HomeMy WebLinkAboutAgenda Report - January 15, 1986 (97)6%.
CITY COUNCIL MEETING
JANUARY 15, 1986
LODI RLS IDLN'I'IAL
Dr2ISTTY STUDY
Following receipt of the "Lodi Residential Density Study -
Work Plan" as sukznitted by Jones and Stokes Associates,
Inc., wuncil, on motion of Council Member Snider, Oison
53 second, authorized retaining the firm. of Jones and Stokes
CC Associates, Inc. to prepare bhe suL•iect study and authorize
that the cost of this study be funded from the following
sources:
$15,000 - Sewer Capital Outlay
$15,000 - Wat3r Capital outlay
$:0,000 - General Fund Capital Outlay
JONES 8 STOKES ASSOCIATES. INC. 2321 P STREET SACRAMENTO. CA. 95816
LODI RESIDENTIAL DENSITY STUDY
WORK PLAN
Submitted to
City of Lodi
Planning Department
221 West Pine Street
Lodi, California 95246
Submitted by
Jones & Stokes Associates, Inc.
2321 P Street
Sacramento, California 95819
January 2, 1986
TABLE OF CONTENTS
I. INTRODUCTION
TI. WORK PROGRAM
III. EVALUATION OF KEY ISSUES
Paqe
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I. INTRODUCTION
The City of Lodi has recently experienced many requests for
building permits to construct multi -family residential units in
the area of the City known as the "East Side." This increase in
apartment construction and occupancy is changing the character
of the East Side neighborhood in a number of ways including:
o Increased traffic, c*.rculation, parking problems
o Increased demand for public services and facilities
o Shift in neighborhood demographics
o Loss of single-family residences
o Change in neighborhood aesthetic character
o Encouragement of additional conversions to multi -family
mousing
In response to these changes, the City has imposed a tempo-
rary moratorium on multi -family unit construction while it
analyzes potential policy changes to address the future of the
neighborhood.
The enclosed work plan presents an approach that the City
can follow to develop a planning strategy for the East Side
neighborhood. This work plan combines a policy planning process
with the California Environmental Quality Act (CEQA) process
through which alternative solutions to the City's problems may
be developed and assessed. Also enclosed is a proposed schedule
and cost estimate for completing the study.
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II. WORK PROGRAM
Jones & Stokes Associates has developed the following nine -
phase work program for the Lodi Residential Density Study.
Phase I--Proiect Initiation
This phase lays the groundwork for the remainder of the
work pian; it includes the following:
Task I Start up Meeting with Planning Department Staff
Task 2 Meeting with Public Facilities Consulting Engineers
Task - Site Visit of Study Area
Task 4 Review of and Concurrence with Work Plan
Phase II --Issue Identification
During this phase, Jones & Stokes Associates will determine
the issues of concern to persons in the study area, and will
develop goals and objectives for solving identified problems.
Issue identification can take many forms, including:
o Discussions with City staff and elected officials
o Community opinion surveys
o "Town hall" meetings
o Planning Commission study sessions
Jones & Stokes Associates recommends that at least one of
the above techniques be used to involve the "community" in the
planning process.
Phase III --Data Collection/Anal.vsis/Background Report
Once the issues and goals have been identified, background
data will be collected. An intensive review of all, existing
plans, reports, studies, and regulations relating to the study
area will be conducted. If necessary, existing information will
be supplemented with field investigations. All collected data
will be organized and presented in an understandable way.
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Tables and figures will be us,�d where appropriate. A background
report will be prepared that .includes the following:
Task 1 Background of Greenbelt Initiative -
Tasl; 2 - Histcrical Trends in Study Area
Task 3 -- Existinq Conditions in the Study Area for each of
the Followii,a
Land use and planning consistency
o Infrastructur- and public servic s
o Employment/F•�L:pulation/housing
o Traffic
o Aesthetics/community character
o Fiscal - Costs
Task 4 - Review of Background Data with City Staff and
Consul-:ing Engineers
The detailed data collection methods for the Background
Report are described in the fol.iowing section of this work plan.
Phase IV - Identification of Planning Options for Study Area
In Phase IV, Jones & Stokes Associates will identify and
screen options for addressing the density issue in the study
area.
Task 1 - Research on Option Possibilities
Task 2 - Description of Options
Task 3 - "Brainstorming" Sessions with City Staff and
Consulting Engineers to Assess Feasibility of
Alternatives
Task 4 - Screening of Options
Tasn 5 - Selection of Preferred Options
Phase V--EIR Scoping
After preferred options are developed, Jones & Stokes
Associates will commence the EIR process; the first aspect of
this will include:
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Task 1 Planning Commission Scoping Meeting
Task 2 Notice of Preparation
Phase VI --Prepare Administrative Draft EIR (DAEIR)
A range of alternatives for the study area will be analyzed
in similar detail throughout the report. This contrasts with
the typical EIR format wherein alternatives are analyzed briefly
in a single chapter. Alternatives to be considered will in-
clude:
o Existing conditions
o Continuation of moratorium
o Adopted land uses pursuant to the pre -moratorium
zoning
o Up to three other options developed in Phase IV
The ADEIR will include the following topics:
o Introduction
o Description of Options (Alternatives)
o Land Use Relationship to Surrounding Area
o Infrastructure
o Housing/Employment/Population
o Traffic
o Aesthetics/Community Character
o Fiscal/Costs
o Noise
Jones & Stokes Associates will prepare an ADEIR for review
by City staff. It will be designed to satisfy the format and
content requirements of CEQA, the CEQA Guidelines, and the City
of Lodi CEQA procedures. After the review is completed, we will
meet with the City to receive and discuss comments.
Phase VII --Preparation of Draft EIR
In response to the Cit�'Is comments, the ADEIR will be
modified and 50 copies of the Draft EIR will be delivered to the
City for distribution to the public. Jones & Stokes Associates
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will prepare the Notice of Completion and deliver 10 copies of
the report to ti -.,e State Clearinghouse.
Phase VIII --Attendance at Planninq Commission; Hearin
Jones & Stokes Associates will attend a Planning Commission
hearing. The consultant's roles at this meeting may include a
presentation -Dr merely being available to answer questions, at
the option cf the City.
Phase IX --Preparation of Final EIR
Following the review and comment period on the Draft EIR,
Jones & Stokes Associates will prepare a Final EIR that consists
of comments on the Draft and responses to the comments. Fifty
copies of the FEIR will be provided to the City for distribu-
tion.
Phase X --Attendance at Additional Hearinqs
Jones & Stokes Associates will attend one Planning Commis-
sion and one City Council hearing and will be available to make
a presentation or answer questions, at the option of the City.
Phase XI --Implementation Plan
Based on mitigation measures in the EIR, Jones & Stokes
Associates will work with the City staff to'develop an implemen-
tation plan that may include the following:
o Zoning changes
o Design review recommendations
o Fee increases
o Amenity bonuses
o Capital improvement schedule
o Other techniques to implement the selected policy
option
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III. EVALUATION OF KEY ISSUES
This section of the work plan presents the scope of work
and detailed methodologies that Jones & Stokes Associates pro-
poses to follow in preparing the Background Report and the
various sections of the EIR. The information generated for the
Background Report will be revised and used as the Environmental.
Settinq sections of the F.IR.
Land Use
Background Report/Setting
o Describe historical land use trends in Lodi.
o Conduct windshield and/or walking survey of existing
4 land uses in Plan area and describe existing land uses.
o Identify vacant land in and around the study area.
o Describe historical land use and land conversion trends
in the study area.
Impacts
o Describe the land use changes that would occur with
build -out of each alternative, and discuss the relation-
ship of the proposed Plan to historical trends in land
use changes in the project area.
o Identify potential land use conflicts with existing uses
and land uses outside the study area, specifically
single-family and multi -family interfaces.
o Summarize the differences alternative policies will have
on the existing community.
o Compare the alternatives with relevant plans and pol-
icies; evaluate the extent to which the alternatives
achieve the goals, objectives, and policies of those
plans; prepare a "plans and policies" consistency matrix
which summarizes the results of this policy evaluation.
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Mitigation Measures
o Develop suggested concepts for buffering inconsistent
land uses and assuring quality development in the study
area.
Population, Employment, and Housing
Background Report/Settin
o Describe the existing population in the study area in
terms of total population, household size and income,
age by sex, ethnic mix and education; housing stock by
type of unit, affordability; age, and condition; and
employment by industry and location.
o Describe the current level of unemployment.
o Describe past trends and recent projections of popu-
lation growth.
o Describe existing housing stock in terms of type, condi-
tion, and affordability.
o Compare the existing housing stock to Citywide charac-
`eristics.
o Compare the existing housing stock to the City's housing
Element of the General Plan.
o Identify land available for in -fill development.
o Describe past trends and recent projections in housing
construction, in terms of prices, locations, and type of
units.
Impacts
o Estimate build -out population, employment, and housing
levels based on allowable land uses and densities under
each alternative. These projections will be evaluated
to determine the effect they will have on the existing
community characteristics.
o Estivate the number, type, and location of new housing
units; determine the impact of new housing on: the mix,
condition, and quality of housing types; and housing
prices and affordability.
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o Evaluate the balance between housing prices, income
levels, and future job opportunities.
o Evaluate the relationship between the alternatives and
the policies in Lodi's Housing Element of the General
Plan and, specifically, its fair share housing
allocation.
o Evaluate the impact of the alternatives on the location
of multi -family residential units in the Plan area.
Mitigation Measures
o Include suggestions for narrowing the housing afforda-
bility imbalance, if necessary.
o Recommend measures to assure quality housing is provided
for all income groups.
o Suggest additional approaches to providing a mix of
housing types.
Transportation
Background Report/Setting
o Review existing traffic and transportation studies
related to the study area, as well as adopted goals and
objectives relative to transportation;
o Describe existing traffic, roadway and parking con-
ditions, as well as safety problems in the study area.
o Establish and document existing transportation con-
ditions for transit and other alternative means of
transportation.
Impacts
o Compile proposed trip generation rates for each land use
type based on data published by the Institute of Traffic
Engineers and refine local trip generation data; submit
for City review and acceptance.
o Develop quantitative modeling parameters describing
future developments in the study area based on the
alternative land use options. All modeling assumptions
will be documented in advance and submitted for City
review and acceptance.
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o Estimate future traffi^ generated by the alternatives.
The traffic forecasting process will include:
1. Estimates of trip generation levels (daily, and p.m.
peak) .
2. Definition of networks representing major street
linkages and service levels for each alternative and
major external linkages with the study area.
3. Estimates of study area trip distribution patterns
for each alternative.
4. Estimates of nonstudy area trips (through -trips)
which must be accommodated in study area based on
prior analyses, if available.
5. Traffic assignments for each alternative.
6. Estimates of modal split (i.e., transit use).
o Perform traffic impact analysis of the alternatives
including comparisons of volumes, capacities, and ser-
vice levels at up to four major intersections.
o Identify overloaded roadways, critical intersections,
safety problems, impacts on transit operations and use,
truck traffic, pedestrian/traffic conflicts, and other
relevant factors.
Mitigation Measures
o Identify mitigation measures for adverse traffic impacts
such as traffic operational needs at critical inter-
sections, traffic restrictions, transit services, park-
ing management, or others. These could include specific
measures to revise traffic flows, widen or close
streets, restrict parking, and to coordinate transporta-
tion and land development. Also, street design treat-
ments will be developed to mitigate adverse impacts of
traffic on environmental conditions in residential areas
(such as loss of privacy, noise, or property accessibil-
ity) .
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Noise
Background Report/Setting
o Review existing noise contour maps and data for Lodi.
o Review highway noise contour maps or other noise studies
available from the City, County, and Caltrans.
o Review the City's Noise Element or any related ordi-
nances.
o Identify specific uses in the study area that are sig-
nificant noise generators. This information will be
obtained from City planning staff. Representatives of
selected companies may be consulted.
o Identify and characterize railroad operations in the
study area; include their frequency of use, their
speeds, and type of operation. Interviews with railroad
officials may be necessary.
o Present all available existing noise data in the EIR in
the form of contour maps or tables, as appropriate.
Impacts
o Determine future noise levels along major roadways, and
at critical intersections :sing the Federal Highway
Administration's traffic noise prediction model.
o Identify potential noise impacts on residential areas
from increased traffic and railroad operations, indus-
trial construction, or other potentially incompatible
noise generators.
o Determine the consistency of the alternatives with City,
Counfv, and state noise policies, standards, and regu-
latio�,_ .
o Summarize projected noise levels on a noise contour map
or in tabular form as appropriate.
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Mitigation Measures
o Recommend needed mitigation measures such as construc-
tion of noise barriers, incorporation of noise insula-
tion features in construction, implementation of noise
reduction measures during construction phases, and
juxtaposition of land uses to avoid conflicts between
sensitive receptors and noise sources.
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Infrastructure and Public Services
Jones & Stokes Associates will determine the setting,
impacts, and necessary mitigation measures for each of the
following facilities and services. Background technical data
will be based on studies being performed by Lodi's consulting
encineers (Black & Veatch and Psomas & Associates).
o Water
o Police
o Fire
o Sewer
o Drainage
o Solid waste
o Schools
o Parks and open space
Background Report/Setting
o Review data from various engineering reports.
o Contact City of Lodi service providers to determine the
extent of their service area and existing facilities in
study area; prepare maps showing service areas and
facilities ;_i the Plan area.
o Describe the design capacity of existing facilities and
the extent to which they are being utilized at the
present time.
o Describe problems with existing facilities.
o Identify any proposed improvements to the system or
expansion of service areas.
Impacts
o Using information from the Land Use and Employment,
Population and Housing sections of t;ie EIR, determine
build -out holding capacities based on acreage, popu-
lation, and other factors.
o For each service or facility, determine the generation
factors that the provider uses to calculate facility
usage (for example, the number of gallons of water
consumed per person for residential uses or per acre for
commercial and industrial uses).
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o If the provider does not have a generation factor,
develop such factors from standard sources such as state
agencies or industry associations.
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o Apply the appropriate generation factors to the unit of
measurement under build -out for each alternative.
o Discuss these results with the providers to determine
the ability of the existing system to accommodate the
new demand.
o If the system cannot adequately handle the increased
demand, determine needed system Improvements.
o Compare the projected impact on the service system with
adopted policies to determine the consistency of the
proposed project with these policies.
Mitigation Measures
o Based on the unmet need for new facilities or services,
develop concepts for improving the system within the
study area.
o Develop a list of needed improvements.
o Describe, in general terms, the needed mechanisms for
financing needed improvements.
Aesthetics/Community Character
Background Report/Setting
o Conduct a "windshield" or walking survey of the study
area.
o Describe its current visual character both photograph-
ically and narratively. Specific emphasis will be
placed on identifying aesthetic "problems" such as
blighted areas and "unattractive" multi -family build-
ings.
o Describe the general physical and social character of
the study area.
Impacts
o Evaluate the potential adverse effects under each alter-
native that proposed growth has on the visual quality of
the area. Assess the ability of the alternatives to
address existing and anticipated aesthetic problems
facing the cor,ununit_y.
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Mitigation Measures
o Recommend additional measures to reduce neighborhood
blight and otherwise improve the appearance of the study
area, such as additional design review standards.
Fiscal Analvsis
(InfDrmation on costs of infrastructure will be based on
estimates provided by Lodi's Consulting Engineers.)
Background Report/Setting
o Describe the City's financial structure including fund-
ing responsibility for capital improvements and service
provision for new developments in the study area.
o Categorize service departments by type of funding mecha-
nism, such as enterprise or general fund.
Impacts
o Determine the fiscal impact of build -out under the
proposed alternatives by comparing anticipated City
costs (both one-time and incremental) with projected
revenue generation.
o Estimate the cost impacts to service-prcviding City
departments.
o Contact each service department to estimate average
incremental operating costs associated with providing
the study area with service under each alternative.
o Summarize, from engineers' reports, the local government
share of planned capital improvements.
o Calculate one-time revenues such as building permit
fees, crinstruction fees, and other assessments based on
formulas obtained by the City.
o Estimate recurring revenues such as property taxes,
sales taxes, licenses, and permit fees based on antic-
ipated market conditions (i.e., sales price of new
Vag homes, annual sales estimates per square foot of apart-
ments, and on interviews with City revenue collection
officials).
o Present data in tables so that the costs and revenues of
the various alternatives may be easily compared.
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Mitigation Measures
o Identify and evaluate alternative mechanisms to fund
capital improvements and service delivery.
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IV. SCHEDULE
The following is a tentative
schedule for completion of the
Lodi Resident -a' Density Study.
Phase
Week Completed
Project Initiation
1
Issue Identification
4
Data Collection
10
Planning Options
14
EIR Scoping
16
Administrative Draft EIR
22
Draft EIR
24
Final EIR
28
Implementation Plan
32
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V. COST ESTIMATE
The Jones & Stokes Associates cost estimate for completing
the scope of work described in this proposal is presented in the
following table. Level -of -effort assumptions are contained in
the scope of work and direct expense assumptions presented in
the table. If scope adjustments are recommended after review cf
this proposal, costs will be adjusted accordingly. Efforts
beyond the scope of this cost proposal would be undertaken only
after written authorization by project applicant.
Jones & Stokes Associates proposes to execute a contract
with the Citv of Lodi based on time and materials not to exceed
the estimated cost.
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