HomeMy WebLinkAboutAgenda Report - July 5, 1984 (124)CITY COUNCIL MEETING
JULY � 1984
PLANNING
CUAIISSICN City manager Glaves gave the following report of the
/ Planning Commission meeting of June 25, 1984:
I r�J The Planning Ccnmission -
'1 11DIS SET FCR 1. Recommended that the City Council certify as adequate
Jd PLBLIC DING Final Environmental Impact Report, EIR-84-2, of 1Vood-
Lake North, a proposed 32 acre project containing 80
single-family lots, 2 parcels containing 160
multiple -family units and a four acre commercial site
located on the north side of West Turne:' Road, west of
Laver Sacramento Road 01ain Street, Woodbridge).
2. Recccrmended that the City Coune i 1 approve General
Plan -Lund Use Element Anen(iment No. GP -W-84-3, which
redesit;nates portions of Woodl ake North Subdivision, a
proposed 32 :acre mixed use project on the north side of
West 1Lrner Road. west of Dower Sacrnin.ento Road (?Main
Street, Woodl)ridge) from I.,Av Density Residential to
Median Density Residential or Conmrcial.
3. Recommended that the area encompassed by the Woodlake
North Subdivision be rezoned from U -H, Unclassified
Holding to the following Classifications: (a) Lots 1
through 30 to R-2, Single -Family Residential; (b) Lots
31 through 78 to R-1, Single -Family Residential; (c) Lot
79 to C -S, Camacrcial Shopping; and (d) Lots 80 and 81
to R --CA. Garden Apartment P.esidential.
On motion of Council Me nber Reid. Hirschman second, the
heretofore set forth items were set for Public hearing on
Wednesday, July 18, 1984 at 7:30 p.m.
IMIS OF The Planning Cm -mission also:
I NTLI "Sr
1. Determined that a Zoning hardship existed and approved
the request of Charles 1{urphrevs on hsh-af r_=•�
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CRD. NO. 1327 Following Council discussion with questions being
AND 1328 INIM. directed to Staff and to persons who had given testi-
money, Council, on motion of Council Mayber Reid, Olson
second certified as adequate the Final Environmental
Impact Report of EIR-84-2, Woodlake North, a proposed
32 acre project containing 80 single-family lots, 2
parcels containing 160 multiple -family units and a four
acre coamercial site located on the north side of West
Turner Road, West of Lower Sacramento Road (Main
Street. Woodbridge) and established the following
findings:
A. 1) ENV I FMINTAL IMPACT
The project will result in the lost of 32± acres of
prime agricultural soil. If the project is
approved, !his loss cannot be mitigated.
Finding
ATT is land in and around the City of Lodi is
designated as prime agricultural soil.
The City does not have the option of building on
"non prime" agricultural soils in order to preserve
the prime soils. Every development built in the
City, small or large, utilizes some prime
agricultural soil. The residential, commercial and
industrial needs of the city necessitates some
urbanization of agricultural land.
Overriding considerations
e'Ilz—area in question Fas-been designated for
residential development for many years by the City
of Lodi General Plan. The area has been undergoing
urbanization over the past years. There are
residential developments adjacent to the proposed
project. The development is contiguous to existing
developed areas acid will be a logical continuation
of the urbanized area.
The city of Lodi has planned and constructed its
utility system to serve the area with water, sewer
and stomi drainage in anticipation of the area
developing. The existing infrastructure will allow
development of the area without costly expenditures
of public funds for the extension or construction
of major new lines.
2 ) ENVIFM NTAL IN•1PACT
Urbanization of the subject parcel will affect
adjacent agricultural parcels.
Findi
e sane modification of current farming
practices may be required, those modifications will
not prevent the continued agricultural use of
adjacent parcels. The use of agricultural
chemicals can continue although in some cases
alternative methods of application or types of
chemicals may be required. The realignment of
Lilac Street to the west edge of the subject
property will create an 80 foot buffer between
Woodlake North and the agricultural properties to
the west. The roadway will provide a physical
separation between the properties and also allow
for continued access and turning movements for farm
equipment.
The applicant is also proposing to enclose the
subdivision with decorative fence facing the
street. The fence plus landscaping will further
reduce disturbance to adjacent land.
Finally, there is a proposal to convert the Towne
house to a 'Bed h Breakfast Inn'. This would
change the adjacent property to the west from an
agricultural property to a commercial property.
This would further buffer Woodlake North from
agricultural parcels.
3) INVIItC EIrAI, IAIPACr
The project will generate approximately 5,760
additional vehicle trips per weekday which will be
added to surround streets.
Finding
streets adjacent to the Woodlake Forth Project
will be adequate to handle the additional traffic.
Improvements will be made to Lower Sacramento Road
and Turner Road that will improve the overall
traffic flow. The project will also require the
realignment of a portion of Lilac Street to conform
to the «bodbridge Area Circulation Plan. The City
will monitor the major intersections to determine
if additional signalization work will be required.
4 ) lA' 111CTt EM17AI, IMPACT
The project will produce some additional air
pollution both from vehicle emissions and
construction activity.
Finding
gnse-Uon air quality projections, the amount of
vehicle -generated air pollution will not
significantly affect the region. The construction
generated pollution, primarily dust, will be
temporary, lasting only during the period of
construction. Much of the dust problem can be
eliminated by watering down the site during the dry
construction months.
5 ) FNV I RC] EgrAL IRIPACr
Portions of the site are adjacent to Turner Road
and Lower Sacramento Road, both which have noise
levels that exceed rcccxrnended levels for
residential dwellings.
Findin
Tfi developer will be required to comply with Title
25 of the State Administrative Code. The Code
specifies the amount of noise reduction that will
need to be achieved. Significant reductions in
noise levels can be achieved by the careful design
and construction of the residential units.
6)ENVIRQQI'lIMAL UWACr
The project will generate an estimated 160
additional students. This will affect the LUSD and
Its ability to provide adequate classroom space.
Finding
Tie developer has signed an agreement with the LUSD
in which he agrees to pay an impaction fee to the
District. The District considers the payment of
these fees as sufficient mitigation for the impact
of the additional students.
B. ALTERNATIVES M WE PROJDCT
The EIR discussed several alternatives to the
proposed project. The following are findings on
two of the alternatives.
Alternative 1
This a ternative is a "no build" alternative which
would mean that no development would be constructed
on the property.
Findin
7Tiis alternative would eliminate the environmental
impacts resulting from the proposed project. This
alternative would, however, affect the future
supply of housing in the City of Lodi.
Although there appears to be an adequate supply of
subdivision lots, this supply is continually being
reduced by ongoing building and sales activity.
Unless new subdivisions like Woodlake North are
approved, the City would eventually run out of
subdivision lots. Subdivisions often take from
12-18 months from the time of approval to the first
houses becoming available. Woodlake North will
provide housing units a year or two from now Just
at the time some existing subdivisions are being
built out.
Alternative 2
This alternative would utilize an "infill" property
as an alternative to the proposed project.
F_���i�__n__d�__ingg
'Yre City of Lodi has consistently encouraged the
utilization of "infill" parcels of land available
in the City of Lodi, There are no parcels of land
available in the City of Lodi. Vere are no
parcels that could accommodate the Woodlake North
project. Most of the "infill" properties are small
in size, ranging from single-family lots to one or
two acres. All the large parcels are under
development or have an approved project on them.
Additionally, most of these parcels, if they were
available, would ne very expensive. The price
would probably make affordable housing impossible.
C. GRCL%TH- I NTW I NG IMiPACr
The project will not have a significant
growth -inducing on the City.
Finding
The area surrounding the project site is already
developed on three sides. The only undeveloped
area is the area to the west. This area is
affected by Measure A, which will require approval
by the voters of Lodi before any development can
take place. Measure A has placed a significant
growth limit on the City of Lodi. Whether or not
there will be further annexations and development
In the project area will be up to the voters. If
they choose not to approve any future annexations.
there may be very little growth of the City in
future years.
Farther, Council determined that Eilers Lane as shown
on diagram presented for Council's perusal is
considered to be an adequate buffer pursuant to Measure
A (Ordinance No. 1237 adopted by a vote of the people
at a Special Election held August 25, 1931) for the
application and spraying of various chemicals for
agricultural purposes.
The :notion carried by the following vote:
Ayes: Council Nimbers - Hinchman, Olson, Reid,
and Snider Mayor)
Noes: Council timbers - None
Absent: Council Members - Pinkerton
On motion of Council Kimber Olson, Reid second, Council
introduced Ordinance No. 1327, approving General
Plan -Land Use Element Amendment No. (23 -LU -84-3, which
redesignates portions of Woodlake North Subdivision, a
proposed 32 acre Mixed Use Project on the north side of
West Turner Road, west of Lower Sacramento Road (Main
Street, Woodbridge) from Low Density Residential to
Mediun Density Residential or Commercial.
The motion carried by the following vote:
Ayes: Council Mmbers - Hinchman, Olson, Reic:,
and Snider (Mayor)
Noes: Counci 1 t1mbers - None
Absent: COunci 1 t`Imbers - Pinkerton
Council Aimber Olson then tmoved for introduction of
Ordinance No. 1328 an Ordinance rezoning the area
enempassed by the Woodlake North Subdivision from U -H.
thiclassified Holding to the following Classifications:
(a)
(a) bots 1 through 30 to R-2, Single -Family
Residential; (b) Lots 31 through 78 to R-1,
Single -Family Residential; (c) Lot 79 to C -S,
Cunrercial Shopping; and (d) Lots 80 and 81 to R -GA,
Garden Apartment Residential.
The motion was seconded by Council tAmber Reid and
carried by the following vote:
Ayes: Council Menbers - liinchmwin, Olson, Reid
and Snider (Mayor)
Noes: Council MerTbers - None
Absent: Council Dimbers - Pinkerton