee countywide that would be paid upon the conversion of agricultural land. This money could then be used to fund the purchase of development right acquisitions. Mr. Bartlam anticipated that the fee program would be ready for Council to consider by the end of this year. He commented that based upon input from community forums held over the past couple of years, there is significant property owner concern about the proposals because it would devalue their property. He reported that it is the County’s plan for Eight Mile Road to be a six-lane thoroughfare to serve as an offload of Highways 12 and 4, so that travelers can get between Interstate 5 and Highway 99 more efficiently.

Mr. Flynn added that an agricultural zone could also be used to create a buffer and greenbelt.

Mr. Bartlam stated that the Council could create a rural residential district with a five- or ten-acre minimum, which would essentially mirror the County’s agricultural zone. He noted that it is necessary to show in the housing element that the City can accommodate its regional fair share of housing within its general plan.

Mayor Pro Tempore Howard voiced support for the concept of purchasing parcels of property and integrating agricultural zones. She reported that the County Board of Supervisors denied a proposal for farm worker housing. She stated that Lodi should take a serious first step to own properties at least to Armstrong Road and then look at key areas beyond that. In reference to the Micke Grove Park property, she believed that it extended west of the railroad tracks to Hutchins Street/West Lane. She noted that the grape vineyard in that area had been demolished and thought that the next step would be a housing development. She emphasized the importance of communicating to the Board of Supervisors that the property was meant to be a trust for the zoo and the green space should be maintained.

Council Member Land replied that he serves on the San Joaquin County Parks and Recreation Commission, and he had not heard any discussions about home development on the Micke Grove property. He explained that the grapes were taken out because they were over 100 years old and non-producing. He stated that there is a general plan to extend the park.

In response to Mayor Hitchcock’s comments regarding Lodi having an urban growth boundary, Mr. Bartlam pointed out that it would not limit Stockton’s northward growth and there would likely be opposition from landowners. He mentioned that due to recent annexation laws, the idea of cities having huge amounts of vacant farmland within their jurisdictions has become more difficult to attain.

Council Member Land suggested that a citizens group be formed to attend LAFCO meetings and voice opposition to continued northward development. He reported that members of the agricultural community and greenbelt area property owners have communicated to him they would prefer that outside agencies did not interfere with matters that would affect their property.

Mr. Bartlam commented that vineyards in the Lodi area are valued at $20,000 an acre; whereas, property on the outskirts of Lodi, not annexed, but ready for development are valued at $130,000 an acre. He reported that the County has a draft fee program, which has been distributed for comment. It also created an advisory group comprised of representatives from all cities in the county, the Building Industry Association, the Sierra Club, the Business Council, and the Farm Bureau.

Mayor Pro Tempore Howard pointed out that Lodi’s justification to acquire property could be the ability to provide services. She noted that wineries and churches have made requests to use Lodi’s wastewater treatment facility because Stockton cannot accommodate their needs and the County has not provided a wastewater treatment plant.

City Attorney Hays explained that annexations are typically driven by contiguous property owners who have requested it. Unless property owners are willing to annex, it generally does not happen.