The URL can be used to link to this page

Home My WebLink AboutAgenda Report - November 20, 2013 G-01 PHAGENDA ITEM G '- CITY OF LODI ,. COUNCIL COMMUNICATION TM AGENDA TITLE: Conduct a Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 232 Low Density Residential Growth Management Allocations for FCB Homes MEETING DATE: November 20, 2013 PREPARED BY: Community Development Director RECOMMENDED ACTION: Public hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 232 Low Density Residential Growth Management Allocations for FCB Homes BACKGROUND INFORMATION: The project site was annexed into the City as part of the Westside Subdivision, which measured approximately 160 acres. It was annexed into the City limits as part of the Westside Reorganization (Ordinance: Res. 2007-49) on March 21, 2007. The City of Lodi adopted the General Plan and certified the project EIR, State Clearinghouse No. 2005092096, on March 21, 2007. The project site was assigned a Planned Development (42) zoning designation. Planned Development zoning designations provide flexibility in the application of development standards that will produce development projects of superior quality, including retention of unique site characteristics, creative and efficient project design, etc., than would have been achieved through strict application of the development standards required by the primary zoning district. The proposed project is divided into three distinct areas called villages. The As part of the City's Growth Management program, and subdivision map approval process, the Planning Commission reviews the requests that have been submitted to the City. Following a public hearing, the Commission makes a recommendation for City Council consideration. This public hearing is being held for the City Council to approve a Final Map and to award 232 low density residential allocations for this year to FCB Homes. On October 9, 2013, the Planning Commission held a public hearing regarding the 2013 Residential Growth Management Development Allocation. At this hearing the Planning Commission reviewed a request by FCB Homes for (i) Growth Management Allocation for 232 Low Density Residential Lots; (ii) A Vested Subdivision Map for the Proposed Rose Gate Subdivision, a 50 acre, 232 lot, single-family residential subdivision; and (iii) adopted Development Standards for the subdivision known as Rose Gate Subdivision located within Planned Development 42 Zoning District. The Commission received a staff report; heard the staff presentation; asked questions of staff as well as the applicant; opened the hearing to the public for testimony in support and in opposition to the application; closed the public hearing, and voted 7-0 to recommend the City Council approve the applicant's request for 232 low density growth management allocation units and approve the Final Map for the project. ANALYSIS The proposed project would permit the construction of 232 medium density residential units on 50 -acre parcel located at 2875 West Lodi Avenue. It is bounded by Lodi Avenue to the south, Woodbridge Irrigation District Canal (WID) to the north, and San Joaquin County limits to the west. The parcel represents 50 acres of the 151 acre "Westside Project" annexed into the City in 2007. Surrounding land uses include vacant land to the south and west; commercial uses to the south; and residential uses to the north. Surrounding areas to the west are within the San Joaquin County jurisdictional limits. The topography of JACommunity Development\Council Communications\2013 APPROVED: the site is relatively flat and generally sloped from north to southwest. Grassland habitat makes up the entire site. The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the amount of allocation units is figured, the City requires that the allocation units be distributed among housing types as follows; 65 percent low density, 10 percent medium density and 25 percent high density. For example, the following explains the 447 units available for 2013: 1. Calculate two percent of the City's current population: 62,930 x 2% = 1,258.6 2. Divide 1,259 by the average number of persons per household 1,259/2.812 = 447.72 3. Divide the 447.72 (448 du) units into the 3 housing types: 65% low density = 291 units 10% medium density = 45 units 25% high density = 112 units the City Council earlier this year expired allocations accumulated since 2008. In the five-year period since 2008, 2,235 allocations were added to the reserve. The Council eliminated 800 Low Density and 1,435 High Density allocations. This Council action created a new balance of 4,634 as detailed below in Table A. Table A: Growth Manaaement Allocation Histo As indicated above in the background discussion, the present project is being reviewed for growth management allocations for 2013. The project received allocations through a Development Agreement that has since been annulled. The applicant has submitted an application for a total of 232 low density growth management allocation units (0.1-7 units/acre). The City has a total of 3,286 low density units available for allocation. The applicant's request for 231 low density allocation can easily be accommodated. The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocation has been accumulated in the amount of 660 medium density available units. The applicant's request for 12 medium density units can be accommodated. The proposed vesting tentative map is consistent with the current General Plan (2010). The proposed exclusively residential development aligns with the residential land use designations and densities assigned to site in the current General Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of land. The project design of the subdivision and type of improvements proposed would not conflict with easements, acquired by the Auailab a Allocations Total Available for 2°/C Allocations for° Total Ava�l'ab$le:for, , Density` 2012 2013 Low (0.1-7) 2,995 291 3,286 Medium (7.1-20) 557 45 602 High (20.1-30) 1,122 112 1,234 TOTAL 4,634 448 5,122 As indicated above in the background discussion, the present project is being reviewed for growth management allocations for 2013. The project received allocations through a Development Agreement that has since been annulled. The applicant has submitted an application for a total of 232 low density growth management allocation units (0.1-7 units/acre). The City has a total of 3,286 low density units available for allocation. The applicant's request for 231 low density allocation can easily be accommodated. The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocation has been accumulated in the amount of 660 medium density available units. The applicant's request for 12 medium density units can be accommodated. The proposed vesting tentative map is consistent with the current General Plan (2010). The proposed exclusively residential development aligns with the residential land use designations and densities assigned to site in the current General Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of land. The project design of the subdivision and type of improvements proposed would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. The Planning Commission reviewed the project in its entirety and recommended the City Council approve the Final Map and gran the applicant 232 low density residences. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. Konrad Bartlam Community Development Director KB/IB Attachment: 1. Aerial Map 2. Vicinity Map 3. Proposed Site Plan 4. Planning Commission Staff Report 5. Planning Commission Resolution 6. Planning Commission minutes of October 9, 2013 7. Draft Resolution I 1 F A - IN, --- - -. :. - "a . . • r- rw+-r-Rr Aerial Map �y.. �■ . t� -W! W, 'F� J��` �'�_� ? :i i�.4 T, ,.•t` "�-�__Y_� Y � � �Y''•"r, ;. � _ ' { z-��"'"�`;�- � ° r 1 :'� r• a r s s i 1 IL A J 4+, .• fir T f4.-, , v J •,`.' � � r� �--•{� � � ? r r ;-� i [.. r 1 a._� 1, ��`! ■ �.�� r4 40 f _J ' . IR �1 - ,may = • . i y^"� _ <yF �-,'.:' ? ..� , hfyt Ti J� r��. 3_ .• `_:4 V fJ��•'. - r-l��i%" r ��t F ..l . iL • `-' y t �-✓ 41� ^ ` �'- � r .' f • �4y 4 µ , j +�f.T r - F,� •+ � V yew �� 't;r*'r..r'��r I _-.-: -�- `-; .'k�.V.��a '� • _�_- 4dp� - ,.G=.4L ..M Lr orf r•�! d `-ter, , '- _ �x±•' `• " '. 1� -�At-L.1' 41f ` ''�`_' � � =YAC � - - - • - - 'Jma.jrJ -_ T "MON Legend L I E y i City Limits + 11 41 ■t_� . SAA... '.rlt .? A ✓Y t'�Ll 1_JLL.ISL_.11 1_>r ■+ , ProjectI Y 0 loss oil p114N � ! / TENTATIVE SUBDIVISION MAP l I `<\ —�— — ` ROSE GATE \ I r APDR110ilOF8BCII0N8.TaWR8W8NaAiF4 n! RWW SEW. MOM DIULOOMAID IRNA W C" OF LODI, SAN JOAQWH M MY, MUMMA �97il k ! I IN, I I I I o too i 14 \I r—�� —L/`L 15 7-1 10 19 / \ / f LOT PAD ELEVATION FSMi� i \ �' / `>. \ \ i /�\ \ / TOP Of CURB GROES \ / \ Y Imo° ' L�&t 22 `(\ /' /i`� DMIOH OF SEAEEr SLOPE 9 1 297 � I1 ILII\,�/ '/� \\ / 29 220 rs--ml 28 7 r 228 / 228 24 HP pul I.,/ \ 230 mm 231 13"2051 *°sae 203 88�� 41 1� $TREETB9® ®•F/(y1� 3 ®� 202� \ / ^ \� ESI 21m5 8� 2� 201 p [ cmi 45 792 193 104 106 189 i97 199 19B 200 / {� `� Z7� RSC \ I ., umt iEl €� tom! Til l` :5711 \8 40 STREETC. A- 191 100 109 IN 187 109 1B6 184 1B8 1B2 tat ` emwu k b ` ` 1, I I I i Cm U�w1 V I I I i 170 771 S72 178 174 t7b 178 i77 178 i7A 190 ill12T [�� 4 \ I.i J 1 pal181 ®� ®®®E (tel Q4 1 - I — u fi 07 as y\N68 E 1j -i i4b®17 148164 193 125 N i i 124 N \ 180 768 167 160 166 164 168 162 i61 135 723 149 ass l 78Law \I\ I Eta TRE E 130 i82 114 � � �. S7iiErET D .. _ aaea a Ej i3�1 75 / STREET K \ 184 188 162 .01 190 169 14g i41 t40 1� 188 187 121 #g0 170 117 ii5 ii2 l \ H � 1W) ! 1 � ® mm [11�I ao � 1(m � [ rasa► i1B � 1 11 » iii t04 t03 1In AL9a 96 0! iLODI AVENUE— ! ! ! ! ! I I I I 1 I I I rf7�� II -— u I I I ill 11 tjl.-mmm z� z W Z o 1dCY Zuj N u L IL Z LL uW W Z Z W z z CL 0 C`3 C W cd a c.9 z ('3 Z IIOF 7 9HEETBII CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: October 9, 2013 APPLICATION NO: Subdivision Application: 13-S-01 Growth Management Allocation: 13 -GM -01 REQUEST: Request for Planning Commission approval of. a) Growth Management Allocation for 232 Low Density Residential Lots; and b) A Vested Subdivision Map for the Proposed Rose Gate Subdivision, a 50 acre, 232 lot, single-family residential subdivision c) Adopt Development Standards for the subdivision known as Rose Gate Subdivision located within Planned Development 42 Zoning District. (Applicant: FCB Homes, Inc.; File #'s: 13-S-01 and 13 -GM -01; CEQA Status: Project Environmental Impact Report, State Clearinghouse No. 2005092096, Certified on November 15, 2006) LOCATION: 2875 West Lodi Avenue APN: 029-380-05 Lodi, CA 95240 APPLICANT: FCB Homes 10100 Trinity Parkway, Suite 420 Stockton, CA 95219 PROPERTY OWNER: Georgia Perlegos, ETAL P. O. Box 1823 Lodi, CA 95241 RECOMMENDATION Staff recommends that the Planning Commission recommend to the City Council approval of the request of FCB Homes for 232 low-density growth management allocations and a vesting subdivision map for the proposed Rose Gate Subdivision to be located at 2875 West Lodi Avenue, subject to conditions in the attached resolution. PROJECT/AREA DESCRIPTION General Plan Designation: Low Density Residential Zoning Designation: Planned Development 42 (PD -42) Property Size: 49.74 acres (2,166,674.40 sq ft. sq. ft) The adjacent zoning and land use characteristics: 3:\Community Development\Planning\STAFF REPORTS\2013\04-11-2013 13-S-01 FCR Homes ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Low Density Residential Low Density Residential (LDR) Residential South Low Density Residential Medium Density Residential Commercial Planned Development 36 (PD -36) Planned Development 42 (PD -42) Vacant land Shopping Center East Low Density Residential Low Density Residential (LDR) Planned Development 29 PD -29 residential West San Joaquin County San Joaquin County Agricultural use 3:\Community Development\Planning\STAFF REPORTS\2013\04-11-2013 13-S-01 FCR Homes SUMMARY The proposed vesting subdivision map seeks to create 234 lots on 49.74 acres resulting in an overall density of 4.7 dwelling units per acre (du/ac), which is far below the density range (2-8 du/ac) specified in the General Plan for the site. The lot sizes range from a minimum of 4,000 square feet to over 16,557 square feet, with the average being 6,000 square feet. The subdivision is designed to provide lot sizes that. are comparable to the existing surrounding lots on the north and provide a variety house designs. The approved map also includes a 4.8 -acre pocket park with a detention basin. The project site is located at the northwest corner of Lodi Avenue and Lower Sacramento Road, and is bounded on the north by Woodbridge Canal District (W1D) Canal. The subdivision will be accessed from three points on Lodi Avenue. BACKGROUND The City of Lodi adopted the General Plan and certified the project EIR, State Clearinghouse No. 2005092096, on March 21, 2007, The Project EIR was prepared as a program -level EIR, pursuant to Section 15168 of the CEQA Guidelines (Title 14, California Code of Regulations, Sections 15000 et seq.). The project site was annexed into the City as part of the Westside Subdivision, which measured approximately 160 acres. It was annexed into the City limits as part of the Westside Reorganization (Ordinance: Res. 2007-49) on March 21, 2007. In addition, the applicant and the City entered into a Development Agreement which established residential yearly allocation under the Growth Management Program, land use regulations fees and assessments, and infrastructure. In December of 2006, the City entered into the first of two Development Agreements with FCB Homes. The City and FCB Homes executed Southwest Gateway Development Agreement first and, in April 2007, the Westside project Development Agreement was executed. On August 1, 2012, the City Council, at the request of the applicant, annulled the previously approved Development Agreement. This was done partially due to the fact the City has since adopted a new General Plan and impact fee program. The City Council directed staff, as part of the overall City Council Goals and Strategic Plan, to conduct a comprehensive review of the Growth Management Plan (GMP), including a possible focus on expiring some of the unused units that have accumulated over the years due to the decline in residential construction activity. On May 15, 2013 the City Council approved the suspension of the GMP (see Attachment D staff report and resolution). As noted in the City Council staff report, the surplus allocations render the application schedule unnecessary. On June 17, 2013, FCB Homes submitted an application for the Rose Gate Subdivision project, which included a Vesting Tentative Subdivision Map and review of the development standards for the Planned Development Unit. ANALYSIS Existing Conditions: The subject site consists of a vacant 50 -acre triangular parcel located at 2875 West Lodi Avenue. It is bounded by Lodi Avenue to the south, Woodbridge Irrigation District Canal (WID) to the north, and San Joaquin County limits to the west. The parcel represents 50 acres of the 151 acre "Westside Project" annexed into the City in 2007. Surrounding land uses include vacant land to the south and west; commercial uses to the south; and residential uses to the north, Surrounding areas to the west are within the San Joaquin County jurisdictional limits. The topography of the site is relatively flat and generally sloped from north to southwest. Grassland habitat makes up the entire site. Vesting Subdivision Map: The proposed Vesting Tentative Map would subdivide the project parcel into low density residential single-family lots and park/detention basin parcels. The approximately 50 -acre property would be subdivided into approximately 232 single-family units, a park/retention basin, roadways and other infrastructure required to support the proposed development. Lot sizes would J:\Community Development\Planning\STAFF REPORTS\2013\09-11-201313-S-01 FCB Homes 2 range from 4,000 sq. ft. to 16,557 sq. ft., with an average lot size being 6,000 sq. ft. The development was separated into 3 "villages" with varying densities and housing types specified for each village. The Planning Commission is embodied to review the vesting tentative map and recommend approval or denial of the vesting map to the City Council. If the Commission approves, a Final Map for a subdivision of five or more parcels must be prepared, filed, processed and recorded as set forth in Chapter 17.54 (Parcel Maps and Final Maps), to complete the subdivision. The City Council has a final say on the approval or disapproval of the vesting tentative map. In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval shall expire and become void unless, the applicant petitions the Planning Commission for an extension and the Commission grants an extension in accordance with Lodi Municipal Code Section 17.52.130 (13)(1). Access and Circulation: Three separate access points are proposed for the subdivision. All three access points would be located along West Lodi Avenue. The overall design incorporates good internal connectivity with all internal streets connecting to Lodi Avenue. The layout of the streets includes one court/dead end driveway. An approximately 4.8 -acres detention basin with a community park intended for stormwater compliance is proposed at the middle of the subdivision. The project will reconstruct/construct north side improvements for Lodi Avenue. A key element of Lodi Avenue expansion is a roundabout, which will be centrally located at the main entrance of the project site. The roundabout in Lodi Avenue must be fully constructed with the first phase of development including the street intersection to the south, full landscape improvements, full sidewalk improvements and a transition (including sidewalk and landscape improvements) from the roundabout easterly to the existing improvements. Reconstruction/construction of Lodi Avenue will also include a modification to the existing configuration, eliminating the current ability for left -in or out movements from the eastern most Raley's parking lot access nearest the fuel station. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential. The proposed exclusively low density residential project is consistent with the current General Plan (2010) land use designation. The Low Density Residential designation mandates density ranges between two (2) to eight (8) units per acre. Further, the General Plan Land Use Policy 3 (LU P3) prohibits development at less than the minimum and maximum density prescribed by each residential land use category. The proposed project gross density of 4.7 units per acre does comply with applicable General Plan density requirements. Zoning Compliance: The project site is zoned Planned Development 42 (PD -42). Planned Development zoning designations provide flexibility in the application of development standards that will produce development projects of superior quality, including retention of unique site characteristics, creative and efficient project design, etc., than would have been achieved through strict application of the development standards required by the primary zoning district. The proposed project is divided into three distinct areas called villages. Village I would be located east of the central park. Lot sizes range in size from 4,320 sq, ft. to 4,560 sq. ft. These lot sizes provide compact designs in traditional neighborhood settings. Site coverage would range from fifty-five (55) percent for two story house to sixty (60) percent maximum for single story houses. Each house will have at least a two -car garage. Garages would maintain twenty (20) feet setback and houses/living spaces would maintain fourteen (14) feet setback. The Village 11 area would be located on the southwestern part of the project, closer to Lodi Avenue. Lots range in size from 5,000 sq. ft. to 5,500 sq. ft. The lots would accommodate a variety of single - story and two-story home designs. Site coverage would range from fifty (50) percent for two story house to sixty (60) percent maximum for single story houses. Each house will have a minimum of two- J:\Community Development\Planning\STAFF REPORTS\2013\04-11-2013 13-S-01 FCB Homes I car garage. Garages would maintain twenty (20) feet setback and houses/living spaces would maintain fifteen (15) feet setback. The Village III area would be located on northern part of the project. The parcels range in size from 6,000 sq. ft. to 7,500 sq. ft., with even larger parcels scattered throughout this area. The lots in this area are the largest lots and will provide for an increased variety of architectural design and variation of the street scene and greater opportunity for ranch style single -story homes. Site coverage would range from fifty (50) percent for two story house to sixty (60) percent maximum for single story houses. Each house will have at least a two -car garage. Garages would maintain twenty (20) feet setback and houseslliving spaces would maintain fifteen (15) feet setback. Elevations As depicted in the development plans, the applicant is proposing to use several different elevation styles throughout the subdivision. The elevations use varying massing and architectural articulations. In addition, the subdivision is expected to allow custom homes and other builders to build homes at the project site, which will add architectural variations. Staff believes that the proposed design will provide not only an attractive streetscape, but interesting views from neighboring property owners as well. Landscape and Fencing: The project also includes a preliminary landscape plan that generally places one large street tree in each front yard among other accent landscaping including various shrubs, ground cover and lawn. A decorative six foot masonry wall along Lodi Avenue has been proposed. The applicant has submitted preliminary landscaping and fencing plans for the subdivision. This includes a perimeter decorative sound wall along Lodi Avenue. In order to create pedestrian friendly landscape features, no more than 55% of the front and street side required minimum setback on standard rectangular lots may be paved with hardscape materials such as concrete or asphalt. Permeable paving or pavers do not count toward the maximum hardscape criteria. Hardscape design flexibility will be allowed for narrow frontage lots (e.g. bulb shaped and cul-de-sacs) and flag lots in excess of the 55% limitation. The landscaping plan would have to comply with the requirements of the Lodi Municipal Code Section 17.03.070 which regulate landscape water efficiency. Growth Management Compliance: The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the amount of allocation units is figured, the City requires that the allocation units be distributed among housing types as follows; 65 percent low density, 10 percent medium density and 25 percent high density. For example, the following explains the 447 units available for 2013: i. Calculate two percent of the City's current population: 62,930 x 2% = 1,258.6 2. Divide 1,259 by the average number of persons per household 1,25912.812 = 447.72 3. Divide the 447.72 (448 du) units into the 3 housing types: 65% low density = 291 units 10% medium density = 45 units 25% high density = 112 units As mentioned above, the City Council earlier this year expired allocations accumulated since 2008. In the five-year period since 2008, 2,235 allocations were added to the reserve. The Council eliminated 800 Low Density and 1,435 High Density allocations. This Council action created a new balance of 4,634 as detailed below in Table A. J:\Community Development\Planning\STAFF REPORTS\2013\09-11-2013 13-5-01 FCB Homes 4 Table A: Growth Management Allocation History Density Available Allocations Total Available for 2%Allocations for 2012 2013 Total Available for 2013 Low (0.1-7) 2,995 291 3,286 Medium (7.1-20) 557 45 602 High (20.1-30) 1,122 112 1,234 " TOTAL 4,634 448 5,122 As indicated above in the background discussion, the present project is being reviewed for growth management allocations for 2013. The project received allocations through a Development Agreement that has since been annulled. The applicant has submitted an application for a total of 232 low density growth management allocation units (0.1-7 units/acre). There are 291 low density allocation units allocated for 2013; however, the City also has low density growth management units that were not issued in prior years as shown in Table A above, this leaves 2,995 low density units available for allocation from previous years. The 291 low density allocations available for 2013 are sufficient to provide for the proposed project. Common areas The subdivision proposes to create several lots with shared access facilities. Staff has added a condition to ensure adequate provisions are created to govern common areas, that front and street side yard landscape continue to be well designed and maintained. In addition, the conditions of approval require the applicant to annex in to the existing facility district. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements have been incorporated into the attached resolution. As with all residential subdivisions that rear to a street, the City requires a reverse frontage wall and landscaping along Lodi Avenue. This project is conditioned to provide a right-of-way dedication at the Lodi Avenue frontage along the back of lots 78 to 164. The additional right-of-way contains the curb, landscaping, meandering sidewalk, and an 6 -foot tall decorative masonry wall. Staff is also recommending the standard residential street design, which includes tree -lined parkways. Given that the Rose Gate vesting tentative subdivision map is in substantial compliance with applicable City polices, staff finds the subdivision appropriate and timely. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to conditions outlined in the attached resolution. The proposed vesting tentative map, as described in the code compliance sections above, is consistent with the current General Plan (2010). The proposed exclusively residential development aligns with the residential land use designations and densities assigned to site in the current Genera[ Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of [and. Also the design of the subdivision and type of improvements would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. Further, as stated in the code compliance sections above, the applicant has proposed development standards for this subdivision that are generally consistent with recent subdivisions in the City. ENVIRONMENTAL ASSESSMENT The project is subject to the requirements of the California Environmental Quality Act (CEQA). All potentially significant environmental impacts were publicly disclosed and made available for comment via Lodi Annexation Environmental Impact Report, State Clearinghouse No. 2005092096, dated April 2006, prior to any decisions to approve any part of the whole project. On March 21, 2007, the City ]:\Community Development\Plannfng\STAFF REPORTS\2013\09-11-2013 13-S-01 FC8 Homes Council adopted Lodi Annexation Environmental Impact Report, State Clearinghouse No. 2005092096, and Mitigation and Monitoring Plan that analyzed environmental impact aspects of the proposed project. PUBLIC HEARING NOTICE: Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, September 28, 2013. One hundred and ninety-two (192) public hearing notices were sent to all property owners of record within a 300 -foot radius of the subject property as required by California State Law §65091(a) 3. ALTERNATIVE PLANNING COMMISSION ACTIONS: • Approve the request with attached or alternate conditions • Deny the request • Continue the request Respectfully Submitted, Immanuel Bereket Associate Planner 4cur, Ba am � Community Development Director ATTACHMENTS: A. Vicinity Map B. Aerial Map C. City Council Ordinance No. 1877 Revising Growth Management Ordinance. D. Site Plan, Subdivision Map E. Planned Development Standards E. Draft Resolution 1:1Community Qevelopment\Planning\STMF REPORTS\2013\09-11-2013 13-S-01 FCB Homes RESOLUTION NO. 13-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF FCB HOMES FOR APPROVAL OF VESTED SUBDIVISION MAP FOR ROSE GATE SUBDIVISION, A 50 -ACRE, 234 -LOT, SINGLE-FAMILY RESIDENTIAL SUBDIVISION AND 232 GROWTH MANAGEMENT ALLOCATION REQUEST AT 2575 WEST LODI AVENUE WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed public hearing, as requited by law, on the requested Vested Subdivision application, in accordance with the Lodi Municipal Code, Section 17.74; and WHEREAS, the project site is located at 2875 West Lodi Avenue, Lodi, CA 95240 (APN: 029-380- 05); and WHEREAS, the applicant is FCB Homes, 10100 Trinity Parkway, Suite 420, Stockton, CA 95219; and WHEREAS, the applicant, FCB Homes, has fled the "Rose Gate" Vested Subdivision Map and Growth Management Application with the City of Lodi; and WHEREAS, the project properties owners of record. are Georgia Perlegos ETAL, P. O. Box 1823, Lodi, CA 95241; and WHEREAS, the. applicant, FCB Homes, has filed the "Rose Gate" Vested Subdivision Map and Growth Management Application with the City of Lodi; and WHEREAS, City Council Resolution No. 2007-49 adopted by the City Council on March 21, 2007, approved the land use designation as Low Density Residential, for the project site; and WHEREAS, the City Council by Ordinance No. 1793, which became effective on March 21, 2007, granted Planned Development Zone P -D(42), to allow single-family residential development for the project site; and WHEREAS, the City Council by Resolution No. 2007-48, which became effective on march 21, , 2007, approved certified an Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, for the project; and WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, is kept on file for public review within the Community Development Department by the Community Development Director at 221 West Pine Street, Lodi, CA; and WHEREAS, the Vested Subdivision Map contains 50 acres, 234 -lots, and is located at 2875 West Lodi Avenue, which is designated for low density residential development at up to 7 dwelling units per acre. WHEREAS, the Community Development Department did study and recommend approval of said request; and WHEREAS, after due consideration of the project, the Planning Commission did conditionally approve the project; and WHEREAS, the Planning Commission's recommendation is based upon the following findings and determinations: The proposed design and improvement of the tentative subdivision, as conditioned, will conform to the standards and. improvements mandated by the adopted City of Lodi Public Works Department Standards and Specifications, Zoning Ordinance, as well as all other applicable standards. ]o\C9nimuMy Rkvelapme L\Planning\R830i.E1T10N.5\ZQ13 2. The standard size, shape and topography of the site is physically suitable for residential development proposed in that the site is generally flat and is not within an identified natural hazard area, 3. The site is suitable for the density proposed by the tentative subdivision map in that the site can be served by all public utilities and creates design solutions for storm water, traffic and air quality issues. 4. The standard design of the proposed tentative subdivision and the proposed improvements are not likely to cause substantial environmental damage or injure fish or wildlife or their habitat in that the site has been previously disturbed by agricultural activities and no significant environmental issues or concerns were identified through the Initial Study prepared for this development. 5. The design of the proposed tentative subdivision and type of improvements are not likely to cause serious public health problems in that all public improvements will be built per City standards and all private improvements will be built per the California Building Code. 6. The design of the proposed tentative subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed tentative.subdivision. 7. The vested subdivision is conditioned to construct improvements to Lodi Avenue thereby insuring that an adequate Level of Service is maintained on the roadways within the area. 8. An Environmental Impact Reports and Mitigation Monitoring and Reporting Program, Environmental Impact Report (EIR), State Clearinghouse No, 2005092096, were prepared for this project in compliance with Public Resources Code section 21000 et seq, and were independently reviewed and certified by the City Council. All potentially significant environmental impacts were publicly disclosed and made available for comment prior to any decisions to approve any part of the whole project. On March 21, 2013, the City Council adopted an Environmental Impact Report and Mitigation Monitoring and Reporting Program for all aspects of the proposed project. all mitigation measures for the project identified in the initial study and accompanying studies are hereby incorporated into this approval. 9. The project is required to comply with all the mitigation measures outlined for the project in the Environmental Impact Report and in the Mitigation Monitoring and Report Program. 10. The vested subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth Management Element allows for a maximum density of 7 dwelling units per acre and the proposed is at a density of 4.75 dwelling units per acre. 11. Said Vested Subdivision map complies with the requirements of Article 5 of the Lodi Development Code, governing subdivision maps, NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of the City of Lodi hereby recommends that the City Council approve the Vested Subdivision Map, associated Development Standards for the Rose Gate Subdivision, and award FCB Homes 232 low density growth management allocation units, subject to the following development conditions and standards: 1. The property owner and/or developer and/or successors in interest and management shall, at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers, .directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys' fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense. 2. This recommendation for approval by the Planning Commission shall not constitute an authorization to. begin any construction. j;\Cammnnity Aevetopment\Flinning\RESOLUTIONS\2¢13 2 3. The developer shall comply with all the applicable requirements of the City's Community Development Department including Planning and Building Divisions; Public Works, Fire and Electric Utility Departments; and all other applicable local, state and federal agencies. It is the responsibility of the applicant to check with each agency for requirements that may pertain to the project. 4. The Vesting Tentative Map shall expire within 24 months of Planning Commission approval or a time extension must be granted by the Planning Commission. 5. The Final Map shall be in substantial conformance to the approved Vesting Tentative Map, as conditioned, and that any future development shall be consistent with applicable sections of the Municipal Code. 6. The developer shall install, on each residence, minimum four -inch high block style numbers for address identification. The numbers shall be in color that is contrasting to the background surface to which they are adhered and shall be readily visible from the street during the day and night. The construction drawings for the house plans shall identify the location of the address boxes or numbers on the house fagades, along with a detail or keynote that describes how the house numbers will be illuminated or made identifiable from the street. 7. The developer shall submit detailed landscape and irrigation plans (concurrently with the improvement plans) for the review and approval of the Parks & Recreation Department. The landscape plan shall include, in addition to normal landscape and irrigation details, screening of any above ground utility vaults and anti -siphon water valves. 8. Meters, hydrants, poles, etc. shall be, located clear of the sidewalk and driveways or as determined by the City Engineer. Final locations and the number of such facilities shall be determined at the time the improvement plans are reviewed. 9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading plan and a detailed fencing/wall plan shall be submitted with the improvement plans for each phase of development. The design, height, and location of walls shall be subject to approval of the Community Development Director prior to approval of improvement plans. Where fencing is adjacent to public parks anti/or trails, plans shall be approved by the Recreation Commission at the time of park pian approval. When the adjacent area is sloped, the fence/wall design shall include a 4' bench (sloped no more than 2%) along the fence/wail for maintenance purposes, as determined by the marks and Recreation and Cultural Services Department. 10. The proposed sound wall along Lodi Avenue shall be a minimum of six (6) feet in height, excluding caps, columns and pilasters, unless a higher wail or fence is required as an environmental mitigation measure, measured to the grade of the property at the highest point within four feet (4') of said wall or fence and shall be designed to insure clear vision at all street intersections to the satisfaction of the City Engineer, 11. The project shall incorporate all applicable mitigation measures as specified in the adopted Final Revised Environmental Impact Report EIR-05-0.1 (State Clearinghouse No. 2005092096) for the project. 12. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, prior to recordation of the final map(s) for homes adjacent to existing agricultural operations, the applicant shall submit a detailed wall and fencing pian for review and approval by the Community Development Department (Land Use Mitigation Measure 1). 13. Pursuant to project Environmental Impact Report, State Clearinghouse No, 2005092096, Agriculture Resources Mitigation Measures 2 and 3, the applicant shall provide and undertake a phasing and financing plan (to be approved by the City Council) for one of the following mitigation measures: a. Identify approximately 49.64 acres to protect for a period of time to be determined (but not less than 15 years) as an agricultural use in a location as determined appropriate by the City of Lodi in consultation with the Central Valley Land Trust; or j:\Comrt mityilexelopmtnt\Plannlog\$ESOL13TfOCIS\3Qt3 3 b. Pay a fee equal to the value of 392 acres as determined by an independent qualified consultant retained by the City in consultation with the Central Valley Land Trust. The City will determine to whom the fee shall be paid. 14. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, Biological Resources Mitigation Measures 1, 2, and 3, the applicant shall contact the San Joaquin County Council of Governments (SJCOG, Inc) for a pre -ground disturbance survey, to be performed by an SJMSCP biologist, to determine applicable Incidental Take Minimization Measures (ITMMS). The City shall not authorize any form of site disturbance until it receives an Agreement to Implement ITMMS from SJCOG, Inc. The City shall not issue a building permit for the proposed project until the San Joaquin County Council of Governments determine what, if any, Incidental Take Minimization Measures (ITMMS) apply to the project and until the San Joaquin County Council of Governments verifies all applicable ITMMS have been fully and faithfully implemented. 15. If archeological materials are uncovered during any construction or pre -construction activities on the site, all earthworks within one hundred feet (100') of these materials shall be stopped, the Community Development Department notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find, and outline appropriate mitigation measures, if they are deemed necessary. 16. All stub end streets planned for future continuation and undeveloped cul-de-sacs shall be temporarily protected with warning barricades and redwood headers to be approved by the City Engineer. 17. The improvement plans shall reflect that all storm drain inlets constructed or modified in conjunction with this project shall be labeled "No Dumping — Drains to Canal" using thermoplastic stencils to the satisfaction of the Community Development Director. 18. The developer shall pay for and install all street name signs, traffic regulatory and warning signs, and any necessary street striping and markings required by the City Engineer. Street striping and markings shall be raised ceramic markers or thermoplastic material, as directed by the City Engineer. 19. Road or street names shall not duplicate any existing road or street name in the City, except where a new road or street is a continuation of an existing street. Road or street names that may be spelled differently but sound the same shall also be avoided. Road or street names shall be approved by the Fire Chief and the Community Development Director, 20. All improvements, public and private, shall be designed and constructed in accordance with the most recent edition of the City Plans and all applicable state and local ordinances, standards and requirements. Should a conflict arise, the governing specification shall be determined by the City Engineer. 21. The developer shall ensure finished pad elevations are at a minimum one foot above the 100 year base flood elevation as shown on the latest Federal Emergency Management Agency (FEMA) floodplain maps for San Joaquin County, California. The developer shall be responsible for all necessary activities, applications, documentation and costs to amend floodplain maps for their development. 22. In accordance with the Growth Management and Infrastructure/Public- Facilities Element of the City's General Plan, the environmental review prepared for this project, and the regulations of the applicable school districts, the Developer shall demonstrate that adequate provision is made for school facilities. To the extent permitted by law, this may include the payment of school facility mitigation fees adopted by the Lodi Unified School district, or alternative financial arrangements negotiated by agreement between the Developer and the applicable school districts. 23. A master street tree plan shall be approved by the Public Works Department for each phase of this vesting tentative subdivision map. A minimum of one street tree shall be provided for each lot ]:\Eoinmunky Dtyelopment\Planninp,\a€sa[.MLON5\2p13 within this subdivision. On corner lots, three street trees shall be provided; one on the shorter lineal frontage and two on the longer lineal frontage. Street trees shall be a species selected from the City's adopted tree list, shall be a minimum fifteen (15) gallon size, spaced at thirty (30) feet intervals, and planted as reflected in the Engineering Department's Standard Plans and Specifications, with branches above average eye level. The trees selected shall be deep rooted and drought tolerant. Location and species shall be to the approval of the Public Works Department. 24. The developer, in order to reduce tracking of mud throughout the City, shall be responsible for cleaning up or any expenses incurred by the City for cleaning up mud, debris, etc. from City streets that is attributed to this project during construction. 25. Construction activities shall be limited to the hours of 7:00 a.m. to 10:00 p.m. Monday through Sunday, consistent with the City's Ordinance. 26. The Developer shall notify all purchasers of homes or lots, either through the Department of Real Estate Subdivision Report or, if there is no Subdivision Report, through a statement signed by each buyer and submitted to the City, that the this subdivision is adjacent to an agricultural area, and as such, there are ground and aerial applications of chemicals, and early morning/night time farming operations which may create noise and dust, etc. In addition, all purchasers of homes or lots shall be made aware of the future possibility of oil and gas well exploration on surrounding and adjacent properties and that farm animals may be kept on adjacent properties that may be outside the City limits. The wording and format for notifying home buyers of this information is subject to approval by the Community Development Director. 27. All conditions of approval for this project shall be written by the project developer on all master building permit plan check sets submitted for review and approval. It is the responsibility of the developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. If the subdivision is to be built out using master plans. Please follow City of Lodi, Community Development Department Policies and Procedures #R B-[08]-[13] Plan Submittal - Residential Master Plans and # B-[08]-[14] Permit Processing — Production Homes. 28. No variance from any City of Lodi adopted. code, policy or specification is granted or implied by this approval. City of Lodi Fire Department 29, The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 30. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet, exclusive of shoulders, except for approved security gates in accordance with 'Section 503.6 of the California Fire Code and an unobstructed vertical clearance of not less than 13 feet 6 inches. (Ord. No. 1840, § 1, 11-17-2010) 31. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet (45,720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 32. The developer shall install on-site and/or boundary water mains, fire hydrants and related services. Hydrants shall adhere to the City's standard details, with their location determined by the Fire District and City Engineer, and shall be installed and in service prior to any combustible construction on the site. Public fire hydrant spacing and distribution shall be determined as follows: a. At 300 feet spacing in high density, commercial, industrial zoning or high-value areas; b. At 500 feet spacing in low density residential areas; c. At 1000 feet spacing in residential reverse frontage; );\Community Deselopmen4\Pl3nning\RESOLUTION5\2013 d. A fire hydrant shall be located within 200 feet of the radius point of all cui-de-sacs; e. Hydrants shall be required on both sides of the street whenever one or more of the following conditions exist: L Streets have median center dividers that make access to hydrants difficult, cause time delays, or create undue hazards or both; ii. On major arterials where there is more than four lanes of traffic; iii. Width of street in excess of 88 feet; iv. The existing street being widened or having a raised median center divider in the future pursuant to the General Plan Roadway improvement Pians for the City of Lodi. 33. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. City of Lodi Public Works Department 34. Provide a drawing showing the connection details into the Vine Street and Lower Sacramento Road wastewater mainline. 35. Provide a water sampling station(s) within the subdivision. The location of the sampling station must be approved by the Public Works Director. 36. Remove the "Connect to Existing Sewer" note on Sheet 7. 37. Provide all sizing calculations for the temporary storm drain basin and the permanent storm drain basin. Provide details regarding the operations and interoperations of the permanent basin and the temporary basin. 38. Use the 2012 City of Lodi Storm Drainage Master Plan design criteria for all calcuiations. 39. Slopes for all parcels within the development must flow toward the proposed streets. All stormwater must be collected within the development and cannot flow into the neighboring parcels. 40. Storm drainage from the entire right-of-way of Lodi Avenue must be collected and conveyed to the proposed storm drainage basins. 41. Provide details for the conveyance of storm water runoff from the adjacent slopes of the Woodbridge Irrigation District (WID) canal to the public storm drainage facilities. 42. Design of the storm water facilities shall convey nuisance water around the permanent basin and directly to the outfall pipeline and to the temporary storm drain basin. Ultimately the nuisance storm water flows will be conveyed to the outfall pipeline and to G -basin at DeBenedetti Park. Demonstrate that the design of ultimate offsite storm drainage outfall pipeline conforms to the existing storm drainage pipelines in Westside Drive. 43. The permanent basin will require outfall structures including a storm water pump station. All pump stations shall have mechanical trash screening capabilities (112 -inch sphere size), oil skimming capabilities, automatic controls, flow and level measuring gauges, SCADA remote control and all weather access. SCADA communication facilities are required that connect the Control Center and each pump station to permit flow pacing between the pump stations. 44. Use the 2012 City of Lodi Water Master Plan design criteria for all calculations. 45. All water valves shall have a maximum of 600 -foot spacing in residential areas, including collector streets servicing residential areas. 46. As per the Lodi Municipal Code Section 16.24.040 — Streets — Improvements to Lodi Avenue must conform to existing City design standards. Provide existing pavement section conditions for Lodi .).�Cammunl[y 0"elopmentjPlanniri [NMOLUTIQNS�2013 6 Avenue using boring methods at 10 equal -spaced intervals along the 5,000 foot project frontage. Design the future pavement section to a traffic index rating of 10.0. The project is required to reconstructl construct full width improvements for Lodi Avenue to and including curb and gutter on the south side (where required) including a transition from the roundabout. Approximately 2 feet of street easement shall be dedicated to the City from the parcels on the south side of Lodi Avenue to the western end of the development to accomplish this. Per Lodi Municipal Code Section 16.24.040 reimbursement shall be made by private reimbursement agreement in accordance with Chapter 16.40. (Refer to. the attached ordinance amendments that are not yet publicly available.) - 47. The roundabout in Lodi Avenue must be fully constructed with the first phase of development, full landscape improvements, full sidewalk improvements and a transition (including sidewalk and landscape improvements) from the roundabout easterly to the existing improvements. Per Lodi Municipal Code Section 16.24.040 reimbursement shall be made by private reimbursement agreement in accordance with Chapter 16.40. 48. Curb returns and corner cut-offs must conform to City of Lodi Standard Plans 611 and 612. 49. All streets must conform to Section 1.305 of the City Design Standards. 50. Provide all necessary traffic signs for the entire subdivision and any necessary traffic signs needed along Lodi Avenue. 5.1. The proposed change from 4 lanes to 2 lanes on Lodi Avenue will require a General Plan amendment. The General Plan Amendment may require a supplemental Traffic Study for this General Plan Amendment. 52. The intersection at Streets A and C and 4 will require a traffic calming measure:. 53. All shared driveways will require private access and maintenance agreements that must be submitted to the City and recorded against the affected parcels. 54. Provide all dimensions and traffic striping for the proposed roundabout on Lodi Avenue. Fire Engine, garbage truck and bus turning movements must be provided. 55. Final location of temporary sewer lift station shall be approved by City Engineer. 56 Provide all design details for the proposed force main so that a determination of its acceptability can be made. No approvals of this interim wastewater service proposal are stated nor implied within these tentative map conditions. 57. Use the 2012 City of Lodi Wastewater Master Plan design criteria for all calculations. 58. Provide a detailed wastewater trunk line capacity analysis for the wastewater discharge into the Lower Sacramento Road wastewater trunk line. Developer must provide an analysis that proves the discharge from the development will not increase the wastewater flows in the Lower Sacramento trunk line beyond the City Design Standards. This analysis must account for future wastewater discharges to the Lower Sacramento Road wastewater trunk line from vacant or underdeveloped parcels upstream of the propose point of connection. Any deviation from the City Design Standards must be approved by the Public Works Director. 59. The development's wastewater will ultimately discharge to the new Westside wastewater trunk line that will convey wastewater to the City's wastewater outfall line, as shown in the City's 2012 Wastewater Master Plans. The Developer is proposing to install a temporary wastewater lift station that will discharge to the Lower Sacramento Road trunk line instead of constructing the new Westside trunk line. If the temporary connection to the Lower Sacramento Road wastewater trunk line is approved, the Developer is required to pay their fair share of the cost of the new Westside wastewater trunk line from Lodi Avenue to the existing City wastewater outfall line. Provide a cost sharing analysis for the development's fair share of the cost to construct the new Westside wastewater trunk line. Payment of the fair share cast as determined in the cost sharing analysis shall be provided prior to the first building permit final approval. g\Community Qeyetognsent\Planning\UEOLu7I4Ns\2013 7 60. The private wastewater lift station shall be installed and operated by the Developer and approved by the Public Works Director. The wastewater lift station shall be temporary until the development can connect into the new Westside wastewater trunk line. The Developer shall provide plans and agreement to remove the temporary facility. The cost of making the connection to the new Westside wastewater trunk line, abandoning the temporary lift station, abandoning the temporary force retain, and removing the temporary facilities and restoring the temporary lift station site shall be paid to the City prior to the first building permit final approval and placed in a City trust account. Unused funds will be returned to the Developer. 61. All operation and maintenance activities related to the private temporary wastewater lift station and appurtenant facilities shall be subject to and in conformance with Lodi Municipal Code, Chapter 13.12, Sewer Service. Developer agrees to provide evidence in the form of a binding maintenance agreement contract for monthly maintenance per City standards by a private contractor chosen by Developer and approved by the Public Works Director. The Agreement shall require reimbursement to the City for any and all maintenance and operation services provided by City forces. 62. An overland flood release pathway shall be incorporated into the streets and circulation design plan for each subarea. For example, when any particular catch basin is obstructed or overwhelmed with water, the street drainage design (high points and low points) for that subarea shall be designed such that no water shall pond higher than the adjacent right -of --way elevation without releasing the excess water toward the planned flood release point of the subarea. 63. Relocate proposed wall at northeast comer of Street J and Lodi Avenue to follow the westerly alignment of Street L; leaving the corner landscaping lot within public right of way. 64. Provide a slope easement or retaining wall along the west boundary of the development. 65. Provide a wall easement along all parcels that will have a public masonry wall adjacent to those parcels. 66. The park amenities will require the following items: a. Bike rack b. Playground c. Picnic tables d. Picnic shelter (rental) BBQ e. Trees f. Turf g. Irrigation booster pump h. Drinking fountain i. Furniture j. Lights k. Signs 67. Engineering and preparation of improvement plans and estimates per City Public Improvement Design Standards for all public improvements prior to final map filing. Plans to include: a. Approved tentative map, signed by the. Community Development Director. b. Detailed utility master plans, including engineering calculations, for all phases of the development. Storm drainage facilities design shall conform to the City of Lodi Storm Water Development Design Standards.. c. Current soils report. If the soils report was not issued within the .past three (3) years, provide an updated soils report from a licensed geotechnical engineer. d. Grading, drainage and erosion control plan. e. Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan (SWP.PP) and WDID number. f. Reverse frontage wall, landscaping and irrigation system. Minimum wall height shall be 6 feet above the adjacent pad elevation or as required by Community Development Department to satisfy General Plan requirements. Ji\Community Development\.Planning\RF30LLITIONS\2013 8 g. Street tree planting plan for parkway strip along lot frontages. Requires approval of the Community Development Director and Public Works Director. h. All utilities, including street lights and electrical, gas, telephone and cable television facilities. 1. Joint trench plans. j. Undergrounding of existing overhead utilities along Lodi Avenue from Lower Sacramento Road to the west end of the project parcel. k. Street improvements in Lodi Avenue from the intersection with Lower Sacramento Road to the end of the project site, including a transition to Sargent Road west of the project site. I. Traffic striping and signage modifications for Lodi Avenue. m. Traffic signal modifications and loop detector relocation plan at the intersection of Lodi Avenue and Louder Sacramento Road intersection including the installation of a raised median extending from the intersection westerly approximately 150 -feet. NOTE: A complete plan check submittal package, including all the items listed above plus. the Map/Improvement Plan Submittal cover letter,. Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 68. Abandonment/removal of wells, septic systems and underground tanks in conformance with applicable City and County requirements and codes prior to approval of public improvement plans. G9. Installation of all public utilities and street improvements within the limits of the map, plus the following "off-site" improvements: a. Street improvements in Lodi Avenue from the intersection with Lower Sacramento Road to the end of the project site, including a transition to Sargent Road west of the project site. b. Installation of curb, gutter, sidewalk and street lights along the north side of Lodi Avenue. c. Instailation of curb, gutter and sidewalk along the south side of Lodi Avenue east of the proposed roundabout. d. Installation/extension of the wastewater, water, recycled water (purple pipe) and storm drainage public mains from the intersection with Lower Sacramento Road to the west end of the project site. e. Undergrounding of existing overhead utilities along Lodi Avenue from Lower Sacramento Road to the end of the project parcel. f. Utility and service stubs (water, wastewater, recycled water, electric, telephone, cable, etc.) for the parcels adjacent to the west subdivision boundary and the south subdivision boundary. g. Transit amenities, including, but not limited to, bus stops, bus pullouts, bus shelters and signage, in conformance with the GrapeLine Short Range Transit Plan and as approved by the Transit Manager. h. F=encing along the WI Canal right-ofway per WI approval. 70. All public improvements to be installed within one year of final map filing under the terms of an improvement agreement to be approved by the City Council prior to final map fling. The developer will be, required to provide warranty security in the amount of 10% of the value of the public improvements. The warranty period will be two (2) years commencing on the date of acceptance of the public improvements or as per condition No. 62, whichever is later. 71. Project design and construction shall be in compliance with applicable terms and conditions of the City's Stormwater Management Plan (SMF) .and shall employ the Best Management Practices (BMPs) identified in the SMP. The State Water Resources Control Board recently adopted a new NPDES storm water permit that the City and this development must comply with. a. Storm Water Development Standards will be required for this project. The design of projects containing more than 10 units in a home subdivision is required to follow these Standards. b. State -mandated construction site inspections to assure compliance with the City of Lodi Storm Discharge Permit are required. The fee for the inspections is the responsibility of the 1.%CVMMURiV Oevelnpment%flanningZRE50LUZIGNS\2013 9 developer and must be paid prior to map filing or commencement of construction operations, whichever occurs first. 72. All project design and construction shall be in compliance with the Americans with Disabilities Act (ADA) and California Title 24. Project compliance with ADA standards is the developer's responsibility. 73. The City of Lodi is a participant in the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMSCP). An application for evaluation of the project site with respect to SJMSCP requirements shall be submitted to the San Joaquin Council of Governments (SJCOG) prior to commencement of any clearing, grading or construction activities on the project site. 74. If this project is constructed in phases, the following improvements shall be constructed with the first phase: a. Full length street and public utility improvements along the Lodi Avenue frontage, including undergrounding and relocation of existing overhead utilities and installation of a reverse frontage wall, landscaping and irrigation. b. Traffic striping modifications in Lodi Avenue. c. Transit amenities, including, but not limited to, bus stops, bus pullouts, bus shelters and signage, in conformance with the Grapel-ine Short Range Transit Plan and as approved by the Transit Manager. d. Fencing along the WID Canal right-of-way per WID requirements. e. 10 -inch water main across WID Canal at Lots 14 and 15. 75. Deification of public utility easements as required by the various utility companies and the City of Lodi. 76. Acquisition of the following easements outside the limits of the map: a. Street easements on Lodi Avenue for APN 027-4010-01, 027-400-02 and 027-400-15 to accommodate installation of street, frontage improvements to the approval of the Public Works Director. 77. All property dedicated to the City of Lodi shall be free and clear of all liens and encumbrances and without cost to the City of Lodi and free and clear of environmental hazards, hazardous materials or hazardous waste. Developer shall prepare and submit a hazardous materials report and shall indemnify the City against any and all hazardous materials and/or ground water contamination for all property/easements dedicated to the City. 78. Submit final map per City and County requirements including the following.: a. Preliminary title report. b. Waiver of access rights at: i. All lots adjacent to Lodi Avenue. c. Standard note regarding requirements to be met at subsequent. date. 79. Payment of the following: a. Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b. Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule. c. Regional Transportation Impact Fee (RTIF) at the time of building permit issuance. d. Stormwater compliance inspection fee prior to map fling or commencement of construction operations, whichever occurs first. e. Cost Sharing Analysis for the Westside wastewater trunk line and all fees associated with the analysis. Payment of the projects portion of the cost sharing analysis will be due prior to the first building permit final approval f. Private temporary wastewater lift station abandonment costs. g. Annexation into the City of Lodi Community Facilities District— Estimated cost is $10,000. l;\epmmualty Drti elpprnant�Plannlpg\RfiSQLIli1QN.5�2613 10 h. Reimbursement fees per existing agreements: i. RA -08-01 - Reimbursement for Vintner's Square Shopping Center NOTE: The above fees are subject: to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above. 80. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself., its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant to the proposed Rose Gate subdivision, and that the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the. City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 81. Reverse frontage walls, landscaping and irrigation improvements Lodi Avenue and street trees in the parkways in the public rights-of-way within the subdivision boundaries are required and shall be constructed by the developer at the developer's expense to the approval of the Public Works Director and. Community Development Director. The design of the wall shall be compatible with the existing reverse frontage walls along Lower .Sacramento Road. 82. The developer shall provide for on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees in the parkways, and other public services as set forth in Resolution No. 20.07-59 approved by the City Council on April 4, 2007, by annexation to the City of Lodi Community Facilities District No 2.007-1 prior to final map: filing.. All costs associated with annexation to the District shall be the developer's responsibility. Developer shall be responsible for the regular and ongoing maintenance and replacement of the landscaping and irrigation improvements and street trees in the parkways until the first revenues are received by the City from the District. 83. Obtain the following permits; a. San Joaquin County well/septic abandonment permit. b. San Joaquin County encroachment permit for work within their right-of-way. c. City of Lodi encroachment permit for work within their right-of-way. d. Woodbridge Irrigation District permit for improvements within their right-of-way. Woodbridge Irrigation District 84. The District owns the 100` Canal ROW along the north side of the property 'and has historically requested that the developer construct a chain link fence for purposes of restricting access and public safety. As a condition of the development, we would also request that restrictive covenants be placed on lots adjacent to the canal not allowing for access gates to be cut through the protective fence. The minimum fencing requirements include a chain link fence built to WID fencing specifications as attached. Other fencing materials may be considered depending on the developers plans and may be approved by the District. 85. That a shallow drainage swale be constructed at the toe of the outer slope of the South Side canal road to catch rain water run-off that may occur during rain events so as to limit the run off onto lawns of the proposed subdivision. The Lodi West Subdivision on the north side of the canal is an example of what has been done in the past and has worked well. 86. The District requests that a non claimable canal road gate be constructed on the east.and west entrances to the right of way and that the fencing ties in and conforms to the developers fencing plan for development. 87. The map shows that a proposed water line is to be constructed from across the canal the Lodi West Subdivision to serve the Rose Gate Subdivision. We require that an encroachment permit be. filed to the District for any conduit or utility crossing the WID canal right of way. J:\Community Development\Ptanning\RESOLUTlONS\2R33 I y 88. It is noted that the Developer intends to enter into a temporary storm drainage agreement with the District. for storm drainage into the District's canal system until a proper conduit can be constructed. It should be noted that this canal delivers water through its system of canal to the City of Stockton Delta Water Treatment (SWTP) plant and that canal during the irrigation season and should not be considered to carry storm water containing contaminants from the site. Dated; October 9, 2013 I certify that Resolution No. 13-17 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on October 9, 2013 by the following vote: AYES: Commissioners: Heinitz, Hennecke, Kiser, Kirsten, Olson, Slater, and Chair Jones NOES:. Commissioners: Nine ABSENT: Commissioners: None ATTEST Secretary, Ing ommission f;\(;mm"nityO.evelapment\Alanning�RE OLUTi¢NS\701$ 12 LODI PLANNING COMMISSION REGULAR COMMISSION MEETING CARNEGIE FORUM, 305 WEST PINE STREET WEDNESDAY, OCTOBER 9, 20-13 1. CALL TO ORDER / ROLL CALL The Regular Planning Commission meeting of October 9, 2013 was called to order by Chair Jones at 7.00 p.m. Present: Planning Commissioners— Heinitz, Hennecke, Kiser, Kirsten, Olson, Slater and Chair Jones Absent: Planning. Commissioners — None Also Present: Community Development Director Konradt Bartlam, Deputy City Attorney Janice Magdich, Neighborhood Services Manager Joseph Wood, and Administrative Secretary Karl Chadwick 2. MINUTES "August 14, 2013" MOTION / VOTE: The planning Commission, on motion of Commissioner Kiser, Slater second, approved the minutes of August 14, 2013 as written. (Commissioners Heinitz and Jones abstained because they were not in attendance. of subject meeting) "September 11, 2013" MOTION / VOTE: The Planning Commission, on motion of Commissioner Heinitz, Kiser second, approved the minutes of September 11, 2413 as written. (Commissioners Hennecke and Kirsten abstained because they were not in attendance of subject meeting) 3. PUBLIC HEARINGS a) Notice thereof having been published according to law, an affidavit of which publication is on file in the Community Development Department, Chair Jones called for the public hearing to consider the request of the Planning Commission for approval of a Use Permit to allow a mixed martial arts studio and training facility within an existing industrial building located at 1744 Akerman Drive. (Applicant: Mike Kogan, on behalf of Diaz Ventures, LLC; File 13-U-14; CEQA Determination: Categorical Exemption Pursuant to CEQA Guidelines Section 15332 In -Fill Development Projects) Director Bartlam gave a brief PowerPoint presentation based on the staff report. Staff recommends approval of the project as conditioned. Hearing Opened to the Public • None Public Portion of Hearing Closed • Commissioner Olson asked if staff had. the floor pian on one of the slides. .She would like to know how all of the equipment was going to fit into the space. There seems to be a lot of activity going on in the space. Director Bartlam stated that he did not have that pian on one of the slides. • Vice Chair Kiser asked if the applicant is going to be required to bring the building up to code for ADA purposes: - Director Bartlam stated that they will need to meet all the codes. Page 2 of 4 Oeta6er 9, 2013 PC Minutes Continued MOT10N / VOTE: The Planning Commission, on motion of Kirsten, Kiser second, approved the request to continue the Use Permit to allow a mixed martial arts studio and training facility within an existing industrial building located at 1744 Akerman Drive subject to the conditions in the resolution. • Commissioner Heinitz stated his opposition to approving a project when the applicant doesn't attend the meeting to answer questions such as Commissioner Olson.'s. • Commissioner Olson asked if it could be a matter of the applicant being late. Director Bartlam stated that they were informed of the meeting. • Commissioner Heinitz asked if the Commission could continue the item to a future date rather than deny the application, so the applicant won't have to incur new fees. Director Bartlam stated that if the Commission wished they could continue the item to a future meeting. • Commissioner Kirsten stated that he was fine with the application and comfortable with staff recommendation and would like his motion to stand. • Commissioner Hennecke stated that his support for the project. • Commissioner Olson stated her support for the project and her disappointment that the applicant wasn't able to make to answer questions. The motion carried by the following. vote: Ayes: Commissioners— Hennecke, Kiser, Kirsten, Olson, Slater and Chair Jones Noes: Commissioners— Heinitz Absent: Commissioners - None b) Notice thereof having been published according to law, an affidavit of which publication is on file in the Community Development Department, Chair Jones called for the public hearing to consider the request of the Planning Commission for approval of a Use Permit to establish a ready -mix batch plant at 1580 East Pine Street. (Applicant: Reyes Jaramillo; File No. 13-U-11; CEQA Determination: Categorical Exemption Pursuant to CEQA Guidelines Section 15332 In -Fill Development Projects) Director Bartlam .gave a brief PowerPoint presentation based on the staff report. The protest letters were pointed out to the Commission. Staff recommends approval of the project as conditioned. Commissioner Hennecke asked for confirmation that there will not be any recycling on the property. Director Bartlam stated that the condition has been added because that is not the applicant's intent. Hennecke asked about the surplus concrete that Customers bring back. Typically that is recycled. Bartlam stated that that is a good question for the applicant. Vice Chair Kiser asked if the equipment has been check for the possibility of causing noise issues. Director Bartlam stated that the site is not going to be a crushing site. This will be very similar to the old US Rentals site. Chair Jones asked about the distances on the sound level chart in the Blue Sheet letters. Mr. Snider stated that the column directly below the center circle is in feet. Commissioner Heinitz asked if the chart that has been supplied is accurate and if the comparisons used correct. Director Bartlam stated that staff confirmed that the chart is accurate. Hearing Opened to the Public * Stephen Snider, representative for the applicant, came forward to answer questions. The facility is going to be mixing a yard at a time; it is not a large batch plant. Mr. Snider pointed out the correspondence that he sent to the Commission earlier today. He stated that the chart was sent to the Lodi Cemetery by his office along with some correspondence. The applicant has expressed his willingness to work with the neighbors if they have an event occurring at the cemetery. • Commissioner Slater asked for confirmation regarding the fact that the business is only for the business use and not open to the public and if the applicant is willing to clean up any accidental N Page 3 of G October 9, .2013 PC Minutes Continued spillage of concrete in the streets. Mr. Snider stated that the applicant will definitely be proactive with any messes made by his business. • Commission Hennecke asked if the trailers are the rotating trailers. Heyes Jaramillo stated that they are. Hennecke stated his concern for the noise that they put out. He would like to know what the noise factor is for the .mobile trailers. Director Bartlam stated that our noise ordinance does not pertain to mobile noise sources. • Mr. Snider questioned condition number twenty-nine addresses noise pertaining to the envelope of the building and there is no building involved with this situation. B.artiam stated that condition twenty-nine is directly out of the noise ordinance. • Vice Chair Kiser asked if Mr. Jaramillo planned on getting a larger batch truck. Mr. Jaramillo came to the podium to answer the question. Kiser would like to insert a condition that would stipulate that only one yard trucks shall be used for the business. Mr. Jaramillo stated that he is does not plan to increase the size at this time. Kiser asked if he would be okay with a condition that states that only one yard trailers will be used. Mr. Jaramillo stated that he isn't sure if he will be using larger trucks, so he isn't sure. • Commissioner Heinitz stated that since there isn't any plan at this time to have bigger trucks then we should be able to put the condition in and Me. Jaramilio could come back and ask to enlarge the truck size. Heinitz stated that he visited the site and commended Mr. Jaramillo for placing the batch site as far away from the cemetery as possible. • Commissioner Slater stated his agreement with Commission Kiser and Heinitz. Public Portion of Hearing Closed • Vice Chair Kiser would like to have a condition added for limiting the size of the trailer. • Commissioner Olson asked if there is already a condition. in the resolution that limits the size. Director Bartlam stated that there isn't a condition that addresses the size of the trucks, but the condition could be added as number thirty-seven. • Commissioner Kirsten stated that the sound conversion chart seems to nullify the eighty disciple level for the concerns of the cemetery, Kiser stated that when the tubs on the trailers are rotating with dry material the noise is higher than after it is mixed. Bartlam added not to take away from the cemetery's historic location, but once the trucks exist the property they are on an industrial street surrounded by industrial uses. MOTION I VOTE: The Planning Commission, on motion of Vice Chair Kiser, Heinitz second, approved the request to continue the Use Permit to establish a ready -mix batch plant at 1560 East Pine Street subject to the conditions in the resolution with the condition below added. Director Bartlam stated: Condition #37 — "The maximum size of any truck/trailer hauling concrete from the site shall not exceed one yard capacity." The motion carried by the following vote: Ayes: Commissioners— Heinitz, Honnecko, Kiser, Kirsten, Olson, Slater and Chair Jones Noes: Commissioners — None Absent: Commissioners - None c) Notice thereof having been published according to law, an affidavit of which publication is on file in the Community Development Department, Chair Jones called for the public hearing to consider the request of the Planning Commission Approval of; Growth Management Allocation for 232 Low Density Residential Lots; and 3 Page 4' of 6 October 9; 2013 PC Minutes Confinised • A Vested Subdivision Map for the Proposed Rose Gate Subdivision, a 50 acre, 232 lot, single-family residential subdivision • Adopt Development Standards for the subdivision known as Rose Gate Subdivision located within Planned Development 42 Zoning District (Applicant: FCB Homes, Inc.; File #'s: 13-S-01 and 13 -GM -01; CEQA Status: Project Environmental Impact Report, State Clearinghouse No. 2005092096, Certified on November 15, 2006) Director Bartlam gave a brief PowerPoint presentation based on the staff report. Staff recommends approval of the project as conditioned. Vice Chair Kiser asked if another development agreement would be put into place since the original agreement has been cancelled. Bartlam stated there would not be another agreement. Kiser asked if there was originally supposed to be a 300 foot easement over the Woodbridge Irrigation District Canal. Ba0lam stated that the easement is only 100 foot, but there was originally a 300 foot easement set up to run along the westerly edge which was the original city limits line. That line was pushed further to the west with the adoption of the new General Plan. Commissioner Slater asked about a few of the flag lots and the parking issues that can occur. Barham stated that his personal view of flag lot allows for design flexibility and it takes a special kind of home owner to live on a flag lot. Heinitz stated that flag lots can be very successful in Lodi. Commissioner Heinitz asked about the retention basin being so large and the departure from the plan to put smaller parks and a long line of water retention along the westerly edge of the project with a walking/biking path. Bartlam state that this is an in-between basin/park combination and will allow for smaller neighborhood style parks to be placed in all of the subsequent new subdivisions, Commissioner Olson asked what staffs thoughts are regarding the subdivision street size. Bartlam stated that the improvements to Lodi Avenue will be fully built out for the project up to the roundabout and. will then transition back to a two-lane road. Olson asked if the public services are in place to services this development. Bartlarn stated that the community facility district will be collecting 650 dollars per year per dwelling. Commission Kiser asked if there will be parking on both sides of the street. Bartlam stated there will be parking on both sides. Commission Hennecke asked about the fire trucks needing 24' and the sizes illustrated on the plans are smaller than that. Bartlam stated that this is the same type of layout that has existed for the last then years in the development south of Century Boulevard around Mills Avenue and the Fire Department has had no problems maneuvering in the trucks through the area. Commissioner Heinitz asked if there will be a Mello -Roos fee paid. Bartlam stated that there will be only the Community Facilities District Fee paid which will cover more than a typical Landscape District fee. Jones asked it will include the slurry -sealing of the streets. Bartlam stated it would not. Hearing Opened to the Public • Tom Doucette, applicant, came forward to answer questions. • Commissioner Hennecke disclosed that he has had a conversation with the applicant regarding the project. • Chair Jones asked why the lot sizes. Doucette stated that it allows for a good variety of housing prices as well as different looks. There will be a good mix of single -story and two-story dwelling. styles. • Commissioner Heinitz stated his appreciation of the project. He also added his concern with the way that the corners turn out. • Mr. Doucette added that the size of the streets has caused a few complaints from people that live there, but all of the studies say that they are safer because they cause the vehicles to naturally slow down. Heinitz stated that the only complaint that he has heard over the years is on garbage day it can be tough to find an open spot to put the cans. • Kathy Polinski, Lodi resident, came forward to ask about the roundabout and if anyone using Lodi heading towards Davis Road will encounter it. It was confirmed that you will encounter the 4 Page 5 of 6 October 9, 2013 PC wnutes Continued roundabout if you head west on Lodi Avenue heading to Davis Road coming from Lower Sacramento Road, Public Portion of Hearing Closed • Commissioner .Kirsten shared that on Myth -busters they confirmed that roundabouts make the roads safer. Heinitz stated that there is a roundabout in Woodbridge if you want to experience driving through one. • Commissioner Hennecke stated his pleasure at seeing growth in Lodi. MOTION I VOTE: The Planning Commission, on motion of Commissioner Kirsten, Hennecke second, approved the request for a Vested Subdivision Map for Rose Gate Subdivision, a 50 -acre, 234 -lot, single-family residential subdivision, Development Standards for Rose Gate Subdivision and recommends that the City Council approve 232 Growth Management Allocations at 2875 West Lodi Avenue subject to the conditions in the resolution. The motion carried by the following vote; Ayes: Commissioners — Heinitz, Hennecke, Kiser, Kirsten, Olson, Slater and Chair Jones Noes: Commissioners — None Absent: Commissioners - None Commissioner Heinitz asked Mr. Doucette to come forward and explain the reason for picking the name Rose Gate. Mr. Doucette carne forward and explained that while developing the plans it came up that the City of Lodi's official flower is the Rose. d) Notice thereof having been published according to law, an affidavit of which publication is on file in the Community Development Department, Chair Jones called for the public hearing to consider the request of the Planning Commission to recommend to the City Council Adoption of the Draft Climate Action Plan and Certify the Negative Declaration, Director Bartlam introduced Joseph Wood, Neighborhood Services Manager and the Climate Action Plan (CAP) project manager. Mr. Wood introduced the item and the AECOM consultant representative, Culley Thomas; who has been working on this item with the City. Mr. Thomas gave a brief PowerPoint presentation based on the staff report. Staff recommends that the Planning Commission recommend to the City Council approval of the plan as presented. Chair Jones asked if the grant covered all of the costs to create the plan. Bartlam stated that it did not cover our staff costs; it did cover the consultant and outreach costs. Jones asked if the grant came from State or Federal monies. Bartlam stated that it was a Federal grant. Jones asked what the incentives will be. Culley stated that the incentives are the CEQA streamlining., Bartlam stated that the various businesses and homeowners can take advantage of the programs that are offered because the CAP is in place. The program is completely voluntary from a private sector standpoint, and will be mandatory for the City. There are things that are considered. just good business that the City will be doing from an energy standpoint that will save the rate payers money. Jones stated that the State is mandating that energy companies be operating with 3.3% green energy by 2020; what percent of the City's energy sources? Bartlam stated that the City is currently at 20%. Culley added that currently all large hydro in California is not considered green. Bartlam stated that the State does not consider large Hydra green because of the offsetting environmental impacts such as damning rivers and streams. Commissioner Slater complimented the City on the programs that have been offered already to the citizens. How are we going to be delivering the wastewater, purple pipe? Bartlam stated that our own plant is currently putting things into motion to be a zero discharge plant within the next five to ten years. Hearing Opened to the Public • None 5 Page 6 of 6 October 9, 2013 PC Minutes Continued Public Portion of Hearing Closed • None MOTION / VOTE: The Planning Commission, on motion of Klrsten,; Kiser second, approved the request to Recommend to the City Council Adoption of the Draft Climate Action Plan and Certify the Negative Declaration. The motion carried by the following vote: Ayes: Commissioners— Heinitz, Hennecke, Kiser, Kirsten, Olson, Slater and Chair Jones Noes: Commissioners — None Absent: Commissioners - None 4, PLANNING MATTERS/FOLLOW-UP ITEMS (done 5. ANNOUNCEMENTS AND CORRESPONDENCE None 6. ACTIONS OF THE CITY .COUNCIL Director Bartlam stated that there wasn't a memo provided, but he would be happy to answer any questions the Commission may have. 7.. ACTIONS OF THE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE None 4. ART IN PUBLIC PLACES Commissioner Kirsten gave a brief report on recent meetings. The bronze statues may come back to the downtown. The first phase of the Utility Box painting project is complete and the next phases are being planned. The Commissioners complimented how the boxes have turned out. Jones asked if the money being spent on renting the statues be put toward purchasing permanent art. Kirsten stated that the statues are extremely pricey, so probably not the statues. Heinitz asked if the new developments will be bringing in new revenues for Art In Public. Places. Bartlam stated It will. Barham clarified that the boxes are traffic signal boxes not electrical utility boxes. S. COMMENTS BY THE PUBLIC (NON -AGENDA ITEMS) None 9. COMMENTS BY STAFF AND COMMISSIONERS (NON -AGENDA ITEMS) None 10. ADJOURNMENT There being no further business to come before the Planning Commission, the meeting was adjourned at 8:31 P.M. ATT ST: o Bartlam Planning Commission Secretary R RESOLUTION NO. 2013-208 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR THE 2013 GROWTH MANAGEMENT ALLOCATIONS FOR FCB HOMES ------------------------------------------------------------------- ------------------------------------------------------------------- NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve the 2013 Growth Management Allocation as recommended by the Lodi Planning Commission, as shown as follows: Requested Recommended 2013 Allocations 2013 Allocations FCB Homes 232 232 Low Density TOTAL 232 232 Dated: November 20, 2013 ------------------------------------------------------------------- ------------------------------------------------------------------- I hereby certify that Resolution No. 2013-208 was passed and adopted by the City Council of the City of Lodi in a regular meeting held November 20, 2013, by the following vote: AYES: COUNCIL MEMBERS —Johnson, Katzakian, Mounce, and Mayor Nakanishi NOES: COUNCIL MEMBERS — None ABSENT: COUNCIL MEMBERS — None ABSTAIN: COUNCIL MEMBERS — Hansen N OHL-OLSON City Clerk 2013-208 ROSE * GATE rr 1 15 T4 4N,. -0 �.r c I r APPLICANT: FCB Homes APPLICATION NO: 13-5-01 13 -GM -01 C EGA Status: Project Environmental Impact Report State Clearinghouse No. 2005092096, Certified on November 15, 2006 �� r111#IIIIIIIIIIIII pp 11#111111111111 �� - IIIIIIrr111111 �� M. 11111111111111 .r f111111111111111111rr11 �Ilillllllillllllir all �jI1C SIR/ ■Ilry/� �rI111R 111 X11111IV 11 rrr�w No nua r� �Irllrn nnw - .�� ri�wf: nulls - � Bio ��riruuu ♦tip ��llllltlll I =1 M■"MERENWIN IMIM monom ,120 ■ar �mlNAMM �:0tea: Legend Mosegate Subdivision ViGinitit� c3 0 400 Boo 1,000 2,400 3,200 M Parcels Fast 93!City Limits City Council 13-S-01 November 20, 2013 f i T' ri.fi x P, ;q -r-.r-M fF �~ •f.'J �'ra �:' "i .r. AVQr ■ IaI Map 1 i'�, r �; _'�� a. •i-- �y,.,_ 1,4 *' s .ala: k�A7 A JIM + 1 kA IV 7 M * l 1 •�Jdi , { t r� r,.. 1 ya F ..i ,a,i+Rr •. A, L'1 r.•. �' fw yJ �#ni r _• 4 4 y; _ :.�._ �,! ► .ryr J4� .- ..-a' r■ k ' Y, a 144 - .�_� • �� fn �� .`- moi. v_.�S -....n •.� -1Z�a. Y_r_� �+�.aa x. � }'ya. �t■.1a �a.,1.L F} - � -.1`+'. = 'r. •''-ems'-i .y� - �s ]�+}}LF}- i r. y ` � - a' .,-- .., ' ` �� 4„�R'�+•�l � - r. r a r . . w� r � �. .. I W Y. -.F L +� _ .f v ,- . •.+��►4 '+I i' —Al” `� � �h..f 1�'L lam.. -r-'- ar'1. -..J r ��J•+y� _ i., .. �1L}�R1J� 7� T _s.t ata. ;f'! •M �r .sX �.`..1_ �� .�- {'� +'gin"F{r~��." ti".+a ~r w �_..i _� � �.� L ` s •+.*.. jJ __ _ _ - - �I - J.J _ J _ — .. — s moi. .. ri•.�_. - . _ -� _ .i .--.: A,� aa[ gend Limits •k L1 �-�� • s f 11 y s .1 . rJ - � a1 L l x'JL�e a .L .. ... .... '4 , BACKGROUND INFORMATION ■Annexed on March 21, 2007 o Part of Westgate Subdivision ■ General Plan ❑ Low Density Residential . Zoning ❑ Planned Development 42 o EIR Certified o Development Agreement executed ■ Automatic Growth Management Allocation ■Development Agreement Annulled ■Growth Management Program Suspended ■FCB Home submitted application City Council 13-S-01 November 20, 2013 EXISTING CONDITIONS ■50 Acres vacant lot Represents 50 acres of the 151 acre "Westside Project" ■Surrounding land uses Li Vacant land to the south and west; Li Commercial uses to the south; and Li Residential uses to the north. Li West are within the San Joaquin County jurisdictional limits. City Council 13-S-01 November 20, 2013 PROPOSED SUBDIVISION ■ 232 Single Family Residences ■ 4.8 -acres detention basin with a park City Council 13-S-01 November 20, 2013 GENERAL PLAN COMPLIANCE ■ Low Density Residential. Lj Consistent with the General Plan (2010) Density ranges between two to eight du/ac ■ The proposed gross density of 4.7 units per acre City Council 13-S-01 November 20, 2013 GROWTH MANAGEMENT COMPLINACE Density Available Allocations Total Available for 2012 20/oAllocations for 2013 Total Available for 2013 Low (0.1-7) 21995 291 3,286 Medium (7.1-20) 557 45 602 High (20.1-30) 11122 112 1,234 TOTAL 4,634 448 5,122 ■Project requests 232 Low Density Allocation Lj Total of 3,286 units available City Council 13-S-01 November 20, 2013 PLANNING COMMISSION ACTION ■Recommend Allocation City Council 13-S-01 November 20, 2013 Please immediately confirm receipt of this fax by calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS SUBJECT: PUBLIC HEARING TO CONSIDER ADOPTION OF RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 232 LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR FCB HOMES PUBLISH DATE: SATURDAY, NOVEMBER 9, 2013 TEAR SHEETS WANTED: One (1) please SEND AFFIDAVIT AND BILL TO: RANDI JOHL-OLSON, CITY CLERK LNS ACCT. #0510052 City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 DATED: THURSDAY, NOVEMBER 7, 2013 ORDERED BY: RANDI JOHL-OLSON CITY CLERK f J IFER M. ORISON, CMC MARIA DITMORE ASSISTANT CITY CLERK ADMINISTRATIVE CLERK Verify Appearance of this Legal in the Newspaper — Copy to File formAadvins.doc DECLARATION OF POSTING PUBLIC HEARING TO CONSIDER ADOPTION OF RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 232 LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR FCB HOMES On Thursday, November 7, 2013, in the City of Lodi, San Joaquin County, California, a Notice of Public Hearing to consider adoption of resolution approving the Planning Commission's recommendation to authorize 232 low-density residential Growth Management Allocations for FCB Homes (attached and marked as Exhibit A) was posted at the following locations: Lodi City Clerk's Office Lodi City Hall Lobby Lodi Carnegie Forum I declare under penalty of perjury that the foregoing is true and correct. Executed on November 7, 2013, at Lodi, California. r- • : • CMC N:\Administration\CLERK\Forms\DECPOSTCDD.DOC RANDI JOHL-OLSON CITY CLERK MARIA DITMORE ADMINISTRATIVE CLERK DECLARATION OF MAILING PUBLIC HEARING TO CONSIDER ADOPTION OF RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 232 LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR FCB HOMES On Thursday, November 7, 2013, 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 Notice of Public Hearing to consider adoption of resolution approving the Planning Commission's recommendation to authorize 232 low-density residential Growth Management Allocations for FCB Homes, attached hereto Marked Exhibit A. The mailing list for said matter is attached hereto, marked Exhibit B. 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 November 7, 2013, at Lodi, California. J NIFER W ROBISON, CMC ASSISTANT CITY CLERK Forms/decmail.doc ORDERED BY: RANDI JOHL-OLSON CITY CLERK, CITY OF LODI MARIA DITMORE ADMINISTRATIVE CLERK CITY OF LODI Carnegie Forum 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: November 20, 2013 Time: 7:00 p.m. For information regarding this notice please contact: Randi Johl-Olson City Clerk Telephone: (209) 333-6702 NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, November 20, 2013, at the hour of 7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will conduct a public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider the following item: a) Adoption of resolution approving the Planning Commission's recommendation to authorize 232 low-density residential Growth Management Allocations for FCB Homes. Information regarding this item may be obtained in the Community Development Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are invited to present their views and comments on this matter. Written statements may be filed with the City Clerk, City Hall, 221 West Pine Street, 2"d Floor, Lodi, 95240, 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 close of the public hearing. By O f the Lodi City Council: Johl- Zn City Clerk Dated: November 6, 2013 Approved as to form: ':�E D. Stephen Schwabauer City Attorney CLERK\PUBHEAR\NOTICES\NOTCDD.DOC 11/6/13 T B EA November 20 2013 PH MailingList for FCB Growth Management Allocations I � a 9 PARCEL OWNER ATTN ADDRESS CITY STATE ZIP 10100 TRINITY PKWY applicant FCB HOMES STE 420 STOCKTON CA 95219 2724001 TEMPLE, BONNIE J TR 6929 BISMARK DR N HIGHLANDS CA 95660 2724002 HALE, RAYMOND L 309 LELAND CT LODI CA 95242 MICHAEL L TRAVERSO, JEFFREY MANNA 2740001 VIRGIL ETAL RANCH INC PO BOX 247 ACAMPO CA 95220 2740002 DHKS DEV CO 621 EVERGREEN DR LODI CA 95242 7700 COLLEGE TOWN 2740004 KRISTMONT WEST DR #111 SACRAMENTO CA 95826 WESTGATE AKT SHOPPING CENTER DEVELOPME 7700 COLLEGE TOWN 2740005 LLC NT INC DR #101 SACRAMENTO CA 95826 2500 WEST LODI 7700 COLLEGE TOWN 2740006 INVESTOR LLC DR #101 SACRAMENTO CA 95826 7700 COLLEGE TOWN 2740011 KRISTMONT, WEST DR #111 SACRAMENTO CA 95826 LODI WESTSIDE 10100 TRINITY PKWY 27400151 PROPERTIES LLC STE 420 STOCKTON CA 95219 JUNGEBLUT, 2902022 ROSEMARY TR ETAL 859 TILDEN DR LODI CA 95242 PERROTT, PATRICK 17560 HIGHLAND BLVD CA 2902020 ANDREW ETAL SONOMA 95476 PERROTT, PATRICK 17560 HIGHLAND BLVD CA 2902021 ANDREW ETAL SONOMA 95476 PERROTT, PATRICK 17560 HIGHLAND BLVD CA 2902022 ANDREW ETAL SONOMA 95476 2932001 DOLLINGER, VIOLA TR 2537 CENTRAL PARK LODI CA 95242 2932002 GRIFFANTI, NANCY L 2541 CENTRAL PARK LODI CA 95242 PARKVIEW TERRACE 2346 CENTRAL PARK 2932091 HOMEOWNER ASS DR LODI CA 95242 2938004 WOODBRIDGE, IRRIG 0 2938005 PERLEGOS, GEORGIA PO BOX 1823 LODI CA 95241 BRAND, RICKY L & 2943011 LEILA M TR 2931 APPLEWOOD DR LODI CA 95242 TURNER, RICHARD & 2943012 MARGARITA 2943 APPLEWOOD DR LODI CA 95242 GARIBALDI, RONALD 2943013 ANDREW & SHA 52 APPLEWOOD DR LODI CA 95242 SHERMAN, PATRICK H 2943026 & JANET R T 63 APPLEWOOD DR LODI CA 95242 2943027 MILLER, RICKY D & 55 APPLEWOOD DR - LODI CA 95242 SPALETTA, JASON & 2943028 JENNIFER 45 APPLEWOOD DR LODI CA 95242 2943029 GIANNONI, KERRY M PO BOX 477 WOODBRIDGE CA 95258 2943030 BATCH, ROBERT II & 2952 APPLEWOOD DR LODI CA 95242 KORT, DALLAS & JONI 2943031 ELLEN TR 2944 APPLEWOOD DR LODI CA 95242 HERYFORD, WILLIAM 2943032 P & TINA C W 2936 APPLEWOOD DR LODI CA 95242 HANSEN, LAWRENCE 2943033 DONALD & LIND 12928 APPLEWOOD DR LODI CA 95242 November 20, 2013 PH Mailing List for FCB Growth Management Allocations SIMPSON, STEPHEN M 2943034 & MARNE PO BOX 956 WOODBRIDGE CA 95258 HEINSELMAN, BRENT 2943035 & JENNIFER 29 PARADISE DR LODI CA 95242 2949004 ARCHULETA, JORDAN 2811 PARADISE DR LODI CA 95242 SHEPARD, ROBERT L 2949005 JR & ANGELA 2819 PARADISE DR LODI CA 95242 JACKSON, KENNETH L 2949006 & MARY L TR 8235 BELLA VINA' LODI CA 95240 REITZ, MICHAEL 2949007 DONALD & DIANA 2833 PARADISE DR LODI CA 95242 2949008 CRIVELLI, STEVEN & 2841 PARADISE DR LODI CA 95242 2949009 DICKERSON, DONALD 1275 S ORANGE AVE LODI CA 95240 GATSCHET, TIMOTHY 2949010 W & DONNA LE 2868 PARADISE DR LODI CA 95242 2949011 PEARSON, SUSAN P 2860 PARADISE DR LODI CA 95242 HERRICK, BRADLEY C 2949012 & BEVERLY F 2852 PARADISE DR LODI CA 95242 HALL, LYNN E TR BRENDA 2715 W KETTLEMAN LN 2949013 ETAL HALL STE 203119 LODI CA 95242 STURMAN, JOSHUA J 2949014 & LAUREN M 2836 PARADISE DR LODI CA 95242 2949015 BUTORAC, JOHN P TR 2828 PARADISE DR LODI CA 95242 2949016 KESSLER, JOAN M TR 2820 PARADISE DR LODI CA 95242 DHILLON, 2949017 INDERPREET S & 2812 PARADISE DR LODI CA 95242 CHRISTENSEN, 2949018 ANDERS & JOAN 2804 PARADISE DR LODI CA 95242 DEMPSEY, LLOYD B & 2949019 MARCIA M TR 2728 PARADISE DR LODI CA 95242 HEBERLE, FREDERICK 2949020 J & JUDY D 2720 PARADISE DR LODI CA 95242 ICRANFORD, STEVE P 2949021 & LISA C 2712 PARADISE DR LODI CA 95242 2949022 CURL, JASON & 2704 PARADISE DR LODI CA 95242 MCMILLEN, LARRY K & 2949023 JEANNE L 2715 PARADISE DR LODI CA 95242 MAGDANZ, KENNETH 2949024 G SR & NAOMI 4 EVERGREEN DR LODI CA 95242 ROJAS, RICHARD M & 2950001 GAYLE A TR 2694 PARADISE DR LODI CA 95242 UYEMURA, DELMER T 2950002 & JULIE K 2688 PARADISE DR LODI CA 95242 2950003 WATSON, STEVEN D.& 2682 PARADISE DR LODI CA 95242 NORTON, RONALD G & 2950004 NAOMI JOYCE 2676 PARADISE DR LODI CA 95242 2950005 LUNDQUIST, JOAN TR 2670 PARADISE DR LODI CA 95242 MARTINEZ, ERASMO 2950006 JR & ELAINA L 2664 PARADISE DR LODI CA 95242 MILLER, JAMES D JR & 2950007 LARELLE L 2658 PARADISE DR LODI CA 95242 PROVOST, PERCY P & 2950008 FRANCES J T 2639 PARADISE DR LODI CA 95242 DHALIWAL, JASBIR & 2950009 HARBIN DER T 2647 PARADISE DR LODI CA 95242 November 20, 2013 PH Mailing List for FCB Growth Management Allocations 2950010 BRUNO, JEFFERY P & KATHLEEN M 2655 PARADISE DR LODI CA 95242 2950011 BALL, DOUGLAS 2661 PARADISE DR LODI CA 95242 2950012 TWITTY, MIKE W & JILL 2667 PARADISE DR LODI CA 95242 2950013 CROSBY, JUDY A 2673 PARADISE DR LODI CA 95242 2950014 DAVIS, ROGER E & PATRICIA A TR 2679 PARADISE DR LODI CA 95242 2950015 LEWIS, MARTHA E 935 INTERLAKEN DR LODI CA 95242 2950016 SHANKLES, WILLIAM D & JANICE J 2691 PARADISE DR LODI CA 95242 2950017 HURST, SHARON D TR 2652 PARADISE DR . LODI CA 95242 2950018 WOODS, STEVEN P & DENISE L 2646 PARADISE DR LODI CA 95242 2950019 PERGERSON, MATTHEW T & GINA E 2640 PARADISE DR LODI CA 95242 2952001 PERLEGOS, GEORGIA PO BOX 1823 LODI CA 95241 2952002 KIMBRELL, JESS H JR & MICHELLE 2628 PARADISE DR LODI CA 95242 2952003 ROMERO, ANTHONY J & MELISSA M 2622 PARADISE DR LODI CA 95242 2952004 BYRD, RICHARD & 2618 PARADISE DR LODI CA 95242 2952005 FUREY, GREGORY J & MABEL L TR 4555 N PERSHING AVE PMB#33113 STOCKTON CA 95207 2952009 WU, STEVEN C M & CHIN MEI TR 2609 CREEKSIDE DR LODI CA 95242 2952010 OSENGA, DENNIS J & PATRICIA J 2615 CREEKSIDE DR LODI CA 95242 2952011 LINCZ, FRANK 2621 CREEKSIDE DR LODI CA 95242 2952012 WILSON, ROBERT G & NANCY A TR 2627 CREEKSIDE DR LODI CA 95242 2952013 CHANG, CHE MING TR 2633 CREEKSIDE DR LODI CA 95242 2952014 LIEBELT, BRIAN D & MARLIES N 2639 CREEKSIDE DR LODI CA 95242 2952015 SINGH, MOHINDER P 2643 CREEKSIDE DR LODI CA 95242 2952016 PERLEGOS, JEFF ETAL JOHN PERLEGOS PO BOX 1823 LODI CA 95241 2952017 MAGEE, JERRY K & 2640 CREEKSIDE DR LODI CA 95242 2952018 WEBB, BRADLEY B & BRONWYN A 109 FIELDSTONE CT LODI CA 95242 2952019 TISDALE, TAMRA L 127 FIELDSTONE CT LODI CA 95242 2952020 0 DONNELL, ZACHARY R & KELLY J 130 FIELDSTONE CT LODI CA 95242 2952021 SOUTHERN, MARK L & VICKIE L TR 120 FIELDSTONE CT LODI CA 95242 2952022 RAPPEL, DEAN A 114 FIELDSTONE CT LODI CA 95242 2952023 LARRABEE, GARY M & KELLY L 108 FIELDSTONE CT LODI CA 95242 2952024 MCGOWAN, DENNIS J 107 BOXWOOD CT LODI CA 95242 2952025 HALEY, TRUDY L 115 BOXWOOD CT LODI CA 95242 2952026 WENTZ, RYAN J 121 BOXWOOD CT LODI CA 95242 2952027 MATTHEWS, DALE K 127 BOXWOOD CT LODI CA 95242 2952028 BURKS, PHILLIP C & LINDSEY E 139 BOXWOOD CT LODI CA 95242 2952029 MYERS, JERRY L TR 142 BOXWOOD CT LODI CA 95242 2952030 NICHOLS, DENNIS L 136 BOXWOOD CT I LODI CA 95242 November 20, 2013 PH Mailing List for FCB Growth Management Allocations 2952031 ODOM, DENISE A 130 BOXWOOD CT LODI CA 95242 2952032 WILSON, TERRIE 124 BOXWOOD CT LODI CA 95242 2952033 NAHIGIAN, JUDI A 118 BOXWOOD CT LODI CA 95242 2952043 LODI CITY OF CITY CLERK PO BOX 3006 LODI CA 95241 2932003 WESTERBACK, EDWIN & DENISE TR 2545 CENTRAL PARK DR LODI CA 95242 2932004 MCFARLAND, JAMES R & ELNA 2549 CENTRAL PARK DR LODI CA 95242 2932005 UPDEGRAFT, BARBARA D TR ETAL 2553 CENTRAL PARK DR LODI CA 95242 2932006 WRIGHT, JOAN F 2557 CENTRAL PARK LODI CA 95242 2932007 FANDRICH, ALVIN A & GLADYS I T 2561 CENTRAL PARK DR LODI CA 95242 2932008 ROSEBERRY, CAROL 2565 CENTRAL PARK LODI CA 95242 2932009 MCMAHON, MARY 2569 CENTRAL PARK LODI CA 95242 . 2932010 CAVEY, NOLAND B &. SANDRA J TR 8079 CARIBBEAN WAY SACRAMENTO CA 95826 2932011 BONNER, CHERYL 2577 CENTRAL PARK LODI CA 95242 2932012 BENTZ, BEVERLY TR 2581 CENTRAL PARK LODI CA 95242 2932013 MORIWAKI, SUGA ANN 2585 CENTRAL PARK LODI CA 95242 2932014 GARIBALDI, WILMA J 2589 CENTRAL PARK LODI CA 95242 2932015 FIELD, MARILYN E TR 624 PALM AVE LODI CA 95240 2932016 MCINTOSH, 2339 HYDE PARK CIR LODI CA. 95242 2932017 PARKIN, PATRICIA LEA 2343 HYDE PARK CIR LODI CA 95240 2932018 COONEY, LOLA M TR 2347 W HYDE PARK CIR LODI CA 95242 2932019 WHITE, WARNER & 5185 CONGRESSIONAL CHOWCHILLA CA 93610 2932020 GRANT, JAMES R III & KATHRYN 2355 HYDE PARK CIR LODI. CA 95242 2932021 HONEY, RAYMOND L & JANET K 2359 HYDE PARK CIR LODI CA 95242 2932022 LEONARD, BARBARA JEAN TR 2363 HYDE PARK CIR LODI CA 95242 2932023 MACOMBER, ROY C & ADELAIDE TR 2367 HYDE PARK CIR LODI CA 95242 2932024 BANK OF STOCKTON TRUST DEPT TR ANNE LEWIS AVP TRUST O PO BOX 201014 STOCKTON CA 95201 2932025 GABRIELSON, CURTIS G & BEVERLY 2375 HYDE PARK CIR LODI CA 95242 2932026 SWEENEY, PATRICK T 1930 EDGEWOOD DR LODI CA 95242 2932027 DURHAM, JUDITH J TR 2383 HYDE PARK CIR LODI CA 95242 2932028 FARRELL, COLETTE L TR THERESE CONNOLLY 2330 MEDALLION WAY LODI CA 95242 2932029 STARRICK, RAY & EUSTOLIA TR 2388 HYDE PARK CIR LODI CA 95242 2932030 SEI BEL, DONALD J TR 2384 HYDE PARK CIR LODI CA 95242 2932031 DRUMMOND, 2376 HYDE PARK CIR LODI CA 95242 2932032 WALKER, STEPHEN U & JUDY ANN T 2348 HYDE PARK CIR LODI CA 95242 2932033 EUSTIS, MARY JO 2342 HYDE PARK CIR LODI CA 95242 2932034 MCLEAN, MARGARET 2338 HYDE PARK CIR LODI CA 95242 2932035 PARKISON, MARJORIE 2334 HYDE PARK CIR LODI CA 95242 2932036 GEORGE, FRED W TR ETAL GEORGE REV TRUST 208 GRAMERCY PARK DR LODI CA 95242 29320371 REISS, W & C COTRS 1 204 GRAMERCY PARK I LODI ICA 1 95242 November 20, 2013 PH Mailing List for FCB Growth Management Allocations 2932038 MITCHELL, CHERYL R 200 GRAMERCY PARK LODI CA 95242 2932039 EVANS, RICHARD LEE & BONNIE 2495 MACARTHUR PKWY LODI CA 95242 2932040 BUNNELL, DOLORES A 2491 MACARTHUR LODI CA 95242 2932041 ROSENAU, LELAND A & D ARLENE R 2487 MACARTHUR PKWY LODI CA 95242 2932042 SWOFFORD, DIANE 2483 MACARTHUR LODI CA 95242 2932043 SMITH, DONALD R & LILA "F TR 2479 MACARTHUR PKWY LODI CA 95242 2932044 SOLARI, PAUL E & BOBBYE N TR 2475 MACARTHUR PKWY LODI CA 95242 2932045 DEMSKI, STANLEY L TR ETAL 2471 MACARTHUR PKWY LODI CA 95242 2932046 BOSSALLER, ANDREW P & KIM M 2467 MACARTHUR PKWY LODI CA 95242 2932047 ORGON, ANNA TR 2463 MACARTHUR LODI CA 95242 2932048 KUEHNE, LLOYD D TR 2459 MACARTHUR LODI CA 95242 2932049 MCINTOSH, GREGORY JAMES & LORI PO BOX 414 PACIFIC PALIS CA 90272 2932050 PAIGE, JAMES M 2451 MACARTHUR LODI CA 95242 2932051 FORE, MILLARD L & NORMA J TR 2447 MACARTHUR PKWY LODI CA 95242 2932052 GLENN, JERRY L & SUSAN Y 2443 MACARTHUR PARKWAY LODI CA 95242 2932053 BRADEN, RONALD B & 2439 MACARTHUR LODI CA 95242 2932054 RIPPLINGER, RICHARD R & ZELPHA 2435 MACARTHUR PKWY LODI CA 95242 2932055 WESTGATE, LARRY & JO ANN 2431 MACARTHUR PKWY LODI CA 95242 2932056 ROBINSON, DEAN N & JANET F TR 1114 HEIDELBERG WAY LODI CA 95242 2932057 FILBIN, KELLY A 2396 CENTRAL PARK LODI CA 95242 2932058 ANDERSON, DONALD K & LORETTA S 725 FAIRVIEW BLVD #17 INCLINE VILLA NV 89451 2932059 DANIELS, VIRGINIA TR ETAL 2406 CENTRAL PARK DR LODI CA 95242 2932060 GROVE, BARBARA W 2410 CENTRAL PARK LODI CA 95242 2932061 YACOPETTI, PO BOX 2152 LODI CA 95241 2932062 APPLING, CAROLE N PO BOX 1555 WOODBRIDGE CA 95258 2932063 HARO, SAL JAMES TR & EMILY M T 2401 CENTRAL PARK DR LODI CA 95242 2932064 FORNEY, CHARLES A & MAVIS B TR 2397 CENTRAL PARK DR LODI CA 95242 2932065 HANDEL, LEON E TR 2393 CENTRAL PARK LODI CA 95242 2932066 SCHULENBURG, ROBERT W TR 15740 MOORE RD LODI CA 95242 2932067 KERNER, MARLO L & HAZEL M TR 2430 CENTRAL PARK DR LODI CA 95242 2932068 BAUSERMAN, GEORGE L &CAROL K 2434 CENTRAL PARK DR LODI CA 95242 2932069 KRONEMANN, LINDA L 2438 CENTRAL PARK LODI CA 95242 2932070 HUKILL, ANNETTE M TR GEORGE S CHALMERS 1234 HEARTWOOD DR ROHNERT PAR CA 94928 2932071 PHILLIPS, LESLIE TR HERMANOTT ER REV 2446 CENTRAL PARK DR LODI CA j 95242 November 20, 2013 PH Mailing List for FCB Growth Management Allocations WILLIAMS, ELIZABETH THOMAS H 2932072 N LF EST VANDYKE 2375 E SPIESS RD ACAMPO CA 95220 2932073 EMLER, LYDIA M TR 2462 CENTRAL PARK LODI CA 95242 THOMASON, BOB M & 2466 CENTRAL PARK 2932074 DONNA D TR DR LODI CA 95242 2932075 MERRILL, H L TR 2470 CENTRAL PARK LODI CA 95242 2932076 MOREHEAD, SKIP R 2474 CENTRAL PARK LODI CA 95242 2932077 BLAUFUS, JOHN L & 2478 CENTRAL PARK LODI CA 95242 1KEMOTO, MICHAEL & 2482 CENTRAL PARK. 2932078 MARJORIE TR DR LODI CA 95242 HALL, C LELAND & 2486 CENTRAL PARK 2932079 MARY L TR DR LODI CA 95242 EWOLDT, ETHEL L TR LINDA GAYLE 2490 CENTRAL PARK 2932080 ETAL BLANCO TR DR LODI CA 95242 BEWLEY, JOSEPH & 2494 CENTRAL PARK 2932081 MONIQUE DR LODI CA 95242 SOLARI, ANNETTA M 2498 CENTRAL PARK 2932082 TR ETAL DR LODI CA 95242 2932083 CONN, JANET L TR PO BOX 738 LODI CA 95241 POLLARD, ROBERT E 2485 CENTRAL PARK 2932084 & CORINNE C DR LODI CA 95242 2932085 GARVEY, SHARON -A- 2481 CENTRAL PARK LODI CA 95242 PEABODY, DERRIL E & 2477 CENTRAL PARK 2932086 LINDA L DR LODI CA 95242 SWIFT FAMILY 2932087 SWIFT, SYLVIA L TR TRUST PO BOX 1977 MINDEN NV 89423 2932088 HOPE, BETTY L TR 2469 CENTRAL PARK LODI CA 95242 KING, NORMAN D & 2465 CENTRAL PARK 2932089 LAQUITA J TR DR LODI CA 95242 BRUSA, SELDON C & 2461 CENTRAL PARK 2932090 ELIZABETH TR IDR I LODI ICA 95242