HomeMy WebLinkAboutAgenda Report - October 20, 1998 PHOctober 20, 1998
Lodi City Clerk
City Hall
221 West Pine
P. O. Box 3006
Lodi, California 95241-1910
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OF LC1 i
RE: APPEAL OF PLANNING COMMISSION DECISION ON USE PERMIT 98-07
(Lodi Memorial Hospital)
Dear City Clerk:
Please find enclosed our Appeal of Planning Commission Decision on October 14, 1998,
regarding the issuance of the above -captioned use permit. As representatives of the Alder
Place residents, please do not schedule the City Council hearing between the dates of
November 4, and November 6, 1998, given the information that my wife and I will be in
Southern California and unable to represent our neighborhood.
I have enclosed herewith copies of the following:
1) The correspondence of Tim and Emily Howard dated respectively
September 18 and September 23, 1998, reflecting issues submitted to
the Planning Commission.
2) The traffic analysis of CCS Planning and Engineering dated October 14,
1998, concerning the technical analysis of the proposed Lodi Memorial
Hospital driveway on Alder Place. _
3) A copy of the ALTA survey map of Lodi Community Hospital dated
February 1985, and amended in August of 1990. Please note that said
ALTA survey map reflects the approval 98 parking spaces on Parcel
No. 5 at the Northeast corner of the Lodi Memorial Hospital property.
The Alder Place residents respectfully request that the Lodi City Council reconsider the Lodi
Planning Commission's approval of the request by Lodi Memorial Hospital for a parking lot
use permit. Aside from the issues raised in the enclosures, the Alder Place residents do not
believe that the environmental exemption proposed by staff is appropriate and, as such, that
the project violates the California Environmental Quality Act (CEQA) as a result of its failure
to mitigate its impacts to the Alder Place residents.
Lodi City Clerk
Page Two
October 28, 1998
At a minimum, the Alder Place residents respectfully request that a traffic study be
commissioned by the City to review and respond to the issues raised by CCS Planning and
Engineering in their report dated October 14, 1998, as herein above referenced. The City's
failure to provide a traffic study and/or to mitigate the proposed project are not consistent with
the requirements of State Law and/or CEQA. We respectfully request that the written
response to these issues be provided in advance of the anticipated public hearing so that our
traffic engineer and the Alder Place residents can review the staff response and proposed
findings as required.
Very truly yours,
Emily Howvill
Enclosures
FREDERICK R. KRUEGER D.O.
836 Alder Place
Lodi CA 9522
Community Development Director
P.O. Box 3006
Lodi, CA 95241-1910
3 September 1998
Dear Ladies and Gentlemen,
RECEIVED
SEP -81998
�
COMMUNITY
DEVELOPMENT
DEPARTMENT
Recently I became aware of Lodi Memorial Hospital's plans to construct a
parking lot along the private road, Alder Place. While I recognize the hospital's
need to expand, I am concerned about the two driveways planned to open on to
Alder Place.
Currently Alder Place is a private road, which is bordered on its east side
by residences. There are at present at least 18 children who play along this road,
a number that increases with weekends and holidays. At present, there is only
homeowner traffic along this road, with the exceptions of delivery and
maintenance trucks which use Alder Place to access the maintenance road that
opens at it's north end. I feel that to allow driveways to open on to our road will
cause it to become a predominantly commercial thoroughfare. This will
adversely affect the safety of the children who live there, as well as the patients
and their families who take walks along that road during the day.
It would seem to be a simple matter to allow driveways only on Vine
Street, a large street that is better able to handle the increased commercial traffic
planned. Such a modification to those plans would allow for the safety of the
homeowners and their children in the area, and allow the hospital to increase its
parking capacity, a definite "win-win"" situation.
As Lodi looks to revamp its general plan to improve the quality of life for
its citizens, this would appear a good place to start. Although I will be unable to
attend the planning meeting with my neighbors, I do join with them in urging
you to consider the safety of our children, and integrity of our neighborhood.
Sincerely,
To Whom it May Concern, September 18, 1998
By way of introduction, 1 am Emily Howard, a three year resident of Alder Place
and a two year employee with the Rehab Services with Lodi Memorial Hospital West
(LMHW). I, therefore, have unique concern regarding the proposed expansion of the
LMHW parking lot.
As a Hospital which values "community partnerships and participation in hospital
planning" (1) and strives "to improve ,..risk management systems, maximize the benefits of
...services to (the) community and limit the institution's and individuals' exposure to
adverse events" (2), I appeal to Lodi Memorial Hospital (LMH) to keep all access to
LMHW to Vine St. I feel that in doing so, LMH can successfully expand their parking lot
so as to increase the access to care at the West offices while still honoring the Hospital's
Code - which it highly values.
Your patients frequent Alder Pl., pushed in their wheelchairs by family members or
friends. These patients and visitors trust LMH to provide and maintain safe grounds.
Alder Pl., 1/2 owned by the hospital and a ll_ private residential street, currently provides
a safe environment. By allowing access to the expanded parking lot from Alder Pl., you
are putting your patients and visitors at risk for a serious accident. The increased
thoroughfare causes increased traffic which scatters car and pedestrians in varying
directions. Gars will be pulling in and backing out of parking spaces along Alder PL,
performing U-turns, rushing over the driveways, and crowding the street and sidewalk
forcing your wheelchair patients and visitors to dodge adverse events. This can be
controlled by limiting the flow of traffic solely to Vine St.
LMHW draws media attention. Sometimes the media attention is welcomed; and
sometimes its presents is a threat to the safety of patients or staff: For everyone's security,
staff is instructed to direct all media questions to the Fast campus, to be handled by our
Public Relations Director or other appropriate Director/Presidem. Access off of Alder P1.
would only allow the media further access to the people and activities at LMHW as well
as provide them with another escape. This intrusion into the confidentiality ofLMlffs
patients could be prevented if access off of Alder Pl. was eliminated.
Finally, LM}IW currently is in a heightened state of security. All access and exit is
directed through the main entrance to allow the security guards to make contact with all
people, videotape the daily activity of the hospital and monitor the main parking area. I
know L:MHW is taking every measure to prevent thrther incidents from occurring that
could endanger any of its patients, visitors or employees. I would like to believe that
similar action is being proposed at the West doctor's offices, especially with the expansion
of pediatric services. Providing access to the parking lot solely from Vine St. maximizes
the security of and monitors the people and cars visiting the offices.
Again, I appeal to Lodi Memorial Hospital's Code. By limiting access to LMHW
services to Vine St., you show the community of Lodi, the State of California, JCAHO
and other review boards your continued pursuit of excellence in quality of care and safety
for your customers.
Sincerely,; ,
'F'.%
Emily A. Howard. P.T.A.
(1) (2) Lodi Memorial Hospital's Value Statement /Quality - Risk Management Goal
September 23, 1998
To the Lodi Planning Commissioners,
This letter is being written to draw your attention to the proposal by Lodi
Memorial Hospital to expand their parking lot and build access driveways off of Alder P1.
As residents on Alder Pl. we have extreme concerns regarding the ill effects of access
way's on Alder P1. and are therefore in opposition to such access.
By way of introduction, we are Tim and Emily Howard, three year residents and
original occupants 01 852 Alder PL In selecting a home, location was an important factor
in our quest. Alder P1. immediately appealed to us for the simple reasons that it is not a
through street and has only a single entrance and exit. Such an arrangement makes for a
safe, quiet and neighborly environment. The addition of two or even one driveway off of
Alder Pl. onto the Hospital's property would not only disrupt these appealing qualities of
Alder P1. but threaten the safety of our property and our lives.
A Traffic; What now is a street free of traffic would become cluttered with cars. This is
the primary culprit of destruction for our street and the main reason why, although we are
not oppose to the expansion of the Hospital's parking lot, we ars adamantly oppose to any
access off of Alder Pl. Cars will be driving in and out of the street daily and at all hours of
the day and night. Cars will park along both sides of the street, perform U-turns, Y- turns,
parallel park and pull into our cur -de -sac to give themselves more room.
Concern = high risk of a traffic accident with subsequent liability on not only the
Hospital but the resident's of Alder Pi; no parking for our family or friends who visit.
B: Children: There are over a dozen children living on Alder Pl. Currently, Alder Pl.
provides an optimal place for them to play. The lack of traffic allows the children to play
in the cul-de-sacs and along Alder Pi. This concern is very relevant for us, not only
because we want to ensure the safety of the current children on our street, but because we
are trying to start a family
Concern = high risk of a child being hit, seriously injured or killed.
C: Security: Access off of .Alder Pl. poses a huge safety risk to our property and lives.
People obtaining or prov;ding services to the Hospital currently "hang out" along Vine St.
passing the time on their lunch or while they wait for their ride. Access off of Alder 91.
would eve these people another place to sit and "hang out" - but this time with a direct
view of our home, property, commings and goings. 1 don't want people hanging out
across from my home starring at me, my home and family.
Concern = A potential criminal can not be identified by gender, race. age or
socioeconomic background. But, for the people who commit wrong doings. having a
busy place to sit and scope out their target only tempts them or provides that opportunity.
0: Garbage: Currently, the residents here put the garbage cans along the curb of Alder
P1. We have chosen to do this because we do not want the garbage trucks in our cul-de
sacs, which are small and make the turning radius tbr a garbage truck difficult. The
placement of cans along AlderPl. not only makes us happy but makes the garbage
company happy ; for it makes their job easier, faster and safer. This is just another
example of the pride our owners have tbr our neighborhood and also the way we continue
to better our street while not invading or complicating anyone else.
Concern = The parked cars along Alder Pi. would prevent us from placing our
garbage cans along the curb. This would force the garbage trucks into the small cul-de-
sacs and narrow the entrance and exit into the cul-de-sacs further increasing the risk of
property damage or injury to a person - not just a resident of Alder Pl., but a patient or
visitor of the Hospital.
E: Mail- Our mail box is a community style box located at the entrance to Alder P1.
Daily, we waik to the box or pull up beside it as we enter the street.
Concern: = The increased traffic as a result of access off of Alder Fl. would make
going to the mail box an unnecessary hazard
F: Noise. Alder Pl. is a quiet street. The sounds that we do hear are not offensive. They
are the sounds of children and pets playing, family and friends visiting and neighbors
caring for their yards.
Concern = The addition of multiple car's engines running, doors opening and
closing, horns honking, car alarms sounding, radios playing and people calling across the
street and over the sound of traffic would be offensive.
G: Lights We have a beautiful night sky and minimal headlights or glare t.om cars.
Concern = Cars driving into Alder Pl., pulling out of the proposed driveways and
turning around at the end of the street or in the cul-de-sacs will direct headlights into our
home, lighting up our main living areas. Car windshields would reflect glare into our
home. Our night sky would be compromised.
H: Water drainage: These past years, Lodi and surrounding areas experienced a
heightened level of rainfall. Specific to Alder P1., water backed up to the point where the
two small drains could not keep up. The occupying neighbors were helping to clear drains
and direct the water.
Concern = The proposed lot is several feet higher than the level of Alder Pl. Open
access ways would direct water run-off directly onto Alder Pl. and into our cul-de-sacs
overburdening the drains and increasing the risk of property flooding. Is the Hospital
preparing tbr water drainage control, specifically as it relates to the flow out of access
ways Vs drains within the parking lot?
1: Pets: Many of us own pets, primarily dogs or cats. Currently, we are able to see the
family's` pets as they sit in the front yards, walk with their owners to the mail box or
unexpectedly run into the street.
Concern = The increased traffic and unexpected turns or cars increases the risk of
a pet being injured.
To date, Lodi Memorial Hospital has been a good neighbor. That is why we have
taken the responsibility to contact the Hospital, express our great concerns and propose
options that are homeostatic for both Lodi Memorial Hospital and the residents of Alder
Pl.. 'We urge the members of the Lodi Planning Commission to hear and hon9r our
concerns regarding access off of Alder Pl. into the Lodi Memorial Hospital West parking
lot.
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9/28/98
Planning Commission
Re: Parking lot expansion, driveways on Alder Place
I am a homeowner in Alder place and was ver• surprised to hear that our private road was being
considered to go public. We are opposed to this! As one of the owners of that Private road [ am
responsible financially for its upkeep. The minirnwn use the road gets with our group of homeowners is
one thing, but to have that use increase by 100or more cars a day is just not right.
There are lots of children in our community that spend hours outside playing. This is another
reason why horns were desired on a private road. As it stands now all the homeowners are very aware of
children playing. What happens when all these public cars come in. your increasing the chances of a
terrible accident happening. [ might add where would the liability fall?
I am aware that a cut out for another driveway already exists on Vine Street. This to me seems
the logical choice for another entry point. It gives the hospital what they need without creating hazards.
inconvenience. and a possible rise in crime. I say crime because now we are completely walled off from
the hospital and its services with solid oleanders. Why would anybody want to put a public drive into a
commercial institution from a private residential subdivision when there is already the cut out from a public
road. L o rtd :think that canuaerc aird'resi fenual: separa m wou1 be<a:p:?azit^y ;t t: alt coneeiiied
Ever since I have owned at Alder I've been looking forward to having the subdivision sold out in
hopes of a joint effort to gate the community. I find with talking to my neighbors that this is a desire we all
have. Putting a driveway in from Alder destroys our plans. I will add that in having this public access it
would lower all our home values, especially the homes affected by the parking lot lights and car lights that
would invade privacy.
In closing I would just say that I bought at Alder Place for the higher quality of living and
safety that a culdesac and pnvate road gives and I paid premium price for those amenities. It baffles me to
think that the hospital and or city could just strip that away.
Thank you for your time and concern.
Sincerely.
/".
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OCT - 1 1998
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September 29. 1998
Lodi City Planning Commission
Community Development Director
P. O. Box 3006
Lodi, CA 95241-1910
RE: Lodi Memorial Hospital West
Expansion Project - Parking Lot
Dear Planning Commission Members:
RECEIVED
SEP 2 9 1998
0
COMMUNITY
DEVELOPMENT
DEPARTMENT
As a resident of Alder Place, I am very concerned about Lodi Memorial Hospital's plans to expand their property
bordering Alder Place on the West into a public parking lot Included in this proposal are two (2) driveways with
entry off Alder Place which is a private road. My primary question of these plans is how can the hospital make a
private road into a public road without consent of all parties who maintain & care for the maintenance of that
road, namely Alder Place Residents in conjunction with Lodi Memorial Hospital. Lodi Memorial Hospital is NOT
the sole owner/maintainer of this road. As residents the hospital NEVER contacted us in their planning phase to
get our approval, as cu-owners/maintainers of this road. I would think that should be a given since they have in
the past and would still expect us to share in the maintenance of this road. Sorry, but I still question the logic and .
the right of the hospital to infringe on our PRIVATE road to access their proposed PUBLIC parking lot.
My next concern is the liability this could bring to Alder Place Residents. Who would be liable in case of personal
injury to children who occasionally end up on Alder Place Street riding their bikes or cbaging a ball out of the
cul-de-sac areas where their homes are located? Certainly. as 1 see it, ALL and ANY liability should such plans
be approved would solely be the hospital's responsibility.
Another concern for meas a resident of the first cul-de-sac off Alder Place , the first driveway planned to access
the public parking lot would be located directly across from my cul-de-sac area where I would have to wait for
traffic coming into Alder Place as well as traffic leaving the hospital's driveway going out of Alder Place.
Presently, I can count on one hand the number of times traffic has kept me from leaving my cul-de-sac without the
concern of numerous other drivers OR pedestrian traffic. This street is private it does not impact the residents
entry and exit that a public road would and it is much too narrow to handle public access in a safe manner. Also,
24 hour traffic activity with noise and high beam lights. new lighting for the public parking lot and more
ambulatory pedestrians would be accessing Alder Place Street and impacting the privacy and safety of the residents
now living on Alder Place
In the last sentence of a statement of Lodi Memorial Hospital Goals, under "Our Values", the hospital states
" anticipating change as an opportunity for continual improvement, and seeking community partnerships and
participation in hospital planning.". If this is truly in their values they should see that the only resolution to their
planning of this project is to change their access to their very own existing driveways, already completed, from
Vine Street, a PUBLIC street maintained by the City of Lodi and fully able to meet the needs of maintenance that
the hospital would require.
Thank you for your consideration to deny this proposal by Lodi Memorial Hospital.
erie D. Patter
868 Alder Place
Lodi. CA 95242
(209) 334-0472
September 28, 1998
RECEIVED
SEP 2 9 1998
Lodi City Planning Commission 0 coy: Gairf
DEVELOPMENT
Community Development Director DEPARTMENT
P. 0. Box 3006
Lodi, CA 95241-1910.
RE: :Lodi Memorial Hospital West
Expansion Project - Parking Lot
Dear Planning Commission Members:
I am very concerned about the proposed expansion by Lodi Memorial Hospital for a
Parking Lot which will border Alder Place Street in Lodi. I am a resident of that private
street and share in the maintenance of that street with other residents and Lodi Memorial
Hospital.
My major concern with this proposal is the liability issue this will bring to the residents of
Alder Place as well as the fact that when I bought into this subdivision I did so with full
knowledge that Alder Place was a private street and that I would have to share in the
maintenance of this street with other residents and Lodi Memorial Hospital.
I certainly do not want to be responsible for any more liability than I already have with this
private street and definitely do not feel that the hospital should have access to their
proposed public parking lot from Alder Place. They should be required to utilize the
driveways that already exist from Vme Street into their hospital.
I respectfully request that the Planning Commission deny their request to have access from
Alder Place into their proposed parking lot.
Sincerely,
homa0r. P
s- atte on
868 Alder Place
Lodi, CA 95242
(209) 334-0472
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October 14, 1998
Mr. Tim Howard
852 Alder Place
Lodi, CA 95242
PLANNING AND ENGINEERING
INCOPPOR A £ 0
530 Berm! Drive. Suite B
Si cramenlo, California 95814.0101
916/441-3804 • far 916/441.6594
RE: Lodi Memorial Hospital West - Impacts of Proposed Driveway on Alder Place
Dear Mr. Howard:
This letter describes our analysis of the proposed Lodi Memorial Hospital driveway on Alder
Place. The following summarizes our findings:
1) The driveway on Alder Place is not needed from a capacity nor circulation
standpoint. We prepared a capacity analysis to determine the adequacy of the two existing
driveways on West Vine Street to accommodate traffic associated with the parking lot
expansion. Using very conservative assumptions, including that all the new parking would
use the eastern West Vine Street driveway, it was found that the driveway would operate at
level of Service (LOS) A, indicative of very good operating conditions. Additionally, under
this worse case condition, the maximum queue would be only 2-3 vehicles at any time.
Adequate circulation within the parking lot for the expansion can be provided by the existing
two driveways and the current and proposed parking lot layout.
2) The addition of traffic on Alder Place resulting from the proposed driveway would
create a significant traffic impact. Staff has estimated that 320 additional daily vehicle
trips would be added to Alder Place and that the total volumes will be well below the
theoretical capacity of Alder Place. From a purely technical viewpoint, we would agree with
that conclusion. Impacts must also, however, be interpreted from a neighborhood and quality
of life perspective. Even though the volumes are below theoretical capacities of a roadway,
the tripling of traffic volumes on a neighborhood residential street will certainly change the
character of that street and constitutes a significant traffic impact.'
3) Traffic from institutional, office, and retail uses, by design, should be directed to
collector and arterial roadways rather than residential cul-de-sacs. This is a
fundamental standard in the planning of land use and circulation systems. West Vine Street
is a collector facility designed for the volumes and type of traffic generated by the Hospital.
Given that there are no compelling capacity or circulation needs that cannot be met by the
existing two driveways on West Vine Street, it is not appropriate to locate a driveway on
Alder Place.
The following information in this letter provides support of our conclusions.
TR A N5 POR T A T 1 O N TR AMC
P AR KING 1 T 5
Mr. Tim Howard
October 14, 1998
Page 2
Project Description
Lodi Memorial Hospital West is requesting approval of a use permit for expansion of the
facility's parking lot east towards Alder Place. Lodi Memorial Hospital West is a campus
type facility which, in addition to the hospital which occupies the westernmost portion of the
site, includes two medical office buildings and a dialysis center near the western portion of
the campus. The hours of operation for the medical offices are weekdays from 8:00 am -5:00
PM, while the hours of operation for the dialysis center are 6:00 am -6:00 PM Monday -
Saturday. The maximum number of people within the medical offices and dialysis center at
any one time is estimated to be 82 people, of which 30 are employees. The medical offices
and dialysis center contain 20 examining rooms and 12 dialysis stations.
The proposed expansion would expand the parking lot at the eastern end of the campus which
primarily serves the medical offices and dialysis center, providing parking for an additional
49 vehicles. The expansion would include construction of an additional aisle of parking
parallel to Alder Place, and the reconfiguration of the existing eastern lot such that vehicles
could circulate through the parking lot around a newly created center island. The expansion
currently calls for the addition of a driveway along Alder Place. The two existing driveways
along West Vine Street would remain in place.
The two driveways along West Vine Street consist of a western driveway near Lower
Sacramento Road and an eastern driveway near Alder Place. The hospital generally utilizes
the western driveway, while employees and visitors to the medical offices and dialysis center
generally utilize the eastern driveway. This eastem driveway generally serves the 33 parking
spaces located within the existing easternmost parking lot which serves the medical offices
and dialysis center. A portion of the 27 parking spaces within the parking lot located
between the hospital and medical offices, and 17 parking spaces located along parking
adjacent to West Vine Street between the two driveways, (a total of 44 spaces) are also
assumed to utilize the eastern driveway.
As part of the project, the existing landscaped planter at the northwest corner of West
Vine/Alder Place would be eliminated and replaced with standard curb, gutter, and sidewalk.
It is also proposed that a driveway curb cut which currently exists on West Vine Street
leading to the vacant field and new proposed parking lot would be eliminated as part of the
project.
Existing Conditions
West Vine Street is an undivided 2 -lane roadway with a 50 R. curb -to -curb width classified
as a minor collector by the City of Lodi which, in the vicinity of the project, serves primarily
residential development in addition to the hospital. The average daily traffic (ADT) on the
roadway is approximately 3,000 vehicles per day. The City of Lodi has established that the
carrying capacity of a minor collector such as West Vine Street is between 4,000 and 10,000
vehicles per day, where 4,000 vehicles per day is assumed as the upper limit for LOS A
operation, and 10,000 vehicles per day constitutes the upper limit for LOS C operation. The
Mr. Tim Howard
October 14, 1998
Page 3
City of Lodi General Plan designates that the target level of service for transportation
facilities in the City is LOS C. Therefore, with an average daily traffic volume of
approximately 3,000 vehicles per day, West Vine Street currently operates at LOS A. Based
on PM peak hour counts at the intersection of Lower Sacramento Road and West Vine Road,
the maximum hourly volume along West Vine Street in front of the hospital is 269 vehicles
per hour.
Alder Place is a undivided 2 -lane cul-de-sac roadway with a 40 ft. curb -to -curb width
classified as a standard residential street by the City of Lodi. The City of Lodi has
established that the carrying capacity of a standard residential street such as Alder Place is
between 500 and 4,000 vehicles per day, where 500 vehicles per day is assumed as the upper
limit for LOS A operation, and 4,000 vehicles per day constitutes the upper limit for LOS C
operation, the target level of service. The roadway currently serves a total of 14 dwelling
units. Ten dwelling units exist on spur cul-de-sacs east of Alder Place, two dwelling units
front Alder Place near the end of the street, and two dwelling units are located along a
driveway at the end of the street. Based on standard trip generation rates from the Institute of
Traffic Engineers - Trip Generation, 61/; Edition, traffic volumes along the roadway arc
estimated as follows:
• Daily Trips = 134 trips
• AM peak hour = 11 trips
• PM peak hour = 14 trips
Therefore, with an average daily traffic volume of less than 500 trips per day, Alder Place
currently operates at LOS A.
Analysis
Although parking for the campus will be expanded, the hospital facilities, medical offices,
and dialysis center are not planned to be expanded.- Therefore, it is not expected that the
number of trips to and from the facilities would be increased and the existing acccss points
should continue to adequately serve the site as they currently do.
Turnover within the existing and future parking lot serving the medical offices and dialysis
center is relatively light. Dialysis patients typically visit a dialysis center for 2-3 hours, and
visitors to the medical offices would typically remain for an hour or more in length.
Employees would typically only constitute at most 4 trips each per day. Therefore,
congestion within the parking lot is not considered to be a significant issue. Field
observations have confirmed this conclusion.
If the Alder Place driveway was not constructed, and based on the location of existing and .
proposed parking spaces, it is estimated that the existing eastern driveway would be utilized
by vehicles parking in the following parking spaces:
Mr. Tim Howard
October 14, 1998
Page 4
33 existing spaces within easternmost parking lot
49 new parking spaces following expansion
22 spaces (%z of 44 total spaces) between the 2 existing driveways
109 spaces TOTAL
Based on standard trip generation rates from the Institute of Traffic Engineers - Trip
Generation, 6th Edition, trip generation to and from the medical offices and dialysis center,
based on 30 employees, would be as follows:
• Daily Trips = 422 trips
• AM peak hour (peak one hour between 7:00-9:00 AM) = 16 trips
• PM peak hour (peak one hour between 4:00-6:00 PM) = 32 trips
All of these trips are assumed to currently use the easternmost driveway. In addition to the
trips listed above, a portion of trips to and from the 44 parking spaces which exist between
the two West Vine Street driveways would also use the eastern driveway. It is assumed that,
at most, this would be approximately 15 trips within any one hour period.
Based on the Institute of Traffic Engineers - Parking Generation, 2nd Edition, peak hours for
a medical office are mid-morning and mid-afternoon hours, thus the peak hour of trips to and
from the medical facilities does not necessarily correspond to standard peak periods (i.e.
7:00-9:00 am and 4:00-6:00 PM).
To estimate the number of trips to and from the medical facilities based on the number of
employees, patients and visitors, the average vehicle occupancy vehicle rate is required.
Based on the Institute of Traffic Engineers - Trip Generation, 5th Edition, the average
vehicle occupancy for vehicles visiting a medical office is 1.37 persons per vehicle.
Worst Case Scenario Analysis with Existing Driveways
The following discussion provides for a worst case scenario if no additional driveways are
added and only the two West Vine Street driveways provide access to the site. The number
of trips assumed are significantly greater than the expected trips as described above, and the
average vehicle occupancy rate is significantly less than the average value listed above.
Assumptions
• The maximum number of people (employees and visitors) within the medical offices and
dialysis center is 82 people.
• There is a 100% turn -over of these people within a one-hour period (82 people arriving
and 82 people departing). -
• The average vehicle would include 1.25 people.
• There is an additional 100% turn -over of vehicles using the eastern driveway and parking:
within 22 spaces between the two driveways (22 trips in/22 trips out).
Mr. Tim Howard
October 14, 1998
Page 5
Driveway Operation
Based on the above worst case assumptions, a total of 176 vehicles (88 inbound/88 outbound)
would use the driveway within an hour. If this unlikely circumstance were to occur, the
driveway intersection would still operate at LOS A when traffic along West Vine Street was
at a maximum (i.e. during the PM peak hour). On average, a vehicle wishing to exit the
driveway would take approximately 5 seconds. The maximum queue would be
approximately 2-3 vehicles.
Recommendations
Driveway access to Alder Place is not recommended. Access to Alder Place is not necessary
to provide adequate circulation or efficient access to the modified parking lot, nor is it needed
to provide additional capacity for the two existing driveways on West Vine Street. Alder
Place, which is classified by the City as a standard residential street, is first and foremost a
facility whose function should be oriented towards the use, convenience; and comfort of
residents along the roadway consistent with common standards of community planning.
Consideration of access from a non-residential use should only be considered if adequate
access is not possible along a more appropriate roadway facility. West Vine Street is a minor
collector which is more suited for access to a hospital facility, and any additional access
should utilize this facility. Our analysis shows that the existing access currently works, and
would continue to work, at an acceptable level of service (A).
With respect to people arriving at the hospital campus, West Vine Street is a more natural
access point. Visitors to the medical offices and dialysis center who are unfamiliar with the
site would typically search for access to the parking lot from the major street (West Vine) and
would not typically regard the residential street of Alder Place as a means of access.
We hope the information contained in this letter meets your needs. If you have any questions
regarding this information, please do not hesitate to call me.
Sincerely,
CCS Planning and Engineering, Inc.
ry N. ansen
Principal
4 a 4 -
CITY
CITY OF LODI NOTICE OF PUBLIC HEARING
Carnegie Forum Date: December 16, 1998
305 West Pine Street, Lodi Time: 7:00 p.m.
r 1
� a
For information regarding this notice please contact:
Alice M. Reimche
City Clerk
Telephone: (209) 333-6702
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, December 16, 1998 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 to consider the
following matter:
a) Appeal from Tim and Emily Howard Regarding Planning Commission's Decision on Use
Permit #98-07, Lodi Memorial Hospital
Information regarding this item may be obtained in the office of the Community Development Department
Director, 221 West Pine Street, Lodi, Califomia. All interested persons are invited to present their views and
comments on this matter. Written statements may be filed with the City Clerk at any time prior to the hearing
scheduled herein, and oral statements may be made at said hearing.
If you challenge the subject matter in court, you may be limited to raising only those issues you or someone
else raised at the Public Hearing described in this notice or in written correspondence delivered to the City
Clerk, 221 West Pine Street, at or prior to the Public Hearing.
By Order of the Lodi City Council:
Azu 4„,(4,1
Alice M. Reimche
City Clerk
Dated: November 4, 1998
Approved as to form:
Gew,e:-ed. P 14/172
ndall A, Hays
City Attorney
1
J.ICRYCLRKIFORMS NOTCDD.DOC 11/3/98
DECLARATION OF MAILING
SET PUBLIC HEARING FOR DECEMBER 16. 1998 - LMH PARKING LOT
On November 5, 1998, in the City of Lodi, San Joaquin County, California, 1 deposited in
the United States mail, envelopes with first-class postage prepaid thereon, containing a
copy of the Notice attached hereto, marked Exhibit "A"; said envelopes were addressed
as is more particularly shown on Exhibit "B" attached hereto.
There is a regular daily communication by mail between the City of Lodi, California, and
the places to which said envelopes were addressed.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on November 5, 1998, at Lodi, California.
decmail/forms
ORDERED BY:
ALICE M. REIMCHE
CITY CLERK
line L. a or
City C erk
Jennifer M. Perrin
Deputy City Clerk
LODI MEMORIAL HOSPITAL PARKING LOT
1) 02729005;LODI MEMORIAL HOSPITAL ASSN;975 S FAIRiMONT AVE;LODI;CA;95240
2) 02704042;PALLESEN, WILLIAM & D ;900 INTERLAKEN ;LODI ;CA;95242
3) 02704043;BAKER, HAROLD E JR & MARY ;2342 W VINE ST ;LODI ;CA;95242
4) 02704044;TIPTON, JESSE A TR ;2336 W VINE ST ;LODI ;CA;95240
5) 02721003;ALLEN, KENNETH R & TERRIE T ;867 WESTWIND DR ;LODI ;CA;95242
6) 02728040;SANGUINETTI, HILDA TR ;2401 W COCHRAN RD ;LODI ;CA;95242
7) 02728042;SANGUINETTI, HENRY & DENISE TR;2434 SUMMERSET CT ;LODI ;CA;95242
8) 02721001;CASTANEDA, MANUEL & RENEE ;2325 W VINE ST ;LODI ;CA;95240
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11) 02721005;HERRERA, MICHAEL A & ANTOINE1T;851 WESTWIND DR ;LODI ;CA;95242
12) 02721006;KOINZAN, MICHAEL S & STEPHANIE;843 WESTWIND DR ;LODI ;CA;95242
13) 02721007;SCOFIELD, DOLORES J TR ;835 WESTWIND DR ;LODI ;CA;95242
14) 02721008;MILLER, LARRY D & C A ;827 WESTWIND DR ;LODI ;CA;95240
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16) 02721010;BARNHARDT, JERALD K & E J ;811 S WESTWIND DR ;LODI ;CA;95242
17) 02721011:HOFF, HARLEY G & I ;803 WESTWIND DR ;LODI ;CA;95240
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21) 02727017;LIN, ANTHONY & S ;908 INTERLAKEN DR ;LODI ;CA;95242
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23) 02736007;MACDONALD, JOHN G JR TR ;1557 ROSECREST TERR ;SAN JOSE ;CA:95126
24) 02728018;VANEGAS, BENJAMIN A & RENEE ;2334 WINTERGREEN CT ;LODI ;CA;95242
25) 02728019;STEPHENS, ANDREW M & MARGARET ;2328 WINTERGREEN CT ;LODI ;CA;95242
26) 02738012;MASON, HELEN BEATRICE TR ;848 ALDER PLACE CT ;LODI ;CA;95242
27) 02728037;GROSS, PAUL G & JEANNE 1 11 L ;2428 SUMMERSET CT ;LODI ;CA;95242
28) 02728038;LEVERONI, EDWARD C TR ETAL ;2422 SUMMERSET CT ;LODI ;CA;95242
29) 02728039:FERRY, ADRIANA S ;2416 SUMMERSET CT ;LODI ;CA;95242
30) 02738014;MURRAY, BRENDA J ;856 ALDER PL ;LODI ;CA;95242
31) 02729001;OTTERSETTER, HAROLD & HELEN ;1111 MACARTHUR BLVD ;SAN LEANDRO ;CA;94577
32) 02738019;COOPER, LARRY K & JANICE L ;890 ALDER PL ;LODI ;CA;95240
33) 02730001;LOPEZ, ARTURO ;1701 S MILLS #76 ;LODI ;CA;95242
34) 02730002;HENDRIX, WILLIAM & PATRICIA ;915 INTERLAKEN DR ;LODI ;CA;95242
35) 02730003;NAKAYAMA, MASAHIKO & KAREN ;923 INTERLAKEN DR ;LODI ;CA;95242
36) 02730027;DAMMEL, KENNETH & LAURA ;903 COLOGNE CT ;LODI ;CA;95242
37) 02730028;WOOD, PAUL J & DAWN J TR ;966 COLOGNE CT ;LODI ;CA;95242
38) 02730034;GRAMS, HERMAN R & ELAINE M TR ;2529 PRINCETON AVE ;VISALIA ;CA;93292
39) 02730035;NEUMAN, RICHARD J & JUNE F TR ;910 COLOGNE ;LODI ;CA:95242
40) 02730036;BRENTT, JAMES E & GENA L ;902 COLOGNE CT ;LODI ;CA;95242
41) 02736003;ANDERSON KATZAKIAN PTP ;PO BOX 617 ;LODI ;CA:95241
42) 02736004;GOUVEIA, BETTY J TR ;2424 COCHRAN RD #4 ;LODI ;CA;95242
43) 02736008;HOWARD, GARY J & BARBARA L ;1025 E LAVETA AVE ;ORANGE ;CA;92666
44) 02736009;ANDERSON KATZAKIAN PTP ;PO BOX 617 ;LODI ;CA;95241
45) 02738001;AMADOR, DANIEL S & LETITIA R ;2416 W COCHRAN RD ;LODI ;CA;95242
146) 02738002;VAZ, PHIL G & JULIE A ;2412 COCHRAN RD ;LODI ;CA;95242
47) 02738003;HILSCHER, JOHN & CHRISTI ;2406 COCHRAN RD ;LODI ;CA;95242
48) 02738004;GALLETTI, KENNETH W & TERRI E ;2404 W COCHRAN RD ;LODI ;CA;95242
49) 02738005;BOWERS, AARON L & TARA R ;2400 COCHRAN RD ;LODI ;CA;95242
150) 02738006;KEIL, TIMOTHY & CATHERINE A ;816 ALDER PL ;LODI ;CA;95242
151) 02738007;KOOYMAN, DIRK K & BOBBYN J ;822 ALDER PL ;LODI ;CA;95242
152) 02738008;BRUMM, WILLIAM TR ;828 ALDER PL ;LODI ;CA;95242
(53) 02738009;KRUEGER, FREDERICK R & JANICE ;836 ALDER PL ;LODI ;CA:95242
154) 02738013;HOWARD, TIMOTHY L & EMILY A ;852 ALDER PL ;LODI ;CA;95242
(55) 02738015;LARSEN, KENDRA D ;860 ALDER PL ;LODI ;CA;95242
56) 02738016;PATTERSON, THOMAS G & VALERIE ;868 ALDER PL ;LODI ;CA;95242
57) 02738017;CHANDLER, TOBY F ETAL ;1720 S MILLS AVE ;LODI ;CA;95242
58) 02738018;SCHUH, VICTOR & ADRIANA ;882 ALDER PL ;LODI ;CA;95242
59) 02738020;FLEMMER, BRENT L ETAL ;2336 COCHRAN RD ;LODI ;CA;95242
60) 02738021:DROWN, DAVID & LINDA ;2330 COCHRAN RD ;LODI ;CA;95242
61) 02738022;TOKAY DEVELOPMENT INC ;PO BOX 1259 ;WOODBRIDGE ;CA;95258
162) 02738023;PATTERSON, MICHAEL & BRENDA ;131 1 W CENTURY BLVD #56 ;LODI ;CA;95242
November 12, 1998
City of Lodi
Office of City Clerk
Lodi, CA
Dear Councilmembers:
ATTN: LODI CITY COUNCIL
w ! ' ` U
F ! I r.
I am writing this letter to you regarding the decision on Wednesday, October 13, 1998 by the
Lodi Planning Commission approving Lodi Memorial Hospital's request for a Parking Lot Use
Permit.
A formal appeal of this decision is on file and will be heard by the Lodi City Council on December
16, 1998. I am grateful to you for considering this appeal made on behalf of Alder Place
Residents who would be directly and adversely affected by this action.
This Planning Commission decision was delayed on two separate occasions to accomodate
meetings between the Hospital & the Residents of Alder Place. One meeting was held without
resolution and it was understood when a second postponement by the Planning Commission was
approved that another meeting would be held by the Hospital & the Residents of Alder Place to
try to come to a resolution regarding the concerns of the property owners (residents). The
Hospital never made an effort to meet with residents during this time period. At the 10/13/98
meeting, a vote was taken by the Commission approving the Hospital's request. The Residents
feel that the Hospital representatives made their decision on the resident's concerns known to the
Planning Commission Members during the time between the last meeting with the residents on
9/15/98 and the meeting on 10/13/98. I got the distinct feeling during the meeting of approval on
10/13/98 that no real consideration was giventoletters sent to Planning CommissionMembers
.during this time period. It seemed like -a "done deaf' when the final vote was taken....yes, several
members asked questions but it was like they " had to consider the hospital more than the
residents because the hospital owned half of Alder Place but had never had use of it". I feel that
the residents can and would like to present facts that show, in fact, that the hospital has had use of
Alder Place and has profited from the use of the Vine Street accesses to the hospital more than .
_they ever will from the Alder Place access that.was approved.
The other very important concern of residents is the safety situations which could occur and the
serious liability that we would incur as residents should a personal injury occur either from a
traffic accident on Alder Place or to pedestrian traffic which would also be impacted on Alder
Place. The latter of these could actually involve a resident's own child who has had access to the
private street in their play, i.e. bike riding, roller blading/skating, etc., which is allowed on private
streets and is NOT allowed on public thoroughfares for safety reasons!
I sincerely request that the Lodi City Council review all previous letters as well as new
correspondence to you as council members and proposals submitted by all parties involved in this
request before confirming the Lodi Planning Commission's decision of this proposal by Lodi
Memorial Hospital.
Resp fully Submitted,
Valerie D. Patterson
868 Alder Place
Lodi, CA 95242
VDP
s
NOVEMBER 13, 1998
ATTENTION: LODI CITY COUNCIL MEMBERS
iECE1 VED
Timis
NOV 2 0 1998
Alice M. Reirnche
City Clerk
City of Lodi
THE UNDERSIGNED NEIGHBORHOOD RESIDENTS RESPECTFULLY SUBMIT THE
FOLLOWING STATEMENT AND ATTACHED LETTERS TO THE LODI CITY COUNCIL
FOR REVIEW AS PART OF THEIR RECONSIDERATION OF THE LODI PLANNING
COMMISSION'S APPROVAL ON OCTOBER 13, 1998, REGARDING THE REQUEST BY
LODI MEMORIAL HOSPITAL FOR A PARKING LOT USE PERMIT.
RESIDENTS OF ALDER PLACE DO NOT FEEL THAT ADEQUATE THOUGHT AND
CONSIDERATION WAS GIVEN BY PLANNING COMMISSION MEMBERS TO
LETTERS AND/OR ALTERNATE PROPOSALS BY ALDER PLACE RESIDENTS
REGARDING THE DIRECT AND ADVERSE AFFECT SUCH AN EXPANSION BY THE
HOSPITAL WOULD HAVE ON THEM AND THEIR FAMILIES. WE FEEL THAT THE
PLANNING COMMISSION MEMBER'S MAIN FOCUS WAS ON STAFF RECOM-
MENDATIONS WHICH SEEMED VERY BIASED ON THE SIDE OF LODI MEMORIAL
HOSPITAL'S REQUEST.
THEREFORE, WE ARE PROVIDING THIS INFORMATIONAL STATEMENT ALONG
WITH ATTACHED LETTERS AND/OR COPIES OF LETTERS WHICH WILL GIVE THE
LODI CITY COUNCIL FURTHER OPPORTUNITY TO READ AND/OR HEAR FROM THE
RESIDENTS AND THE CONCERNS THEY HAVE IF THIS PROPOSED EXPANSION
TAKES PLACE. MANY OF THE RESIDENTS FEEL THAT "DEAF EARS" WERE
TURNED ON MANY OF THEIR CONCERNS FROM STATEMENTS MADE BY
SEVERAL PLANNING COMMISSION MEMBERS IN THEIR EFFORTS TO EXPLAIN
THEIR VOTE OF APPROVAL ON THIS ISSUE. STATEMENTS SUCH AS, " WHILE I
FEEL MANY OF THE RESIDENT'S CONCERNS ARE VALID I HAD TO CONSIDER THE
HOSPITAL MORE THAN THE RESIDENTS BECAUSE THE HOSPITAL OWNS HALF OF
ALDER PLACE TOO BUT HAS NEVER HAD USE OF IT !" AS RESIDENTS WE HAVE
MANY FACTS TO PRESENT THAT WILL SHOW THE HOSPITAL HAS HAD MORE USE
OF ALDER PLACE OVER THE YEARS, THAN ANY OF THE RESIDENTS, AND HAVE
ALREADY PROFITED FROM USE OF ALDER PLACE ON THE WEST SIDE BY
SUB -DIVIDING THEIR PROPERTY AND SELLING IT TO DEVELOPERS WHO TOLD
MANY OF US, AS HOME BUYERS, THAT THIS IS MAINLY A RESIDENTIAL AREA
BECAUSE OF THIS SUBDIVISION. THESE SAME DEVELOPERS TOLD BUYERS THAT
THE HOSPITAL WOULD PROBABLY SUB -DIVIDE THE EAST SIDE OF ALDER PLACE
FOR MORE RESIDENTIAL DEVELOPMENT! ALDER PLACE IS PRIMARILY A
RESIDENTIAL AREA! IT IS ZONED RESIDENTIAL/COMMERICAL/PROFESSIONAL
BY THE CITY OF LODI! THE LODI CITY COUNCIL SHOULD BE CONCERNED WITH
THE IMPACT TO THIS RESIDENTIAL AREA, NOT ONLY WITH THESE PRESENT '
PLANS BUT WITH FUTURE PLANS BY THE HOSPITAL AND THE IMPACT IT WILL
HAVE ON ALDER PLACE AND IT'S STATUS AS A "PRIVATE ROAD OWNED BY
PRIVATE CITIZENS"
HOW CAN THE CITY OF LODI LEGALLY ALLOW A PRIVATE ROAD TO BECOME
PUBLIC WITHOUT TAKING OVER THE MAINTENANCE AND LIABILITY FOR THAT
ROAD?
THIS DIFFICULT AND CONTROVERSIAL PROJECT WAS APPROVED WITHOUT DUE
REGARDS TO THE DIRECT AND ADVERSE AFFECT IT WOULD HAVE ON THE
RESIDENTS OF THIS AREA PLEASE, WE ASK THAT YOU REVIEW ALL LETTERS
AND PROPOSALS SUBMITTED BY THE RESIDENTS OF ALDER PLACE BEFORE
PUTTING YOUR APPROVAL ON THIS PROPOSAL.
RESPECTFULLY SUBMITTED,
ALDER PLACE RESIDENTS:
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
,. /7 /9'V"
To the City Council of Lodi
Re: Lodi Memorial Hospital Parking Lot Expansion
As a new resident of Lodi I am terribly upset at the Planning
Commission's decision to allow the expansion of the hospital's parking
lot using Alder Place to access.
None of those on the Board even considered looking at Alder Place to
see the possible problem it will create. I have lived here 6 months and
it appears to me the hospital waited until all of the homes were sold
and then pull the rug out from under us. We knew of the possible
building the hospital was planning but didn't realize it was going to be
a parking lot! ! ! ! That is -- no one told us of this plan. We assumed the
cut out on Vine St. was for access to whatever their plans were. I have .----
long enough to know how city governments work and all I can say is
that I KNOW that if you don't vote on the side of someone who seems
to OWN the City of Lodi you can loose your seat onthe council. The
people of Lodi voted you in office on the ASSUMPTION that you will
seriously consider THEIR plight. Alder Place is a Private street that
theLodi Memorial Hospital arranged when they sold these properties
to developers. We are at your mercyat this point.. What a time to
upset the residents of Alder Place MERRY CHRISTMAS 927?777?29
from the head of Lodi Memorial Hospital.
I purchased this home because it was a private street with minimal
traffic and for the safety of my many grandchildren who visit us often.
Thank you
Mrs. Helen Mason 7. /22,1,e_0-71-
848 Alder Place
Lodi, Ca. 95242
AL. 4
CITY OF I,ODI COUNCII, COMMUNICATION
Y
AGENDA TITLE: Public Hearing to consider appeal received from Tim and Emily Howard regarding
Planning Commission's decision on Use Permit #98-07, Lodi Memorial Hospital
MEETING DATE: December 16, 1998
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Staff is recommending that the City Council deny an appeal of the
Planning Commission's approval of Use Permit 98-07, permitting the
expansion of the parking lot at Lodi Memorial Hospital's West Campus,
located at 2407 West Vine Street. Denial of the appeal will permit the
expansion project to proceed as proposed.
BACKGROUND INFORMATION:
The Appeal
The City Clerk's office received a formal appeal from Tim and Emily
Howard on October 21, 1998. Mr. and Mrs. Howard reside at
852 Alder Place and are serving as the representatives of the Alder
Place residents. The formal appeal identifies concerns presented
in two letters to the Planning Commission, and in one letter from CCS Planning and Engineering (see
attached). The appellant also points to a 1990 survey map of the subject property indicating parking
spaces, among other things, at the north east corner of the property formerly owned by the hospital.
Finally, the appellant is under the belief that the project did not receive proper review under the
California Environmental Quality Act (CEQA).
The Proiect Proposal
The proposed project is an expansion of the parking facilities to serve the on-site medical offices and
dialysis unit at the existing Lodi Memorial Hospital West Campus. The medical offices operate
weekdays from 8:00 AM to 5:00 PM and Lodi Dialysis operates Monday through Saturday from 6:00 AM
to 6:00 PM. The proposed area of work is roughly .60 acres and is located at the corner of West Vine
Street and Alder Place. Upon completion of the work, there will be a net increase of 49 parking spaces
along with a new ingress/egress onto Alder Place. Access from both West Vine Street and Alder Place,
will provide adequate circulation within and through the parking lot. In addition to the new paved area,
there will be new parking lot lighting and new landscaping to screen the parking area from the homes
across Alder Place. Finally, the "hot tub" planter on the north west corner of West Vine and Alder Place
will be removed and replaced with curb, gutter, and sidewalk, and the existing driveway cut in the curb
along West Vine Street will be removed.
Planning Commission Action
The Planning Commission conducted a Public Hearing on this item on October 14, 1998, at which time
the Commission approved the Use Permit. Originally, the hearing was scheduled several weeks prior to
this date; however, two continuances were granted by the Commission to give the proponent and
neighbors an opportunity to meet and try and reach an agreement acceptable to both parties. The
hospital wants to utilize the Alder Place frontage to access their parking lot, while the residents are
adamantly opposed to any access off Alder Place. This is the central issue of concern.
APPROVED:
cc9817.doc
. Dixdn Flynn -- City Manager
12/09/98
f
•
Council Communication
Meeting Date: December 16, 1998
Page 2
During the public comments portion of the meeting, the Commission heard complaints from several
residents living on the east side of Alder Place. In addition, the Community Development Department
received numerous letters from these same residents opposing the project. Their opposition centered
on the proposed access points serving the parking lot from the Alder Place private driveway.
In reviewing the proposal, staff discussed several aspects of the parking lot design. The culmination of
our review resulted in several recommendations to the Planning Commission. Staff's recommendations
were approved by the Commission and are embodied by Resolution No. 98-17. Among the required
conditions within the Resolution are; that the project utilize a bermed landscaping strip along the edge of
the parking lot, as well as along the entire length of Alder Place to mitigate any visual impacts on the
residents, that a new drainage system for the parking lot be connected to the existing on-site drainage
system, and that one of the indicated new driveways be removed. The Resolution is included in its
entirety in this packet.
History of the Site
Lodi Memorial Hospital West Campus has been in existence at its current location since approximately
1965, though it was originally developed in the county and was known as Community Hospital.
Originally, the hospital was located at 800 South Lower Sacramento Road, on the corner of Lower
Sacramento and West Vine Street. It wasn't until about 1979 that the hospital expanded to the adjacent
site at 2415 West Vine Street. Because of the proximity to the Lodi City limits, the Lodi Planning
Commission was consulted during the Use Permit approval process, and during subsequent expansions,
City of Lodi Planning, Public Works, and the Site Plan and Architectural Review Committee continued to
review the site. In 1975, Community Hospital was annexed to the City of Lodi, and 34.7 acres of land
were pre -zoned R -CP, Residential, Commercial Professional. Today, the land bordered by Lower
Sacramento Road on the west, Cochran Road on the north, the rear of the Alder Place residential lots
on the east, and West Vine Street on the south (approximately 14 acres) remains zoned for residential,
commercial -professional uses. A breakdown of property still owned by the hospital is as follows. The
total size of the hospital property today is about 8.74 acres. The corner of Lower Sacramento and West
Vine (the original hospital site) is roughly 4.9 acres. Just to the east is a 1.3 acre property containing the
medical office complex. The remaining vacant land, including the area of the proposed parking lot
covers approximately 2.65 acres.
Access to and through the hospital property has been an ongoing concern for the hospital. There has
historically been a shortage of parking for the complex, and circulation has been problematic for many
years. To meet the City's current parking standard, the hospital would need to have another 24 on-site
spaces to serve both the offices and the hospital. Furthermore, when an emergency department was
added in 1982, the west campus became a full service treatment center, creating still other challenges.
A road or driveway was added at this time to provide the necessary access for supply trucks and other
vehicles to service the hospital. The road connected with a through street called Community Drive,
which would later become the private drive that is now Alder Place.
When the hospital's main complex on Fairmont Avenue came on line, the west campus became .
primarily an after-care recovery facility (which it still is today) along with doctor's offices. Since then, the
service road has been used only on occasion. Recently, some problems have arisen surrounding the
service driveway, particularly with trucks driving around the locked gate stirring up dust.
Cc9817.doc
Council Communication
Meeting Date: December 16, 1998
Page 3
ANALYSIS:
Appellant Concerns
The appellants have requested that the City respond to several issues raised in letters to Lodi Memorial
Hospital and to the Planning Commission, to a traffic analysis prepared on behalf of the residents by
CCS Planning and Engineering, and to their contention that this project did not conform to review
requirements under the California Environmental Quality Act (CEQA).
1) In a letter written to Lodi Memorial Hospital dated September 18, Mrs. Emily Howard outlines her
concern about some of the hospital's internal policies. She asserts that this project is inconsistent with
the hospital's stated desire to maintain community partnerships. The City of Lodi cannot respond to
issues addressed to Lodi Memorial Hospital.
2) Another letter written by Mr. and Mrs. Howard dated September 23 addressed to the Planning
Commission outlines their concerns about safety to life and property stemming from the proposed
parking lot. According to the Howard's, the following adverse consequences will result if the parking lot
is built.
a. Safety of children living on Alder Place will be compromised.
b. Security of residents will be jeopardized.
c. Garbage collection would be hindered.
d. Getting daily mail would be an unnecessary hazard.
e. Additional noise would be offensive.
f. The residents' night sky would be compromised
g. Increased storm runoff would create increased potential for flooding.
h. Increased risk of pet injury.
3) The traffic study done by CCS Planning and Engineering makes three determinations about the
project proposal; that the increased traffic on Alder would create a significant impact, that a driveway on
Alder Place is unnecessary from a circulation and capacity standpoint, and that traffic other than
residential traffic should not be placed on residential cul-de-sacs.
Staff Response to Appellant Concerns
First and foremost, staff's recommendation to the Council is that we cannot deny Lodi Memorial Hospital
the use of Alder Place, which is owned, in part, by the hospital. To do so would expose the City to the
real possibility of inverse condemnation litigation. Historical records, including a "Joint Access
Easement", a "Street Maintenance Agreement", and documents reflecting a shared financial
responsibility for maintenance costs by both the residents of Alder Place and Lodi Memorial (copies of
which are provided as attachments in this packet), provide a very accurate portrait of the ownership and
access rights questions at the crux of this matter. To deny the hospital access to their drive would be
denying them an existing legal right. In approximately 1980 when the former Doctor's Hospital sold the
land on the east side of Alder Place for homes, Community Drive had already been transformed into
Alder Place, a private drive serving the residences on the east, and the hospital on the west. Shared
ownership and access was a moot point from that time forward. In effect, the hospital already has a
drive access to their property from West Vine Street. It happens to be named Alder Place.
Cc9817.doc
Council Communication
Meeting Date: December 16, 1998
Page 4
In addition to the overriding concern about infringing on the hospital's ability to utilize Alder Place, there
is the issue of possible adverse impacts associated with installation of a new parking lot at this location.
In fact, the parking lot will not generate additional traffic as there are no additional structures or square
footage proposed. Upon completion, there will be no more cars than there were before the project. And
contrary to Mr. and Mrs. Howard's point of view, staff does not believe the project to be injurious to life
and property. The project is in full compliance with the California Environmental Quality Act (CEQA),
which means that according to the laws under which CEQA operates, no significant impacts will result.
The statute is clear when exempting this "small parking lot" project from further review under CEQA. To
imply such things as the night sky being compromised, the retrieving of mail to be hazardous, and pets'
lives being endangered, is not in keeping with like situations in other parts of the City, particularly where
zoning permits such activities.
The traffic study done by CCS Planning and Engineering concludes that the parking lot project will have
significant traffic related impacts, especially related to the ingress/egress onto Alder Place. Using the
hospital's figures, and with the help of the City's Traffic Engineer, staff has determined that a total of 320
daily trips are being generated by the office complex. These are not peak hour trips, meaning the trips
are not seen more at one particular time of day; rather, the medical offices see clients steadily
throughout the day.
According to City standards, Alder Place was constructed to handle between 500 and 4,000 daily trips.
The capacity of Alder Place far exceeds any additional load that will be placed on it as a result of the
parking lot, even if it absorbed the full 320 daily trips. In all likelihood, the number of new trips on Alder
Place will be less than 160 because the present and future distribution of parking spaces is evenly
divided in proximity to the driveway locations. A majority of patients will continue to enter the office
complex from West Vine Street, as the majority of parking spaces will still be located west of the Vine
Street driveways.
CCS also stated that the proposed parking lot cannot justify a drive on Alder Place from either a capacity
or circulation standpoint. To support this contention, they cite the fact that West Vine Street is currently
operating at a Level of Service (LOS) of A (traffic flow is unimpeded). As a minor collector, West Vine
Street has a capacity of between 4,000 and 10,000 vehicles per day, and it currently carries
approximately 3,000 vehicles per day. What CCS fails to point out is the degree to which the Vine Street
driveways may not continue to function adequately at a future build -out condition (more than 10,000
vehicles per day) on West Vine Street. Cars trying to exit onto West Vine Street from the existing
driveways may endure much longer waits than estimated as well as longer queues than two to three
vehicles.
Finally, CCS contends that Alder Place is classified as a residential street. In fact, Alder Place is
classified as a private road. This private road is currently carrying only traffic generated by the
residents, or approximately 134 daily trips as per CCS (the calculation should be 140, or 10 trips per
residence). According to CCS, the projected increase of traffic as a result of the parking lot connecting
to Alder Place would adversely affect the residents from a neighborhood and quality of life standpoint.
Traffic analyses usually do not look at subjective factors in determining adverse impacts; therefore, staff
does not agree with such findings. Furthermore, staff is comfortable placing traffic other than residential
traffic on Alder Place since it was designed to serve both the residents and the hospital, and was not
Cc9817.doc
Council Communication
Meeting Date: December 16, 1998
Page 5
envisioned as a residential cul-de-sac. Moreover, if the remaining vacant property owned by the hospital
were used for single family residences, an additional 14 homes could be built which would generate 140
daily trips on Alder Place, duplicating the current traffic load. As previously discussed, the number of
trips anticipated under a worst case scenario would be a 20 trip difference from the alternative buildout
(parking lot at 160 daily trips). Such a small number strengthens staff's contention of insignificant affect.
In response to a need for more information, Lodi Memorial Hospital has contracted with KD Anderson,
Transportation Engineers to prepare a traffic impact assessment for the proposed parking lot project.
Staff received a copy of this report late in the review process, on December 7, 1998. The general
conclusion of the traffic report is, that above and beyond any traffic generation numbers or levels of
service, the most important issue to be considered is the function of Alder Place. As a street designed
and planned to serve the mixed uses approved for the R -CP zone, it will function, as proposed, with no
significant impact. A copy of the report is included in this packet.
To reiterate, staffs position and recommendation to the City Council is that the City cannot deny the
hospital the use of its property by prohibiting the use of Alder Place, a private drive. A hospital is an
allowed use in the R -CP zone with a Use Permit. The Planning Commission has exercised its ability to
condition the request so as to minimize any possible adverse impacts on the neighborhood, and so that
the proposed project is in keeping with the general public welfare. Therefore, we recommend denying
the appeal to overturn the Planning Commission's approval of the proposed parking lot.
FUNDING: There is no request for funding.
Prepared by Eric Veerkamp, Associate Planner
Attachments
Cc9817.doc
Konradt Bartlam
Community Development Director
rac.: i , , i. a s. management
k_2)741otcleuoot
Transportation Engineers
December 1, 1998
Mr. Chris Dickey
LODI MEMORIAL HOSPITAL
975 South Fairmont
Lodi, CA 95240 (209) 339-7672
cry ssy /b/L P.02
RE: DRAFT TRAFFIC IMPACT ASSESSMENT FOR MEMORIAL WEST HOSPITAL
PARKING LOT, LODI, CA
Dear Mr. Dickey:
This letter summarizes kdANDERSON Transportation Engineers' traffic impact assessment
for the Lodi Memorial West Hospital Parking Lot project in Lodi. As requested, we have
reviewed available background materials and conducted a field review in order to describe
the project's relative impact on Alder Place, the local cul-de-sac street providing access
to the parking lot with regard to a) the capacity of the road and access to Vine Street; b)
the "quality of life" for existing residents and c) the "function" of Alder Place.
Field Review / Background Research. We visited the site to acquaint ourselves with the
project, and we reviewed available documents relating to this project. The proposed
project has been the subject of an analysis and report prepared by City staffl, as well as
a traffic study completed by CCS Engineering for neighbors who oppose the project2. Roth
documents presented information regarding current traffic conditions in the study area as
well as analysis of the relative impacts of project traffic. The analyses differed, however,
in their opinions as to the significance of project traffic on Alder Place.
7
Memorandum to the Planning Commission from Community Development
Department, October 14, 1998.
"Lodi Memorial Hospital West - Impacts of Proposed Driveway on Alder Place', CCS
Planning and Engineering, 10/14/98.
417 Oak Street • Roseville. California 95678 • (916) 786-5529 • FAX (916) 786-5531
DEC -07-1998 14: 19 209 339 7672 95%
P. 02
vc...-vi -moo vJ: vJr rdc: • i i t. les management
Mr. Chris Dickey
LODI MEMORIAL HOSPITAL
December 1, 1998
Page 2
zU9 J:39 /672 P.03
We reviewed the local street system, capacity constraints and intersection geometry in the
vicinity of Memorial Hospital West. As noted in the staff report. Alder Place is a cul-de-
sac street that is about 40 feet wide. This is the typical section for a standard local
residential street in Lodi. Based on the number of residences now occupied along Alder
Place, the CCS report suggests that the street probably carries about 134 vehicles per day.
Alder Place would connect the parking lot with West Vine Street, a minor collector street
that is about 50 feet wide. The current daily traffic volume on West Vine Street in this
area is about 3,000 vehicles per day. According to City staff, Alder Place is a private
Street, half of which is owned by the Hospital.
Memorial Hospital's West campus currently occupies the northeast corner of the
intersection of Lower Sacramento Road & West Vine Street. The Hospital has 220 parking
spaces which are primarily located in small lots that are located along the fronting streets.
Of these spaces, 51 are located directly adjacent to the medical office building. Access
to the Hospital's parking supply occurs at two driveways on West Vine Street.
Project Characteristics. As the proposed project does not involve development of
additional activity centers at the hospital, any traffic using the new parking lot would
represent existing trips that were diverted from other locations on the hospital site.
Both the City staff report and CCS study attempted to estimate the number of trips that
might be diverted to the parking lot based on the amount of activity occurring at the site.
The City staff report suggested that the parking lot would be used by patrons of the
adjoining medical office and dialysis center who were determined to generate 320 daily
trips. The CCS study suggested that these uses might generate a total of 422 daily trips.
The CCS study noted that the hours of operation of the medical offices were from 8:00 a.m
to 5:00 p.m., while the dialysis center would be open for longer hours (i.e., 6:00 a.m. to 6:00
p.m.). The CCS study suggested that peak traffic would be in the range of 16 trips during
the a.m. peak hour and 32 trips during the p.m. peak hour.
k24741
DEC -07-1999 14:19 209 339 7672 96% P.03
uec-vi-its u.s:usr race cities Management
Mr. Chris Dickey
LODI MEMORIAL HOSPITAL
December 1, 1998
Page 3
209 339 7672 P.04
Altogether these estimates appear to be reasonable and describe a very low traffic
generator whose hours of operation are relatively limited. The highest projected peak hour
traffic volume would only be equivalent to perhaps one vehicle entering or exiting the site
every two minutes. Due to the anticipated schedule of operations, site traffic will
generally occur during daylight hours with almost no traffic occurring during the evening
hours.
Impact Issues. Theoretically, the issues to be considered with regard to developing parking
Int access via Alder Place include both roadway / intersection capacity, as well as "quality
of life" for adjoining residents. The issue of the "need" for additional access has been
raised by adjoining residents. However, as a practical matter, neither set of issues appears
to be particularly significant, and the real question to be addressed is the real "function"
of Alder Place.
Capacity/Level of Service. from a capacity and Level of Service standpoint, Alder
Place and the Alder Place / Vine Street intersection clearly have the capacity to
accommodate the traffic increase that would accompany parking Int access. Even if all
of the traffic forecast to use the parking lot were to use the Alder Place driveways, the
current traffic volume of about 134 ADT (Average Daily Traffic) would only reach about
556 ADT. City of Lodi standards suggest that this road could comfortably carry 500 to
4,000 ADT. The volume of traffic occurring at the Vine Street / Alder Place intersection
today is very tow, and even with the addition of parking lot traffic LOS "A" conditions
would likely remain.
Quality of Life. Adjacent residents have complained that the introduction of parking
lot traffic onto Alder Place should not be allowed due to the perceived impact on their
"quality of life". The issue of permissible traffic volume on local streets is often faced by
local governments who must balance the need for an efficient circulation system with the
perception of increased noise, air quality impacts, etc, that accompany increased traffic.
While no formal standard exists to suggest the threshold of impact to "quality of life",
many communities have worked with volumes of 2,000 to 2,500 ADT as practical maximum
values for acceptable traffic levels on residential streets with direct driveway frontage.
Clearly, the forecast traffic volumes are well below this level.
DEC -07-1998 14:20
209 339 7672 96%
KLA
uec_-vi-�zs u.3:u4N race Iities Management
Mr. Chris Dickey
LODI MEMORIAL HOSPITAL
December I, 1998
Page 4
209 339 7672 P.05
Need for Driveways. The CCS Study suggested that adequate Hospital access would
remain if no Alder Place access was allowed and site traffic continued to use existing
driveways onto Vine Street. This conclusion was predicated on the Level of Service
provided at the existing Vine Street driveways which was projected to be very good.
While the quality of traffic conditions at the driveway access may be good, the primary
problem to be corrected by the development of Alder Place access is the circuitous nature
of circulation through the Hospital parking lots to the offices to be served by new parking
lot. The additional access is intended to make the new parking supply clearly visible to
patrons. Access via Alder Place is intended to eliminate confusion and shorten the distance
to be travelled to the new parking supply.
We understand that project proponents have asked whether another West Vine Street access
might be developed in lieu of an Alder Place driveway. An existing driveway cut which is
proposed for removal is located about 80 to 100 feet west of the Alder Place intersection.
However, this location would not be acceptable as it does not align with the parking lot
aisles.
Roadway Function. The real argument being made in this case is whether Alder
Place is in fact solely a residential street. The current zoning on both sides of Alder Place
is R -CP which permits both residential, commercial and office uses. We understand that
this was the zoning in place when Alder Place was first constructed as a cul-de-sac, was
the zoning when the adjoining residential subdivision was created and remains the zoning
today. The design of the existing subdivision is generally consistent with this range of uses,
as none of the homes have direct frontage onto Alder Place. Thus, the claim that Alder
Place is a "residential street" and worthy of a special protection from increase traffic is
not consistent with what we understand to be the planned use of the street for a range of
residential, commercial or professional office uses.
Conclusions. The forecast traffic volume increase accompanying development of a parking
lot with access to Alder Place does not appear to be significant from any standpoint
typically used in the Traffic Engineering profession. The use of Alder Place by non-
residential traffic appears to be consistent with the long term planning inherent to the use
DEC -07-1995 14:20
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P.
uec -vi-ya �s:v4r raci i cries management
Mr. Chris Dickey
LODI MEMORIAL HOSP[ TAL
December 1, 1998
Page 5
209 339 7672 P.06
of the mixed use R -CP zoning in this area. While local residents are likely to object to any
traffic volume increase occurring on Alder Place, the addition of projected traffic within
the limited hours of operation suggested herein should not result in a significant impact.
Please feel free 10 call if you have any questions or need additional information.
Sincerely,
kdANDERSON Transportation Engineers
Kenneth D. Anderson, P.E.
Principal
DEC -37-1998 14:21
c:\wp51\itr\lodiremo.itr
Al
.2)101
209 339 7672 96% P.06
WEDNESDAY
MINUTES
LODI CITY PLANNLNG COMMISSION
CARNEGIE FORUM
305 WEST PINE STREET
LODI, CALIFORNIA
October 14, 1998
The Planning Commission met and was called to order by Chairman Schmidt.
Commissioners Present: John Borelli, Tim Mattheis, Jonathan McGladdery, Craig
Rasmussen, Dorean Rice. Roger Stafford, and Chairman
Schmidt.
Commissioners Absent:
Others Present: Konradt Bartlam, Community Development Director, John Luebberke,
Deputy City Attorney, Eric Veerkamp, Associate Planner, Mark
Meissner , Associate Planner, and Lisa Wagner, Secretary.
The minutes of September 23, 1998 were approved as mailed.
PUBLIC HEARINGS
Request of Lodi Memorial Hospital for approval of a Use Permit allowing the
expansion of the Hospital's West Campus parking lot to accommodate an additional 49
cars. (Continued from September 23, 1998). This matter was presented by Associate
Planner Veerkamp. He noted that this item had been continued twice due to the request
of the Alder Street residents so they could have the opportunity to discuss the project
with Lodi Memorial Hospital staff . Both parties met, but no agreement was reached.
The proposed area of work is 300 feet long by 80 feet wide and will be located at the
extreme east edge of the property. Currently, there are 33 parking spots serving the
medical offices, 4 of which are handicapped spaces. Upon completion of the project
there would be a net increase of 49 parking spaces for a total of 86 parking spaces. In
addition to the to the new paved area, there will be new parking lot lighting and new
landscaping. The "hot tub" planter will be removed and replaced with curb gutter &
sidewalk. Staff was satisfied with the proposed parking lot. It will accommodate the
parking shortage created over the years. The most controversial issue was that the
residents of Alder Place did not want any access onto their street. -On the other hand,
the hospital wants to use their property to its full potential. Associate Planner
Veerkamp stated that a total of 320 daily trips are being generated by the office
complex. Staff told the applicant that they would require the removal of the
southernmost of the two new driveways being proposed for Alder Place. Staff felt the
north driveway to be located on Alder Place was sufficient to meet the needs for both
access and circulation.
Commissioner McGladdery asked if the hospital owns the property west of Alder Place
and where visitors to the hospital and complex currently park. Associate Planner
vtinI0-14.doc 1
7:00 P.M.
ROLL CALL
MINUTES
September 23, 1998
Expansion of Lodi
Memorial Hospital
Parking Lot to
accommodate an
additional 49 cars.
Veerkamp responded that the hospital did own the property and that visitors now park
on site, but the hospital does not meet the parking standards today.
Commissioner Mattheis questioned if the street is private. Community Development
Director Bartlam stated that the street was privately owned. The hospital and developer
put the street in and maintenance has been 50/50 between the hospital and residents of
Alder Place.
Commissioner Rasmussen asked if the southern driveway was removed, would there
still be 49 parking spaces . He also questioned why the access closest to Vine Street
was being deleted. Community Development Director responded that the north
driveway was sufficient and the southern driveway was redundant.
Commissioner Rice questioned the hours of operation. Associate Planner Veerkamp
stated that it was basically a day use facility; therefore. traffic would not be heavy in the
evening.
Commissioner Borelli asked what the consequences would be if both driveways were
removed on Alder Place. Community Development Director Bartlam stated that the
only other option would be to utilize the driveways on Vine Street.
Hearing opened to the Public
Terry Piazza, Baumbach & Piazza. 323 W. Elm Street. Mr. Piazza was present co
represent the hospital. He gave a brief history on how Alder Place came into existence.
He shared that the hospital built the 60 foot road with the intention of building doctor's
offices in the future. Alder Place was designed to handle a large volume of traffic. The
land the hospital owns is zoned commercial and the hospital must use the road as a
necessity for their growth. He did not agree with Item B on the resolution regarding
removal of the southern -most driveway on Alder Place. He further stated that to create
a driveway on Vine Street would create more traffic problems. He felt that the hospital
owns the property and has the right to develop the property.
Joe Harrington, 2017 Cochran Road - Employee of Lodi Memorial Hospital. Since the
hospital acquired the property. services has grown and traffic in the parking lot has
increased. He wanted to find a resolution to the problem so that Alder Place residents
are satisfied. Over the coming years, the remaining property will be developed. He
stated that most of the traffic comes to the hospital during the hours of 8:00 a.m. to
6:00 p.m. Monday thru Friday.
Tim Howard, 852 Alder Place. Mr. Howard thanked the Commission for granting the
previous continuance. He stated that the hospital has been a good neighbor. He
wanted to limit access onto Alder Place since it is a private road. He hired a traffic
consultant to research the traffic numbers that Alder Place may encounter should the
driveway be allowed on Alder Place. He was concerned that a Negative Declaration
was not prepared for this project. He felt that the project should not be exempt from
having a Negative Declaration prepared.
Gary Hansen, CCS Planning and Engineering Inc., 530 Bercut Drive, Suite B.
Sacramento, CA. Mr. Hansen stated that the driveway on Alder Place is not needed
Min10-14.doc
from a capacity nor circulation standpoint. He felt that an eastern driveway on Vine
Street would be adequate. He stated that currently there is an average of 120 daily trips
on Alder Place, with the proposed driveways on Alder Place the daily trips would
double. He felt that traffic from office and retail uses should not be directed to a
residential street.
Tom Patterson, 868 Alder Place. Mr. Patterson reminded the Commission that the
Alder residents do own half of the road. He notices delivery truck traffic all day at the
hospital and has also observed kids "grinding" at the "hot tub" planter located on the
corner of Vine Street and Alder Place. He was also concerned that they will not be able
to obtain order on their street due to it being a private street.
Emily Howard, 852 Alder Place. Mrs. Howard pointed out that the hospital had no
access to their property via Lower Sacramento Road. She was concerned that people
visiting or working for the hospital will park along Alder Place. She wanted to keep
Alder Place quite and felt that keeping the driveways off Alder Place would provide
better security for the hospital. She suggested that the Alder Place residents would
maintain the street 100% if no driveways were to be installed on Alder Place..
Valerie Pattersen, 868 Alder Place. She was also concerned that added traffic would
impact Alder Place. She also had a concerned about the caliber of the clients that visit
the hospital
Hearing Closed to Public
Commissioner Stafford asked staff if parking would be allowed on the west side of
Alder Place. Community Development Director Bartlam stated that it was a possibility
because there would not be any law enforcement on the private street.
Commissioner Mattheis questioned if a wreck was to take place on the street, would the
City of Lodi Police Department respond. Deputy City Attorney Luebberke stated that
the vehicle code can not be enforced on private streets; however, any crimes, such as
burglary and theft, would be investigated. He then questioned why a Negative
Declaration had not been done for the project. Community Development Director
Bartlam responded that since the project was a small parking lot addition to an existing
use, it was exempt.
The Planning Commission on motion of Commissioner Rasmussen, Mattheis second,
approved the Use Permit allowing the expansion of the Hospital's West Campus
parking lot to accommodate an additional 49 cars subject to the conditions set forth in
the Resolution by the following vote:
AYES: Commissioners: Borelli, Mattheis, McGladdery, Rasmussen, Rice.
and Chairman Schmidt
NOES: Commissioners: Stafford
ABSENT: Commissioners
ABSTAIN:
Min I0-14.doc 3
Vote on Use Permit
allowing expansion
of parking lot for
Lodi Memorial
Hospital's West
Campus.
MEMORANDUM, City of Lodi, Community Development Department
To: Planning Commission
From: Community Development Department
Date: October 14, 1998
Subject: Request of Lodi Memorial Hospital for approval of a Use Permit allowing
the expansion of the Hospital's West Campus parking lot to accommodate
an additional 49 cars.
SUMMARY
The proposed project is an expansion of the parking facilities at the existing Lodi
Memorial Hospital West Campus, which is zoned R -CP, Residential, Commercial -
Professional. The parking will serve the on-site medical offices and dialysis facility. The
medical offices operate weekdays from 8:00 AM to 5:00 PM and Lodi Dialysis operates
Monday through Saturday from 6:00 AM to 6:00 PM. There are 30 employees who work
in the medical office building in addition to 20 exam rooms and 12 dialysis stations. The
maximum number of people in the building at any given time is 82.
The proposed area of work is roughly 330 feet long by 80 -feet -wide and is located on the
east side of the hospital complex between the existing medical offices and Alder Place, a
private street serving single family residences to the east. Access is to be provided by two
new driveways entering from Alder Place. There are 33 regular parking spaces in the
current parking lot, four (4) of which are handicapped spaces, with related curbing,
lighting, and landscaping.
Upon completion of the work, there will be a net increase of 49 parking spaces along with
improved circulation throughout the entire parking lot. In addition to the new paved area,
there will be new parking lot lighting and new landscaping to screen the parking area
from the homes across Alder Place. Finally, the "hot tub" planter on the north west
corner of West Vine and Alder Place will be removed and replaced with curb, gutter, and
sidewalk, and the existing driveway cut in the curb along West Vine Street will be
removed. If necessary, the hospital is prepared to provide security patrols in the parking
area after hours.
BACKGROUND
Lodi Memorial Hospital West Campus has been in existence since approximately 1965
when it first received a Use Permit from San Joaquin County Planning. Because of the
proximity to the Lodi City limits, the Lodi Planning Commission was consulted about
this proposed use and did issue a letter of standard conditions which was filed with the
County's approval.
U-98-07
1
In 1969, the hospital applied for another Use Permit; this time for a 20 bed expansion
project. Again, the City of Lodi was consulted about the project and issued a letter of
standard conditions, kept with the County's approval. This expansion project was also
reviewed by the Lodi Site Plan and Architectural Review Committee.
Access to and through the hospital property has been an ongoing concern for the hospital
as it continued to expand. There has historically been a shortage of parking for the
complex and circulation has been problematic for many years. Furthermore, when an
emergency department was added in 1982, the west campus became a full service
treatment center, creating additional parking and circulation pressures. A road or
driveway was added at this time to provide the necessary access for supply trucks and
other vehicles to service the hospital. At the time, the road connected with a through
street called Community Drive, which would later become the cul-de-sac that is now
Alder Place.
When the hospital's main complex on Fairmont Avenue came on line, the west campus
became, and still is, primarily an after-care recovery facility along with doctor's offices.
Since then, the service road has been used only on occasion. Recently, some problems
have arisen surrounding the service driveway, particularly with trucks driving around the
locked gate stirring up dust. A further discussion of this and other issues follows in the
sections below.
On September 9, the Planning Commission conducted a public hearing on this item. A
continuance of the item was granted at the request of Alder Place residents to give them
an opportunity to discuss the project with the hospital. An informal meeting was then
held on September 18 at Lodi Memorial's main complex with staff in attendance. The
major issue discussed was the new driveway(s) onto Alder Place. Lodi Memorial wants
to utilize this frontage to access their new parking lot, while residents do not want to see
any hospital traffic on Alder Place whatsoever. Both parties expressed their points of
view on this subject, but were unable to reach any mutual agreement. At the Planning
Commission meeting of September 23, the item was granted another continuance to allow
further discussion between the two parties; however, no additional meeting between Lodi
Memorial and the Alder Place residents has taken place.
SITE ISSUES
In general, staff is satisfied with the basic proposal. Completion of the new parking lot
should rectify the long-standing parking shortage at the hospital and it will eliminate the
dead-end parking row situation by providing ingress and egress at both ends of the
parking lot. The landscaping and lighting improvements will satisfy staffs requirements
for such features.
However, several issues warranted further discussion with the applicant. With respect to
landscaping or otherwise screening the parking lot, staff is recommending a three (3) foot
tall barrier along the eastern edge of the property to mitigate any visual impacts on the
residents. In addition, denser landscaping should be installed to prevent any large gaps or
openings, for example, in-between trees. Furthermore, we are recommending the
landscaping strip be extended the entire length of Alder Place to provide a continuous
U-98.07
2
buffer for the residences from the remaining unimproved (dirt) portion of the parcel. A
matching barrier in this location should be required at the time of development.
Regarding the existing service driveway at the back of the hospital along the north
property line, staff originally recommended either improving the road or removing it.
This driveway connects the back of the hospital with Alder Place. Currently, the road is
only used on occasion; however, problems have arisen in the recent past with trucks
bypassing a locked gate by driving across the dirt creating dust in the process. The road
also lacks basic improvements such as curbing and gutters and is in a general state of
disrepair. Since the road is used very infrequently, we discussed removing it altogether,
but the hospital has stated they want to maintain the possibility of reopening it in the
future. As an alternate solution, the hospital is proposing to screen the driveway from
Alder Place by completely closing it off at the street. This will be done by extending the
berming/landscaping across the driveway, providing a physical barrier which will hide it
from view and keep vehicles out.
TRAFFIC ISSUES
By far the most controversial issue has been the proposed access onto Alder Place.
Residents of Alder Place simply do not want any traffic other than residential traffic on
this street (a number of letters to this effect are included in this packet). Representatives
of the hospital met with the residents to try and work through this issue, but there remains
some disagreement. Residents are opposed to the use of Alder Place for hospital traffic
and have suggested that allowing such additional traffic will overburden the street and
create an unsafe situation.
While not an in-depth traffic study, staff has attempted to estimate the amount of new
traffic on Alder Place as a result of the parking lot project. Using the hospital's figures
and with the help of the City's Traffic Engineer, a total of 320 daily trips are being
generated by the office complex, the equivalent of 32 single family residences. These are
not peak hour trips as the medical offices see clients steadily throughout the day.
According to City standards, Alder Place was constructed to handle between 500 and
4,000 daily trips. Therefore, the capacity of Alder Place far exceeds any additional load
that will be placed on it as a result of the parking lot, even if it absorbed the full 320 daily
trips. Ultimately, the number of new trips on Alder Place will be less than 320 as clients
will continue to enter from the existing drive on West Vine Street. It should be noted that
no new building square footage is being proposed, only additional parking.
Secondly, staff has told the applicant that we would require the removal of the southern-
most of the two new driveways being proposed for Alder Place. Staff feels, that given the
design and location of the new parking lot, the north drive as shown on Alder Place is
adequate to meet the needs for both access and circulation.
Staff's position remains unchanged regarding a driveway on Alder Place. Without access
from both West Vine Street and Alder Place, circulation within and through the parking
lot will not be adequate. If the Alder Place driveways are eliminated, the options are to
either add no additional driveways, instead maintaining the two driveways currently in
U-98-07
3
use from West Vine Street, or to add a third driveway from West Vine at the location of
the existing curb cut.
RECOMMENDATION
Staff recommends that the Planning Commission approve the request of Lodi Memorial
Hospital for approval of a Use Permit allowing the expansion of the hospital's West
Campus parking lot to accommodate an additional 49 cars, subject to the conditions on
the attached Resolution.
Respectfully Submitted,
Reviewed & Concur, -
Eric W. VeerkKonradt Bartlam
Associate Planner
KB/EV/1w
Attachments
U-98.07
4
Community Development Director
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: October 14, 1998
APPLICATION NO: Use Permit 98-07
REQUEST: Approval of a Use Permit allowing the expansion of
the parking lot for Lodi Memorial Hospital to yield
49 new parking spaces.
LOCATION: 2407 West Vine Street
APPLICANT: Baumbach and Piazza
323 West Elm Street
Lodi, CA 95240
PROPERTY OWNER: Lodi Memorial Hospital
975 South Fairmont Avenue
Lodi, CA 95240
Site Characteristics:
General Plan Designation:
Zoning Designation:
Property Size:
0, Office
RCP, Residential, Commercial -Professional
2.72 acres
Adjacent Zoning and Land Use:
North: RCP, Residential Commercial Professional: Property to the north of
the subject property is vacant, graded land.
South: PD 25: This is the Sunwest single-family subdivision.
East: RCP, Residential Commercial Professional: Properties to the east of
the subject site are single family homes along Alder Place.
West: RCP, Residential Commercial Professional: To the east of the subject
site is the existing hospital, related buildings, and parking areas.
U-98-07r.doc 1
Neighborhood Characteristics:
The hospital complex sits near the western edge of the City limits at the corner of West
Vine Street and South Lower Sacramento Road. While the hospital is a visible feature in
this area due to its size and the fact that it is on a prominent corner, neighboring
properties on the north, east, and south contain single family homes. To the west of the
site of the hospital complex, across Lower Sacramento Road, is the Temple Baptist
Church and related uses and agricultural land.
ENVIRONMENTAL ASSESSMENTS:
A Notice of Exemption was prepared for this project. No significant impacts are
anticipated and no mitigation measures have been required.
PUBLIC HEARING NOTICE:
Legal Notice for the Use Permit was published on August 29, 1998 and
September 12, 1998. On August 28, 1998 a total of 63 notices were sent to all property
owners of record within a 300 -foot -radius of the subject property.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the request for a Use Permit
allowing an expansion of the Lodi Memorial Hospital parking lot for 49 new spaces,
subject to the conditions as set forth in the attached Resolution.
ALTERNATIVE PLANNING COMMISSION ACTIONS:
• Approve the Use Permit with alternate conditions
• Deny the Use Permit
• Continue the Request
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Site Plan
4. Aerial Plan
U-98-07r.doc 2
Cochran Ruad
MIMS
cD
Lodi Mem. Hospital W. Campu
ParkingLot Expansion
2407 est Vine Street
U-98.07 9/9/98
RESOLUTION NO. P.C. 98-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI
APPROVING THE USE PERMIT REQUEST OF LODI MEMORIAL HOSPITAL
FOR AN EXPANSION PROJECT TO ADD A 49 SPACE PARKING LOT TO
THE WEST CAMPUS
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a
duly noticed public hearing, as required by law, on the requested Use Permit, in
accordance with the Lodi Municipal Code, Section 17.72.070.
WHEREAS, the project proponent is Lodi Memorial Hospital, 975 South
Fairmont Avenue, Lodi, CA 95240.
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
WHEREAS, the property is zoned RCP, Residential, Commercial -Professional.
WHEREAS, the property is located at 2407 West Vine Street.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED by the
Planning Commission of the City of Lodi as follows.
1. A Notice of Exemption has been prepared in compliance with the California
Environmental Quality Act of 1970, as amended, and the Guidelines provided
thereunder. Further, the Commission has reviewed and considered the information
contained in said Notice of Exemption with respect to the project identified in this
Resolution.
The Planning Commission finds that approval of the Use Permit will not be adverse
to sound planning practice.
3. It is found that the proposed Use Permit is consistent with all applicable general and
specific plans
4. It is hereby found that the site is physically suitable for the proposed type of
development.
Use Permit Application No. U-98-07 is hereby approved, subject to the following
conditions:
a) The 20 foot landscape strip adjacent to the new parking lot shall contain
either an earthem berm or solid wall, or combination of both, to provide a
minimum three (3) foot tall barrier. In addition landscaping shall be
extended the full length of Alder Place, including across the service
driveway. For this additional length, a full 20 feet is preferable, but a
minimum of 10 feet is required.
Res98l7.doc 1
b) The southern -most of the proposed two driveways on Alder Place shall be
removed and replaced with landscaping. The north driveway at the
indicated location shall remain.
c) Detailed landscaping and sprinkler plans showing precise numbers and
types of trees and shrubs shall be submitted and approved prior to the start
of construction.
d) The trash enclosure shall be reoriented so that it faces south towards West
Vine Street, as opposed to east.
e) Payment of Development Impact Mitigation Fees is required prior to the
start of construction of the parking lot expansion.
f) Abandon existing easterly driveway on West Vine Street and replace with
curb, gutter and sidewalk conforming to Standard Plan 135. This work
requires an encroachment permit from the Public Works Department.
Install an on-site drainage system for the parking lot expansion and
connect to the existing on-site drainage system.
g)
h) The new driveway on Alder Place should be a commercial driveway
conforming to Standard Plan 114.
Dated: October 14, 1998
I hereby certify that Resolution No. 98-17 was passed and adopted by the Planning
Commission of the City of Lodi at a regular meeting held on October 14, 1998, by the
following vote:
AYES: Commissioners: Borelli, McGladdery, Mattheis, Rasmussen, Rice,
and Chairman Schmidt
NOES: Commissioners: Stafford
ABSENT: Commissioners:
ABSTAIN: Commissioners: 40
p1
ATTEST:
Secretary, Planning Commission
Res9817.doc 2
South Lower Sacramento Road
II1111111111I1I V
\_IIIIIIII IIIII
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J
Lodi Memorial Hosp-
ital, West Campus
West Vine
Street
J
-11111111111IIII
111111111111 P
T1
MOB
Dialysis
1
MOB
Limits of
,„./Complex
Trash
.Enclosure
JEf" ll4lt1-411 i"iilii!
Existing
driveway to
be removed
Alder Place
11.
Lodi Mem. Hospital
Parkins Expansion
2407 W Vine Street
U-98-07
9/9/98
r
Lodi Mem. Hospital W. Campus
ParkingLot Expansion
240. Vine Street
U-98-07 9/9/98
J
RECORDIN<. REQUESTED BY AND 9 I I 1 8 3 7 5
1�% WHEN RF.CORDP.D SF.Nn BT
rammed
c/o Btmor Necker, N. D. c( CZC-6 LH 8:00
205 S. Crescent Ave. E_:i1CF
Lodi, G, 95240 /� L t""'/ P•4111 -‘>CENTRAL VALLEY 1,f .t,. COMr••;.1Y
CTC 520141 ACRED(ENT FOR RECIPROCAL EAS DENTS
CVT 63663
13
This Agreement ("Agreement") dates as of September 23, 1991, „1
is made by LODI MEMORIAL HOSPITAL ASSOCIATION, INC., A California Non- ' 1
Profit Public Benefit Corporation ("HOSPITAL"), FARMNt:D, A California
Limited Partnership ("FARMNED") and MURIEL F. ROGET, Trustee of the
Rainbow Trust ("ROGET").
PRELIMINARY STATP?tENT
A. HOSPITAL is the owner of the fee estate in Parcel A es
shown on the attached Map (hereinafter called the "Hap"). Included in
Parcel A is reel property (hereinafter Parcel 1) a full and correct
legal description of which is attached hereto and is shown by diagram on
the Hop.
B. PARMNP.D is the owner of the fee estate in Parcel B as
shown on the Map. Included in Parcel 6 is real property (hereinafter
Parcel 2) a full and correct legal description of which is attached
hereto and is shown by diagram on the Map.
C. ROGET is the owner of the fee estate in parcels C and D
and shown on the Map. Included in Parcels C and 0 is real property
(hereinafter Parcel 3) a full and correct legal description of which is
attached hereto and is shown by diagram on the Map.
D. As shown on the Nap, Parcels 1, 2 and 3 are parallel and
coterminous .:ith one another. Tho susements to be granted and
reserved in the strips are identified on the Hap as Parcels 1, 2 and 3
and hereinafter are collectively referred to as the "Joint Access
Easement".
0
Order: TOF: DA SJ 1991-118375 Page: 1 of 13 JEFF H
91118375
E. The parties intend and the City of Lodi requires
that the owners of Parcel A, Parcel D and Parcels C and D have
joint and reciprocal rights and easements In the Joint Access
Easement for purposes of access to and from Lheir properties and
that the owners be jointly responsible for the maintenance of the
Joint Access Easement. The parties are recording this Agreement
for purposes of establishing such joint and reciprocal easements
over the Joint Access Easement and setting forth the duties of the
v. uses vi 7a4..471 A. r.LLea „ e,... ..:.c...+ .. ...w ..:spud iu
thn maintenance of the Joint Access Easement.
NOW THEREFORE, the parties agree as follows:
1. Reciprocal Gtent_ind_Re smation_ot_FSSthtaln_Js1nt
Access RnaQ Easement. Each party to this Agreement hereby grants
to each other party to this Agreement, their successors and
• assigns, as an appurtenance to the con.l....ous property of the
other parties, the portion of the Joint Access Easement burdening
the Parcel of the granting party. The Joint Access Easement shall
be for purposes of surface access to and from driveways, sidewalks
and other areas of public access now or hereafter located on
Parcels A, 8, C or D connecting from any of said Parcels :o the
Joint Access Easement. The easement shall be subject to the
existing permanent easements to construct, maintain, repair and
operate lines for public utilities, both publicly and privately
owned, in, over and across the Joint Access Easement,
2. ,lnint Obiigatinn_LarAWrk. The owners of Parcels 1,
2 and 3, (the 'Owners-) shall share in the costs of maintaining,
/ repairing, replacing or reconstructing (such activities being
2
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Order: TOF.: DA SJ 1991-198375 Page: 2 of 13 JEFF H
f'
91118375
collectively called 'Work') all improvements within the
boundaries of the Joint Access Easement to the extent that the
need for the Work arises from ordinary wear and tear or causes
attributable to the fault or neglect, regardless of degree, of all
of the Ovnera or their employees, agents, contractors or
invitees. Parcel 1's share of the coat of the Work arising under
this Paragraph 2 shell be one-half (1/2) thereof. The remaining
one-half (1/2) cost of the Work shall be the joint and several
liability of the Owners of parcels 2 and 3.
3. Aever21_DbligAtiOn tOr.JfP.E. If any Work with
respect to any of the improvements within the boundaries of the
Joint Access Easement arises because of the fault or neglect of
one but not the other Owner or the fault or neglect of one of the
Owner's employees, agents, contractors or invitees, then the cost
Of the Work shall be borne entirely by such Owner.
4. PerfnrrEnre of Work.
(a) If the need for Work arises pursuant to
Paragraph 2, then the Owners shall consult with one another as to
the time and manner in which it shall be performed. Except in
cases of an emergency, as described in Paragraph 4(d), if the cost
of the Work ie likely to exceed live Hundred Dollars ($500). any
of the Owner's can require that three (3) competitive bids be
obtained. If competitive bids are received, the work shall be
performed by the lowest responsible bidder. In the event of an
emergency, the Owner present et the time it occurs nay contract
for such Work as is necessary to abate the emergency without
requirement of competitive bids.
3
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Order: TOF: DA SJ 1991-118375 Page: 3 of 13 JEFF H
91118375
(b) If the need for Work arises pursuant to
Paragraph 3 and the negligent Owner hes not commenced the Work
within thirty (30) days of the occurrence causing the need
therefor (or within such shorter period as is consistent with an
emergency) the non -negligent Owners may contract for the Work but
the negligent Owner shall bear the cost thereof.
(c) All contracts for Work shall be in writing
ens 'Hall oe entorceanle by .i,U .y.114a1. .11 :.•thc Cwn=r= ;^_r
negligent Owner).
(d) For purposes of this Paragraph 4. an
emergency arises when an event or occurrence, wnetner et 4.1,' Lig,.
thereof or at some later time, renders the Joint Access Easement,
in wholes or in part, impassable or unusable, or creates a
condition whicl, imperils or endangers any of the Parcels.
5. p.,••ment for Work. The Owner or Owners obligated for
A where of the cost of any Work, whether or not signatory to the
contract therefor, shall advance its share of such costs in
accordance with the terms of such contract. Neither Owner shall
be obligated to advance the other Owner's share of the costs
except that, if such advance become' necessary to extinguish a
lien against an advancing Owner's Parcel, it may advance all sums
necessary to extinguish sueh lien against an advancing Owner's
Parcel, it may advance all sums necessary to extinguish such lien
and obtain immediate reimbursement from the non -advancing owner.
6. Cost' of Haintenance as Personal Obligation. The
costa arising in connection with any Work shall be the personal
obligations of the Owners owning the Parcels at tha time the
4
25X1❑
Order: TOF: DA SJ 1991-118375 Page: 4 of 13 JEFF H
W18375
con':ract for the Work was executed and shall remain the personal
obligation of such Owners notwithstanding any sale or transfer of
: Lot. A successor Owner shall not be responsible for the costs
of Work orisinq under a contract executed before it took title to
s Parcel unless, by a writing, it expressly assumes the obligation
therefor. Each Owner warrents to the other that no Work hes been
contracted for which remains unpaid as of April 15. 1991.
j. :.bwiu.wc.., ;uaLm it:ica --_.. r-InAemnitor')
agrees to indemnify, defend end hold th, other Owner
('Indemnitee') harmless against liabilities, liens, claims.
demands, damages end coats llncivainq teaew,iai,:e .Liar.--,-
arising out of the Indemnitor'i., or its employees', agents',
contractors' or invitees' willful or negligent acts or omissions
in connection with the use of the Joint Access Easement and the
Indmmnitor'e unexcused failure to pay its share of costs incurred
in connection with any Work,
B. Arbitration o(_pjSPlited
(a) If a dispute shall arise between the Owners
with respect to any term, covenant or condition contained in this
Agreement, then such dispute shall be submitted to binding
arbitration to be conducted by s single neutral ero!trator Ln
accordance with the rules of commercial arbitration of the
American Arbitration Association. Such arbitration shall be
commenced and conducted pursuant to the provisions of Section 1.280
et eeo. of the California Code of Civil Procedure. Fees end
expenses of the arbitration shell be borne by the disputing Owners
in accordance with Section 1284.2 of the Code of Civil Procedure
5
Order: TOF: DA SJ 1991-118375 Page: 5 of 13 JEFF H
1
1
l
91113375
and the attorneys' fees and witness fees Co the prevailing party
or parties, as determined by the arbitrator shall be borne by the
non -prevailing party or parties.
(b)No Owner shall be entitled to compel erbi:ration
or bring ■ny suit or action with respect: to its obligations to
share in the costs of Work, the appropriateness of the costs
incurred or to be incurred or the apportionment of the costs among
the Owners unless it shall have notified the Owners approving such
work, in writing, of its intent to do so within five (5) working
days after it discovers that the contre.:t is to be let and,
thereafter, commences the arbitration proceeding within thirty
(30) deya after rendering notice to the Owners who approved the
conn act.
9. Severability. If any term. provision, covenant or
condition of this Agreement is held to be invalid or otherwise
unenforceable. the rest of this Declaration shall remain in full
force and effect and shall in no way be affected, impaired or
invalidated.
10 Nertasoe Protection. Nothing contained in this
Agreement shall impair or defeat the lien of any mortgage or deed
of trust made in good faith and for value, but title to any
property subject to this Agreement, obtained through foreclosure
Bale in eatiafection of any such mortgage or deed in lints thereof,
shall thereafter be held and transferred subject to all nt the
restriction and provision hereof.
11 lin Waiver. The provisions of this Agreement are
declared to conatitute mutual equitable servitudes tor the
6
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Order: TOF: DA SJ 1991-118375 Page: 6 of 13 JEFF H
91118375
protection and benefit of each of Parcels A, 0, C and D. Failure
to enforce any measure or provision upon violation thereof shell
not preclude any enforcement thereafter or be deemed a waiver of
the right to do so.
12. Amendment. This Agreement may be emended by a
recorded writing duly executed and acknowledged by the Owners.
13 8indina Effect. Ench grantee of a conveyance in
fee, purchaser of an equitable estate or interest under a contract
or agreement or sale and iusseu owniuy a inaauiwiu ..LaLe G. ..i.y
duration by accepting a deed, a contract of Salo or an agreement
of purchase, lease or rental agreement accepts tho same, subject
to all of the covenants, restrictions, easements and agreements
set forth in this Avreement and agrees to be bound by the same.
14. giohts of EnflL,ICEeellt Either Owner, so long as it
is en Owner, shall have the right to enforce all provisions of
this Agreement. Failure by an Owner to enforce any provision
hereof shall in no event be deemed o uoiver of the right to do du
thereafter. Enforcement shall be by binding arbitration ae
provided in Paragraph 8 except that if the court, after petition,
shall refuse to compel ar!fttation, then enforcement may be had by
e proceeding at law or in equity.
n 15. 7.aaa1 Falai if any action at law or in equity is
initiated to enforce any of the provisions hereof, including,
without limitation, en action to compel arbitration or to confirm
an award in arbitration, the prevailing party shall be entitled to
recover reasonable attorneys' fees in addition to the coats of
such proceeding. The prevailing party shall mean the party so
7
25XI0
Order: TOF: DA SJ 1991-118375 Page: 7 of 13 JEFF H
1
J
91118375
designated by the court pursuant to Section 1717(b) of the California
Civil Code or any successor party thereto.
IN WITNESS WHEREOF, each Owner has executed this Agreement of
Reciprocal Easements as of September 23, 1991.
63839
1.000I MEMORIAL HOSPITAL ASSOCIATION, INC.
A California Hon -Profit Public Benefit
Corporation
Q
By.-LlC�S.�
Title 4,ddli'/.,,�
FARMED, A California Limited Pa er hip
By
By
By
By
Mclter E. Howen, General Partner
Elmer Necker, General Partner
Gordon 8. Roget, General Partner
Wil ci G. ler, General Partner
1`tGv
MIRIEL F. ROGBT, Trustee of The Rainbow
Trust
01 42:t ir:Huriel F/�Rogetl Ll, LlfGi
0
r (.
i
Order: TOF: DA SJ 1991-118375 Page: 8 of 13 JEFF H
0
91118375
STATE Or CALS?ORN1A 1
COUNTY OF SAN JOAOUINJ
On October 23. 1991 , before me, the undersigned, • Notary Public In end for
said County and State, personally appeared isle R. Nattier , personally known to
me or proved to O. on the basis of satiat•etory evid.nre to be the Pr.itd.nt of
Lodi N.morlal Neepttal Aaeoeiatlon Inc., a California non-profit Public Benefit
corporation, the corporation that executed the within instrument on behalf of
the corporation therein named, and ack-lovl.dged to me that much corporation
executed the wlthln instrument p : to its by -lave ora re•olutlon of it.
board of directors..
Jove.) J.nik. NOTARY PU LICA
rc,,,,, onlcutst,ui �101tn.LJENIKEI
a,ary.�
STATE OF CALIFORNIA 1
e«
COUNTY or BAN JOAQUIN)
/l on November ::S. 1091 , before no, the und.relgn.d, • Notary Public In 1
and for said County and Stat.. p•reonaily appeared Muriel F. Royct. as
Trustee of the Rolnhow Trust , personally
known to me or proved to no on the baste of satisfactory meldenee to be the
P (RI whose na•..111) 1S •uh•crlb•d to the eights, Instrument and
1 •eknowl.dgsd that she •secut.d the •.m..
J, _ . t1 l,IA1.StA1
S —r JOYCE L. JENIKE
Notary r hilt Jafsf 1,. Jenike n w+..c..>..-
N Gv......I.rm w«.a 1. 1•�
1�
0
S I ATE ,IF CAI 11 11* N1 A
San Jon uln `t
COUNT.: nr . 4 .....
Ike an
...26th J,I 01 _November_.. . me ,sat _19 91.
Nhue nu, 1Ae «nin•untJ. • N«un ruH. • .AJ L., aa.J C«saq •nJ
Sl.ir, relr•..u. etJ E1..r Hooke1,11,O____ _ -
Nillerd FesslcrH. U. and }falter f,_
Hoven, H, _.,.. ,..
. rtor,..YI I,.,.h w rat
1,0 M«•N 10. •a Int 1•..« .•1 •••1•41.1. e.Je«rel w be
talree A,J the pees..,' .11«r r••mvM,• Mal ....vuJ the
v N.N ...tt«menl, .a1 •A«n.it4•tJ 10 me ,h., .«.h pen•enf*
e•e, u0.1 the lame
ton..
Joy L, Jenike
%.me IIIrcJ,•, 1.11 J,
h.0•, robin.. .ni 10, ..d 1 ...n,, .n4 lblt
)..Inn •t
1+ t '«Y: Jn110E L JENIKE
FOR NOTARY IAL OR STAUP
25XI❑
Order: TOF: DA SJ 1991-118375 Page: 9 of 13 JEFF H
COCNPAN A021
This Porte/nal mauled. I I
IM 1•// I I
aiixatrsa I 1
( 4$MUM1t! talit 1
!tatlt'S'
tM1.1!
Palm 2
1 •
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IM J.11
I
L
V / N t
srAEEr
25x1[I
Order: TOF: DA SJ 9999-938375 Page: 10 of 93 JEFF H
i
91118375
BAUMBACH & PIAZZA, ffue.
323 weal Elm Sheat
Lodt. C•Ilfornla 91240
Phone (20E355.6615
APRIL 12. 1991
JU8 NU. 4V100
LEGAL DESCRIPTION
PARCEL '1' (HOSPITAL)
A portion of the Northeast 0uarter of Section 10, Township 3
North, Range 6 East, Mount Diablo Base and Meridian, more
particularly described as follows;
COMMENCING •t the center of Section 10, Township 3 North, Range
6 East, and run along the South line of said Northeast Quarter,
South 89' 12' 30" East. 695.83 feet to the intersection of the
ranter line of Vine Street and abandoned Community Drive as
abandoned by Order Vacating Community Drive, recorded January J.
1983, Instrument No. 83000208, San Joaquin County Records;
thence along the center line of said Community Drive, North,
32.00 feet to the True Paint of Beginning; thence North B9' 12'
30" West, 47.78 feet to a point on a curve from which the radius
1,01.:t Orth t'• 57' th.. teat, 70.00 test) thence
i,ortheasterly along said curve, havinn a radius of 20,00 feet. •
central angle of 90. 47' 30" and an arc length of 31.69 feet;
thence North 297,34 feet; thence along • curve to the right
having a radius of 327.50 feet, a central angle of 15' 07' 37"
and an arc length of 139,27 feet; thence North 15' 07' 37" East,
14.28 fest' thence along a curve to the left having a radius of
32.00 trot, a central angle of 23. 15' 15", and an arc length of
21.10 feet to • point of reverse curvature; thence along • curve
to the right having a radius of 48.00 test, a central angle of
129' 11' 49" and an arc length of 108.24 feet, to a point an the
center line of abandoned Community Drive; thence along said
[enter line South 15' 07' 37" West, 111.20 feet; thence along •
curve to the left having a radius of 500.00 feat, a central
.angle of 15. 07' 37" and an arc length of 132.01 feet! thence
South, 318.00 feet to the Point of Beginning.
I
Order: TOF: DA SJ 1991-118375 Page: 11 of 13 JEFF H
C
l
91118375
110— 6EiWE0 ®rC^itgnwGc�Pc-5
111 BAUMBACH & PIAZZA. 1Nc.
LEGAL DESCRIPTION
PARCEL "2" (FARMNEO)
321 Walt Etm 51Ha1
Loel. Cataernla 41240
Phone (2001304.441;
A portion of the Northeast Quarter of Section 10, to.,nahip 3
North, Range 6 East, Mount Diablo Base and Meridian, more
p•rticu:ariy described as follows:
COMMENCING at the center of Section 10, Township 3 Ncrth, Range
6 East, and run along the South line of said Northeast Ouarter,
South 09. 12' 30" East, 695.05 feet to the Intersection of the
center line of Vino Street and abandoned Community Drive as
abandoned by Order Vacating Community Drive, recorded Januar•, 3,
SYN.), lnacrument NO. a�vvv�ve San Joaquin ,.ounty wecorasi
thence along the center line of said Community Drive, North
350.00 testi thence along a curve to the right having a radius
of 500.00 feet, a central angle of 12' 54' 49" and an arc length
of 112.69 fest to the True Point of Beginning; thence continue
•long said curve to the richt, having • radius of 500.00 feet. •
central angle of 2' 12' 48" and •n arc length of 19.32 feet!
thence North 15' 07' 37" East, 111.20 feet to • point on a .:urea
from which the radius point bears South 15' 07' 37" West, 40.00
feeti thence to the right along said curve having • central
angle of 129' 11' 48" anJ an .rc length of 108.24 fest to a
point of reverse curvature! thence along • curve to the left
having a radius of 52.00 feet. • central angle of 23' 15' 15"
end an arc length of 21.11 feet to a point on the West line of
Parcel "8" as shown on that certain Parcel Map filed far record
December 16, 1977 in Book 5 of Parcel Maps at page 91, San
Joaquin County Records! said line also being the East line of
abandoned Community Drivel thence run along said West line South
15' 07' 37" West, 14.28 feet! thence along a curve to the left
having a radius of 472.50 feet, • central angle of 1' 29' 46"
and an arc length of 12.34 feet to the Southwest corner of said
Parcel "8"( thence North 89' 12' 30" West, 28.17 feet to the
Point of Beginning.
f`
Order: TOF: DA SJ 1991-118375 Page: 12 of 13 JEFF H
IStIM (� ^ �jf�1 91 118375
• CDn tJ U ®UUgLt LIUQ® U -v m Sires!
ledl Calllorin 952.10
BAUMBAC:H & PIAZZA. INC. 32) Weal Pbent(20111266.6616
LEGAL DESCRIPTION
PARCEL "3" (MURIEL ROOST/
A portion of the Nartheast Quarter of Section 10, Township 3
North, Range 6 East, Mount Diablo Base and Meridian, according
to the Official Plat thereof, more particularly described as
lot tOw%l
That portion of the East Half of abandoned Community Drive as
abandoned by Order Vacating Community Drive, recorded January 1,
1993, Instrument No. 83000208. San Joaouin r.n....ty a 1..+r;
between the Westerly estension of the North line of Parcel C as
shown upon that certain Parcel Map recorded December 16, 1977 In
Book 3 of Parcel Maps at page 91, Sar Joaquin County Records,
and the westerly eattnsion of the South line of Parcel D as
shown upon that certain Parcel Map filed for record December 16,
1977 in Pnnl. 1 of Parte! r._:❑ at ;,a„a , .._., Juauuin County
Records.
C
Order: TOF: DA SJ 1991-118375 Page: 13 of 13 JEFF H
-14
92038076
RECORDING REQUESTED BY, AND
WHEN RECORDED RETURN TO:
Chicago Title Insurance Company
801 S. Ham Lane #A
Lodi, CA 95241
DECLARATION OF
STREET MAINTENANCE AGREEMENT
SAN JOAOU N COUNTY
Y
R'S OFFiCc
,,,Aire
92 APR —3 AH 8: OO
li:,E-tr&REQUEST T
r
This Declaration of Street Maintenance Agreement (hereinafter referred to as "Agreement")
is made on the date set forth below by Vinewest Development, a General Partnership (hereinafter
collectively referred to as "Declarant")
This Agreement is made with reference to the following facts:
A. Description of Real Prooertv. Declarant is the owner of that certain
real property located in the City of Lodi, San Joaquin County, California, which is more particularly
described in Exhibit "A" attached hereto and incorporated herein.
B. Purpose of Agreement. The purpose of this Agreement is to establish
the basic rights, agreements and responsibilities of the parties hereto, their successors and assigns
and all parties having or acquiring any right, title or interest in or to the real property described
above (hereinafter referred to as "Owner" or "Owners"), with regard to the maintenance of the
private street easement ("Street") and portions thereof, as said Street is described in Exhibit "B"
hereto.
NOW, THEREFORE, Declarant hereby declares that the real property described above
shall be held, conveyed, mortgaged, encumbered, leased, rented, used, occupied, sold and improved,
subject to the following agreements, declarations, (imitations, covenants, conditions, restrictions,
street maintenance requirements, easements, and assessments, all of which are for the purpose of
enhancing and protecting the value and attractiveness of the real property described above, and
every part thereof, in accordance with the plan for improvement of said property. All of the
agreements, declarations, limitations, covenants, conditions, restrictions, maintenance obligations,
easements and assessments, shall constitute covenants which shall run with the land and shall be
binding upon Declarant and its successors and assigns, and all parties having or acquiring any right,
title or interest in or to the real property described above.
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NOW, THEREFORE, the undersigned agree as follows:
1. Covenant. This Agreement is entered into by all of the parties signatory
hereto in connection with their rights with regard to said street and shall be deemed to be a
covenant running with the land binding each party hereto, their heirs, devisees, successors, assigns
and grantees, who shall be Owners of any of the property above described to comply with each term
thereof. This Agreement provides a general plan for the maintenance, care, upkeep and
replacement of that certain Street described above, and shall be for the benefit of each parcel of
property above described and shall be an obligation of each Owner thereof, and is entered into to
provide for reasonable maintenance and repair of the Street which provides access to all of the
parties signatory hereto and their respective parcels of real property.
2. Maintenance and Renairs. Maintenance and repair to be undertaken and
performed under this Agreement include only such as shall be required to maintain and repair the
said Street as it exists at the time this Agreement is recorded in the Office of the San Joaquin
County Recorder, and shall exclude any improvement above the condition as it exists at the'time
of recordation of this Agreement, provided that nothing herein contained shall prevent the parties
by unanimous agreement as to the respective parcels to cause improvement over and above the
maintenance and repair herein provided to take place. It is specifically understood that all owners
of the real property described hereinabove shall be, as of the commencement of this Agreement,
responsible for the maintenance and repair of the Street.
In the event that any Owner desires that maintenance and repairs be
performed on the above -referenced street and cannot obtain the concurrence of a majority of
Owners within six months after written request for such concurrence, said Owner shall have the
right to apply for such relief as may be available under the provisions of California Civil Code
Section 845 (or amendments thereof) as if this Section entitled "Maintenance and Repairs" were
not in effect, except that the allocation of payment for such maintenance and repairs shall be as
provided in the Section entitled "Maintenance Costs".
3. Additional Repairs. Each party agrees not to undertake any additional
repairs or maintenance not specified in this Agreement without first obtaining the express written
consent of all other parties.
4. Easement for Maintenance. For the sole purpose of effecting compliance
with this Agreement, and subject to the limitations contained within this Agreement, the Owners
or their authorized agents and employees shall have an easement in and across that portion of the
Street on each Lot or parcel subject to this Agreement.
5. Entry for Repairs. The Owners, collectively, and for the sole purpose of
complying with this Agreement, may authorize their agents and employees to enter upon any Lot
or parcel when necessary in connection with any maintenance or repairs for which the Owners are
responsible, to effect emergency repairs or to effect necessary repairs which may be required by this
Agreement. Such entry shall be made with as little inconvenience to the Owner as practicable and
any damage caused thereby shall be repaired by the Owners at their expense. Except in case of an
emergency, 24 hour advance notice of work shall be given to the Owner or occupant of any Lot or
parcel subject to this Agreement.
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6. Maintenance Costs. Each property owner agrees to bear and pay a
percentage of the cost of maintenance and repair, as shall be equal to the total number of parcels
having the benefit of use of any portion or all of the Street, as shall be determined by dividing the
number of parcels owned by the said owner by the total number of parcels using said Street or
portion thereof.
7. Damage. Each owner agrees that if they cause or allow said Street to be used
in any manner which results in unusual wear or damage to the surface of said Street, they shall bear
the costs and expenses of restoring said surface at their sole and sperate cost and expense.
8. Custodian of Funds. For the purposes of collecting and maintaining money
for the maintenance and repair of said Street, the Owners, by majority vote of parcels, shall
designate a custodian thereof.
9. Voting Rights. For any matters which require a vote pursuant to this
Agreement, the following voting rights shall apply:
The owner or owners of each parcel of real property subject to this
Agreement shall be entitled to one (1) vote, and any one (1) or more of the joint tenant or
tenant-in-common owners of said property may cast the vote provided that, in the event of a dispute
among owners of one parcel the majority shall be entitled to vote and, if no clear majority can be
obtained, the parties shall lose their right to vote. In the event any party redivides, gives, sells,
transfers, conveys or assigns any real property or portion thereof described in this Agreement so
as to create an additional parcel or lot, separate and distinct of the parcels or lots as they exist as
of the date of this Agreement, then a separate vote shall come into existence for that separate
parcel or lot. For the purposes of this Agreement, the party who has fee title to said parcel or lot
shall be entitled to vote, provided that if said party sells under contract of sale then they, by the said
contract, may convey to the purchaser thereon the right to vote in this said Agreement.
10. Owners' Liability. The Owners do not agree to share any liability arising
from personal injury or property damage other than that attributable to the repairs or maintenance
undertaken pursuant to this Agreement.
11. Insurance. Each Owner shall be responsible for maintaining his or her own
insurance, if any, applicable to the Street.
12. Personal Iniury and Property Damage Liability. Each Owner agrees to bear
liability in the same percentage as they share the costs of repair, as specified above, for any
personal injury or property damage to (a) any worker employed to make repairs or do maintenance
under this Agreement, or (b) any third person, which results from or arises out of maintenance or
repairs under this Agreement.
13. Annual Meeting: Assessments. The Owners agree that they shall meet in a
majority of at least once annually to decide on the maintenance and repairs to be made to the said
Street, and to make and assess each property Owner under the method above provided for the
maintenance and repair of said Street.
14. Disputes. In the event any dispute concerning the terms of this Agreement
arises, it is agreed that each side shall appoint an arbitrator within fifteen (15) days of demand of
any person, and within ten (10) days thereafter the arbitrators shall meet, and if they can agree,
shall determine the solution, and such shall be binding upon all parties. In the event the arbitrators
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cannot reach an agreement by virtue of the fact that they are of equal number, then they shall
appoint an odd numbered arbitrator and the decision of the majority shall be made within thirty
(30) days of the initial demand, and such shall be binding upon all parties.
15. Term. This Agreement shall be effective for the period commencing with the
date of recordation hereof, and shall continue in full force and effect for a period of thirty years
and, unless revoked or modified by the majority vote of the parties, as prescribed below, shall
automatically be renewed for a ten year period from each termination date.
16. Headines. The headings used in this Agreement are for convenience only
and are not to be used to interpret the meaning of any of the provisions of this Agreement.
17. This Agreement is intended to constitute mutual equitable covenants and
servitudes for the protection and benefit of the property subject to this Declaration which shall be
binding upon the heirs, devisees, successors and assignees of the parties hereto.
Dated:
IN WITNESS WHEREOF,Declarant has executed this Declaration.
Ltfi , 1992.
VINEWEST DEVELOPMENT, a
California Partnership
LO , ELL B. FLE ER, Partner
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STATE OF CALIFORNIA
) SS.
COUNTY OF SAN JOAQUIN
920380:76
On MAKi 26 , 1992 , before me, the undersigrtgiatioAarinand for said
County and State, personally appeared J. Jr:rr-xr:Y KIRST & , person y own to me (or
proved to me on the basis of satisfactory evidence) to be the person who executed the within
instrument as the partnerS of the partnership that executed the within instrument, and
acknowledged to me that such partnership executed the same.
WITNESS my hand and official seal.
OFFICIAL SEAL
SANDY DEUTSCHER
NOTARY PUSLI .CALWFORNIA
SAN JOAQUIN COUNTY
MY COMMISION EXPIRES MAY 15,1994
NOTARY PU C
SANDY DEUISCHER
NAME (typed or printed)
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EXHIBIT "A"
All that certain real property situated in the City of Lodi, County of San Joaquin, State of
California, more particularly described as follows:
Lots 10 through 14, inclusive, as shown on that certain map entitled "Tract 2531, Alder Place" filed
in the Office of the San Joaquin County Recorder on February 25, 1992, in Book 31, at Page 32.
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EXHIBIT "B"
All that certain real property situated in the City of Lodi, County of San Joaquin, State of
California, more particularly described as follows:
That portion of Lots 10 through 14, described as Easement C as shown on that certain map entitled
"Tract 2531, Alder Place". Filed in the office of the San Joaquin County Recorded on February 25,
1992, in Book 31, at Page 32.
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VINEWEST DA_J V ELOPMENT
A GENERAL, PARTNERSHIP
18826 N. Lower Sacramento Rd. Suite G Mailing Address: P.O. Box 1259
Woodbridge, CA 95258
PHONE 209-334-0670
FAX 209-334-1210
July 19, 1996
Mr. Bart Butler
Chief Financial Officer
Lodi Memorial Hospital
P.O. $ox 3004
Lodi, C.A. 95241
Re: Slurry Seal applicatson to Alder Pace
Dear Mr. Butler:
-1
J
•
Woodbridge, CA 95258
64011/4:,&,'
•
As per our conversation yesterday, based on your approval, l have authorized and paid California
Pavement Maintenance Co. Inc. to slurry seal the Hospttss3'ione_ha.lf-of Alder Place court winch
is on the easterly boundary of Lodi Memorial West's property in conjunction with sealing the
half of the steel belonging to Alder Place subdivision. Bat mbach & Piazza Inc. estimated the
entire asphalt area to be approximately 25,000 square feet. California pavemrt charged S.12 /
square foot.
1 was able to get this company to "tag on" to the City of Lodi's slurry seal prog.*ar. This meant
almost 1/2 off of the normal cost co contract with a pavement sealing cornpar.y since ail of their
cquipmmt was already in the area. This particular method (slurry sealing) is he best method of
street sealing and asphalt maintenance since it adds "fines" (or fine gains of sand and gravel)
back into the surface, as well as filling all the cracks that have developed.
I also was able to get the street cleaned with a. vacuum broom machine for the cost of 343.50 in
cottage bakery coffee cakes instead of the estimated rental cost of 5400.00. I personally spent
over one and one half hours removing weeds that wren: on the Hospital's propcy between the
pavetnent and the curb so that a complete seal could be made and reduce future weeds.
As you know the Hospital shares responsibility of the streets maintenance with the owners of the
various lots on the east side of the street. Since the suit pavement is over twenty years old it is
in dire need of maintenance or in a very few years there would be a major expense in completely
rebuilding the street to mainr+,n its serviceability.
1 have enclosed a copy of an invoice from California ?averment Maintenance in the amount of
S3,000.00. 1 ask for nothing for my time, but to be reimbursed for 1:2 of the above invoice and
1i2 of the cartage bakery cost of S43.50.
This amount would total S1,521.75 to be made eavable to Vinewest Deve!onrncrt.
git
Finally, I would like to make you aware that last summer I bad a landscaper plant Shrubs in the
large round planter located at the intersection of Vine Stec: and Alder Place. I contacted your
maintenance supervisor ."Tait" and let him know that I had done the planting and that I world
stub an irrigation pipe to your property behind the sidewalk if he would connect it to the Lawn
sprinkler system along Vine Street He said he would, but trust have forgotten as the plants are
aow dead or arc dying.
It would enhance your proper, and the arca to have that planter maintained and I would spin
pay for re -landscaping if your tnaintenano people would complete the irrigation line as well as
take are of weeding as needed. This is a small planter, about ten foot in diamez~r. Please let zne
know if you have interest in improving it.
Sincerely
cc: Joe Harrington •