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HomeMy WebLinkAboutAgenda Report - July 20, 2016 G-02 PHAGENDA ITEM (34b 2 �Q 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 Six Low - Density Residential Growth Management Allocations for the 950 S. Garfield Subdivision MEETING DATE: July 20, 2016 PREPARED BY: Community Development Director RECOMMENDED ACTION: Conduct a public hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize six Low -Density Residential Growth Management Allocations for the 950 S. Garfield Subdivision. BACKGROUND INFORMATION: As part of the City's Growth Management program, the Planning Commission reviews allocation requests for new housing developments. Following a public hearing, the Commission makes a recommendation for City Council consideration. On June 8, 2016, the Planning Commission held a public hearing regarding the 2016 Residential Growth Management Development Allocation. At this hearing the Planning Commission reviewed a request by Eaton Place LP for Growth Management Allocation for Six Low -Density Residential Lots and a Subdivision Map for the Proposed 950 S. Garfield Subdivision, a 2.15 -acre seven lot subdivision. 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 6-0 to recommend the City Council approve the applicant's request for 6 Low -Density Residential growth management allocation units and approve the Final Map for the project. ANALYSIS The proposed project site is a 2.15 -acre property with a 42 -unit apartment building on the southern 1.14 acres. The proposed project seeks to create six low-density single family parcels and a remainder parcel containing the existing apartment building. The project takes access off Garfield Street. The project will need six growth allocations for the new homes. 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 to eight 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. The apartment building is a legal nonconforming use. The apartment building will have a separate parcel. 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 square foot lots with 50 foot. width. The proposed residential lots meet the minimum lot size requirements. The apartment building is pre-existing and will be located on a separate parcel. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into six Low - Density residential single-family lots and a remainder parcel containing a 42 -unit apartment building with parking lot. ALLOCATION 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 -124). The California Department of Finance sets the City population for January 1 st of each year. The population has been as follows: 2012 — 62,575 2013 — 63,233 2014 — 63,651 2015 — 63,791 2016 — 63,219 Staff believes the drop in population is based upon how the state now counts temporary population and transient individuals. 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. Growth allocations for 2016 are also lower because of a reduction in the City population. The following calculation explains the current City population of 63,219 as of January 1, 2016 and 443 units available for 2016: 1. Calculate two percent of the City's current population: 63,219 x 2% = 1,264.38 2. Divide 1,264 by the average number of persons per household 1,264 / 2.85 = 443.50 3. Divide the 443.50 (443 du) units into the 3 housing types: 44% low density = 195 units 28% medium density = 124 units 28% high density = 124 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. Available Allocations Total Available for Total Allocated in 2%Allocations Total Available 2013 2013 (Rose Gate) for 2014 for 2014 Low (0.1-7) 3,192 -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 Density Available Allocations 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 Table E: Growth Management Allocation for 2016 Density Available Allocations Totatal Remainling for 2015 2%Allocations for 2016 Available for 2016 Garfield Low (0.1-7) 3,189 195 3,384 6 3,378 Medium (7.1-20) 653 124 777 0 777 High (20.1-30) 1081 124 1205 0 1205 TOTAL 4,923 443 5,366 5,360 5,360 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 a large amount of 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. 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 six Low -Density Residential Growth Management Allocations. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. Step en Schwab Community Development Director Attachment: 1. Aerial /Vicinity Map 2. Tentative Subdivision Map 3. Planning Commission Staff Report 4. Planning Commission Resolution 5. Draft Resolution MLp _ �y�4 I �. .... _ -.moo'^'-"c'¢'� L 16•�. t. _ ,. ._ low 24 I r !I S � . X41 c�� �� � � a . ��1- � • �� _. � - _ _ � 16 s...�•��`._., _r F y 9 ,5�'�'! nar ;� . =g , _ sb-•'� y'�� , . �. I.. �l . � `� 'n � I R71 � -1 ML 20' 40' 20', 9 30' Pell , { 4 o n 50' — _- 510' — — I 5,532 S.F.(NET) I 7 ► I ! 6,077 S.F.(GROSS) (DUPLEX PARCEL) 4 I EX. TREE TO BE 11 ! I I I REMOVED (TYP.) ! PW)POSEO I I I 10' DED4CATION L--------113' ~� 1 6j.687 S.F. 4 6,687 S. F. PROPOSED CURB, 4' GUTTER & SIDEWALK I 1 11 I PROPOSED 10' P.U.E. 8.,404 S.F.(NET) — 9,19:9 S.F.(GROSS) (DUPLEX PARCEL) PROPOSED DRIVEWAY om Eel 50' BUILDING SETBACK LINE } EX. x I V FEAICE (TYP.) I TO BE ! I I REMOVED } I I kX LOT. 6 I ' � 4 XI 8,.893 S.F. 6,687 S. F. 5C3' — 14' 309''L s, - EX. SFICt?-TO BE SEE NC37E 9. PROPOSED 25' EXISTING EDGE OF REMOVED " �, —.- EX. DRIVEEwAY PAVEMENT TYP. ACCESS EASEMENT � � AND P.U.E.— I 25 EMERGENCY - --4 ACS. - ' L V i IIJJ --L— _ EXISTING APARTMENT COMPLEX TO REMAIN E%ISTING POOL ............ EX. CONCRETE 'PAD TO BE REMOVED Lam' EXISTING TRASH ENCLOSURE 1 EXISTING 5P.U.E. GARFIE STREET MARCH., 2016 EASTON PLACE, LP 109 E. ESE LA GUERRA ST. SANTA BARBARA, CA 93101 (805) 881-3,395 Ebamw DILLON & MURPHY P.O. BOX 2180 847 N. CLUFF AVENUE, SUITE A2 LODI, CA 95241 (209) 334-6613 N 1. APN: 047-390-08 2. WATER: CITY OF LORI 3. SANITARY SEWER: CITY OF LODI 4. STORM! DRAINAGE: CITY OF LODI 5. SITE ADDRESS 950 S. GARFtEL.D ST., LODI, CA 6. FLOOD ZONE: ZONE X. MAP NO. €36077CO307F, OCT. 16, 2009 7. ZONING: RLD (LOW DENSITY RESIDENTIAL) S. EXTEND EXISTING 80 SANITARY SEVM R 65 LF IN GARFIELD STREET TO PROVIDE SERVICE TO THE NEW LOTS. 9. INSTALL CONNECTION TO EXISTING STORM DRAIN LINE AT EXISTING CATCH BASIN. EX. SS s0 W P.U.E. R /W EXISTING SANITARY SEWER STORK DRAIN WATER SQU ARE FEET PUSLIC U71LITY EASEMENT ftGHT OF WAY S:t2016� 1634\%ntative Subdivision Map.dwg Mor 24, 2076 SITE Milli.. eKc©Ro ST.L. F'cp�e 5T - S:t2016� 1634\%ntative Subdivision Map.dwg Mor 24, 2076 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: June 8, 2016 APPLICATION NO: Subdivision Application: 2016-12S Growth Management Allocation: 2016-12 GM REQUEST: Request for Planning Commission approval of: a) Growth Management Allocation for 6 Low -Density Residential Lots; and b) A Subdivision Map for 950 S. Garfield Subdivision, a 2.15 acre, 6 unit subdivision East of Garfield and north of Mission Street (Applicant: Eaton Place LP; File: 2016-12 GM / S; CEQA Status: Section 15332 — In -fill Development) LOCATION: 950 S. Garfield east of Garfield and north of Mission Street APN: 047-390-08 Lodi, CA 95240 APPLICANT: PROPERTY OWNER: Dillon and Murphy Mr. Joe Murphy P.O. Box 2180 Lodi, CA 95241 Eaton Place LP Mr. Deyl Kearin 109 E. De La Guerra St Santa Barbara, CA 93101 RECOMMENDATION Staff recommends that the Planning Commission approve the Tentative Subdivision Map for the 950 Garfield Subdivision and recommend to the City Council approval of the request for 6 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: 2.15 (93,654 sq ft) 1 The adjacent zoning and land use characteristics: SUMMARY The proposed project site is a 2.15 acre property with a 42 unit apartment building on the southern 1.14 acres. The proposed project seeks to create 6 low density single family parcels and a remainder parcel containing the existing apartment building. The project takes access off Garfield Street. The project will need 6 growth allocations for the new homes. ANALYSIS 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 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. The apartment building is a legal nonconforming use. The apartment building will have a separate parcel. 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 proposed residential lots meet the minimum lot size requirements. The apartment building is pre-existing and will be located on a separate parcel. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 6 Low - Density residential single-family lots and a remainder parcel containing a 42 unit apartment building with parking lot. K ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Low Density Residential RLD -Low Density Residential apartments South Mixed Use Corridor MCO — Mixed Use Corridor commercial space East Mixed Use Corridor MCO — Mixed Use Corridor commercial uses West Low Density Residential RLD -Low Density Residential single family residences SUMMARY The proposed project site is a 2.15 acre property with a 42 unit apartment building on the southern 1.14 acres. The proposed project seeks to create 6 low density single family parcels and a remainder parcel containing the existing apartment building. The project takes access off Garfield Street. The project will need 6 growth allocations for the new homes. ANALYSIS 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 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. The apartment building is a legal nonconforming use. The apartment building will have a separate parcel. 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 proposed residential lots meet the minimum lot size requirements. The apartment building is pre-existing and will be located on a separate parcel. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 6 Low - Density residential single-family lots and a remainder parcel containing a 42 unit apartment building with parking lot. K 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 Garfield Street. The project does not restrict or impede existing roadways. The development will include private access to the existing roadway system. 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. Fences and Buffers: The City places a high value on quality design and materials in the construction of fencing and buffers for developments. Fencing is an integral design feature in residential developments and defines property ownership and boundaries. The City expects quality materials that will last and maintain an appealing aesthetic within neighborhoods. Condition of approval 18 has been added to the resolution that sets the City's expectation, so developers of this subdivision know that fencing is an important feature the City wants maintained. Growth Manaaement ComDliance: 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 California Department of Finance sets the City population for January 1st of each year. The population has been as follows: 2012 — 62,575 2013 — 63,233 2014 — 63,651 2015 — 63,791 (62,772) 2016 — 63,219 Staff believes the drop in population is based upon how the state now counts temporary population and transient individuals. 3 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. Growth allocations for 2016 are also lower because of a reduction in the City population. The following calculation explains the current City population of 63,219 as of January 1, 2016 and 443 units available for 2016: 1. Calculate two percent of the City's current population: 63,219 x 2% = 1,264.38 2. Divide 1,264 by the average number of persons per household 1,264 / 2.85 = 443.50 3. Divide the 443.50 (443 du) units into the 3 housing types: 44% low density = 195 units 28% medium density = 124 units 28% high density = 124 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 4 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 4 Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the remaining overall Allocations. 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 Table E: Growth Management Allocation for 2016 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 Table E: Growth Management Allocation for 2016 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 5 Available Allocations Density TotaRemainling for 2015 2%Allocations for 2016 Total Available for 2016 Garfield Low (0.1-7) 3,189 195 3,384 6 3,378 Medium (7.1-20) 653 124 777 0 777 High (20.1-30) 1081 124 1205 0 1205 TOTAL 4,923 443 5,366 5,360 5,360 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 5 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 flat piece of land. Also the design of the subdivision and type of improvements would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. Further, as stated in the code compliance sections above, the applicant has proposed development standards for this subdivision that are consistent with the historical development of the City. ENVIRONMENTAL ASSESSMENT The project is found to be categorically exempt from CEQA review under 14 CCR §15332. Class 32 consists of In -Fill Development Projects. The project is consistent with the General Plan, is located in the City limits, is less than 5 -acres in size and is surrounded by existing urban uses. The project site is not a habitat for any rare or endangered species of plant or wildlife, and the project will not create a significant environmental impact. The project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site of the proposed project can be adequately served by all required utilities and public services. PUBLIC HEARING NOTICE: Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, May 28 2016. Forty-nine (49) 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: 1. "I move that the Planning Commission adopt a Resolution finding that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332, and approve the Tentative Subdivision Map for the Garfield Street Subdivision and recommend to the City Council approval of the request for 6 Low -Density Growth Management Allocations subject to conditions in the attached resolution." A ALTERNATIVE PLANNING COMMISSION ACTIONS: Approve the request with attached or alternate conditions Deny the request Continue the request. Respectfully Submitted, Concur, Craig Hoffman City Planner ATTACHMENTS: A. Vicinity / Aerial Map B. Subdivision Map C. Draft Resolution Stephen Schwabauer Community Development Director 7 RESOLUTION NO. 16-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF EATON PLACE LP FOR APPROVAL OF 950 S. GARFIELD STREET SUBDIVISION MAP, A 6 UNIT SUBDIVISION AND 6 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 at 950 S. Garfield, east of Garfield and north of Mission Street, APN: 047-390-08and WHEREAS, the project engineer is Dillon and Murphy, Mr. Joe Murphy, P.O. Box 2180, Lodi, CA 95241; and WHEREAS, the project applicant is Eaton Place LP, Mr. Deyl Kearin, 109 E. De La Guerra Street, Santa Barbara, CA 93101; and WHEREAS, the property owner is Eaton Place LP, Mr. Deyl Kearin, 109 E. De La Guerra Street, Santa Barbara, CA 93101; and WHEREAS, the applicant, Eaton Place LP, Mr. Deyl Kearin, has filed the Vintners Square Subdivision Map and Growth Management Application with the City of Lodi; and WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010, approved the land use designation as 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 2.15 acres, 6 -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: The project is found to be categorically exempt from CEQA review under 14 CCR §15332. Class 32 consists of In -Fill Development Projects. The project is consistent with the General Plan, is located in the City limits, is less than 5 -acres in size and is surrounded by existing urban uses. The project site is not a habitat for any rare or endangered species of plant or wildlife, and the project will not create a significant environmental impact. The project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site of the proposed project can be adequately served by all required utilities and public services. 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 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 Low 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 for the 950 S. Garfield Street Subdivision and recommends that the City Council award 6 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. 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. 8. If archeological materials are uncovered during any construction or pre -construction activities on the site, all earthworks within one hundred feet (100') of these materials shall be stopped, the Community Development Department notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find, and outline appropriate mitigation measures, if they are deemed necessary. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. 17. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2013 California Building code. Please review our policy handouts for specific submittal procedures. 18. 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. This includes metal or pressure treated posts for fencing. City of Lodi Fire Department 19. The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 20. 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) 21. 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. 22. 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; 4 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. 23. 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 The following conditions of approval are required for the subject project per City codes and standards, all to be accomplished prior to, or concurrent with, final parcel map filing unless noted otherwise: 24. Engineering and preparation of improvement plans and estimate per City Public Improvement Design Standards for all public improvements prior to final parcel map filing. Plans to include: a) Approved tentative map, signed by the Community Development Director. b) Storm drainage facilities design shall conform to the Multi -Agency Post -Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015. 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). f) All utilities, including street lights and electrical, gas, telephone and cable television facilities. g) Joint Trench plans. h) Detailed public improvement plans, including engineering calculations, for all phases of the development. i) The public water main shall be extended through the site to provide domestic service and fire hydrants as required by the Fire Department. Separate water services in conformance with Standard Plan 414 shall be provided for each parcel. ii) The on-site sewer main shall be private and be provided from the new public wastewater manhole adjacent to the southwest corner of Lot 2. Separate wastewater services in conformance with Standard Plan 414 shall be provided for each parcel. iii) All frontage improvements including but not limited to pavement, curb, gutter and sidewalk along Garfield Street frontage within the project limits in accordance with City Standards. 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. 25. Provide separate water, wastewater and storm drain services for each parcel. Submit a utility layout showing the proposed water, wastewater and storm drain main alignments and elevations and the locations of the water, wastewater and storm drain services for each parcel. The water main shall be public. The wastewater and storm drain mains shall be private. 5 a) The water service for parcel 1 shall be provided from the 6 -inch main in Garfield Street. Individual water services for parcels 2 thru 6 shall be provided from the new public water main at the southern end of the subdivision extending from the existing 6 -inch water main in Garfield Street. b) Individual wastewater services shall be provided to all parcels from a private wastewater main to be extended on site from the existing 8 -inch public wastewater main in Garfield Street. c) There is an existing 18 -inch storm drain service stubbed at the proposed west property line of parcel 2. The existing storm drain service shall be extended to provide storm drain services for all parcels to avoid trenching in Garfield Street. 26. Installation of all public and private utilities and street improvements including curb, gutter and sidewalk within the limits of the map, plus the following "off-site" improvements: a) Pavement transition from the northern property line to the existing pavement on the south end of the property in Garfield Street constructed in accordance with the City of Lodi Design Standards. Improvements shall include the removal and replacement of the existing driveway on the southern portion of the parcel on Garfield Street and shall address drainage to prevent ponding of water west of the project site. Improvements shall be to the approval of the Public Works Department. Acquisition of the right-of-way and temporary construction easements to allow installation of the pavement transition and drainage improvements is the responsibility of the developer. All public improvements to be installed within one year under the terms of an improvement agreement to be approved by the City Council prior to final parcel map filing. The developer will be required to provide warranty security in the amount of 10% of the value of the public improvements. The warranty period will be two (2) years commencing on the date of acceptance of the public improvements. 27. Project design and construction shall be in compliance with applicable terms and conditions of the Multi -Agency Post -Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015. a) 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 parcel map filing or commencement of construction operations, whichever occurs first. 28. All project design and construction shall be in compliance with the Americans with Disabilities Act (ADA). City of Lodi Standard Plans are in the process of being revised and it should not be assumed that current standard plans are fully ADA compliant. Project compliance with ADA standards is the developer's responsibility. 29. If this project is constructed in phases, the following improvements shall be constructed with the first phase: a) Street improvements in Garfield Street. b) Public and private utility mains and services for each parcel including the extension of the public water main from Garfield Street. c) Private access road improvements. 30. Dedication of street right-of-way as shown on the tentative map. 31. 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 0 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. 32. Dedication of utility easements as required by the various utility companies and the City of Lodi, including, but not limited to, the following: a) Public utility easement having a minimum width of 10 feet to allow extension of the public water main only. b) Private wastewater easement having a minimum width of 10 feet overlying all wastewater facilities serving more than one lot. 33. Dedication of the 25' Non -Exclusive Egress and Ingress Easement along the common boundaries of Lots 2 through 6 shall be dedicated for the purposes of access and may include public utilities. Said access easement shall be to the approval of the Public Works Department, Community Development Department and Fire Department. 34. Submit final map per City and County requirements including the following: a) Preliminary title report. b) Standard note regarding requirements to be met at subsequent date. c) Waiver of access rights at Garfield Street except at driveway locations specifically approved by the Public Works Department. d) Parcel Map Guarantee. 35. Payment of the following: a) Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of building permit issuance for each parcel. c) Wastewater capacity impact fee at the time of building permit issuance for each parcel. d) Water meter installation fees at the time of building permit issuance for each parcel. e) County Facilities Fees at the time of building permit issuance for each parcel. f) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance for each parcel. g) Stormwater compliance inspection fee prior to parcel map filing or commencement of construction operations, whichever occurs first. The above fees are subject to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above. 36. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant to the proposed parcels, 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 limits of the parcel map and provide deed provisions to be included in each conveyance. 37. Obtain the following permits: a) San Joaquin County well/septic abandonment permit. 7 38. The following comments are provided as a matter of information. The items listed are not requirements of the Public Works Department, but indicate conditions normally imposed by other City departments or agencies which affect and/or need to be coordinated with the design and installation of Public Works requirements: 1. On-site fire protection as required by the Fire Department. 2. Landscaping and irrigation system as required by the Community Development Department. 3. Applicable agreements and/or deed restrictions for access, use and maintenance of shared, private facilities to Community Development Department approval. 39. Covenants, conditions and restrictions (CC&Rs) for the project shall be provided to the Community Development Department for review and approval prior to recordation of the final map. CC&Rs shall contain appropriate mechanisms for the permanent ongoing maintenance of the shared access. CC&Rs shall include appropriate mechanisms to assess and collect assessments for said maintenance and the ability to enforce adherence to the CC&Rs. CC&Rs shall clearly provide that the homeowner is responsible for compliance of CC&Rs and also responsible and liable for any renter's violations of the CC&Rs. The CC&Rs shall also discuss guest parking and garbage pick-up. Following approval of the CC&Rs by staff, the CC&Rs shall be recorded concurrent with the final map. Dated: June 8, 2016 I certify that Resolution No. 16-14 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on June 8, 2016 by the following vote: AYES: Commissioners: Cummins, Hennecke, Kirsten, Kiser, Slater and Chair Heinitz NOES: Commissioners: None ABSENT: Commissioners: Olson ATTEST ­ [--' __I 1� Secretary, Pla ning Commission 1.1 RESOLUTION NO. 2016-145 A RESOLUTION OF THE LODI CITY COUNCIL APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR THE 2016 GROWTH MANAGEMENT ALLOCATIONS FOR 950 SOUTH GARFIELD SUBDIVISION NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve the 2016 Growth Management Allocation as recommended by the Lodi Planning Commission, as shown as follows: Requested Recommended 2016 Allocations 950 South Garfield Subdivision 6 Low -Density 950 South Garfield Subdivision 0 Medium -Density 2016 Allocations 6 Low -Density 0 Medium -Density 950 South Garfield Subdivision 0 High -Density 0 High -Density TOTAL 6 6 Dated: July 20, 2016 hereby certify that Resolution No. 2016-145 was passed and adopted by the City Council of the City of Lodi in a regular meeting held July 20, 2016, by the following vote: AYES: COUNCIL MEMBERS — Johnson, Kuehne, Mounce, and Mayor Chandler NOES: COUNCIL MEMBERS — None ABSENT: COUNCIL MEMBERS — Nakanishi ABSTAIN: COUNCIL MEMBERS — None NIFER FERRAIOLO lty Clerk 2016-145 950 S. Garfield Subdivision Subdivision Application: 2016-12 Growth Management Allocation: 2016-12 (Applicant: Joe Murphy) .. _ P: w �•...�.'i11�� 4: ` .-i44_� - F z r '�:"• ^� '`sar ,;Y;:�Y tia • R' �� � �d� a.r , ; .. $ &A.. ,n r � '� � � � � r ..i _ .'-�"'pawA'dY0 C�4 i . r w f I -Y... elm— .■ � � Y _�•�. �'� ��'r 1''rr�g�4 � i r,, y� �1 "' d,� � � ! a I � _ _ ` 4 t _ fes! r� 1. 1 • S. . d. ! _x - - — ... . - ✓-w...✓x �' ` env wpP7 66 SER zo NEW ..e 51 •,� ► 1 .t r I . - } � � 7 i C� '.Il: --`� � Wig• �. _'""'� V � 1 �.: I � W.:al��f��'�° li�.a �� i"FYI �;� .� •:.. `'p•� .-- - ,.� � r �.. - �:r'i: t � � �� . � r� � r wAoil9llL� fv+�1iR�f'gy's.'ll� � r a.1 is• r is .. f �1'j 1. a't'S k �+� . cS.0 I I_I•.; +ti .. _ �� � � - �� �r :•� C.f7i� 7 :ur I1 a.ary[ b11 �`�- a I-- ry a d ,1 IX r _ 1111 VICINITY MAP 24• so• FENCE n CONCRETE — LOT I I I Cep) T4 BE van TO BE I I 5.512 S.F.(NETjI k'. I REi�4vE0 = Rnamll ,4 it I 6�or7 s•FcRo63} I .) * I I {rrP.} (puPlklL aFdCEL � - I Eli. TREE TO BE n I I ' REu4'+EO (TYP.) I I RPDSI f'I { I i L 1P0- ❑E41dh�lOH _ - - - b,9R7 S.F. I� ri iYL.L I „4 �' -- t 6,{g7 5,F. I I . &"7 S.F. r PFbDP4RE6 CURB, Fl I GLJTFER k SRIE'MALif PROPOSES $ ��#fl4�F 10 R.u.E L — — — — — - - — — - — (DUPLEX 0ARCE0 _ — — ' l k 6 ORkEWAY �w-- 77$ - 3w I IL EK. SHED TO SE Ez HC TRA-SHY SEE NOME PR4POSElS 25• E%ISTN4G EDGE 4F — REMOVES— - - -i ENCLOSURE EX. 4RP, ExW.Y ACCM EkBEMEHn PAYE)mW � -- AM P.U.E.-_= 25• EMERCENI'' _ VEHICLE ACCE55 I 76. '7TT7Ti77—T•'77 ,TrTT 'T■ Tji7 j EKiSTNG APARTMENT 11 COMPLEX TO RE"W IM P"ANOM /I II - ISMG POOLi4.L25 S-F. L-----J /�TT7T'i ITT 7 V T T/T/7TT77 DISMG 5' P-U-E. Table D: Growth Management Allocation for 2015 Table E: Growth Management Allocation for 2016 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 Table E: Growth Management Allocation for 2016 Available Allocations Density Totatal Remainling for 2015 2%Allocations for 2016 Available for 2016 Garfield Low (0.1-7) 3,189 195 3,384 6 3,378 Medium (7.1-20) 653 124 777 0 777 High (20.1-30) 1081 124 1205 0 1205 TOTAL 4,923 443 5,366 5,360 5,360 The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant 6 Low Density Residential Growth Management Allocations. Please immediately confirm receipt of this fax by calling 333-6742 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 952414910 ADVERTISING INSTRUCTIONS SUBJECT: PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE SIX LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE 950 SOUTH GARFIELD SUBDIVISION PUBLISH DATE: SATURDAY, JULY 9, 2016 TEAR SHEETS WANTED: One (1) please SEND AFFIDAVIT AND BILL TO: LNS ACCT. #0510052 DATED: THURSDAY, JULY 7, 2016 JENNIFER M. FERRAIOLO, CITY CLERK City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK IFAMELA ARRIS EPUTY ary CLERK ELIZABETH BURGOS ADMINISTRATIVE CLERK Verify Appearance of this Legal in the Newspaper — Copy to File Ernalled to the Sentinel at LNS Phoned to c forms\advins.doc inews.com at (time) on of all bba6s at 1#1001 DECLARATION OF POSTING PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE SIX LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE 950 SOUTH GARFIELD SUBDIVISION On Thursday, July 7, 2016, 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 six Low -Density Residential Growth Management Allocations for the 950 South Garfield 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 July 7, 2016, at Lodi, California. ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK MELA . FARRIS ELIZABETH BURGOS EPUTY CTTY CLERK ADMINISTRATIVE CLERK NAAdministration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD.DOC CITY OF LODI Carnegie Forum 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: July 20, 2016 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, July 20, 2016, 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 six Low -Density Residential Growth Management Allocations for the 950 South Garfield 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: nifer M erraiolo ity Clerk Dated: July 6, 2016 Approved as to form: f ani a D. Magdich City Attorney CLERKWUBHEAR\NOTICES\NOTCDD.DOC 6/27/16