HomeMy WebLinkAboutAgenda Report - October 21, 2015 G-02 PHAGENDA ITEM G�Z
CITY OF LODI
COUNCIL COMMUNICATION
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AGENDA TITLE: Conduct a Public Hearing to Consider Adopting a Resolution Approving
the Planning Commission's Recommendation to Authorize 22 Low -
Density Residential Growth Management Allocations for Vintage Square
Subdivision
MEETING DATE: October 21, 2015
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Conduct a public hearing to consider adopting a resolution
approving the Planning Commission's recommendation to
authorize 22 Low -Density Residential Growth Management
Allocations for Reynolds Ranch Subdivision.
BACKGROUND INFORMATION: The property was originally annexed into Lodi on April 25,
1996 as part of the Crossroads Annexation. This included
the subject property as well as the southwest corner of
Lower Sacramento Road and Kettleman Lane. In addition to annexation, the City designated
the area as Commercial Shopping and the property along Taylor Road and Westgate as
residential.
All Air Quality, Biological and Agricultural mitigation were satisfied during the annexation
process. The project paid all development impact fees with the development of the Lowe's
Shopping Center.
Subsequently, the 2010 General Plan designated the property low-density residential with a
density of 2 — 8 units per acre.
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 August 26, 2015, the Planning Commission held a public hearing regarding the 2015
Residential Growth Management Development Allocation. At this hearing the Planning
Commission reviewed a request by Vintners Square LLC, The Grupe Company for (i) Growth
Management Allocation for 22 Low -Density Residential Lots; (ii) a Subdivision Map for the
Vintner Square Subdivision, a 9 -acre, 57 -unit subdivision; and (iii) adopted Development
Standards for the subdivision known as Vintner Square located within Low -Density Residential
Zoning District.
The Commission received a staff report, heard
as well as the applicant, opened the hearing
opposition to the application, closed the public
the staff presentation, asked questions of staff
to the public for testimony in support and in
hearing and voted 7-0 to recommend the City
APPROVED: f
Step n Ii'W-Aker, Ce Manager
Council approve the applicant's request for 22 Low -Density Residential growth management
allocation units.
ANALYSIS
The subject site consists of two parcels totaling nine acres. To the western portion of the
property is a 3 -acre detention basin that the City is considering to vacate. Taylor Road forms
the northern property border, to the east is Lower Sacramento Road, to the west is Westgate
Lane and to the south is the Lowe's shopping center.
Along the north of Taylor Road are unincorporated rural properties that are identified to
ultimately annex to the City.
The proposed Tentative Map would subdivide the project parcel into 57 low-density residential
single-family lots, one private lot for an open space / park lot and associated public and private
roadways.
The size and shape of the subject project area makes an efficient lotting design difficult. The
applicant has proposed a number of lotting designs and ultimately decided to not try to compete
with the housing product in Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
ALLOCATION
The Vintner Square property was allocated 35 units in 2004. The applicant is requesting 22
additional units to construct the full project.
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;
44 percent low density, 28 percent medium density and 28 percent high density (GM -134).
The following calculation explains the current City population of 63,719 as of January 1, 2015
and 447 units available for 2015:
Growth Allocations for 2013 and 2014 were higher because the persons per household was
lower. New Department of Finance numbers show Lodi at 2.85 persons per household in 2015
compared with 2.7 in the past.
1. Calculate two percent of the City's current population: 63,719 x 2% = 1,274.38
2. Divide 1,274 by the average number of persons per household 1,274 / 2.85 = 447.15
3. Divide the 447.15 (447 du) units into the 3 housing types:
44% low density = 197 units
28% medium density = 125 units
28% high density = 125 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 2012
Density
Base Available Allocations
Total Available for 2012
2% Allocations for
2013
Total Available for
2013
Low (0.1-7)
2,995
197
3,192
Medium (7.1-20)
557
126
683
High (20.1-30)
1,122
125
1,247
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 2013 and 2014
Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table C: Growth Management Allocation for 2014
Density
Available Allocations
Total
Total Allocated in
2%Allocations
Total Available
Total
Remaining
for 2014
Low (0.1-7)
Available for
2013 (Rose Gate)
for 2014
for 2014
3,014
2013
810
55
227
Low (0.1-7)
3,192
-232 (2960)
199
3,159
Medium (7.1-20)
683
-0 (683)
127
810
High (20.1-30)
1,247
-0 (1,247)
127
1,374
TOTAL
5,122
4,890
453
5,343
Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table C: Growth Management Allocation for 2014
Density
Available Allocations
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)
3,159
145
0
145 - 199 (54)
3,014
Medium (7.1-20)
810
55
227
282 - 127 (-155)
528
High (20.1-30)
1,374
88
330
418 - 127 (-291)
956
TOTAL
5,343
288
557
-392
4,498
Table D identifies the 2015 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table D: Growth Management Allocation for 2015
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 tentative map is consistent with the current General Plan (2010). The proposed
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 22
Low -Density Residential Growth Management Allocations.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Stephen Schwabauer
Community Development Director
Attachment:
1. Aerial /Vicinity Map
2. Tentative Subdivision Map
3. Planning Commission Staff Report
4. Planning Commission Resolution
5. Planning Commission minutes of August 26, 2015
6. Draft Resolution
+
Available Allocations
Densi ty
Total ^{
I Remaining
for 2014
+ 2%Allocations
+
for 2015
Total
Available
for 2015
Grupe —Taylor
Road
Total
Remaining
for 2015
Low (0.1-7)
_Medium (7.1-20)
High (20.1-30)
3,014
197
3,211
22
0
3,189
653
1081
4,923
528 125
956 125
4,498 447
653
1081
4,945
0
TOTAL
4,923
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 tentative map is consistent with the current General Plan (2010). The proposed
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 22
Low -Density Residential Growth Management Allocations.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Stephen Schwabauer
Community Development Director
Attachment:
1. Aerial /Vicinity Map
2. Tentative Subdivision Map
3. Planning Commission Staff Report
4. Planning Commission Resolution
5. Planning Commission minutes of August 26, 2015
6. Draft Resolution
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CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: August 26, 2015
APPLICATION NO: Subdivision Application: 2015-14S
Planned Development 2015-14 PD
Growth Management Allocation: 2015-14 GM
REQUEST: Request for Planning Commission approval of:
a) Growth Management Allocation for 22 Low -Density Residential Lots;
and
b) A Subdivision Map for the Vintner Square Subdivision, a 9 acre, 57
unit subdivision; and
c) Adopt Development Standards for the subdivision known as Vintner
Square located within Low Density Residential Zoning District.
South of Taylor Road and west of Lower Sacramento Road
(Applicant: Vintners Square LLC; File: 2015-14 GM / S / PD; CEQA
Status: Section 15183 — Previous Environmental Review)
LOCATION: South of Taylor Road and west of Lower Sacramento Road
APN: 027-420-08 and 027-420-10
Lodi, CA 95240
APPLICANT: Vintners Square LLC
The Grupe Company
Mr. Chris Conklin
3255 West March Lane, Suite 400
Stockton, CA 95219
PROPERTY OWNER:
Geweke Family PTP
Mr. John Farris
P.O. Box 1420
Lodi, CA 95241
RECOMMENDATION
Staff recommends that the Planning Commission approve the Tentative Subdivision Map and
Planned Development Guidelines for the Vintage Square Subdivision and recommend to the
City Council approval of the request for 22 Low -Density growth management allocations subject
to conditions in the attached resolution.
PROJECT/AREA DESCRIPTION
General Plan Designation: Low Density Residential
Zoning Designation: RLD - Low Density Residential
Property Size: 3.74 (162,914.4 sq ft) + 5.26 (229,125.6 sq ft) = 9.00 (392,040 sq ft)
The adjacent zoning and land use characteristics:
SUMMARY
The proposed project seeks to create a private / gated 57 single family lot community with
associated landscape parcels and private streets.
All private streets meet the minimum City right of way standards.
The project does include a private 7,100 sq ft open space lot for the gated community.
The project takes access off Taylor Road with a secondary access off Westgate Drive
The project site was previously granted 35 growth allocations in 2005. The applicant seeks an
additional 22 growth allocations
The applicant is proposing a different housing product and living experience that the last 3 major
subdivisions in Lodi — Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
BACKGROUND
The property was originally annexed into Lodi on April 25, 1996 as part of the Crossroads
Annexation. This included the subject property as well as the southwest corner of Lower
Sacramento Road and Kettleman Lane. In addition to annexation, the City designated the area
as Commercial Shopping and the property along Taylor Road and Westgate as residential.
All Air Quality, Biological and Agricultural mitigation were satisfied during the annexation
process. The project paid all development impact fees with the development of the Lowe's
Shopping Center.
Subsequently, the 2010 General Plan designated the property low density residential with a
density of 2 — 8 units per acre.
ANALYSIS
Existing Conditions: The subject site consists of two parcels totaling 9 acres. To the western
portion of the property is a 3 acre detention basin that the City is looking to vacate. Taylor Road
forms the northern property border, to the east is Lower Sacramento Road, to the west is
Westgate Lane and to the south is the Lowe's shopping center.
Along the north of Taylor Road are unincorporated rural properties that are identified to
ultimately annex to the City.
F,
ADJACENT ZONING DESIGNATIONS AND LAND USES
GENERAL PLAN
ZONING CLASSIFICATION
EXISTING LAND
USE
North
Medium Density Residential,
San Joaquin County
Rural Residences
South
Commercial
Community Commercial
Lowe's Shopping
Center
East
Low Density Residential
Low Density Residential
Vacant/
residential
West
Low Density Residential,
San Joaquin County
Agricultural use
SUMMARY
The proposed project seeks to create a private / gated 57 single family lot community with
associated landscape parcels and private streets.
All private streets meet the minimum City right of way standards.
The project does include a private 7,100 sq ft open space lot for the gated community.
The project takes access off Taylor Road with a secondary access off Westgate Drive
The project site was previously granted 35 growth allocations in 2005. The applicant seeks an
additional 22 growth allocations
The applicant is proposing a different housing product and living experience that the last 3 major
subdivisions in Lodi — Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
BACKGROUND
The property was originally annexed into Lodi on April 25, 1996 as part of the Crossroads
Annexation. This included the subject property as well as the southwest corner of Lower
Sacramento Road and Kettleman Lane. In addition to annexation, the City designated the area
as Commercial Shopping and the property along Taylor Road and Westgate as residential.
All Air Quality, Biological and Agricultural mitigation were satisfied during the annexation
process. The project paid all development impact fees with the development of the Lowe's
Shopping Center.
Subsequently, the 2010 General Plan designated the property low density residential with a
density of 2 — 8 units per acre.
ANALYSIS
Existing Conditions: The subject site consists of two parcels totaling 9 acres. To the western
portion of the property is a 3 acre detention basin that the City is looking to vacate. Taylor Road
forms the northern property border, to the east is Lower Sacramento Road, to the west is
Westgate Lane and to the south is the Lowe's shopping center.
Along the north of Taylor Road are unincorporated rural properties that are identified to
ultimately annex to the City.
F,
General Plan Compliance: The project site includes General Plan Land Use designation of Low
Density Residential. The proposed project is consistent with the current General Plan (2010)
land use designations, layout and required density.
The Low Density Residential designation mandates density ranges between two (2) to eight (8)
units per acre. The Vintner Square project has a density of 6.3 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.
Zoning Compliance: The project site is zoned RLD — Low Density Residential. This zoning
designation identified design standards for the size and shape of parcels along with street
access. The zoning code requires 5,000 sq. ft. lots with 50 ft. width.
The zoning code has provisions for a Planned Development (PD) overlay to be applied to
projects, to 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 applicant has requested the PD overlay to allow for flexibility of design standards. The PD
request is to develop a private gated community, private streets and lots that are on average
4,000 sq. ft. in size with a width of 46 ft. The front yard setback is 10 ft from the private
roadway.
Planned Development Guidelines: The applicant has prepared the Vintners Square Planned
Development Standards and Guidelines. (Attachment C) 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.
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.
Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 57 Low -
Density residential single-family lots, 1 private lot for an open space / park lot and associated
public and private roadways.
The size and shape of the subject project area makes an efficient lotting design difficult. The
applicant has proposed a number of lotting designs and ultimately decided to not try to compete
with the housing product in Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
The project includes lots that meet to 2 to 8 units per acre density, but overall do not meet the
size standards for Low Density Residential
3
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 Taylor Road and Westgate Drive. The
project is bordered
existing roadways.
system.
by Lower Sacramento Road. The project does not restrict or impede
The private development will include private access to the existing roadway
The General Plan discourages private roadways and gated communities. This is intended to
ensure through roads and a gridded street pattern. The project proposal will not reduce area
circulation and connectivity. The project size and location is one of a few sites in Lodi that
would be appropriate for a gated community without reducing through streets and reducing
connectivity.
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.
There is an existing masonry wall along the southern boundary. A masonry wall will be
constructed along Westgate, Taylor and Lower Sacramento Roads. Landscaping will be
located between a detached sidewalk and masonry wall.
Condition of approval 9 and 23 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.
Growth Management Compliance: The Vintner Square property was allocated 35 units in 2004.
The applicant is requesting 22 additional units to construct the full project.
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; 44 percent low
density, 28 percent medium density and 28 percent high density (GM -134). The following
calculation explains the current City population of 63,719 as of January 1, 2015 and 447 units
available for 2015:
4
Growth Allocations for 2013 and 2014 were higher because the persons per household was lower.
New Department of Finance numbers show Lodi at 2.85 persons per household in 2015 compared
with 2.7 in the past.
1. Calculate two percent of the City's current population: 63,719 x 2% = 1,274.38
2. Divide 1,274 by the average number of persons per household 1,274 / 2.85 = 447.15
3. Divide the 447.15 (447 du) units into the 3 housing types:
44% low density = 197 units
28% medium density = 125 units
28% high density = 125 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 2012
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 2013 and 2014
Base Available Allocations
Density
Total Available for 2012
2% Allocations for
2013
Total Available for
2013
Low (0.1-7)
2,995
197
3,192
Medium (7.1-20)
557
126
683
High (20.1-30)
1,122
125
1,247
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 2013 and 2014
Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
5
Available Allocations
Total
Available for
2013
Total Allocated in
2013 (Rose Gate)
2%Allocations
for 2014
Total Available
for 2014
Low (0.1-7)
3,192
-232 (2960)
199
3,159
Medium (7.1-20)
683
-0 (683)
127
810
High (20.1-30)
1,247
-0 (1,247)
127
1,374
TOTAL
5,122
4,890
453
5,343
Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
5
Table C: Growth Management Allocation for 2014
Table C identifies the 2015 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table D: Growth Management Allocation for 2015
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)
3,159
145
0
145 — 199 (54)
3,014
Medium (7.1-20)
810
55
227
282 — 127 (-155)
528
High (20.1-30)
11374
88
330
418— 127 (-291)
956
TOTAL
5,343
288
557
-392
4,498
Table C identifies the 2015 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table D: Growth Management Allocation for 2015
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.
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 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
A
Available Allocations
Density
Total
Remaining
for 2014
2%Allocations
for 2015
Total
Available
for 2015
Grupe — Taylor
Road
Total
Remaining
for 2015
Low (0.1-7)
3,014
197
3,211
22
3,189
Medium (7.1-20)
528
125
653
0
653
High (20.1-30)
956
125
1081
0
1081
TOTAL
4,498
447
4,945
4,923
4,923
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.
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 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
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 California Environmental Quality Act (CEQA) requires analysis of agency approvals of
discretionary "Projects." A "Project," under CEQA, is defined as "the whole of an action, which
has a potential for resulting in either a direct physical change in the environment, or a
reasonably foreseeable indirect physical change in the environment." The proposed Rezone,
Tentative Subdivision Map, and Design Review for subdivision layout is a project under CEQA.
CEQA Guidelines Section 15183 (Public Resources Code §21083.3), provides that projects that
are consistent with a Community Plan, General Plan, or Zoning for which an environmental
impact report (EIR) has been certified "shall not require additional environmental review, except
as might be necessary to examine whether there are project -specific significant effects which
are peculiar to the project or its site."
The project site was annexed into the City of Lodi in 1996 and paid all mitigation costs and
completed environmental measures to reduce impacts from the conversion from rural to urban
uses.
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.
No potential new impacts related to the Project have been identified that would necessitate
further environmental review beyond the impacts and issues already disclosed and analyzed in
the General Plan EIR. No increase in development density beyond what was anticipated in the
General Plan for the Project site would occur. 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 15183 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 11
2015 and August 15, 2015. Thirty-eight (38) 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 15183, the project is consistent with the findings of the previous environmental
documents prepared for the 2010 Lodi General Plan and approve the Tentative Subdivision
Map and Planned Development Guidelines for the Grupe Taylor Road Subdivision and
recommend to the City Council approval of the request for 22 Low -Density Growth
Management Allocations subject to conditions in the attached resolution."
7
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. Subdivision Map
C. Planned Development Standards
D. Draft Resolution
Stephen Schwabauer
Community Development Director
13
RESOLUTION NO. 15-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING
THE REQUEST OF THE GRUPE COMPANY FOR APPROVAL OF VINTNERS SQUARE
SUBDIVISION MAP FOR VINTNERS SQUARE SUBDIVISION, A 9 -ACRE, 57 UNIT
SUBDIVISION AND 22 GROWTH MANAGEMENT ALLOCATION REQUESTS
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed
public hearing, as required by law, on the requested Subdivision application, in
accordance with the Lodi Municipal Code, Section 17.74; and
WHEREAS, the project site is located south of Taylor Road and west of Lower Sacramento
Road, Lodi, CA 95240 (APN: 027-420-08 and 027-420-10); and
WHEREAS, the applicant is Vintners Square LLC, The Grupe Company, Mr. Chris Conklin,
3255 West March Lane, Suite 400, Stockton, CA 95219; and
WHEREAS, the project properties owners of record are Geweke Family PTP, Mr. John Farris,
P.O. Box 1420, Lodi, CA 95240; and
WHEREAS, the applicant, Vintners Square LLC, The Grupe Company, Mr. Chris Conklin, has
filed the Vintners Square Subdivision Map, Planned Development Guidelines 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 Low Density Residential for the project site;
and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21,
2013, granted Low Density Residential for the project site; 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 Subdivision Map contains 9 acres, 57 -single family residential lots 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:
1. The California Environmental Quality Act (CEQA) requires analysis of agency approvals of
discretionary "Projects." A "Project," under CEQA, is defined as "the whole of an action,
which has a potential for resulting in either a direct physical change in the environment, or
a reasonably foreseeable indirect physical change in the environment." The proposed
Rezone, Tentative Subdivision Map, and Design Review for subdivision layout is a project
under CEQA.
CEQA Guidelines Section 15183 (Public Resources Code §21083.3), provides that
projects that are consistent with a Community Plan, General Plan, or Zoning for which an
environmental impact report (EIR) has been certified "shall not require additional
environmental review, except as might be necessary to examine whether there are project -
specific significant effects which are peculiar to the project or its site."
The project site was annexed into the City of Lodi in 1996 and paid all mitigation costs and
completed environmental measures to reduce impacts from the conversion from rural to
urban uses.
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.
No potential new impacts related to the Project have been identified that would necessitate
further environmental review beyond the impacts and issues already disclosed and
analyzed in the General Plan EIR. No increase in development density beyond what was
anticipated in the General Plan for the Project site would occur. 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 15183 and no further
environmental review is required.
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 design of the proposed tentative subdivision and type of improvements are not likely to
cause serious public health problems in that all public improvements will be built per City
standards and all private improvements will be built per the California Building Code.
6. The design of the proposed tentative subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through or use of property
within the proposed tentative subdivision.
7. The subdivision is conditioned to construct public street improvements thereby insuring that
an adequate Level of Service is maintained on the roadways within the area.
8. The 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.
9. Said Subdivision map complies with the requirements of Title 17, Article 5 of the Lodi
Development Code, governing subdivision maps.
NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of
the City of Lodi hereby approves the Subdivision Map and associated Development Standards for
the Vintners Square Subdivision and recommends that the City Council award 22 low density
growth management allocation units subject to the following development conditions and
standards:
1. The property owner and/or developer and/or successors in interest and management shall,
at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents,
officers, directors and employees, from and against all claims, actions, damages, losses, or
expenses of every type and description, including but not limited to payment of attorneys'
fees and costs, by reason of, or arising out of, this development approval. The obligation to
defend, indemnify and hold harmless shall include, but is not limited to, any action to
arbitrate, attack, review, set aside, void or annul this development approval on any grounds
whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or
proceeding and shall cooperate fully in the defense.
2. This recommendation for approval by the Planning Commission shall not constitute an
authorization to begin any construction.
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 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 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. If archeological materials are uncovered during any construction or pre -construction
activities on the site, all earthworks within one hundred feet (100') of these materials shall be
stopped, the Community Development Department notified, and a professional archeologist,
certified by the Society of California Archeology and/or the Society of Professional
Archeology, shall be notified. Site work in this area shall not occur until the archeologist has
3
had an opportunity to evaluate the significance of the find, and outline appropriate mitigation
measures, if they are deemed necessary.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. The Developer shall notify all purchasers of homes or lots, either through the Department of
Real Estate Subdivision Report or, if there is no Subdivision Report, through a statement
signed by each buyer and submitted to the City, that the this subdivision is adjacent to an
agricultural area, and as such, there are ground and aerial applications of chemicals, and
early morning/night time farming operations which may create noise and dust, etc. In
addition, all purchasers of homes or lots shall be made aware of the future possibility of oil
and gas well exploration on surrounding and adjacent properties and that farm animals may
be kept on adjacent properties that may be outside the City limits. The wording and format
for notifying home buyers of this information is subject to approval by the Community
Development Director.
18. 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.
19. No variance from any City of Lodi adopted code, policy or specification is granted or implied
by this approval.
20. 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
4
developments and defines property ownership and boundaries. The City expects quality
materials that will last and maintain an appealing aesthetic within neighborhoods. This
includes metal or pressure treated posts for fencing.
City of Lodi Fire Department
21. The developer shall comply with all applicable requirements of the California Fire Code and
the adopted policies of the City of Lodi.
22. 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)
23. 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.
24. 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.
25. 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 Public Works Department has the following comments regarding the subject development
plan for the Vintner's Square residential development:
26. 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.
5
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 reverse frontages. Requires approval of
the Community Development Director.
g) Landscape, irrigation, lighting and construction for all reverse frontage, and side lot
components, including reverse frontage walls. Walls (both existing and proposed) 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.
h) All utilities, including water, wastewater, storm drainage, street lights and electrical, gas,
telephone and cable television facilities.
i) Joint trench.
j) Undergrounding of existing overhead utilities in Taylor Road from Lower Sacramento
Road to the west side of Westgate Drive.
k) Public street improvements for Taylor Road, and Westgate Drive and Lower Sacramento
Road per City Design Standards.
1) Traffic striping and signage modifications for Taylor Road and Westgate Drive.
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.
27. All public street improvements shall be to the approval of the Public Works Director.
a) Lower Sacramento Road. Install landscape and irrigation improvements and a reverse
frontage wall. The reverse frontage wall, landscaping and irrigation improvements shall
be constructed by the developer at the developer's expense to the approval of the Public
Works Director and Community Development Director. The wall shall have a minimum
height of 6 feet measured from the highest adjacent pad grade.
b) Taylor Road. Street improvements on Taylor Road shall conform to Standard Plan 101,
Cross Section 2 on the south side of Taylor Road (termination of roadway improvements
on the north side of Taylor Road may conform to existing pavement and driveway
configurations but new pavement must be installed). Developer shall acquire temporary
construction easements, if necessary, from the property owners along the north side of
Taylor Road to allow construction of improvements, including, but not limited to street
pavement, transitions to existing driveways and street lights along the south side of the
roadway. Developer or developer's engineer shall core existing pavement to determine
suitability of existing structural section. Street and utility improvements to be constructed
may require removal and reconstruction of existing street pavement improvements. At a
minimum, the existing pavement shall receive an asphalt overlay of no less than 0.15' in
thickness. Install landscape and irrigation improvements and a reverse frontage wall.
Reverse frontage wall, landscaping and irrigation improvements shall be constructed by
the developer at the developer's expense to the approval of the Public Works Director
and Community Development Director. The wall shall have a minimum height of 6 feet
measured from the highest adjacent pad grade.
c) Westgate Drive. Install landscape and irrigation improvements and a reverse frontage
wall. The reverse frontage wall, landscaping and irrigation improvements shall be
constructed by the developer at the developer's expense to the approval of the Public
Works Director and Community Development Director. The wall shall have a minimum
height of 6 feet measured from the highest adjacent pad grade.
28. Design and installation of public improvements to be in accordance with City master plans.
Water, wastewater and storm drainage master plans and design calculations for the
development will be required.
a) Wastewater. Master plan wastewater facilities are not available south of Kettleman Lane
until the Lodi Shopping Center public improvements are accepted by the City. If the
development precedes the construction and acceptance of the Lodi Shopping Center
wastewater improvements, a temporary lift station on Westgate Drive will be required to
provide temporary wastewater service until master plan facilities are available. The
temporary lift station design and installation shall be to the approval of the Public Works
Director. The City will consider alternative wastewater pipeline alignments to serve the
subdivision.
b) Storm Drainage. Terminal master plan storm drain facilities are not available west of
Lower Sacramento Road. Storm drain facilities shall be designed to accommodate
future connection to the master plan storm drainage facilities.
i) The Developer may discharge storm drainage into the G -Basin collection system as
reflected in the Vintner's Square Development Storm Water Analysis dated May
2015. The Developer shall fund the work to construct the storm water operations
facilities improvements needed to establish storage capacity in the G -Basin
watershed until the master plan facilities are available.
29. Underground all existing overhead utilities on the south side of Taylor Road and those
crossing Taylor Road.
30. The design of underground facilities on Taylor Road (electric, telephone, cable TV) shall
include provisions for future underground utilities north of Taylor Road. Although the
properties north of Taylor Road are currently served by P.G. & E., upon annexation, the
properties may be served by City of Lodi Electric Utility. Street crossings (conduits only) for
future Lodi Electric facilities shall be constructed with this project.
31. 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 for public improvements will be two (2) years,
commencing on the date of acceptance of the public improvements.
32. 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.
7
33. Dedication of a Non -Exclusive Egress and Ingress Easement (extending along the private
streets from property line to property line) along the common frontage of Lots 1 through 57,
Lot A and the entry to the subdivision. Dedication shall be for the purposes of access only
and exclusive of public utilities. Said access easement shall be to the approval of the Public
Works Department, Community Development Department and Fire Department.
34. The proposed south right-of-way along Taylor Road will delineate the boundary between
public and private roadway and surface improvements of the development. The entrance,
entrance gate and all interior streets are private. Developer shall make provisions for
providing emergency vehicles, City maintenance vehicles and waste collection vehicle
access through the security gate.
35. Developer shall dedicate a public utility easement overlying the public water, wastewater
and storm drain infrastructure within the private streets.
36. Excepting the project entrance, and proposed pedestrian access points on Lower
Sacramento Road and Westgate Drive, Developer shall dedicate a restricted access
easement along the east boundary of Westgate Drive, south boundary of Taylor Road,
south boundary of the subdivision and the west boundary of Lower Sacramento Road.
37. 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.
38. Verification must be provided showing that the fire engines, garbage trucks, and buses can
navigate the proposed private streets.
39. Existing water and wastewater pipelines shall not be impacted by this project. If portions of
pipeline 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.
40. Provide all necessary traffic signs for the entire subdivision, including any necessary traffic
signs needed along Taylor Road and Westgate Drive.
41. Provide a slope easement or retaining wall along the boundary of the development for all
grade differentials of one foot or greater.
42. 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.
43. As set forth in Resolution No. 2007-59 approved by the City Council on April 4, 2007, the
territory included in the subdivision map shall be annexed to the City of Lodi Community
Facilities District No 2007-1 (Public Facilities) prior to final map filing. All costs associated
with annexation to the District shall be the Developer's responsibility.
44. 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.
45. Submit final map per City and County requirements including the following:
a) Preliminary title report.
0
b) Waiver of vehicle access rights at Taylor Road except at the proposed driveway
entrance to the private shared access roadway along the interior of the subdivision;
Westgate Drive and Lower Sacramento Road.
c) Final Map Guarantee
46. Project application was deemed complete prior to July 1, 2015 post construction standards
deadline. 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.
47. 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.
48. 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.
49. 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.
50. Install up to two (2) automatic water flushing valves at locations to be determined by the
Public Works Utilities Superintendent.
51. The project will install landscape areas along Taylor Road, Westgate Drive and Lower
Sacramento Road. After the City accepts the landscape improvements, the Developer will
be required to maintain the landscaping for two years.
52. Per Lodi Municipal Code Section 17.62.040, all reimbursements shall be made by private
reimbursement agreement in accordance with Chapter 17.62.
53. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
54. Obtain the following permits:
a) City of Lodi encroachment permit for work within their right-of-way for work taking place
prior to execution of the Improvement Agreement.
b) Grading Permit from the City of Lodi Building Department
c) NPDES Construction General Permit (SWPPP).
d) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits
4
55. 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. Note that inspection fees will be based
on the cost of constructing all elements of public improvements (e.g. private streets over
water, wastewater and storm drain pipelines to establish all weather access to utilities).
b) Development Impact Mitigation Fees per the Public Works Fee and Service Charge
Schedule at the certificate of occupancy. Development Impact Fees (with exception of
wastewater and electrical fees) have been paid.
c) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance.
d) Stormwater compliance inspection fee prior to map filing or commencement of
construction operations, whichever occurs first.
e) Fees charged for design, review, inspection, impact, or encroachment by the various
agencies and utility companies having jurisdiction in this area.
f) Annexation into the City of Lodi Community Facilities District — Estimated at $10,000.
g) Any existing reimbursement fees per existing agreements
56. The project will include a Home Owners Association. Home Owner's Association (HOA) for
the project shall be provided to the Community Development Department for review and
approval prior to recordation of the final map. HOA shall contain appropriate mechanisms
for the permanent ongoing maintenance of areas, including but not limited to common
landscaping, shared exterior walls and treatments and shared drives. HOA shall include
appropriate mechanisms to assess and collect assessments for said maintenance and the
ability to enforce adherence to the HOA. HOA shall clearly provide that the homeowner is
responsible for compliance of HOA and also responsible and liable for any renter's violations
of the HOA. The HOA shall also discuss guest parking and garbage pick-up. Following
approval of the HOA by staff, the HOA shall be recorded concurrent with the final map.
57. Architecture for the residences will be reviewed by the Planning Commission for approval.
Dated: August 26, 2015
1 certify that Resolution No. 15-16 was passed and adopted by the Planning Commission of the
City of Lodi at a regular meeting held on August 26, 2015 by the following vote:
AYES: Commissioners: Cummins, Hennecke, Heinitz, Kirsten, Olson, Slater and Chair
Kiser
NOES: Commissioners: None
ABSENT: Commissioners: None
ATTEST
Secretary, Planning Commission
10
LODI PLANNING COMMISSION
REGULAR COMMISSION MEETING
CARNEGIE FORUM, 305 WEST PINE STREET
WEDNESDAY, AUGUST 26, 2015
1. CALL TO ORDER / ROLL CALL
The Regular Planning Commission meeting of August 26, 2015 was called to order by Chair Kiser at 7:00
p.m.
Present: Planning Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson, Slater and Chair
Kiser
Absent: Planning Commissioners — None
Also Present: Senior Planner Craig Hoffman, Deputy City Attorney John Fukasawa, Deputy Public
Works Director Charles Swimley and Administrative Secretary Kari Chadwick
2. MINUTES
"July 22, 2015"
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Heinitz, Cummins second, approved
the minutes of July 22, 2015 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 Kiser called for the public hearing to consider the
request of the Planning Commission for rescission of Use Permit 2014-06 for a Type -47 On -Sale
Beer, Wine and Distilled Spirits for McGuire's On Elm Street Irish Pub at 24 W Elm Street.
(Applicant: Gary Arnold; File 13-U-18; CEQA Determination: Exempt per Section 15321)
Commissioners Kirsten and Heinitz recused themselves from the public hearing due to having a
property interest in the sphere of influence of this project.
Senior Planner Craig Hoffman gave a brief presentation based on the staff report. Staff is
recommending the rescission of the approval of the project as conditioned
Hearing Opened to the Public
• None
Public Portion of Hearing Closed
• Commissioner Hennecke asked if the Use Permit transfers with new ownership. Mr.
Hoffman stated that the Use Permit runs with the property. He added that normally there
is a condition that is placed on Use Permits that would render the Permit useless if there
is no activity within six months of adoption.
• Commissioner Slater asked if the payment made by the applicant at time of application
submittal is refunded when the application is rescinded. Mr. Hoffman stated that it is not.
Those funds were used during the original application process.
• Commissioner Olson asked why an incentive for selling the property would be requested
to be removed. Mr. Hoffman stated that the applicant that applied for the permit is not
going to be able to utilize it and it has been unused for over a year. Chair Kiser added
Page 2 of 8 August 26, 2015 PC Minutes
that he wouldn't like to see someone else pick up the property and the Use Permit without
having to come before the Planning Commission.
• Commissioner Hennecke asked if the owner was present. Mr. Hoffman stated he is not
present and does not have a problem with the Use Permit being rescinded.
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Cummins, Slater second, finds that the
rescission of the project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15321, and adopts a Resolution rescinding the Use Permit resolution 2014-06 allowing
a Type -47 ABC license at 24 W. Elm St. subject to conditions of approval contained in the draft
resolution provided. The motion carried by the following vote:
Ayes: Commissioners — Cummins, Hennecke, Olson, Slater and Chair Kiser
Noes: Commissioners — None
Absent: Commissioners - Heinitz and Kirsten
Commissioners Kirsten and Heinitz rejoined the commission.
b) Notice thereof having been published according to law, an affidavit of which publication is on file in
the Community Development Department, Chair Kiser called for the public hearing to consider the
request of the Planning Commission for approval of:
I. Growth Management Allocation for 22 Low -Density Residential Lots; and
II. A Subdivision Map for the Vintner Square Subdivision, a 9 acre, 57 unit subdivision; and
III. Adopt Development Standards for the subdivision known as Vintner Square located within
Low Density Residential Zoning District.
South of Taylor Road and west of Lower Sacramento Road
(Applicant: Vintners Square LLC; File: 2015-14 GM / S / PD; CEQA Status: Section 15183 —
Previous Environmental Review)
Senior Planner Craig Hoffman gave a brief PowerPoint presentation based on the staff report.
Chair Kiser asked if there will be a fund set up to maintain the roads within the development. Mr.
Hoffman stated that there will be a Home Owners Association (HOA) set up to maintain the roads
and other common areas.
Vice Chair Heinitz asked if the school district has been consulted on this project. Mr. Hoffman
stated that the project is routed to the school district as part of the application process.
Commissioner Olson disclosed that she had a discussion with the applicant regarding the project.
Commission Olson asked if the park was going to fall under the HOA. Mr. Hoffman stated that it is
a private park and will be maintained under the HOA.
Commissioner Slater disclosed that he had a discussion with the applicant regarding the project.
Commissioner Slater asked about the type of fencing to be used within the development. Mr.
Hoffman stated that condition number 20 addresses the type of fencing material to be used.
Commissioner Kirsten disclosed that he had a discussion with the applicant regarding the project.
Commissioner Cummins disclosed that he had a discussion with the applicant regarding the
project.
Commissioner Hennecke asked how Police and Fire are planning to keep up with the amount of
growth. Mr. Hoffman stated that the growth has just begun to get started and Police and Fire have
2
Page 3 of 8 August 26, 2015 PC Minutes
been planning for this event. Mr. Hennecke asked how the draught situation is being addressed
for the new developments. Mr. Hoffman stated that the State has handed down specific
regulations that are being enforced by the City. Mr Fukasawa stated that staff is in the process of
updating the City's water conservation ordinance to comply with the State requirements.
Mr. Hoffman continued with his presentation. Staff is recommending approval of the project as
conditioned.
Kiser asked if there is a designated area for guests to park. Mr. Hoffman stated that there is room
for guests to park on the street which meet the City standards.
Mr. Hoffman responded to the email comment letter from Ms. Hannesson by stating that this is a
different type of project.
Hearing Opened to the Public
Chris Conklin, applicant, came forward to answer questions. Mr. Conklin introduced his
team and thanked staff for all of their hard work. He went over a few of the highlights of
the project; the landscaped areas will be done to a very high standard, there will be man
gates at the main gate as well as at each end of the development, there will be
emergency vehicle gates at each end of the development as well, the pocket park is
centrally located and will be directly in front of the entrance, there will be a variety of lot
sizes, and there are two additional exits at each end of the development.
• Vice Chair Heinitz complimented the past projects done by Grupe and asked if there has
been any dialogue with Lowes regarding the noise that can be generated by the loading
dock. Mr. Conklin stated that they will be in contact with Lowes to discuss any possible
issues.
• Commissioner Olson asked if there is a way to re -time the signal light at the crosswalk
between Lowes and Safeway to accommodate the elderly or small children. Mr. Swimley
stated that the timing should be set correctly on City lights, but if anyone finds that not to
be the case they should notify Public Works staff.
• Commissioner Hennecke asked if there is going to be a walking path or access through
the pocket park to reach the shopping center. Mr. Conklin stated that there was quite a
bit of discussion regarding putting in a pass through, but in the end it was not thought to
be a good idea. Mr. Hoffman added that the shopping center development was not
planned with pedestrian access at that location and would require some redesign of the
commercial development.
• Robert Lee, Architect for the project, came forward to present the floor plans and
architecture plans.
• Chair Kiser asked what type of architecture will be offered for the rear view for the
optional patio area. Mr. Lee stated that not all sides have been drawn out yet. He added
that the full architectural plans will be submitted at a later date, but the plan is to have the
rear architecture match the front. He added that the intent is for all four sides of the
dwelling to have architectural interest. Mr. Kiser asked what type of roofing material was
going to be used. Mr. Lee stated that they are currently planning on using architectural
composition.
• Commissioner Hennecke asked what the price range will look like. Mr. Conklin stated
high 300's to mid 400's.
• Chair Kiser asked what type of fencing will be used. Mr. Lee stated that he believes the
fences will be wood fences. Mr. Kiser asked about a list of items such as draught
resistant landscaping and energy efficient lighting. Mr. Lee stated that they will be
installing draught tolerant landscapes, LED lighting fixtures throughout the dwellings and
they will all be solar ready. Mr. Kiser asked if solar will be an option for installation at
time of original build. Mr. Lee stated that he believes Grupe has that option.
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Page 4 of 8 August 26, 2015 PC Minutes
• Commissioner Slater asked what type coating will be used on the stucco. Mr. Lee stated
that they are still discussing that detail.
• Chair Kiser asked if the architectural details will be going to SPARC. Mr. Hoffman stated
that they will not. The approval of the PD Guidelines is where the approvals stop on the
architectural process.
• The Commission had some discussion regarding bringing back the final architectural
drawings. The consensus of the Commission was to have the architectural plans brought
back for approval.
• Commissioner Slater asked how much room is between the rear of the house and the
back property line. Mr. Hoffman stated that it is a minimum of 10 feet. Mr. Slater asked
how smart of the homes going to be. Mr. Lee stated that Grupe will probably have a
variety of packages offering various smart home items.
• Ray Quanka, Woodbridge resident, came forward to support the project. He expressed
is disappointment in all of the dwellings being two-story. He would also like to see the
wall along Lower Sacramento Road have some sound proofing qualities.
• Lamar Hedrick, resident, came forward to get some clarification regarding where the
project was located. Mr. Hoffman pointed to the location of Mr. Hedrick's property just
outside the City limits and then to the project site. Mr. Hedrick was satisfied with the
location.
Public Portion of Hearing Closed
MOTION / VOTE:
The Planning Commission, on motion of Commissioner Cummins, Kiser second, finds that the
project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section
15183, and adopts a Resolution approving the 22 Low -Density Residential Growth Management
Allocations; a Subdivision Map for the Vintner Square Subdivision with 57 units; and adopt
Development Standards for the subdivision subject to conditions of approval contained in the Blue
sheet draft resolution with the added condition that the architectural drawings be brought back to
the Commission for approval provided. The motion carried by the following vote:
Ayes: Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson, Slater and Chair
Kiser
Noes: Commissioners — None
Absent: Commissioners - None
c) Notice thereof having been published according to law, an affidavit of which publication is on file in
the Community Development Department, Chair Kiser called for the public hearing to consider the
request of the Planning Commission for approval of a Use Permit to allow expansion of a personal
fitness training studio within an existing industrial building located at 1205 E. Vine Street.
(Applicant: Michael Phelan; File 2015-25 U; CEQA Determination: Categorical Exemption
Pursuant to CEQA Guidelines Section 15332 In -Fill Development Projects)
Senior Planner Craig Hoffman gave a brief PowerPoint presentation based on the staff report.
Staff is recommending approval of the project as conditioned.
Hearing Opened to the Public
• Michael Phelan, applicant, came forward to answer questions. Mr. Phelan thanked staff
for all of the help they have given him during the planning of this project. He gave a brief
background of how the business came to fruition and how it has grown over the years. He
C!
Page 5 of 8 August 26, 2015 PC Minutes
also added a few examples of how they and their cross fit community have given back to
the citizens of Lodi.
Public Portion of Hearing Closed
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Heinitz, Kiser second, finds that the
project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section
15332, and adopts a Resolution approving a Use Permit to allow expansion of a personal fitness
training studio within an existing industrial building located at 1205 E. Vine Street subject to
conditions of approval contained in the draft resolution provided. The motion carried by the
following vote:
Ayes: Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson, Slater and Chair
Kiser
Noes: Commissioners — None
Absent: Commissioners - None
4. PLANNING MATTERS/FOLLOW-UP ITEMS
a) Downtown Vision and Direction.
Mr. Hoffman stated that Captain Griffin is in attendance for help decipher the data that was
distributed.
Captain Griffin came forward to explain why there is so much data and why it has taken so long to
get the information generated. Mr. Griffin stated that he has noticed that there have been a few
calls for noise issues for Stooges. Discussion took place regarding the incident that started at the
EI Dorado and ended up at the corner of Sacramento and Elm Street.
Commissioner Kirsten asked about the happenings at just the Vintage. Captain Griffin stated that
they are doing a lot better. The owners have met with Police staff and have implemented many of
the suggestions made by staff.
Captain Griffin stated that the Police Department received a grant from ABC and staff will be have
a both at the Grape Festival for people to test their blood alcohol level. Police will also be going
around to the various downtown bars and offering the same service in an effort to try and educate
people in their consumption of alcohol.
Commission Cummins asked if there would be a positive impact if there was a mandatory closure
time of midnight. Captain Griffin stated that he believes it would be a positive move.
Commissioner Olson asked if there is a correlation between the age, type of drink, location, cost,
etc to the types and number of calls. Captain Griffin stated that there is a correlation between the
type of music and the number of calls. The fact that there are so many alcohol establishments
within a four block radius could be a factor as well. Ms. Olson asked what types of questions the
Commission should be asking the applicants to ensure there are minimal problems. Captain
Griffin stated that ensuring that there is training on identifying people that have too much to drink.
Ms. Olson asked if it is the younger crowd that is causing the majority of the problems. Captain
Griffin stated that the twenty to mid thirty year olds seem to be involved in the most incidents.
Captain Griffin asked what the Commission thought of the information that they received regarding
the call outs. The Commission as a whole felt the information was helpful. Commissioner Heinitz
stated that the most interesting things happen between midnight and three am according to the
surveillance cameras in the plaza between Bank of America and the Lodi Hotel. Mr. Heinitz asked
5
Page 6 of 8 August 26, 2015 PC Minutes
it ABC should be playing a larger role in ensuring that staff members at the bars are trained to
spot people that may be coming from other establishments and have already had enough to drink.
Captain Griffin stated that it would be helpful if ABC did some spot checks now and again.
Vice Chair Heinitz stated that he agrees with Commissioner Cummins idea and would like to see
all of the alcohol establishments closing at midnight.
Commissioner Hennecke stated that most of the calls look like they are between midnight and
2:00 am, so it sounds like shutting down the bars at midnight is a good idea.
Commissioner Kirsten asked what areas the Commission should be keeping tabs on. Captain
Griffin stated Gary's, Stooges, and Vintage. Mr. Hoffman stated that the Rainbow Club has
recently changed ownership and they are drawing a little different crowd and causing a bit of
trouble.
Commissioner Slater stated that he likes the idea of closing all of the bars at midnight, but
unfortunately that will only affects the bars that have Use Permits and that doesn't seem fair.
Captain Griffin stated that there are consequences for closing down the bars with Use Permits in
that you will now have a larger concentration of people at the bars that can stay open until 2 am.
Commissioner Olson asked about any additional drug activities in and around the various
establishments. Captain Griffin stated that he does not have that information handy.
Commission Cummins would like to request that staff research the problems other Cities are
having in this area. He would like to find a loophole that would allow the City to control the
operating hours of these establishments.
Commissioner Hennecke would like to see a representative from ABC attend a meeting to help
guide.
Chair Kiser thanked Captain Griffin for all of the work that was put into the report given.
b) Art In Public Places Development Impact Fee Discussion and Possible Direction.
Mr. Hoffman stated that this is a concern of Commissioner Kirsten's based on a conversation he
had with Parks Recreation and Cultural Services Director Jeff Hood. It seems there has been a
miscommunication between Mr. Hood and the previous City Manager. There is a portion of the
Impact Fees that will go to Art in Public Places (AIPP). There isn't an option to not pay those fees.
Mr. Hoffman stated that it is still possible for a developer to come before the AIPP to request that
some of the funds be spent on their project.
Commission Kirsten asked how often the fees are reviewed. Mr. Hoffman stated that he believes
they are reviewed once a year, and will confirm that with Public Works Director Wally Sandlin. Mr.
Kirsten asked if the percentage that the AIPP receives has dropped. Mr. Hoffman stated that he
does not believe that to be the case. He added that he will do a bit of research to confirm his
beliefs. Mr. Kirsten stated that a long term committee member stated that the percentage was
lowered and would appreciate any information Mr. Hoffman can supply in this area.
Commissioner Kirsten would like to see the percentage reviewed now that the economy has made
a positive turn.
Commissioner Slater left the meeting.
Commissioner Kirsten gave his report for AIPP (see notes under Art In Public Places).
rel
Page 7 of 8 August 26, 2015 PC Minutes
5. ANNOUNCEMENTS AND CORRESPONDENCE
Senior Planner Hoffman stated that the Tentative Looking Ahead Project List has been provided and
staff is available to answer any questions.
6. ACTIONS OF THE CITY COUNCIL
None
7. ACTIONS OF THE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE
None
8. ART IN PUBLIC PLACES
Commissioner Kirsten gave a brief report and commended Roger Stafford for the work done on the
AIPP flyer. There will be a call to artists sent out for the bike rake project out in front of the entrance of
the Grape Bowl. Commissioner Hennecke stated his appreciation with the flyer.
9. COMMENTS BY THE PUBLIC (NON -AGENDA ITEMS)
None
10. COMMENTS BY STAFF AND COMMISSIONERS (NON -AGENDA ITEMS)
Chair Kiser would like to discuss the Baker and Giannoni projects and the lack of HOA's. Vice Chair
Heinitz stated that an HOA is quite a bit more involved than CC&Rs. Mr. Kiser would like to know the
consensus of the Commission on requiring HOA's instead of CC&R's for these types of projects. Mr.
Kirsten stated that the Commission may not be able to change the projects that have already been
approved, but it sounds like a good discussion for future projects.
11. REORGANIZATION
a. Chair & Vice Chair
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Cummins, Kiser second, approved the
nomination of Commissioner Heinitz for the 2015/16 Planning Commission Chair position. There
being no other nominations the motion carried by the following vote:
Ayes: Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson and Chair Kiser
Noes: Commissioners — None
Absent: Commissioners — Slater
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Kiser, Heinitz second, approved the
nomination of Commissioner Hennecke for the 2015/16 Planning Commission Vice Chair position.
There being no other nominations the motion carried by the following vote:
Ayes: Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson and Chair Kiser
Noes: Commissioners — None
Absent: Commissioners — Slater
b. SPARC and Art In Public Places Representatives
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Hennecke, Cummins second, approved
the nomination of Commissioner Kiser for the 2015/16 Planning Commission representative for
7
Page 8 of 8 August 26, 2015 PC Minutes
the Site Plan and Architectural Review Committee position. There being no other nominations the
motion carried by the following vote:
Ayes: Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson and Chair Kiser
Noes: Commissioners — None
Absent: Commissioners — Slater
MOTION /VOTE:
The Planning Commission, on motion of Commissioner Kiser, Heinitz second, approved the
nomination of Commissioner Kirsten for the 2015/16 Planning Commission representative for the
Art In Public Places Committee position. There being no other nominations the motion carried by
the following vote:
Ayes: Commissioners — Cummins, Heinitz, Hennecke, Kirsten, Olson and Chair Kiser
Noes: Commissioners — None
Absent: Commissioners — Slater
12. ADJOURNMENT
There being no further business to come before the Planning Commission, the meeting was adjourned
at 8:45 p.m.
ATTEST:
Kari C ick
Planni g ommission Secretary
8
RESOLUTION NO. 2015-186
A RESOLUTION OF THE LODI CITY COUNCIL
APPROVING THE PLANNING COMMISSION'S
RECOMMENDATION FOR THE 2015 GROWTH
MANAGEMENT ALLOCATIONS FOR
VINTNER SQUARE SUBDIVISION
-----------------_---__�-_–_ __— — _____------- . --
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby
approve the 2015 Growth Management Allocation as recommended by the
Lodi Planning Commission, as follows:
Vintner Square
Vintner Square
Vintner Square
TOTAL
Requested
2015 Allocations
22 Low -Density
0 Medium -Density
0 High -Density
Dated: October 21, 2015
22
Recommended
2015 Allocations
22 Low -Density
0 Medium -Density
0 High -Density
22
hereby certify that Resolution No. 2015-186 was passed and adopted by the
City Council of the City of Lodi in a regular meeting held October 21, 2015, by the
following vote:
AYES: COUNCIL MEMBERS – Chandler, Kuehne, Mounce, Nakanishi,
and Mayor Johnson
NOES: COUNCIL MEMBERS – None
ABSENT: COUNCIL MEMBERS – None
ABSTAIN: COUNCIL MEMBERS – None
43t4
f FEERRAIOLO
y Clerk
2015-186
Vintner Square Subdivision
Subdivision Application: 2015-14
Growth Management Allocation: 2015-14
(Applicant: Grupe Development)
Represented by Chris Conklin
Request for City Council approval of:
• Growth Management Allocation for 22 Low
Density Residential Units (already has 35)
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VICINITY MAP
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City Council
SUBDIVISION MAP
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Table D: Growth Management Allocation for 2015
Available Allocations
Density
Total
Remaining
for 2014
2%Allocations
for 2015
Total
Available
for 2015
Grupe — Taylor
Road
Total
Remaining
for 2015
Low (0.1-7)
3,014
197
3,211
22
39189
Medium (7.1-20)
528
125
653
0
653
High (20.1-30)
956
125
1081
0
1081
TOTAL
4,498
447
49945
41923
41923
The project site was annexed into the City of
Lodi in 1996 and paid all mitigation costs and
completed environmental measures to reduce
impacts from the conversion from rural to
urban uses.
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.
The Planning Commission reviewed the
project in its entirety and recommended the
City Council grant the applicant 22 Low
Density Residential Growth Management
Allocations.
AGENDA ITEM i
2
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 22 Low -
Density Residential Growth Management Allocations for Vintage Vintner
Square Subdivision
MEETING DATE: October 21, 2015
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Conduct a public hearing to consider adopting a resolution
approving the Planning Commission's recommendation to
authorize 22 Low -Density Residential Growth Management
Allocations for Reynolds Ranoh Vintner Sguare Subdivision.
BACKGROUND INFORMATION: The property was originally annexed into Lodi on April 25,
1996 as part of the Crossroads Annexation. This included
the subject property as well as the southwest corner of
Lower Sacramento Road and Kettleman Lane. In addition to annexation, the City designated
the area as Commercial Shopping and the property along Taylor Road and Westgate as
residential.
All Air Quality, Biological and Agricultural mitigation were satisfied during the annexation
process. The project paid all development impact fees with the development of the Lowe's
Shopping Center.
Subsequently, the 2010 General Plan designated the property low-density residential with a
density of 2 — 8 units per acre.
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 August 26, 2015, the Planning Commission held a public hearing regarding the 2015
Residential Growth Management Development Allocation. At this hearing the Planning
Commission reviewed a request by Vintners Square LLC, The Grupe Company for (i) Growth
Management Allocation for 22 Low -Density Residential Lots; (ii) a Subdivision Map for the
Vintner Square Subdivision, a 9 -acre, 57 -unit subdivision; and (iii) adopted Development
Standards for the subdivision known as Vintner Square located within Low -Density Residential
Zoning District.
The Commission received a staff report, heard the staff presentation, asked questions of staff
as well as the applicant, opened the hearing to the public for testimony in support and in
opposition to the application, closed the public hearing and voted 7-0 to recommend the City
6-2-
Jennifer
-2
Jennifer Ferraiolo
From: Craig Hoffman
Sent: Thursday, October 22, 2015 7:53 AM
To: Alan Nakanishi; Doug Kuehne; JoAnne Mounce; Mark Chandler; Bob Johnson
Cc: Steve Schwabauer; Janice Magdich; Jennifer Ferraiolo
Subject: Lodi demographics and surrounding communities
Attachments: 4b -growth and population projections clean.doc; Lodi Population 1980 - Now.xls
Council members
You asked me a few follow up items last night.
Rose Gate - we have issued 34 building permits and a few homes are nearing completion out there for
occupancy. There are several other homes in Rose Gate in the review process. This subdivision has been very busy this
year.
I have included the Lodi population since 1980 and then an update I am doing on the City's Municipal Service Review
(MSR).
Chapter 4 of the MSR includes City demographics. Tables 4-1, 4-2 and 4-3 give some great City demographics over a
longer timeframe.
San Joaquin
Escalon
Lathrop
Lodi
Manteca
Ripon
Stockton
Tracy
Balance Of County
Total County
YEAR
1990 2000 2010 2015
4,437
5,963
7,132
7,413
6,841
10,445
18,023
20,353
51,874
57,011
62,134
63,719
40,773
49,255
67,096
73,787
7,455
10,158
14,297
14,922
210,943
243,771
291,707
306,999
33,558
56,929
82,922
85,296
124,747
130,066
141,995
147,022
480,628
563,598
685,306
719,511
I think this was a table Council member Nakanishi was interested in.
Some of these numbers are not necessarily an apples to apples comparison.
Percent Change
2000-2015
Cities in south San Joaquin County have felt a great growth pressure from the bay area.
Thank you,
Craig Hoffman
1
24%
95%
12%
50%
47%
26%
50%
13%
28%
Senior Planner
City Of Lodi - Community Development
221 West Pine Street
P.O. Box 3006
Lodi CA, 95241-1910
Tel: 209-333-6800 Ex. 2649
4 GROWTH AND POPULATION PROJECTIONS
This chapter identifies future growth projections for the City of Lodi and its SOI that need to be
taken into consideration when planning for the provision of services. A detailed discussion on
existing and future municipal services to meet the future demand identified in this chapter is in-
cluded in Chapter 3 of this MSR.
As discussed in Chapter 3, the City has plans and policies in place to ensure that if demand in-
creases, as allowed by the General Plan, adequate public services will be provided, while exist-
ing levels of service are maintained.
A. Population and Demographics
San Joaquin County population growth trends are identified in Table 4-1. This table identifies
population trends within the County since 1990. The County experienced a great deal of growth
in the early 2000's that slowed during the economic downturn from 2007 to 2012.
Lodi is the fourth largest city in San Joaquin County, with a population of 63,719.' Between
2000 and 2015, the City of Lodi's population increased by 12 percent to 63,719 as shown in Ta-
ble 4-1. The growth is consistent with the historical growth rate of 1 % for the city. Growth was
particularly slow between 2010 and 2015.
Neighboring cities in San Joaquin experienced more dramatic population growth between 2000
and 2015, with the cities of Stockton and Tracy increasing 26 and 50 percent, respectively. Be-
tween 2000 and 2015, the population of San Joaquin County increased by 28 percent.
Demographic shifts experienced during this same time period in Lodi include an increase in per-
centage of children and 35- to 54 -year-olds, and an increase in family size and non -family
households, and an increase in residents of Hispanic/Latino origin. Table 4-2 identified house-
hold trends in Lodi.
1 California Department of Finance, E-1 City/County Population Estimates, 2015,
http: / /www.dof.ca.gov/HTML/DEMOGP AP/ReportsPapers/Estimates/E1 /
E-1text.asp, accessed on 8/16/07.
4-1
CITY OF LODI
MUNICIPAL SERVICES REVIEW
GROWTH AND POPLUATION PROJECTIONS
TABLE 4-1 POPULATION TRENDS IN SAN JOAQUIN COUNTY
YEAR Percent Change
1990 2000 2010 2015 2000-2015
San Joaquin
51,874
57,935
62,134
Housing Units
19,676
Escalon
4,437
5,963
7,132
7,413
24%
Lathrop
6,841
10,445
18,023
20,353
95%
Lodi
51,874
57,011
62,134
63,719
12%
Manteca
40,773
49,255
67,096
73,787
50%
Ripon
7,455
10,158
14,297
14,922
47%
Stockton
210,943
243,771
291,707
306,999
26%
Tracy
33,558
56,929
82,922
85,296
50%
Balance Of County
124,747
130,066
141,995
147,022
13%
Total County
480,628
563,598
685,306
719,511
28%
Source: California Department of Finance Population Estimates with 1990, 2000, and 2010
base numbers from the US Census.
TABLE 4-2 POPULATION AND HOUSEHOLD TRENDS IN LODI
1990 2000 2010
Population
51,874
57,935
62,134
Housing Units
19,676
21,442
23,792
Average Household
2.63
2.70
2.78
Size
(3.43% vacant)
(3.4% vacant)
(7.1 % vacant)
Single Family Units
12,999
14,468
16,446
Multi -Family Units
6,178
6,475
6,908
Mobile Homes
499
499
438
Source: California Department of Finance Population Estimates
2015
63,719
23,830
2.85
(7.2% vacant)
16,483
6908
439
The City of Lodi adopted a Growth Management Ordinance (GMO) in 1991 (Ordinance 1521,
1991). The intent of the GMO is to regulate growth in order that General Plan policies can be
achieved, to ensure the adequate provision of public services and facilities, and to promote in-
creased housing options for all segments of the population. The GMO limits the number of ap-
proved residential units to reflect a 2 percent yearly population growth. This does not apply to
senior housing, commercial and industrial projects, on-site replacement housing, or projects of
four units or less.
4-2
CITY OF LODI
MUNICIPAL SERVICES REVIEW
GROWTH AND POPLUATION PROJECTIONS
B. Population Projections
There are several methods for projecting population growth. Table 4-2 shows three population
projections for the City of Lodi. The first column represents projections based on Lodi's historic
1 percent growth rate, and the last column shows projections based on Lodi's maximum growth
rate of 2 percent. The middle column depicts the average of these projections, calculated at a
1.5 percent growth rate.
The sphere plan and related development projections in this MSR utilize the 1.5 percent growth
rate, as it provides a middle ground between Lodi's historic growth rate and the maximum
growth rate allowed by the General Plan. Assuming a 1.5 percent growth rate, the City popula-
tion will reach 73,949 by 2025, and 85,820 by the end of the twenty-year sphere in 2035.
The Lodi 2010 General Plan uses 2.7 persons per household to generate population estimates
from projected housing units. The 2015 numbers from the California Department of Finance
uses 2.85 persons per household. For the purpose of this MSR, the updated 2.85 number is
used. This does create different population estimates for the City.
C. Development Projections
This section provides an overview of projected development to accommodate growth in Lodi.
Further detail related to development projections is provided in Chapter 2.
i. Recent Annexations (Ten-year Sphere Horizon)
Proposed development of the Reynold's Ranch, Westside and SW Gateway project areas in-
cludes residential, commercial, and industrial development.
These project areas are expected to accommodate population growth in Lodi between 2015 and
2025.
Development of the Reynold's Ranch project site will induce population and housing growth, as
it entails the conversion of existing agricultural land to urban uses. However, the initial phase of
the project will emphasize retail and office development which will not substantially increase
population. No displacement of housing will result from this development. The development of
Reynolds Ranch project site would result in up to 1,084 units at buildout.
4-3
CITY OF LODI
MUNICIPAL SERVICES REVIEW
GROWTH AND POPLUATION PROJECTIONS
TABLE 4-3 COMPARATIVE POPULATION PROJECTIONS
Year
Estimated
Population
(1% Historic
Growth Rate)
Estimated
Population
(1.5% Growth
Rate)
Estimated
Population at (2%
Maximum
Growth Rate
2000
57,011
2005
61,431
---
---
2010
62,134
---
2015
63,719
63,719
63,719
2020
66,969
68,643
70,351
2025
70,385
73,949
77,673
2030
73,976
89,664
85,757
2035
77,749
85,820
94,683
The land use designation for the Westside and SW Gateway project sites (including the 12 addi-
tional parcels discussed in Chapter 1) under the General Plan is Planned Residential (PR). The
PR land use designation allows for single-family detached and attached homes, secondary resi-
dential units, multifamily residential units, parks, open space, public and quasi -public uses, and
other compatible uses. According to the General Plan, residential development in PR designat-
ed areas will maintain a mix of residential densities, with a goal of 65 percent low-density, 10
percent medium -density, and 25 percent high-density. The development of these project sites
is projected to result in 2,000 units at buildout.
2. Sphere of Influence
As described in Chapter 2, the unincorporated areas of the SOI are based upon Chapter 2 of
the Lodi 2010 General Plan land use plan. General Plan development potential identifies the
Unincorporated SOI as containing approximately 4,000 dwelling units along with approximately
3,816 units within the existing City limits and with approved projects. The Department of Fi-
nance estimates 2015 demographics to include 23,830 dwelling units for the City. The current
buildout of the City and SOI boundary would include 7,816 dwelling units. The existing City Lim-
its and Unincorporated SOI would ultimately contain approximately 31,646 housing units.
D. Determination
The City of Lodi's General Plan, including the Growth Management Ordinance (GMO) dis-
cussed above, provides a framework for future growth within the City and its SOI. The GMO
4-4
CITY OF LODI
MUNICIPAL SERVICES REVIEW
GROWTH AND POPLUATION PROJECTIONS
limits the number of approved residential units to reflect a 2 percent yearly population growth.
Historically, the City has experienced 1 percent yearly population growth. The City's 2015
population is estimated at 63,719 by the department of finance. Assuming a middle ground
growth rate of 1.5 percent growth rate, the City will reach 85,820 by 2035.
The existing SOI will provide for an estimated net new population of 22,275, increasing the
City's total population to 90,191. Therefore, the existing SOI has adequate capacity to accom-
modate a population growth through 2035. The City's ability to provide adequate service to new
developments will be ensured prior to approval of new developments, in accordance with exist-
ing City policies.
4-5
YEAR POPULATION
1/1/1980
35, 221
1/l/1984
39,475
1/1/1985
41,281
1/l/1986
43, 300
1/1/1987
45,800
1/1/1988
48,042
1/l/1989
49, 200
1/1/1990
51,874
1/l/1991
52, 700
1/1/1992
53,200
1/1/1993
53,600
1/l/1994
53,900
1/1/1995
54,694
1/1/2000
57,011
1/l/2001
58,122
1/l/2002
59, 376
1/l/2003
60, 311
1/l/2004
61,056
1/l/2005
611431
1/1/2006
61,411
1/1/2007
61,648
1/l/2008
61, 749
1/l/2009
61, 796
4/11/2010
62,134
1/1/2011
627334
1/1/2012
62,575
1/1/2013
63,233
1/1/2014
63,651
1/1/2015
63,791
Please immediately confirm receipt
of this fax by calling 333-6742
CITY OF LODI
P. O. BOX 3006
LODI, CALIFORNIA 95241-1910
ADVERTISING INSTRUCTIONS
SUBJECT: PUBLIC HEARING TO ADOPT RESOLUTION APPROVING THE
PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 22
LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS
FOR THE VINTNER SQUARE SUBDIVISION
PUBLISH DATE: SATURDAY, SEPTEMBER 19, 2015
TEAR SHEETS WANTED: One (1) please
SEND AFFIDAVIT AND BILL TO: JENNIFER M. FERRAIOLO, CITY CLERK
LNS ACCT. #0510052 City of Lodi
P.O. Box 3006
Lodi, CA 95241-1910
DATED: THURSDAY, SEPTEMBER 17, 2015
ORDERED BY: JENNIFER M. FERRAIOLO
CITY CLERK
7 .'e/' a
PAMELA M. FARRIS
DEPUTY CITY CLERK
ELENA STODDARD
ADMINISTRATIVE CLERK
Verify Appearance of this Legal in the Newspaper — Copy to File
EMAU to the Sentinel at dianer@lodinews.com at R aj On €ej`. (pages)
[:KS Fh ned• c t1:ripaelp :of 11• jv __m_ 1.0hyak),'
forms\advins.doc
DECLARATION OF POSTING
PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING THE
PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 22
LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE
VINTNER SQUARE SUBDIVISION
On Thursday, September 17, 2015, 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 22 Low -Density Residential
Growth Management Allocations for the Vintner Square 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
WorkNet Office
I declare under penalty of perjury that the foregoing is true and correct.
Executed on September 17, 2015, at Lodi, California.
PAMELA M. FARRIS Y
DEPUTY CITY CLERK
ORDERED BY:
JENNIFER M. FERRAIOLO
CITY CLERK
ELENA STODDARD
ADMINISTRATIVE CLERK
NAAdministration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD.DOC
CITY OF LODI
Carnegie Forum
305 West Pine Street, Lodi
NOTICE OF PUBLIC HEARING
Date: October 21, 2015
Time: 7:00 p.m.
For information regarding this notice please contact:
Jennifer M. Ferraiolo
City Clerk
Telephone: (209) 333-6702
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, October 21, 2015, 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 22 Low -Density Residential
Growth Management Allocations for the Vintner Square
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:
rinifer Ferraiolo
ity Clerk
Dated: September 16, 2015
: proved as to form:
i
Janice D. Magdich
City Attorney
CLERK\PUBHEAR\NOTICES\NOTCDD2015.doc 9/11/15