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GROWTH INDUCING IMPACTS <br /> DIRECT GROWTH IMPACTS <br /> Implementation of the project would result in housing for an <br /> estimated 3315 residents. The maximum population growth would occur if <br /> all of the project residents immigrated from outside of Stockton. <br /> However, this is unrealistic since it is highly probable that some <br /> portion of the project's residents would be Stockton residents who <br /> merely relocated to the project from elsewhere in Stockton. As a means <br /> of comparison, the maximum population growth of 3315 people would <br /> represent 1.3% of the projected 1990 population in the Stockton <br /> Metropolitan Area or 7.4% of the projected 1990 population in Subarea Dz <br /> (see Figure 3) . <br /> INDIRECT GROWTH IMPACTS <br /> Typically, the main factors in a community which affect development <br /> and population growth are the general plan, specific plans, zoning <br /> ordinances and public facility plans. However, residential projects <br /> such as this proposal can produce corollary, albiet minor, growth <br /> inducing impacts. The more notable impacts are as follows: <br /> ° By bringing development closer to adjacent farm land, the <br /> project will increase the pressure for farmland conversion and <br /> development growth. The conversion of farmland is a complex <br /> process, often taking place over a period of 15 to 20 years. <br /> It involves such factors as farm profitability, urban growth <br /> pressures, land values, personal decisions about work and <br /> retirement, community expectations, taxes and government <br /> programs, incentives, and regulation. . Historically, urban <br /> growth pressure moves out slowly into the countryside raising <br /> land values as it goes. Investors begin buying land for its <br /> development potential . ' New farmers cannot afford to buy farms <br /> and old farmers become less and less able to increase their <br /> holdings. At .some point, the process becomes irreversible, <br /> and gradually one farm after the other is subdivided and <br /> developed [20]. This is a very old and well documented story <br /> of what has occurred throughout most of California. <br /> ° The project could encourage commercial development in nearby <br /> areas zoned for commercial use by increasing the market <br /> potential to the development threshold level . <br /> 60 <br />