HomeMy WebLinkAboutAgenda Report - October 1, 1986 (88)MEMORANDUM, City of Lcli, Community Development Department.
TO: CITY COUNCIL DATE: OCTOBER 1, 1486
FROM: COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: FINDINGS OF APPROVAL FOR TOWNE RANCH SUBDIVISION
ENVIRONMENTAL IMPACT REPORT - EIR 86-2
P. I) ENVIRONMENTAL IMPACT
The project will result in the loss of 78.3 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 City, large
or small, utilizes some prime agricultural soil. The
residential, commercial and industrial needs of the City
necessitates some urbanization of agricultural land.
Overriding Considerations
The area in question was designated for residential
development for many years prior to Measure A. The area
has been undergoing urbanization for the past several
years, and there is residential development adjacent to
the proposed project.
The City of Lodi has planned and constructed its utility
system to serve the area with water, sewer and storm
drainage in anticipation for the area developing. The
existing infrastructure will allow development of the
area without costly expenditures of public funds for the
extension or construction of major new lines.
2) ENVIRONMENTAL IMPACT
Urbanization of the subject parcel will affect adjacent
agricultural parcels. (pg. 4)
Finding
Why 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 an 80' right of way
on Turner Road will will serve as a buffer between the
agricultural use on the north and the project site. A
nursery and the Woodbridge Irrigation -District 'serves as -
a buffer on the west between the project and agricultural
use.
3) ENVIRONMENTAL IMPACT
The project will generate approximately 5524 vehicle
trips per day when fully developed. (pp. 5-9)
Finding
The primary effects of the project traffic will be at
Turner Road/Lower Sacramento Road intersection. A
traffic signal will be needed with the development of
this project. Under present policies, the City will have
to pay for the traffic signal installation.
4) ENVIRONMENTAL IMPACT
The project will produce some additional air pollution
both from vehicle emissions and constru;.tion activity.
(pp.12-14)
Finding
a� sem on Air Quality projections, the amount of
vehicle -generated air pollution will not significantly
affect the region. The construction generated pollution,
primarily dust, will be temporary, lasting only during
the period of construction. Much of the dust problem can
be eliminated by .watering down the site during the dry
construction months.
5) ENVIRONMENTAL IMPACT
Residential units adjacent to Lower Sacramento Road will
be subject to noise levels that exceed recommended levels
for residential units.
_F__i__n__d iin�ngg
project along Lower Sacramento Road will not be
subject to CNELs exceeding 60 dB. The multiple -family
units along Lower Sacramento Road and Turner Road could
be subject to Title 25 of the California Administrative
Code if they are placed on the site within noise contours
exceeding 60 dB. Depending on the ultimate site plan
(presently there is no site plan for the multiple -family
units), a noise analysis may be required and mitigation
measures such as limiting number and size of windows and
bedrooms facing Lower Sacramento Road could be required.
The same would be required of the multiple family units
along Turner Road.
TnWNF/TyTn n1R
6) ENVIRONMENTAL IMPAC
The project will generate 749 additional students. Thais
will affect the Lodi Unified School District and its
ability to provide adequate classroom space. (pp. 16-17)
Fin�din2
The developer has agreed to pay an impaction fee to the
School District. The District considers the payment of
these fees as sufficient mitigation for the impact of the
additional students.
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 is a "no project" alternative which would
mean that no development would be constructed on the
property. (pp. 23-24)
Finding
This alternative would eliminate the environmental impacts
resulting from the proposed project. This alternative would,
however, affect the future supply of housing in the City of
Lodi.
Although there appears to be an adequate supply of subdivision
lots, this supply is continually bein5 reduced by ongoing
building and sales activity. Unless new subdivisions like
Johnson Ranch II are approved, the City would eventually run
out of subdivision lots. Subdivisions often take 18-24 months
from the time of approval to when the first houses become
available. Johnson Ranch II will provide housing units a year
or two from now just at the time some existing subdivisions
are being built out.
Alternative 2
This alternative would utilize an "infill" property as an
alternative to the proposed project. (p. 24)
Findin
The -City of Lodi has consistently encouraged the utilization
of "infill" parcels of land available in the City of Lodi.
There are no parcels of land available in the City of Lodi.
There are no parcels that could accommodate the Towne Ranch
project. Most of the "infill" properties are small in size,
ranging from single-family lots to one or two acres. Al 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.
-3-
TOWNE/TXTD.CIP.
Alternative 3
This a`lter`native would eliminate all multiple -family housing
from the 1project (499 units) and consist only cf single-family
housing. The project would then_ consist .of 3ts5 single-family
units.
Finding
This alternative would result in the reduction of vehicle
trips per day; decrease the number of additional students for
the LUSD; and reduce the amount of water, wastewater and solid
waste.
The City of Lodi Planning Commission chose a variation of this
alternative which deletes nine acres of multiple -family units
along Lower Sacramento Road. The overall density is reduced
to 7.5 units per acre. This alternative reduces thedensity
of the original project but leaves some multiple -family units
in the project.
The City of Lodi recognizes multiple -family units as a source
of low and moderate income housing. Therefore, it is
important that multiple -family units be included in new
subdivisions and not relegated as in the past to the eastside
of town, where there are numerous problems relating to
increased densities.
C. GROWTH -INDUCING IMPACT
The project will not have a significant growth -inducing impact
on the City.
_Finding
eproject is surrounded on three sides by development. The
only, undeveloped area is to the north. This area is affected
by Measure A, which will require approval by the voters of
Lodi before any development can take place. Measure A has
placed a significant growth limit on the City of Lodi.
Whether or not there will be further annexations and
development in the project area will be up to the voters. If
they choose not to approve any future annexations, there may
be very little growth of the City in future years.
-4-
TOWNE/TXTD.OIB
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 more particularly shown
on Exhibit "B" attached hereto.
There is a regular daily communication by mail between the City of Lodi,
California, and the places to which said envelopes were addressed.
I declare under penalty of perjury that the foregoing is true and correct..
Executed on September 24, 1986, at Lodi, California.
ALICE M. REIMCHE
City Clerk
i - ITH /J
ty City erk
NOTICE OF PUBLIC HEARING
REGARDING THE CERTIFYING AS ADEQUATE THE
FINAL ENVIRMIE MAL IMPACT REPORT FOR TOWNE RANCH
NOTICE IS HEREBY GIVEN that on Wednesday, October 8, 1'86 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
Planning Cannission's rec.xuendation that the City Council certify, as
adequate, the Final Environmental Impact Report (EIR 86-2) for Towne
Ranch, a proposed 78.3 acre residential subdivision, located on the
south side of West Turner Road and west of Lower Sacramento Road.
Information regarding this item may be obtained in the office of
the C munity Develop±ea:t Director at 221 West Pine Street, Lodi,
California. All interested persons are invited to present their views
and canrents 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
Hearing.
By Order of the Lodi City Council:
Alice M.- Zt1Che
City Clerk,
Dated: September 11, 1986
ved as to form:
Rona14 M. Stein
City Attorney
.y
TOWNE RANCH 1
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Turner Rd. & Lwr. Sacramento Rd.
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NOTICE OF PUBLIC IffARING
TO CONSIDER PREZONING 7"vNF: RANCH
M)TICE IS HERUM GIVFN 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 Councii will conduct a public hearing to consider the
prezoning of Towne Ranch, a 78.3 acre residential subdivision, located
on the south side of West Turner Road and west of Lower Sacramento Road
to P -D, Planned DeveloixTent, to acconrudate single- and multiple -family
residential uses.
Information regarding this item may be obtained in the office of
the Coiarwlity Development Director at 221 West Pine Street, Lodi,
California. All interested persons are invited to present their ,i.ews
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:
Alioe M.Reimche
City Clerk
Dated: September 17, 1986
Approved as to form:
Rona d M. to
City Attorney
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PROOF O- f- lU- QLI-C , -7N This space .;w�a , the County CIerk's Filing Stamp
Ilse i
-
(2013.5 C.C.P.)
STATE OF CALIFQRNIA,
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
years, and not a party to or interested in the above -
entitled matter. I am the principal clerk of the
printer of the Lodi NewsSenthA a newspaper of
general circulation, printed and published daily,
except Sundays and holidays, in the City of Lodi,
California. County of San Joaquin, and which news-
paper has bets adjudged a newspaper of general
circulation by the Superior Court, Department 3, of
the County of San Joaquin, State of California,
nailer the dab of May 26th, IM Case Number
65990; thatthe notice, of which the annexed is a
Printed Copy (sit In type not smaller than non-
pareil), has been published in each regular and
entire issue of Sala newspaper and not in any sup.
plement thereof on the following dates, to wit:
86
all bi the year 1l..».....
I certify (or declare) under penalty of perjury that
the foregoing is true soul correct.
Dated at Lodi, California. this ........26th day of
Sept. 86
................. ...............1 19.........
.,�I ......... .......... .�.�c. ...............
Signature
-'s SLi' 30 P-.14 37
:LICE 1-1. . IliC,: E
CI'i Y C! ERI1K
Proof of Publication ot
............................................................................................ _...
FINAL EIR FOR TOWNE RANCH
............ ........................................_.................................
Fa7ffa pYRUCfMAl1110
RFOARLNMo TTH tfaTarfMo As
AO.QYATttN111NAlp1Yt.ON1M.MTAt
MMpACT MF'ORT FOR TOW RAINIM
W"M K MMRtr 0r4 M Mee on Wednesday.
October Mer`.'190 Of~ 0% ** hOwt noy b1"""'
•More eM
Lodi C+M Cewncd w01 conduct o public how" to
c.nefder Ne plen" eameUsbn's reean-
nendoWln Mol Me tiq COUr" cernfp, a ode•
quote. *e FMwi FnvMamwntoi Mpocl Rear (9111i
862) for Towne Reneh• a posed 79.3 acre regi-
dennol suldlvhten, ocoled. on Me sou* side DI
west Turns Road end vMI of lower socronnento
Rood.kA0pre reymdMp MN Hem nnay be acloM.d
M tee offke of dse Commaakp Dev.opment Owe-
ta of 221 W*O fine seretl. Lodi. Coloorneo. An In. :
r.rei
swd pe ore Invited to present New is
aril cewanenb on Mp nwlter. written stotemente
w
be
Wed fwwomo Affirm ad or* + e»
mMMe tree! e. w�ode w eoW fwarMy.
�glNnOe IM wbleA minter M cowl Tay
whop be Rwnl►ed M n1" to W01' Owe Msues V--
.own.erw ow robed of do PaMic Hem*
de"rowd in thio nark. a in wrinen c
cote delivered N ►tw CIM Cork, 321 West Pine
street. a or prier te.1M hulk NeorMq.
AtiCE M RE1 1G E ep CwwscR:
AP=- to 1 r 1 : I98
�:
ps to form:
s: 0 M. STEIN
sept. tV88
CiM ?0. Attomay --69"
PROOF OF PUBLICATION
CITY COUNCIL
FRED M REID. Mayor
EVELYN M OLSON
Mavor Pro Tempore
DAVID M. HINCHMAN
JAMES W PINKERTON. Jr.
JOHN R (Randy) SNIDER
September 25, 1986
CITY OF LORI
CITY HALL. 221 WEST PINE STREET
CALL BOX 3006
LODI. CALIFORNIA 95241-1910
(209) 334.5634
THOMAS A PETERS().
Citi ntana�r.
RL
[-C'AL'IIZE!Wf EIMCHE
-t 1 City Cierk
j 3 SES' 2pI+,glti
t Attoroe�
ALICE id.
CITY CLERK _
G� Y O1= E_�?^
- Mr. Terry Piazza
c/o Baumbach and Piazza
Consulting Engineers
323 West Elm Street
Lodi, CA 95240
1 Dear Terry:
A Re: Towne Ranch
At its meeting of Monday September 22, 1986, the Lodi City Planning
Commission took the following actions concerning Towne Ranch, a proposed
78.3 acre residential subdivision, located on the south side of West
Turner Road and west of 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 single-
and multiple -family residential development with an overall density
of eight (8) units per acre.
The City Council has scheduled public hearings on these recommendations
? at a Special Meeting on Wednesday, October 8, 1986, at 7:30 p.m.
Sincerely,
g
a
ES B. SCHROEDER
mmunity Development Director
' cc: Horace D. Towne
Bruce Towne
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
prezoning of Towne Ranch, a 78.3 acre residential subdivision, located
on the south side of West Turner Road and west of Lower Sacramento Road
to P -D, Planned Development, to accommodate single- and multiple -family
residential uses.
Information regarding this item may be obtained in the office of
the Ccmnz ity 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 cant 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:
ice M 6n�
Alice .Re
City Clerk
Dated: September 17, 1986
Approved as to form:
0 ?
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.tION This space r the County Clerk's Filing Stamp
✓ (2013.5 C.C.P.)
STATE OF CAI.IFOR.NM
County of San Joaquin.
I am n citizen of the United 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 -Sentinel, a newspaper of
general circulation, printed and published daily,
except Sunday* and holidays, in the City of Lodi,
California, County of San Joaquin, and which news-
paper has been adjudged a newspaper of general
circulation by the Superior Court, Department 3, of
the County of Son Joaquin, State of California,
under the dab of May 26th, 1853, Case Number
65880; that.." notice, of which the annexed is a
printed copy (set in type not smaller than non -
pard), has been published in each regular and
entire Iran of said newspaper and not in any sup -
plement thereof on the'tollowing dates, to -writ:
Sept. 26, ..........»......................................................
86
all in the bear 2t ......»
1± certifj► (or declare) under penalty of perjury that
the foregoing Is true and correct.
Dated at Lodi, California. this 26th y of
Sept. 86
.....,...%........... ................ 19.........
... L...........)45� .... ...s:t.tL...I....... .............
ture
':+1 SPP JO i?4 c, S7
4 i"t i . E' C�?F
L'i i '( C' -'RK
Proof of Publication of
............................................................................................ _...
PUBLIC HEARING TO CONSIDER PREZONING
TOWNE RANCH
........................................»......................................................
................................................................................................
WOM OF PUBUC HIAMIS
TO COOMMa /RQOMIMO TOWN( RANCH
NOM If HIMY O1YSN thM on Wednm.day. i
0—, s. 19ee of Ma law of 7:90 p.n.. ar as i
moon Manilla a Ma nano► may be heard. the
U& city cemnM VIN cm.dacl a public heo" to
oon.ldW " panda" of Towne Reach, a 78.9
wo # Wwot swbdlviolm. locoted on the south
.N. of West Tuner Rood end west of tow.. Soc-
r111101 Rood to P -D. Pbnned D.velopmtwrmt. a
eocotmnodoro 9104- and nuhlple-f mideo•
OW
hdoo t elbn r.gotdkv this Nen may be obtoned
in tM oHke of the Community Ow"Itn mens 01.x-
. for of 421 West PNM Srn.l, todl. Cohlotnio. All
end ei
oeedomoprsn their vkrs
xoMroi
WrNron'stotenents
hey be Ned with Ma City nark m any tine pray
b ,h. ftn- - .dwdoW MTM end arol auto
menta rm�e� be had. of "Id howwq.
M poo chd "Woo dw +abNct honer M court you
nay M Redrod b to" only 10s. issues you or
.onteote el.* rabd of On Public H..oarMMpp
dewW.d M Ifml. nOlke or M written earnapvmmd-
.nce &Nr.red to fM CMy _aerk. nl Woo ►Me
uroo. at or WW to. Ow ftmk Hearing. i
Ily u AOrderLKEM R11 Q1MCeuncli:
Sevsernberll. Mb
a ro fount
« fioNAtoM. sTciH
alr Marney
s.pt.2 Mrose - _--69,S
PROOF OF PUBLICATION
ZsL'LiT�'
I I
5-1
7
Glen Baumbach for
Bruce Towne, Owner
Baumbach & Piazza, Civil Engineers
323 West _Elm Street
Lodi, CA 95240
PREPARED BY
City of Lodi
221 West Pine Street
Lodi, CA 95240
5R
TABLE OF CONTENTS
PAGE
INTRODUCTION
i
a
SUMMARY
ii
PROJECT DESCRIPTION
Site Location
1
Project Charactristics
1
Approvals Required
.ENRIVONMENTAL SETTING, IMPACTS & MITIGATIONS
A. Land Use and Agricultural Land
3
B. Traffic
5
0
C. Soils, Geology and Drainage
9
D. Noise
11
E. Air Quality
12
F. Historical and Cultural Resources
14
-
G. Community Services
15
UNAVOIDABLE IMPACTS
20
IRREVERSIBLE ENVIRONMENTAL CHANGES
20
RELATIONSHIP BETWEEN SHORT-TERM USES OF THE
20
+�
ENVIRONMENTAL AND ENHANCEMENT OF LONG-TERM
PRODUCTIVITY.
CUMULATIVE IMPACTS
21
GROWTh-INDUCING IMPACTS
22
ALTERNATI`iES
23
COMMENTS AND RESPONSES TO THE DRAFT EIR
25
INITIAL STUDY
41
LIST OF RESOURCES
43
5R
EXHIBIT
1 VICINITY MAP
EXHIBIT
2 LAND USE MAP
EXHIBIT
3 TENTATIVE SUBDIVISION MAP
EXHIBIT
4 MEASURE A
EXHIBIT_5
FUTURE DEVELOPMENT
EHIBIIT
6 TRAFFIC VOLUMES
EXHIBIT
7 ULTIMATE DEVELOPMENT LANE
GEOMETRICS & RIGHT OF WAY
LIST OF TABLES
PAGE
0
TABLE 1
TABLE 2
TABLE 3
TABLE 4
TABLE 5
U
0
PROJECT TRIP GENERATION 6
TRAFFIC SIGNAL WARRANTS 7
LEVEL -OF -SERVICE DEFINITIONS 8
LEVEL -OF -SERVICE 9
LOSS OF FARM LAND IN LODI 21
El
4
MIE
m
%
1/4 14 1
2 a*' CAL !J! MIL((PILE)
' EXHIBIT 4
viva•$, the 1•i-tax,l dt•ttrict,`Sitd existimi roadways.
ORDINANCE NU. 1217 MEASURE A
7• water, sewer, d eluatricai faciliLich n•ltrll nut be
expatmolud or 'extended until Cho City Cuunell matey the tindinq
AN 0141tINANCC MIMING Till: LAND USE CLI:NCNT Or TIIE
th•it a prul.,rc.l expanxion Or oxtanefon is consit•tcnt wntl. 1.h..
VITY GCNi:IIAI. PLAN AS ADOPTED OL -TOYER 5, I9S5
" 1111nIVING 1•HON TUE LANU USF: EI.t:NENT.$NY A141:A NtiT
pulictus andlooted use: designatians u1. the General -Plan and .Chi s
w17711N TDI: C11114PORATI: UNITS ur?IIE CITY UN THE
..
I,ATI. Ill' 7711: Alxll"rluti Or TIIE ONDINANCI: AN,, Nt1.L
_
uldinattct•. -- - -
lo uu 110: A VOTE. of TIIE 1•1.11PLE TD AGAIN INCI.UoIt-
TUI:: AREA IN TUI: LAND USE ELLN&W
No The City of V 1i mAy hold elections in Colton Iidation with
scheduled elections In aha City for the purpose of allowin•1
The p.ruplu of the City of Lodi do ordain as follows:oLhur
-
-
voters to voice their opinions on amendments to the City's Land U:;v
I. It shall be the policy of CM City of Lodi to protect
Ela.unt of the General Plan
land in the Gruen Belt area in order to preserve and protoot
9. 1t any portion of this ordinance Is harooftei dc;tt•,m,n.•d
agricultural land, preserve the scenic value of the area, protect
'
to be invalid, all remaining :portion* of this ordinance shell
wtldlil-,• habitat and natural resources and to protect the small
remain In force and effect and to this extent the provisions of
City character Of Lodi.
this ordinance are seperablo...
2. The Green Dolt area shall be dosiynated as the arca
Section 2. - This ordinance rias brought to a veto of tit*
1„•tween the outer limit$ of the Incorporated city and the outer:
voters at •Special InitiatJve ilectton held in the City 01' Wall.
limits or the adopted sphere of influence at the adoption of this
On August 25,:1941 and as a -majority of the voters voted in its
ordnance.
- -
favor, the ordinance is a valid and binding ordinance of the City of
1. 7o affect the policy of the City of Lodi to protect
., - - -
Lndi.
lind in the Green Belt area, non-agricultural development in the
- - ---
L_ e_ct_” 3. - This ordinance shall be considered as *lupe 1.•.1
City of Ludt which lies adjacent to the Green Belt area shall be
-- -- -
upon the date that the vote is declared by the legislative body
permitted only after a finding by the City Council that Ouch non-
(Tucaday, September 1, 19611 nd shall be in effect 10 days aflur
agricultural development will not interfere with the continued
that date.
productive use of agricultural land in the Green Balt area or that
Section •. - All ordinances and parts of ordinances "it :.•n
en adt•.luatn buffer or mitigation ►one exists to assure continued
flict herowitit are repealed Insofar as such conflict may e■.ct.
prucluctive use of agriculture: land in the Green Belt area.
Sectiun 5• - Pursuant to Section 4011 of. the State of
t. At the time of adoption of this ordinance, the Green
California thin ordinance shall not be repealed or amended except
belt arca shall be removed (rum the existlnq Land Usu Ylrvs,,nL ul
by'a vote of the people.
the General plan of th,. City of laxli.-
-
Stateof Caltlornla
It. before land In the r:rr•nn limit arra c..n ion ant,ex�i by
_
County of San Joaquin, se.
1.1.0 City 1t Lodi, an amuniment to the City's Land Use Elemvnt of
1, Alice N. Haimcbe. City C14rx Of the City of t.ndi. do
hereby certify that Ordinance No. 1217 was brou.tbl to a
the General Plan must he made and approved by a majority of the
vo v of the voters all's Special Initiative Rlecttail. '-held
in the City of Lodi on August 25, 1961 and as a majostly
people• %.tuiq in a city -vide election.
air. tlit. voters voted -In its favor, time ordinance is-a:v.•I td
Wall binding ordinance: of the City of Lodi. -Thin ordsm,ncc
6. before any annexation proposal can be approvtd, the
tchall' t.0 cor.cidered_me adopted upon. the date that 1.114- vote
woos 'dacl..red by the ;Ic.+Iislativr body_ (Tuesday, September 1.
city t'„uncil must make the finding that the proposed annexation is
178)) .,nd shall he in effect =10 days after, that date.
runtryuuus to existinq city baundaries and the projected dtmand
,
-.
from the piuposed development in the area to be annexe•( wlli not
- ALICE N. REINCIIE
City Clerk
,•>.,rrd_the service capsetty lit existing municipal utilitiou and sor-
..,:anti«.....,. .. _ ,..�.; e..� ,..._w- .: .. ,;..,.:. . ,., ,.... . •.. ..,,..:. .., ...,_:... .,...; ._ ,.
1?l7 '.
-
EXHIBIT 5 _
FUTURE DEVELOPMENT
LO�bl u$>~ LODI = rKn —_ -
s_ MUNICIPAL a �x
PAM rQ' LAKE'
i E t
TURNER ; _ *1C K.rkwood Or moot
ROAD aJaa. .
u.a..v . .unuuuan `aaa S
i./�// / / // j•�•• 2 ea Homw Drive im
ureks
i „ • Mason Street`ei A,r
-
PROJECT /DMr _
///JE
Short v' T �f Court
fa
ve Av
D
t .. 7 —
1 C f N •o -e J in odot kr Yowmite Drive ob t t .vr Rt mm e c e t -
. .. _ ..
.... p - Park er Dr . .
Par►0a+w r ten O 9G n ,
G,#14to'� Grattiprul
w
R1 v c taxa: >" C W t Locke d0 S1e t =c: A e Attt
61
Tom,, da ary UV
- _ ci- ¢^ un~t lCF a +ntwsa Mori sa Wav Z W
S C.
LSTS - - +. +.ner + { W� Lccusi Sheet Q
PARK t C 1 J E
w
{� w ; s°rronW Debbie Lp. m• r- m _
QF At+ddrnwv J,rry Ln. U73
WESTS O=fo wsv1 tFF iv A.WestPipe!! LOW
�s /. 3T.lF1E�lf` "'Vp uv Dr t ltlpl
Cavell Dr.SoeN Dr t 1 fCnOOI Y i 2;
z
c t p
: 3 "� Walnut ST. Q n I 1% 4 3 `7� W Wall
0 c ackson St r ton St
$ - Jack + ' R
ARGENT ROAD V
WEST J,x
LODI
:amAo,
AVENUE
crS X C ? p
two l3w
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s
_ $ $ r u
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a 10 ..t Y 9 r 3 u
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:
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west a To
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Kesole W
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1 110011.1♦
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a'�`--
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I AL E t o` it\ Drive
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-
4
PROJECT NAME�{+too
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JCA
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Lppl r,
wi
1.
WOODLAKE NORTH
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10 0
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TURNER APTS.
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--park--street
3 .
PARKWEST
y
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LEGEND
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L
13.0.0.0
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Ibe, 46, 22.T
TRAFFIC
.
,Z.LTOTAL
O,OeQ:—
I ('TEJO
0N
TOWNS RANCH PROJECT
TRAFFIC
Oom.",b
a. C
OTHER DEVELOPMENT TRAFFIC
5500
�, ap
EXISTING PM PEAU HOUR
TRAFFIC
D
b�J
®p�
3600 Ex1sT1Na GAILY TRAFFIC
VOLUME
r
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oma
7D
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DR.
EXHIBIT 7
ULTIMATE DEVELOPMENT
LANE GEOMETRICS & RIGHT OF WAY
0
cc
O
65
w'
X.
a
O"
LES
EXISTING
RIGHT OF WAY 8,
•— FUTURE
RIGHT OF WAY
16''12'
f
12'
12'
6O
LODI AVE.
16' 10'
N
1' = 30'
I�
oc
i
Q 8' 16' 12' 12' 12' 12
12' 14''10' 8'
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O"
LES
EXISTING
RIGHT OF WAY 8,
•— FUTURE
RIGHT OF WAY
16''12'
f
12'
12'
6O
LODI AVE.
16' 10'
N
1' = 30'
I�
LJ
•
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 in the City of Lodi's Initial Study of the proposed project
pursuant to Section 15063 of the CEQA guidelines,._ The Initial Study is
attached as Appendix A.
•
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.
The project's sponsor, -Mr. .Bruce Towne, owner of the project site, is
requesting approval for the annexation of 78.3 acres for single and
multiple family residential units.
•
'.v
SUMMARY
PROJECT DESCRIPTION
4
ii
The project consists of 78.3 acres containing 250 single-family
units and 499 multiple -family units.
The parcel is currently designated in the San Joaquin County
General Plan as Low Density Residential and zoned as I -VA (Interim
A
Protective Agriculture). Rezoning to P -D (Planned Development)
consisting of R-2 and R -MD (Residential Low Density and
Residential Medium Density) will be required. The R-2 zone allows
an overall density of 10 units per acre and the R -MD zone allows a
density of 40 units per acre.
The project will require annexation to the City of Lodi and the _
approval of the voters of the City under the requirements of
Measure A (Greenbelt. Initiative).
LOCATION
A
The project site is located south of Turner Road, just west of
Lower Sacramento Road outside of the northwestern portion of the
City of Lodi. The parcel is designated as Assessors Parcel
029-030-42.
ENVIRONMENTAL IMPACTS
7
1. Loss of 78.3 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
A
agricultural use of land.
2. Urbanization of the subject parcel could affect the
agricultural use of adjacent parcels by possibly requiring
modification of spraying and cultivation practices.
Vandalism, trespassing and homeowner's complaints could
®
result.
3. Traffic will increase on Lower Sacramento Road and Turner
Road. The project will generate approximately 5524 vehicle
trips per day when fully developed. 4
r
4. Air pollution will increase slightly as a result of increased
f
vehicular. 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 site work. This will
ii
5.
6.
7.
occur during dry, windy periods and until. the development is
completed.
Residential units adjacent to Lower Sacramento Road will be
subject to noise levels that exceed recommended levels for
residential units.
Seven hundred and forty-nine additional school -aged children
could be added to the already overcrowded LUSD. Providing
classroom space could be a problem.
The 749 residential units would generate approximately 760
tons of solid waste per year. The current disposal site is
reaching its upper limits but a new landfill should be in use
by the time this project is completed.
MITIGATING MEASURES
1. Mitigation is not possible for loss of agricultural land.
The entire Lodi area is prime agricultural land.
2. The impact on agricultural land operations can be mitigated
by buffering the noise, dust and chemical spraying with
fencing along Turner Road and the west side of the project
along the Woodbridge Irrigation District Canal.
A wall or fence separating the commercial parcel on the
corner of Turner Road and Lower Sacramento Road and the
multiple family uses should help mitigate noise, trespassing
and nuisance problems.
I'
3. Additional traffic can be mitigated by proper design and
construction of the street system, and by limiting access to
Lower Sacramento Road. The primary effects of project
traffic will be at Turner Road/Lower Sacramento Road
intersection. Traffic signal warrants are sati-sfi-ed with the
addition of the project traffic to existing volumes as well
as for future base plus project condition.
4. Noise levels in residential structures can be reduced by
requiring a masonry wall between the single-family units and
the multiple family units. Also design features such as
insulation and double -glazed windows can be built into the
units to reduce noise inside the units.
5. Impact on the LUSD: In order to mitigate the impact of
additional students on the LUSD, the developer will be
required to either pay a school impact fee or enter into a
development agreement. The agreement could require a payment
of fees or the dedication of a school site.
6. The disposal of solid waste will not be a problem if a new
site is found before the current site has reached its limit.
iii
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 the
iv
Temporary measures are being taken to increase the life -span _
of the current disposal site.
-.ALTERNATIVES TO THE -PROJECT..
1. "No Project" Alternative: Eliminates all impacts by
leaving the site in agricultural use. The, alternative could
:affect the future supply of housing in Lodi.
2. This alternative places the project in an alternative ,site_ _-
,the:exisfng City..,.. limits ;vacant ."infill" .:
property. The problem with this alternative is there are no
s.
large vacant parcels remaining in the City limits. The City
has had a continuous policy of only deveioping properties
adjacent to developed areas of the City and there have seldom
been many "infill" properties. The City is, in fact,
extremelycompact in area or a city of its" type
population. _
3. All single-family, residential alternative al owing the ;499
i.
multiple -family units to, be :built as : 135 single=family . ;`_ _
units. There would then be a total of 385 single=family---
a�
units. This alternative would reduce the daily vehicle trips
to 3850 and would decrease the number of students to 385.
This alternative would use 243 acre-feet, of water per year _
y}
and generate 97 acre-feet of wastewater per year, putting
-
additional loads on the White Slough Treatment Plant. The
units would generate as much as 390 tons of solid waste per
Q
year, 400 tons per year -less than the proposed project.
IRREVERSIBLE AND LONG-TERM IMPACTS
Loss of agricultural land is permanent and irreversible once
T1
development occurs.
0
CUMULATIVE IMPACTS
I. 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 a cumulative impact on the LUSD. The LUSD includes
C
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 the
iv
unincorporated County areas. This wouId_ ser iously affect"the.
LUSD. _.
GROWTH -INDUCING IMPACT
v
TOWNE RANCH
A A. SITE-LOCATION
Towne Ranch is located on Turner Road, just west---of',tower Sacramento Road
Y outside of the northwestern portion of the City of Lodi. The parcel is
designated as Assessor's parcel 029-030-42. The project is bordered on the
north',4 Turner Road,,,on the east b Lower Sacramento Road and a computer.,tape -
y y
A storage center; and on the south 1.by Lodi Park West Subdivision; and on the
west by the Woodbridge Irrigation District Canal and Mainland Nursery. The
x subject property is not within the Lodi City Limits and will require
annexation by the City in order to be developed with City services. (see
_ Exhibit 1, Vicinity Map).
A The parcel is currently in agricultural use, and consists'of a vineyard. The
surrounding uses consist of a vineyard, home and bed and breakfast inn to the
north; multi-family housing and a computer -tape storage center; on the south
bya single=fami ly re ident:al subdivis`aon;:,and on the West:by a wholesale
s nursery and the Woodbridge Irrigation District Canal. (see txhibi-t 29 Land
Use Map).
B. PROJECT CHARACTERISTICS
The proposed project consists of 250 single-family residential units and 499
a multiple family residential units for a total of 749 units. The project
g density is listed below:
Acres.
Units UPA
Single -Family Residential �BW —479
Multiple Family Residential 27.7+ 499 18
TOTAL 197 T _"M
NET DENSITY 9.5 UPA
The Tentative Subdivision Map showing the project development is shown in
Exhibit 3. .
C. APPROVALS REQUIRED
In order to develop the site as proposed, the applicant trust receive a variety
of approvals from the City of Lodi. First, since the site is outside the Cite
4 limits, the parcel must be annexed. Agriculture has been the predominate use
surrounding the incorporated area. In recent years, urban uses have displaced
0 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
>i General Plan by removing the Planned Urban Growth Area from the Land Use
Element of the General Plan. The Urban Growth area now includes only those
-1-
-2-
A
ENVIRONMENTAL SETTING, IMPACTS AND MITIGATIONS
A. LAND USE AND AGRICULTURAL LAND
Setting
The 78.3 acre site is located just northwest of the Lodi City Limits, south of
Turner Road and west of Lower Sacramento Riad. The site consists of
agricultural land currently in grape production. Soil on the site is,Hanford 'sandy loam, considered to be prima 'agricultural soil. There are no buildings
or.residences on the site.
Impacts
! The development of .Towne Ranch .will -result in -the loss of -7.8.3 acres of prime
Agricultural land. The development of the site with residential uses will,.
terminate further use of the property for agricultural purposes. The vineyard
will be removed and replaced with -streets, houses and other urban.improvements. - -- =-
The agricultural parcel'' to the north of Towne Ranch may also be affected- by
O the urbanization of the parcel site. The presence of a residential
development may require modification of normal farming practices on adjacent
agricultural lands. The use of, and particularly the aerial application of,
certain controlled pesticides and herbicides may be restricted on arees
adjacent to residential developments. Cultivation and harvesting operations
may result in complaints from urban residents concerning noise and dust.
0 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.:
The adjacent parcel to the south is a residential project and at this time,
A only partially developed. It is anticipated the project will be completed by
0". the time Towne Ranch is built. No land use conflict is foreseen, as both
pr o `ects are r2sidtial . -
" j e9
The nursery to the west is separated from the project site by the Woodbridge
Irrigation District (WID) Canal. Although no land use conflict are
anticipated, the WID Canal should provide an adequate buffer between the
proposed residential uses and nursery operations.
The area to the east of the proposed project is residential and no land use
conflicts are anticipated.
Mitigation
If Towne Ranch is approved and constructed, the 78.3 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
-3-
will ever be returned to agricultural use.
The project will be contiguous with the residential subdivision to the south
and will require no separation. The west side of .the project, which is
`bordered by the WID Canal, will require :at least.a seven foot fence in``order
to separate the residences from the canal.
The commercial parcel on the corner of Lower Sacramento Road and Turner Road
will require some buffering „from the _adjacent multiple family, uses. A wall or.
`fence separating the two parcels should help mitigate noise, trespassing and
nuisance problems.
The -project maynot be 'adequately buffered by the agricultural use on - the
north across Turner Road. The multiple family units that face Turner Road
could be especially susceptible to agriculture chemicals. Right of way should
provide a buffer and help mitigate some of the dust and noise problems
associated with agricultural operations. Intrusions of pesticides and
herbicides are more difficult_,,to mitigate_ although -,a. wall or - fence.. along.
Turner Road should -help. 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 San` Joaquin County Agri-cultural'�'Diio'ie ent�
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 =
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.
In situations where a particular chemical or application method is felt to be
-- unsuitable, there is usually an acceptable alternative. The presence of homes
would not automatically mean that a farmer could not use chemicals. It would 3
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,
this -has not adversely affected grape production in other areas of Lodi.
Although it would not mitigate the above impacts, future residents of the
project should be put on notice of the existence of adjacent agricultural
activities. This can be accomplished by requiring covenants, conditions and
restrictions (CC&R's) with this information in the deeds.
M
-4-
B. TRAFFIC
Setting
The Towne Ranch project site is located south of Turner Road .and west of Lower
Sacramento Road. - -
• The project will have access at'two 'locations un Turner Road and one access at
Lower Sacramento Road. The westerly access street on Turner Road will
primarily ,serve..single-family residences. Evergreen Drive, the, easterly
project access on Turner Road will serve both single-family and apartment
residences. Evergreen Drive will connect with the Park West Subdivision (380
- single-family dwelling units) located south ,of this project, and will -_
eventually extend south of Park West and connect to Lower Sacramento Road.`
The Lower. Sacramento Road project access will serve single-family and
} apartment residences. This access will be opposite the existing Tejon Drive
and Lower Sacramento Road intersection. It is assumed in the analysis that
all access is via these three locations, i.e. no driveways on Turner Road or
.:Lower. _ Sacramento -Road. ...This- -assumption puts more traffic at - the -- -
R intersections, providing'a "worst case" scenario:
Currently, the two_ streets; surrounding the _project, Turner Road :and. Lower
Sacramento, Road , Woodhaven Lane, ;are ,two lane _Streets..<The Turner, Rozd/Lower
Sacramento Road `intersection'"ls'controlled by four-way stop signs.
:. Traffic volume data has been obtained from the City's 1984-1985 traffic volume
map. Present PM peak hour traffic counts were taken at the Turner Road/Lower
Sacramento Road, and Tejon Drive/Lower Sacramento Road intersections.
Y Currently, the Turner Road/Lower Sacramento Road intersection does not meet
traffic signal warrants. The existing volumes are well within the capacity
levels for a four-way stop controlled intersection.
.a
Impacts
'p Project -Trip Generation and Distribution
4 The proposed project will contain a total of 78.3 _acres _ of residential
development. Approximately 50.6 acres (248 d.u.) and 27.7 acres (499 d.u.)
are single-family units and apartment units, respectively. The project's
daily and peak hour trip generation has been calculated using th? Institute of
Transportation Engineers (ITE) Publication Trip Generation. As shown below
in Table 1, the project will generate 5,524 -dally trips an 597 PM peak hour
^ Q trips. Typically, the heaviest peak hour of traffic flow is in the evening
when people are commuting from work to home.
s
-5-
I
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
base conditions. Exhibit 6 presents the traffic volumes for each condition.
The CALTRANS traffic signal warrants were evaluated for the Turner Road/Lower
Sacramento Road intersection and the results are shown in Table 2. The
warrants are satisfied for two conditions with the addition of the proposed
project's traffic.
IN
TABLE l
_.
PROJECT TRIP GENERATION
-
DAILYDAILY
PM PEAK PEAK- -_
x..
LAND USE QUANTITY
TRIP RATE TRIPS
HR. RATE HR TRIPS
T;
Single -Family
248
10 trips/d.u. 2480
1.0 trips/d.0 248
Residential
t. m:
Apartments
499
6.2 trips/d.u. 3044
0.7 trips/d.0 349
—
5524
597
The distribution
of the project traffic reflects the various travel patterns
of those trips.
The residential trips will include commute trips, shopping,
trips, personale'`
business
trips,`; and :trips o/from
schools and recreational
facilities. The
most recent census statistics indicate that over 60% of Lodi
residents 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
the surrounding area
which
is discussed below.
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
base conditions. Exhibit 6 presents the traffic volumes for each condition.
The CALTRANS traffic signal warrants were evaluated for the Turner Road/Lower
Sacramento Road intersection and the results are shown in Table 2. The
warrants are satisfied for two conditions with the addition of the proposed
project's traffic.
IN
TABLE 2
.y
TRAFFIC SIGNAL WARRANTS
EXISTING FUTURE
• EXISTING + FUTURE +
LOCATION BASE PROJECT __BASE PROJECT
TURNER/LOWER SACRAMENTO NOT NEARLY
SATISFIED SATISFIED SATISFIED SATISFIED
Level of service calculations were 'also: made for the four 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 CapacityManual was.-used _for. ..both._unsignali,zed
and signalized intersections.
•
Table 3 presents the definitions of the level -of -service which correspond to
the general delay ranges for unsignalized intersections.
TABLE 3
LEVEL OF SERVICE DEFINITIONS
LEVEL OF
SERVICE
SIGNALIZED INTERSECRTION
UNSIGNALIZED INTERSECTION
"A"
Uncongested operations, all
Little or no delay.
queues clear in a single -
signal cycle.
"B"
Uncongested operations, all
Short traffic delays. _
queues clear in a single
_cycle.
"C"
Light congestion, occasional
Average traffic delays.
backups on critical approaches.
"D"
Significant congestion of
Long traffic delays.
critical approaches but
interesection functional
Cars required to wait
through more than one cycle
during short .peaks. No
long queues formed.
Severe congestion with some
Very long traffic delays,
long standing queues on
failure, extreme congestion.
critical approaches. Block-
age of intersection may
occur if traffic signal
does not provide for pro-
tected turning movements.
Traffic queue may block
nearby intersection(s)
upstream of critical
approach(es).
"F"
Total breakdown, stop -and-
Intersection blocked by
go operation.
external causes.
r
-8-
Table 4 presents a comparison of level -of -services for the four locations. As._
shown, the traffic on the three project access streets will experience little
or no traffic delay. At the Turner Road/Lower Sacramento Road intersection
traffic will experience short delay under the "existing plus project"
condition and long traffic delay under the "future base plus project
condition. Based on the "with project" conditions, traffic signal warrants
are satisfied. Assuming signalization and existing lane configuration, the
0 traffic volumes are well within capacity levels at Turner
Road/Lower Sacramento Road intersection, and the motorists will experience
little delay.
TABLE 4
LEVEL -OF -SERVICE
The primary effects of project traffic will be at Turner Road/Lower Sacramento
Road intersection. Traffic signal warrants are satisfied with the addition of
the project traffic to existing volumes as well as for future base plus
project condition. A comprehensive traffic signal analysis of actual traffic
volumes and accident characteristics will need to be evaluated as the project
develops. Present City policies do not require developer contributions for
traffic signals, however, this could be changed for this or other future
projects.
The mitigation measure required with the development of Towne Ranch is the
installation of a traffic signal at Turner Road/Lower Sacramento Road
intersection.
C. SOILS, GEOLOGY AND DRAINAGE
-Se- tting
The entire site is underlain by Hanford sandy loan soil. The surface layer
YJ
&sZ
TYPE
EXISTING
FUTURE
OF
EXISTING +
FUTURE
+
INTERSECTION
CONTROL_
BASE - PROJECT
__BASE_ _._.PROJECT_
4
Turner Rd/Lwr Sacramento Rd
4-WayStop
A B (A*)
A_
D.(A*)
Turner Rd/West Street -
Thru/Stop
--A-
-.
A
Turner Rd/East Street
Drive)vergreen
A
Lwr Sacramento/
TejonDrive
Thru/Stop
A** A
A**
A
`
* Assumed intersection was
signalized
with existing lane geometrics.
** Tejon Drive stops for Lower Sacramento Road under existing
and future
base
s
conditions.
3. Mitigations
The primary effects of project traffic will be at Turner Road/Lower Sacramento
Road intersection. Traffic signal warrants are satisfied with the addition of
the project traffic to existing volumes as well as for future base plus
project condition. A comprehensive traffic signal analysis of actual traffic
volumes and accident characteristics will need to be evaluated as the project
develops. Present City policies do not require developer contributions for
traffic signals, however, this could be changed for this or other future
projects.
The mitigation measure required with the development of Towne Ranch is the
installation of a traffic signal at Turner Road/Lower Sacramento Road
intersection.
C. SOILS, GEOLOGY AND DRAINAGE
-Se- tting
The entire site is underlain by Hanford sandy loan soil. The surface layer
YJ
&sZ
contains grayish-brown, soft, granular material that grades downward to light
grayish-brown, massive soft, sandy loam. The soil is a floodplain -deposit
developed on moderately coarse-grained alluvium of predominately granitic
origin. Hanford sandy loam is prime agricultural soil. It has a Class I
capability rating (assigned by the Soil Conservation Service) indicating few
or no limitations for agricultural purposes. The Storie Index for Hanford
sandy loam is 95 (of a possible 100 points) indicating it is particularly well
suited to general intensive farming. It is generally used in the production
of vineyards, orchards and other perennial crops. Hanford sandy_loam is one
of the most highly desired soils in the country._
Hanford sandy loam is also rated good for construction purposes, having a
bearing capacity of about 2,000 pounds per square foot, and no expansive
characteristics.- It will support most structural building loads.
The soil in the project area is derived from the Modesto Formation, a 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
60,000_feet of.relatively undeformed marine.. sedimentary rock. Rlthough no
faults appear on the surface in the vicinity of Lodi, the 11 structure of he
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)-: 6n& t_he
y 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 1978 Uniform Building Code, which requires
the strictest design factors to resist these lateral forces.
The project vicinity is virtually flat at a►,out 40 feet above mean sea level
(mslr. The site slopes very gently (about s feet per mile) to the southwest
with no natural drainage channels crossing it. The property is outside the
100 Year Floodplain of the Mokelumne River.
The City operates a system of interconnecting storm drainage basins to provide
temporary storage for peak storm runoff. The runoff is stored until the water
can be pumped into the Woodbridge Irrigation District Canal (W.I.D.) or the
Mokelumne River at controlled rates and locations. The Towne Ranch project
would use the E-Basin (located south of Lodi Park West Subdivision and east of
the WID Canal) which currently services Lodi Park West. Basin-parks serve
both a storm drainage function and a recreational function.
Impacts
Development of Towne Ranch would result in the loss of 78.3 acres of prime
agricultural land. The property is currently in grape production, but the
Hanford sandy loam is also well suited for row crops and orchards.
stile
Development of the site would preclude further agricultural uses.
Development of the Towne Ranch site would increase the erosion potential on
the site during the construction period. Erosion hazard is slight and could
be kept low. with a minimum of dust control/wind erosion control measures, such
as watering the site during the grading period of construction. --
• 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 might be broken, plaster cracked and
unstable objects overturned. Trees, poles and other tail objects would be
disturbed. Adherence to the recommended lateral force requirements of the
a Structural Engineers. Association of California (embodied in the Uniform
>A Building Code) would greatly.reduce the likelihood of damage or injury due to _
seismically induced groundshaking.
Development of the Towne Ranch project site would create impermeable surfaces
i in the form of roads, walks, patios and structures. These surfaces would
effectively prevent storm water from percolating into the ground and would
® generate higher runoff values than currently exist.
The City storm drainage lines and facilities have been designed to accommodate
4 this increased runoff from the. project area.
Mitigation
If Towne Ranch is approved and constructed, 78.3 acres of prime agricultural
soil will be covered, removing it from future agricultural purposes. There is
no practical way to mitigate the loss of this resource. Once cleared and
developed with streets and houses, 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 revegetating developed areas as quickly
g as possible would also reduce erosion potential. It is unlikely that a formal
t erosion/sedimentation control plan would be necessary at this site.
D. NOISE
Setting
rto
The proposed project would be subject to the standards contained in Title 25
of the California Administrative Code which states that residences located in
areas of Community Equivalent Noise Levels (CNEL) of 60 dBa or greater are
required to have an acoustical analysis showing that the structure has been
designed to limit noise to the prescribed allowable levels.
Local guidelines would also apply. Areas exposed to less than day -night
average noise levels (Ldn) of 60 dBa are considered acceptable for residential
development. Areas exposed to Ldn 60-65 dBa are conditionally acceptable if
-11-
minor sound reduction measures are incorporated into the project design.
Further details on noise within San Joaquin County appear in the County Noise
Element. However, it should be noted that this document is about 9 years old
and some of its contents may be out of date. -
A recent (1985) noise contour study indicates the Ldn noise levels reach 60-75
dBa along Lower Sacramento Road between Turner Road and Yosemite Drive, south
of the project site. The noise contours more specifically are 75 dBa at a 45
foot distance; 65 dBa at a 117 foot distance and 60 dBa at a 273 -foot distance
from Lower Sacramento Road. No noirse contours are available for Turner Road-
west
oad west of Lower Sacramento Road.
Impacts
:j
The project would result in 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 about 80-85 dBa at 50 -foot distances and about 74-79 dBa at distances of
100 feet. This could cause some inconvenience for residents that are south
and east of the project site.
Project operation, would increase traffic volumes in the vicinity of the site.
It is generally agreed that perceptible increases `fn traffic.=noise occur when
traffic volumes double. Based on the traffic volumes predicted on page 9 of
this report, it is expected that increases in traffic noise on adjacent
streets due to project generated traffic would not be perceptible. However,
it should be noted that in combination with traffic increases from other
sources, audible impacts could occur.
Mitigation
Because the noise levels on the portion of the project site adjacent to Lower
Sacramento Road could- exceed 60 dBa, Title 25 of the California Administrative
Code requires that a noise analysis be performed to straw that the proposed.
buildings be designed to limit intruding noise. Measures to mitigate excess
noise could include, but are not necessarily limited to the following:
: Minimize number and size of windows facing Lower Sacramento Road and
Turner Road
: Avoid placing bedrooms facing Lower Sacramento Road and Turner Road.
E. AIR QUALITY
Setting
The proposed project is located in the northern portion of San Joaquin County
which is the northernmost county in the San Joaquin Valley Air Basin. The
climate in the project area is characterized by hot dry summers and cool wet
winters. Mean annual rainfall is about nine inches which falls mostly during
-12-
storms between October and April. Average winter maximum temperatures are in
A high 50's; average summer maximum temperatures are in the 90's.
The most serious air pollution problem in this area is due to elevated
concentrations of ozone, which have deleterious effects on human health and
crop production. The problem occurs largely from May to October when intense
heat and sunlight promote the formation of ozone from chemical reactions in
the atmosphere involving reactive organic gases (ROG) and oxides of Nitrogen
(NO ). During this period temper tures frequently exceed 100 F (the
avefage daily maximum in July is 95 F) and prevailing west and northwest
winds may bring pollutants from the more heavily populated Bay Area into San
Joaquin County. Ozone concentrations exceeding the federal standard of .12
parts per million have occurred under these conditions.
It is generally assumed that pollutants in the project area are transported to
the southeast; air quality generally worsens to the south in the San Joaquin
Valley. Winds at the project site are influenced by marine air which flows
through the coastal hills and valleys into the San Joaquin Valley; winds are
strongest in the afternoon and evening. - -
A second air quality problem in San Joaquin County occurs from October through
January when strong temperature inversions trap pollutants near the earth's
surface: At such .times_; build-ups of carbon °monoxide (CO) may.viplate _the
_.._ -
Federal eight-hour average CO standard of nine parts per million. - Violations -
generally occur in the evening due to the combination of emissions from heavy
!! vehicular traffic and stagnant atmospheric conditions. A third air quality
problem is violation of state and federal air quality standards for total
suspended particulates (TSP). This situation exists throughout the Central
Valley. The major sources of TSP are resuspended dust from spring winds and
agricultural operations including burning.
San Joaquin County's air quality violates air quality standards for ozone, CO,
and TSP. The 1977 Amendments to the Federal Clean Air Act require
non -attainment areas (areas which will not be in compliance with National
Ambient Air Quality Standards (NAAQS) by 1982, to prepare air quality plans
(called nonattainment area plans or NAP), designed to bring the areas into
compliance by the end of 1987. The San Joaquin County Board of Supervisors
�► was designated the lead planning agency for ozone and CO, while the California
State Air Resources Board was the lead agency for TSP planning.
The Air Quality Management Plan for San Joaquin County includes the following
strategies to attain compliance with the ozone and CO air quality standa►ds:
reducing emissions from on -road motor vehicles; a Transportation Control Plan
to encourage less -polluting forms of transportation emissions controls and
stationary sources such as industry, and businesses; and control of many other
area sources such as off-road vehicles, agricultural emissions and
miscellaneous combustion processes.
Impacts
Construction activities would generate pollutants in the project vicinity.
Trucks and other motorized construction equipment would rel -ease exhaust during
construction hours. The quantities involved would not be likely to cause air
quality violations in the immediate vicinity of the project, nor would they be
bo
-13-
likely to produce measurable -increases in pollutant concentrations in
surrounding areas. Earth moving and grading operations would generate
suspended particulates through the movement of earth and the passage of wind
over exposed earth surfaces. Such activities would occur over the entire
period of community build -out. The resulting particulates would increase
soiling downwind, and could aggravate individuals with respiratory problems
and annoy nearby residents. Violations of the particulate air quality
- standard could occur in the immediate vicinity of the project; data and models
with which to quantify these impacts are not available. It should be noted,
however, that because of the agricultural land uses in the vicinity of the
project site, it is likely that ambient particulate concentrations are already
relatively high.
Mitigation
The following steps may be taken to reduce dust emissions during construction:
o watering exposed surfaces (complete coverage twice daily can
_reduce emissions by 50%). _
o use of tarpaulins on loaded trucks.
o minimization of the period during which soils are 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. Measures to reduce VMT or improve flow are identified
in the transportation section of this report.
F. HISTORICAL AND CULTURAL RESOURCES
Setting
The Plains Miwok Indians inhabited the northern portion of the San Joaquin
Valley. The Miwok, a -s other California Indians, can be characterized as a
hunting and gathering people who lived a semi -sedentary village life. Indian
sites in the Lodi area are usually found along the banks of the Mokelumne
River, just north of the project site.
In 1852, Jeremiah H. -Woods and Alexander McQueen established a ferry across
the Mokelumne River. As a result, a new road from Stockton to Sacramento was
established by way of this ferry which became known as Woods' Ferry. In 1858,
Woods built a bridge at the site of the ferry. From it the town, which was
laid out in April 1859, took the name of Woodbridge. The town of Woodbridge
is a California Historic Landmark. Woodbridge and other towns such as
Lockeford absorbed the river trade of the Mokelumne, but later on the
agricultural districts became dependent upon towns like Lodi which had railway
access.
In 1878, Albert Stokes Thomas deeded land north of the project site to the
town of Woodbridge. One year later on this site, Bishop Castle of the United
Brethren Church dedicated the Woodbridge Seminary. This became the San
Joaquin Valley College (1882-1897), one of the first colleges in California.
-14-
It was later used as Woods Grammar School until 1922 when the building was
• dismantled. The site is a California Historic Landmark.
East of the school is the Woodbridge Cemetery. As early as 1847, burials took
place at this site, however, the date of the normal founding of the cemetery
is 1875. The cemetery is maintained by the Oddfellows, Masonic Lodge.
• Adjacent to the proposed project, to the north, is a 6 -bedroom farm house
situated on a 2 1/4 -acre partel next to the Burton Towne Ranch, across Turner
Road from the project site. It was built about 70 years ago by the Towne
family to replace an earlier structure which had been destroyed by fire. The
Townes were large agricultural land owners in the Lodi/Woodbridge area :and
have lived in the area for about a century. The home has recently been
R purchased by a group who are converting the Towne home into a restaurant/bed
and breakfast enterprise.
The Central California Information Center at California State Colleqe at
Stanisiaus'has 1-cen provided the project description and -maps -depicting` -the
project site. A search of the State Office of Historic Preservation cultural
1 records maintained at the Center indicated that no known cultural resources
. are within the project site; however, three resources mentioned. above, San
Joaquin Nall ey Colldge,'";Woodbridge`;and the �Oddfellows Cemetery are .a V -"within-
- - -
one mile of the project site. The farm house on the Burton Towne Ranch site
is not listed as an historic structure.
2. Impacts
There are no recorded archeological surveys of the site, and 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.
3. Mitigation
Should any archeological artifacts be discovered during project excavation,
the Central California Information Office at Stanislaus State College and
,State Office of Historic Preservation should be notified. Excavation -which
might damage the discovered artifact would be suspended to allow determination
of significance by a qualified archeologist.
G. COMMUNITY SERVICES
POLICE
The Lodi Police Department serves the area within Lodi City limits which is
divided into seven patrol areas. The Department has 59 swo►n officers, 43
patrol officers and 16 patrol cars. The Department has recently added 3
motorcycles to the fleet. There is one central dispatch station. The average
response time is just under 3 minutes.
-15-
Impacts
The development of Towne Ranch will mean the end of the present patrol
arrangement between the Lodi Police Department and the San Joaquin County
Sheriff. The Lodi Police Department will provide police service_ to the
development if it is within the City limits.
FIRE
The City of Lodi will provide fire protection to the project area. The Lodi
Fire Department provides service within City limits, an area of approximately
9.3 square miles with.a service population of 42,000. The Department has-, 42.
fire fighters, four 1500 gallon
g pumpers, one elevated platform truck, one
ladder truck and one equipment truck. This equipment is distributed between
three stations. Station No. 1, located on Elm Street at Church Street is the
primary responder, with Station No. 3 as a back up unit. Response time frou
Station No. I would be near the 5 minute mark, which is within the
Department's 3-5 minute maximum.- The City has a Class III-ISO.rating.
Impacts
The Fire'Depar-tment has projected an increase in -call s. for _service (all types}
of 10 per year as a result of the project. The Department'hds indicated they
can safely deliver the increased service load if all water is installed as per
City specs.
Mitigation
None Required
SCHOOLS
The Lodi Unified School District (LUSO) serves the City of Lodi and nearly all
of northern San Joaquin County, including portions of North Stockton. The
School District has a student population of just under 19,000 which is
estimated to be growing by 4 to 7 percent per year.
Inadequate classroom space is a common problem with the LUSD and students are
bussed throughout the District. LUSD has taken measures to minimize the
problem. Lodi High School is on extended hours to handle the student
overload. A statement of impaction has been filed with the State of
California and, in addition, a tax of $200 per bedroom on new construction is
in effect in Lodi.
Impacts
The School District estimates that one student is added by each new housing
unit. Therefore the Towne Ranch project can expect to add 749 students to the
Lodi Unified School District. Reese Elementary, Woodbridge Middle School and
:,,ii High School would be the schools most affected. In the 1985-86 school
year, Reese Elementary and Lodi High School were declared impacted attendance
areas for the purposes of collection of development fees. Woodbridge Middle
Ea
-16-
School is currently at capacity.
If the Batch project (located south of the Towne Ranch project and Lodi Park
k West Subdivision) is annexed by the City of Lodi, a site is reserved adjoining -
the Basin Park for a new school. This would take some of the load off Reese
q
Elementary and revert Woodbridge Middle School back to a K-6 school.
Mitigation
Fees of $200 per bedroom on new construction are paid to the School District
to help offset the cost of new schools. The District does anticipate the
potential need for ar. elementary school to serve students from the area south
of Kettleman Lane. The District also recently negotiated a site for a new
high school in North Stockton which will help relieve the load on the Lodi
High Schools.
WATER
The City of Lodi provides water to the area frim a series of 18 wells drawing- -- on 150-500 deep aquifers. The entire system has a capacity of 42 million
`t gallons per day (mgd). Current residential water use is not known, as water
Is not metered., New wells are drilled using water utility revenues as
`additional a ras are developed and demand increases:`-
The .developer is responsible for extension of all water mains. Residential
water use is not metered; commercial and industrial use is metered and priced
at a declining rate. The City of Lodi has an ongoing water monitoring and
testing program for all its City well sites. The program is designed to alert
the City to the presence of any chemicals, organisms or other potentially
harmful materials that may be present in the water system.
E r Of particular concern has been the possible presence of the chemical DBCP, a
chemical product that was used by farmers to control nematodes. Although. the
product has been banned for a number of years, traces of the chemi-cal are
still present in the soil and underlying water tables. Trace levels have been
detected in some of the City's wells, however, the levels are below the
State's "Action Level" of 1 p.p.b. (parts per billion). If the DBCP level did
p exceed 1 p.p.b., the City would either reduce or cease pumping from the
problem well in accordance with State regulations.
Impacts
The City estimates that approximately 3.1 acre feet (Ac -ft.) of water per year
is required for each acre of single-family development and 4.2 acres per year
is required for each acre of multiple family development. Given this, the
project's residential water consumption is estimated to be about 273 ac.ft.
;E
per year or .24 mgd (million gallons per day).
The level of water consumption will not significantly affect the City's
current capacity. Water use will be higher if the property is developed as
residential use rather than if it remains in agricultural use. The California
Department of Water Resources provides the following estimates for- various
agricultural crops:
-17-
(An acre-foot of water is the amount of water needed to cover one acre of land
with one foot of water, or 325,900 gallons.)
Mitigation
The Towne Ranch project is estimated to use about 273 Ac.ft. per year..
"Consumption can be substantially reduced through water conservation and cut by
as much as half by metering the residential supply and charging customers for
the amount used rather than a flat rate.
WASTEWATER
The City of Lodi Sanitary System handles wastewater within City limits,
serving 35,000 residential and commercial customers. The City's White Slough
Treatment Plant provides primary and secondary treatment and has a capacity of
5.8 million :gall.ons; per day (mgd.)I, Current residential wastewaterflow .is not
known but it is "estimated"that 40 of`resideftial`water consumption is carried -
away as wastewater. The developer pays for installation of all connecting
lines and a connection fee (treatment plant buy -in charge) for each unit
developed.
Impacts
Assuming about 40% of water consumption can be carried away as wastewater, the
Towne Ranch project can be expected to generate`109 Ac.ft. of wastewater per
year. The treatment plant has the capacity to absorb the flow but is
currently at 85+% of total capacity. At current growth rates, expansion of
the treatment plant will be needed by 1990-1992. The plant expansion is now
being planned.
Mitigation
None required.
SOLID WASTE _ .
Solid waste disposal is provided in the project area by Sanitary City
Disposal, a private franchise collector. Sanitary City Disposal services the
area within Lodi City limits and has more than 14,000 customers. Collection
is made by truck on a weekly basis for residential customers and more
frequently for commercial clients. Refuse is taken to a transfer station in
Lodi where.approximately 25% is reclaimed. The remainder is trucked to Harney
Lane disposal site, a Class II -2 landfill. Harney Lane Landfill has nearly
reached capacity, measures are being taken to extend the life of the site by
utilizing fill dirt from an adjoining site.
IM
Alfalfa
3.4
Ac.ft.
per
acre
per
year
Deciduous Orchards
3.0
Ac.ft.
per
acre
per
year
Vineyards
2.4
Ac.ft.
per
acre
per
year
Truck Gardening
1.8
Ac.ft.
per
acre
per
year
Barley
0.0
Ac.ft.
per
acre
per
year
(An acre-foot of water is the amount of water needed to cover one acre of land
with one foot of water, or 325,900 gallons.)
Mitigation
The Towne Ranch project is estimated to use about 273 Ac.ft. per year..
"Consumption can be substantially reduced through water conservation and cut by
as much as half by metering the residential supply and charging customers for
the amount used rather than a flat rate.
WASTEWATER
The City of Lodi Sanitary System handles wastewater within City limits,
serving 35,000 residential and commercial customers. The City's White Slough
Treatment Plant provides primary and secondary treatment and has a capacity of
5.8 million :gall.ons; per day (mgd.)I, Current residential wastewaterflow .is not
known but it is "estimated"that 40 of`resideftial`water consumption is carried -
away as wastewater. The developer pays for installation of all connecting
lines and a connection fee (treatment plant buy -in charge) for each unit
developed.
Impacts
Assuming about 40% of water consumption can be carried away as wastewater, the
Towne Ranch project can be expected to generate`109 Ac.ft. of wastewater per
year. The treatment plant has the capacity to absorb the flow but is
currently at 85+% of total capacity. At current growth rates, expansion of
the treatment plant will be needed by 1990-1992. The plant expansion is now
being planned.
Mitigation
None required.
SOLID WASTE _ .
Solid waste disposal is provided in the project area by Sanitary City
Disposal, a private franchise collector. Sanitary City Disposal services the
area within Lodi City limits and has more than 14,000 customers. Collection
is made by truck on a weekly basis for residential customers and more
frequently for commercial clients. Refuse is taken to a transfer station in
Lodi where.approximately 25% is reclaimed. The remainder is trucked to Harney
Lane disposal site, a Class II -2 landfill. Harney Lane Landfill has nearly
reached capacity, measures are being taken to extend the life of the site by
utilizing fill dirt from an adjoining site.
IM
Impacts
The franchise operator estimates an average of 39 lbs. of solid waste is
generated per residential unit per week. Therefore the 749 proposed units
would create approximately 760 tons of refuse a year. The sanitary service is
a mandatory service that operates on a user fee basis. The Towne Ranch
development would require additional manpuwer and service equipment. Sanitary
City considers this is part of a norn.al growth pattern and the cost of capital
improvements would be repaid by user fees.
Mitigation
None required.
ELECTRICITY
The City of Lodi -owns andoperatesthe local electrical distribution system.
It is a member of the Northern California Power Agency from which it receives
0 power and also buys power from a number of other sources.
Im act
The proposed project will have no impact on electrical service and will be
readily served.
4
Mitigation
None required.
GAS
Pacific Gas and Electric Company will provide service.
TELEPHONE
Pacific Bell will provide local service.
TELEVISION CABLE
p King Video Cable will provide service.
0
-I9-
UNAVOIDABLE IMPACTS
The loss of prime agricultural land would be an unavoidable impact. Once the
0 land is developed with homes, streets and stores 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
". 4 change. It is unlikely that the land, once developed, would ever be used
again for agricultural purposes.
<I
C
0
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.
CUMULATIVE IMPACTS
AGRICULTURAL LAND
The proposed project will
contribute to a cumulative loss
of prime agriculture
land that has occurred in
the past several years. Table
5 shows the projects
that did, or will, contribute
to this loss.
_.
TABLE 5
LOSS OF FARM LAND IN LODI
PROJECT
APPROXIMATE ACRES
STATUS
✓
The Meadows
58 Acres
Under
Construction
Lakeshore Village
98 Acres
Under
Construction
Whispering Oaks
34 Acres
Under
Construction
Lodi Park West
88 Acres
Under
Construction
Tandy -Johnson Ranch
58 Acres
Under
Construction
rJ Noma Ranch
20 Acres
Under
Construction
Woodlake North
35 Acres
Under
Construction
Sunwest IV
55 Acres
Approved
TOTAL ACREAGE
446 Acres
E
a
}
All land in and around the City of Lodi is designated as prime agricultural
land. Thus every development must utilize agricultural- land Most future
residential, i.ommercial and industrial development will require the
urbanization of agricultural land.
SCHOOLS
.
The other significant cumulative impact is the impact on the LUSD. LUSD
estimates place the number of new students generated by developments in Lodi
and North Stockton at several thousand students in the next few years. These
students place a strain on the District's ability to provide classroom space,
particularly in light of the fiscal problems facing schools. Currently,
developers both in Lodi and in Stockton have been working with the LUSD to
provide funds for additional classroom space. This will help alleviate some
of the short-term problems facing the schools.
-21-
GROWTH -INDUCING IMPACTS
The development of Towne Ranch would introduce new urban uses to the west
corner of Lodi. These new uses may accelerate the rate at which the
surrounding ara is developed. The installation of various public utilities,
could allow additional development of the area.
It must be noted, however, that the "Greenbelt" initiative will determine
whether any further development will take place in this area. Currently, all
the land outside of the existing City limits must have voter approval prior
to annexation and development.
PE
-22-
Alternative 1
The principal alternative to the proposed project would be no preject at
} all. The project 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 this would eliminate the
environmental impacts, it could have other effects on the City of Lodi. The
O primary effect would be the possibility of increased densities within- the -
City of Lodi.
Under Measure A, no annexations can occur without approval by the electorate
3
of the City of Lodi.
In the last
five years only two requests have been
approved. Coupled with a growth rate of 4.7% (1985-1986) construction in
Lodi during 1985 set a
new record
high with 901 living units added to the
,(
City. Due to the lack
of available
buildable residential acreage, densities
in the older single-family, neighborhoods are increasing from the number of
apartments replacing
single-family
homes, and put a major _strain on
infrastructure carrying
capacities.
In -November 1985, a building moratorium = _
was called in this area
in order to
further study the problems and search for
" Q
solutions.
The increased densities also have added to problems such as crime, traffic
congestion and inadequate parking. Narrow streets, aging infrastructure and
inadequate classroom space in schools are mounting problems worsened by
higher densities.
O
The development of Towne Ranch alone won't solve these problems. However, if
annexations are not approved, densities will increase within the City
limits. With approximately 3-5 years of residential development left (at
current building rates), there will be increased pressure on the older, 'ess
valuable single-family units to be set aside for demolition and replaced with
0 apartment units.
Alternative 2
Alternative 2 would be to utilize a vacant "infill" property located
somewhere in the City of Lodi as an alternative site for this project. This
would eliminate the development of the Towne Ranch property and place the
project in a location t at presumably is already impacted.
The problem with this alternative is that the City of Lodi does not have any
large "infill" properties in the City. The City is, in fact, extremely
compact in area for its population.
In recent years, Lakeshore Village, Turner Road Estates (formerly Colony
Ranch), Rivergate Mokelumne, Whispering Oaks, Lodi Park West, Woodlake North,
and Mokelumne Village have been approved on "infill" properties. These
subdivisions are all under construction with various types of development.
-23-
These developments have utilized all the large vacant properties that -existed -
within the developed parts of Lodi.
Of the remaining vacant parcels, most are too small for a residential
subdivisiion. They range from individual, single-family lots to parcels of
several acres. Many of the larger parcels are owned by church groups or
individuals who do not want to sell their properties. Other properties have
an approved tentative map on them or have a map under review by the City. In
any case these properties are not suitable for development for the Towne
Ranch Subdivision.
Alternative 3
Alternative 3 would eliminate all multi -family housing from the project (499
units) and consist only of single-family housing. At the same density rate
of 4.9 units per acre as the single family portion of the project, the 27.7
acres of multiple family housing would convert to 135 additional single-
family units. Therefore there would be a total of 385 single family units.
i
Schools
r
By reducing the number of housing units from 749 to 385, the impact on the
school district is lessened. The Towne_ Ranch project under this alternative
would add only 385 students to the LUSD
Water
Under this alternative, the project's water consumption would be reduced from
273 AC per year or .24 mgd to 243 AC per year or .22 mgd. The level of
consumption would be less than the p-ropo.sed project and would not affect the
City's current capacity.
Wastewater
The Towne Ranch project, 1f developed as all single-family units would
generate 97.7 AC of wastewater per year. This would have 11% less impact on
the treatment plant, than the proposed project.
Solid Waste
This alternative would reduce the amount of solid waste resulting from the
`F project from 760 tons per year to 390 tons per year. The new landfill will
be able to handle the either project's solid waste.
-24-
4-
QT
-25-
STATE OF CALIFORNIA—pFFICE OF THE GOVERNOR GEORGE DEUKMEJIAN, Gown,
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET ;
SACRAMENTO. CA 95914 •!�
A
September 2, 1986
Erin Corey
The City of Lodi
221 West Pine Street
Lodi, CA 95240
Subject: Towne Ranch/Lodi
SCH# 86071519
Dear Mr. Corey:
The State Clearinghouse submitted the above named environmental document to
selected state agencies for review. The review period is closed and none of
the state agencies have comments.- .This letter acknowledges thatyou._have -
- -- --
ccmplied with the State Clearinghouse review requirements for draft
environmental documents, pursuant to the California Environmental Quality
Act.
Please call Norma Wood at 916/445-0613 if you have any questions regarding
the environmental review process. When contacting the Clearinghouse in this
matter, please use the eight -digit ;:tate Clearinghouse number so that we may
respond promptly.
p Sincerely,
John B. Ohanian i
A Chief Deputy Director
Office of Planning and Research
0
E
W
-26-
REC � V E
SEP
3 1986
cVEO�
EN
DEYEIOrL".ENT
DEPARTUNT
Ras+rN SAN JOAQUIN COUNTY
�0.�� CD
r•" 3 DEPARTMENT Of PLANNING AND BUILDING INSPECTION
ttttttttt�� .: �, •..
t8s0 E HAZEt'G` AVE . STOCK C.' Ca r5205 CHET DAVISSOH
e 4 „ Director
,ANktNG PNO E 24. �93» 3',�
WiLDING PNO%E JERRY HERZICK
Deputy Diret.tor
TOM WALKER.
Deputy Deector
August 29, 1986
_ Planning Department
City of Lodi
221 West -Pine Street
Lodi, CA 95240
Re: Draft EIR for Towne Ranch, #86-2
r -g Gentlemen
Thank you.for the opportunity-to,,comment on ;the,Draft.EIR for
Towne Ranch San. 3oaquin: County P_ann"ing is cono:w�re•d_ ab9_i the ___.A --- -T..4__
ro
the of
impacts p
p proposed project, especially in Ight of the rapid`
development of adjoining Woodbridge. Because of this, an EIR
addressing such a large project must incorporate the combined
impacts of this project with surrounding approved projects. This
issue is also relevant to the project -specific comments below:
1. It is not clear whether this document has been prepared to
address the impacts of the specific project, the proposed
annexation of the parcel to the City of Lodi, or both. If
this will serve as the only EIR for the project, it may need
additional detail in order to be adequate. This observation
is based on the general, undetailed project map.
2. The third alternative detailed on Page vi is confusing.
Shouldn't the number of students decrease to 385 rather than
increase? The wording on generation of solid waste also
implies an increase of waste generation.
3. The Traffic section needs additional analysis. See the -- - -
enclosed comments from the County Department of Public Works.
Despite the statement on Page 10, this office sent demographic
and traffic information on Woodbridge to assist in the pre-
paration of this EIR_ This data is again enclosed and should
be considered in the Final EIR. A map of developing and pro-
posed projects is also included. a?though it is now somewhat
out of date.
The internal circulation system for the multi -family portion
of -the project must also be detailed before a complete traf-
fic analysis can be performed and appropriate design and
facility mitigation proposed.
+lg
-27-
To Lodi Planning
From: Tom Walker
Sub Towne Draft EIP.
Date: 8-29-86
Page: - 2 -
4. Specify when the required noise analysis will be done as
described on Pages 16 and 18. Also, detail how the results
can be used to effectively mitigate any identified impacts.
Some preliminary noise readings with projected increases
should be included in the site design rather than waiting
until individual units are ready to be built.
P. 17, 91 2: A noise study for roadways throughout the County
was completed in February 1986 by BBN Laboratories for the
Council of Governments. This study, available from COG,
should be used for the EIR and referenced.
5. The Mitigation section under Air Quality refers the reader
back to the mitigation for traffic impacts. It is difficult
to accept that a traffic signal alone can effectively address
increased VMT and,i.mprove.,tratf.ic flow.
6. P. 26, 4: The impact of this development without a new
school on the Batch property should be discussed. Mitigation
measures need to be described.
7. Additional page -specific comments:
(a) P. 18, % 2, Line 2: "Cherokee Lane" should read "Lower
Sacramento Road."
(b) P._20, % 3: This sentence does not make sense. Transpor-
tation emissions controls do not pollute and are not put
on stationary sources.
(c) P. 21, 1 1_ The amounts of hydrocarbon and carbon
monoxide from trips resulting from this project should be
given.
(d) P. 25, 1 1: The impact on the Police Department is not
discussed.
8. The Alternatives section should include viable project alter-
natives, including a redesign of the current proposal. It
could be that the density as currently proposed is fine and
that only a project redesign is required in order to mitigate
identified impacts. This cannot occur, though, until a more
specific project proposal is included.
Another -alternative might be a type of clustered development
that can provide a more natural transition to adjoining
agricultural lands.
-28-
ri
RESPONSES TO SAN JOAQUIN COUNTY PLANNING DEPARTMENT COMMENTS -
1. The Environmental Impact Report addresses both the specific project and
the proposed annexation of the parcel. The project map shows a specific
street layout and property lines. The project map also shows the
specific density distribution for both the multi -family projects as well
as the overall project. This should provide adequate information for
the Environmental Impact Report.
2. Corrected in text.
3. The demographics and traffic information for the Woodbridge area was -
insufficient in regards to traffic analyses. The Environmental Impact
Report for the Woodbridge area did not include traffic distribution and
the amount of traffic on the individual streets. However, the EIR
stated:
"The traffic generated by the addition of 1,240 auto
trips along any one of the four main streets will be
within the volumes projected to the year 1995.
Provided that :street improvements can be coordinated
with residential projects, =`the traffic-beary --- -
capacity of the four main roads should be adequate."
The 1240 daily auto trips is the project traffic for Capital Property
Enterprises which includes a.22 acre site with 150 to_170_single and
multi -family dwelling units. This project is located north of Mokelumne
Street and east of Woodbridge Road.
The 1240 auto trips were added to the estimated "future plus project"
;lam daily traffic volumes which showed the three major streets, Lower
Sacramento Road, Turner Road, and Woodhaven Lane will be below capacity
levels.
Exhibit 3 presents the tentative subdivision map which shows the access
restricti-ons for the three project streets. The internal circulation
systen for the multi -family portion will not have.an impact on the
surrounding street system.
All internal circulation plans for development are reviewed by Community
Development and Public Works as part of the approval process.
4.A. The BBN Study for San Joaquin County shows noise levels of 60 dB, at
165 feet from the roadway edge of Lower Sacramento Road. There will be
a frontage road separating Lower Sacramento Road and the project site
which raises the distance to about 60 feet. The homes will be set back
another 20 feet from the frontage road for a total of 80 feet from the
noise source. The first 85 feet of the project will be subjected to
exterior noise levels of 60 dB. (See Exhibit A)
The project along Lower Sacramento Road will not be subjected to CNSLS
exceeding 60 dB. Because of this, the City will not require a noise
-30-
RESPONSES TO SAN JOAQUIN COUNTY PLANNING DEPARTMENT COMMENTS Continued
analysis for the project. However, the noise mitigation measures
mei,tioned on page 12 should be integrated into the project design.
According to the Noise Element of the San Joaquin County General Plan.
"Conventional residential construction with forced air ventilation is
usually adequate where Ldn's are 60-69dB. However, careful attention to
construction details is necessary to insure that a house achieves its
full insulation potential. 111 -fitting doors and windows can negate the
sound insulation effects of an otherwise well-bui'It home. Locating
bedrooms away from the noise source.wi.11 also be important in reducing
potential problems"
Also the multi -family units near Lower Sacramento Road should be placed
on the site as far from Lower Sacramento Road as possible, with parking
spaces as further.separation from the noise source. According to the
BBN Study, noise levels along Lower Sacramento Road in the year 2005
will be 65 dB at the 117 feet contour line. This means the
multi -family units should be at least 37 feet from the project boundary
on Lower Sacramento Road frontage road.
As mentioned in the Draft EIR, there are no noise contours given `-€or — --
Turner Road west of Lower Sacramento Road. However, because traffic
counts are lower along Turner Road it is assumed that noise levels are
_ less than 60 dB. However, the same mitigation measures will be applied
to the multi- family units along Turner Road as those applied to the -
units along Lower Sacramento Road, i:e. the units will be placed on the
site away from Turner Road as far from the noise source as possible.
B. The noise study mentioned on page 17 is the BBN Study. The full
reference is: BBN Laboratories, Inc., "Preparation of Current and
Projected Noise Contours For Specific Roads, Railroads and Airports in
San Joaquin County," Feb. 1986, p.p. 53-54.
5. Measures to reduce VMT could include car or van -pooling (CALTRANS has a
program which matches carpoolers to help facilitate carpooling), bicycle
commuting and the use of Dial A Ride. Dial A Ride is a taxi service in
Lodi primarily for the use of senior citizens at a cost of 50t. The
public may also use Dial A Ride, but at a higher rate.
6. See letter from Lodi Unified School District.
7. a) Corrected in text
b) Corrected in text.
c) The home-based emissions are as follows:
Carbon -monoxide = 290 tons per year.
Hydrocarbons = 32 tons per year.
Oxides of Nitrogen = 23 tons per year.
These levels will have no significant effect on the environment.
-31-
'
REPONSEDE _
�w#
d1 Impact
`
According to the Police Chief, the additional population
generated by the project will increase the number of culls and put
a definite impact on the police service.
Mitigation
� The addition of police officers is a budgetary item and will be
negotiated at such time population demands warrant it.
B. At such time when a more specific plan is submitted, project redesign
will be considered.
`
�
^
--- -------
- _ -
�
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143,
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-32-
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HENRY M. HIRATA
A
COUNTY OF SAN JOAQUIN
DEPARTMENT OF PUBLIC WORKS
1•. O BOX 1810 - 1810 E NAZELTON AVENUE
STOCKTON. CALIFORNIA 98201
(2091 944-2281
August 22, 1986
- - EUG TIE 13- GELUCCNI . .
DEI'U.TY DIRECTOR
MANUEL LOPEZ
DEPUTY DIRECTOR
MEMORANDUM
4 TO: Kitty Walker, Senior Planner
Plann ng and;.Bui1ding ,.Inspection Departmen r _:
FROM: Ztmmas M. Gau, Senior Civil Engineer
Public Services Division
l SUBJECT: DRAFT E.I.R. FOR TCWNE RANM
The Public Works Department wishes to make the following cannents relative to
the above referenced subject:
The traffic mitigation statement in the Su:Tary, page V, is too general. A
specific street improvement program for implementation with this project and
j future developments should be identified. These improvements include, but
are not limited to, signals at Turner Road and Lower Sacramento Road, the "T"
intersection of Turner Road and Lower Sacramento Road north, and the extension
_ of Chestnut Street/Woodhaven Drive north across the Woodbridge Irrigation
District canal to Woodbridge Poad .
�i
The analysis for - Other- Deve1upeaent (&: u'e Base), page 10, should include
proposed developments in the immediate Woodbridge area and take in account
projections to year 2,000 for the Woodbridge casmunity. Also, impacts on the
Woodbridge Road network system, more particularly the implications of not fully
extending Chestnut Street across the W.I.D. canal to Turner Road, are not being
4 addressed. Until this extension is constructed, Lower Sacramento Road will
continue to carry additional traffic volumes and require premature signalization
and road widening.
TMG: RWH :pw
PS5-TR
-34-
RESPONSES TO SAN JOAQUIN COUNTY PUBLIC- ,WORKS_ COMMENTS
COMMENT A specific street improvement program for implementation with
this project and future developments should be identified. These
improvements include, but are not limited to, signals at Turner Road
and Lower Sacramento Road, the "T" intersection of Turner Road and
Lower Sacramento Road north, and the extension of Chestnut
Street/Woodhaven Drive north across the Woodbridge Irrigation
District canal to Woodbridge Road.
RESPONSE The street improvements (including drainage) required as part of the
development of Towne Ranch will include:
Turner Road - curb, gutter, sidewalk and paving on the south side in
conformance with an ultimate street width of 64 feet
curb -to -curb.
Lower Sacramento Road - curb, gutter and sidewalk on the west side in
> conformance with the Specific Plan which ;ncludes an
ultimate curb -to -curb width of 86 feet. Paving is a
City responsibility under present policies and will be
included in the Capital Improvement Pro -gram -as
conditions and funding warrant.
Internal - All internal streets, complete width per City standards.
Traffic mitigation measures are identified on page 12. Until the
City Council determines that developers should pay for traffic
signals or pay some type of traffic mitigation fee for impacts
outside the development (i.e. Turner Road and Lower Sacramento Road
North) there is -no point in extending the impact analysis beyond that
already done in the EIR.
COMMENT The analysis for Other Development (future Base), page 10, should
include proposed developments in the immediate Woodbridge area and
take in account projects to year 2000 for the Woodbridge community.
RESPONSE• The "future base" condition is not intended to be an analysis of
"ultimate" or "year 2000" conditions. It is, rather, a short-term
condition to provide information on conditions that may exist prior
to "ultimate" improvements. The conditions under ultimate
conditions, which would include Woodbridge developments is discussed
in the response to San Joaquin County Planning Comments.
COMMENT Also, impacts on the Woodbridge Road network system, more
particularly the implications of not fully extending Chestnut Street
across the W.I.D. canal to Turner Road, are not being addressed.
Until this extension is constructed, Lower Sacramento Road will
continue to carry additional traffic volumes and require premature
signalization and road widening.
-35-
RESPONSES TO SAN JOAQUIN COUNTY PUEIIC WORKS COMMENTS Continued
RESPONSE The question of Woodbridge area improvements is discussed in the June
26, 1986 letter to San Joaquin County outlining the City's position
on this subject. This letter is included elsewhere in the "response
to comments."
14#
C7
-36-
CIT) COUNCIL
FRED N REID %iarior
_. 1la%or_Prolempore
DAA "10'A HINCHMA1
1 IA%tES LY PI\KER70% Ir
IOH% R (Randv) S%IDER
1
i NOMAS A PF TE RSON
CITY O F L O D I �tana srr
CITY HAIL :2' AEST PIN[ STREET Crh Cirri
CALL BOX 3036
RO-,ALD » STEIN
LODI- CALIFORNIA 95241.1910 C,t. Attwn"
(209) 334-5634
'une 26, 1986
San Joaquin County
Planning Department
1850 E. Hazelton
Stockton, CA 95205
Attn: Peggy Keranen
SUBJECT: Towne Ranch EIR
Thank you for passing on comments from the County Public Works Department
regarding the Towne Ranch EIR. Our Department is preparing the traffic
section and these comments will help us focus our attention on areas of
,concern. We will address - all these comments in --the E4 R- -:
However, the subject of contributions for the Chestnut Street bridge is
questionable. This bridge is primarily for access from Woodbridge, an un-
incorporated community,to Lodi, or to locations south of Lodi. The County
has been and appears to be continuing to allow residential development in
this area under its own rules and standards. It seems only appropriate that
the County perform the necessary traffic and preliminary design studies,
establish an area of benefit and collect the fees for construction of the
bridge. We feel strongly -that the majority of benefit is north of the WID
Canal. The City of Lodi may be willing to enter into a joint .powers agree-
ment regarding collection of fees from property developing within the
benefit area if that area and percentage of benefits could be agreed to.
Again, we feel the County has the responsibility to make this area benefit
Study.
We would be happy to provide traffic counts and comment on the studies as
you prepare them. Please contact Richard Prima or me if you need any
assistance.
Sincerely
Jack L. Ronsko
V ublic Works Director
cc: Tom Peterson, Lodi City Manager
Jim Schroeder, Lodi Community Development Director
George L. Barber, Supervisor, Fourth District
Henry Hirata, S.J. Public Works Director
Tom Gau, S.J. Senior Civil Engineer
JLR/RCP/eeh
-37-
PO U,1N
'v.
HENRY M. HIRATA jt
EUGENE 8 OELUGCNI
1
DIR[CTCR
O(I�TT O�wf CTGR
(�
MANUEL LOPEZ ....._
COUNTY OF SAN JOAQUIN
DEPARTMENT OF PUBLIC WORKS
P. O BOX 1810 — 1810 E NAIELTON AVENUE
STOCKTON CALIFORNIA 95301
12091 944.22a1
June 5, 1986
MEMORANDUM
RD T
t
SAN JOAQUIN COUNTY
PLANNING DEPARTMENT
We have reviewed the Notice of Preparation of E.I.R. for the Tow.e Ranch
residential project located at the southwestern corner of Turner Road and Lower
Sacramento Road. The following camments are noted and should be addressed in
the E.I.R:
1. The traffic impact on Dower Sacramento Road, north of 'turner Road, should be
addressed. The trip generation on Turner Road and the level of service for
intersections of Turner Road with Woodhaven Lane and Lower Sacramento Road
should be analyzed in the E.I.R. This development should contribute to the
cost of the bridge to be constructed for Woodhaven Lane/Chesnut Street
across the Woodbridge Irrigation District Canal.
2. The project site is within the County. This subdivision requires annexation
to the City of Lodi. This annexation should include Turner Wed.
3. The project site is currently within the boundaries of the City -County Joint
Power Agreeemnt for Storm Drainage Facilities.
24G: FL: pw
PS4-TR
c: George L. Barber
Supervisor, Fourth District
Henry M. Hirata
Director of Public Works
IMI
RESPONSE TO COMMENTS FROM SAN JOAQUIN COUNTY PUBLIC WORKS DEPARTMENT .
i Memorandum dated June 5, 1986 to Peggy Keranen, Senior Planner
from Thomas M. Gau, Senior Civil Engineer.
j 1. a) See text Traffic section.
a b) See letter dated June 26, 1986 to Peggy Keranen from Jack Ronsko
located in this section.
2. Turner Road will be included in the annexation.
IM
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0 0 0 [TDo 323 West Elm Street
C' C' 0 C3 Lodi, California 95240
BAUMBACH & PIAZZA, mc. Phone (209) 368-6618
July 22, 1986 JOB NO. 8579
9861 i'a i 1
S Z-1311""'3324
L� I I - - -
Mr. David Morimoto, Sr. Planner
Community Development Department
221 West Pine Street
Lodi, CA 95240
Re: TOWNE RANCH
Dear Mr. Morimoto:
I would like to clarify one point regarding
possible conflicts
0
with adjacent agricultural parcels.
The neighboring properties, East, South and
West of this site
are already developed in a mixture of commercial and residential
uses.
0
Only on the North side of this project is there an adjacent
,agricultural use, and that is across Turner
Road which has a
planned right of way width of approximately
80 feet.
Sincer
tERRY PIAllA
Secretary Treasurer
TP:jc
9861 i'a i 1
S Z-1311""'3324
L� I I - - -
Environmental Assessment
INITIAL STUDY
1. PROJECT TITLE TOWNE RANCH - EIR 86-2
2. LOCATION Northwd}'L 3f City limits; West of Lower Sacramento Road & S/Turner Road
3. PROJECT DESCRIPTION 78.3 acre residential subdivision consisting of 250 single
family units &499 multiple family units for a total of 749 units and an overall
density of 9.5 units per acre.
w
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4. General Pian Designation (A) Existing (city), (8) Proposed (A) Low density
residtntial (San Joaquin Co)• (B) Low-density residential
5• Site description and surrounding land use Agriculture surrounded
by residential
to the south, commercial to northeast, agriculture to the north
and agricultural
and commercial to the west. Residential on periphery to east.
_
6. Zoning-
(A) Existing, (8) Proposed (A) I -PA (Interim Protective Agriculture;
_
(8) P -D (Planned Dept. - 9.5 units per acre).
Will the Project Have a Si nificant Effect
Through Any of the Following Impacts Yes
No Maybe
7. a. Substantial alteration of natural topography, soil
or subsoil features..."
X
b. Substantially degrade surface or groundwater quality..
_
X _
c. Substantially.deplete surface or groundwater
X
resources .............................................
d. Substantially interfere with groundwater flow
X
orrecharge ...........................................
—
e. Cause a significant affect related to flood, erosion
X
orsiltation ..........................................
_
f. Substantial interference with the habitat of any
X
species of fish, wildlife or plant ....................-
-A
g. Violate ambient air quality standards or create
X
substantial air emissions or objectionable odors......
h. Substantially increase ambient noise or glare
X
level for adjoining areas .............................
i. Substantial reduction of existing cropland............
X
j. Expose individuals or property to geologic, public
X
health, traffic, flood, seismic or other hazards......
— —
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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
X
archeological, historical or paleontological site....
—
M.
Cause or allow substantial increase in consumption in
X
anynatural 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 or utilization of
public services such as schools or fire or police
protection...........................................
X
—
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
ment of population ...................................
— — —
s.
_Result in an alteration or conflict with existing or
X
planned tand'uses.................................
— —
t.
Conflict with adopted Flans, gods or policies of
X
the City of Lodi ....................................
Adverse impacts of project and their magnitude:
SEE ENVIRONMENTAL IMPACT REPORT -
Mitigation Measures to Reduce Adverse Impacts identified by Initial Study:
SEE ENVIRONMENTAL."IMPACT REPORT 86-2 '
RECnMMENDATION
Negative Declaration X EIR Conditional Negative
Declaration
Ll
JAMES B. SCHROEDER
Environmental Review Officer
Date •
EIR/1-81 By ERIJr. Planner 9 11 86
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.��
' LIST OF RESOURCES _
Terry Piazza, Principal, 8uumbach & Piazza, Civil Engineers. '
San Joaquin County General Plan Map to 1995, April 1983. '
City of Lodi, Womdlmke North Final Environmental Impact Report,
June 1984. �
Paula Fernandez, Engineer, Traffic, City of Lodi.
'
.'
Rich Prima, Chief Civil Engineer.
' Glenn Robison, Assistant City Engineer, City of Lodi. `
— `
Fran Forkas, Water and Wastewater Superintendent, City of Lodi.
'
Mary Joan Starr, Facilities Planner, Lodi unirieoucnon/ ursrricx,--
`
-Exlie Hunt, Facilities PlanninW, Lodi Unified School District.
m�
'
Linda Porterfield, Administrative Assistant, City of Lodi,
_ Police Department. �
�
Ray Schatz, Fire Administrative Office, Lodi Fire Department.
���
���0 Arthur Diamond, Air Resources Board, State of California. .!
^
E
PARKVIEW TERRACE
Council Mier Snider asked to abstain from discussion and
voting on the Parkview Terrace project because of a
conflict of interest and left the council table.
ORD. NO. 1393
Notices thereof having been published according to .law,
INTRODEXED
affidavits of which publications are on file in the office
�►C`-1� i
of the City Clerk, Mayor Reid called for the following
Public Hearings •
1) To consider the final Environmental hrpact Report (EIR
86-3) for Parkview Terrace, a 20 acre, 155 unit
proposed adult omminity at the northeast corner of
lcd*ehtenue and Lower Sacramento Road.
Zb 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 Road to P-D, Planned Development, to accacm)date
a cluster have development with recreational amenities.
The matter was introduced by C mumity Development Director
Schroeder who presented diagrams of the subject area.
' A presentation regarding the Final Environmental Impact
Report (EIR 86-3) for the Parkview 'terrace Subdivision
and mitigations were reviewed -by-Junior Planner _Erin Corey...._
Jr. Civil Engineer-Traffi=, Paula Fernandez, addressed the
Council regarding traffic questions concerning the project.
The following persons spoke on behalf of the project:
1) Chuck wentland
119 South Avena
Lodi, CA
There were no persons wishing to speak in opposition.
Mayor Reid closed the Public Hearing
Following discussion, on motion of Mayor Pro Tempore Olson,
Hinchman second, Council certified the subject
Envirorumental Impact Report as adequate.
On motion of Council Member Pinkerton, Olson second,
Council established the following findings of approval for
the Parkview Terrace Subdivision.
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 tIv> 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.
A. 1. ENVIXt4ff2ML 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)
All the land in and around the City of Lodi is designated
_F
as prime agricultural soil.
A
s
The City does not have the option of building on
s
"non -prime" agricultural soils in order to preserve the
r
prime soils. Every development built in the City, large or
small, utilizes some prime agricultural soil. The
residential, emuercial and industrial needs of the City
necessitates some urbanization of agricultural land.
Overriding Considerations
The area in question was designated for residential
development for many years prior to Measure A. The area
has been urbanized for many years and there are residential
developments adjaceit to the proposed project.
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.
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 tIv> 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) z 4VIRONMEWIAL IMPACT
The project will generate approximately 1750 vehicle trips
per day when fully developed.
Finding
The 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)
F�.ndui
Based on Air Quality projections, the amount of
vehicle -generated air pollution will not significantly
affect the region. The construction generated pollution,
primarily dust, will be temporary, lasting only during the
period of construction. Much of the dust problem can be
eliminated by watering down the site during the dry
construction months.
5) ENVIRCNMENTAL DTACT
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
Fly
Because noise levels exceed recar<mAed 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 PRO=
The EIR discussed several alternatives to the proposed
project_ The following are findings on three alternatives.
Alternative 1
This alternative is a "no project" alternative which would
mean that no development would be constructed on the
property. (pp. 25-26)
F
This alternative would eliminate the environmental mrrpacts
resulting from the proposed project. This alternative
would, however, affect the future supply of housing in the
City of Lodi, particularly senior citizen housing.
Alternative 2
This alternative would utilize an "infill" property as an
alternative to the proposed project. (p(J. 24)
Finding
The City of Lodi has consistently encouraged the
utilization of "infill" parcels of land available in the
City of Lodi. There are no parcels of land available in
the City of Lodi. 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 parcelsr.if they were
available, would be very expensive. The price would
probably make affordable housing impossible.
Alternative 3
Deletes senior citizen project for a single- family
residential project. This would result in a lower density
project and would reduce 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 moreindependently and__.
have.. more money..
Ceante-Q6,50,- IM—"J.M
The project will not -have -a significant -growth -inducing- --
impact on the City.
Finding
The project 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
Kettlenan 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 annexations and development in the project ar»a
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.
On notion of Mayor Pro Tempore Olson, Hirschman second,
Council introduced Ordinance No. 1393 prezoning Parkview
Terrace, a 20 acre, 155 unit adult canmunity at the
northeast corner of West Lodi Avenue and Lower Sacramento
Road to P -D, Planned Development District, to accommodate a
cluster home development with recreational amenities.
NOTE: Council Member Snider abstained from voting on all
items pertaining to the Parkview Terrace project.