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Agenda Report - October 1, 1986 (100)
MEMORANDUM, City of Lodi, Community Development Department TO: CITY COUNCIL DATE: OCTOBER 1, 1986 FROM: COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: FINDINGS OF APPROVAL FOR PARKVIEW TERRACE SUBDIVISION ENVIRONMENTAL IMPACT REPORT - EIR 86-3 A. 1. ENVIRONMENTAL IMPACT The project will result in the loss of 20.88 acres of prime agricultural soil if the project is approved. This loss cannot be mitigated. (pp. 3-4) Finding All 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 soils in order to preserve the prime soils: Every development built in the Ci-ty,large s or small, utilizes some prime agricultural soil. The residential, commercial and industrial needs of the City necessitates some urbanization of agricultural land. Overriding Considerations a, „IWe area n question was designated for residential development for many years prior to Measure A. The area has been urbanized for . many years and there are f residential developments adjacent to the proposed project. i The City of Lodi has planned and constructed its utility system to serve the area with water, sewer and storm drainage in anticipation of the area developing. The : existing infrastructure will allow development of the area without costly expenditures of public funds for the extension or construction of major new lines. . g 2) ENVIRONMENTAL IMPACT Urbanization of the subject parcel will affect adjacent agricultural parcels. (pg. 4) Finding While some modification of current farming practices may be required, those modifications will not prevent the continued agricultural use of the adjacent parcels. The use of agricultural chemicals can continue although in some cases alternative methods of application or types of chemicals may be required. There is a 137' right of way on Lower Sacramento Road which will serve as a buffer between the agricultural use on the west and the project site. 3) ENVIRONMENTAL IMPACT The project will generate approxsmate)y 1750 vehicle trips per day when fully developed. Finding project will be adequately served by proper street design and widening. Lower Sacramento Road frontage will be abandoned. 4) ENVIRONMENTAL IMPACT The project will produce some additional air pollution both from vehicle emissions and construction activity. (pp. 14-17) Fin�dinq This alternative would eliminate the environmental impacts resulting from the proposed project. This alternative would, =2- PARKVIEW/TXTD.OIB Finding Based on Air Qual4ty projections, the amountof vehicle -generated air pollution will not significantly affect the region. The construction generated pollution, - primarily- dust, wi-ll be temporary, -.:lasting only. during the period of construction. Much of the dust problem -can be eliminated by watering down the site during the dry construction months. �d 5) ENVIRONMENTAL IMPACT 7r� The project is located adjacent to Lower Sacramento Road and Lodi Avenue which have traffic generated noise levels } that may require noise reduction measures for residential units. Finding $ecause noise levels excE-ed recommended levels for residential units, a noise analysis will be required for any residential structure along Lower Sacramento Road or Lodi Avenue. B. ALTERNATIVES TO THE PROJECT The EIR discussed several alternatives to the proposed project. The following are findings on three alternatives. Alternative 1 This alternative ernative is a "no project" alternative which would mean that no development would be constructed on the property. (PP• 25-26) Fin�dinq This alternative would eliminate the environmental impacts resulting from the proposed project. This alternative would, =2- PARKVIEW/TXTD.OIB however, affect the future supply of housing in the City of Lodi, particularly senior citizen housing. Alternative 2 Th saTative would utilize an "infill" property as an alternative to the proposed project. (pg. 24) Finding of Lodi has consistently encouraged the utilization of "infill" parcels of land available in the City of Lodi. There are no parcels of land available in the City of Lodi. There are no parcels that could accommodate the Parkview Terrace project. Most of the "infill" properties are small in size, ranging from single-family lots to one or two acres. All the large parcels are under development or have an approved project on them. Additionally, most of these parcels, if they were available, would be very expensive. The price would probably make affordable housing impossible. el+o.•nnri.,o z Deletes senior citizen project for a single- family residential -project. This would-_resul.t in a._.lower.._de.1sity_. ..____. project and "wouldreduce all impacts except those on the Lodi - Unified School District. This alternative would add 104 students to the school district. This alternative could also affect the supply of senior citizen housing in Lodi. Lodi has a high proportion of senior citizens compared to the rest of San Joaquin County, and studies show that the senior population is growing by 25% per year. Although at the present there seems to be an adequate supply of senior housing at various rents. This growth rate, if it continues, could exhaust the supply quickly. The proposed project is also unique- in the fact the units will be for sale, not for rent, which might appeal to senior who want to live more independently and have more money. C. GROWTH -INDUCING IMPACT The project will not have a significant growth -inducing Impact on the City. _F__indingg T���oject is surrounded on three sides by the City of Lodi with this parcel approved for annexation, all land east of Lower Sacramento Road from north of Turner Road to Kettleman Lane would be in the City Limits. This area is affected by Measure A, which will require approval by the voters of Lodi before any development can take place. -Measure A has placed a significant growth limit on the City of Lodi. Whether or not there will be further -3- PARKVIEW/TXTD.OIB • 1 annexations and development in the project area will be up to the voters. If_ they choose not to approve any future annexations, there may be very little growth of the City in future years. I -4- PARKVIEW/TXTD.OIB r .. DECLARATION OF MAILING On September 24, 1986 in the City of Lodi, San Joaquin County, California, .I deposited in the United States mail, envelopes with first-class postage prepaid thereon, containing a copy of the Notice attached hereto, marked Exhibit "A"= said envelopes were addressed as is uare particularly sham on Exhibit "B" attached hereto. There is a regular daily comamication by mail between the City of Lodi, California, and the places to which said envelopes were addressed. I declare tinder penalty of perjury that the foregoing is true and correct. Executed on September 24, 1986, at Lodi, California. ALICE M. REIMCHE City Clerk / I'H JOHW-0 _ (( puty Cityerk . Exhibit "All '� •Jt t 1 M01•� i i t ?• /' 1 t�►: D�►� A�� �rI�J�/ : 141•: : ��• N 2•,, i?ON....M NOTICE IS HEREBY GIM that on Wednesday, October 8, 1986 at the hour of 7:30 p.m., or as soon tbereafter as the matter may be heard, the Lodi City Council will conduct a public hearing to consider the Planning Commission's recommendation that the City Council certify, as adequate, the Final Envirormciental Impact Report (EIR 86-3) for Parkview Terrace, a 20 acre, 155 unit proposed adult cammmity at the northeast corner of West Lodi Avenue and Lower Sacramento Road. Information regarding this item may be obtained in the office of the Ccommity Development Director at 221 West Pine Street, Lodi,--- _ California. All interested persons are invited to present their views and comments on this matter. Written statements may be filed with the City Clerk at any time prior to the hearing scheduled herein and oral statements ray be made at said hearing. If you challenge the subject matter in court you may be limited to raising only those issues you or scmeone 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., . r By Order of the Lodi City Council: Alice City Clerk Dated: September 17, 1986 Approved as to form: S 1 t k Ronald M..Stein City Attorney MILLS PROPERTY nrry nc I nnl _ ■ !� ■ !� ® m ■ ■ ■� ■ ■ ■ ■ ■ ■ ■ ■ ■ u ., rJi ■ �■ loll I:I ■ �ININI�'rF- s e 0 SITE TABULATION SITE AREA IN 2088 DENSITY (UMTS PER ACRE) TA2 I ■ !� ■ !� ® m ■ ■ ■� ■ ■ ■ ■ ■ ■ ■ ■ ■ u ., rJi ■ �■ loll I:I ■ �ININI�'rF- s e 0 SITE TABULATION SITE AREA IN 2088 DENSITY (UMTS PER ACRE) TA2 UNIT TABULATION DUPLEX UNITS 76 Ul TRWLEX UMTS 64 UI FIVEPLEX UNITS 26 U' TOTAL UNITS SS PARKING TABULATION REQUIRED /l -v2 CARS PER UMT) Z35 C CARPORTS PROVIDED - 234 1 i IT •PLAN � iCKE f0 - 0 . - PARKVIEW TERRACE j 1MENiLANO ASSOCIATES 1401 UEft 1.001 M(Nx 1.001. CALI1000i •�w•r• •••.�•• �•.�•. waw. • .......... 1 i • r -T7 M-,.- E:Fq.Lr--- L'i NN E� Li r rry Ow 111111 S 11111111 ME ■ mom ori — -M mmm EL 123 WEST LOO( AVENUE SITE TABULATION SITE AREA i2066 DENSITY (UNITS PER ACRE) T42 UNIT TABULATION DUPLEX UNITS ?6 1 TRIPLEX UNITS 54 nvEPLEX UNITS .)26 TOTAL UNITS . ISS PARKING TABULATION ' REQUIRED U- V2 CARS PER UNIT) 233 CARPORTS PROVIDED 254 SIT AN .P PARKVIEW TERRACE WENTLAND ASSOCIATES 2401 WEST LOW MINUt, LODI. CAL410- 6A Dated: September 17, 1986 Approved as to, form: "M. UF— City Attorney NOTICE IS HEREBY GIVEN that on Wednesday, October 8, 1986 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 to consider the request of the property owners to prezone Parkview Terrace, a 20 acre, 155 unit adult canmuiity at the northeast corner of West Lodi Avenue and Lower Sacramento Road to P -D, Planned Developrent, to acct modate a cluster home development with recreation amenities. Information: regarding this item may be obtained in the office of the Community Development Director at 221 West Pine Street, Lodi, California. All interested persons are invited to present their views and canments on this matter. 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 saneone 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 n- Hearing. By Order of the Lodi City Council: Alice x L-e� City Clerk Dated: September 17, 1986 Approved as to, form: "M. UF— City Attorney %NW ora. P- N P k TY T 016 MAILING LIST FOR : PAW4115AJ 751pagge FILE 0 Eich gr' APO OWNERS NAME MAILING ADDRESS CITY STATE ZIP 10 t 11) IL 71 7 7 4 -030F -o3v - Y-030-338 D. M► t - LE o} T P O 31 1384 Q p aox LODI LOD 1 Loo 1 CA GA 952 95 q5741 13 _-0 - G t 1 -0 30.7 I -sr, sr C14WWOP Lm GIT`( OF wo,- 2301 t -AV n C, e17-4 0 -0 351: A,<r S w YJA 75 7/x9-0/ a 22 L-0 a4 o f 6MCAL t Z F f sT LO A S '7 H4 0-]Y-130 - //DOXk6tAS 4 QJDA MctAU4ALjW 7,224 Npj. WaWaT 1-- LC 71 �h 45 2'}U oil K 4 -1-h F-LmA Ek)esS 12jjq>Ot4 STtL`71 CA C 240 o , ?s od 9 -,020,29 FgEbatCC RAC Mb t s L- W AiC-- ��Uf p c k- QS 9cZAI ng - 's -.20 900AL10 4 C E u4,5Lf,1P - a 3 -.� LAO 9r, :A 0 - LeW I� -EvW4E ft ERTt R RA s '24D I-VOC .. .1 11 P-7 st 1 1-040 ./ ,. .. /. .. '�- - nc)q 1614 7-090 -.13 poeLar it irsullf, I TO 23x1 V CANZILL0 C -IRI- z WD I GA Q524 0. JO O' '7 O- R R 2 A L: 1 CA 95 Z4c3 ,' o3 -o4 CNa+S 1.A VETA ZLCR Ir 1 W. WID j Ar- O fR 95�c1 QX7 JOSEPH cN 231-5 CA I t, L, fA C ►aC I- - LcD 952V C1 Cu -7- -0a &" 23-30 W LtdlAVE-of 915o -OqO-04 PAUI-4.1EW"FE LAI&&-- 3 S. L.AYIDA 1 CA 9524 _00-0 ACC t D 20w. L00i Aq&0 00 8f V-06ERf 4 15L.A1 'L31 W r-o>at LolD1 9 - Z4Qf - U C Vf ) 5 40 o aR ru- 3oQQ KQ/ST-MON T -:3" 4o0/ eiA ?C, -;a4 0 Q0qp1 _, _t; �c3E+�T' ousta.sE 22-36 w. "01 AvE "131/ 95,go E Gil- i V- t bo,< 15 gjA7T W S Z J V 0 av I M i� V�I����III�I IIIIIIIIIIIII�IIIII OR ii� 1=�1 11111111111011111110��1 M PROOF OF PUBLIC .ON This space (b►ar the County Clerk's Filing Stamp (?MISS C.C.P.) STATE OF CAL.tlt ORNIA. County of San Joaquin I am a citizen of the United States and a resident of the County aforesaid, I am over the age of eighteen yens, and not a party to or interested in the above - entitled matter. I am the principal clerk of the printer of the Lodi News -Sentinel, a newspaper of general circulation. printed and published daily, esoept Sundays and holidays, in the City of Lodi, California, County of San Joaquin, and which news- paper has beets adjudged a newspaper of general circulation by the Superior Court, Department 3. of tho County of Sm Joaquin, State of California, I ndo! the data of May 26th, 1853. Case Number 65M, that. the notiM of which the annexed b a printed copy (ad in type not smaller than non. parell), has been published in each regular and entire issue of said newspaper and not to any sup- plement theeeot on the following dates, to -wit: all in the year 19--- 86 I cer ft (or declare) under peralty of perjury that the foreg014 is trete and correct. Dated t Lodi, California, this .........26thday of ..Sept 86 ................9 19 ......... ,�) • tf c.Q�L�� ................. Signature E ^ ��s �P 30 �-..� E- ;,7 ALICE 1.1. 11,101 -I -E CITY CLERK C1%Y OF LODI Proof of Publication of F]iNAL... EIR„FOR PARKVIEW TERRACE .................................._....._.._. _.... - NOi1Cf Op p11K1[IIfAt`IIIO /gA�0e10 fllt CMTt�N/e As AO�OYA1t Z11f /p11tt���RRAp R!!'O!T NOT= a 11wst e14Bf "M on viedn..eep. oppber S. Uri at to herr of ?:X O.tw., or as soon Museslbs as dee enetlsr"be Aswd. Mee Wd*PAk!W*11 is c,WAwfee» rkonft dOeeeunlssloWe recO' .efts~ *At .ice Cwt CeVI A eMMlp. M Ode• giolo. An ft -A a whom nee 1 1 P', Repay MR Opee1W 9&& eanniwlb Of 1Ae needeeost ow elMtogardft *A "own may beobtolerd M Me eQke el ebe C.ervift qt o- at o, m West ►Ue fMet. lea. ceI AN as r.e..+.d p«�» en bwpsd b present drtr d..e. OW eamneMs en.dde enolNr. vvrHl.n ►feNm.n+. Amp be Wed AHA 00 ulp clerk a WWAne prier a a» Aeerkq sdwMed A.Poi end ” .roi.- a d ob�W ,pemod`� SAIW na W in WW"WW"yw mer � A1 "Wto M" -vt 01— Maws v- or emneene else retied a/ Nie puWk MeaMMqq deenibed M Mds nepw or b► srrll.sn oxnspad. enq dev""d a IIN/ CHV Gefk. iIl woo P" Sweet. of or pier 10. ilia p� NeerMO. SV order of r. AMA rhe McweicR: WWAOG otrawk D,%& sseplember 17.1"6 es wlenm PROOF OF PUBLICATION 3 CITY COUNCIL FRED M RECD, Mayor " I T Y OF T o EVELYN M.OLSON j/ N.ayor Pro Tempore CITY HALL, 221 WEST PINE STREET x DAVID M. HINCHMAN CALL BOX 3006 ri JAMES W PINKERTON. Jr. LODI. CALIFORNIA 95241-1910 # JOHN R. (Randy) SNIDER (209) 334.5634 September 25, 1986 THOMAS A PETERSON Iµ City Manager RECEI,e ( M BEIM City Clerk Gn^ Jlf 2 C 9D STEIN ''J 1 City Attorney ALICE '4. RENCHF CITv CLERK CITY OF SOD' Mr. Charles Wentland c/o Wentland and Associates 521 South Nam Lane, Suite A Lodi, CA 95240 Dear Chuck: Re: Parkview Terrace At its meeting of Monday, September 22, 1986, the Lodi City Planning Commission took the following actions concerning Parkview Terrace, a 20 acre, 155 unit adult community proposed for the northeast corner of West Lodi Avenue and Lower Sacramento Road: 1. Recommended that the City Council certify as adequate, the Final Environmental Impact Report for the project; and 2. Recommended that the City Council prezone the area encompassed by the project P -D, Planned Development District to accomodate a cluster home development for adults with recreational amenities. The City Council has scheduled public hearings on these recommendations at a Special Meeting on Wednesday-, October 8, 1986, at 7:3D p.m. Sincerely, J S B. SCHROEDER C unity Development Director cc: City Clerk NOTICE IS HEREBY GIVEN that on Wednesday, October 8, 1986 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 to consider the request of the property owners to prezone Parkview Terrace, a 20 acre, 155 unit adult community at the northeast corner of West Lodi Avenue and Lower Sacramento Wmd to P -D, Planned Development, to accommodate a cluster hone development with recreation amenities. Information regarding this item may be obtained in the office of the Community Development Director at 221 West Pine Street, Lodi, California. All interested persons are invited to present their views and comments on this matter. 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: t1uCt.� Alice M.Reidche� City ,Cleric Dated: September 17, 1986 as to form: Ronald M. Stein City Attorney Notice sent under declaration of mailing to same persons listed on Exhibit "B" for Public Hearing regarding EIR PROOF_ OF -PUBLIC - -� (2015.3 C.C.P.) STATS Or CAMORNLA, County of San Joaquin. I am s citizen of the Unitod States and a resident of the County aforesaid; I am over the age of eighteen, years, and not a party to or interested in the above - entitled matter. I am the principal clerk of the printer of the Lodi News,%ntinaL a newspaper of general circulation, printed and published dally. e:eept Sundays and holidays„ in the City of LrcM, California County of San Joaquin, and which news- paper has been adjudged a newspaper of feral circulation by the Superior Court. Department 3, of the Coady of Baa Joaquin, State of California, under tbo daft of May 26t1. 1953, Case Number 65990; that. the notice„ of whkh the annexed Is a printed copy (set in type not smaller than non. pared), has been published in each regular and entire bow d said newspaper and not in any sup. pum"t tbersol on the following darter, to -wit: Se. t'...2.»6.'...............»...........»....................................... 86 i I caft (or declare) under penalty of perjury that the forego!" is true and correct. Dated at Lodi, California, this ..........26ctllay of t i Sept. 19.. 86 ...... ....... .l,... ...:�,z,�.. •............ .» Sipnatuce :;I- spies Is =ti1a County Clerh'i r[llag Stamo i�ECEIVE_ 0 En3 CCLP30„f�,.A: U • %37 ALICE 1H. R=iD{CNE CITY CLERK CITY OF LODI Proof of Publication of TO CONSIDER PREZONING ....................................... .............. ...... .............. ........ PARKVIEW TERRACE 1to11a oP PUUX OMAMM yo ° oroylcll Is "gem olVM Thar on wed"eadey. Ocaber �, tyN a 1►re Mw d h�0 pewee er es mom "W*~ a Mee woear wey be' Me tell Gy Council "M oendncl a "k k Monne so cee.id.. are req~ e1 N» ps"N tv ascan to pruene ►akvaw tenoce, a 70 We. 1s$ Wo advN oowwwriq d the nenh.on cower of Won L” Averwe end Iowa► toaarnes Rood to P.D. ►lenrwd Oewiep"en4 wdea a ecco"oa dusty h dove cent aveetia rr wenttles. rrgy M obtoined M rho elike .1=2=11tleveiopwerN tlkec• for at 471 West ►Mo S*eel, nodi. CdMMxx . AN in. i leresled Ponenr ora Mwad to prewM "W yaws WW COO nrnM en fhN "otter. Wnnen no+ev M ; wqr be /Nod wHh the City Clerk a " one prier to /M hearbq adreduied harm ow ord Oak . wenM be mode oe sow he -n116 M q rM meet "nee► N Caw yea nay 80 MY ealy tlraee lown-rM or soenane else tolsod of the f Wk Maeot dewWed M this nWke or in wriran corrapen ecce delMered b 10 CHY Clerk. 921 Wes/ rho Sirm.elorpria.le "Pu 1lowtvy. ~AA KIA �Y CT "towed!` groes*S.pa h- 17.19% /1eerovede. 10=* brw: k�bONAIOM.ti<1t111 6+MO�i r Soo.. u.1 - - -ew PROOF OF PUBLICATION 11 "I"Pf)j l k"I /_i io i FINAL ENVIRONMENTAL IMPACT REPORT FOR PARKVIEW TERRACE EIR 86-3 APPLICANT Charles Wenttand Wentland & Associates 521 South Nam Lane, Suite A Lodi, CA 95240 PREPARED BY City of Lodi, Community Development Department 221 West Pine Street Lodi, CA 95240 Air Quality Text Prepared by: Jones & Stokes & Associates 2321 P Street Sacramento, CA 95816 PAGE INTRODUCTION i SUMMARY ii PROJECT DESCRIPTION 1 Site Location l A Project Characteristics 1 Approvals Required 1 ENVIRONMENTAL SETTING, IMPACTS & MITIGATIONS 3 A A. Land Use and Agricultural Land Conversion 3 B. Traffic 4 C. Soils, Geology and Drainage 10 D, Noise 12 E, Air Quality 14 F. Historical and Cultural Resources 16 A G. Recreation 17 H. Community Services 17 UNAVOIDABLE IMPACTS 21 IRREVERSIBLE ENVIRONMENTAL CHANGES 21 RELATIONSHIP BETWEEN SHORT-TERM USES OF THE 21 ENVIRONMENTAL AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY. ENERGY CONSERVATION 22 CUMULATIVE IMPACTS 23 GROWTH-INDUCING IMPACTS 24 ALTERNATIVES 25 4 COMMENTS & RESPONSES 27 INITIAL STUDY 34 LIST OF RESOURCES 36 LIST OF EXHIBITS EXHIBIT 1 VICINITY MAP EXHIBIT 2 LAND USE MAP EXHIBIT 3 SITE PLAN EXHIBIT 4 MEASURE A EXHIBIT 5 FUTURE DEVELOPMENT EXHIBIT 6 TRAFFIC VOLUMES EXHIBIT 1 LANE GEOMETRICS LIST OF TABLES PAGE TABLE 1 ITE PROJECT TRIP GENERATION COMPARISON 6 TABLE 2 PROJECT TRIP GENERATION 6 TABLE 3 LEVEL OF SERVICE DEFINITIONS 8 TABLE 4 LEVEL OF SERVICE 9 TABLE 5 LOSS OF FARM LAND IN LODI 23 r PARKVIEW TERRACE. VICINITY MAP EIR 86-3 EXHIBIT 1 PARKVIEW TERRACE LAND USE MAP EIR 86-3 EXHIBIT 2 RCIALI t } AGRICULTURE I CITY LIMITS 1 I d EF L] LF_ u 1111111 L1.Lf�uM� •''—ll 1111! (- _---_ -_ ._.\ �j j �� lJ EZ:p tf� "� a ...� ... ED - COMMUNITY - %- O CpWfr4M� \� 1 - z - CENTER I"—I W i= -4l -fJ ----- 1111.1U.11l ilm W LIU] 1 _1�J111J 1 W W111111J.1.f Lo >t_- � SITE TABU( ATION WEST Lo01 AVENUE ' SITE AREA 2088 DENSITY (UNITS PER ACRE) 7.42 UNIT TABULATION DUPLEX UNITS 76 UNITS TRIPLEX UNITS 54UNIT8 FIVEPLEX UNITS 2E UNITS TOYAL UNITS 155 PARKING TABULATION REQUIRED (1- V2 CARS PER UNIT) 233 CAR, CARPORTS PROVIDED 254 EXHIBIT 3 PARKVIEW TERRACE SITE PLAN EXHIBIT 4 OPOINANCK NO. 1217 MEASURE A AN 014DINANCE AMCNUiNG TIIE LAND USE ELt74LNT or Till: CITY GENUItA1. PLAN AS ADOPTEU OCTOBER 5, 1955 111:1-10VINC. FHOM Tllr LAND U.SF. ELEMENT ANY AREA NOT NIT11IN Till: COHPOItATI: LIMITS UP Till. CITY UN THE IIATV tit' Till: AMI-rION Or TIIE OHDINANCI: AND Nlf.l ItI.VOIHI: A VOT.. OF Till: IT.OPLE To AGAIN INCI.UbI: Tiller Altt:A IN Till: LAND USE ELEMkXT The I.eopio of the City of Lodi do ordain as fnllows: 1. It shall be the policy of the City of Lodi to protect land in the Creon Belt area in order to preserve and prutect agricultural land, preserve the scenic value of the area, protect wildlife habitat and natural resources and to protect the small city character of Lodi. 2. The Green Bolt area shall be designated as the area between the outer limits of the incorporated city and the outer limits of the adopted sphore of influence at the adoption of this ordinance. 1: To affect the policy of the City of Lodi to protect land in the Green Belt area, non-agricultutdl development in the City of Lodi which lies adjacent to the Green Belt area shall be 1 -emitted only after a finding by the City Council that such non- agricultural development will not interfere with the continued productive use of agricultural land in the Croon Dolt area or that an adequate buffer or mitigation sone exists to assure continued prWuctive use of agricultural land in the Crean Dolt area. 4. At the time of adoption of this ordinance, the Green Beit arca shall be removed from the existirnl Land Usu Eliwunt tit the General Pian of the City of Lodi. 5. Before land Jr the rr,-in Belt ar:.a c.+n i,o ani.vxwi by the City if Lodi, an amendment to the Clay's Land Use Element of Itic General Plan must he made and approved b-,• a majority of the people voting in a city -vide election. 6. liefore any annexation proposal can be approved, the City Council must make the finding that the p:oposod annexation is contiguous to existinq city bount:aries and the projected demand from the piuposed development in the area to be annexed will not t•wcoi-d the srrvicr eapsclty of existinq municipal utilities and sor- y vices, the b0mit)l dl strU:t, alli) exlstuty rw►dways. 7. Mater, sewer, and electrical facililiel. bltait nut Lu expanded ur extended until the City Council makes the findin.I that a prot,osed expansion or extension in consistent with th.t qu.tt•:, policies and land use designations of the General Pian and this of d i narwu. 8. The City of Lodi may hold elections in cunsolidation with other scheduled elections in the City for the purpose of allowarol voters to voice their opinions on amendments to the City's land Usu Elewtent of the General Plan. 9. It any portion of this ordinance Is hereafter dctrimint-d to be invalid, all remaining portions of this ordinance shall remain in force and effect and to this extent the provisions or this ordinance are separable. Slrction 2. - This ordinance was brought to a vote of the voters at a Special Initiative Election held In the City of Lodi on August 25, 1981 and as a majority of the voters voted in its favor, the ordinance is a valid and binding ordinance of the City of Lodi. Section ]. - This ordinance shall be considered As adupled upon the date that the vote is declared by the legislative body (Tuesday, September 1, 1981) and shall be In effect 10 days after that date. Section 4. - All ordinances and parts of ordinances in c..n- flict herewith are repealed insofar as such confltet may exit.t. Section S. - Pursuant to Section 4011 of the State of California this ordinance shall not be repealed or amended except by a vote of the people. State of California County of San Joaquin, ss. f, Alice M. Neimche. City Clerk of the City of Lodi, do hereby certify that Ordinance No. 1237 was brought to A votr of the voters at a Special Initiative F.fectiol, held in the City of Lodi on August 25, 1981 and as a majority of the voters voted in its favor, the ordinance is a val.d and binding ordinance of the City of Lodi. Thin ordinance shalt lie considered as atinpled upon the date that the vote was declared by the legislative holy (Tuesday, Septe.*ber 1, 1981) and shall be in effect 10 days after that date. ALICE M. REIMCIIE City Clerk 1) 77 I i 14 3 1r _Q% - LORI ; _ ~ .g ., Greenw.io MUNIDI CIM, TURNER _ROAD) r' -atJUQW00l r n h LAKE'." W 2. E �clroa V non 0 �` C7 •Tao.• �i Occ C N ! :7 Mas_' Street S� Eur 0••1 < t modc t3. 's, - I u` AVENUE Y CtAOy ar<. c et Me Pa- ..en Dr. U C� '. Bet A, C pa•► ON J. L A - len a PC{a f Cour Street Lnl Y101 -1W �= L da.:)erry 71; E ve Av t1' VATS DE s v) y emiro Drive I PARK t=1 R41"an a c Y 2 38 72 d C t Grath na = " K Graw, PROJECT a Locket O d 0 re et 3 u Ave. S K� V � I ! 7CIlOoI Z 31iE anooO c Mariposa ST. f[t n 1 I I Wen : cwft- a.J 3 O •., \\ � 1r _Q% - LORI ; _ ~ .g ., Greenw.io MUNIDI CIM, -- r' -atJUQW00l PARK;• Q` LAKE'." W WEST 3 E �clroa V non 0 srTT, v Kir, .00d Dr 1100 ....•1.....•.. t NIOM b1NH _ .•. 1 "Lake q Home Drrve > P. " N Y any 0� :7 Mas_' Street S� Eur 0••1 < 's, - I u` AVENUE Y CtAOy ar<. c et Me 11po rn U C� '. Bet A, Short v' D' LA a PC{a f Cour Street Lnl Y101 -1W ke S . L A - '••. E ve Av s v) y emiro Drive I ob t t=1 R41"an a c Y > A j3 72 d C t Grath na = " K Graw, taae! d> q t StnQ W Locket O d 0 re et 3 u Ave. S o I ! 7CIlOoI Z 31iE anooO c Mariposa Way Z n 1 I I Wen Locust W S St-ein ZQ ' E [a 1 11 �� I Diablo ', . 3, u r Cabrillo Circle CTbin _ "lane- • • 1 = West Q 3>Tokay 1 Cochran Drive a t coq Zu t COMMUIiRY c O I HOSPITAL 4 - E o PROJECT NAME, 3 iaac is 3 a •-.. A �tt 1. WOODLAKE NORTH !10 n'Yeli "Ve ' Wil 2. TURNER APTS. 4O. c 3. PARKWEST 4. SUN -WEST a° 0 WEST K ETTLEMAN 1a-.iSG i Vitra Drive row( Ilnn i �l tLODI Mw SCHMdam 1 ►los Park -'Street Cardinal Street qu�� . .12 too$ MUNK:I►ALx :: c�' L-11 _ St1v ct CMUN Tamarac AMMAt�FEt16! Q Dr. LANE _ I Sfi ' < E WEST 3 low 0 , too r D, t NIOM 3i c TS c q 'A-, •• 's, - I u` AVENUE c et Me 11po , n U C� Am on Dr. Lnl Y101 -1W - E E < x '.v;est 1a-.iSG i Vitra Drive row( Ilnn i �l tLODI Mw SCHMdam 1 ►los Park -'Street Cardinal Street qu�� . .12 too$ MUNK:I►ALx :: c�' L-11 _ St1v ct CMUN Tamarac AMMAt�FEt16! Q Dr. LANE _ 10 EXHIBIT 6 PARKVIEW TERRACE TRAFFIC VOLUMES `0.0, L It r PROJECT rg in a DRIVEWAY C. `f 1 M A hm 9500 U Q W Q CL NO SCALE 0 o Z o nn 4a/Q e( (NN �I2,tCD,O t o c 94.as --t I T a s:3 :� —S LODI AVE Yoltogo©—~ or 6000 I9e,rs.o z®-� ill Co A at w ;'_' z LE_ 0. W 4 I68.46.Z2.� 10400 ` TOTAL TRAFFIC Q `PARKVIEW TERRACE PROJECT TRAFFIC v% OTHER DEVELOPMENT TRAFFIC ui QEXISTING PM PEAK HOUR TRAFFIC 3 cr. 3500 EXISTING DAILY TRAFFIC VOLUME J EXHIBIT 7 ULTIMATE DEVELOPMENT LANE GEOMETRICS & RIGHT OF WAY LEGEND. i 1 EXISTING RIGHT OF WAY 8' 16' 112` 112' FUTURE I RIGHT OF WAY i 12' 112' 112' I 8' 1 N N co r co 1 j FLC 1 16' 10' N 1' s 30' l 0 w Z w 8' 16' 12' 12' 112' 12 a cc w O J io N T N r T N � N r D LEGEND. i 1 EXISTING RIGHT OF WAY 8' 16' 112` 112' FUTURE I RIGHT OF WAY i 12' 112' 112' I 8' 1 N N co r co 1 j FLC 1 16' 10' N 1' s 30' l INTRODUCTION This is the Final Environmental Impact Report (EIR) prepared in compliance with the California Environmental Quality Act (CEQA) of 1970. The report is focused on those issues identified as potentially significant. K. • The project's sponsor, Ar. Charles Wentland, is requesting the approval for the annexation of 20.88 acres for senior citizen residential development. The report is intended to enable City of Lodi officials and the public to evaluate the environmental effects of the proposed project and to examine 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. S • PROJECT DESCRIPTION The project consists of 155 cluster homes for senior citizens and includes a clubhouse, pool, spa and tennis courts. The parcel is zoned I -PA (Interim - Protected Agriculture) with a San Joaquin County General Plan designation of low density residential. Rezoning by the City of Lodi to P -D (Planned • Development) consisting of low density residential will be required. The overall density will be 7.4 units per acre scattered over the entire site in the form of duplexes, triplexes and five plexes. The project will require annexation to the City of Lodi and approval of the voters of the City as required by Measure A (City Ordinance No. 1237). • LOCATION The project site is located west of the City Limits at the northwest corner of Lodi Avenue and Lower Sacramento Road. The parcel is designated as Assessor's • Parcel Number 029-030-29. ENVIRONMENTAL IMPACTS 1. Loss of 20.88 acres of prime agricultural soil. Parcel is Class I soil • made up of Hanford sandy loam, well suited for a variety of agricultural uses. Development will mean loss of agricultural use of that land. 2. Urbanization of the subject parcel could affect the agricultural use of adjacent parcels by possibly requiring modification of spraying and cultivation practices A 3. Traffic, will increase: on Lower Sacramento Road and Lodi Avenue. The project will generate approximately 1750 vehicle trips per day when fully developed. 4. Air pollution will increase slightly as a result of increased vehicular t traffic. The increase in vehicular related pollutants will be insignificant in relation to the totals for San Joaquin County. There will be a temporary increase as a result of construction grading and will be a temporary increase as a result of construction grading and site work. This will occur during dry, windy periods and until the development is completed. 5. The project is located adjacent to Lower Sacramento Road and Lodi Avenue. Both streets have traffic generated noise levels that may require noise reduction measures for residential units. 6. The 155 residential units would generate approximately 157 tons of solid waste per year. The current disposal site is reaching its upper limits although a new landfill should be in use by the time this project is completed. MITIGATION MEASURES 1. Loss of agricultural land. No mitigation is possible if parcel is developed. 2. Impact on adjacent agricultural land. Lower Sacramento Road separates the agricultural property to the west and Parkview Terrace. Should the Batch property be farmed again, Lower Sacramento Road should provide an adequate buffer. The buffer should reduce problems of agriculturally related noise, dust and chemical spraying. 3. To adequately serve the project traffic, it is necessary to construct the south project street with two outbound lanes and one wide inbound lane divided by a median, and a special commercial driveway. The south project street should be a minimum of 150 feet east of Cabrillo Court. The Lower Sacramento Road frontage road should be abandoned. 4. Noise Impact. The developer will be required to do a noise analysis for any residential structure constructed adjacent to Lower Sacramento Road or Lodi Avenue. ALTERNATIVES TO THE PROJECT 1. No Project Alternative. Eliminates all impacts by leaving the site in agricultural use. This alternative could affect the future supply of housing in Lodi, especially senior citizen housing. 2. This alternative places the project in an alternative site somewhere in the existing City limits using vacant "infill" property. The problem with this alternative is there are no large vacant parcels remaining in the City limits. This City has had a continuous policy of only t developing properties adjacent to developed areas of the City and there have never been many "infill" properties. The City is, in fact, extremely compact in area for a city of its type and population. 3. Deletes senior citizen project for a single-family residential project. The project would consist of 104 single family homes resulting in a net density of 5 units per acre. This alternative reduces all environmental impacts except those on the LUSD. This alternative adds 104 students to the school district. IRREVERSIBLE AND LONG TERM IMPACTS to Loss of agricultural land is permanent and irreversible once development occurs. • A 100 IA c0 U 10 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. GROWTH -INDUCING IMPACT If the proposed project is approved by the voters and the City, it could have growth -inducing impact. If they were tc approve this project, that might indicate some willingness to approve similar development requests in the future. On the other hand, they could approve this request and deny all future requests. In any case, they would have the final determination on any future growth in the City. In the project area, all area west of Lower Sacramento Road is outside of both the Lodi General Plan area and the Measure A area. This means that development of this area could not occur as a part of the City of Lodi unless annexed. -iv- PROJECT DESCRIPTION A. SITE LOCATION The subject property is located on the parcel (San Joaquin County APN 029-030-29) and is roughly bounded by Lodi Avenue on the south, Lower Sacramento Road on the west, Allen Drive on the east and Twin Oaks Park and St. Peter's Church on the north (see Vicinity Map, Exhibit 1). The subject property is not within the City Limits of Lodi and will require annexation to the City in order to be developed with City services. The parcel consists of 20.88 acres which is currently in agricultural use and is planted in a grape vineyard. The property also contains a single residence and some related farm structures. The surrounding uses include a church and City park/basin to the north, a church, private swim club and residential subdivisions to the east and south, a shopping center to the southwest, and a 100 acre parcel in agricultural use to the west. (see Exhibit 2). B. PROJECT CHARACTERISTICS The proposed project, Parkview Terrace, consists of 155 cluster homes designed as duplexes, triplexes, and fiveplexes. The project density is 7.42 units per acre. The site plan showing the project development is shown in Exhibit 3. The project is designed for senior citizens. The parcel is owned by the Estate. of Martha Mills and will be developed by Charles Wentland and Associates.. C. APPROVALS REQUIRED In order to develop the site as proposed, the applicant must receive a variety of approvals from the City of Lodi. First, since the site is outside the City limits, the parcel must be annexed. Agriculture has been the predominate use surrounding the incorporated area. 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 Planned Urban Growth Area from the Land Use Element of the General Plan. The ordinance now requires that any addition to the City, 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). If the annexation is approved, the development proposal will require adding the property to the Land Use Map of the General Plan, approval of a zoning of P -D, Planned Development, and approval of a subdivision map. -1- The project property is not within the City limits and has San Joaquin County general plan and zoning designations. The project property has a San Joaquin County General Plan designation of low density residential and a zoning of I -PA, interim -protected agriculture, a holding zone. r r �r F 0 0 ENVIRONMENTAL SETTING, IMPACTS AND MITIGATIONS A. LAND USE AND AGRICULTURAL LAND Setting The 20 acre site is located on the northeast corner of Lower Sacramento Road and Lodi Avenue. The parcel is surrounded on three sides by the City of Lodi. The site consists of agricultural land currently in grape production. Soil on the site is Hanford sandy loam, considered to be prime agricultural soil. There is a residence on the site. Impacts The development of Parkview Terrace will result in the loss of 20.88 acres of prime agricultural land. The development of the site with residential uses will terminate further use of the property for agricultural purposes. The existing vineyards, house and buildings will be removed and replaced with streets, houses and other urban improvements. It is possible that the agricultural parcel (Batch property) across Lower Sacramento Road from the project site could be affected as long as it is in agricultural use. The Batch property has been farmed until recently and is not under cultivation at the present. q Should the Batch property be farmed again, Lower Sacramento Road should serve as an adequate buffer for the agricultural operations. The road width of Lower Sacramento Road at the project site varies from 64 feet to 80 feet. The City will require a 6 foot masonry wall along Lower Sacramento Road and Lodi Avenue to help mitigate traffic noise. This will also help mitigate agricultural noise. However, intrusions of pesticides and herbicides are more M difficult to mitigate. Pesticides, herbicides or other chemicals are controlled by state and federal regulations. All restricted chemicals, those with the potential to cause health or environmental problems, require a Sen 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 residences. Permits for application of restricted chemicals are issued based 40 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. Residential development may require modification of normal farming practices on adjacent agricultural lands. The use of, and particularly the aerial ;r application of, certain controlled pesticides and herbicides may be restricted on areas adjacent to residential developments. Cultivation and harvesting operations may resilt in complaints from urban residents concerning noise and ta' dust. Agricultural operations adjacent to urbanized areas may also be subject to an increased amount of trespassing and vandalism, particularly from the increase of school-age children. It is presumed, since there is a large residential subdivision north of the Batchro ert Vicinity see p p y ( y Ma p), that measures are being taken to mitigate problems with agricultural production, when the Batch property is in t production. Mitigation _ If Parkview Terrace is approved and constructed, the 20.88 acres of prime ` agricultural land will be removed from further use. There is no practical way to mitigate this loss. Once cleared and developed, it is unlikely the land € z will ever be returned to agricultural use. In situations where a particular chemical or application method is felt to be unsuitable, there is usually an acceptable alternative. The presence of homes T would not automatically mean that a farmer could not use chemicals. It would <' only mean that he would have to take particular care in their application and in certain cases might have to use an alternate chemical or method of _ application. "} Although there would be increased traffic adjacent to the agricultural land, T' this has not adversely affected crop production in other areas of Lodi. F s u_ J, Although it would not mitigate the above impacts, future residents of the . project should be put on notice of the existence of adjacent agricultural r. activities.. This can be accomplished by requiring covenants, conditions and restrictions (CC&R's) with this information in the deeds. x B. TRAFFIC Setting The Parkview Terrace site is located east of Lower Sacramento Road and north of Lodi Avenue. The project will have one access on Lower Sacramento Road and one access on Lodi Avenue. The Lower Sacramento Road access will be limited to right turns only whereas the Lodi Avenue access will allow all turning movements. The Specific Plan for Lower Sacramento Road includes a median, hence the "right -4- s turn only" case has been assumed for this study. It is assumed that there will not be any other project driveways on Lower Sacramento Road or Lodi Avenue. These access points are analyzed as unsignalized intersections. Currently, Lower Sacramento Road is a two lane street and Lodi Avenue, in the vicinity of the project, is three lanes (two eastbound and one westbound). The Lower Sacramento/Lodi Avenue intersection is controlled by four-way stop signs with an all -red flashing beacon. Traffic volume data has been obtained from the City's 1984-1985 traffic volume map. PM peak hour traffic counts were also taken at the Lower Sacramento Road/Lodi Avenue intersection. Currently, this intersection meets CALTRANS traffic signal warrants,. Although signal warrants are satisfied, the exsiting volumes are within the capacity levels for a four-way stop controlled intersection. Assuming signalization, the intersection will experience free flow traffic conditions. The Lower Sacramento Road/Lodi Avenue intersection is on the City's traffic signal priority list. The list consists of approximately 11 intersections which meet the CALTRANS warrants and are assigned a priority ranking based on a point system established by the City in 1970 and revised in 1985. This intersection is ranked number five on the list. The highest three intersections are planned to have signals installed in 1986 and 1987. Assuming no changes in the priority list and future Council approval, the signal at Lower Sacramento Road/ Lodi Avenue would be installed in 1989. Impacts Project Trip Generation and Distribution The proposed project will contain a total of 20.88 acres of senior citizen housing. The project contains 155 dwelling units (combination of duplex, triplex and fiveplex units), a clubhouse, tennis courts, and a swimming pool and spa. The project's daily and peak hour trip generation has been calculated using the Institute of Transportation Engineers (ITE) Publication Trip Generation. To determine the approximate rate for this project, an ITE rate comparison was made for three land -use types. The table below presents this comparison -5- TABLE 1 ITE TRIP GENERATION RATE COMPARISON *The retirement community includes a community containing residential units as well as medical services, dining facilities and some limited supporting retail. The rate is relatively low because of high, internal trip usage such as residents walking from home to a small store. **Apartment land use is defined as a rental dwelling unit and can include duplexes, and fourplexes. To create a "worst case" scenario, the single-family trip generation rate was used in the analysis. It was also assumed the project would contain 175 dwelling units instead of 155 dwelling units which was the developer's initial proposed project size. This would also provide a "worst case" analysis. Table 2 presents the project trip generation. TABLE 2 PROJECT TRIP GENERATION DAILY PM PEAK LAND USE QUANTITY TRIPS TRIPS Single -Family Residential 175 1750 175 t DAILY PM PEAK TRIP RATE HR RATE LAND USE (trips/d.u.) (trips/d.u) RETIREMENT COMMUNITY* 3.3 0.4 APARTMENT** 6.1 0.7 SINGLE-FAMILY UNITS 10.0 1.0 *The retirement community includes a community containing residential units as well as medical services, dining facilities and some limited supporting retail. The rate is relatively low because of high, internal trip usage such as residents walking from home to a small store. **Apartment land use is defined as a rental dwelling unit and can include duplexes, and fourplexes. To create a "worst case" scenario, the single-family trip generation rate was used in the analysis. It was also assumed the project would contain 175 dwelling units instead of 155 dwelling units which was the developer's initial proposed project size. This would also provide a "worst case" analysis. Table 2 presents the project trip generation. TABLE 2 PROJECT TRIP GENERATION DAILY PM PEAK LAND USE QUANTITY TRIPS TRIPS Single -Family Residential 175 1750 175 t E0 As shown, the project will generate 1750 daily trips with 175 peak hour trips occurring in the evening. Typically, the heaviest peak hour of traffic flow is within the period between 4:00 - 6:00 p.m. when people are commuting from work to home. However, most senior citizens are retired and probably drive during off-peak periods. The peak hour for Lower Sacramento/Lodi intersection is in the evening, and therefore, the traffic was analyzed using PM peak volumes. The distribution of the project traffic reflects the various travel patterns of those trips. The residential trips will include commute trips, shopping ' trips, personal business trips, and trips to/from recreational facilities. The most recent census statistics indicate that over 60% of Lodi residents i work in the Lodi area. The project's traffic was assigned to the street network for three traffic conditions. Two traffic conditions included other developments planned from i the surrounding area which is discussed below. e) Other Development (Future Base) In addition to the proposed project, additional development is planned for this area. Four projects are in the process or planned to be constructed in the vicinity of the project. Exhibit 5 presents the locations of these projects. The San Joaquin County does not have any information on the demographics of the Woodbridge area; nor has the county done any traffic studies for the area. Thus, proposed developments in Woodbridge have not been included in this analysis. Impacts on the Street Network Due to the Project The proposed project's traffic has been added to the existing base and future j base conditions. Exhibit 6 presents the traffic volumes for each condition. Level of service calculations were made for the three intersections with the addition of project traffic and compared to the "without project" conditions. Level -of -service is a qualitative measure of traffic operations at an intersection-, whereby a letter grade "A" -through "F", is calculated corresponding to progressively worsening operating conditions. The methodology from the Highway Capacity Manual was used for both unsignalized and signalized intersections. Table 3 presents the definitions of the level -of -service for signalized and unsignalized intersections. Table 4 presents a comparison of level -of -services for the three locations. As shown, the traffic at Lower Sacramento Road/West project street will experience little or no traffic delay. At the Lodi Avenue/South project street intersection traffic will experience short delay under the "existing plus project" condition and average traffic delay under the "future base plus project" condition. At Lower Sacramento Road/Lodi Avenue intersection, traffic signal warrants are satisfied for a.11 four conditions. Assuming signalization and existing lane configuration, the traffic volumes are well within capacity levels at Lower Sacramento Road/Lodi Avenue intersection, and the motorists will experience uncongested operations. -7-