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HomeMy WebLinkAboutAgenda Report - November 2, 2016 G-01 PHw AGENDA ITEM (3 1 CITY OF LODI COUNCIL COMMUNICATION TM AGENDA TITLE: Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 28 Medium - Density Residential Growth Management Allocations for the Camper — Sacramento Street Subdivision MEETING DATE: November 2, 2016 PREPARED BY: Community Development Director RECOMMENDED ACTION: Public Hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize 28 Medium -Density Residential Growth Management Allocations for the Camper — Sacramento Street 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 September 28, 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 Bruce Camper for 28 Medium -Density Residential Growth Management Allocations for the Camper — Sacramento Street subdivision, a 2.15 -acre 28 -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 5-0 to recommend the City Council approve the applicant's request for 28 Medium -Density Residential growth management allocation units and approve the Final Map for the project. ANALYSIS The proposed project seeks to create a private, 28 -unit, single-family lot community with associated landscape parcel and private driveway. This is not a gated community although the driveway through the project is private. All private streets meet the minimum City right of way standards of 24 feet. There is no on-site guest parking. The project takes access off South Sacramento Street with two driveways. The proposed residences are detached single-family homes on individual private parcels. General Plan and Zoning Conformance The project site has a General Plan land use designation of Mixed Use Corridor. The proposed multi -family use project is consistent with the existing General Plan designation of Mixed Use Corridor and the proposed density of 13 -units per acre is within the Mixed Use Corridor density range of 2.0 - 35 dwelling units per acre. The project site is zoned Mixed use Corridor (MCO) and multi -family dwellings (three or more units) are an allowed use. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 28 Medium -Density residential single-family lots, one private lot for an open space / park lot and associated private roadways. The project includes lots that meet the required two to 35 units per acre density and are consistent with a medium -density project allowed per the General Plan and zoning. Growth Management Compliance: The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the 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 — 62,772 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. Table C: Growth Management Allocation for 2014 Available Allocations Total Available for Total Allocated in 2%Allocations Total Available Remaining Allocations for 2014 Total Remaining for 2014 Low (0.1-7) 2013 (Rose Gate) for 2014 for 2014 145 — 199 (54) 2013 Medium (7.1-20) 810 55 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 Table D identifies the 2015 Total Allocations, the requested Allocations for projects, and the remaining overall Allocations. 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) 31159 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 identifies the 2016 Total Allocations, the requested Allocations for projects, and the remaining overall Allocations. Table E: Growth Management Allocation for 2016 Density Available Allocations Total Remaining for 2015 2% Allocations for 2016 Total Available for 2016 Garfield Camper - Sac Total Remaining for 2016 Low (0.1-7) 3,189 195 3,384 6 0 3,378 Medium (7.1-20) 653 124 777 0 28 749 High (20.1-30) 1081 124 1205 0 0 1,205 TOTAL 4,923 443 5,366 5,360 5,332 5,332 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. 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 28 Medium -Density Residential Growth Management Allocations. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. - r Attachment: 1. Aerial /Vicinity Map 2. Tentative Subdivision Map 3. Planning Commission Staff Report 4. Planning Commission Resolution 5. Draft Resolution ,. - d Xtr � �. � 4S t'3•. � � 3 . .o-1' �. , i c r � '� �: ° y � I �� ' �:•+ � ,'� � 1V� I� '.r ¢. 7 x I r , h4rl : gn�y"4` � v, ffffnnn�.. •, r PIT.! dt 7V L ku - 5 �. ��l • I � �:�` r� I� w , 3 � w; '�NUUAlJ9 �.� �vl �� � r�'� - � u.flFr I �� i r � � "( �.. __ ' �w.�Y�...: ,�� .. i.. � .r�' � i•: . f� . Pn u•: IJ■M"f i 1 w IT .'. � � u r'2 - • � I ti�� ��� r�•�.1 t..' .... ._. P 1 -� ''�1�:. L. Hwy � � .h -. 7 sw�n ; 1 � , ,� `4 _ �'il�lAa7 3 o a a, ZAmmm SCALE: U.P.R.R. COMPANY SACRAMENTO STREET EXISTING LOTLINES N.T.S. U. P. R. R. COMPANY / 597' \ 10' DETAIL »A " DETAIL»B 1"=30' 1 " = 30' 16 � c (n 28 -11 X. LOT LINES (TYP.). F LOT SIZE LOT NO. LOT S.F. BLDG. PAD S.F. (INCLUDING GARAGE) LOT NO. LOT S.F. BLDG. PAD S.F. (INCLUDING GARAGE) 1 2590 1300 15 2960 1560 2 2590 1300 16 2738 1404 3 2960 1560 17 3690 2100 4 2590 1300 18 3608 2100 5 2960 1560 19 3608 2100 6 2590 1300 20 3608 2100 7 2960 1560 21 3608 2100 8 2590 1300 22 3608 2100 9 2960 1560 23 3608 2100 10 2590 1300 24 3608 2100 11 2960 1560 25 3608 2100 12 2590 1300 26 3608 2100 13 2960 1560 27 3608 2100 14 2590 1300 28 3690 2100 SACRAMENTO STREET JULY, 2016 •„ - BRUCE CAMPER & DEBORAH CAMPER COWAN 1263 HEIDELBURG WAY LODI, CA. 95242 (209) 366-3991 ENGINEER DILLON & MURPHY P.O. BOX 2180 847 N. CLUFF AVENUE, SUITE A2 LODI, CA. 95241 (209) 334-6613 NOTES 1. APN: 045-320-02, 045-320-08, 045-310-14 (PARTIAL) 2. WATER: CITY OF LODI 3. SANITARY SEWER: CITY OF LODI 4. STORM DRAINAGE: CITY OF LODI. SEE NOTE 12. 5. SITE ADDRESS: 500, 540 S SACRAMENTO ST. LODI, CA. 95240 6. FLOOD ZONE: ZONE X, MAP NO.06077C0169F OCT. 16, 2009 7. ZONING: MUC (MIXED USE CORRIDOR) 8. INSTALL 790 LF N2" W IN DRIVEWAY TO PROVIDE SERVICE TO NEW LOTS. 9. INSTALL 760 LF N4" SS IN DRIVEWAY TO PROVIDE SERVICE TO NEW LOTS. 10. DRIVEWAYS PERPENDICULAR TO SACRAMENTO STREET SHALL BE 24' WIDE, DRIVEWAY PARALLEL TO SACRAMENTO TO BE 24' WIDE. 11. SEE TABLE BELOW FOR LOT SIZES. 12. TWO YEAR STORM TO BE RETAINED ON-SITE IN LANDSCAPING AREAS AND PERMEABLE SURFACES. HEAVIER STORMS TO BE DISCHARGED TO EXISTING INDUSTRIAL WASTE LINE. 13. REMOVE EXISTING DRIVEWAYS ON SACRAMENTO STREET AS NECESSARY. REPLACE WITH CONCRETE WITH CURB, GUTTER OF SIDE AND SIDEWALK. CONSTRUCTION NOTES 10 EXISTING 12" SD LINE TO BE CAPPED AT PROPERTY LINE. LEGEND APN ASSESSOR'S PARCEL NUMBER BLDG BUILDING DRWY DRIVEWAY EX. EXISTING G GARAGE IW INDUSTRIAL WASTE P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY SS SANITARY SEWER SD STORM DRAIN S.F. SQUARE FEET -" W WATER 46 EXISTING GROUND ELEVATION CONTOUR C ESTNUT ST. SITE v N U7 N Um Q J o o a0 = w V Q o< �� N Z U) Q TOKAY IST. VICINITY MAP N.T.S. 1607 S: �2016� 1607 1607 Tentative Subdivision Map.dwg Sep 15, 2016 r Alijigl !Z%�Y— k- .i ' � i• 'el'G G .G. .lnG 1 e1,.{� •3 ,k •G. , °I, a1 • E � i }- li b'..�•G .i •.1 1. ,f.. a1,' •1, gksl `1' <M1. aka.. 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"7_ Re !' .1• •! .i. .i . .G •1' e Ln,� 1 ■ ��rq 4 7.ffdPffC _ I H Vill •k 1 � .YflfL7!!d/ILfN.df/a'/3d�,WIVL! ii.riy'lL/l.GtfflXY.�.li6N/�i1Ll7fI1L/If�',� yJ' _ ' i.;riacz:rinrrr;:rr•�tairrr%�nrvr.:,r�r%:c�Ir� r/ ij' EL� .� Y NIP". � Date: &-1 -201 6 5cale: A5 NOTED Drawn: HERRERA Job: 16-O I I 5heet Of 2 I 5heet5 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: September 28, 2016 APPLICATION NO: Subdivision Application: 2016-14S Growth Management Allocation: 2016-14 GM REQUEST: Request for Planning Commission approval of: Growth Management Allocation for 28 Medium -Density Residential Lots and a Subdivision Map for the Camper Subdivision, a 2.14 acre, 28 unit subdivision. 416, 500 and 540 South Sacramento Street, north of Tokay Street (Applicant: Bruce Camper; File: 2016-09 GM / S; CEQA Status: Section 15183 — Previous Environmental Review) LOCATION: 416, 500 and 540 South Sacramento Street, north of Tokay Street. APN: 045-310-14, 045-320-02 and 045-320-08 APPLICANT: Bruce Camper 1263 Heidelburg Way Lodi, CA 95242 Dillon and Murphy Joe Murphy 847 N. Cluff Ave., Suite A2 Lodi, CA 95241 PROPERTY OWNER: Bruce Camper 1263 Heidelburg Way Lodi, CA 95242 RECOMMENDATION Staff recommends that the Planning Commission approve the Tentative Subdivision Map for the Camper — Sacramento Street Subdivision and recommend to the City Council approval of the request for 28 Medium -Density growth management allocations subject to conditions in the attached resolution. PROJECT/AREA DESCRIPTION General Plan Designation: Mixed Use Corridor Zoning Designation: MCO — Mixed Use Corridor Property Size: 2.14 acres — 93,132 sq ft 1 The adjacent zoning and land use characteristics: SUMMARY The proposed project seeks to create a private 28 unit single family lot community with associated landscape parcel and private driveway. This is not a gated community although the driveway through the project is private. All private streets meet the minimum City right of way standards of 24 feet. There is no on-site guest parking. The project takes access off South Sacramento Street with two driveways. The proposed residences are detached single-family homes on individual private parcels. A project located at Century Boulevard and Chickadee Lane (Century 22) is very similar in design and was built in the late 1980's. The project is located between Stockton Street and Cherokee Lane. This development is 22 units and has an HOA. ANALYSIS Existing Conditions: The subject site consists of two parcels totaling 2.14 acres. The property is currently vacant with fencing surrounding the property. This is a historically under-utilized property. General Plan and Zoning Conformance The project site has a General Plan land use designation of Mixed Use Corridor. The proposed multi -family use project is consistent with the existing General Plan designation of Mixed Use Corridor and the proposed density of 13 -units per acre is within the Mixed Use Corridor density range of 2.0 - 35 dwelling units per acre. The project site is zoned Mixed use Corridor (MCO) and multi -family dwellings (3 or more units) are an allowed use. The General Plan provided land use designations to provide options for housing that would be different from conventional single family subdivisions. This land use designation also promotes infill development. The proposed density allows for individual home ownership of detached single family homes in a more affordable configuration and density. Noise The General Plan identifies that within 60 feet of the railroad centerline, residences are subject to 65 dBs of noise and at 200 feet, 60 dBs. The General Plan conditionally allows residential within this 65 dBs noise contour. The back 15 feet of the project site is within this 65 dBs contour. The project has been conditioned to complete a noise study or provide construction materials that will reduce internal noise levels to 45 dBs for the project. Typically; triple pane windows, added insulation, ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Mixed Use Corridor Mixed Use Corridor vacant South Mixed Use Corridor Mixed Use Corridor Market and self - storage East Industrial / Railroad Industrial / Railroad Railroad and M&R Packing Company Residences, West Mixed Use Corridor Mixed Use Corridor apartments, commercial SUMMARY The proposed project seeks to create a private 28 unit single family lot community with associated landscape parcel and private driveway. This is not a gated community although the driveway through the project is private. All private streets meet the minimum City right of way standards of 24 feet. There is no on-site guest parking. The project takes access off South Sacramento Street with two driveways. The proposed residences are detached single-family homes on individual private parcels. A project located at Century Boulevard and Chickadee Lane (Century 22) is very similar in design and was built in the late 1980's. The project is located between Stockton Street and Cherokee Lane. This development is 22 units and has an HOA. ANALYSIS Existing Conditions: The subject site consists of two parcels totaling 2.14 acres. The property is currently vacant with fencing surrounding the property. This is a historically under-utilized property. General Plan and Zoning Conformance The project site has a General Plan land use designation of Mixed Use Corridor. The proposed multi -family use project is consistent with the existing General Plan designation of Mixed Use Corridor and the proposed density of 13 -units per acre is within the Mixed Use Corridor density range of 2.0 - 35 dwelling units per acre. The project site is zoned Mixed use Corridor (MCO) and multi -family dwellings (3 or more units) are an allowed use. The General Plan provided land use designations to provide options for housing that would be different from conventional single family subdivisions. This land use designation also promotes infill development. The proposed density allows for individual home ownership of detached single family homes in a more affordable configuration and density. Noise The General Plan identifies that within 60 feet of the railroad centerline, residences are subject to 65 dBs of noise and at 200 feet, 60 dBs. The General Plan conditionally allows residential within this 65 dBs noise contour. The back 15 feet of the project site is within this 65 dBs contour. The project has been conditioned to complete a noise study or provide construction materials that will reduce internal noise levels to 45 dBs for the project. Typically; triple pane windows, added insulation, purple board gypsum for indoor sound attenuation, and added stucco layers reduce interior noise levels dramatically. Parking The project provides for a 2 car garage for all 28 single family residences. The interior private drive does not allow or provide for guest parking. The project site is 600 feet in length. That would provide for approximately 24 parking spaces along Sacramento Street in the front of the project site. Historically Sacramento Street has not had a lot of on -street parking along the eastern edge. Single-family residential projects typically provide guest parking on City streets. Fencing A chain link fence is located along the eastern property line with the railroad tracks. The project applicant is proposing minimal fencing for the project to maintain as much open space as possible. The project will include a solid wood fence to the southern, northern and eastern property boundary. Internal wood fencing would be between houses and out of setbacks to maintain open landscape areas. Along the railroad tracks, the applicant is proposing a solid wood fence with landscaping to provide a buffer. Staff is not requiring a masonry wall. This would be something that would most likely be vandalized. Creeping vines like morning glory and ivy can be used to eventually cover the fence and create a green buffer along with cypress trees. A masonry wall will not block or reduce noise from the railroad tracks. This noise is ambient and cannot be blocked. Residential design and construction measures will reduce noise The project has been conditioned to use enhanced materials for fence construction — pressure treated wood and metal posts. Project Design: The applicant has proposed a 28 unit development that includes a private roadway, 12 single story residences fronting onto Sacramento Street and 16 two story homes along the eastern property line. See front elevations and site plan. The homes along the eastern property line include a 10 ft rear yard with 5 ft side yards. A two car garage fronts onto the private drive along with front door. The homes along Sacramento Street included a front elevation facing the street and will be single story. There will be a 10 ft front setback for landscaping and 4 to 5 ft side yards. The 2 car garage fronts onto the private drive. Many of the forward homes have courtyards for outside seating and barbeque area. The homes along Sacramento Street will be about 1,200 sq ft in size and the 2 story homes will be 1,700 sq ft in size. The internal private drive will be comprised of street pavers. (Think downtown School Street) The pavers create a different street scape and help the project meet stormwater infiltration standards from the State. The roadway will be owned by the project home owners. Typical landscaping for the project will be drought tolerant with plants, shrubs and street trees. Along the eastern property line will be vertical trees (Italian cypress for visual screening). The preliminary landscape plan generally places one large street tree in each front yard among other 3 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. The project includes a landscape area for the residents to use The landscape lot will be owned by the project ownership group. HOA/CCRs A project that has unique features or common areas typically has a home owners association or other mechanism for maintenance and ownership of shared facilities. The project has been required to prepare documents for an HOA. The applicant has requested that the Commission consider the use of CCRs verses the typical HOA. Staff is willing to work with the applicant and to review prepared documents. The roadway and landscape area will need to be co -owned facilities and an ownership entity needs to own and ultimately maintain these areas. The prepared documents also need to discuss: parking, garbage pick-up, shared maintenance, nuisance activities, uses of shared facilities, overall project condition and aesthetics. This document will be recorded with the final map. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 28 Medium -Density residential single-family lots, 1 private lot for an open space / park lot and associated private roadways. The project includes lots that meet the required 2 to 35 units per acre density and are consistent with a medium density project allowed per the General Plan and zoning. 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 (B)(1). Phased Final Maps shall extend the expiration of the tentative map by 36 months or the date of the previously filed Final Map. Growth Management Compliance: The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the 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 4 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. 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. 5 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. 5 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 Available Allocations Density Total Available for Total Allocated in 2%Allocations Total Available Total Remaining for 2014 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 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) 1,374 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 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 A 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 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 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 7 Available Allocations Density Total Remaining for 2015 2% Allocations for 2016 Total Available for 2016 Garfield Camper - S ac Total Remaining for 2016 Low (0.1-7) 3,189 195 3,384 6 0 3,378 Medium (7.1-20) 653 124 777 0 28 749 High (20.1-30) 1081 124 1205 0 0 11205 TOTAL 4,923 443 5,366 5,360 5,332 5,332 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 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 7 necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site." 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 Mixed Use Corridor. 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, July 30, 2016 and September 17, 2016. Fifty -One (51) 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 for the Camper — Sacramento Street Subdivision and recommend to the City Council approval of the request for 28 Medium -Density Growth Management Allocations subject to conditions in the attached resolution." ALTERNATIVE PLANNING COMMISSION ACTIONS: Approve the request with attached or alternate conditions Deny the request Continue the request. Respectfully Submitted, Concur, Craig Hoffman City Planner ATTACHMENTS: A. Vicinity/ Aerial Map B. Site Map C. House Elevations D. Subdivision Map E. Draft Resolution Stephen Schwabauer Community Development Director RESOLUTION NO. 16-23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF BRUCE CAMPER FOR A TENTATIVE SUBDIVISION MAP FOR THE 28 LOT CAMPER — SACRAMENTO STREET SUBDIVISION AND RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE REQUEST FOR 28 MEDIUM -DENSITY GROWTH MANAGEMENT ALLOCATIONS 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 416, 500 and 540 South Sacramento Street, north of Tokay Street. APN: 045-310-14, 045-320-02 and 045-320-08; and WHEREAS, the project applicant is Bruce Camper, 1263 Heidelburg Way, Lodi, CA 95242; and WHEREAS, the project engineer is Dillon and Murphy, Joe Murphy, 847 N. Cluff Ave., Suite A2, Lodi, CA 95241; and WHEREAS, the project properties owners of record is a Bruce Camper, 1263 Heidelburg Way, Lodi, CA 95242; and WHEREAS, the applicant, Bruce Camper, has filed the Camper Sacramento Street 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 Mixed Use Corridor for the project site; and WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013, granted Mixed Use Corridor 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 2.14 acres, 28 -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 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 Multi -Family 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 recommends that the City Council award 28 medium 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. 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. Fencing shall be provided along the north, south and east property lines. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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 active railroad line and within an area of active industrial uses that can create noise and activities that may be counter to residential uses. The wording and format for notifying home buyers of this information is subject to approval by the Community Development Director. 16. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. 17. 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. 18. The project shall be developed consistent with the plans approved by the Planning Commission. 19. A comprehensive landscape plan shall be developed for the project by a landscape architect and meet the state water efficiency standards. 20. The applicant shall prepare a noise study or provide construction materials that will reduce internal noise levels to 45 dBs for the project. Typically; triple pane windows, added insulation, purple board gypsum for indoor sound attenuation, and added stucco layers reduce interior noise levels Citv 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 4 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. Building Department 26. Building permit is required for Site work. 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. 27. The 2013 California Residential Code, Section R313.2 requires all new one and two-family dwellings to have an automatic residential fire sprinkler system installed. 28. Dwelling unit walls less than 3' from the property lines are required to be 1 hour fire rated. 2013 CRC, Section R302, Table R302.1 (2 29. Sanitary sewer drainage pipe shall be sized as per 2013 CPC, Table 703.2 or 717.1 and is to be sloped a minimum of 1% (4" — 6" pipe). 2013 CPC, Section 718.1 City of Lodi Public Works Department 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: 30. 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) 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. 5 c) Irrigation plans and plantings shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. d) 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. e) Grading, drainage and erosion control plan. f) Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan (SWPPP). g) All utilities, including electrical, gas, telephone and cable television facilities. h) Joint Trench plans. i) Provide an onsite fire truck/garbage truck turning analysis. 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. 31. Design and installation of public improvements to be in accordance with City master plans. Street, wastewater, storm drainage, and water master plans and design calculations for the development will be required. a) Street i) Install frontage improvements including but not limited to pavement, driveways, streetlights, curb, gutter and sidewalk along Sacramento Street frontage within the project limits in accordance with City Standards. ii) All existing unused driveways shall be removed and new curb, gutter, and sidewalk shall be installed per City Standards. iii) Access driveways shall be a minimum of 24 feet and function for two way vehicular access. b) Wastewater i) Individual wastewater service shall be provided to each parcel from an on-site private wastewater main. ii) The on-site private wastewater pipe shall be connected to the existing 6 -inch public wastewater main in Sacramento Street per City Standards. A manhole or riser shall be installed to separate the private wastewater line from the public wastewater line. c) Water i) Individual water service shall be provided to each parcel from an on-site public water main. ii) The on-site public water main shall be looped and connected to the existing public water main in Sacramento Street per City Standards. iii) Water meter boxes shall be located outside of areas of vehicular travel. d) Storm Drainage i) On-site storm water shall be collected on-site and discharged to a public storm drain system. A manhole or riser shall be installed to separate the private storm water from the public storm water line ii) Public storm drain facilities are not available in Sacramento Street. Developer shall install new storm drain facilities conforming to the City's Design Standards and to the approval of the City Engineer. Engineering calculations shall be submitted with the plans. 0 32. All unused water, wastewater or storm drain connections shall be abandoned at the owner's expense. 33. 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. 34. 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. 35. If this project is constructed in phases, the following improvements shall be constructed with the first phase: a) All public frontage improvements. b) Public and private utility mains and services for each parcel including the extension of the public water main from Sacramento Street. c) Private access road improvements. 36. 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. 37. 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. 38. Dedication of utility easements as required by the various utility companies and the City of Lodi, including, but not limited to the on-site public water main. 39. Dedication of the 24' Non -Exclusive Egress and Ingress Easement along the frontage of Lots 1 through 16 and the driveways between properties 18 and 19 and 26 and 27 shall be dedicated for the purposes of access. Said access easement shall be to the approval of the Public Works Department, Community Development Department and Fire Department. 40. 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. 41. The Project will include a Home Owner Association (HOA) or other mechanism to City staff satisfaction. HOA for the project shall be provided to the Community Development for review and approval prior to recordation of the final map. HOA shall contain appropriate mechanisms for the permanent ongoing maintenance of facilities, including but not limited to private storm drain system, private wastewater system, common landscaping and shared 7 drives. HOA shall include appropriate mechanism 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 concurrently with the final map. 42. 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 on Sacramento Street except at driveway locations specifically approved by the Public Works Department. d) Parcel Map Guarantee. e) Annexation to Community Facilities District 2007-1. f) Home Owners Association's proposed Declaration of Covenants, Conditions, and Restriction. 43. 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 certificate of occupancy. c) Water meter installation fees at the time of building permit issuance for each parcel. d) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance for each parcel. e) Stormwater compliance inspection fee prior to parcel map filing or commencement of construction operations, whichever occurs first. f) Annexation into the City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. 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. 44. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Encroachment Permit issued from the City of Lodi Public Works Department for any work within the public right of way or on existing public water, wastewater and storm drain infrastructure. c) NPDES Construction General Permit (SWPPP) d) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits 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. 1.1 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. Dated: September 28, 2016 1 certify that Resolution No. 16-23 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on September 28, 2016 by the following vote: AYES: Commissioners: Gomes, Kirst, Kirsten, Olson and Vice -Chair Slater NOES: Commissioners: None ABSENT: Commissioners: Cummins and Chair Hennecke ATTEST Secretary, Planning Commission s6 RESOLUTION NO. 2016-198 A RESOLUTION OF THE LODI CITY COUNCIL APPROVING THE LODI PLANNING COMMISSION'S RECOMMENDATION FOR THE 2016 GROWTH MANAGEMENT ALLOCATIONS FOR CAMPER — SACRAMENTO STREET 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 2016 Allocations Camper — Sacramento Street 0 Low -Density Camper — Sacramento Street 28 Medium -Density Camper — Sacramento Street 0 High -Density TOTAL 28 Dated: November 2, 2016 -------------------------------- -------------------------------- Recommended 2016 Allocations 0 Low -Density 28 Medium -Density 0 High -Density 28 I hereby certify that Resolution No. 2016-198 was passed and adopted by the City Council of the City of Lodi in a regular meeting held November 2, 2016, by the following vote: AYES: COUNCIL MEMBERS — Johnson, Mounce, Nakanishi, and Mayor Chandler NOES: COUNCIL MEMBERS — Kuehne ABSENT: COUNCIL MEMBERS — None ABSTAIN: COUNCIL MEMBERS — None IYt�. NNIFE FERRAIOLO `City Clerk 2016-198 Camper - Sacramento St. Subdivision Subdivision Application: 2016-14 Growth Management Allocation: 2016-14 (Applicant: Bruce Camper) — MIFI—� �`� y l _ — — 1 ti: i e _"r� .d .� 1: - iiL. �'Y• 1r =E ,' bgg,,� .:.. �A a ., �I•'6' r Y x ,� •n �� I r - "e a. �3 � a �� r'��� r• F _ aL Wan • `v',/ I 3'ew _ ~I:�� 'i4. ✓ % .._ ,� 7 �- - � .'� — ��9 r,r a OL.•.•�' , � °� i i . � � — '� , � �,vi � � � � � ., _ �I .f�T �� ' W -,k" 4 . � -r � a ..fit li'' 'rx �.K � N. '.�i. tl. •r r. - rs, 4.:�' . q�f taf� R� ■ r... j "4 f �f WWI _ •�f%hf Y r I 9 �'. � [��� .ail n; ger - F, . i T `.�` +. . r^ '^av .; A ,('. "'�N!• S 1" cc rte!'?. ,A .e r v .s:.. . .. j die ai 'Al c R �M 4 Y' 1 61 z �J I Y "a ak :rf _ p . _ . � � `i! � I➢Sr� v - ,., � ,'��� � ,. VICINITY MAP SUBDIVISION MAP m City Council Table D: Growth Management Allocation for 2015 Table E: Growth Management Allocation for 2016 Density Available Allocations Density Total Remaining for 2014 2%Allocations for 2015 Total Available for 2015 Grupe —Talor py 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 Total Remaining for 2015 2% Allocations for 2016 Total Available for 2016 Garfield Camper - Sac Total Remaining for 2016 Low (0.1-7) 3,189 195 3,384 6 0 3,378 Medium (7.1-20) 653 124 777 0 28 749 High (20.1-30) 1081 124 1205 0 0 1,205 TOTAL 4,923 443 5,366 5,360 5,332 5,332 The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant 28 Medium Density Residential Growth Management Allocations. Please immediately confirm receipt of this ax y calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS SUBJECT: PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 28 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE CAMPER — SACRAMENTO STREET SUBDIVISION PUBLISH DATE: SATURDAY, OCTOBER 22, 2016 TEAR SHEETS WANTED: One (11 plane 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, OCTOBER 20, 2016 ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK Qg6LnLLL --m'az'� MELA 4JFARRIS EPUTY CTTY CLERK ELIZABETH BURGOS ADMINISTRATIVE CLERK Verify Appearance of this Legal in the Newspaper — Copy to File Emailed to the Sentinel at dianer@lodinews.corh at (time) on�W (pages) LNS Phoned to confirm receipt of a..il,p 19" at: 16 __ )' forms\advins.doc ;DECLARATION OF POSTING PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 28 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE CAMPER — SACRAMENTO STREET SUBDIVISION On Thursday, October 20, 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 28 medium -density Residential Growth Management Allocations for the Camper — Sacramento Street 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 October 20, 2016, at Lodi, California. AMELA FARRIS DEPUTY CITY CLERK ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK ELIZABETH BURGOS ADMINISTRATIVE CLERK NA\Administration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD.DOC (10 ,1•• MAILING PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 28 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE CAMPER — SACRAMENTO STREET SUBDIVISION On Thursday, October 20, 2016, in the City of Lodi, San Joaquin County, California, I deposited in the United States mail, envelopes with first-class postage prepaid thereon, containing a Notice of Public Hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize 28 Medium -Density Residential Growth Management Allocations for the Camper — Sacramento Street Subdivision, attached hereto marked Exhibit A. The mailing list for said matter is attached hereto marked Exhibit B. There is a regular daily communication by mail between the City of Lodi, California, and the places to which said envelopes were addressed. I declare under penalty of perjury that the foregoing is true and correct. Executed on October 20, 2016, at Lodi, California. EJL A_�Ier=PUTY CITY CLERK a Forms/decmail.doc ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK, CITY OF LODI ELIZABETH BURGOS ADMINISTRATIVE CLERK CITY OF LODI Carnegie Forum 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: November 2, 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 IEV`1_�BiT ikl NOTICE IS HEREBY GIVEN that on Wednesday, November 2, 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 28 Medium -Density Residential Growth Management Allocations for the Camper — Sacramento Street 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: j.�=fer M erraiolo ity Clerk Dated: October 19, 2016 Approved as to form: Janie , Magdich -City ai omey "ISO: Para obtener ayuda interpretativa con esta noticia, por favor (lame a la oficina de la Secretaria Municipal, a las (209) 333-6702. CLERI(PUBHEAR\NOTICES\NOTCDD,DOC 10/13/16 300 FT RADIUS MAILING LIST FOR 500,540 PORTION OF 416 S. SACRAMENTO ST - BRU SUBDIVISION lff.T PARCEL OWNER ATTN ADDRESS CITY STATE ZIP 4520123 COMPORATO, ANGELINA 1301 S CHURCH ST LODI CA 95240 4520102 CARRILLO, JUAN ETAL ARACELI PEREZ MARTINREZ PO BOX 603 ACAMPO CA 95220 4520103 SMART, FRANK & JOY 10 CHESTNUT ST LODI CA 95240 4520111 RADOVICH, RICHARD W & LEONA J PO BOX 2175 LODI CA 95241 4520115 BLIGHTON, BUDDY EUGENE 438 S SCHOOL ST LODI CA 95240 4520116 1RADOVICH, LEONA ETAL MICHAELJ CURRY PO BOX 2175 LODI CA 95241 4520117 DEL RIO, SANTIAGO M & RAMONA T 15315 N HOERL RD LODI CA 95240 — pl�ti T ri �1lht" � 1' _ •-sl � _iw {— " .,1� �1 •`�e� 1 ".-•1� � F' ��� Fiid 4 i_jr'�•t s +f5 — l�r.i f' y4' r �_�� LODI i !. CA 95240 4520119 BONITA, RICHARD A 420 S SCHOOL ST 4520120 BREWER, WANDA 416 S SCHOOL ST LODI CA 95240 4523001 COX, EDWIN JR 514 S SCHOOL ST LODI CA 95240 4523004 LIKINS, JAMES F & JUDY TR 1863 LAKESHORE DR LODI CA 95242 4523005 PAZ, ADRIAN & ANITA 509S SACRAMENTO ST LODI CA 95240 4523009 OLMOS, ROGELIO & EUSTOLIA TR 525S SACRAMENTO ST LODI CA 95240 4523010 BATH, ANGAD PREET S 2435 JAMAICA WAY STOCKTON CA 95212 4523011 MEDIA, MANUEL & EMILIA 609S SACRAMENTO ST LODI CA 95240 4523012 MOSQUEDA, LUIS & OFELIA 611 SO SACRAMENTO ST LODI CA 95240 4523015 ROMAN, MARTHA T 6111/2S SACRAMENTO ST LODI CA 95240 4523017 ESPARZA, EFRAIN V & DEBBIE 1151 BRADFORD CIR LODI CA 95240 4523018 KISHIDA, RUSSELL N & HARUMI TR 615 34TH AVE SAN FRANCISCO CA 94121 4523020 KENNY, THOMAS D & JOAN A 15 W TO KAY ST LODI CA 95240 4523021. FERRY, ADRIANA S TR PO BOX 2411 LODI CA 95241 4523023 POWELL BILL L &, ELAINE L 526 S SCHOOL ST LODI CA 95240 45230241 ELL, RICKY 524 S SCHOOL ST LODI CA 95240 300 FT RADIUS MAILING LIST FOR 500,540 PORTION OF 416S. SACRAMENTO ST- BRUCE CAMPER -CAMPER SUBDIVISION PARCEL OWNER ATTN ADDRESS CITY STATE ZIP RIEDINGER, ROBERT RJR 4523025 & TRUDY 520 S SCHOOL ST LODI CA 95240 CAHUE, MANUELT & 4523026 MERCEDES A T 1810 CORBIN LN LODI CA 95242 4523027 ALDRETE, MAGADALENA PO BOX 1796 LODI CA 95241 4523028 SMITH, RAY PO BOX 286 LODI CA 95241 OHLHAUSER, WES & 4523014 DANENE TR 2020 CABRILLO Cl LODI CA 95242 LADOUCEUR, LORRAINE L 4523013 TR 2311 LIDO Cl STOCKTON CA 95207 CRYSTAL RIDGE 7864 CRYSTAL 4523002 PROPERTIES LLC BLVD ELDORADO CA 95623 4520114 IBRAHIM, HANIEH TR 120 VINEYARD DR LODI CA 95240 MCCARTY, JAMES A TR 4520112 ETAL ARGYLE PROPERTIES PO BOX 2641 LODI CA 95241 SALVESTRIN, MARIO A & 1930 INDIAN 4520113 CARMEN T VALLEY RD NOVATO CA 94947 WILLIAMS, WILLIAM POINT 4523006 RICHARD TR 67 VINE AVE RICHMOND CA 94801 2409 ROCKINGHAM 4523022 POOLE, APRIL MARIE TR CIR LODI CA 95242 4520121 COMPORATO, ANGELINA 1301 S CHURCH ST LODI CA 95240 3511 E WOODSON 4520101 THEM APPLES LLC RD ACAMPO CA 95220 GREWAL, DEWINDER S & 2416 MAYBROOK 4532003 HARDEEP T DR SACRAMENTO CA 95835 GARCIA, JORGE & MARIA 4532005 J 5575 E MORSE RD LODI CA 95240 RADOVICH, RICH & 45201361 LEONA TR PO BOX 2175 LODI CA 95241 1263 HEIDELBERG 4531013 CAMPER, BRUCE S TR WAY LODI CA 95242 LOCKE, MICHAEL JR & 4523003 TERESA TR TERESA LEGRANDE 1000 W PINE ST LODI CA 95240 MUNRO, JIM D & KAREN 4531009 TR PO BOX 864 LODI CA 95241 HEFFEL COREY WRIGHT 4523029 GRANDCHILDRENS TRUST VIENNA NURSING 800 S HAM LN LODI CA 95242 I 45 4 CAW,'O R, BkO'C 300 FT RADIUS MAILING LIST FOR 500,540 PORTION OF 416 S. SACRAMENTO ST- BRUCE CAMPER -CAMPER C��� SUBDIVISION +1IIClyde Naedl'vri 9ehoW y '-'� w I -- Tnkay St PARCEL OWNER ATTN ADDRESS CITY STATE ZIP 777 45 260 �EE TJ —�► _ -9� 4 1_�ra - -_- 453208LV►P +' r _ _= = 'r- . -ItA i. k5'�4 ROBERT L & CAROLYN 4702002 REYNOLD ET ROBERT L REYNOLDS 33 E TOKAY ST LODI CA 95240 REYNOLDS, CAROLYN W 4702055 TR ETAL ALAN HUYNH 33 E TOKAY ST LODI CA 95240 PACIFIC COAST 4703020 PRODUCERS PO BOX 1600 LODI CA 95241 4702056 REYNOLDS RANCHES PTP 33 E TOKAY ST LODI CA 95240 UNION PACIFIC RAILROAD UNION PACIFIC 1400 DOUGLAS ST 4532007 COMPANY RAILROAD COMPANY STOP 1640 OMAHA NE 68179 f UNION PACIFIC RAILFtCtQD. UNION PACIFIC j'1140r D -- PPGLAS 5T ^ : ' 4531©101 COMPANY� RAILROAD COMPANY S-Ti_OP 164E3 _.-- OMA. ; NE 68119 CENTRAL CALIF TRACTION 4702001 CO AT&F RAILWAY CO 920 SE QUINCY TOPEKA KS 66612 UNI.ONV PACIFIC RAILROAa UNION,P CfM 1400 DO fuliAS rt 4702057 CO�LLPIY i -- R41LRO�YD �QIItIIPAN'Y -� SOP6QOMAIA= .. _-.- - .- _'---_- IU,N'IOIY'PACpFIC RAI;�ROADI .WIVCON. PaC flC ! '1400 F7.46IJ6E 470301,1 COMPARY .RALLftOAD COIV/�P�kNlf' - -„'"'-� S1�OQ40 J_ _ _ .aalA ! NE- ' 6814 ICE TRP1L CQCIIF TiEt'AC•TiLQIIVjI -_"= �-'• _ _ �-, RAILWAY CO X20 5�4JIICX 410302_ .:EO_ _. _ _ ,4T8F ! 222 E WEBER AVE 4520137 SAN JOAQUIN COUNTY ROOM 12 ISTOCKTON ICA 95202 Fm "� FlVburt S, -.Am el It Rora St 7 AA A J a uJ V ,1 r, -. FMn 31 :n k•y q 4;- Touw 3t G h N • i' _ i. C��� +1IIClyde Naedl'vri 9ehoW y '-'� w I -- Tnkay St Fm "� FlVburt S, -.Am el It Rora St 7 AA A J a uJ V ,1 r, -. FMn 31 :n k•y q 4;- Touw 3t G h N • i' _