HomeMy WebLinkAboutAgenda Report - August 6, 2014 G-02 PHAGENDA ITEM G 40 20
CITY OF LODI
,. COUNCIL COMMUNICATION
TM
AGENDA TITLE: Conduct a Public Hearing to Consider Adopting a Resolution Approving
the Planning Commission's Recommendation to Authorize 227 Medium -
Density Residential and 330 High -Density Residential Growth
Management Allocations for Reynolds Ranch Subdivision
MEETING DATE: August 6, 2014
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Conduct a public hearing to consider adopting a resolution
approving the Planning Commission's recommendation to
authorize 227 Medium -Density residential and 330 High -
Density residential Growth Management Allocations for Reynolds Ranch Subdivision.
BACKGROUND INFORMATION: The Reynolds Ranch project annexed in to the City of Lodi in
2006 as a mixed-use development. The City certified an
environmental impact report, approved a new General Plan
and Zoning designation (PD -39) and entered into a Development Agreement (later terminated). PD -
39 paved the way for retail and commercial uses, a public park, fire station, a self -storage facility,
and the Blue Shield office complex, a major component of the development. Subsequently, portions
of the project site developed, including Costco public warehouse, Home Depot, and three smaller
pads are currently under construction. The developer is now proceeding with the next phases of the
plan, including the Phase 3A commercial project approved in February 2014 and now the residential
component.
Subsequently, the City of Lodi adopted the Lodi General Plan in April 2010. This land use
document utilizes the same land use designations as the previous annexation documents. The
Lodi Zoning/Development Code was adopted in March 2013. On February 20, 2014, Skinner
Ranch Holdings, LP submitted an application for the Reynolds Ranch Subdivision project, which
includes a Vesting Tentative Subdivision Map and review of the development standards for the
Planned Development Unit.
As part of the City's Growth Management program and subdivision map approval process, the
Planning Commission reviews the requests that have been submitted to the City. Following a
public hearing, the Commission makes a recommendation for City Council consideration.
On June 25, 2014, the Planning Commission held a public hearing regarding the 2014
Residential Growth Management Development Allocation. At this hearing the Planning
Commission reviewed a request by Skinner Ranch Holdings, LP for (i) Growth Management
Allocation for 227 Medium -Density Residential Lots and 330 High -Density Units; (ii) a Vested
Subdivision Map for the Proposed Reynolds Ranch Subdivision, a 78 -acre, 557 unit subdivision;
and (iii) adopted Development Standards for the subdivision known as Van Ruiten Ranch
Subdivision located within Planned Development 39 Zoning District.
APPROVED: �!
Step en chwabauer, iK Manager
The Commission received a staff report, heard the staff presentation; asked questions of staff
as well as the applicant, opened the hearing to the public for testimony in support and in
opposition to the application, closed the public hearing and voted 7-0 to recommend the City
Council approve the applicant's request for 227 Medium -Density Residential, and 330 High -
Density growth management allocation units
ANALYSIS
The proposed Vesting Tentative Map would subdivide the project parcel into 227 Medium -Density
residential single-family lots, 1 high density lot (14.3 acres net) for future development, 1 — 10.2 acre
detention basin, 1 — 2.19 acre park site, and associated public roadways.
The subject site consists of a vacant 78 -acre parcel located at the extension of Lebaron Boulevard,
west of Reynolds Ranch Parkway. The parcel represents 78 acres of the 220 acre "Reynolds Ranch
Project" annexed into the City in 2006. Surrounding land uses include agricultural land to the north,
south and west and urban uses to the east. The topography of the site is relatively flat and
vineyards make up the entire site.
The allocation system gives priority through point assignments to projects that reduce impacts
on services, infrastructure, and resources. The ordinance sets an annual growth limit of two
percent of the City's population, compounded annually. Once the number of allocable units is
figured, the City requires that the allocation units be distributed among housing types as follows;
65 percent low density, 10 percent medium density and 25 percent high density. The following
calculation explains the current City population of 63,651 as of January 1, 2014 and 453 units
available for 2014:
1. Calculate two percent of the City's current population: 63,651 x 2% = 1,273.02
2. Divide 1,273 by the average number of persons per household 1,273/2.812 = 452.70
3. Divide the 452.70 (453 du) units into the 3 housing types:
65% low density = 294 units
10% medium density = 46 units
25% high density = 113 units
In 2013, the City Council expired allocations accumulated since 2008. In the five-year period
since 2008, 2,235 allocations were added to the reserve. The Council eliminated 800 Low
Density and 1,435 High Density allocations. This Council action created a new balance of 4,674
as detailed below in Table A.
Table A: Growth Management Allocation History
Density
Base
Available, Allocations L
Total Available for 2012
2%Allocations for
= 20,1.3. ,.
Total Available for
Low 0.1-Z
2,995
291
3,286
Medium 7.1-20
557
45
602
High 20.1-30
1,122
112
1,234
TOTAL
4,674
448
5,122
Table B identifies the available Allocations in 2013, Allocations provided to projects in 2013 and
those available for 2014.
Table B: Growth Management Allocation for 2014
- -
- - - - - Available Allocations -
Total
Available for
_ 2013 _-
Total Allocated in 2%Allocations
2013 (Rose Gate) for 2014 for
Total Available
2014
Low 0.1-7
3,286
- 232 (3,054) 294
3,348
Medium 7.1-20
602
-0 602 46
648
High 20.1-30
1,234
-0 1,234 113
1,347
TOTAL
5,122
4P890 453
5,343
As indicated above in the background discussion, the present project is being reviewed for growth
management allocations for 2014. The applicant has submitted an application for 227 medium
density growth management allocation units (7.1-20 units/acre) and 330 high density growth
management allocation units (20 - 35 units/acre). Table C identifies the 2014 Total Allocations, the
requested Allocations for the project, and the remaining overall Allocations.
Table C: Growth Management Allocation for Van Ruiten Ranch
Although a design for the high density parcel will be determined in the future, staff has requested
that the applicant include the growth allocation for the high density project now. The 330 units are
23 units per acre on the 14.3 acre site and this is at the lower density range to be consistent with the
General Plan. By allocating the high density units, the City is reducing obstacles for development of
potentially affordable units in compliance with the Housing Element. Staff recommends approval of
the growth allocations requested.
The Growth Management Ordinance includes a priority location area and a point system to
assist the City with prioritizing issuance of growth management allocations. The priority location
area designates lands available for development and provides development categories of one,
two or three, with Priority Area 1 being the first priority area for development. The priority areas
are based on availability of city services (e.g., water, wastewater, storm drains, streets, police,
fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes
in -fill projects are considered Priority Area 1 projects. The point system was established to rate
projects based on various project merits in order to determine if one project should be approved
before another, particularly if there are more allocation requests than there are available
allocations. However, because the City hasn't had growth management allocation requests
since 2006, surplus allocations have been accumulated.
-Available Allocations
Density
Total
Allocation for
Allocation for
Remaining
Total
Available
Van Ruiten
Reynolds
Allocations for
Remaining
for 2014
Ranch
Ranch
2014
for 2014
Low 0.1-7
3,348
145
0
145 — 294 (149)
3,203
Medium (7.1-
648
55
227
282-46 (-236)
366
20
High 20.1-30
1,347
88
330
418 — 113 (-305)
929
TOTAL
5,343
288
557
1 -392
4A98
Although a design for the high density parcel will be determined in the future, staff has requested
that the applicant include the growth allocation for the high density project now. The 330 units are
23 units per acre on the 14.3 acre site and this is at the lower density range to be consistent with the
General Plan. By allocating the high density units, the City is reducing obstacles for development of
potentially affordable units in compliance with the Housing Element. Staff recommends approval of
the growth allocations requested.
The Growth Management Ordinance includes a priority location area and a point system to
assist the City with prioritizing issuance of growth management allocations. The priority location
area designates lands available for development and provides development categories of one,
two or three, with Priority Area 1 being the first priority area for development. The priority areas
are based on availability of city services (e.g., water, wastewater, storm drains, streets, police,
fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes
in -fill projects are considered Priority Area 1 projects. The point system was established to rate
projects based on various project merits in order to determine if one project should be approved
before another, particularly if there are more allocation requests than there are available
allocations. However, because the City hasn't had growth management allocation requests
since 2006, surplus allocations have been accumulated.
The proposed vesting tentative map is consistent with the current General Plan (2010). The
proposed exclusively residential development aligns with the residential land use designations
and densities assigned to the site in the current General Plan. The site for the proposed
subdivision is suitable for the density and type of development proposed in that it is a flat piece
of land. The project design of the subdivision and type of improvements proposed would not
conflict with easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision in that there are no existing public access easements
on the site. The Planning Commission reviewed the project in its entirety and recommended the
City Council grant the applicant 227 Medium -Density Residential and 330 High -Density
Residential Growth Management Allocations.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Stephen Schwaba
Community Development Director
CH
Attachment:
1. Aerial /Vicinity Map
2. Tentative Subdivision Map
3. Planning Commission Staff Report
4. Planning Commission Resolution
5. Planning Commission minutes of June 25, 2014
6. Draft Resolution
1
II SITE PLAN
TRACT N0.3805 VICINITY MAP
VESTING TENTATIVE SUBDIVISION MAP
RiYNOLDSRANCH
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A PORTION OF SECTION 24, TOWNSHIP 3 NORTH,
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CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA
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OWNER/SUBDIVIDER: SKINNER RANCH HOLDINGS, LP
1420 S. MILLS AVENUE, STE. M
LODI, CA 95240
(209) 333-3400
DALE GILLESPIE
APPLICANT: SKINNER RANCH HOLDINGS, LP
1420 S. MILLS AVENUE, STE. M
LODI, CA 95240
(209) 333-3400
ENGINEER: MCR ENGINEERING, INC.
1242 DUPONT COURT
MANTECA, CA 95336
N0. OF LOTS: 227
LAND USE: EXISTING: AGRICULTURAL
PROPOSED: SINGLE FAMILY RESIDENTIAL
ZONING: PD -PLANNED DEVELOPMENT
TOTAL AREA: 78.08 ACRES
TOTAL DEVELOPED AREA: 72.78 ACRES
UTILITIES: WATER: CITY OF LODI
CITY OF LODI
TELEPHONE: AT&T
GAS: PACIFIC GAS & ELECTRIC COMPANY
ELECTRIC: LODI ELECTRIC
CABLE TV: COMCAST
STORM DRAINAGE: CITY OF LODI
IRRIGATION: WOODBRIDGE IRRIGATION DISTRICT
APN: 058-650-04
THE PROPERTY HAS A GENTLE SLOPE WITH ELEVATIONS RANGING FROM 45'-48'.
STREET NAMES ARE SUBJECT TO APPROVAL BY CITY OF LODI.
EXISTING BOUNDARY BASED ON RECORD INFORMATION.
PUBLIC UTILITY EASEMENTS SHALL BE DEDICATED ALONG ALL STREET FRONTAGES.
THIS PROPERTY IS NOT SUBJECT TO INUNDATION.
THIS PROJECT MAY BE DEVELOPED IN PHASES PER DEVELOPERS OPTION.
PORTION OF THIS PROPERTY IS IN FLOOD ZONES X 0.2% ANNUAL CHANCE OF
FLOOD HAZARD & OUTSIDE THE 0.2% ANNUAL CHANCE PER FEMA ISSUED FLOOD
INSURANCE RATE MAPS (COMMUNITY ID: 06077CO307F)
1 GENERAL NOTES, KEY MAP, AND LEGEND
2 TOPOGRAPHIC SURVEY
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PLANNING COMMISSION
Staff Report
MEETING DATE: June 25, 2014
APPLICATION NO: Subdivision Application: 2014-07S
Growth Management Allocation: 2014-07 GM
REQUEST: Request for Planning Commission approval of:
a) Growth Management Allocation for 227 Medium -Density Residential Lots
and 330 High -Density units; and
b) A Vested Subdivision Map for the Reynolds Ranch Subdivision, a 78
acre, 557 unit subdivision; and
c) Adopt Development Standards for the subdivision known as Reynolds
Ranch Subdivision located within Planned Development 39 Zoning
District.
(Applicant: Skinner Ranch Holdings LP; File: 2014-07 S / GM; CEQA
Status: Section 15153 — Previous EIR)
LOCATION: South of Harney Lane and west of Reynolds Ranch Parkway
APN: 058-650-04
Lodi, CA 95240
APPLICANT: Skinner Ranch Holdings, LP
Mr. Dale Gillespie
1420 S. Mills Avenue, Suite M.
Lodi, CA 95240
PROPERTY OWNER: Skinner Ranch Holdings, LP
Mr. Dale Gillespie
1420 S. Mills Avenue, Suite M.
Lodi, CA 95240
RECOMMENDATION
Staff recommends that the Planning Commission approve the Vesting Tentative Subdivision Map
and Planned Development Guidelines for the Reynolds Ranch Subdivision and recommend to the
City Council approval of the request for 227 Medium -Density and 330 High -Density growth
management allocations subject to conditions in the attached resolution.
PROJECT/AREA DESCRIPTION
General Plan Designation: Medium Density Residential, High Density Residential, Open Space
and Industrial
Zoning Designation: Planned Development 39 (PD -39)
Property Size: 78.08 acres — 3,401,164 sq. ft.
The adjacent zoning and land use characteristics:
1
SUMMARY
The proposed vesting subdivision map seeks to create 227 single family lots and a 14.3 acre - 330
unit High -Density parcel. The project includes a 10.2 acre regional detention basin and 2.19 acre
park site. The proposed uses are consistent with the General Plan and Zoning designations. The
project takes access off LeBaron Boulevard from Reynolds Ranch Parkway and Stockton Street to
the north.
BACKGROUND
The Reynolds Ranch project annexed in to the City of Lodi in 2006 as a mixed-use development.
The City certified an environmental impact, approved a new General Plan and Zoning designation
(PD -39) and entered into a Development Agreement (later terminated). PD -39 paved the way for
retail and commercial uses, a public park, fire station, a self -storage facility, and the Blue Shield
office complex, a major component of the development. Subsequently, portions of the project site
developed, including COSTCO public warehouse, Home Depot, and three smaller pads are currently
under construction. A master sign program was approved in the year 2011 that will guide the design
of all new signs for the center and the individual businesses. The developer is now proceeding with
the next phases of the plan, including the Phase 3A commercial project approved in February 2014
and now the residential component.
On February 20, 2014, Skinner Ranch Holdings submitted an application for the Reynolds Ranch
Subdivision project, which includes a Vesting Tentative Subdivision Map, review of the development
standards for the Planned Development Unit and growth allocations.
ANALYSIS
Existing Conditions: The subject site consists of a vacant 78 -acre parcel located at the extension of
Lebaron Boulevard, west of Reynolds Ranch Parkway. The parcel represents 78 acres of the 220
acre "Reynolds Ranch Project' annexed into the City in 2006. Surrounding land uses include
agricultural land to the north, south and west and urban uses to the east. The topography of the site
is relatively flat and vineyards make up the entire site.
Vesting Subdivision Map: The proposed Vesting Tentative Map would subdivide the project parcel
into 227 Medium -Density residential single-family lots, 1 high density lot (14.3 acres net) for future
development, 1 — 10.2 acre detention basin, 1 — 2.19 acre park site, and associated public
roadways.
The typical Medium -Density residential lot is 50 X 90 and 4,500 sq. ft. The High -Density parcel is
14.3 acres in size and anticipates 330 residential units. The development is separated into 3 distinct
phasing areas identified within the Planned Development Guidelines. The layout and design of the
high density parcel will take place in the future. The project developer is still working on a product
for the high density site.
ADJACENT ZONING DESIGNATIONS AND LAND USES
GENERAL PLAN
ZONING CLASSIFICATION
EXISTING LAND
USE
North
Low Density Residential,
Planned Development 39 (PD-
Agricultural
Medium Density Residential,
39)
crops
Industrial
South
San Joaquin County
San Joaquin County
Agricultural use
East
Commercial, Business Park
Planned Development 39 (PD-
Commercial / Blue
39)
Shield
Low Density Residential,
West
Medium Density Residential,
San Joaquin County
Agricultural use
Industrial
SUMMARY
The proposed vesting subdivision map seeks to create 227 single family lots and a 14.3 acre - 330
unit High -Density parcel. The project includes a 10.2 acre regional detention basin and 2.19 acre
park site. The proposed uses are consistent with the General Plan and Zoning designations. The
project takes access off LeBaron Boulevard from Reynolds Ranch Parkway and Stockton Street to
the north.
BACKGROUND
The Reynolds Ranch project annexed in to the City of Lodi in 2006 as a mixed-use development.
The City certified an environmental impact, approved a new General Plan and Zoning designation
(PD -39) and entered into a Development Agreement (later terminated). PD -39 paved the way for
retail and commercial uses, a public park, fire station, a self -storage facility, and the Blue Shield
office complex, a major component of the development. Subsequently, portions of the project site
developed, including COSTCO public warehouse, Home Depot, and three smaller pads are currently
under construction. A master sign program was approved in the year 2011 that will guide the design
of all new signs for the center and the individual businesses. The developer is now proceeding with
the next phases of the plan, including the Phase 3A commercial project approved in February 2014
and now the residential component.
On February 20, 2014, Skinner Ranch Holdings submitted an application for the Reynolds Ranch
Subdivision project, which includes a Vesting Tentative Subdivision Map, review of the development
standards for the Planned Development Unit and growth allocations.
ANALYSIS
Existing Conditions: The subject site consists of a vacant 78 -acre parcel located at the extension of
Lebaron Boulevard, west of Reynolds Ranch Parkway. The parcel represents 78 acres of the 220
acre "Reynolds Ranch Project' annexed into the City in 2006. Surrounding land uses include
agricultural land to the north, south and west and urban uses to the east. The topography of the site
is relatively flat and vineyards make up the entire site.
Vesting Subdivision Map: The proposed Vesting Tentative Map would subdivide the project parcel
into 227 Medium -Density residential single-family lots, 1 high density lot (14.3 acres net) for future
development, 1 — 10.2 acre detention basin, 1 — 2.19 acre park site, and associated public
roadways.
The typical Medium -Density residential lot is 50 X 90 and 4,500 sq. ft. The High -Density parcel is
14.3 acres in size and anticipates 330 residential units. The development is separated into 3 distinct
phasing areas identified within the Planned Development Guidelines. The layout and design of the
high density parcel will take place in the future. The project developer is still working on a product
for the high density site.
In accordance with Lodi Municipal Code Section, 17.52.070, the Commission may approve a
tentative map only when it first finds that the proposed subdivision, together with the provisions for
its design and improvement, is consistent with the general plan, and any applicable specific plan,
and that none of the findings for denial can be made. The findings shall apply to each proposed
parcel as well as the entire subdivision, including any parcel identified as a designated remainder in
compliance with Map Act Section 66424.6. The findings are included as part of the resolution and
staff recommends approval of the subdivision map.
In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid for
24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval shall
expire and become void unless, the applicant petitions the Planning Commission for an extension
and the Commission grants an extension in accordance with Lodi Municipal Code Section 17.52.130
(13)(1). Phased Final Maps shall extend the expiration of the tentative map by 36 months or the date
of the previously filed Final Map.
Access and Circulation: The project is accessed by the extension of LeBaron Boulevard and
Stockton Street with additional access points to the north consistent with land use diagrams in the
General Plan. The overall circulation pattern anticipates development to the north and streets have
detached sidewalks to create a tree canopy consistent with historical Lodi residential areas.
Fences and Buffers: The City places a high value on quality design and materials in the construction
of fencing and buffers for developments. Fencing is an integral design feature in residential
developments and defines property ownership and boundaries. The City expects quality materials
that will last and maintain an appealing aesthetic within neighborhoods. Condition of approval 27
has been added to the resolution that sets the City's expectation, so developers of this subdivision
know this is an important feature the City wants maintained.
The project includes a southern trail feature that helps define the urban limits of the City and the
agricultural uses to the south. The trail buffer will include a chain link fence along the southern
property line and include a meandering asphalt trail with landscaping, benches and fitness stations.
The trail system is an important feature for the Reynolds Ranch development. It ties to the
commercial portion of the project, including Blue Shield to the residential development to the west
and ultimately to the north. A cross section is included in the PD Guidelines on page 8. Staff has
required condition 28 that will require trail fitness stations as part of the project.
The drainage basin and park along the western edge provide a buffer between the railroad tracks
and the residential development. The General Plan, CD -P22, identifies that alternative designs
should be used to reduce soundwalls, including setbacks and landscaping. The right of way for the
railroad is 200 feet wide with 100 feet to track centerline. The closest residence to the western
property line is 300 feet. The closest residence to the railroad tracks is 400 feet. The park / basin
and landscaping will provide a buffer to the railroad tracks without the need for masonry walls. The
General Plan identifies that at 200 feet from the track centerline is a 60dB contour. At 400 feet that
contour is significantly less and no additional noise mitigation is required.
The applicant is proposing a more natural looking basin and has provided examples from Rancho
Cordova as Attachment D. Staff will work with the applicant to mimic the images proposed.
The upland park feature along the north-west boundary has been designed to extend to the north
when the adjacent property develops. The goal is to provide ball fields that will meet the recreational
needs of the community. A combined park feature is more efficient from a maintenance perspective
and creates a larger park area.
General Plan Compliance: The project site includes General Plan Land Use designations of
Industrial, Medium Density Residential, High Density Residential and Open Space. (Attachment B)
3
The proposed project is consistent with the current General Plan (2010) land use designations,
layout and required density.
The Industrial designation along the railroad tracks was originally intended for a mini storage to
provide screening and a buffer from the railroad tracks. The larger detention basin and park feature
will act as the buffer to the residential uses. Staff also had concerns about an industrial use being
accessed within a residential subdivision. The overpass on Harney Lane will restrict street frontage
west of Stockton Street to the railroad tracks. The project layout meets the intent of the General
Plan and creates a quality layout.
The Medium Density Residential designation mandates density ranges between eight (8) to twenty
(20) units per acre. The High Density Residential designation mandates density ranges between
twenty (20) to thirty-five (35) units per acre. The Reynolds Ranch project densities are Medium
Density Residential — 8.0 units for acre and High Density Residential 23.0 units per acre. The
General Plan Land Use Policy 3 (LU P3) prohibits development at less than the minimum and
maximum density prescribed by each residential land use category. The proposed project does
comply with applicable General Plan density requirements.
Allocating units to the High Density parcel helps the City meet our regional housing needs allocation
in our Housing Element. The High Density parcel will require Site Plan and Architectural Review
Committee approval in the future prior to any development.
Zoning Compliance: The project site is zoned Planned Development 39 (PD -39). Planned
Development zoning designations provide flexibility in the application of development standards that
will produce development projects of superior quality, including retention of unique site
characteristics, creative and efficient project design, etc., than would have been achieved through
strict application of the development standards required by the primary zoning district. The proposed
project is divided into three distinct land uses areas; low density, medium density and high density.
The project provides for a wide range of housing options for the community.
Planned Development Guidelines: The applicant has prepared the Reynolds Ranch Planned
Development Standards and Guidelines. (Attachment E) The organization of these guidelines is
presented as a series of community design components that when combined create a
comprehensive project design. The chapters highlight and articulate the various community design
components, establishing specific development guidelines and standards for how the project will
develop.
As depicted in the development plans, the applicant is proposing to use several different elevation
styles throughout the subdivision. The elevations use varying massing and architectural articulations.
In addition, the subdivision is expected to allow custom homes and other builders to build homes at
the project site, which will add architectural variations. Staff believes that the proposed design will
provide not only an attractive streetscape, but interesting views from neighboring property owners as
well.
The project also includes a preliminary landscape plan that generally places one large street tree in
each front yard among other accent landscaping including various shrubs, ground cover and lawn.
The landscaping plan would have to comply with the requirements of the Lodi Municipal Code
Section 17.03.070 which regulate landscape water efficiency.
Growth Management Compliance: The allocation system gives priority through point assignments to
projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an
annual growth limit of two percent of the City's population, compounded annually. Once the amount
of allocation units is figured, the City requires that the allocation units be distributed among housing
types as follows; 65 percent low density, 10 percent medium density and 25 percent high density.
4
For example, the following explains the current City population of 63,651 as of January 1, 2014 and
453 units available for 2014:
1. Calculate two percent of the City's current population: 63,651 x 2% = 1,273.02
2. Divide 1,273 by the average number of persons per household 1,273/2.812 = 452.70
3. Divide the 452.70 (453 du) units into the 3 housing types:
65% low density = 294 units
10% medium density = 46 units
25% high density = 113 units
In 2013, the City Council expired allocations accumulated since 2008. In the five-year period since
2008, 2,235 allocations were added to the reserve. The Council eliminated 800 Low Density and
1,435 High Density allocations. This Council action created a new balance of 4,634 as detailed
below in Table A.
Table A: Growth Management Allocation History
Table B identifies the available Allocations in 2013, Allocations provided to projects in 2013 and
those available for 2014.
Table B: Growth Management Allocation for 2014
Base Available Allocations
Density
Total Available for 2012
2% Allocations for
2013
Total Available for
2013
Low 0.1-7
2,955
291
3,246
Medium 7.1-20
557
45
602
High (20.1-30)
1,122
112
1,234
TOTAL
4,634
448
5,082
Table B identifies the available Allocations in 2013, Allocations provided to projects in 2013 and
those available for 2014.
Table B: Growth Management Allocation for 2014
As indicated above in the background discussion, the present project is being reviewed for growth
management allocations for 2014. The applicant has submitted an application for 227 medium
density growth management allocation units (7.1-20 units/acre) and 330 high density growth
management allocation units (20 - 35 units/acre). Table C identifies the 2014 Total Allocations, the
requested Allocations for the project, and the remaining overall Allocations.
5
Available Allocations
Density
Total
Available for
2013
Total Allocated in 2%Allocations
2013 (Rose Gate) for 2014
Total Available
for 2014
Low 0.1-7
3,246
- 232 3,014 294
3,308
Medium (7.1-20)
602
-0 (602) 46
648
High 20.1-30
1,234
-0 1,234 113
1,347
TOTAL
5,082
4,850 453
5,303
As indicated above in the background discussion, the present project is being reviewed for growth
management allocations for 2014. The applicant has submitted an application for 227 medium
density growth management allocation units (7.1-20 units/acre) and 330 high density growth
management allocation units (20 - 35 units/acre). Table C identifies the 2014 Total Allocations, the
requested Allocations for the project, and the remaining overall Allocations.
5
Table C: Growth Management Allocation for Reynolds Ranch
Although a design for the high density parcel will be determined in the future, staff has requested
that the applicant include the growth allocation for the high density project now. The 330 units are
23 units per acre on the 14.3 acre site and this is at the lower density range to be consistent with the
General Plan. By allocating the high density units, the City is reducing obstacles for development of
potentially affordable units in compliance with the Housing Element. Staff recommends approval of
the growth allocations requested.
Conclusion
Staff sent a copy of the application to various City departments for review and comment. Their
comments and requirements incorporated into the attached resolution. Staff believes that the
Commission can make the findings in order to approve the proposed project, subject to conditions
outlined in the attached resolution. The proposed vesting tentative map, as described in the code
compliance sections above, is consistent with the current General Plan (2010).
The proposed exclusively residential development aligns with the residential land use designations
and densities assigned to site in the current General Plan. The site for the proposed subdivision is
suitable for the density and type of development proposed in that it is a flat piece of land. Also the
design of the subdivision and type of improvements would not conflict with easements, acquired by
the public at large, for access through or use of the property within the proposed subdivision in that
there are no existing public access easements on the site. Further, as stated in the code compliance
sections above, the applicant has proposed development standards for this subdivision that are
consistent with the historical development of the City.
ENVIRONMENTAL ASSESSMENT
The project is consistent with the findings of the previous environmental documents prepared for the
Reynolds Ranch development. The Reynolds Ranch Final EIR, (SCH#2006012113) including
comments and responses to comments, was certified by the City Council on August 30, 2006. An
addendum to the certified and Final EIR, including comments and responses to comments, was
certified by the City Council on September 17, 2008.
Subsequently, the City Council, by Resolution No. 2010-41, which became effective on April 7, 2010,
certified an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, for the City
of Lodi General Plan. This General Plan designated the project site as Low Density Residential,
Medium Density Residential, High Density Residential, Public / Quasi Public and Open Space.
The EIR addressed the impacts of the total scope of the new commercial, residential impacts on the
community of the various phases of the project. The proposed project yields no potential new
impacts related to the original Project, which would necessitate further environmental review beyond
the impacts and issues already disclosed and analyzed in the Reynolds Ranch EIR.
A
Available Allocations
Density
Total
Available
for 2014
Allocation for
Van Ruiten
Ranch
Allocation for
Reynolds
Ranch
Remaining
Allocations for
2014
Total
Remaining
for 2014
Low 0.1-7
3,308
145
0
145 — 294 (149)
3,163
Medium (7.1-
20
648
55
227
276 — 46 (-230)
372
High 20.1-30
1,347
88
330
374 — 113 (-261)
973
TOTAL
1 5,303
1 288
1 557
1 -342
1 4,508
Although a design for the high density parcel will be determined in the future, staff has requested
that the applicant include the growth allocation for the high density project now. The 330 units are
23 units per acre on the 14.3 acre site and this is at the lower density range to be consistent with the
General Plan. By allocating the high density units, the City is reducing obstacles for development of
potentially affordable units in compliance with the Housing Element. Staff recommends approval of
the growth allocations requested.
Conclusion
Staff sent a copy of the application to various City departments for review and comment. Their
comments and requirements incorporated into the attached resolution. Staff believes that the
Commission can make the findings in order to approve the proposed project, subject to conditions
outlined in the attached resolution. The proposed vesting tentative map, as described in the code
compliance sections above, is consistent with the current General Plan (2010).
The proposed exclusively residential development aligns with the residential land use designations
and densities assigned to site in the current General Plan. The site for the proposed subdivision is
suitable for the density and type of development proposed in that it is a flat piece of land. Also the
design of the subdivision and type of improvements would not conflict with easements, acquired by
the public at large, for access through or use of the property within the proposed subdivision in that
there are no existing public access easements on the site. Further, as stated in the code compliance
sections above, the applicant has proposed development standards for this subdivision that are
consistent with the historical development of the City.
ENVIRONMENTAL ASSESSMENT
The project is consistent with the findings of the previous environmental documents prepared for the
Reynolds Ranch development. The Reynolds Ranch Final EIR, (SCH#2006012113) including
comments and responses to comments, was certified by the City Council on August 30, 2006. An
addendum to the certified and Final EIR, including comments and responses to comments, was
certified by the City Council on September 17, 2008.
Subsequently, the City Council, by Resolution No. 2010-41, which became effective on April 7, 2010,
certified an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, for the City
of Lodi General Plan. This General Plan designated the project site as Low Density Residential,
Medium Density Residential, High Density Residential, Public / Quasi Public and Open Space.
The EIR addressed the impacts of the total scope of the new commercial, residential impacts on the
community of the various phases of the project. The proposed project yields no potential new
impacts related to the original Project, which would necessitate further environmental review beyond
the impacts and issues already disclosed and analyzed in the Reynolds Ranch EIR.
A
No other special circumstances exist that would create a reasonable possibility that the proposed
Project will have a significant adverse effect on the environment. Therefore, the proposed Project
qualifies for the exemption under CEQA Guidelines Section 15153 and no further environmental
review is required.
PUBLIC HEARING NOTICE:
Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, June 14
2014. Sixteen (16) public hearing notices were sent to all property owners of record within a 300 -foot
radius of the project site as required by California State Law §65091 (a) 3. Public notice also was
mailed to interested parties who had expressed their interest of the project.
RECOMMENDED MOTIONS
Should the Planning Commission agree with staff's recommendation, the following motion is
suggested:
"I move that the Planning Commission adopt a Resolution finding that the project has satisfied
the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15153,
the project is consistent with the findings of the previous environmental documents prepared for
the Reynolds Ranch development and approve the Vesting Tentative Subdivision Map and
Planned Development Guidelines for the Reynolds Ranch Subdivision and recommend to the
City Council approval of the request for 227 Medium -Density and 330 High -Density Growth
Management Allocations subject to conditions in the attached resolution."
ALTERNATIVE PLANNING COMMISSION ACTIONS:
Approve the request with attached or alternate conditions
Deny the request
Continue the request.
Respectfully Submitted, Concur,
Craig Hoffman
Senior Planner
ATTACHMENTS:
A.
Vicinity/ Aerial Map
B.
General Plan Map
C.
Subdivision Map
D.
Basin Imagery
E.
Planned Development Standards
F.
Draft Resolution
Stephen Schwabauer
Community Development Director
7
RESOLUTION NO. 14-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE
REQUEST OF SKINNER RANCH HOLDINGS FOR APPROVAL OF VESTED SUBDIVISION MAP
FOR REYNOLDS RANCH SUBDIVISION, A 78 -ACRE, 557 UNIT SUBDIVISION AND 557
GROWTH MANAGEMENT ALLOCATION REQUEST WEST OF REYNOLDS RANCH PARKWAY
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed public
hearing, as required by law, on the requested Vested Subdivision application, in
accordance with the Lodi Municipal Code, Section 17.74; and
WHEREAS, the project site is located South of Harney Lane and west of Reynolds Ranch Parkway,
Lodi, CA 95240 (APN: 058-650-04); and
WHEREAS, the applicant is Skinner Ranch Holdings, LP., c/o Mr. Dale Gillespie, 1420 S. Mills
Avenue, Suite M., Lodi, CA 95240; and
WHEREAS, the project properties owners of record are Skinner Ranch Holdings, LP., Mr. Dale
Gillespie, 1420 S. Mills Avenue, Suite M., Lodi, CA 95240; and
WHEREAS, the applicant, Skinner Ranch Holdings, LP., c/o Mr. Dale Gillespie, has filed the
"Reynolds Ranch" Vested Subdivision Map and Growth Management Application with
the City of Lodi; and
WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010,
approved the land use designation as Medium Density Residential, High Density
Residential, Industrial and Open Space, for the project site; and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013,
granted Planned Development Zone P -D(39), to allow Medium Density Residential,
High Density Residential, and Open Space for the project site; and
WHEREAS The Reynolds Ranch Final EIR, (SCH#2006012113) including comments and
responses to comments, was certified by the City Council on August 30, 2006. An
addendum to the certified and Final EIR, including comments and responses to
comments, was certified by the City Council on September 17, 2008; and
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No.
2006012113, is kept on file for public review within the Community Development
Department by the Community Development Director at 221 West Pine Street, Lodi,
CA; and
WHEREAS, the City Council by Resolution No. 2010-41, which became effective on April 7, 2010,
certified an Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, for the City of Lodi General Plan; and
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, is kept on file for public review within the Community Development
Department by the Community Development Director at 221 West Pine Street, Lodi,
CA; and
WHEREAS, the Vested Subdivision Map contains 78 acres, 227 -single family residential lots, a high
density parcel and 557 overall units and is located west of Reynolds Ranch Parkway
and is consistent with the density ranges of the General Plan; and
WHEREAS, the Community Development Department did study and recommend approval of said
request; and
WHEREAS, after due consideration of the project, the Planning Commission did conditionally
approve the project; and
WHEREAS, the Planning Commission's recommendation is based upon the following findings and
determinations:
CEQA Guidelines Section 15153, the project is consistent with the findings of the previous
environmental documents prepared for the Reynolds Ranch development. The Reynolds Ranch
Final EIR, (SCH#2006012113) including comments and responses to comments, was certified
by the City Council on August 30, 2006. An addendum to the certified and Final EIR, including
comments and responses to comments, was certified by the City Council on September 17,
2008.
Subsequently, the City Council, by Resolution No. 2010-41, which became effective on April 7,
2010, certified an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075,
for the City of Lodi General Plan. This General Plan designated the project site as Low Density
Residential, Medium Density Residential, High Density Residential, Public / Quasi Public and
Open Space.
The EIR addressed the impacts of the total scope of the new commercial, residential impacts on
the community of the various phases of the project. The proposed project yields no potential
new impacts related to the original Project, which would necessitate further environmental review
beyond the impacts and issues already disclosed and analyzed in the Reynolds Ranch EIR. The
project is required to comply with all the mitigation measures outlined for the project in the
Environmental Impact Report and in the Mitigation Monitoring and Report Program.
2. The proposed design and improvement of the tentative subdivision, as conditioned, will conform
to the standards and improvements mandated by the adopted City of Lodi Public Works
Department Standards and Specifications, Zoning Ordinance, as well as all other applicable
standards.
3. The standard size, shape and topography of the site is physically suitable for residential
development proposed in that the site is generally flat and is not within an identified natural
hazard area.
4. The site is suitable for the density proposed by the tentative subdivision map in that the site can
be served by all public utilities and creates design solutions for storm water, traffic and air quality
issues.
5. The standard design of the proposed tentative subdivision and the proposed improvements are
not likely to cause substantial environmental damage or injure fish or wildlife or their habitat in
that the site has been previously disturbed by agricultural activities and no significant
environmental issues or concerns were identified through the Initial Study prepared for this
development.
6. The design of the proposed tentative subdivision and type of improvements are not likely to
cause serious public health problems in that all public improvements will* be built per City
standards and all private improvements will be built per the California Building Code.
7. The design of the proposed tentative subdivision and the type of improvements will not conflict
with easements acquired by the public at large for access through or use of property within the
proposed tentative subdivision.
8. The vested subdivision is conditioned to construct public street improvements thereby insuring
that an adequate Level of Service is maintained on the roadways within the area.
9. The vested subdivision map allows for the orderly growth of Lodi in that the Land Use and
Growth Management Element allows for the development of Medium Density Residential, High
Density Residential on the project site.
10. Said Vested Subdivision map complies with the requirements of Title 17, Article 5 of the Lodi
Development Code, governing subdivision maps.
2
NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of the City
of Lodi hereby recommends that the City Council approve the Vested Subdivision Map, associated
Development Standards for the Reynolds Ranch Subdivision, and award 227 medium density growth
management allocation units and 330 high density growth management allocation units, subject to the
following development conditions and standards:
1. The property owner and/or developer and/or successors in interest and management shall, at
their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers,
directors and employees, from and against all claims, actions, damages, losses, or expenses of
every type and description, including but not limited to payment of attorneys' fees and costs, by
reason of, or arising out of, this development approval. The obligation to defend, indemnify and
hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside,
void or annul this development approval on any grounds whatsoever. The City of Lodi shall
promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully
in the defense.
2. This recommendation for approval by the Planning Commission shall not constitute an
authorization to begin any construction.
3. The developer shall comply with all the applicable requirements of the City's Community
Development Department including Planning and Building Divisions; Public Works, Fire and
Electric Utility Departments; and all other applicable local, state and federal agencies. It is the
responsibility of the applicant to check with each agency for requirements that may pertain to the
project.
4. The Vesting Tentative Map shall expire within 24 months of Planning Commission approval or a
time extension must be granted by the Planning Commission.
5, The Final Map shall be in substantial conformance to the approved Vesting Tentative Map, as
conditioned, and that any future development shall be consistent with applicable sections of the
Municipal Code.
6. The developer shall install, on each residence, minimum four -inch high block style numbers for
address identification. The numbers shall be in color that is contrasting to the background
surface to which they are adhered and shall be readily visible from the street during the day and
night. The construction drawings for the house plans shall identify the location of the address
boxes or numbers on the house fagades, along with a detail or keynote that describes how the
house numbers will be illuminated or made identifiable from the street.
7. The developer shall submit detailed landscape and irrigation plans (concurrently with the
improvement plans) for the review and approval of the Parks & Recreation Department. The
landscape plan shall include, in addition to normal landscape and irrigation details, screening of
any above ground utility vaults and anti -siphon water valves.
8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as
determined by the City Engineer. Final locations and the number of such facilities shall be
determined at the time the improvement plans are reviewed.
9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading plan
and a detailed fencing/wall plan shall be submitted with the improvement plans for each phase of
development. The design, height, and location of walls shall be subject to approval of the
Community Development Director prior to approval of improvement plans. Where fencing is
adjacent to public parks and/or trails, plans shall be approved by the Recreation Commission at
the time of park plan approval. When the adjacent area is sloped, the fence/wall design shall
include a 4' bench (sloped no more than 2%) along the fence/wall for maintenance purposes, as
determined by the Parks and Recreation and Cultural Services Department.
10. The project shall incorporate all applicable mitigation measures as specified in the adopted
Reynolds Ranch Final EIR, (SCH#2006012113) for the project.
3
11. Mitigation 2.2 Conservation and Open Space Plan (SJMHCP). This includes payment of Open
Space Conversion fees in accordance with the fee schedule in-place at the time construction
commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to
Section 5.2 of the SJMHCP.
12. Mitigation 2.3 Clearing, grubbing, and/or removal of vegetation shall not occur during the bird -
nesting season (from February 1 — September 31) unless a biologist with qualifications that meet
the satisfaction of the City of Lodi conducts a preconstruction survey for nesting special status
birds including Swainson's hawk, western burrowing owl, whitetailed kite, California horned lark,
and loggerhead shrike. If discovered, all active nests shall be avoided and provided with a buffer
zone of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the
satisfaction of the California Department of Fish and Game. Once buffer zones are established,
work shall not commence/resume within the buffer until the biologist confirms that all fledglings
have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly
nesting surveys of the construction site during the clearing, grubbing, and/or removal of
vegetation phase, and any discovered active nest of a special -status bird shall be afforded the
protection identified above. Clearing, grubbing, and/or removal of vegetation conducted outside
the bird -nesting season (from October 1 - January 31) will not require nesting birds surveys.
13. Mitigation Measure 7.1: The notifications shall disclose that the residence is located in an
agricultural area subject to ground and aerial applications of chemical and early morning or
nighttime farm operations which may create noise, dust, etcetera. The language and format of
such notification shall be reviewed and approved by the City Community Development
Department prior to recordation of final maps. Each disclosure statement shall be acknowledged
with the signature of each prospective owner. Additionally, each prospective owner shall also be
notified of the City of Lodi and the County of San Joaquin Right -to- Farm Ordinance.
The conditions of approval for tentative maps shall include requirements ensuring the approval
of a suitable design and the installation of a landscaped open space buffer area, fences, and/or
walls around the perimeter of the project site affected by the potential conflicts in land use to
minimize conflicts between project residents, non-residential uses, and adjacent agricultural uses
prior to occupancy of adjacent houses
Prior to recordation of the final maps for homes adjacent to existing agricultural operations, the
applicant shall submit a detailed wall and fencing plan for review and approval by the Community
Development Department.
14. Mitigation Measure 7.2: Prior to issuance of a building permit, the applicant shall pay an
Agricultural Land Mitigation fee to the City of Lodi. Said fee is to be determined by the pending
adoption of an ordinance of the City establishing a fee mitigation program to offset the loss of
agricultural land to future development. In the event said ordinance is not effective at the time
building permits are requested, the applicant shall pay a fee to the Central Valley Land Trust
(Central Valley Program) or other equivalent entity to offset the loss of the Prime Farmland. The
City Council, acting within its legislative capacity and as a matter of policy, shall determine the
sufficiency of fees paid to . mitigate the loss of Prime Farmland. The loss of Prime Farmland
caused by the project is mitigated through implementation of Mitigation Measure 7.2. The
inclusion of Parcel 058-110-41 on the project site in an active Williamson Act Contract was
formally protested by the City with the County Board of Supervisors (Resolution 4449 adopted
December 21, 1977). Additionally, the San Joaquin Local Agency Formation Commission
adopted a formal resolution upholding the City's protest of the conservation contract because the
parcel is located within one mile of the City limits. This condition will be satisfied per the
Development Agreement termination agreement.
15. If archeological materials are uncovered during any construction or pre -construction activities on
the site, all earthworks within one hundred feet (100') of these materials shall be stopped, the
Community Development Department notified, and a professional archeologist, certified by the
Society of California Archeology and/or the Society of Professional Archeology, shall be notified.
CI
Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the
significance of the find, and outline appropriate mitigation measures, if they are deemed
necessary.
16. All stub end streets planned for future continuation and undeveloped cul-de-sacs shall be
temporarily protected with warning barricades and redwood headers to be approved by the City
Engineer.
17. The developer shall pay for and install all street name signs, traffic regulatory and warning signs,
and any necessary street striping and markings required by the City Engineer. Street striping and
markings shall be raised ceramic markers or thermoplastic material, as directed by the City
Engineer.
18. Road or street names shall not duplicate any existing road or street name in the City, except
where a new road or street is a continuation of an existing street. Road or street names that may
be spelled differently but sound the same shall also be avoided. Road or street names shall be
approved by the Fire Chief and the Community Development Director.
19. All improvements, public and private, shall be designed and constructed in accordance with the
most recent edition of the City Plans and all applicable state and local ordinances, standards and
requirements. Should a conflict arise, the governing specification shall be determined by the City
Engineer.
20. The developer shall ensure finished pad elevations are at a minimum one foot above the 100
year base flood elevation as shown on the latest Federal Emergency Management Agency
(FEMA) floodplain maps for San Joaquin County, California. The developer shall be responsible
for all necessary activities, applications, documentation and costs to amend floodplain maps for
their development.
21. In accordance with the Growth Management and Infrastructure/Public Facilities Element of the
City's General Plan, the environmental review prepared for this project, and the regulations of
the applicable school districts, the Developer shall demonstrate that adequate provision is made
for school facilities. To the extent permitted by law, this may include the payment of school
facility mitigation fees adopted by the Lodi Unified School district, or alternative financial
arrangements negotiated by agreement between the Developer and the applicable school
districts.
22. A master street tree plan shall be approved by the Public Works Department for each phase of
this vesting tentative subdivision map. A minimum of one street tree shall be provided for each
lot within this subdivision. On corner lots, three street trees shall be provided; one on the shorter
lineal frontage and two on the longer lineal frontage. Street trees shall be a species selected
from the City's adopted tree list, shall be a minimum fifteen (15) gallon size, spaced at thirty (30)
feet intervals, and planted as reflected in the Engineering Department's Standard Plans and
Specifications, with branches above average eye level. The trees selected shall be deep rooted
and drought tolerant. Location and species shall be to the approval of the Public Works
Department.
23. The developer, in order to reduce tracking of mud throughout the City, shall be responsible for
cleaning up or any expenses incurred by the City for cleaning up mud, debris, etc. from City
streets that is attributed to this project during construction.
24. Construction activities shall be limited to the hours of 7:00 a.m. to 10:00 p.m. Monday through
Sunday, consistent with the City's Ordinance.
25. The Developer shall notify all purchasers of homes or lots, either through the Department of Real
Estate Subdivision Report or, if there is no Subdivision Report, through a statement signed by
each buyer and submitted to the City, that the this subdivision is adjacent to an agricultural area,
and as such, there are ground and aerial applications of chemicals, and early morning/night time
farming operations which may create noise and dust, etc. In addition, all purchasers of homes or
5
lots shall be made aware of the future possibility of oil and gas well exploration on surrounding
and adjacent properties and that farm animals may be kept on adjacent properties that may be
outside the City limits. The wording and format for notifying home buyers of this information is
subject to approval by the Community Development Director.
26. All conditions of approval for this project shall be written by the project developer on all master
building permit plan check sets submitted for review and approval. It is the responsibility of the
developer to ensure that the project contractor is aware of, and abides by, all conditions of
approval. If the subdivision is to be built out using master plans. Please follow City of Lodi,
Community Development Department Policies and Procedures # B-[08]-[13] Plan Submittal -
Residential Master Plans and # B-[08]-[14] Permit Processing — Production Homes.
27. No variance from any City of Lodi adopted code, policy or specification is granted or implied by
this approval.
28. The City places a high value on quality design and materials in the construction of fencing and
buffers for developments. Fencing is an integral design feature in residential developments and
defines property ownership and boundaries. The City expects quality materials that will last and
maintain an appealing aesthetic within neighborhoods.
29. The buffer / trail system shall include a fit trail system. The number and spacing shall be agreed
to by the Community Development Director and the applicant. This system shall tie into the Blue
Shield property and follow the Reynolds Ranch trail system.
City of Lodi Fire Department
30. The developer shall comply with all applicable requirements of the California Fire Code and the
adopted policies of the City of Lodi.
31. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet, exclusive
of shoulders, except for approved security gates in accordance with Section 503.6 of the
California Fire Code and an unobstructed vertical clearance of not less than 13 feet 6 inches.
(Ord. No. 1840, § 1, 11-17-2010)
32. Approved fire apparatus access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend within 150 feet (45,720
mm) of all portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
33. The developer shall install on-site and/or boundary water mains, fire hydrants and related
services. Hydrants shall adhere to the City's standard details, with their location determined by
the Fire District and City Engineer, and shall be installed and in service prior to any combustible
construction on the site. Public fire hydrant spacing and distribution shall be determined as
follows:
a) At 300 feet spacing in high density, commercial, industrial zoning or high-value areas;
b) At 500 feet spacing in low density residential areas;
c) At 1000 feet spacing in residential reverse frontage;
d) A fire hydrant shall be located within 200 feet of the radius point of all cul-de-sacs;
e) Hydrants shall be required on both sides of the street whenever one or more of the
following conditions exist:
i. ' Streets have median center dividers that make access to hydrants difficult, cause
time delays, or create undue hazards or both;
ii. On major arterials where there is more than four lanes of traffic;
iii. Width of street in excess of 88 feet;
iv. The existing street being widened or having a raised median center divider in the
future pursuant to the General Plan Roadway Improvement Plans for the City of Lodi.
N
34. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided
throughout all buildings with a Group R fire area.
City of Lodi Public Works Department
The following conditions of approval apply to the residential subdivision and are required for the
subject project per City codes and standards, all to be accomplished prior to, or concurrent with
phase specific final map filing unless noted otherwise. In the event a condition of approval conflicts
with a map designation, the condition of approval overrides the map designation.
Phasing is based on the Vesting Tentative Subdivision Map dated June 10, 2014, and is described
as follows:
Phase 1: Lots 1-56, 108-124, and 148-161 (87 Total Lots)
Phase 2: Lots 57-107, 162-163, 193-196, and 215-218 (61 Total Lots)
Phase 3: Lots 125-147, 164-192, 197-214, 219-227 (79 Total Lots)
Modifications to the phasing shall be to the satisfaction of the Public Works Director.
35. Master plan documents shall be prepared and submitted to the City. Master plans must be
approved by the City prior to submitting the improvement plans. Master plans shall be consistent
with the Reynolds Ranch master plans, City's master plans, the City's Design Standards, and the
Reynolds Ranch Commercial Development - Phase 3. The plans can be separate or combined
(as long as they are legible) and shall include the following:
a) Overall Site Grading
i) Plan shall show the entire site and shall include elevations for catch basins, high points,
pads, basin hinge points (top and bottom), and general park and trail sloping information.
The plan shall also include existing site contours and elevation information at all existing
curb connections and adjacent properties.
Note: Plan shall coordinate with and match the proposed elevations from Reynolds
Ranch Commercial — Phase 3.
b) Geometric Layout
i) A detailed geometric layout of the major intersection shall be provided with the master
plan submittal. Layouts shall include all existing and proposed striping, lane widths and
transition lengths. Intersections shall include:
a) Le Baron Boulevard and Reynolds Ranch Parkway
b) Stockton Street and Harney Lane
c) Storm Drainage
i) Plan shall show the entire site and shall include manhole rim and invert elevations, pipe
sizes and pipe slopes. All potential crossing conflicts shall be analyzed. Calculations
shall be submitted with the master plan.
ii) Engineer shall use the 2012 City of Lodi Storm Drainage Master Plan and Reynolds
Ranch Storm Drain Master Plan design criteria for all pipe sizing calculations and basin
sizing calculations. When there is conflicting criteria, use the more conservative criteria.
The minimum size for storm drain mains shall be 15 -inch diameter. The rainfall intensity
used for design of the pipelines shall be based on a five (5) year, 48-hour rain event.
Storm drain coefficient of runoff, C -factor, shall be 0.5 (minimum) for low-density
residential, 0.5 (minimum) for medium -density residential, 0.6 for high-density residential,
and 0.8 (minimum) for commercial. All pipeline and basin locations shall follow the
Master Plan. Any deviations from the Master Plan shall require an amendment document
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consisting of a description of the deviation(s) and all of the corresponding calculations
and exhibits. The amendment will be subject to the Public Works Director approval and
the developer will be responsible for all costs associated with the deviation.
iii) The proposed permanent basin does not have an outlet. Therefore shall be designed to
hold two (2) 48-hour, 100 -Year rain events.
iv) The basin shall provide outlets at the northern portion and the southwest corner of the
basin for future connections. The outlet pipe to the north shall run through the park lot
and shall be plugged at the northern property line. The outlet pipe at the southwest
corner shall be extend into the trail and shall run under the railroad to the western -most
railroad right-of-way.
d) Water
i) Plan shall show the entire site and shall include fire flow analysis for critical locations
throughout the subdivision. Water capacity and supply analysis (with calculations) shall
be submitted with the master plan.
ii) A domestic ground water well is required with this project In accordance with the
Sections 4.2 and 5.2 of the Water Master Plan for Reynolds Ranch Development, Dated
July 2007. The location of the well shall be identified on the master plan and included in
the calculations. Developer will be responsible for all cost and coordination of the
planning and construction of the well with the City, County, and State.
iii) Developer shall prepare and submit a Drinking Water Source Assessment to identify the
new well site. The assessment shall be submitted and approved by the California
Department of Public Health (CDPH). The assessment shall be submitted to CDPH at
the same time as the first master plan submittal to the City.
iv) If a domestic ground water well is not possible on the site, the develop shall construct a
water storage tank with all the necessary appurtenances. If a tank is necessary, the
water capacity and supply analysis shall be updated accordingly.
v) Any deviations from the Master Plan shall require an amendment document consisting of
a description of the deviation(s) and all corresponding calculations and exhibits. The
amendment will be subject to the Public Works Director approval and the developer will
be responsible for all costs associated with the deviation.
e) Wastewater
i) Plan shall show the entire site and shall include manhole rim and invert elevations, pipe
sizes and pipe slopes. All potential crossing conflicts shall be analyzed. Calculations
shall be submitted with the master plan.
ii) In accordance with Paragraph 1 of the Phase 1 Wastewater Lift Station Device Access
and Maintenance Agreement (Agreement) executed July 25, 2011, for any development
beyond those parcels included in the Agreement as Phase 1 in addition to those parcels
known as APN 058-650-14 and 058-650-18; developer shall construct the Phase 2 public
wastewater station improvements as specified in the Hawkins and Associates
Engineering Inc., September 26, 2008 report (or subsequent revisions).
iii) The plan shall identify the wastewater trunk line extension under the railroad right of way.
iv) The plan shall include the capacity increase measures in Stockton Street, north of
Harney Lane.
f) Non -Potable Water
i) Plan shall show the extension of the 10" non -potable water main (purple pipe) in Le
Baron Boulevard, from Reynolds Ranch Parkway to the proposed park / basin. The main
line shall run in "Street A" from Le Baron Boulevard and connect to the existing 8" main
in the trail.
ii) Plan shall show the extension of the non -potable water main (purple pipe) in Stockton
Street, from the Le Baron Boulevard to Harney Lane.
36. Engineered Improvement plans and cost estimate shall be submitted for approval per the City
Public Improvement Design Standards for all public improvements prior to final map filing. Plan
submittal shall include:
a) Approved tentative map, signed by the Community Development Director.
b) Approved master plans for the project.
c) Current soils report. If the soils report was not issued within the past three (3) years, provide
an updated soils report from a licensed geotechnical engineer.
d) Grading, drainage and erosion control plan.
e) Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan
(SWPPP) and WDID number.
f) Street tree planting plan for parkway strip along lot frontages. Requires approval of the
Community Development Director.
g) Landscape, irrigation, lighting and construction for all park and trail components.
h) Landscape, irrigation, lighting and construction for all reverse frontage, side lot, and median
components, including reverse frontage walls. Wall shall be inside the street right-of-way and
shall have a height of 6 feet above the adjacent pad elevation or as required by Community
Development Department to satisfy General Plan requirements.
i) All utilities, including water, wastewater, storm drainage, non -potable water, street lights and
electrical, gas, telephone and cable television facilities.
j) Wastewater improvements to the temporary lift station and Stockton street main line.
k) Joint trench.
1) Relocation of existing overhead utilities in Stockton Street from Harney Lane to the northern
project limits.
m) Street Improvements for all interior streets, Stockton Street, and Le Baron Boulevard per City
Design Standards, Section 1. Curb returns and corner cut-offs shall be per City Standard
Plan 611 and 612.
n) Traffic striping and signage modifications for Stockton Street and Le Baron Boulevard.
o) Traffic signal modifications and loop detector relocation plan at the intersections of Stockton
Street/ Harney Lane, and Le Baron Boulevard/Reynolds Ranch parkway. Coordinate
Stockton Street / Harney Lane modifications with Harney Lane Grade Separation Project and
Reynolds Ranch Shopping Center Phases IIIA and IIIB.
A complete plan check submittal package, including all the items listed above plus the
Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan
check fees, is required to initiate the Public Works Department plan review process for the
engineered improvement plans.
37. Installation of all public utilities and street improvements within the limits of the map, plus the
following "off-site" improvements (See phased construction requirements included in these
conditions):
a) Construction of pavement, curb, gutter, sidewalk, and street lights along both sides of Le
Baron Boulevard. Sidewalk along both sides shall be 7ft. wide and detached from the curb
and gutter and separated by a 6ft. wide landscaped parkway with landscape and irrigation on
each side of the street.
b) Stockton Street street improvements shall be extended from its intersection with Harney
Lane to the intersection at Le Baron Boulevard.
c) Construction of pavement, curb, gutter, sidewalk, and street lights along both sides of
Stockton Street. Sidewalk along both sides shall be 7ft. wide and detached from the curb and
gutter and separated by a 6ft. wide landscaped parkway with landscape and irrigation on
each side of the street. Sidewalk along the west side of Stockton Street is not required north
of the project limits.
d) Installation/extension of the wastewater, water, non -potable water and storm drain
infrastructure within Stockton Street and Le Baron Boulevard. Provide adjacent existing
residences with sewer and water service stubs.
e) Improvements to the temporary wastewater lift station.
f) Improvements to increase capacity in the Stockton Street wastewater main.
g) Extension of 24" wastewater main in trail to the west, under the railroad right-of-way. This
condition may not be required if the developer elects to pay the fees in lieu of constructing
the improvements as approved by the Public Works Director.
h) Construction of storm drain main to the west, under the railroad right-of-way. This condition
applies to the overall Reynolds Ranch development and does not need to be met with the
construction of this subdivision. It may be delayed until the final phase of the overall
Reynolds Ranch development.
i) Utility and service stubs (water, wastewater, non -potable water, electric, telephone, cable,
etc.) for the parcels adjacent to the northern and eastern subdivision boundaries.
j) Modifications to Le Baron Boulevard / Reynolds Ranch Parkway and Stockton Street /
Harney Lane traffic signals including but not limited to traffic loop installation and timing
modifications.
k) Installation of sidewalk, lighting, landscaping, irrigation and other amenities along the trail
and park.
1) Transit amenities, including, but not limited to, a bus stop and signage on the east side of
Stockton Street, south of Harney Lane, as approved by the Transit Manager.
m) Relocation of overhead utilities in Stockton Street from Harney Lane to Le Baron Boulevard
as necessary to complete the required street widening..
38. Submit final map per City and County requirements, including but not limited to the following:
a) Preliminary title report with copies of all referenced documents.
b) Dedicate Public Utilities Easements (PUE) as required by the City and various utilities_
c) Dedicate to the City all street, basin, trail, park, and well site properties.,
d) Waiver of access rights to:
i) Le Baron Boulevard for all reverse frontage lots.
ii) Stockton Street for all reverse frontage lots
iii) Side of lots along the subdivision entrances
iv) Site of lot adjacent to the trail.
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e) Standard note regarding requirements to be met at subsequent date
D Final Map Guarantee
39. All public improvements shall be installed within one year of final map filing under the terms of an
improvement agreement to be approved by the City Council prior to final map filing. The
Developer will be required to provide to the City acceptable security to guarantee the
construction of the public improvements. Prior to acceptance of the improvements, a warranty
security in the amount of 10% of the value of the public improvements shall be provided to the
City. The warranty period will be two (2) years, commencing on the date of acceptance of the
public improvements.
40. All property dedicated to the City of Lodi shall be free and clear of all liens and encumbrances
and without cost to the City of Lodi and free and clear of environmental hazards, hazardous
materials or hazardous waste. Developer shall prepare and submit a hazardous materials report
and shall indemnify the City against any and all hazardous materials and/or ground water
contamination for all property/easements dedicated to the City.
41. Abandon/remove of all wells, septic systems and underground tanks in conformance with
applicable City, County, and State requirements and codes prior to acceptance of public
improvements.
42. An overland flood release pathway shall be incorporated into the streets and circulation design
plan for each subarea. For example, when any particular catch basin is obstructed or
overwhelmed with water, the street drainage design (high points and low points) shall be
calculated so that no water shall pond higher than the one foot (1') below any finished floor
elevation without releasing the excess water toward the planned flood release point.
43. Any changes in horizontal alignment of vehicle paths of travel shall have the necessary
transitions.
44. The intersection of Le Baron Boulevard and "Street U shall have a 4 -way stop.
45. All project design and construction shall be in compliance with the Americans with Disabilities
Act (ADA) and California Title 24. Project compliance with ADA standards is the Developer's
responsibility. Any components found to be out of compliance shall be removed and replaced
prior to City acceptance.
46. Verification must be provided showing that the fire engines, garbage trucks, and buses can
navigate the proposed streets.
47. Existing water and wastewater service flows shall not be impacted by this project. If portions are
to be temporarily taken out of service or modified, the developer must provide alternative
services with equal or greater flow capacity. Any modification and/or alternative services must be
approved by the Public Works Director prior to disturbing any services.
48. The masonry walls along Stockton Street and Le Baron Boulevard shall be inside the City right-
of-way.
49. Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs
needed along Le Baron Boulevard and Stockton Street.
50. The development must conform to the General Plan Bike Master Plan. Provide a Class II bike
route along Stockton Street and Le Baron Boulevard. "No Parking" signs shall be installed along
these streets (both sides).
51. All dead-end streets shall install barricades per City of Lodi Standard Plans 128.
52. Provide a slope easement or retaining wall along the boundary of the development for all grade
differentials of one foot or greater.
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53. Provide a wall easement for the public masonry wall footings along all parcels that will have a
public masonry wall along their property. The easement is not required if a wall design is
provided with the footing contained entirely in the public right-of-way.
54. Any enhanced pavement or concrete within the street shall require a maintenance agreement
complete with deposit for two (2) future replacements in kind. Developer will be responsible for
providing an estimated cost and replacement frequency of the proposed improvements.
55. The Developer shall provide for on-going maintenance and replacement of reverse frontage
walls, landscaping and irrigation improvements, street trees in the parkways, as well as other
public services as set forth in Resolution No. 2007-59 approved by the City Council on April 4,
2007, by annexation to the City of Lodi Community Facilities District No 2007-1 prior to final map
filing. All costs associated with annexation to the District shall be the Developer's responsibility.
Developer shall be responsible for the regular and ongoing maintenance and replacement of the
landscaping and irrigation improvements and street trees in the parkways until the first revenues
are received by the City from the District.
56. Slopes for all parcels within the development must flow towards the proposed streets. All
stormwater must be collected within the development and cannot flow to neighboring parcels.
The proposed trail and park shall be designed to drain in a manner approved by the City.
57. Storm Drainage for all streets shall be collected and conveyed to the proposed storm drainage
basin.
58. Project design and construction shall be in compliance with applicable terms and conditions of
the City's Stormwater Management Plan (SMP) and shall employ the Best Management
Practices (BMPs) identified in the SMP.
a) Stormwater Development Standards will be required for this project. The design of projects
containing more than 10 units in a home subdivision is required to follow these Standards.
b) State -mandated construction site inspections to assure compliance with the City of Lodi
Storm Discharge Permit are required. The fee for the inspections is the responsibility of the
Developer and must be paid prior to map filing or commencement of construction operations,
whichever occurs first.
59. Construct outfall structure and storm drain pipe at the southwest corner of the basin. Extend the
pipe under the railroad to the westernmost railroad right-of-way. Developer will be responsible for
all costs and railroad coordination for construction, easements, and obtaining all of the
necessary permits. This condition applies to the overall Reynolds Ranch development and does
not need to be met with the construction of this subdivision. It may be delayed until the final
phase of the overall Reynolds Ranch development.
60. Construct outfall structure and 24" storm drain pipe at the northern portion of the basin. Extend
the 24" pipe under the park lot and plug at the northern limits of the property.
61. In order to assist the City of Lodi in providing an adequate water supply, the Developer on behalf
of itself, its successors and assigns, shall enter into an agreement with the City that the City of
Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant
to the proposed subdivision, and that the City may charge fees for the delivery of such water in
accordance with City rate policies. In addition, the agreement shall assign all appropriative or
prescriptive rights to the City. The agreement will establish conditions and covenants running
with the land for all lots in the subdivision and provide deed provisions to be included in each
conveyance.
62. Install temporary blow -off valves per Standard Plan 409 (or temporary hydrants) to the ends of
all dead-end water mains planned for future extension.
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63. Provide locations of all water valves and fire hydrants within the development. All water valves
and fire hydrants shall have a maximum spacing conforming to the City Design Standards
section 4.501 and 4.502, respectively.
64. Install up to three (3) automatic water flushing valves at locations to be determined by the Public
Works Utilities Superintendent.
65. Install up to three (3) water sampling stations per Standard Plan 417 at locations to be
determined by the Public Works Utilities Superintendent.
66. Remove the existing 10" water main and 15" wastewater main, and 18" wastewater main where
lots are being proposed in the current Le Baron Boulevard alignment extension.
67. Extend the existing 24" wastewater main (in the trail) under the railroad right-of-way. Developer
will be responsible for all costs and railroad coordination for construction, easements, and
obtaining all of the necessary permits. This condition may not be required if the developer elects
to pay the fees in lieu of constructing the improvements as approved by the Public Works
Director.
68. Developer shall provide improvement plans, estimate, and deposit for removal of the Phase 2
wastewater lift station and related temporary appurtenances upon ultimate connection to the
Southwest Trunk Line.
69. The park amenities for a neighborhood park can include the following items:
a)
Bike racks
b)
Water play area
c)
Horseshoes
d)
Playground
e)
Picnic tables
f) Picnic shelter (rental) BBQ
g) Passive area
h) Fields
i) Trees
j) Turf
k) Irrigation booster pump
1) Restroom (fees paid for half)
m) Drinking fountain
n) Furniture
o) Lights
p) Signs
q) Handicap parking
r) Maxicom Irrigation Equipment
Developer shall coordinate park configuration and design with the Parks Department. Actual
layout and features to be determined at time of park design.
Developer shall provide Parks and Recreation with preliminary and final park design and
submittals for review and comments. The Developer shall also provide the Parks and Recreation
13
a minimum of 180 days of park and trail maintenance after the improvements have been
accepted by the City of Lodi.
70. All landscaping proposed within the development must conform to the City of Lodi Landscape
Maintenance Ordinance.
71. All public irrigation components in the park, trail, reverse frontage, median and entrance side
yard shall be colored purple to identify it as being connected to a non -potable water system.
Signs shall also be provided to identify areas that are irrigated with non -potable water.
72. The project will install landscape areas along Stockton Street, Le Baron Boulevard, the Trail, and
the Park. After the City accepts the landscape improvements, the Developer will be required to
maintain the landscaping for two years. Provide a two-year maintenance agreement and surety
for the landscaping Stockton Street and Le Baron.
73. The trail and park shall contain a programmable LED lighting system capable of adjusting light
intensities at various programmed times.
74. Street light standards shall be per City Standard and consistent with other decorative lights in the
City. Street lights shall contain LED fixtures.
75. Developer shall prepare a Cost Sharing Analysis. The analysis shall include the entire tributary
area for the given master plan components (upstream and downstream).
76. Per Lodi Municipal Code Section 16.24.040, all reimbursements shall be made by private
reimbursement agreement in accordance with Chapter 16.40.
77. The City of Lodi is a participant in the San Joaquin County Multi -Species Habitat Conservation
and Open Space Plan (SJMSCP). An application for evaluation of the project site with respect to
SJMSCP requirements shall be submitted to the San Joaquin Council of Governments (SJCOG)
prior to commencement of any clearing, grading or construction activities on the project site. The
developer will be responsible for paying all associated costs and fees.
78. Contact the United States Postal Service for the location and type of mailboxes to be installed in
this subdivision.
79. The following improvements may be constructed with different phases as follows:
a) Phase 1:
i) Two connections to the City water system
ii) Wastewater lift station upgrades
iii) Stockton Street wastewater main capacity improvements
iv) Le Baron Boulevard complete construction to Reynolds Ranch Parkway, including all
utilities, curb, gutter, sidewalk, pavement, landscaping, block wall, lighting and signal
modifications
v) Stockton Street complete construction within the project boundary, including all utilities,
curb, gutter, sidewalk, pavement, landscaping, block wall and lighting
vi) Full basin excavation and stabilization
vii) Transit Improvements
b) Phase 2:
i) Stockton Street complete widening to Harney Lane, including all utilities, curb, gutter,
sidewalk (east side only), pavement, lighting and signal modifications
ii) Water Well or approved altemative (unless water capacity study requires it with Phase 1)
14
iii) Trail (all components)
iv) Park (all components)
v) Basin outfall (northern outfall) and storm drain pipe through park site.
c) Phase 3:
i) 24" wastewater trunk line (in trail) extension to the west under the railroad right-of-way
(not applicable if in lieu fees are paid)
ii) Basin outfall (southwestern outfall) and storm drain trunk line extension to the west under
the railroad right-of-way (may be delayed until the final phase of the overall Reynolds
Ranch development, per Condition No. 59).
Note: Each phase must maintain two (2) points of approved emergency access at all times.
Approvals shall be obtained from the Fire Marshal.
80. Obtain the following permits:
a) San Joaquin County well/septic abandonment permit.
b) City of Lodi encroachment permit for work within their right-of-way.
c) Grading Permit from the City of Lodi Building Department
d) NPDES Construction General Permit (SWPPP).
e) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits.
f) State permit for water well
81. Payment of the following:
a) Filing and processing fees and charges for services performed by City forces per the Public
Works Fee and Service Charge Schedule.
b) Development Impact Mitigation Fees per the Public Works Fee and Service Charge
Schedule at the certificate of occupancy.
c) Habitat Conservation Fee
d) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance.
e) Stormwater compliance inspection fee prior to map filing or commencement of construction
operations, whichever occurs first.
f) Fees charged for design, review, inspection, impact, or encroachment by the various
agencies and utility companies having jurisdiction in this area.
g) Future costs to abandon the temporary "Phase 2 Wastewater Lift Station" and
appurtenances. This fee shall be paid at the beginning of Phase 3 development
h) Annexation into the City of Lodi Community Facilities District — Estimated at $10,000.
i) Any existing reimbursement fees per existing agreements
The above fees are subject to periodic adjustment as provided by the implementing
ordinance/resolution. The fee charged will be that in effect at the time of collection indicated
above.
82. The project is required to fulfill the following obligations from the previous Development
Agreement for the Reynolds Ranch development.
i. Electric Utility Impact Fees. Developer shall pay $291,336.28 in electric utility line extension
costs called for in paragraph 6.4.10 of the Development Agreement by January 1, 2013.
15
ii. Agricultural Mitigation. Developer shall satisfy the Agricultural Mitigation Requirements set
forth in paragraph 6.1.2 and 6.4.11 of the Development Agreement. (See condition 14)
iii. Maintenance of Public Improvements. Developer shall comply with the requirements of
paragraph 6.4.5 of the development agreement:
iv. Dedication of Fire Station property has taken place.
v. Public Art. Developer shall comply with the requirement to install public art set forth in
paragraph 6.4.8 of the Development Agreement. The $60,000 amount shall be reduced by
the ratio of the project to the overall Reynolds Ranch development. (78/220 acres)
Dated: June 25, 2014
1 certify that Resolution No. 14-19 was passed and adopted by the Planning Commission of the City
of Lodi at a regular meeting held on June 25, 2014 by the following vote:
AYES: Commissioners: Heinitz, Hennecke, Kirsten, Kiser, Olson, Slater and Chair Jones
NOES: Commissioners: None
ABSENT: Commissioners: None
ATTEST
Secretary, Plan 'ng Commission
T
LODI PLANNING COMMISSION
REGULAR COMMISSION MEETING
CARNEGIE FORUM, 305 WEST PINE STREET
WEDNESDAY, JUNE 25, 2014
1. CALL TO ORDER / ROLL CALL
The Regular Planning Commission meeting of June 25, 2014 was called to order by Chair Jones at 7:00
p. M.
Present: Planning Commissioners — Heinitz, Hennecke, Kirsten, Kiser, Olson, Slater and Chair Jones
Absent: Planning Commissioners — None
Also Present: Senior Planner Craig Hoffman, Contract Interim Deputy City Attorney Judith Propp, and
Deputy Public Works Director Charles Swimley
2. MINUTES
"May 14, 2014"
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Kiser, Hennecke second, approved the
minutes of May 14, 2014 as written.
3. PUBLIC HEARINGS
a) Notice thereof having been published according to law, an affidavit of which publication is on file in the
Community Development Department, Chair Jones called for the public hearing to consider the
request of the Planning Commission for:
1) Growth Management Allocation for 227 Medium -Density Residential Lots and 330 High -Density
units; and
II) A Vested Subdivision Map for the Reynolds Ranch Subdivision, a 78 acre, 557 unit subdivision;
and
III) Adopt Development Standards for the subdivision known as Reynolds Ranch Subdivision located
within Planned Development 39 Zoning District.
(Applicant: Skinner Ranch Holdings LP; File: 2014-07 S / GM; CEQA Status: Section 15153 —
Previous EIR)
Senior Planner Craig Hoffman gave a brief PowerPoint presentation based on the staff report. Staff is
recommending approval of the project as conditioned. Staff noted additional handouts showing "before
and after" for project design and a memo outlining modifications to conditions 37h, 59 and 79 c ii. The
project also includes buffer and fencing treatments.
Chair Jones asked about buffer treatments and when the property to the north could be expected
to develop. Also questions about the basin design. Hoffman identified that the property to the
north would likely develop over the next few years. Deputy P.W. Director Swimley identified that
the basin would be natural in design, but not necessarily meant for groundwater recharge.
Commission Olson asked about building lot coverage percentages in the design guidelines.
Hoffman reviewed that the guidelines allow for 60 percent coverage of the parcel.
Commissioners, Hennecke, Kirsten, Kiser, Slater and Chair Jones disclosed they had met with
the applicant.
Hearing Opened to the Public
• Dale Gillespie, the applicant, came forward to answer any questions. The project is an
extension of the overall Reynolds Ranch development.
Page 2 of 4 June 25, 2014 PC Minutes Continued
Jeffrey Kirst, local resident and developer, supports the project. He sees the project as
being good for the community and helps move the Lodi economy forward with
development opportunities.
Roberto Dias, property owner to the south of the project, came forward to make sure
appropriate buffers were in place for the high density parcel. Hoffman confirmed that
the trail buffer was 75' wide and additional setbacks on the high density parcel would
occur.
Roger Stafford, local resident, supports the project. He supports the trail systems,
buffers and good design features of the project. These are features the General Plan
and community support.
Public Portion of Hearing Closed
Commissioners Heinitz, Hennecke, Kirsten, Kiser, Olson, Slater and Chair Jones all ;indicated
that open space buffers, trail systems and good design are items that the Commission has been
pushing for and thanked the applicant for including them in his project.
MOTION / VOTE:
The Planning Commission, on motion of Vice Chair Kiser, Hennecke second, finds the project
has satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant to
Section 15153, the project is consistent with the findings of the previous environmental
documents prepared for the Reynolds Ranch development and approve the Vesting Tentative
Subdivision Map and Planned Development Guidelines for the Reynolds Ranch Subdivision and
recommend to the City Council approval of the request for 227 Medium -Density and 330 High -
Density Growth Management Allocations subject to conditions in the attached resolution. The
motion carried by the following vote:
Ayes: Commissioners — Heinitz, Hennecke, Kirsten Kiser, Olson, Slater and Chair Jones
Noes: Commissioners — None
Absent: Commissioners - None
Commissioners Heinitz and Kirsten recused themselves from the following two public hearing items
because of proximity to owned properties in the Downtown area.
Commissioner Heinitz stated that he needed to excuse himself from the rest of the meeting at this point.
b) Notice thereof having been published according to law, an affidavit of which publication is on file in
the Community Development Department, Chair Jones called for the public hearing to consider the
request of the Planning Commission approval of a Use Permit Amendment to allow a Type -42 On -
Sale Beer and Wine for The Cellar Door at 21 N School Street. (Applicant: Lodi Family Wineries; File
2014-17 U; CEQA Determination: Exempt per Section 15321)
Senior Planner Craig Hoffman gave a brief PowerPoint presentation based on the staff report
and also provided a discussion on alcohol saturation compared to overall downtown businesses.
Staff recommends approval of the project as conditioned.
Commissioner Hennecke asked about a Type 69 ABC license and what exactly it allows.
Hoffman identified this was for live theater.
Hearing Opened to the Public
• Vanessa Foreman and Heather Bregman, representatives for the applicant, came forward to
answer questions. Ms. Foreman stated that Cellar Door was looking forward to expanding
their offerings and regional partners.
• Vice Chair Kiser asked about types of beers that would be served and if they would be from
distributors. Ms Foreman stated that beers would be from distributers and not brewed on-
site.
Public Portion of Hearing Closed
Page 3 of 4 June 25, 2014 PC Minutes Continued
MOTION / VOTE:
The Planning Commission, on motion of Commissioner Kiser, Hennecke second, finds the
project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section
15321 and approve the Use Permit Amendment to allow the sale of beer Alcoholic Beverage
Control (ABC) Type 42 license at 21 N. School Street subject to the findings and conditions of
approval contained in the draft Resolution. The motion carried by the following vote:
Ayes: Commissioners — Hennecke, Kiser, Olson, Slater and Chair Jones
Noes: Commissioners — None
Absent: Commissioners - Heinitz and Kirsten
c) Notice thereof having been published according to law, an affidavit of which publication is on file in the
Community Development Department, Chair Jones called for the public hearing to consider the
request of the Planning Commission for approval of a Use Permit to allow a Type -41 On -Sale Beer
and Wine for Marino's at 212 South School Street. (Applicant: Leona Marino; File 2014-20 U; CEQA
Determination: Exempt per Section 15321)
Senior Planner Craig Hoffman gave a brief PowerPoint presentation based on the staff report.
Staff recommends approval of the project as conditioned.
Hearing Opened to the Public
• Leona Marino, applicant, came forward to answer questions. Ms. Marino is looking forward
to being a part of the Lodi downtown and community.
• Chair Jones asked about past restaurant experience. Ms. Marino stated that she has run a
catering business for years and worked in the restaurant industry. She is excited to bring her
cooking to the downtown.
• Vice Chair Kiser wanted to make sure the restaurant took advantage of ABC training
programs. Ms. Marino stated that all her employees would be taking the ABC classes and
programs.
Public Portion of Hearing Closed
MOTION / VOTE:
The Planning Commission, on motion of Commissioner Kiser, Slater second, finds that the project is
exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15321, and adopt
a Resolution approving the Use Permit Use Permit to allow the sale of beer and wine Alcoholic
Beverage Control (ABC) Type 41 license at 212 South School Street subject to the findings and
conditions of approval contained in the draft Resolution. The motion carried by the following vote:
Ayes: Commissioners — Hennecke, Kiser, Olson, Slater and Chair Jones
Noes: Commissioners — None
Absent: Commissioners - Heinitz and Kirsten
Commissioner Kirsten rejoined the Commission.
4. PLANNING MATTERS/FOLLOW-UP ITEMS
Senior Planner Hoffman stated that the Tentative Looking Ahead Project List has been provided and
staff is available to answer any questions.
Vice Chair Kiser and Commissioner Kirsten asked about on-going work with the Super Wal-Mart
project. Hoffman stated that the company is currently working on their site grading plans.
Senior Planner Hoffman gave a brief report regarding the ABC License saturation in the downtown
area. This is continued information that is being gathered to be brought back to the Commission to
address concerns that have been expressed about the downtown vision.
3
Page 4 of 4 June 25, 2014 PC Minutes Continued
5. ANNOUNCEMENTS AND CORRESPONDENCE
None
6. ACTIONS OF THE CITY COUNCIL
Senior Planner Hoffman stated that a memo has been provided and gave a brief overview of the
listed items.
Vice Chair Kiser asked questions about the Michael David Winery pipeline and wanted to make sure
staff was looking out for design and potential precedent setting.
7. ACTIONS OF THE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE
None
8. ART IN PUBLIC PLACES
Commissioner Kirsten provided an overview of on-going efforts for painting of transit boxes,
expanding the effort and on-going maintenance. Committee has 23 proposals and 16 have been
completed.
Post Office bench project is in place with the crane mosaic.
The Seward Johnson exhibit is proposed to come back to Lodi possibly next year.
9. COMMENTS BY THE PUBLIC (NON -AGENDA ITEMS)
None
10. COMMENTS BY STAFF AND COMMISSIONERS (NON -AGENDA ITEMS)
All the Commissioners expressed their thanks for the Post Office concrete staining and work on
Sacramento Street.
All the Commissioners and Staff thanked Commissioners Jones for everything he has done on the
Commission. He will be missed by all.
11. ADJOURNMENT
There being no further business to come before the Planning Commission, the meeting was
adjourned at 7:55 p.m.
TTEST:
Craig Hoffma
Senior Planner
RESOLUTION NO. 2014-139
A RESOLUTION OF THE LODI CITY COUNCIL APPROVING
THE PLANNING COMMISSION'S RECOMMENDATION FOR
THE 2014 GROWTH MANAGEMENT ALLOCATIONS FOR
REYNOLDS RANCH SUBDIVISION
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby
approve the 2014 Growth Management Allocation as recommended by the Lodi
Planning Commission, as shown as follows:
Reynolds Ranch
Reynolds Ranch
Reynolds Ranch
TOTAL
Requested
2014 Allocations
0 Low -Density
227 Medium -Density
330 High -Density
Dated: August 6, 2014
557
Recommended
2014 Allocations
0 Low -Density
227 Medium -Density
330 High -Density
557
I hereby certify that Resolution No. 2014-139 was passed and adopted by the
City Council of the City of Lodi in a regular meeting held August 6, 2014, by the following
vote:
AYES: COUNCIL MEMBERS — Hansen, Johnson, Nakanishi, and
Mayor Katzakian
NOES: COUNCIL MEMBERS — Mounce
ABSENT: COUNCIL MEMBERS — None
ABSTAIN: COUNCIL MEMBERS — None
NNIFE M. ROBISON
City Clerk
2014-139
Reynolds Ranch Subdivision
Subdivision Application: 2014-7S
Growth Management Allocation: 2014-7 GM
(Applicant: Skinner Ranch Holdings)
Represented by Dale Gillespie
Request for City Council approval of Growth
Management Allocation for Reynolds Ranch
Subdivision:
❖ 227 Medium Density Residential Lots
❖ 330 High Density Units
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truly milgrre setting. Residents alloy a
zcralking trail arra their OWH neighborhood
frrrrk, With rrrrljar shoppilig, dMing, mid
services a short walk or bike rale a tuy.
Exhibit 2 -6 ---Primary Entry Sheet Section - LeBaron Blvd. (71 foot wide ROM
Note: LeBaron Blvd. +mill not have a raised median east of Stockton Blvd.
Exhibit 2-7—P7irnary Entry Plan- LeBaron Blvd.
RESIDENTIAL LOT
NMTCNEOSNAOETREES
EN1M CED PAVING
AUNDWALL. IV -S*
REAOENTIAL LOT RESIDENTIAL LOT
RAISED
MEOMN
In 2013, the City Council expired allocations accumulated since
2008. In the five-year period since 2008, 2,235 allocations were
added to the reserve. The Council eliminated 800 Low Density
and 1,435 High Density allocations. This Council action created
a new balance of 4,674 as detailed below in Table A.
Table A: Growth Management Allocation History
Density
Base Available Allocations
Total Available
for 2012
2% Allocations
for 2013
Total Available for
2013
Low 0.1-7
2,995
291
3,286
Medium 7.1-20
557
45
602
High 20.1-30
1,122
112
11234
TOTAL
4,674
448
5,122
Table B identifies the available Allocations in 2013,
Allocations provided to projects in 2013 and those available
for 2014.
Table B: Growth Management Allocation for 2014
Available Allocations
Total
Available for
Total Allocated in
2%Allocations
Total Available
2013
2013 (Rose Gate)
for 2014
for 2014
Low 0.1-7
3,286
- 232 3,054
294
3,348
Medium 7.1-20
602
-0 602
46
648
High 20.1-30
11234
-0 1,234
113
1,347
TOTAL
5,122
4,890
453
59343
Table C identifies the 2014 Total Allocations, the requested
Allocations for the project, and the remaining overall
Allocations.
Table C: Growth Management Allocation for
Reynolds Ranch
Available Allocations
Density
Total
Allocation for
Allocation for
Remaining
Total
Available
Van Ruiten
Reynolds
Allocations for
Remaining
for 2014
Ranch
Ranch
2014
for 2014
Low 0.1-7
3,348
145
0
145 — 294 (149)
3,203
Medium (7.1-
648
55
227
282 — 46 (-236)
366
20
High (20.1-30)
1,347
88
330
418 — 113 (-305)
929
TOTAL
5,343
288
557
-392
4,498
The project is subject to the requirements of the
California Environmental Quality Act (CEQA). All
potentially significant environmental impacts were
publicly disclosed and made available for comment
via Lodi Annexation Environmental Impact Report,
prior to any decisions to approve any part of the whole
project.
Subsequently, the City Council certified an
Environmental Impact Report (EIR) for the City of Lodi
General Plan.
The Planning Commission reviewed the
project in its entirety and recommended the
City Council grant the applicant 227 Medium -
Density Residential and 330 High -Density
Residential Growth Management Allocations.
Please immediately confirm receipt
of this fax by calling 333-6702
CITY OF LODI
P. O. BOX 3006
LODI, CALIFORNIA 95241-1910
ADVERTISING INSTRUCTIONS
SUBJECT: PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION
APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO
AUTHORIZE 227 MEDIUM -DENSITY RESIDENTIAL AND 330 HIGH-
DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR
REYNOLDS RANCH SUBDIVISION
PUBLISH DATE: SATURDAY, JULY 19, 2014
TEAR SHEETS WANTED: One (1) please
SEND AFFIDAVIT AND BILL TO:
LNS ACCT. #0510052
DATED: THURSDAY, JULY 17, 2014
JENNIFER M. ROBISON, CITY CLERK
City of Lodi
P.O. Box 3006
Lodi, CA 95241-1910
ORDERED BY: JENNIFER M. ROBISON, CMC
CITY CLERK
/ 7J �.�L !I�.��
JENNIFER M. ROBISON
CITY CLERK
Verify Appearance of this Legal in the Newspaper — Copy to File
Faxed to the Sentinel at 369-1084 at : o` (time) on 71111 /Y (date) 2 (pages)
LNS Phoned to confirm receipt of all pages at (time) ES JMR (initials)
forms\advins.doc
DECLARATION OF POSTING
PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION
APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO
AUTHORIZE 227 MEDIUM -DENSITY RESIDENTIAL AND 330 HIGH-
DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR
REYNOLDS RANCH SUBDIVISION
On Thursday, July 17, 2014, in the City of Lodi, San Joaquin County, California, a
Notice of Public Hearing to consider adopting a resolution approving the Planning
Commission's recommendation to authorize 227 medium -density residential and
330 high-density residential Growth Management Allocations for Reynolds Ranch
Subdivision (attached and marked as Exhibit A) was posted at the following locations:
Lodi City Clerk's Office
Lodi City Hall Lobby
Lodi Carnegie Forum
I declare under penalty of perjury that the foregoing is true and correct.
Executed on July 17, 2014, at Lodi, California.
JENNIFER M. ROBISON, CMC
CITY CLERK
N:Wdministration\CLERK\Forms\DECPOSTCD.DOC
JENNIFER M. ROBISON
CITY CLERK
I� ifi%..:: Via, 1
ELENA •DDA -D
ADi -.
y OFA
V� 00
09OR�)
DECLARATION OF MAILING
PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION APPROVING THE
PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 227 MEDIUM -DENSITY
RESIDENTIAL AND 330 HIGH-DENSITY RESIDENTIAL GROWTH MANAGEMENT
ALLOCATIONS FOR REYNOLDS RANCH SUBDIVISION
On Thursday, July 17, 2014, in the City of Lodi, San Joaquin County, California, I deposited in
the United States mail, envelopes with first-class postage prepaid thereon, containing a Notice
of Public Hearing to consider adopting a resolution approving the Planning Commission's
recommendation to authorize 227 medium -density residential and 330 high-density residential
Growth Management Allocations for Reynolds Ranch Subdivision, attached hereto marked
Exhibit A. The mailing list for said matter is attached hereto marked Exhibit B.
There is a regular daily communication by mail between the City of Lodi, California, and the
places to which said envelopes were addressed.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on July 17, 2014, at Lodi, California.
JENNIFER M. ROBISON, CMC
CITY CLERK
Forms/decmaii.doc
JENNIFER M. ROBISON
CITY CLERK, CITY OF LODI
&W_UG_
ELENA STODDARD
ADMINISTRATIVE CLERK
• CITY OF LODI
Carnegie Forum
' 305 West Pine Street, Lodi
IN
NOTICE OF PUBLIC HEARING
Date: August 6, 2014
Time: 7:00 p.m.
For information regarding this notice please contact:
Jennifer M. Robison
City Clerk
Telephone: (209) 333-6702
NOTICE OF PUBLIC HEARING
Ev [Ti
yam;
NOTICE IS HEREBY GIVEN that on Wednesday, August 6, 2014, at the hour of
7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will
conduct a public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider
the following item:
a) Adopting a resolution approving the Planning Commission's
recommendation to authorize 227 medium -density residential
and 330 high-density residential growth management
allocations for Reynolds Ranch Subdivision.
Information regarding this item may be obtained in the Community Development
Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are
invited to present their views and comments on this matter. Written statements may be
filed with the City Clerk, City Hall, 221 West Pine Street, 2nd Floor, Lodi, 95240, at any
time prior to the hearing scheduled herein, and oral statements may be made at said
hearing.
If you challenge the subject matter in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to
the close of the public hearing.
By Order of the Lodi City Council:
4",L�
46�r�ene M. Robison
rk
Dated: July 16, 2014
Appr ed as to form:
C.fanLc _M gdich
--City Attorney
CLERKTUBHEAR\NOTICES\NOTCDD.DOC 7/10/14
300 Foot Radius Mailing List for the Reynolds Ranch Subdivision Growth Management Allocations Public Hearing
PARCEL
OWNER
- ATTN
STREET
CITY
STATE
ZIP
5801001
UPRR
N/A
3435 E
5801002
CURRENT RESIDENT
ARMSTRONG RD
LODI
CA
95240
3651 E SCOTTSDALE
5811015
CURRENT RESIDENT
RD
LODI
CA
95240
3771 E SCOTTSDALE
5811017
CURRENT RESIDENT
RD
LODI
CA
95240
3909 E SCOTTSDALE
5811018
CURRENT RESIDENT
RD
LODI
CA
95240
4111 E.
5811020
CURRENT RESIDENT
SCOTTSDALE RD
LODI
CA
95240
4279 E SCOTTSDALE
5811031
CURRENT RESIDENT
RD
LODI
CA
95240
4291 E SCOTTSDALE
5811032
CURRENT RESIDENT
RD
LODI
CA
95240
3511 E SCOTTSDALE
5811042
CURRENT RESIDENT
RD
LODI
CA
95240
GOMEZ, SALVADOR &
2845 S STOCKTON
5813014
MARIA A
ST
LODI
CA
95240
PELLETTI, MARIA VILMA
2825 S STOCKTON
5813022
TR
ST
LODI
CA
95240
ROBERT L & CAROLYN W
5865003
REYNOLDS
33 E TOKAY ST
LODI
CA
95240
LEBARON RANCHES LP
5865004
ETAL
33 E TOKAY ST
LODI
CA
95240
BLUE SHIELD
CALIF PHYSICIANS
OF CAL
3021 REYNOLDS
5865005
SERVICE CORP
ATTN BETTY
RANCH PKWY
LODI
CA
95240
SKINNER RANCH
1420 S MILLS AVE
5865012
HOLDINGS LP
STE K
LODI
CA
95242
SKINNER RANCH
1420 S MILLS AVE
5865013
HOLDINGS LP
SUITE L
LODI
CA
95242
HOME
DEPOTINC
5865018
TELFAIR CORPORATION
USA
13161 TELFAIR AVE
SYLMAR
CA
91342
REYNOLDS RANCH
1420 S MILLS AVE,
applicant
PARTNERS Inc
SUITE M
LORI
CA
95242
7