Poised for Growth

The industrial real estate market in Stanislaus and San Joaquin counties is growing, and the 1,528-acre Crows Landing Industrial Business Park (CLIB) is poised to support that growth!

The demand for available space in the Central Valley continues, but few sites are available in the Central Valley that can provide large industrial building sites (i.e., greater than 1M square feet). The CLIBP offers variably sized development sites—including large sites—that will lead to strong year-over-year employment growth and the creation of up to 15,000 new locally based jobs.

Proposed Land Uses

The CLIBP provides a mix of land use classifications while remaining flexible in terms of the size and configuration of available parcels, vertical development, and compatibility with surrounding uses and infrastructure. General land uses envisioned for the 1,528-acre site and considered in the certified Environmental Impact Report (EIR) include:

  • Industrial (light industrial/manufacturing) – 350 acres
  • Logistics/Distribution – 349 acres
  • Business Park/office – 78 acres
  • Public Facilities (municipal office/professional office) – 68 acres
  • Airport (runways, taxiways, hangars) – 370 acres
  • Aviation-related (cargo, industrial, business park) – 46 acres
  • Multimodal greenspace/monument – 13 acres
  • Infrastructure (roads, drainage, etc.) – 254 acres

More specific land uses envisioned for the site include worker-support services such as: transit opportunities, alternative transportation options (pedestrian and bicycle facilities), on-site food service, appropriately located day-care facilities, on-site training, and automated banking opportunities.



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  • Phasing Images B

A Flexible Approach

Although the need for industrial/business park real estate is likely to remain steady throughout the approximately 30-year CLIBP site buildout period, the County understands that the size, location, and configuration needs of individual site tenants will vary over time based on market fluctuations, new technology, and other factors.

Although the County has identified general areas throughout the site to support the envisioned land uses, it does not plan to identify specific parcels. Rather, it will enable orderly infrastructure development while maintaining opportunities to meet the specific needs and constraints of individual tenants and their pursuits.

Project Phasing

To provide the flexibility necessary to accommodate a variety of tenants, the County has identified a three-phased approach to site development.

Based on the site’s proximity to I-5, the County anticipates that site development will occur first in the southern portion of the site adjacent to Fink Road, as this area offers direct access to I-5. Development is anticipated to extend northward across the site.

Five general areas were identified or development:

  • Fink Road Corridor – southernmost portion of the site, adjacent to Fink Road
  • Bell Road Corridor – south of the airport and north of the Fink Road Corridor
  • Public Facilities Area – easternmost portion of the site, adjacent to Bell Road
  • Crows Landing Airport – central portion of the site, focused on the reuse of military runway 12-30
  • Highway 33 Corridor - northeast of the airport, adjacent to Marshall Road, Davis Road, and west of the Public Facilities Area

The County will allow development phasing, parcel sizes, and locations to remain flexible as possible, so that site development remains possible in virtually any portion of the site and at any time following the receipt of subsequent environmental approvals, mitigation, and necessary infrastructure. Should a potential tenant request to develop a portion of the site prior to the phases identified below, the County would negotiate with the applicant and strive to meet specific tenant needs.

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CLIBP Project Phasing

Phase 1 - Initial Site Development: Present to 2028

Phase 1 development is envisioned in the southernmost area of the CLIBP, which is nearest to I-5, and includes initial airport development. CLIBP development would occur on approximately 764 acres including:

  • Logistics (190 acres)
  • Manufacturing/Light Industry (151 acres)
  • Airport (370 acres) and Aviation-compatible uses (46 acres)
  • Business/Office (38 acres)
  • Public Facilities (15 acres)
  • Initial infrastructure, including a new on-site bridge over the Delta Mendota canal.

Approximately 5,300 jobs could be realized during Phase 1.

Stanislaus County will provide for the construction of initial infrastructure during Phase 1. To facilitate site development, infrastructure will be initiated in the area identified as the Fink Road Corridor during Phase 1A, and in the Bell Road Corridor during Phase 1B.

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Phase 1: 2019 to 2028

Phase 1A - Present to 2021

Development is likely to occur adjacent to Fink Road due to its proximity to I-5. CLIPB development is envisioned on 103 acres including:

  • Logistics (52 acres)
  • Manufacturing/Light Industry (41 acres)
  • Business Park (10 acres)
  • Initial Infrastructure

Approximately 1,300 jobs could be realized during Phase 1A.

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Phase 1A: 2019 to 2021

Phase 1B – 2022 to 2028

Site Development is envisioned to extend northward from the Fink Road Corridor and extend through the Bell Road Corridor during Phase 1 B. Airport construction will also begin. Development would occur on approximately 661 acres and include:

  • Logistics (138 acres)
  • Manufacturing/Light Industry (110 acres)
  • Business Park (28 acres)
  • Airport (370 acres)
  • Public Facilities (15 acres)
  • Infrastructure

Approximately 4,000 jobs could be realized during Phase 1 B.

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Phase 1B: 2022 to 2028

Phase 1: 2029 to 2038

Phase 2 development is envisioned in the central portion of the site. Additional facilities would be developed in the Highway 33 Corridor north of the airport during Phase 2, along with airport improvements and the development of Public Facilities. Infrastructure and roadway improvements would be provided to support anticipated development on 190 acres including:

  • Manufacturing/Light Industry (71 acres)
  • Logistics/Warehouse (57 acres)
  • Business/Office/Public Facilities (49 acres)
  • Aviation-related (cargo, industrial, business park) (46 acres)
  • Greenspace/Monument (13 acres)
  • Ongoing Airport/Infrastructure Development

Approximately 3,500 to 4,000 jobs could be realized during Phase 2.

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Phase 2: 2029 to 2038

Phase 1: 2038 to 2048 (or sooner!)

Phase 3 is envisioned in the northernmost part of the site, where businesses can capitalize on their proximity to Highway 33. Ongoing infrastructure and roadway improvements would be provided to support anticipated development on 274 acres including:

  • Manufacturing/Light Industry (128 acres)
  • Logistics/Warehouse (102 acres)
  • Business/Office/Public Facilities (44 acres)
  • Ongoing Airport/Infrastructure development

Approximately 5,000 to 5,200 jobs could be realized during Phase 3.

Let’s do business!

Stanislaus County is doing everything it can to give interested developers a head start! We’ve undertaken environmental studies, entitlement, and we are investing more than $30 million to provide initial infrastructure such as roadways and drainage.

The County wants to meeting the diverse needs of the development community and CLIBP tenants. We’re committed to generating jobs locally, reducing commuter traffic, and making a positive impact on our County and our region. We want to engage in creative and synergistic partnerships that can help achieve your goals.

Let’s do business…together!

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Phase 3: 2039 to 2048