HomeMy WebLinkAboutAgenda Report - September 18, 1985 (78)e M r C PI'Y COUNCIL MEETING
' 8r?�'z 1S, 1985
Continued September 18, 1985
Ayes:
Noes:
Absent:
Abstain:
MAGGIO INDUSTRIAL
PARK -FINAL EIR
AND PREZONING
ORD. NO. 1362
Council Members - Olson, Pinkerton, Reid, and
Snider
Council Members - Hi.nchman (Mayor)
Council Members •- Alan
Council Members - None
0
- Notices of Public Hearing having been published in accordance
with law and affidavits of publications being on file in the
Office of the City Clerk, Mayor Hinchman called for the Public
Hearings to consider the Planning Omission's recommendation
that the City Council certify as adequate, the Final
Environnntal Impact Report for Maggio Industrial Park, a
proposed 37.6 acre industrial project at the northwest corner of
South Stockton Street and Harney Lane and consideration of the
Planning Commission's recomriendation that Maggio Industrial
Park, a proposed 37.6 acre industrial project at the northwest
corner of South Stockton Street and Harney Lane, be prezoned
to M-2, Heavy Industrial.
The matter was introduced by Ccmmmity Development Director
Schroeder who presented diagrams of the subject area and
responded to questions regarding the matter as were posed by the
Council.
Erin Corey, City of Lodi Junior Planner, presented the Final
Environmental Impact Report for Maggio Industrial Park and
responded to questions regarding the docuTent as were presented
by the Council.
The following person spoke on behalf of the recottnndations:
Mr. Ted Katzakian, P. O. Box 617, Lodi, California speaking
on behalf of Mr. Maggio.
The following person spoke in opposition:
Mr. Joe Kitzky, 145 Mulberry Circle, Lodi
City Clerk Reimche read into the record letters of objection
received from Robert J. Icmbardi and Rosanne W. Lombardi,
114 Vineyard Drive, Lodi and Gerald H. and Phyllis J. Joldersma,
132 Mulberry Circle, Lodi.
There being no other persons wishing to speak on the matter, the
public portion of the hearing was closed.
On motion of Mayor Pro Tempore Reid, Olson second, Council
certified as adequate the Final Environmental Report for
Maggio Industrial Park and established the following findings
by the following vote:
Ayes: Council Members - Olson, Pinkerton, Reid, Snider
and Hinchman (Mayor)
Noes: Council Members - None
Absent: Council Members - None
Abstain: Council Members - None
A. Environmental Impact I
Ig3act: The project will result in the loss of 37.6
acres of prime- agricultural soil. If the project
is approved, this loss cannot be mitigated.
Finding: All of the 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 lands in order to preserve the
prime soils. Every development built in the City, small or
large, utilizes prime agricultural soil. The residential,
commercial, recreational and industrial needs of the City
require the urbanization of agricultural lands.
The City of Lodi has planned and constructed its utility
system to serve the area with water, sewer, and stone
drainage in anticipation of the area developing. The
existing infrastructure can be easily extended to allow
development of the area without costly expenditures of
public funds for major new lines.
5west
Overriderations_. 3efore the adoption el �e
"Greexiative", 1n August, 1981 the Parquestin designated as "Unclassified -Hoare gto the
the CiGeneral Plan. Z'he sort°endingnorth ave been undergoing urbanization for the
past several years. Residential, park (public) and
industrial develop(nent exists adjacent to the Parcel and
the proposed develofxnent is contiguous to existing
developed areas and will be a logical extension of the
urbanized area.
In the City of Lodi, there is a limited amount of vacant
land available with rail access. Rail access is especially
beneficial to industrial users, due to the readily
available means to transport and receive goods.
10
Continued September 18, 1985
B. Environmental impact II
LTpact: Traffic will increase on Stockton Street and
Harney Lane as a result of the project. The project will
generate 1970-2253 vehicle trips per day when fully
developed.
t
Finding: Stockton Street and Harney Lane will be widened v
to handle additional traffic. The project egress on Harney
Lane will be eliminated to help traffic flow.
a:
C. Environmental Impact III
IM, act: Noise levels will increase above recommended
levels for 'the adjacent residential parcels.
Finding: Currently, about 16 trains pass through the
area per day. Each time a train passes noise levels exceed
70 dBa. A spur line would compound noise levels by the
coupling, uncoupling, loading and unloading of cars. Noise,
from industrial operations can be mitigated by
"sound -proofing" the buildings. Noise levels produced from
the trains loading and unloading would be difficult to
mitigate unless a sound -proof wall or barrier is erected
between the railroad tracks and the residences. A noise
analysis should be required of any use that would exceed
recommended CNEL's.
D. EnvironmentalIn-pact IV
L-npact: The project will produce additional vehicle
generated air pollution.
Finding: Based on air quality projections, the amount of
additional air pollution will be less than 1/10th of 1% of
the total for the City of Lodi. This level is not
considered significant.
E. Environmental Impact V
Dipact: LUSD.could be affected by the project indirectly
by the creating of new jobs and new households. Providing
the adequate classroom space could be a problem.
Findi_n�: The City of Lodi has adopted a School Impaction S.
Fee which is paid to the school district by developers of
new subdivisions. The fee is considered adequate
mitigation for the impact of additional students on schools.
-i
4 4
F Erivlroiiientaiimpac
IMct: The amount of solid waste ge_.erateu by the.
r
- project could be a problem, al trcug -_Y:e � - ount is
difficult to estimate. i:e carmen , c isru� site is
reaching it's upr lig is and a ___.. _ _ s
negotiation.
Findings: The dross-CC_sal. c� solid -;aste will not be a
problem„ if a new site is fc.,=d before the cu_' -ren -t site 11a
reached its ii�-nit. i'erporarz�% ,ease es are bei*:g taken to
increase the life span of the Curr --__t disposal site.
G. alternatives to the project: The LIQ dismissed several
alternatives to the proposed project. The follov.ring are
y findings on three of 4 -he alte=natio es
11 '
r-
3
.... ....... ...
so development plan, by_.,�,th
`:a1ten'a'tive would, allow only t
IM Continued September 18, 198S,
J'
noise and ,poll ution.standards
Alternative A. This alternative is a `i
Co[ i well o
ssion,-aswes ensure
.alter c
xiat"ve which i,&)u ld mear. th�at c-�uld be
'taken to, help alleviate noi
:cons property.
tr iicted on the p-rty
q
ternative would-di3cour
-1 9- While the alternative would
Fi -idin
-L is.z ib
: it is.poss lo not 611
-e adverso affect environmental impacts it would ha7. ai L-ect on the
._dllcwed. - The'developer_ uay,ha
amunt of available land with rail access. Curr(I-nlY there are
Aenant,had t6,:ineet specif :st
no vacant parcels within -the City limits teat are larger tht a= -i 10
'the 'zoning code, or State, and F
acres and have rail access-
.,Sr owth:Inducingi Impact-- Tli6 - p
Alternative C: This alter, -iative -would. reffcve th�et spur! ne
significant
. growth -inducing iiia
from the project, thus elin-inating noise resulting from
Finding.TIne pa�sage-o Measui
coupling, uncoupling, loadinq and unloading of trains.
Future>growth limit on the Cit
Findin g: This alternative would also have an adverse a'fect
Zmenl:511,11emts that require annexa'
on the amount of available -`land with rail access. Parcels in
Council Merrier : Pinkerton then i
the City Limi-s with rail access are scarce.
Ib.� 1362 prezcning to I!-2,:,. Fea
-Alternative D: Thealternativeuuuld change the proposed
aproposid 37.6'acke"indi
--industrial use to:an all residential use.
Corner of-South.Stockton S'itree,
i
F* din in 9 Althmigh, this alternativa would elin nate excess
-i.was _seconded by,'MayqKPrq:.Teffzzp(
'noise that:an industrial use: :mi(iht generate, it would not
e railr d
the ca tracks d
'elhainate the current use of an therefore.
would be subj ect to those noise levels. Sound barrierscould
help mitigate this problem, as well'as assigning the' residential
Lnitswith-Poise reducing features.
Low-density. residential zoning could have as.many as, 376, units
on the parceli adversely af fecting the LUSD (752 new students),
3,384 vehicle'tri s per day) and water
aha traffic (2,632-- P
1
A 8 .7 acre-feet 6
consumption vineyard uses about 2 f water.
year and niulti=family housing(worst-case.s66nariol uses about
902.4 acre.f6et. pEr year.
Alternative E: This would,designate the subject parcel as a
A
(P -D) and, allow the in trial
planned development industrial uses.
is,allowed more desRg and land,use
.... ....... ...
so development plan, by_.,�,th
`:a1ten'a'tive would, allow only t
noise and ,poll ution.standards
Co[ i well o
ssion,-aswes ensure
'taken to, help alleviate noi
ternative would-di3cour
-L is.z ib
: it is.poss lo not 611
._dllcwed. - The'developer_ uay,ha
Aenant,had t6,:ineet specif :st
-J,
'the 'zoning code, or State, and F
.,Sr owth:Inducingi Impact-- Tli6 - p
significant
. growth -inducing iiia
Finding.TIne pa�sage-o Measui
Future>growth limit on the Cit
Zmenl:511,11emts that require annexa'
1z
Council Merrier : Pinkerton then i
Ib.� 1362 prezcning to I!-2,:,. Fea
aproposid 37.6'acke"indi
Corner of-South.Stockton S'itree,
-i.was _seconded by,'MayqKPrq:.Teffzzp(
of uxii.� All General
ion 'rest "receive ,"voter :.,,--,.a'
approval
UNCIL. COMMLTNICATI
TO: THE CITY COUNCIL
DATE
NO.
FROW THE CITY MANAGER'S OFFICE
SUBJECT:
MAGGIO INDUSTRIAL PARK - FINAL EIR AND PRF-
BACKGROUND: At its meeting of Monday, _;, r, 26,
1-;85, the
Commission recommended that the City C �_,nc4I - e to fol fo`%?rc,
actions:
-
1. Certify as adequate, the Final Invilron:n:nta
pact Report for
Maggio Industrial Park, a proposed 3i .cr
r sidential pr-ct
at the northwest corner of South Stock`u--. S'rE� ct and Marney Lane;
and -
2. -Prezone 'Maggio Industrial Park to M-21 HeaVV Tn{dustrial.
This project is oe of five Measure "Fill (i.e. Green Belt initiative)
erections scheduled for November 5,'1985.
CITY COUNCIL
DAVIDNA HINCH.N1A1. mc�or
FREDNA REID
Mayor Pro Tempore
EVELYN.M OLSON
JAMES W PINKERTO1,. ;r
JOHN R (Rands) SNIDER
September 5, 1,9815
A
CITY OF .LODI
CITY HA:L-221'.�,EST ?I\E ST-
CALL BOX KC7;k
LOIDI CALIFORNIA 95_'4" 19
(209) 33»-56s4
Mr. Theodore katzakian
c/o Genie Construction
330 South Fairmont Avenue
Lodi, CA 952=0
Dear Ted
RE: Maggio Industrial Park -- E:R and Prez:-'•ir
EIR 85-1 and Z -S5- l
At its meeting of Monday, August 26, 'qc� trp r.,ci City Planning
Commission tock the follewina actions:
1. Recommenced that the Lodi City Council certify as acequate, the
Final Environmental Impact Report for Mactio Industrial Park, a
proposed 37.6 acre industrial project at the north,:est Corn2rof
South Stcckton Street and Harney Lane; and
2. Recommen_ d that the City Council prezone Mecgic iricl stria`
Par',., a proposed 37.6 industrial project at the northwest corner
of South S'ockton Street and Harney fare to X.-2, Heavy
Industrial.
The City Council has set public hearings on these iters for 7:3C
p.m., Wednesday, September 18, 1985 in the City Council Chambers, ?2
West Pine Street, Lodi. You or another repres�rtative cf the
applicant should be present.
Sincerely,
J)YMES B. SCHROEDER
�Zbmmuni ty Deve loprrer.t Director
cc : Roy P'agg i o
C: Clerk
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MEMORANDUM, City of Lodi, Community Development Department
TO: CITY COUNCIL
FROM: COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 3, 1985
SUBJECT: FINDINGS OF APPROVAL - MAGGIO ENVIRONMENTAL
IMPACT REPORT - EIR-85-1
A. ENVIRONMENTAL IMPACT I
Impact: The project will result in the loss of 37.6 acres of prime
agricultural soil. If the project is approved, this loss cannot be
mitigated.
Finding: All of the 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 lands in order to preserve the prime soils. Every
development built in the City, small or large, utilizes prime
agricultural soil. The residential, commercial, recreational and
industrial needs of the City require the urbanization of agricultural
lands.
The City of Lodi has planned and constructed its utility system to
serve the area with :nater, sewer, and storm drainage in anticipation
of the area developing. The existing infrastructure can be easily
extended to allow development of the area without costly expenditures
of public funds for major new lines.
Overriding Considerations: Before the adoption of the Greenbelt
Initiative , in August, 1981 the parcel in question had been
designated as "Unclassified -Holding" by the City of Lodi General
Plan. The surrounding area to the north and west have been undergoing
urbanization for the past several years. Residential, park (public)
and industrial development exists adjacent to the parcel and the
proposed development is contiguous to existing developed areas and
will be a logical extension of the urbanized area.
In the City of Lodi, there is a limited amount of vacant land
available with rail access. Rail access is especially beneficial to
industrial users, due to the readily available means to transport and
receive goods.
r
B. ENVIRONMENTAL IMPACT Ii
Impact: Traffic will increase on Stockton Street and Harney Lane as
a result of the project. The project will generate 1970-2253 vehicle
trips per day when fully developed.
Finding: Stockton Street and Harney Lane will be widened to handle
additional traffic. The project egress on Harney Lane will be
eliminated to help traffic flow. _
C. ENVIRONMENTAL IMPACT III
Impact: Noise levels will increase above recommended levels for the
adjacent residential parcels.
Finding: Currently, about 16 trains pass through the area per day.
Each time a train passes noise levels exceed 70 dBa. A spur line
would compound noise levels by the coupling, uncoupling, loading and
unloading of cars. Noise from industrial operations can be mitigated
by "sound -proofing" the buildings. Noise levels produced from the
trains loading and unloading would be difficult to mitigate unless a
sound -proof wall or barrier is erected between the railroad tracks and
the residences. A noise analysis should be required of any use that
would exceed recommended CNEL's.
D. ENVIRONMENTAL IMPACT IV
Impact: The project will produce additional vehicle generated air
pollution.
Finding: Based on air quality projections, the amount of
additional air pollution will be less than 1/10th of 1% of the total
for the City of Lodi. This level is not considered significant.
E. ENVIRONMENTAL IMPACT V
Impact: LUSD could be affected by the project indirectly by the
creating of new jobs and new households. Providing the adequate
classroom space could be a problem.
Finding: The City of Lodi has adopted a School Impaction Fee which
is paid to the school district be developers of new subdivisions. The
fee is considered adequate mitigation for the impact of additional
Students on schools.
F. ENVIRONMENTAL IMPACT VI
Impact: The amount of solid waste generated by the project could be
a problem, although the amount is difficult to estimate. The current
disposal site is reaching it's upper limits and a new site is under
negotiation.
Finding: The disposal of solid waste will not be a problem if a new
site is found before the current site has reached its limit.
Temporary measures are being taken to increase the life span of the
current disposal site.
G. ALTERNATIVES TO THE PROJECT: The EIR discussed several alternatives
to the proposed project. The following are findings on three of the
alternatives:
ALATERNATIVE A. This alternative is a "no project" alternative,
which would mean that no development would be constructed on the
property.
Finding: While the alternative would eliminate the environmental
impacts it would have an adverse affect on the amount of available
land with rail access. Currently there are no vacant parcels within
the City limits that are larger than 10 acres and have rail access.
ALTERNATIVE C: This alternative would remove the spurline from the
project, thus eliminating noise resulting from coupling, uncoupling,
loading and unloading of trains.
Findin This alternative would also have an adverse affect on the
amount of available land with rail access. Parcels in the City
.Limits with rail access are scarce.
ALTERNATIVE D: The alternative would change the proposed industrial
use to an all residential use.
Findin Although this alternative would eliminate excess noise
that an industrial use might generate, it would not eliminate the
current use of the railroad tracks and therefore would be subject to
those noise levels. Sound barriers could help mitigate this problem,
as well as assigning the residential units with noise reducing
features.
Low-density residential zoning could have as many as 376 units
ni st n the
parcel, adversely affecting the LUSD (752 new students),
X2,632-3,384 vehicle trips per day) and water consumption. A vineyard
uses about 82.7 acre-feet of water per year and multi -family housing
(worst-case scenario) uses about 902.4 acre feet per year.
ALTERNATIVE E: This would designate the subject parcel as a planned
development (P -D) and allow the industrial uses.
Finding A P -D zone is allowed more design and land use flexibility
than other zones, but requires approval of a precise development plan
by the City Planning Commission. This alternative would allow only
those uses which meet specified noise and pollution standards, as
described by the Planning Commission, as well as ensure appropriate
design measures are taken to help alleviate noise and traffic problems.
This alternative would discourage the economic development of Lodi.as
it is possible not all industrial uses would be allowed. The
developer may have trouble attracting tenants if a tenant had to meet
specific standards over and beyond those in the zoning code or State
and Federal statutes.
G. GROWTH INDUCING IMPACT: The project will not have a significant
growth-inducing'1mpac1'.'.
Finding: The passage of Measure A, has placed a significant future
growth limit on the City of Lodi. All new General Plan amendments
that require annexation must receive voter approval.
i
r.
/f LEGAL NOTICE
NCTICE OF PUBLIC HEARING BY THE LODI CITY COUNCIL
OF THE CITY OF LODI TO CONSIDER THE PLANNING COMf21SSION S
0 [' REM410MATION THAT MAGGIO INDUSTRIAL PARK, A PROPOSED
37.6 ACRE INDUSTRIAL PROJECT AT THE NORTHThEST CORNER
OF SOUTH STOCKTON STREET AND HAR 4EY LADLE BE PREZONED
_ TO M-2, HEAVY INDUSTRIAL
NOTICE IS HEREBY GIVEN THAT ON the 18th day of September 1985, at
the hour of 7:30 p.m., or as soon thereafter as the matter may be heard, the
Lodi City Council will conduct a Public Hearing in the Chambers of the Lodi
City Council at 221 West Pine Street, Lodi, California, to consider the
Planning Commission's recndation that Maggio Industrial Park, a proposed
37.6 acre industrial project at the northwest corner of South Stockton Street
and Harney Lane be prezoned to M-2, Heavy industrial.
Information regarding this item may be obtained Li the office of the
City Clerk at 221 West Pine Street, Lodi, California. All interested persons
are invited to present their views either for or against the above. proposal.
Written statements may be filed with the the City Clerk at any time prior to
the hearing scheduled herein and oral statements may be made at said hearing.
If you challenge the subject matter in court you may be limited to
raising only those issues you or someone else raised at the Public Hearing
described in this notice or in written correspondence delivered to the City
Clerk, 221 West Pine Street, at or prior to, the Public Hearing.
By Order of the Lodi City Council
�
Alice M.. Reifiche he
City Clerk
Dated: September 5, 1985
September 1, 1955
To: Alice Reimche
City Clerk.
City of Lodi
221 W. Pine Street
Lodi CA 95240
From: Hobert J. Lombardi, M.A.
Rosanne W. Lombardi, M.S.R.P.T.
114 Vineyard Dr.
odi CA 95240
RH l ED
115805 SEP IS P11 4: 25
ALICE 1>11. ME1114CHE
CITY CLERK
CITY OF LODI
.I
Ms. Rei mche:
This letter documents our objections to the
proposed Maggio Industrial Park. This development,
if completed, would be located at the northwest corner
of Stockton Street and Harney Lane.
A heavy industrial development so close
to a residential area is totally inappropriate.
5
We feel that the following problems could result:
Excessive noise
"
Air pollution
Fire andlor explosive hazards
Toxic waste production, storage, dumping
'.
Noxious odors
•*• Parking problems
* Traffic congestion
j
* Late night vehicle traffic
* Adverse impact on local property values
-r* Loss of park on Century Blvd if road is put through
* Disruption of traffic on Harney Lane due to
increased rail traffic
Dangers and noise resulting from increased
i
rail traffic.
The potential loss of property value represents
a threat of financial disaster- to the residents of the
area adjacent to the proposed development site.
M
s;
Itis already a demonstrated fact in this community
that heavy industrial developments are not compatible
with surrounding residential neiqhborhoods. We demand that
Y
the request for M-2 zoning by the developers of the Maggio
Industrial Park be denied. `.
Sincerely,
Robert(.J. Lombardi, M.A.
��aGl��. � ��'�{; '�/lt- - /�l• s> /PST
Rosanne W. Lcmbardi , M. S. R. P. T.
NOTICE OF PUBLIC HEARING
BY THE CITY COUNCIL OF THE CITY OF LODI
TO CONSIDER THE RECLbMMATION OF THE LODI PLANNING
ca%24ISSION TO THy CITY COUNCIL THAT THE FINAL EtNIROI AL
IMPACT REPORT FOR MAGGIO INDUSTRIAL PARK BE CERTIFIED
AS ADEQUATE
NOTICE IS HEREBY GIVEN that on Wednesday, September 18, 1985, at the
hour of 7:30 p.m., or as soon thereafter as the matter may be heard, the Lodi
City Council will conduct a public hearing in the Council Chambers, City Ha -1,
221 West Pine Street, Lodi, California, to consider the reccmTendation of the
Lodi Planning Carmission to the City Council that the Final Envirorzrental
Impact Report for Maggio Industrial Park, a proposed 37.6 acre industrial
project at the northwest corner of South Stockton Street and Harney Lane be
certified as adequate.
Information regarding this item may be obtained in the office of the
Ccarrmity Development director at 221 West- Pine Street, Lodi, California. All
interested persons are invited to present their views either for or against the
above proposal. Written statements may be filed with the City Clerk at any
time prior to the hearing scheduled herein and oral statements may be made at
said hearing.
If you challenge the subject matter in court you may be limited to
raising only those issues you or someone else raised at the Public Hearing
described in this notice or in written correspondence delivered to the City
Clerk, 221 West Pine Street at, or prior to, the Public Hearing.
By order of the Lodi City Council
Ato
Alice M. RAM
City Clerk
Dated:' September 5, 1985
LEGAL NOTICE
NOTICE OF PUBLIC HEARING BY TIM LODI CITY COUNCIL
OF THE CITY OF LODI TO CONSIDER THE PLANNING CONMISSION'S
REr.O�TION THAT MAGGIO INDUSTRIAL PARK, A PROPOSED
37.6 ACRE INDUSTRIAL PRQTP7CT AT THE NORTHWEST CORNER
OF SOUTH STGCK`i'ON STREET AND HARNEY LANE BE PREZONED
TO M-2, HEAVY INDUSTRIAL
NOTICE IS HEREBY GIVEN THAT ON the 18th day of September 1985, at
the hour of 7:30 p.m., or as soon thereafter as the matter may be heard, the
Lodi City Council will conduct a Public Hearing in the Chambers of the Lodi
City Council at 221 West Pine Street, Lodi, California, to consider the
Planning Ccannission's reccnrendation that Maggio Industrial Park, a proposed
37.6 acre industrial project at the northwest corner of South Stockton Street
and Harney Lane be prezoned to M-2, Heavy Industrial.
Information regarding this item may be obtained in the office of the
City Clerk at 221 West Pine Street, Lodi, California. All interested persons
are invited to present their views either for or against the above proposal.
Written statements may be filed with the the City Clerk at any time prior to
the hearing scheduled herein and oral statements may be made at said hearing.
If you challenge the subject matter in court you may be limited to
raising only those issues you or someone else raised at the Public Hearing
described in this notice or in written correspondence delivered to the City
Clerk, 221 West Pine Street, at or prior to, the Public Hearing.
By Order of the Lodi City Council
Alice M. Re' _e
City Clerk
Dated: September 5, 1985
FINAL ENVIRONMENTAL IMPACT REPORT
FOR
E
PROPERTY OWNER
ROY MAGGIO
21750 RAY ROAD
LODI, CA 95240
'`7
AGENCY PREPARING EIR
CITY OF LODI
221 W. PINE STREET
LODI, CA 95240
C
MAGGIO INDUSTRIAL PARK
EIR 85-1
-
TABLE OF CONTENTS
Page
INTRODUCTION
i
SUMMARY
PROJECT DESCRIPTIUN
1
Site Location
1
Project Description
1
Applicable Plans and. Regulations
1
®
ENVIRONMENTAL SETTING, IMPACTS AND MITIGATIONS
3
A. Land Use and Agricultural Land Conversation
3
B. Water Resources
4
5
C. Soils and Geology
i®
D. Atmospheric Conditions
6
E. Noise
9
F. Schools
G. Solid Waste
9
H. Traffic
9
a
I. Community Services
11
J. Historic and Archeological Sites
13
®
UNAVOIDABLE IMPACTS
15
IRREVERSIBLE ENVIRONMENTAL CHANGES
15
RELATIONSHIP BETWEEN SHORT-TERM USES OF THE ENVIRONMENT
15
AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY.
CUMULATIVE IMPACTS
16
GROWTH-INDUCING IMPACTS
17
ALTERNATIVES
18
APPENDICES
6=_
FOOTNOTES
20
LIST OF RESOURCES
21
22
COMMENTS
24
RESPONSE TO COMMENTS
A. INITIAL STUDY
33
B. TYPICAL SOUND LEVELS
36
LIST OF EXHIBITS
EXHIBIT 1
EXHIBIT 2
EXHIBIT 3
EXHIBIT 4
LIST OF TABLES
LOSS OF FARM LAND IN LODI
VICINITY MAP
SITE PLAN MAP
LAND USE MAP
MEASURE A -GREENBELT INITIATIVE
PAGE
15
m�
11
ow
EXHIBIT 2
TENTATIVE SUBDIVISION MAP
AGGIO INDUSTRIAL PARK
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EXHIBIT 4 MEASURE A
0RUINANCK HU. 123', ....
AN ORDINANCE AMENDING THE' LAND USE ELEMENT. UI' TRIS
CITY GENERAL I'LAN AS ADOPTED OC•t'011ER 51 19'.15
REMOVING FROM Tilf, f.ANU U:11: F:I.EMENT ANY AREA NOT
WITHIN '1'111: Cold,LtltATE 1.1611'1'11 01, 11'111: (`lTY ON Tilt:
VATE: OF THE AI)UI" 1' LUN UI• '1'111': ORDINANCE AND WILL
REQUIRE A VOTE OF THE 111:OI'LG 'l'O AGAIN INCIAJDI:
Till!; AREA IN Tllli !-AND Ulil: P.LFIM'N"'
Tho people of the City of Lodi (lei ordain au folluwo:
1. It shall be the policy of the City of Lodi to protect.
l.lrltl in Ihu Greou hrll ,u't•.1 in t•rrh•r Ir, stn,.,1•r v.• .u1d l,r "1.11
agricultur,sl land, Prt::101vt: 111" ;:et•u1e v.11 uo ..t the .,1.'•., 1.1"I. •'1
wildlife habitat and na Loral n:nuuruc;, and to In ell, 1. til, 1.u1111
city character of Lodi.
2. Thu Green Relt arca uhall be designAtt•d as the area
between the Outer limits of the incorlxtratctl city and the stoat•'
limits of the adopted sphere of infLyence at the adoption of this
ordinance.
3, To attect tno perky •,• �,...", -' ---"-
laud in lila G1eon 111.11 .ur•a, D,,n .r•11i1'ullnr.,l ,b•n•I„I+n.nl in II„•
City of Lodi which lies adjacent to the Green (telt. arc.1 shall Lc
ptlmille,f r,nly ,1111•' .1 lin,liwl L'/ 11.,• Wily c„nn••il 11...1 :-.h
agricultural development will not interfere with ill,- CunLiuued
productive use of agricultutul land in Lilt.- GrCVD OeIL area ut that
an adequate buffer or mitigation zone exists to assure continued
productive use of agricultural lanai in the Grecs Uelt areal.
4. At the time of adoption of this ordinance, the Greets
Belt area shall be removed from th'_ existing Land Use Eluinunt of
the General I'Ian of Lill, City til Lnli.
S. Before land in the Grcen licit area can loc annexed by
1:i ly'.. 11•,1.,1 If::'.
1:1' u„ ret rif
tile City ri Lutlt, au .uw•n,lxn•ni Lr, the
the Gencral Plan must be made and approved by .t lit” it,rtly of tin•
people votAng in it City-wide t•lr(:tian.
6. Before any annexa Lion prufxrual Call Lo al's" vett, lire
City Council must mato the lindinl) !.hat. the propoued anueliati011 it:
contiguous to exi:.Linq ,;ily hnund,tt iew and the projected dentattd
/-ase thr! prolused dcvelopmoril. in till- area to be annexed will not
exceed the rrr•rviee capncifiY:;of paist.ing:municip�lsutilitin& anrl:nt
vices, the sclluoi dJslricL, and vitictlinq ru.tdway:;.
7. Water, sewer, and elecl.ricai lacilitivtt !.(1,411 nut Ill'
expanded or ux Lendod still i t l lIv Ci t y Counc i V lliako:: Lhe f i rel ill,]
that a proposed expansion or extension is consistent with the (111,11::,
policies and laud uuu di:1; i:J n:iL i(n1s uL Lhu Gunorn,l 11.,11 and tlli::
ordinance.
N. 'lilt• Cily of I,utli nety hold alcCtitrrlU in (•:,u:.(.11(loti•.,n WILL
other uchuduled elections in Lhe City for tile Purput:a Of alluwit'rJ
voters to voice their opinion, on amon,llnc•nl:; In til,• city':. f...r.•I u:.•
L•'lusont of the Golturol Plan,
9. If any portion of this ordinance is hereafLer dott•1.;.in1•rl
to be invalid, all remaining PurLiutu tut Lhiu orilin:utce u11.111
remain in force and effect. and to this extent the pruviuioits of
this ordinance arc aupt•rablu.
Section 2. - This ordinance was brought to a vale of till -
voters at a Special Tnl Lintive 1•accLion Bold in Lho ('ill, ut Luai
on August 25, 1981 and.as a majority of the vutt•rs voted in its
favor, the ordinance is a valid anti bindin,l ordinance of t1„• ;'ill' u1
Lodi.
Section 3. - This Ordinance shall be conuidervd .r.: lduptc•11
upon the date that tttc vote i:: declared by Lill: le•liulal. vu bully
(Tuesday, September 1, 1981) and !:hall bu it, ,•Ilt•CI 10 .I,1Yr .111. 1
that date.
Section 4. - All ordinancus and parts of ordinancon in Oon-
flict heraw)L11 are repvalvd insula" ate: !;LA'h Cunl'Iict m.1y r'":'l
_i (:U l:lU11 ri. - PI11':::LU11 Ir, ::tri i„h 4011 ul Lill- ::I -,L(' ul
California till.!; ordinaltcu :;hell not I,,- rtylvalvtl u1 .um •n.le,1 rar.{•1
by it vol.c of Llto puuPlu.
state of California
County of San Joaquin, as.
I, Alice M. Reiutchc, City Clerk of the City Or l,edi, do
hereby certify that ordinance No. 1237 was brought to a
vote of the voters at it Special Initiative Gluctiutl held
n
) the City of Tr,di on Ati,iu::t Xi, 1'1111 ..till ,t!. ,1 w.1 i•1r i 1 y
Ill the vl,lel:: voted in its livor, stile ur.lit,.u,r1• i:; .r v•,Ird
and binding ordinance of the City OI Lodi. This ordin.ou o
shall bt. con:.idrred at: ndopled ulxn lit, dal,• ih.st til.• votr
was; decl.ln•d by the le,lit:lative body1�vptomllrr I,
1991) and Oiall Ile in ulltrcl 10 day!; d1L(,f 111111 Qdlcr.
., ft I(ti�i�.: E�,dt jt{c 4,•"j,i III tlti1't�
t I�I I u, r -e21 ,Ir (tl �:•i�IS� �rtr� rl� �t I �.... jl a t I,Itth it r�r€ r rt 6 1st§.., '^,i., ,t
,1*., al ,rt �''1 it'd I vd €Ij.11 1a Fi1i1 p(I tl� t;�j l�at et �l 1} lG .+" 6ryA,a *x,, 11, r1
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INTRODUCTION
This is a Draft Environmental Impact Report (EIR) prepared in
compliance with the California Environmental Quality Act (CEQA) of
1970. The report has been focused on those issues identified as
potentially significant in the City of Lodi's Initial Study of the
proposed project, pursuant to Section 15063 of the State CEQA
Guidelines. The Initial Study is attached as Appendix A.
The project applicant is Mr. Ted Katzakian, developer. The
property owner is Roy Maggio. The applicant is seeking approval
for annexation of 37.6 acres -of land outside the City limits to be
developed as an industrial park.
The report is intended to enable City of Lodi officials and the
®, public to evaluate the environmental effects of the proposed
project, to examine and institute measures for mitigating those
effects determined to be significant, and to consider alternatives
to the project as proposed. It is not the function -of the EIR to
recommend approval or rejection of the project.
J
J
SUMMARY
PROJECT DESCRIPTION
The project is -a 37.6 acre industrial park development located to
the south of the Lodi City Limits. It is bordered on the north by
Salas Park, on the east by Stockton Street, on the south by Harney
Lane and on the west by the Southern Pacific railroad tracks. It is
located outside of the city limits and requires voter approval prior
to annexation under the requirements of Measure "A", (Greenbelt
Initiative, see Exhibit 4.)
ENVIRONMENTAL IMPACTS
1. Loss of 37.6 acres of prime agricultural soil made up of
Hanford sandy loam and well suited for a variety of agricultural
uses. Development of this parcel will mean loss of agricultural
use of land.
2.
Traffic will increase on Stockton Street and Harney Lane.
The project will generate 1970 to 2253 vehicle trips
per day when fully developed.
3.
Noise levels will increase from trucks loading and unloading
freight, use of the proposed spur line loading and unloading and
coupling to main train, and industrial operations. This would
affect the residents in the area to the west of the project and
workers in the industrial project. Noise levels will exceed
recommended levels of 60 dBa.
4.
Air pollution will increase slightly as a result of increased
vehicular traffic. -
5.
LUSD could be affected by the project through the creation of
new jobs and new households. Providing adequate classroom space
could be a problem.
6.
The amount of solid waste generated by the project is difficult
to estimate, but any amount could cause a problem. The Harney
Lane disposal site is reaching its upper limits, and a new site
is still under negotiation. However, in the interim measures
have been taken to extend the life of the Harney Lane site.
MITIGATION MEASURES
1.
The entire Lodi area is prime agricultural land, and once paved
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and developed it is unlikely the land will ever return to
agricultural use.
2.
Additional traffic can be mitigated by proper design and
construction of the street system.
3.
Noise levels affecting adjacent residential units can be reduced
by shielding. the units with a sound wall to the west of the
railroad tracks. Also, design features can be built into the
industrial units (insulation, double glazed windows, etc.) to
reduce noise levels inside the units.
4.
Impact on the LUSD. In order to help mitigate the impact of
additional students on the LUSD, the developer of a residential.
subdivision will be required to either pay a school impact fee
or enter into a development agreement with the school district.
The agreeement could requre a payment of fees or the dedication
of a school site.
5.
The problem of the disposal of solid waste will be mitigated
when a new site is available. Meanwhile, temporary measures have
been taken to extend the life of the current Harney Lane site
until 1986.
ALTERNATIVES TO THE PROJECT
1.
"No project" alternative. Eliminates all environmental impacts
by leaving the site in agricultural use.
2.
Zone Alternative. Changes zone to a lighter industrial use.
Could reduce noise levels associated with some industrial uses.
Does not significantly improve or change environmental impacts
of the project. Loss of agriculture land would still occur.
3.
Elimination of proposed spur line. Could help reduce noise
levels but won't eliminate use of the main track. This
alternative could adversely affect the amount of available land
with rail access in Lodi.
*4.
Residential alternative: Under this alternative, as many as 376
single-family units could be built. This aiterantive would add
752 new students to the LUSD and generate 2,632 to 3,384 vehicle
trips per day. Water consumption would be higher due to this
alternative (902.4 acre feet per year) than the present use of a
vineyard (82.7 acre feet per year). Noise result goy From the
residential alternative would not be a problem, but the project
would be afected by noise resulting from passing trains. This
can be mitigated through house and project design and
sound -barriers separating the project from the tracks.
This alternative would not reduce the impact of the loss of
agricultural land.
C
*5. Planned Development -Alternative: This alternative would
designate the subject. parcel as a "Planned -Development,"
allowing more design and land use flexibility. The project
would still be developed as an industrial park, but stricter
design standards and use controls should help alleviate problems
of noise, pollution and traffic.
*6. Park Expansion Alternative: This alternative would expand Salas
Park by adding the Maggio property, increasing the park to 52.6
acres. Based on park needs of 5 acres per 1,000 people, this
addition would increase the population served to 65,000, reached
in about 2010 at Lodi's present growth rate.
® The Park Expansion alternative would still take agricultural
land out of production, but in turn assure permanent open
space. Although the land would have to be purchased by the City
or donated to the City, the assurance of open space might be
more pallatable to the City of Lodi electorate who must approve
the annexation request.
IRREVERS?BLE AND LONG-TERM IMPACTS
Loss of agricultural land is permanent and irreversible.
CUMULATIVE IMPACTS
1. Loss of agricultural land is cumulative. In the past years,
several hundred acres of land have been developed with various
residential, commercial and industrial projects. Because the
City of Lodi is entirely surrounded by prime agricultural land,
all future projects will utilize agricultural land.
2 There is cumulative impact on the LUSD. The LUSD includes much
of the northern San Joaquin County, including the City of Lodi
® and north Stockton. It is estimated that there is the potential
for an additional several thousand students in projects
currently approved and in some stage of development. This
includes Lodi, north Stockton and unincorporated County areas.
This would seriously affect the LUSD.
i
GROWTH -INDUCING IMPACTS
The installation of public utilities in the area, particularly storm
drainage could have an affect on growth in the area. The "Greenbelt"
initiative will, however, be a major factor controlling growth.
*These alternatives were not included in the Draft EIR, and added to
the Final EIR.
0 iv
S
PROJECT DESCRIPTION
SITE LOCATION
The project site is located on the northwest corner of Stockton Street and
Harney Lane. The parcel (San Joaquin County APN 062-280-03) is bounded by
the Southern Pacific Railroad tracks on the west, Salas Park on the north,
® Stockton Street on the east, and Harney Lane on the south. (See Exhibit 1).
The Maggio project is not within the city limits of Lodi and will require
annexation to the City in order to be developed with City services.
The Maggio parcel is currently in agricultural use. The parcel is currently
a 37.6 acre Tokay grape vineyard. The surrounding uses are a City basin park
to the north, a residential subdivision to the west; and grape vineyards to
the east and south.
® PROJECT DESCRIPTION
The project covered by the Environmental Impact Report is the entire 37.6
acre parcel and is owned by Roy Maggio. The applicant for the EIR is Ted
Katzakian, developer.
Because the project is outside of the city limits, the property is subject to
the requirements of Lodi's Measure A Greenbelt Initiative. Measure A
requires that annexation of properties to the City for development purposes
be approved by a vote of the electorate The annexation will also require
City and LAFCo approvals.
The proposed use for the project is an industrial park. The project will be
divided into parcels; two larger parcels of 11 and 13 acres, and the
remaining parcels are .6 and .7 acres each. The proposal also calls for the
extension of a spur line to the subject property from the Southern Pacific
Railroad tracks running alongside the west side of the property (See
Exhibit 2).
® If the annexation is approved, pp the development p .proposal will require adding
the property to the Land Use Map of the General Plan, approval of an M-2,
Heavy Industrial zoning, and approval of a subdivision map.
® APPLICABLE PLANS AND REGULATIONS
The project site currently has a San Joaquin County General Plan designation
�j7yCSFoY�. .; .v'�^�""`'F'P""a"' r•"— -.: s. t. .,.„., .»w.r�-'>�:... ,-. .. ,,. w a .,a..�x.:.. �,d 3...x...
In order to develop the site, annexation to the City is required and must
3 first be approved by the electorate. Much of the Lodi area has historically
been used for agricultural purposes. In recent years, urban uses have
displaced some agricultural uses. On August 25, 1981, the voters of the City
of Lodi passed Measure "A", an initiative ordinance to limit future expansion
- of the City. The initiative, known as the "Greenbelt" initiative, amended
the City's General Plan by removing the Urban Growth area now includes only
those areas that were within the City limits at the time of passage of the
initiative. The ordinance now requires that any addition to the Urban Growth
area, (i.e. annexations) requires an amendment to the Land Use Element of the
General Plan. These annexation -related amendments to the General Plan
require approval by the voters. (See Exhibit 4).
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ENVIRONMENTAL SETTING, IMPACTS AND MITIGATIONS
A. LAND USE AND AGRICULTURAL LAND CONVERSION
The project site is located southeast of the City limits. The site consists
of agricultural land currently planted with Tokay grapes. The soil is
Hanford sandy loam, considered to be prime agricultural soil.
On the east and the south of the project site is agricultural land in grape
production. To the north of the site is a community park and to the west is
a residential development. A railroad easement of 200 feet separates the
project site from the residential development.
The project site and the surrounding area is generally flat. The land in Lodi
slopes gently from the northeast to the southwest at the rate of
approximately 5 feet per mile. It is probable that the land was leveled
sometime .in the past to facilitate surface irrigation. The parcel contains
no natural topographic feature.
® Impacts
Development of the Maggio property will result in the loss of 3Z6 acres of
prime agricultural land. The project property is currently planted in grape
vineyards. The project soil is made up of Hanford sandy loam, the
predominate soil type in the Lodi area. This type of soil is rated as Class
I soil for agricultural production and can be planted with a wide variety of
crops. Development will result in the removal of the existing vineyard and
the development of the site with urban land uses.
Industrial or commercial use of the project site most likely would not affect
the continued agricultural use of adjacent parcels as much as it would affect
the adjacent residential development. Noise and traffic generated from
industrial operations could result in complaints from adjacent residents.
Agricultural operations adjacent to the project site would have little affect
on the project.
® Mitigation
If the Maggio project is approved and constructed, the 37.6 acres of prime
agricultural land will be removed from further agricultural use. This loss
cannot be mitigated. Once cleared and developed, it is unlikely that the
® land will ever be returned to agricultural use.
With regard to impacts on neighboring agricultural land, the impacts would be
minimal. Potentially, there could be a problem with the agricultural
operations affecting other neighboring uses, especially during the
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application of pesticides and herbicides. All restricted chemicals, those
with the potential to cause health or environmental problems, require a San
Joaquin County Agricultural Department permit for use. The Agricultural
Department determines the suitability of the chemical based on the location
of the field, the types of crops in and around the field and the land uses in
the area.
According to the San Joaquin County Agricultural Department, there are no
definite distances required between the fields being treated and adjacent
uses. Permits for application of restricted chemicals are issued based on
the particular characteristics and restrictions of the chemical and the
judgement of the agricultural commissioner. The key factor in the safe use
of any chemical is proper application. This includes using the proper method
of application, using the correct equipment, checking for favorable weather
conditions and using proper care.
B. WATER RESOURCES
There are no natural water features. or drainage channels located on the
project site. The property lies within an area of minimal flooding
susceptibility and would not be affected during a 100 -year flood.
The property is currently in agricultural use and is irrigated by water
pumped from a well located on the project site. The exceptions to this are
agricultural properties served by irrigation canals. The majority of
properties in the Lodi area, including the City of Lodi, are supplied by
water pumped from underground sources. The City of Lodi provides water to
its customers from a series of 18 wells drawing on 150-500 foot deep
aquifers. The entire system has a capacity of 42 million gallons per day
(mgd). New wells are drilled using water utility revenues as additional
areas are developed.
The City's water system is only partially metered. Residential users are not
metered, but most of the commercial and industrial users are. However,
because the amount of water consumption varies with use, a precise figure on
industrial water usage is not available.
Impacts
An industrial park could include
difficult to estimate water needs.
industrial park are not known at this
uses ultimately occupying the site.
Mitigation
None required
many combinations of uses making it
The exact uses of each lot within the
time. Water needs will depend upon the
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E7
0 C. SOILS AND GEOLOGY
SOILS
The soil type on the project site is Hanford sandy loam. The surface soil is
the Hanford sandy loam and consists of an 8 to 14 inch layer of light,
grayish brown, soft sandy loam which has a distinct grayish cast when
thoroughly dry. The material grades downward into a subsoil of slightly
darker and richer brown soil.
Agriculturally Hanford sandy loam is one of the best soils for orchards,
vineyards and other intensive perennial crops. In the Lodi area this soil is
primarily used for grape vineyards. The soil conservation service rates
Hanford sandy loam as Class 1 (the highest rating) and the Storie Index rates
it at 95 percent for the ability to produce crops.
The soil is also raved for construction purposes. The bearing capacity of
the soil is 2,000 lbs. per square foot. It does not have expansive qualities
and will support most structural building loads.
GEOLOGY
The soil in the project area is derived from the Modesto Formation, a
geologically young alluvial deposit that is part of 8,000 to 10,000 feet of
lake and river sediments filling the Great Valley. Underlying these
sediments are about 50,000 feet of relatively unde`ormed marine sedimentary
rock. Although no faults appear on the surface in the vicinity of Lodi, the
structure of the bedrock indicates that ancient faults probably affected the
® Great Valley.
The nearest potentially active faults are in the Rio Vista -Montezuma area, 22
to 32 miles west of Lodi. The Stockton Fault (about 14 miles south) and the
Isleton-Ryde Fault Zone (about 14 miles west) are older, buried faults
generally considered inactive. The nearest historically active faults, the
® most probable source of strong groundmotion, are in the San Francisco Bay
Area of the Coast Ranges. These faults include the San Andreas (about 70
miles southwest), the Hayward (about 55 miles southwest), the Calaveras
(about 45 miles southwest), the Livermore (about 40 miles southwest), and the
Antioch (about 30 miles west southwest). The Midland Fault Zone (about 20
miles west) is buried and considered mostly inactive although a Richter
Magnitude 4+ earthquake was epicentered in the zone within this century.
Lodi is in seismic Zone 3, as defined by the 1982 Uniform Buildiny Cooe,
which requires the strictest design factors to resist these lateral forces.
Impacts
40 In the event of an earthquake, people and structures on the site would be
exposed to strong groundmotion on one of the faults in the nearby Coast
Ranges. During such an event, windows would be broken, plaster cracked and
unstable objects overturned. Trees, poles and other tall objects would be
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disturbed. Adherence to the rec mmender -,tern, frorce
Structural Frg`neers Association of Ca,i`ornia CE-Mv,;iEd ?r t%e fiif,•'-ts
Building Code) would greatly reduce the likelihood of damage or Tnl;,ry luie _o
seismically induced groundshaking.
Development of the Maggio project site would create impermeable surfaces in
the form of roads, walks, and structures. These surfaces would effectively
prevent storawater from percolatinc into the ground and would generate higher
runoff values than currently exist_. The City storm drainage lines and
facilities have been designed to acco=,odate this increased :rureff from the
project area.
Mitigation
If the 14aggio project is approved and constructed, 37.6 acres of prime
agricultural soil will be removed from future agricultural purposes. There
is no practical way to mitigate the loss of this resource. Once cleared and
developed with streets, and buildings, it is unlikely that the land will ever
return to agricultural use.
Erosion during the period of construction can be kept to a minimum by doing
as much of the excavation as possible during the dry season. Maintaining
undeveloped areas in groundcover and revegetatir,q developed areas as quickly
as possible would also reduce erosion potential.
D. ATMOSPHERIC CONDITIONS
Air quality in the San Joaquin Valley is affected by a combination of
climatology and topography. Topographically, San Joaquin County is located
approximately in the middle of the Sacramento/San Joaquin Valley. The valley
has a trough-like configuration that acts as a trap for pollutants. Mountain
ranges surrounding the valley restrict horizontal air movement and frequent
temperature inversions prevent vertical air movement. The inversion forms a
lid over the valley trough, preventing the escape of pollutants.
Climatology also affects 'the air quality. High summer temperatures
accelerate the formation of smog. This, combined with sunder high pressures
which create low wind speeds and summer tanperature inversions creates the
potential for high smog concentrations. San Joaquin County air quality is
not in compliance with National Air Quality Standards.
Pollutant
Ozone
Carbon Monoxide
Total suspended
Sulfure-dioxide
Nat. Air Quality
Standard
0.12 pp. (Ihr.Avg)
9.0 ppm (hr.Avg)
75 ug/m3 (24 hr. Avg)
355 ug/m3 (24 hr. Avg)
80 ug/m3 (annual Avg)
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Sar, Joaquin
Air Qualit.
0.17 ppm
14.4 ppm
81 (highest AGM)
no measurement
Impacts
It is difficult to determine what the primary source of air pollution will be
as a result of this project, because it is not known what type of industrial
uses will occupy the individual sites. It is a possibility that there could
be potentially polluting uses. However, all must comply with state and
federal clean air standards.
It can be assumed the project will result in some additional air pollution.
There will be a localized, short-term affect from construction activity.
Trucks and other motorized construction equipment would release exhaust
during construction periods. Earth moving and grading operations would
generate suspended particulates (dust) when the wind blows over dry, exposed
soil surfaces.
This problem is particularly. bad during dry summer and fall months. The
blowing dust could aggravate individuals with respitory problems and annoy
nearby residents downwind from the projects. This problem will be limited to
the construction period. There might also be air pollutants generated from
the industrial uses themselves, although facilities must comply with State
Air Quality Standards.
There will also be additional air pollutants generated by vehicles driven by
future occupants of the buildings in the project as well as delivery trucks
and customers. The amount of additional pollutants will not be significant
in relation to the total vehicle generated emission for the San Joaquin
County air basin. Vehicle emissions are regulated by state and federal
agencies. These agencies are attempting to improve overall air quality
through stricter vehicle emission standards.
i
Mitigation
The following steps may be taken to reduce dust emissions during construction:
- watering exposed surfaces (complete coverage twice daily can
reduce emissions_by 50%)
- use of tarpaulins on loaded trucks
minimization of the period during which soils ar.� exposed
Since motor vehicle emission rates are regulated by state and federal
agencies, the available mitigation measures are restricted to reducing
traffic volumes and congestion.
E. NOISE
The City of Lodi Ldn (Day -Night Average Level) Sound Contour map shows that
the project area is in a 60-75 Ldn zone. Areas exposed to less than
Community Noise Equivalent levels (CNEL) of 70 decibels (dBa) are considered
acceptable for industrial development. Areas exposed to Ldn 70-80. dBa are
conditionally acceptable if minor sound reduction measures are incorporated
into the project design.
0 -7-
The agricultural setting makes the .project site susceptible to noise levels
resulting from agricultural operation, however, some of this is seasonal,
however. There is also a rail line which runs parallel to the west of the
;ite, subjecting residents nearby to train noise as well.
Impacts
There are three noise sources resulting from the project that could adversely
affect neighboring uses. The first is the use of the spur line which would
elevate current noise levels above the existing noise levels of the line.
Trains normally pass through the project area about 12 times per day. The
use of the spur line would not add to the number of train trips per day, but
to the noise levels resulting from loading and switching cars on the spur.
Another noise source will be truck loading and unloading. Presumably most of
this would occur during the day, but continuous activity could make the CNEL
levels 'clearly unacceptable' for any residential -zoned areas nearby.
The third noise source could be from the industrial uses themselves.
However, it is most likely the uses would take place indoors, and not add to
the CNEL. Appendix C lists typical sound levels measured in industry and the
environment.
The project would result its significant short term noise impacts due to
construction activities. Peak noise levels generated during the noisiest
construction operations, those involving earthmoving and grading, would range
from aboq 80-85 dBa at 50 -foot distances and about 74-79 dBa at distances of
100 feet.
The residences to the west are approximately 100 feet from the project site
and would be somewhat protected from the noise by a buffer of distance.
Peak noise levels due to construction activities at the residences would
reach about 74-79 dBa, with the windows open and 64-74 dBa with the windows
closed.
Project operation would increase traffic levels in the vicinity of the site,
and the residences nearby would be affected more by the loadir-, -,nd unloading
of freight as well as the proposed spur line than actual inct,:_se of traffic
noise. It is unlikely that the industrial uses would actually have any
significant affects on the noise levels outdoors, but could exceed
recommended levels indoors, depending on the industry.
The subject project, when complete, will generate noise levels that exceed
CNEL 60 dBa, which will result from truck and ca; traffic as well as freight
car loading and unloading on the spur line. This will affect the neighboring
residential use to the west and the project site itself.
Mitigation
Measures to help mitigate the excessive noise could include, but would not
necessarily be limited to, the following:
a
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a Provision of a sound barrier for the residences that back the
project site. A railroad barrier wall should be at least 15'
above the railway surface height.
o If necessary, delete the spur line from the project.
o Limit freight loading and unloading to daylight hours.
F. SCHOOLS
The project is not residential but could have an effect on the overcrowded
Lodi Unified School District by creating new jobs and new households.
However, developers of new residences will pay a school impact fee, which
will help relieve the overcrowded conditions by providing new schools.
G. SOLID WASTE
Existing collection of industrial and commercial solid waste varies from one
to five times per week within the City of Lodi. At the present time the
waste is hauled by a franchise collector to a transfer station and resource
recovery station located at the company's headquarters. in the east side
industrial area. The refuse is sorted with recyclable material removed. The
remaining refuse is then loaded onto large transfer trucks and hauled to the
Harney Lane Disposal Site, a Class II -2 Landfill. Current operations are
consistent with the San Joaquin County Solid Waste Management Plan, adopted
June, 1979. The subject area is within County Refuse Service Number 3 and
the North County Disposal Area, which is served by the Harney Lane Site.
Impacts
It is difficult to estimate the amount of refuse generated by an industrial
user, as the amount varies depending on the type of industry. The Harney Lane
Disposal site is reaching its upper limits and a new disposal site will be
needed by August of 1985.
Mitigation
A new disposal site is currently being negotiated. The life of the Harney
Lane site has been extended until the new site can be used.
H. TRAFFIC
Local access to and from the Maggio property will be from Stockton Street.
Stockton•Street will be designed to ultimately handle four lanes of traffic.
4 There will be two street access points on Stockton Street. There will also
be a street access on Harney Lane. Stockton Street will be widened to
accommodate the increase of traffic. Currently, Stockton Street, adjacent to
the project site, is a narrow two-lane road, with uneven pavement and no
curb, gutter or sidewalk. Until the time traffic flows warrant use of all
-9-
four lanes, the street will be striped for 3 lanes of traffic (either two
south -bound lanes, one south -bound parking lane and one north -bound lane, or
one south -bound traffic lane, one south -bound parking lane and two
north -bound traffic lanes, one being a left -turn into the Maggio project). A
resurfaced and striped road would be needed not only to handle anticipated
traffic, but to accommodate new utility lines to be laid under the street as
well.
Secondary access to the industrial park will be provided on Harney Lane near
Stockton Street. Harney Lane is a major east/west county road that intersects
Highway 99 to the east. Harney Lane is currently two lanes but ultimately
will be widened to four lanes. There are no stop signs or signals on
Stockton Street at Harney Lane. To the west it intersects with Lower
Sacramento Road and West Lane, major routes to North Stockton. Current
estimated traffic volumes in the are as follows:5
Harney Lane, west of Highway 99 3500 ADT
(includes east and west of
Stockton Street)
Stockton Street, north of Harney Lane 1300 ADT
Impacts
Daily trbip generation for the project could vary from 1970 to 2,253
vehicles. This would depend on the ultimate uses in the industrial park.
These trips will: primarily affect Stockton Street and Harney Lane, with
secondary affects on Kettleman Lane and West Lane/Hutchins Street.
The additional traffic will result in some slowing of traffic flows in the
immediate area of the project property. Service levels will remain at an
acceptable level although drivers will notice some additional traffic
congestion and perhaps a reduction in travel speed. The primary source of
congestion will be the intersection at Harney Lane and Stockton Street. A
signal may be required at that intersection. Both Harney Lane and Stockton
Street will be widened to handle the additional traffic.
Mitigation
The primary effects of the project traffic would be increase congestion and
collisions at and near the project site. To help alleviate these conflicts
the following measures are recommended:
o Street widening to at least three lanes on Stockton Street from
Harney Lane to Kettleman Lane.
o Installation of stop signs or traffic signals on Harney lane at
Stockton Street to help regulate the increase of vehicular
traffic.
o In the Draft EIR, it was recommended that Almond Drive be limited
to trucks with single -axles. However, upon further study, it was
found that Almind Drive will not be affected, due to direct
access to Highway 99 via Harney lane or Kettleman Lane.
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I. COMMUNITY SERVICES
u
POLICE
The Lodi Police Department serves the area within the Lodi City limits. The
department has 54 sworn officers, 40 patrol officers and 14 patrol cars.
There is one central dispatch station, and the City is divided into seven
patrol areas. The average response time for the City is 2.9 minutes.
Development of the proposed project will not adversely affect the service
level of the police department.
Impacts
Currently the project site is outside of the City Limits and patrolled by the
San Joaquin County Sheriff. The Lodi Police Department will be expected to
provide police service to the development if the pa-rcel is annexed to the
City.
Mitigation
None required.
FIRE
The City of Lodi will provide fire protection to the project area. The Lodi
Fire Department provides service within the City limits, an area of
approximately 9.3 square miles with a population of 40,000. The Department
has 48 firefighters, four 1,500 -gallon pumpers, one elevated platfurm truck
and one equipment truck. The equipment is distributed between three
stations. Fire Station No. 2 at Ham Lane and Arundel Court would service the
project site. The City has a Class III ISO rating.
Impacts
The Lodi Fire Department Chief has indicated that service to the proposed
project site will not be a problem.
Mitigation
None required.
C
UTILITIES
STORM DRAINAGE
The City of Lodi operates a system of interconnecting storm drainage basins
to provide temporary storage for peak storm runoff. The runoff is stored
until water can be pumped into the WID Canal or the Mokelumne River at
controlled rates and locations. Storm drainage from the project site will be
pumped to Salas Park basin, adjacent to the site, by way of lines in Stockton
Street.
Impacts
Existing and planned lines and basin facilities will be adequate to provide
storm drainage.
Mitigation
None required.
SANITARY SEWER
The proposed project will be served by the City of Lodi sanitary sewer
system. There is an existing 15" main line in Stockton Stree;, that extends
to the city limits near the project site. This line will need to be extended
to Harney Lane in order to service the project site. There will be 12" and
10" hook up lines reaching to the min line from the project site.
a
Impacts
The City's White Slough Water Treatment Facility has adequate capacity to
handle all sanitary sewage generated by this project.
Mitigation
None required.
ELECTRICITY
Electricity will be .provided by the City of Lodi which ur:nt and operates the
local electrical distribution system. The City is a member of the Northern
California Power Agency from which it receives power, ani also buys power
from a number of sources.
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C7
Impacts
The proposed project will have no impact on electrical service and is readily
served.
Mitigation--
None
iti ation .. -.
None required.
GAS
•
Pacific Gas and-ElectH c Company will :provide service.
TELEPHONE
® Pacific Bell will provide local service.
J. HISTORIC AND ARCHEOLOGICAL SITE
® There are no sites or buildings on the subject property that are designated
as historical landmarks by any Federal, State or local agencies. The nearest
recorded landmarks are in the community of Woodbridge, about two miles to the
northwest, and the Lodi Arch, one mile to the north.
Although there are no recorded archeological surveys of the site, it is
doubtful that there are any archeological sites on the property. Known
Indian sites in the Lodi are usually located along the banks of the Mokelumne
River, two miles to the north.
The property has been extensively cultivated for many years. There is no
record of any items of _antiquity ever being unearthed on the site.
® Additionally, the extensive digging and plowing to cultivate the vineyards
and the trenching to install irrigation lines would have destroyed any
archeological material.
Impacts
Although there are no recorded archeological surveys of the site, it is
doubtful that there are any archeological sites on the property. The digging
and plowing necessary to cultivate, the site would have destroyed any
archeological material.
® -t3-
`� If duringtion, some article of possible archeological interest
'
should be ~~'— work will be �mmed�ately halted and a qualified
archeologist will be called in to examine the findings.
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F]
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3
M,
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7.o
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UNAVOIDABLE IMPACTS
The loss of prime agricultural land is an unavoidable impact. Once the land
is developed with streets and buildings there is little likelihood that it
would ever be used for agricultural purposes.
IRREVERSIBLE ENVIRONMENTAL CHANGES
The loss of agricultural land is also considered to be an irreversible
change. It is- unlikely that the land, once developed, would ever be used
again for agricultural purposes.
RELATIONSHIP BETWEEN SHORT-TERM USES OF THE ENVIRONMENT AND
ENHANCEMENT OF LONG-TERM PRODUCTIVITY
Development of the site would have a long-term effect of depleting the
supply of prime agricultural land in the Lodi area. This is both a
project -specific and cumulative impact.
M
CUMULATIVE IMPACTS
The proposed pro,;ect will contribute to a cumulative loss of prime
agricultural land that has occurred in the past several years. Table I shows
the projects that did or will contribute to this loss.
J,
��...��MEW
TABLE I
LOSS OF FARM LAND IN LODI
PROJECT
APPROXIMATE ACRES
STATUS
®`
Lakeshore Village 98 Acres
Under Construction
Under, Construction
The Meadows
Kennedy Ranch
92 Acres.
88 Acres
Under Construction
Tandy -Johnson
Ranch 58 Acres
Under Construction
Noma Ranch
20 Acres
Under Construction
_
Woodlake North
35 Acres
Under Construction
Sunwest IV
55 Acres
Approved
TOTAL
446 Acres
All land in
and around the City of Lodi is
designated as prime agricultural
®
land. Thus,
every development must utilize
agricultural land. Most future
the
residential,
commercial and industrial
development will require
urbanization
of agricultural land.
J,
��...��MEW
A
GROWTH -INDUCING IMPACTS
The development of Maggio Industrial Park would expand industrial development
south east of the -current city limits. The availability of utilities as a
result of this project could trigger growth in areas to the east ad south.
This agricultural land east and south of the project site, however, are also
outside of the city limits and would require voter approval of a General Plan
amendment for annexation to occur. (See Exhibit 4).
-17
ALTERNATIVES
A. NO PROJECT ALTERNATIVE
Under this alternative the proposed project would not be approved by the City
and therefore would not be built. This would enable the land to continue to
be used for agricultural purposes and would eliminate the other adverse
impacts that might result from the project.
While the alternative would eliminate the environmental impacts, it would
have an adverse affect on the amount of available land with rail access.
Currently there are no vacant parcels larger than 10 acres with rail access
within the City.
C B. ZONE ALTERNATIVE
Another alternative is to zone the project as M-1, Light Industrial, instead
of M-2, Heavy Industrial. This would disallow uses which tend to generate
higher levels of noise, air pollution and other negative impacts.
® CNEL's of 60 dBa's or higher are still possible in M-1 and problems may
result depending on the ultimate uses.
This alternative would not reduce the impact of the loss of agricultural
land. Regardless of its ultimate zoning designation, the land, if developed,
would still be removed from agricultural use.
i
C. REMOVE SPURLINE FROM PLAN
Still another alternative is that of eliminating the spur line from the
plan. This alternative may cut down on noise resulting from coupling and
® uncoupling cars for the spur. Loading and unloading of freight from these
cars will also cause additional noise. It is unlikely this will occur more
than once a day and add significantly to the CNEL. This alternative would
have an adverse affect on the amount of available industrial land with rail
access. Rail access is especially beneficial to industrial users, due to the
readily available means to transport and receive goods.
in the City of Lodi, most of the land uses alongside railroad tracks ic zoned
industrial.
*D. RESIDENTIAL ALTERNATIVE
Another alternative to the propose! project is residential use of the
parcel. Low densitiy residential u, -es would be in conformance with the
General Plan prior to Measure A. This -.could permit both R-1 and R-2 zoning
0 -18-
Noise generated from the Southern Pacific Railroad could be a problem but
mitigatable by design features such as clustering the residences away from
the railroad tracks and providing a buffer in between the tracks and the
project. In addition, double -glazed windows and insulation, and a sound
reducing wall separating the project from the tracks would help mitigate the
noise problem.
0
This alternative would not reduce the impact of the loss of agricultural land.
*E. PLANNED DEVELOPMENT ALTERNATIVE
This alternative would designate the subject parcel as a Planned Developmcui
(P -D). A P -D zone is allowed more design and land use flexibility than other
zones, but requires approval <of a precise development plan by the City
Planning Commission. This alternative !could allow only those uses which meet
specified noise and pollution standards, as described by the City Planning
Commission, as well as ensure appropriate design measures are taken to help
alleviate noise and traffic problems. 0
*F. PARK EXPANSION ALTERNATIVE
This alternative would expand Salas Park, the parcel abutting the Maggio
project site on the north, into a larger city park. Although the City has
met its park needs per capita (5 acres per 1,000 people), the City has no
large parks over 20 acres except for Lodi Municipal Park (124.0 acres). Lodi
has enough park acreage to meet its (year) 2000 needs k'based on a projected
population of 46,000-55,000). The addition of Maggio's 37.6 acres to Salas
Park would serve a population of about 65,000. If7 is projected that Lodi
will reach a population of 65,000 in (the year) 2010.
The loss of agricultural land would not be affected.
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and therefore eliminate the industrial use of the project. Annexation and a
i
general plan amendment would still be necessary.
,f
Under this alternative there could be as many as 376 units if the entire site
were developed under R-2 zoning (the most dense single-family residential
zone) .
-
Residential use of this parcel will directly affect the LUSD. The
alternative could generate as many as 752 new students to the school system.
xi
The alternative could increase vehicle traffic to 2632-3384 vehicle trips per
day. (VTD is derived using a factor of 7 v.t per unit for multi -family
'
housing, and 9 v.t. per unit for single-family housing).
_
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There would also be an increase in water consumption. A vineyard uses about
82.7 AC of water per year and multi -family housing (worst-case scenario)
would use 902.4 AC per year.
Noise generated from the Southern Pacific Railroad could be a problem but
mitigatable by design features such as clustering the residences away from
the railroad tracks and providing a buffer in between the tracks and the
project. In addition, double -glazed windows and insulation, and a sound
reducing wall separating the project from the tracks would help mitigate the
noise problem.
0
This alternative would not reduce the impact of the loss of agricultural land.
*E. PLANNED DEVELOPMENT ALTERNATIVE
This alternative would designate the subject parcel as a Planned Developmcui
(P -D). A P -D zone is allowed more design and land use flexibility than other
zones, but requires approval <of a precise development plan by the City
Planning Commission. This alternative !could allow only those uses which meet
specified noise and pollution standards, as described by the City Planning
Commission, as well as ensure appropriate design measures are taken to help
alleviate noise and traffic problems. 0
*F. PARK EXPANSION ALTERNATIVE
This alternative would expand Salas Park, the parcel abutting the Maggio
project site on the north, into a larger city park. Although the City has
met its park needs per capita (5 acres per 1,000 people), the City has no
large parks over 20 acres except for Lodi Municipal Park (124.0 acres). Lodi
has enough park acreage to meet its (year) 2000 needs k'based on a projected
population of 46,000-55,000). The addition of Maggio's 37.6 acres to Salas
Park would serve a population of about 65,000. If7 is projected that Lodi
will reach a population of 65,000 in (the year) 2010.
The loss of agricultural land would not be affected.
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FOOTNOTES
1. City of Lodi, Batch Environmental Impact Report, 1984-
2. EIR Corp., Woodlake North EIR, 1984.
3. Lou Thanas, Deputy Director, San Joaquin Planning
Department, Conversation, June 17, 1985.
4. Glenn Robison, Assistant Chief Engineer,
Conversation, May, 1985.
5. Marvin Davis, Civil Engineering Assistant, City of
Lodi.
6. Institute of Traffic Engineers, Traffic Generation,
1979.
"10
a
s
LIST OF RESOURCES
®
Ted Katzakian, developer, Maggio Industrial Park.
r
San Joaquin County General Plan Map to 1995, April, 1983.
City of Lodi, Sunwest IV Final Environmental Impact Report, June
1983.
City of Lodi, Woodlake North Final Environmental Impact Report, June
1984.
Marvin Davis, Civil Engineering Assistant, City of Lodi.
Glenn Robison, Assistant City Engineer, City of Lodi.
u
Rich Prima, Chief Civil Engineer, City of Lodi.
Fran Forkas, Water and Wastewater Superintendent, City of Lodi.
City of Lodi, Noise Contour Map, 1978.
Southern Pacific Transportation Company, Dispatchers Office,
Roseville.
Lou Thanas, Deputy Director, San Joaquin County Planning Department.
Jackie Masterson, City of Lodi Police Department.
Don Hawkinson, City of Lodi Fire Department.
Institute of Transportation Engineers, Trip Generation, 1979.
u
r
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® Itub it I iiiiirti TommiiiBion
August i, 1935 STATE OF CALIFORNIA 183-39/EIR
FILE NO.
® Price Walker
Office of Planning and Research
1400 Tenth Street - Room 121
Sacramento, CA 95814
C
C
0
11
Deas Sr. stalker:
This is in response to the City of Lodi's draft Environmental,
Impact Report (g.I.R.) for the "Maggggio Industrial Park', 85-1
which has been assigned SCH #85061818.
Eased on the information contained in the report, the staff's
concerns are with the traffic vola s, congestion, and delays
at the Southern Pacific Transportation Company's Harney Lane
grmde crossing, F.U.C. D-101,1. Since traffic could increase
as much as 55-65% with some of this traffic being deviated
truck traffic, mow would this affect the traffic traveling east
on Sarney Lane and the railroad grade crossing? Mould present
vehicular traffic using Harney Lane and having to traverse the
crossing now experience greater delays and greater train/vehicle
conflict potential' What are the alternate routes for the truck
traffic that is to be deviated from Almond Drive? We believe
these questions and impacts should be addressed in this draft
E.I.R. and mitigation measures given where appropriate. We
also note that it is proposed to ultimately widen Harney Lanae
from the present two Ianes to four. In this regard, we would
like to remind the City that this Cr, ission will have permit/
decision authority over any improvement, alteration or change
at the grade crossing: At such time as the Harvey Lane grade
crossing is widened, it will also be necessary to improve the
existing warning devices presently there.
Very truly yours,
DONALD R. CHEW, Supervisor
Transportation Projects Section
Railroad Operation:. and -Safety Branch
Transportation Diversion
cc: Erin Cceey
City if Lodi
221 W. Piste Street
Lodi, CA 95246
..-
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ADDRESS ALL COM MUNICAT;ONS
s� �^
K,
TO THE COMMISSION
CALIFORNIA STATE B918pj►pr
AN PAALIFORNIA 94102
LE dR. E: 557-
® Itub it I iiiiirti TommiiiBion
August i, 1935 STATE OF CALIFORNIA 183-39/EIR
FILE NO.
® Price Walker
Office of Planning and Research
1400 Tenth Street - Room 121
Sacramento, CA 95814
C
C
0
11
Deas Sr. stalker:
This is in response to the City of Lodi's draft Environmental,
Impact Report (g.I.R.) for the "Maggggio Industrial Park', 85-1
which has been assigned SCH #85061818.
Eased on the information contained in the report, the staff's
concerns are with the traffic vola s, congestion, and delays
at the Southern Pacific Transportation Company's Harney Lane
grmde crossing, F.U.C. D-101,1. Since traffic could increase
as much as 55-65% with some of this traffic being deviated
truck traffic, mow would this affect the traffic traveling east
on Sarney Lane and the railroad grade crossing? Mould present
vehicular traffic using Harney Lane and having to traverse the
crossing now experience greater delays and greater train/vehicle
conflict potential' What are the alternate routes for the truck
traffic that is to be deviated from Almond Drive? We believe
these questions and impacts should be addressed in this draft
E.I.R. and mitigation measures given where appropriate. We
also note that it is proposed to ultimately widen Harney Lanae
from the present two Ianes to four. In this regard, we would
like to remind the City that this Cr, ission will have permit/
decision authority over any improvement, alteration or change
at the grade crossing: At such time as the Harvey Lane grade
crossing is widened, it will also be necessary to improve the
existing warning devices presently there.
Very truly yours,
DONALD R. CHEW, Supervisor
Transportation Projects Section
Railroad Operation:. and -Safety Branch
Transportation Diversion
cc: Erin Cceey
City if Lodi
221 W. Piste Street
Lodi, CA 95246
..-
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C
RESPONSE TO COMMENTS
RESPONSE TO PUBLIC UTILITIES COMMISSION COMMENTS
Traffic on Harney Lane at Railroad Crossing - The Draft EIR stated an
increase of traffic by 55-65
percent would occur on
primary streets. Current volumes on these streets are minimal and with the
additional Maggio project traffic will still be within capacity levels for
these existing streets. Exhibit 1 presents the peak hour existing traffic
plus project traffic condition. As shown, the additional traffic will be
minimal on Harney Lane and should not affect eastbound traffic. The street
accessing onto Harney Lane should be eliminated to avoid additional vehicle
delay for -eastbound traffic waiting for traffic turning left into the project
site. This additional project traffic will be directed to the Stockton and
0 Harney intersection. An eastbound left turn lane on Harney Lane at the
Stockton Street intersection should be striped which can be done within the
proposed roadway width. This intersection will operate adequately with the
Maggio project traffic and elimination of the Harney project access street.
Two lanes on Harney Lane will be adequate with this additional project
traffic. COG'S future traffic projections for the year 2010 at this
®. intersection and ultimate buildout for Harney Lane and Stockton Street were
studied and a traffic signal will be required in the future. The operations
at this location will still remain adequate under future conditions and
elimination of the Harney project access street.
Train/Vehicle Conflicts - The additional project traffic should not
® affect the railroad crossings. Additional
conflicts could occur if Southern Pacific
increased the number of train trips. Currently approximately 16 trains (8
trains each way) during a 24 hour period cross Harney lane.
Dedication of additional right-of-way on the north side of Harney lane will be
® required similar to the west side of the Southern Pacific Railroad. The
right-of-way is to provide for a future grade separation.
Alternate Truck Routes - Trucks 4ould use Harney Lane because of its
direct access to Highway 99. Almond Drive
intersects with both Stockton Street and Cherokee
Lane at T intersections. Traffic conditions on Almond Drive should not be
affected by the project other than employees using Almond Drive for
residential reasons.
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:SAN 1OAOUIN COUNTY COUNCIL Of GOVERNMENTS
1860 EAST HAZELTON AVENUE
STOCKTON, CALIFORNIA 95205
TELEPHONE (209) 944-2233
July 2, 1985
City of Lodi
Planning Department
221 West Pine Street
Lodi, CA 95240
Gentlemen:
'®
This office is in receipt of the Maggio Industrial Park Draf t
Environmental Impact Report. As the regional transportation
1 planning agency. for San Joaquin County, the Council of
Governments offers the following comments:
r
The EIR should address the issue of increased traffic congestion
on West Lane/Hutchins. The Regional Transportation Plan prepared
by this office identifies West Lane/Hutchins Street an corridors
of capacity concern. As a major north/south arterial in Lodi and
between Lodi and the City of Stockton, this roadway will
undoubtedly serve as a major connector to the industrial park.
The impact of this increase in traffic, especially on Hutchins
Street, needs to be addressed.
Finally, the EIR may want to address the issue of traffic
mitigation costs, what the approximate costs will be and who
would pay for these costs.
I.7 you have any questions regarding the above comments, please do
not hesitate to give me or Patricia Mickelson of my staff a call.
very truly yours,
ANDREW T. CHESLEY
Transportation Planner
ATC:PM:gmw
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i
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E,
• COUNTY OF SAN JOAQUIN • CITIES OF STOCKTON, LODI, TRACY, 44A�l�'-Igo--E-5EALON;--FI'PON
RESPONSE TO SAN JOAQUIN COUNTY COUNCIL OF GOVERNMENTS COMMENTS
Traffic Increase on Hutchins Street. - The Maggio project will generate
approximately 2110 daily trips and
376 PM peak hour trips. Currently,
Hutchins Street north of Harney Lane has a daily volume of 12,300. COG has
projected 28,000 daily trips by the year 2010. This volume can be handled by
the existing four -lane divided facility. Hutchins Street has enough width for
six lanes and could be widened by restriping the street if higher volumes
occur.
Traffic Mitigation Costs - The developer is responsible for widening
the existing streets along the project frontage
which, in this case, includes rebuilding, the
existing street. The City will pay for the opposite side of the street, and
all necessary signing and striping.
167
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-27-
Sfateof California
Memorandum
To t Terry Roberts
State Clearinghouse
1400 — 10th Street, Room 121
From : Environmental Health Division
714 P Street, Room 430
322-2308
Department of Health
9316
Date July 11, 1985
Subject : SCH #85061818
Draft Environmental
Impact Report
Maggio Industrial
Park, Lodi
SAN JOAQUIN COUNTY
The Sanitary Engineering Branch of the State Department of Health Services has
reviewed the above—subject document. This document describes the proposed
annexation of 37.6 acres to the City of Lodi to be used for industrial park. Our
comments and recommendations are as follows:
1. The Cit; of Lodi domestic water supply system is dependent upon wells, some
of which are contaminated with the pesticide dibromochloropropane (DBCP).
Expansion of the city domestic water supply system and the addition of wells
to this -system must be done with great care to insure that new wells
developed to meet expanded system demands are in compliance with drinking
water standards and are not contaminated by pesticides such as DBCP. The
reports should discuss the measures that will be taken to see that this goal
is accomplished.
For any questions regarding the above comments, please contacr
Mr. Richard Haberman, State Department of Health Services, .
5545 East Shields Avenue, Fresno, CA 93727, (Telephone: 209-445-5321).
k�
Peter Rogers, Chief
SANITARY ENGINEERING BRANCH
cc: San Joaqui^.'County Health Department
E" F9
JUL 16 951
•tp C�e$r�ngcn
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RESPONSE TO DEPARTM"r OF HEALTH SERVICES, ENVIRONMENTAL HEALTH DIVISION
COMMENTS _.
The Health Department comments raise general concerns about groundwater
quality in the Sacramento -San Joaquin Valley. The City monitors all of its
wells in strict conformance with Health Department requirements and has
cooperated with the Health Department in making additional tests for DBCP.
This chemical has been banned for use for some years and no Maximum
Contaminant Level has been established. Only one active City well (out of 18)
has shown contamination levels fluctuating around the Eti:te's "Action Level"
of 1 (one) part per billion. Latest tests show this well below the Action
Level.
The Maggio project will not require the addition of another well unless an
inordinately high water user locates in the area. The procedure for locating
new wells includes the drilling ,nd chemical analysis (including DBCP) of a
test well; thus no new "problem" wells will be added to the City system.
August 5, 1985
J
City of Lodi
Community Development Department
221 West Pine Street
Lodi, Ca. 95240
Attention: Dave Morimoto
Re: Maggio Industrial Park - Draft EIR 85-1
Dear Mr. Morimoto:
Thank you for referring the aforementioned EIR to the Lodi Unified
School District. The following comments are submitted for your
consideration and information.
Page iv - Development Fees (bedroom fees) provide only partial
mitigation to the problem of overcrowding in area schools. The most
effective mitigation is the construction of new facilities.
Page 17 - Development fees can be used only for interim housing, ie.
trailers, portables, or in the case of Lodi, residential structures.
Fees collected under the authority of a voluntary agreement between
the Developer and the District may be put towards permanent construc-
tion; however, the amount provides only a small fraction of the cost
of new facilities.
If additional informati-on is required, please do not hesitate to
call me.
Sincerely,
_
Mary,. Joan Starr, AICP"
Faci 1 i ty Planner
MJS:ms
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E7
p�CIFIC GAS AND ELECTRIC COMPANY
0�li� + x010 WEST LANE • P. 0. BOX 930 • STOCKTON. CALIFORNIA 95201 • (209) 466-2261
August 2, 1985
File: 606
Review of Draft EIR
Maggio Industrial Park
EIR 85-1
0
MSan Julian:mc
cc: Roy Maggio
21750 Ray Road
Lodi, CA 95240
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City of Lodi
221 W. -Pine Street
Lodi, CA 95240
Gentlemen:
We have completed our review of the Draft Environmental Impact
Report for the Yb,&aio Industrial Park Project, Lodi•
PGandE has no comments on the Draft EIR. However, we would like to
involved that should
�i
take this opportunity to inform the parties
or undergrounding of our
this development require relocation
located within the development or
facilities, whether presently
within adjacent streets, said facilities will be relocated at the
developer's expense.
Thank you for the opportunity to review this project. If you have
Michael San Julian at 942 -1553 -
any questions, please call Mr.
Sincerely,
S. V. Ko
Division Land Supervisor
MSan Julian:mc
cc: Roy Maggio
21750 Ray Road
Lodi, CA 95240
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r
P,P�CIFIC
GAS
AND
ELECTRIC
COMPANY'
J�D (_CTF'01_, -}-
12 WEST
PINE STREET
LODI, CALIFORNIA
95240 (209) 369-3538
DAVID J. SWEITZER
MANAGER - LORI
August 6, 1985
City of Lodi
Planning Department
Re: Maggio Industrial Park
N/W corner Stockton and Harney Lane, La _, CA.
Upon receiving the Environmental Impact Report for Maggio Industrial Park
located at the N/W corner of Stockton and Harney Lane, Lodi, CA., Pacific
Gas and Electric Company researched the impact this annexation would
present if this project was accepted into the City of Lodi.
PGandE presently has an electric line extension serving a three phase
Agricultural well on this parcel of land.
If this project was annexed into the City of Lodi, PGandE would request
fair and just compensation for the value of the capital equipment purchased
or removed, severance costs and the loss of revenue from the existing
customer being served at the present time.
If you have any questions regarding this matter, please call ms at
(209) 369-3538.
Sincerely,
D. J. 2tzSweitz
Rim
1 L
`U 0 ;'
CC
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APPENDIX A
INITIAL STUDY
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Environmental Assessment
INITIAL STUDY
1. PROJECT TITLE MAGGIO INDUSTRIAL PARK
2. LOCATION Northwest corner Stockton Blvd. & Harney Lane
3. PROJECT DESCRIPTION 32+ acre industrial park with rail access. There will
be two large parcels (11.1 and 13.8 acres) and the remainder are smaller
.6 and .7 acre parcels (14 in -all)
4.
General Plan Designation (A) Existing (city), (B) Proposed (A) GA,
general
agricultural (San Joaquin County); (B) None.
5.
Site description and surrounding land use Currently in vineyard.
Residential
to the west; agricultural to the Past and south; and a City park
to the
north.
6.
Zoning (A) Existing, (B) Proposed (A) GA, general agricultural (San Joaquin
County); (B) Industrial -heavy.
Will the Project Have a Significant Effect
Through Any of the Following Impacts? Yes
No Maybe
7.
a. Substantial alteration of natural topography, soil
orsubsoil features ..............:.................... X
b. Substantially degrade surface or groundwater quality..
_
X
c. Substantially deplete surface or groundwater
resources .............................................
X
d. Substantially interfere with groundwater flow
orrecharge ..........................................
X
e. Cause a significant affect related to flood, erosion
or siltation ..........................................
X
f. Substantial interference with the habitat of any
species of fish, wildlife or plant........ ..........
X
g. Violate ambient air quality standards or create
substantial air emissions or objectionable odors......
X
h. Substantially increase ambient noise or glare
level for adjoining areas ............................. X
_
i. Substantial reduction of existing cropland............ X
j. Expose individuals or property to geologic, public
health, traffic, flood, seismic or other hazards......
X
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Mitigation Measures to Reduce Adverse Impacts Identified b-; Initial Study:_
To be identified in EIR
RECOMMENDATION
Negative Declaration
X EIR Conditional Negative
Declaration
JAMES B. SCHROEDER
Environmental Review Officer
By �it%',l.—�Y7f----- Date 5/8/85
FIP/1-ill rnr.rn�r
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Yes
No Maybe
k.
Have a substantial, demonstrable, negative aesthetic
effect...............................................
X
1.
Result in the disruption or alteration of an
archeological, historical or paleontological site....
X
M.
Cause or allow substantial increase in consumption in
X
any natural resources... .............................
—
n.
Results in the use or waste of substantial amounts of
X
fuel or energy ......... .............................
_— —
o.
Necessitate major extensions of water, sewer, storm
X.
drain, electrical lines or public roads ..............
p.
Substantially increase demand for cr utilization of
public services such as schools or fire or police
X
protection...........................................—
q.
Substantially change transportation patterns related
to existing traffic load, street capacity, parking
X
availability or traffic safety ....................... —
—
r.
Induce substantial growth, concentration or displace-
X
mentof population: ...................................
—
s.
Result in an alteration or conflict with existing or
planned land uses.. ............................... X
t.
Conflict with adopted plans, goals or policies of
X
the City of Lodi ....................................
_
Adverse
impacts of project and their magnitude: reduction of 32+ acres of
agricultural land. Increase of noise due to warehouse operations
and spur line.
Increase of truck and car traffic on Harney and Stockton Street.
Mitigation Measures to Reduce Adverse Impacts Identified b-; Initial Study:_
To be identified in EIR
RECOMMENDATION
Negative Declaration
X EIR Conditional Negative
Declaration
JAMES B. SCHROEDER
Environmental Review Officer
By �it%',l.—�Y7f----- Date 5/8/85
FIP/1-ill rnr.rn�r
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APPENDIX B
TYPICAL SOUND LEVELS
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A -WEIGHTED SOUND PRESSURE LEVEL. :N DEDCIBLES
14®
130 THRESHOLD OF PAIN
CIVIL DEFENSE SIREN (1001
120
JET TAKEOF (2001 1
I
RIVETING MACHINE
DIESEL BUS (151
BAY AREA RAPID TRANSIT
TRAIN PASSBY (101
PNEUMATIC DRILL (50')
SF MUNI LIGHT RAIL VEHICLE (351
FREIGHT CARS (1001
VACUUM CLEANER (101
I
SPEECH (1')
AUTO TRAFFIC NEAR FREEWAY
LARGE TRANSFORMER (2001
AVERAGE RESIDENCE
ROCK MUSIC BAND
PILEDRIVER (501)
AMBULANCE SIREN (1001
BOILER ROOM
PRINTING PRESS PLANT
GARBAGE DISPOSAL IN HOMk (a"
INSIDE SPORTS CAR (50 MPH)
DATA PROCESSING CENTER
DEPARTMENT STORE
PRIVATE BUSINESS OFFICE
LIGHT TRAFFIC (100')
TYPICAL MINIMUM NIGHTTIM(:
LEVELS -RESIDENTIAL AREAti
SOFT WHISPER (57
2®
RUSTLING LEAVES RECORDING STUDIO
i.
10
THRESHOLD OF HEARING MOSQUITO (31
i
(10011 -DISTANCE IN FEET BETWEEN SOURCE AND LISTENER
TYPICAL SOUND LEVELS
MEASURED IN THE ENVIRONMENT AND INDUSTRY
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.ter—---_>-...... -f, ,,r�,a,m..+'a.«.es.^s.¢_s. atl'...^..an..xk r..�. "'r°C •�
EIR AND PREZONING
ORD. NO. 1363 INTRO.
r-
aijC� Notices thereof having been published and affidavits of
publication being on file in the office of the City Clerk, Mayox
Hinchman called for the Public Hearings to consider the Planning
Commission's recommendation that the City Council certify as
adequate the Final Environmental, impact Report for Taves Park,
a proposed 23.6 acre residential, institutional and commercial
project at the southeast corner of West Kettleman Lane and
Lower Sacramento Road and to consider the Planning Commission's
---- _--. _ recommendation that Taves Park, a proposed 23.6 acre
residential institutional, and commercial project be prezoned
R-2, Single -Family Residential; R -C -P, Residential-
Cmuercial-Professional; and C -S, Commercial Shopping shown as
Alternate "B" in the Final Environmental Impact Report for the
proposed project.
The matter was introduced by Community Develorr—I n- r '
�roeQer-wna—priL�iiagx�r�Fie`subject area and
responded to questions regarding the matter as were posed by the
Council.
Erin Corey, City of Lodi Junior Planner, reviewed the Final
Environmental Impact Report for Taves Park and responded to
questions regarding the document as were posed by the Council.
The following persons spoke in favor of the recomiendations
regarding Taves Park:
a) Mr. Fred Baker, Attorney -at -Law, representing Dr. Taves,
317 W. Lodi Avenue, Lodi.
b) Mr. Glen Baumbach, Baumbach-Piazza, 323 W. EJm Street,
Lodi
a) Before the adoption of the "Greenbelt Initiative" In
August 1981, the parcel in question has been designated for
residential development for many years by the City of Lodi
General Plan. The areas directly to the east of the
Project site have baen undergoing urbanization or will be
in the near future. Rural residential development also
exists to the south of the parcel but is not within the
City limits. Residential and commercial development is
Planned for the parcel adjacent to the Taves parcel and the
Proposed development will be a logical extension of the
urbanized area.
r _ — ' IAARaAlll71 ��
6
ft
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1-e, _.. .3e [3< "bsG..._"'.`^2....:::. :`r. y:'..v✓.,.. .. .r' '^.:,t .mss.` '.,a"4gb�� '. .,.5; .. .... �'..: i�. s.. .,.'S _ .....
- ......-`
b) If this project were no-C approved, it could affect thy=
long-term, hoasi.ng supply in Lodi. At this time, there are
about 338 acres of residential-zoned land left for
development in the city limits. However, most of this has
r
already been planned for development and the buildout is
approximately 3.75 years. once this supply of housing is
used up there are very few new subdivisions to take their
place. Much of this is a result of the "Greenbelt
Initiative" which has significantly restricted the
possibility of new development. Residential projects often
take 2-3 years frau the planning stage to when the hares
are built. Even if the Taves project were approved, it
might be 1987 before any houses are ccupleted in this
project. By then the number of existing subdivision lots
will be substantially reduced.
B. Environmental Impact II
Drpact: Urbanization of subject parcel will affect
adjacent agricultural parcels.
6
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