HomeMy WebLinkAboutAgenda Report - December 21, 2016 G-01 PHAGENDA ITEM Gowl
CITY OF LODI
COUNCIL COMMUNICATION
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AGENDA TITLE: Public Hearing to Consider Adopting a Resolution Approving the
Planning Commission's Recommendation to Authorize 42 Medium -
Density Residential Growth Management Allocations for the Grupe -
Harvest Crossing Subdivision
MEETING DATE: December 21, 2016
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Public Hearing to consider adopting a resolution approving
the Planning Commission's recommendation to authorize
42 Medium -Density Residential Growth Management
Allocations for the Grupe -Harvest Crossing 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 October 26, 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 Grupe Investment Company for 42 Medium -Density
Residential Growth Management Allocations for the Grupe -Harvest Crossing subdivision, a 6.8 -
acre 42 -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 4-0 to recommend the City
Council approve the applicant's request for 42 Medium -Density Residential growth management
allocation units and approve the Final Map for the project.
ANALYSIS
The proposed project seeks to create a private/gated 42 single-family lot community with associated
landscape parcels and private streets.
The project as designed has a density of eight units per acre.
All private streets meet the minimum City right-of-way standards.
The project does include an open space area for the development.
The project takes access off Turner Road with emergency access from Lower Sacramento Road.
The project includes 21 guest parking spaces on the private roadway.
APPROVED:
h Schwa e� ity Manager
The applicant proposes single -story homes along the western and southern property lines along with
a 15 ft setback. This is consistent with low-density residential standards.
The applicant is proposing a different housing product and living experience that the last three major
subdivisions in Lodi — Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
General Plan and Zoning Conformance
The project site includes General Plan Land Use and Zoning designation of Medium Density
Residential. The proposed project is consistent with the land -use designations, layout and required
density.
The Medium Density Residential designation mandates density ranges between eight to 20 units per
acre. The Harvest Crossing project has a density of 8.0 units per acre. The proposed project does
comply with applicable General Plan density requirements while still trying to be consistent with the
single-family residential properties to the west and south.
Planned Development Guidelines:
The applicant has prepared the Harvest Crossing Planned Development Standards and Guidelines.
(Attachment C) The organization of these guidelines is presented as a series of community design
components that when combined create a comprehensive project design. The chapters highlight and
articulate the various community design components, establishing specific development guidelines
and standards for how the project will develop.
Subdivision Mao:
The proposed Tentative Map would subdivide the project parcel into 42 Medium -Density residential
single-family lots, one private lot for an open space/park lot and associated public and private
roadways.
The size and shape of the subject project area makes an efficient lotting design difficult. The
applicant has proposed a number of lotting designs and ultimately decided to not try to compete with
the housing product in Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
The project includes lots that meet to eight to 20 units per acre density, but overall do not meet the
size standards for Low Density Residential.
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 -P4).
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.
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)
11374
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
2%
Allocations
for 2016
Total
Available
for 2016
Garfield
Camper
_ Sac
Harvest
Crossing
Total
Remaining
for 2016
Low (0.1-7)
195
3,384
6
0
0
3,378
Medium (7.1-20)
124
777
0
28
42
707
High (20.1-30)
124
1205
0
0
0
1,205
TOTAL
443
5,366
5,360
5,332
42
5,290
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 42
Medium -Density Residential Growth Management Allocations.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Stephen Schwabauer
Community Development Director
Attachment:
1. Aerial /Vicinity Map
2. Tentative Subdivision Map
3. Planned Development Guidelines
4. Planning Commission Staff Report
5. Planning Commission Resolution
6. Draft Resolution
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CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA
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OWNER/SUBDIVIDER: FARMERS AND MERCHANTS BANK OF
CENTRAL CALIFORNIA
P.O. BOX 3000
LODI, CA 95241
APPLICANT: GRUPE INVESTMENT COMPANY
3255 W MARCH LANE, STE 400
STOCKTON, CA 95219
(209) 473-6067
ENGINEER: MCR ENGINEERING, INC.
1242 DUPONT COURT
MANTECA, CA 95336
NO. OF LOTS: 45 (42 RESIDENTIAL LOTS)
TYPICAL LOT AREA: +/- 5244 SF
LAND USE: EXISTING: MEDIUM DENSITY RESIDENTIAL
PROPOSED: MEDIUM DENSITY
RESIDENTIAL
ZONING: EXISTING: MEDIUM DENSITY RESIDENTIAL
PROPOSED: PD - PLANNED DEVELOPMENT
TOTAL AREA: 6.8 ACRES
TOTAL DEVELOPED AREA: 6.8 ACRES
UTILITIES: WATER: CITY OF LODI
CITY OF LODI
TELEPHONE: AT&T
GAS: PACIFIC GAS & ELECTRIC COMPANY
ELECTRIC: LODI ELECTRIC
CABLE TV: COMCAST
STORM DRAINAGE: CITY OF LODI
IRRIGATION: WOODBRIDGE IRRIGATION DISTRICT
APN: 029-390-15
THE PROPERTY HAS A GENTLE SLOPE WITH ELEVATIONS RANGING FROM 42'-43'.
STREET NAMES ARE SUBJECT TO APPROVAL BY CITY OF LODI.
EXISTING BOUNDARY BASED ON RECORD INFORMATION.
PUBLIC UTILITY EASEMENTS SHALL BE DEDICATED ALONG ALL INTERIOR STREET
FRONTAGES.
THIS PROPERTY IS NOT SUBJECT TO INUNDATION.
THIS PROJECT MAY BE DEVELOPED IN PHASES PER DEVELOPERS OPTION.
INTERIOR STREETS TO BE PRIVATELY OWNED AND MAINTAINED BY HOMEOWNERS
ASSOCIATION.
1 GENERAL NOTES, KEY MAP, LEGEND, & STREET SECTIONS
2 BOUNDARY & EASEMENTS
3 DIMENSION PLAN
0 60 4 GRADING PLAN
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.RESIDENT
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8111800-227-2600
JOB NO.: 16-027
DATE: SEPTEMBER, 2016
DR. BY: RP
CK. BY: SLS
SHEET NO.
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PLAN N ® DEVELO PM ENT OVERLAY
STANDARDS& GUIDEUNES
Lodi, CA
September 2016
HARVESTCROSSING
PLANNED DEVELOPMENTOVERLAY
STANDARDS& GUIDELINES
Lodi, CA
July 2016
Prepared by:
Grupe Investment Co.
3255 W. March Lane, Suite 400
Stockton, CA 95219
(209) 473-6000
Project Architect:
Bassenian Lagoni
2031 Orchard Drive, Suite 100
Newport Beach, CA 92660
(949) 553-9100
Project Engineer:
MCREngineering, Inc.
1242 Dupont Court
Manteca, CA 95336
(209) 239-6229
Table of Contents
1.0
Introduction............................................................................................................................................ 1
1.1
Location................................................................................................................................................................1
Architectural Objectives.....................................................................................................................................10
Exhibit1-1 Project Location......................................................................................................................... 1
1.2
General Plan and Zoning......................................................................................................................................1
1.3
Existing Conditions.................................................................................................................................................. 2
Garages...............................................................................................................................................................10
Exhibit1-2 Aerial Photo................................................................................................................................ 2
2.0
Site Planning........................................................................................................................................ 3
Exhibit2-1 Site Plan..................................................................................................................................... 3
2.1
Lot Sizes................................................................................................................................................................... 4
2.2
Vehicular Circulation............................................................................................................................................4
Exhibit 2-2 Interior Street...........................................................................................................................4
4.5.2 Mailboxes..................................................................................................................................................11
Exhibit 2-3 Gated Entrance (Section)........................................................................................................5
Exhibit 2-4 Gated Entrance (Plan).............................................................................................................5
3.0 Development Standards................................................................................................................................................. 6
3.1 Overlay Development Standards.........................................................................................................................6
3.1.1 Typical Plotting............................................................................................................................................6
Exhibit 3-1 Development Standards — 4 -Lot Cluster..................................................................................6
Exhibit 3-2 Development Standards — 6 -Lot Cluster..................................................................................7
Table 3-1 Lot Type Development Standards Summary..............................................................................8
3.2 Landscaping..........................................................................................................................................................8
3.3 Lighting.................................................................................................................................................................9
4.0
Architectural Guidelines...............................................................................................................................................10
4.1
Architectural Objectives.....................................................................................................................................10
4.2
Neighborhood Conditions..................................................................................................................................10
4.3
Garages...............................................................................................................................................................10
4.4
Primary Entrances..............................................................................................................................................10
4.5
Functional Elements...........................................................................................................................................11
4.5.1 Address Numbers.....................................................................................................................................11
4.5.2 Mailboxes..................................................................................................................................................11
4.5.3 Mechanical Equipment.............................................................................................................................11
4.5.4 Gutters and Downspouts..........................................................................................................................11
5.0 PD Process.....................................................................................................................................................................12
NOTE: Other than site plans and site-specific exhibits and tables, the images contained herein are for illustrative purposes only, and do not
necessarily reflect in detail the actual house plans and elevations of Harvest Crossing, as this document must be produced prior to the
review and approval of the City of Lodi, and therefore before house plans and elevations can be finalized.
1.0 INTRODUCTION
1.1 Location
Harvest Crossing will be developed on a 6.8 acre site adjacent to and south of Turner Road and adjacent
to and west of Lower Sacramento Road.
The project site is an infill parcel, surrounded by existing development on all sides. Single Family residential
housing borders the project on the west and south sides. A Verizon Administrative Office borders the
project on the north and east. Exhibit 1-1 shows the location of the project.
Exhibit 1-1 - Project Location
1.2 General Plan and Zoning
The Lodi General Plan designates this site as Medium Density Residential.
The Lodi Zoning Map designates this site as PD (Planned Development) Overlay.
This document establishes the development standards for the PD Overlay.
PD Guidelines 1
1.3 Existing Conditions
The existing site is currently undeveloped fallow land, bordered on the west and south by an existing single
family residential subdivision and on the north/east by a Verizon Administrative Office. The site is basically
flat, with no significant grade differences between adjacent properties. It has many existing trees on the
southeast portion of the site, most of which will be removed to accommodate development of the site.
Exhibit 1-2 — Aerial Photo
PD Guidelines
2.0 SITE PLANNING
Harvest Crossing will be a gated neighborhood community consisting of approximately 42 single story homes,
ranging in size from 1,816 square feet to 2,362 square feet. The homes will be constructed primarily in four -lot
or six -lot clusters that share a common driveway. The entrance to the community will be along Turner Road,
and will feature lush landscaping and project signage. A small open space area will landscaped and used for
storm drainage treatment to meet Low Impact Design (LID) requirements. An emergency vehicle access (EVA)
and pedestrian gate will be located at the east end of the internal street to Lower Sacramento Road, allowing
residents' easy access to nearby shopping and services.
Exhibit 2-1- Site Plan
PD Guidelines 3
2.1 Lot Sizes
Lot sizes range from 64.5' x 69' (4,450 sf) to 70' x 90' (6,300 sf). The approximate density of the development
will be 6.2 homes/acre.
2.2 Vehicular Circulation
The street within Harvest Crossing shall be private, maintained by a Community Association. Since there will be
no "through traffic" in this gated community, the streets will be smaller in width than those called for in the City
of Lodi Standards. The cul-de-sac, however, is designed to meet city standards to enable utility and emergency
vehicles to turn around.
Exhibit 2-2 — Interior Street
R q Z
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PD Guidelines 4
Exhibit 2-3 — Gated Entrance (Section)
Exhibit 2-4 — Gated Entrance (Plan)
RESIDENTIAL LOT I RESIDENTIAL LOT
RESIDENTIAL LOT
6' SOUNDWALL
6' SOUNDWALL
6' SOUNDWALL
6' SOUNDWALL
RESIDENTIAL LOT RESIDENTIAL LOT
PD Guidelines
3.0 DEVELOPMENT STANDARDS
3.1 Overlay Development Standards
The Overlay Development Standards for Harvest Crossing were crafted to ensure that all development within
Harvest Crossing would result in an attractive, desirable and secure environment that is compatible with the
adjoining neighborhoods.
3.1.1 Typical Plotting
The following diagrams demonstrate sample lot cluster organization and building setbacks. All setbacks are
measured from property lines to foundation.
Exhibit 3 -1- Development Standards — 4 -lot Cluster
Qltrezc
PD Guidelines 6
Exhibit 3 - 2- Development Standards — 6 -lot Cluster
Street
PD Guidelines
Table 3-1: Lot Type Development Standards Summary
Development Standard
RMD
PD Overlay
Minimum Lot Size
5,000 sf
4,200 sf
Density
8.1 to 20
6.0 to 7.0
Typical Street Frontage Width
50'
66'
Setback (minimums in feet)
Front
Living Space
Garage (2) (4)
Porch
15'
10'
20'
20'
0'
S'
Interior Side
Living Space
5'
4'
Street Side
Living Space
Port
10'
10'
5'
Rear
Living Space
10'
S'
Lot Coverage Maximum (1)
50%
65%
Height Limit (3)
2 Storied, not to exceed
35 feet
2 Storied, not to exceed
35 feet
Landscaping
As required by Chapter 17.30 (Landscaping)
Parking
2 garage spaces
1 2 garage spaces
(1) Lot Coverage does not include eaves and roof overhangs
(2) Twenty -foot (20') setback applies to garage door(s) facing street frontage, measured from P/L except at
private streets without sidewalks, in this case the setback is measured from the back of curb
(3) Measured from finished grade to highest point of roof ridge
(4) Within clusters, 20' garage setback does not apply
3.2 Landscaping
Water efficient Landscape shall be standard on all homes at Harvest Crossing. The Community Association and
recorded CC&R will help ensure that front and street side yard landscape continues to be well designed and
maintained.
PD Guidelines 8
3.3 Lighting
All signage and outdoor lighting for illumination of landscaped areas, pathways, and other special features shall
comply with the standards of the City of Lodi. All such signage and lighting shall be subject to review and approval
of the Community Development Director.
• Exterior lighting shall be shielded or recessed to minimize direct glare or reflections. Lighting that
represents movement, flashes, blinks, or is unusually high in intensity or brightness shall be prohibited.
Temporary holiday lighting within public right-of-ways is not excluded from this regulation.
• All lighting fixtures shall be appropriate scale and intensity for the use intended as determined and
approved by the Community Development Director.
• All street lighting shall conform to the minimum standards and design criteria established by the City of
Lodi. However, all street lighting systems, layout, fixtures, and lighting patterns shall be subject to the
review and approval of the City Engineer and the Community Development Director, and any deviations
from the City minimum standards shall be subject to the approval of the City Engineer.
PD Guidelines 9
4.0 ARCHITECTURAL GUIDELINES
4.1 Architectural Objectives
The design standards in this section seek to address the following objectives:
• Create a distinct identity with a consistent level of quality within Harvest Crossing.
• Present a variety of architectural styles, colors and detail to the homes to create curb appeal.
4.2 Neighborhood Conditions
Exposed rear elevations along public edges should include a variety of rooflines, wall offsets, and/or details to
avoid monotonous edge conditions.
• Vary front -to -back, side-to-side gables, hip roofs and integrate single -story elements where possible.
• Variety between plans or within plans may include:
o Different elevation styles and massing per plan type.
o Detail elements on the front elevation
o Single -story elements on the front and rear elevation, where feasible
o Roof plane variation (ridge height and direction) per plan
o Varied first- and second -story massing between plans
4.3 Garages
The homes at Harvest Crossing will have a minimum 2 car garage per home with decorative garage door styles
appropriate to the architectural styles. All garages shall have roll -up doors. Garages are to be setback a
minimum of 5' ft. to primary living space or front porch element to reduce the visual dominance of garages.
The design of the garage doors should reflect the architectural style of the elevation selected.
4.4 Primary Entrances
The primary entrance to the homes will be from the street or common drive.
PD Guidelines 10
4.5 Functional Elements
All street signs, traffic signs and street lights will be per the City standards or approved by the Community
Development Director.
4.5.1 Address Numbers
All residential addresses shall be clearly marked, located in an area visible from the street and sufficiently lit for
ease of recognition by postal and public safety agencies.
4.5.2 Mailboxes
U.S. Postal Service approved mailboxes shall be provided in a ganged configuration with enhancements per U.S.
Postal Service standards. Details and colors should complement the architectural character of the neighborhood
4.5.3 Mechanical Equipment
Mechanical equipment should be screened from public view.
4.5.4 Gutters and Downspouts
Drainage solutions should be unobtrusive, complementing the overall building design and color.
PD Guidelines 11
5.0 PD PROCESS
The standards and guidelines of this document provide the blueprint for development for Harvest Crossing. Upon
approval of Harvest Crossing PD Overlay, the standards, guidelines and procedures shall become the applicable
zoning standards for all land uses and development within Harvest Crossing. In the case of differences between
this document and the City of Lodi's Zoning and Development Ordinances, Harvest Crossing PD Overlay shall
prevail. The Developer will be responsible for complying with Harvest Crossing PD Overlay.
PD Guidelines 12
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: October 26, 2016
APPLICATION NO: Subdivision Application: 2016-24S
Planned Development 2016-24 PD
Growth Management Allocation: 2016-24 GM
REQUEST: Request for Planning Commission approval of:
a) Growth Management Allocation for 42 Medium -Density Residential Lots;
and
b) A Subdivision Map for the Harvest Crossing Subdivision, a 6.8 acre, 42
unit subdivision; and
c) Adopt Development Standards for the subdivision known as Harvest
Crossing located within Medium Density Residential Zoning District.
2620 Turner Road - South of Turner Road and west of Lower
Sacramento Road
(Applicant: Grupe Investment Company; File: 2016-24 GM / S / PD;
CEQA Status: Section 15183 — Previous Environmental Review)
LOCATION: 2620 Turner Road
South of Turner Road and west of Lower Sacramento Road
APN: 029-390-15
Lodi, CA 95240
APPLICANT: Grupe Investment Company
Mr. Chris Conklin
3255 West March Lane, Suite 400
Stockton, CA 95219
PROPERTY OWNER: Farmers and Merchants Bank of Central California
Mr. Kent Steinwert
P.O. Box 3000
Lodi, CA 95240
RECOMMENDATION
Staff recommends that the Planning Commission approve the Tentative Subdivision Map and
Planned Development Guidelines for the Harvest Crossing Subdivision and recommend to the City
Council approval of the request for 42 Medium -Density growth management allocations subject to
conditions in the attached resolution.
PROJECT/AREA DESCRIPTION
General Plan Designation: Medium Density Residential
Zoning Designation: RMD - Medium Density Residential
Property Size: 6.79 acres — 295772 sq ft
The adjacent zoning and land use characteristics:
SUMMARY
The proposed project seeks to create a private / gated 42 single family lot community with
associated landscape parcels and private streets.
The project as designed has a density of 8 units per acre.
All private streets meet the minimum City right of way standards.
The project does include an open space area for the development.
The project takes access off Turner Road with emergency access from Lower Sacramento Road
The project includes 21 guest parking spaces on the private roadway.
The applicant proposes single story homes along the western and southern property lines along with
a 15 ft setback. This is consistent with low density residential standards.
The applicant is proposing a different housing product and living experience that the last 3 major
subdivisions in Lodi — Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
Subsequently, the 2010 General Plan designated the property medium density residential with a
density of 8 — 20 units per acre.
ANALYSIS
Existing Conditions: The subject site consists of one parcel totaling 6.79 acres. Along the western
and southern borders are single family homes within the Erich Park development. Along the
northern boundary is Katzakian Park, Wine and Roses and the Verizon communications building.
To the east is the Meritage Apartment complex.
General Plan Compliance: The project site includes General Plan Land Use designation of Medium
Density Residential. The proposed project is consistent with the current General Plan (2010) land
use designations, layout and required density.
The Medium Density Residential designation mandates density ranges between eight (8) to twenty
(20) units per acre. The Harvest Crossing project has a density of 8.0 units per acre. The General
Plan Land Use Policy 3 (LU P3) prohibits development at less than the minimum and maximum
density prescribed by each residential land use category. The proposed project does comply with
applicable General Plan density requirements while still trying to be consistent with the single family
residential properties to the west and south.
ADJACENT ZONING DESIGNATIONS AND LAND USES
GENERAL PLAN
ZONING CLASSIFICATION
EXISTING LAND USE
North
Open Space and Office
Open Space and Office
Katzakian Park and
Verizon Office
South
Low Density Residential
RLD - Low Density Residential
Single family
residences
East
High Density Residential
PD(1)
Meritage Apartments
West
Low Density Residential,
RLD - Low Density Residential
Single family
residences
SUMMARY
The proposed project seeks to create a private / gated 42 single family lot community with
associated landscape parcels and private streets.
The project as designed has a density of 8 units per acre.
All private streets meet the minimum City right of way standards.
The project does include an open space area for the development.
The project takes access off Turner Road with emergency access from Lower Sacramento Road
The project includes 21 guest parking spaces on the private roadway.
The applicant proposes single story homes along the western and southern property lines along with
a 15 ft setback. This is consistent with low density residential standards.
The applicant is proposing a different housing product and living experience that the last 3 major
subdivisions in Lodi — Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
Subsequently, the 2010 General Plan designated the property medium density residential with a
density of 8 — 20 units per acre.
ANALYSIS
Existing Conditions: The subject site consists of one parcel totaling 6.79 acres. Along the western
and southern borders are single family homes within the Erich Park development. Along the
northern boundary is Katzakian Park, Wine and Roses and the Verizon communications building.
To the east is the Meritage Apartment complex.
General Plan Compliance: The project site includes General Plan Land Use designation of Medium
Density Residential. The proposed project is consistent with the current General Plan (2010) land
use designations, layout and required density.
The Medium Density Residential designation mandates density ranges between eight (8) to twenty
(20) units per acre. The Harvest Crossing project has a density of 8.0 units per acre. The General
Plan Land Use Policy 3 (LU P3) prohibits development at less than the minimum and maximum
density prescribed by each residential land use category. The proposed project does comply with
applicable General Plan density requirements while still trying to be consistent with the single family
residential properties to the west and south.
Zoning Compliance: The project site is zoned MLD — Medium Density Residential. This zoning
designation identified design standards for the size and shape of parcels along with street access.
The MLD designation anticipates smaller lot sizes and higher densities.
The zoning code has provisions for a Planned Development (PD) overlay to be applied to projects,
to provide flexibility in the application of development standards that will produce development
projects of superior quality, including retention of unique site characteristics, creative and efficient
project design, etc., than would have been achieved through strict application of the development
standards required by the primary zoning district.
The applicant has requested the PD overlay to allow for flexibility of design standards. The PD
request is to develop a private gated community, private streets and smaller lots containing the
single family residence.
Planned Development Guidelines: The applicant has prepared the Harvest Crossing Planned
Development Standards and Guidelines. (Attachment C) The organization of these guidelines is
presented as a series of community design components that when combined create a
comprehensive project design. The chapters highlight and articulate the various community design
components, establishing specific development guidelines and standards for how the project will
develop.
As depicted in the development plans, the applicant is proposing to use several different elevation
styles throughout the subdivision. The elevations use varying massing and architectural articulations.
The project will be required to prepare a landscape plan that generally places one large street tree in
each front yard among other accent landscaping including various shrubs, ground cover and lawn.
The landscaping plan would have to comply with the requirements of the Lodi Municipal Code
Section 17.03.070 which regulate landscape water efficiency.
Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 42 Medium -
Density residential single-family lots, 1 private lot for an open space / park lot and associated public
and private roadways.
The size and shape of the subject project area makes an efficient lotting design difficult. The
applicant has proposed a number of lotting designs and ultimately decided to not try to compete with
the housing product in Rose Gate, Van Ruiten Ranch and Reynolds Ranch.
The project includes lots that meet to 8 to 20 units per acre density, but overall do not meet the size
standards for Low Density Residential.
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.
3
Access and Circulation: The project is accessed by Turner Road and a secondary emergency
access onto Lower Sacramento Road. The project does not restrict or impede existing roadways.
The private 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. The project size and location is one of a few sites in Lodi that would be appropriate for
a gated community without reducing through streets and reducing connectivity.
Fences and Buffers: The City places a high value on quality design and materials in the construction
of fencing and buffers for developments. Fencing is an integral design feature in residential
developments and defines property ownership and boundaries. The City expects quality materials
that will last and maintain an appealing aesthetic within neighborhoods. (Condition 20)
There is an existing masonry wall along Lower Sacramento Road and along Turner Road. There is
a wood fence along the southern and western property boundaries. A masonry wall will be
constructed along Turner Road and Lower Sacramento Roads. Landscaping will be located
between the sidewalk and masonry wall.
Existing trees on-site: The project site includes a number of larger oak trees and other large non-
native trees. As part of the project the Grupe Company developed a proposal to retain as many
trees as possible and fund the purchase of trees for the 2017 Arbor Day.
The Grupe development team is working to retain as many trees as possible while maintaining the
Medium Density design requirements for the site. The applicant believes there will be a number of
existing trees that can be incorporated into the land plan without impacting density. The final number
of trees to be saved cannot be determined until the final grading and house plans have been
approved by the City.
In addition to applicant's efforts to save trees internal to the subdivision, new trees will be planted
within the project and along frontages. The applicant will also look to plant upsized specimen trees in
areas such as Lot B, the EVA parcel, and frontages along Turner and Lower Sacramento and at the
project entrance. And finally, the Grupe Company is willing to demonstrate their commitment to the
City of Lodi and the natural beauty of the community by pledging $5,000 to go toward the purchase
of trees to be donated to the City as part of the Annual Arbor Day in 2017.
Growth Management Compliance: The Harvest Crossing applicant is requesting 42 growth
allocation units to construct the full project.
The allocation system gives priority through point assignments to projects that reduce impacts on
services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of
the City's population, compounded annually. Once the number of allocable units is figured, the City
requires that the allocation units be distributed among housing types as follows; 44 percent low
density, 28 percent medium density and 28 percent high density (GM -P4).
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
4
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.
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
5
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
5
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.
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 D identifies the 2015 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table D: Growth Management Allocation for 2015
Table E identifies the 2016 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
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 identifies the 2016 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
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
A
Available Allocations
Density
2%
Allocations
for 2016
Total
Available
for 2016
Garfield
Camper
_ Sac
Harvest
Crossing
Total
Remaining
for 2016
Low (0.1-7)
195
3,384
6
0
0
3,378
Medium (7.1-20)
124
777
0
28
42
707
High (20.1-30)
124
1205
0
0
0
1,205
TOTAL
443
5,366
5,360
5,332
42
5,290
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
A
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.
=1ZWI:Z91►1�iI=1ZI **i�i1=1►kI
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 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 Medium Density Residential.
No potential new impacts related to the Project have been identified that would necessitate further
environmental review beyond the impacts and issues already disclosed and analyzed in the General
Plan EIR. No increase in development density beyond what was anticipated in the General Plan for
the Project site would occur. No other special circumstances exist that would create a reasonable
possibility that the proposed Project will have a significant adverse effect on the environment.
Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15183
and no further environmental review is required.
PUBLIC HEARING NOTICE:
Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, October 15,
2016. Ninety (90) 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.
7
RECOMMENDED MOTIONS
Should the Planning Commission agree with staff's recommendation, the following motion is
suggested:
"I move that the Planning Commission adopt a Resolution finding that the project has satisfied
the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183,
the project is consistent with the findings of the previous environmental documents prepared for
the 2010 Lodi General Plan and approve the Tentative Subdivision Map and Planned
Development Guidelines for the Grupe Harvest Crossing Subdivision and recommend to the City
Council approval of the request for 42 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. Subdivision Map
C. Planned Development Standards
D. Draft Resolution
Stephen Schwabauer
Community Development Director
RESOLUTION NO. 16-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING
THE REQUEST OF THE GRUPE INVESTMENT COMPANY FOR APPROVAL OF THE
HARVEST CROSSING SUBDIVISION, A 6.79 -ACRE, 42 UNIT SUBDIVISION AND 42
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 2620 Turner Road, South of Turner Road and west of
Lower Sacramento Road, Lodi, CA 95240 (APN: 029-390-15); and
WHEREAS, the applicant is, The Grupe Investment Company, Mr. Chris Conklin, 3255 West
March Lane, Suite 400, Stockton, CA 95219; and
WHEREAS, the project properties owners of record are Farmers and Merchants Bank of
Central California, Mr. Kent Steinwert, P.O. Box 3000, Lodi, CA 95240; and
WHEREAS, the applicant, The Grupe Investment Company, Mr. Chris Conklin, has filed the
Harvest Crossing Subdivision Map, Planned Development Guidelines and Growth
Management Application with the City of Lodi; and
WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010,
approved the land use designation as Medium Density Residential for the project
site; and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21,
2013, granted Medium 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 6.79 acres, 42 -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 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 Medium
Density Residential.
No potential new impacts related to the Project have been identified that would necessitate
further environmental review beyond the impacts and issues already disclosed and analyzed
in the General Plan EIR. No increase in development density beyond what was anticipated
in the General Plan for the Project site would occur. No other special circumstances exist
that would create a reasonable possibility that the proposed Project will have a significant
adverse effect on the environment. Therefore, the proposed Project qualifies for the
exemption under CEQA Guidelines Section 15183 and no further environmental review is
required.
2. The proposed design and improvement of the tentative subdivision, as conditioned, will
conform to the standards and improvements mandated by the adopted City of Lodi Public
Works Department Standards and Specifications, Zoning Ordinance, as well as all other
applicable standards.
3. The standard size, shape and topography of the site is physically suitable for residential
development proposed in that the site is generally flat and is not within an identified natural
hazard area.
4. The site is suitable for the density proposed by the tentative subdivision map in that the site
can be served by all public utilities and creates design solutions for storm water, traffic and
air quality issues.
5. The design of the proposed tentative subdivision and type of improvements are not likely to
cause serious public health problems in that all public improvements will be built per City
standards and all private improvements will be built per the California Building Code.
6. The design of the proposed tentative subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through or use of property
within the proposed tentative subdivision.
7. The subdivision is conditioned to construct public street improvements thereby insuring that
an adequate Level of Service is maintained on the roadways within the area.
8. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth
Management Element allows for the development of Medium Density Residential, High
Density Residential on the project site.
9. Said Subdivision map complies with the requirements of Title 17, Article 5 of the Lodi
Development Code, governing subdivision maps.
NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of
the City of Lodi hereby approves the Subdivision Map and associated Development Standards
for the Harvest Crossing Subdivision and recommends that the City Council award 42 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. The developer shall submit detailed landscape and irrigation plans (concurrently with the
improvement plans) for the review and approval of the Parks & Recreation Department for
improvements along public frontages. The landscape plan shall include, in addition to
normal landscape and irrigation details, screening of any above ground utility vaults and
anti -siphon water valves.
8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as
determined by the City Engineer. Final locations and the number of such facilities shall be
determined at the time the improvement plans are reviewed.
9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading
plan and a detailed fencing/wall plan shall be submitted with the improvement plans for each
phase of development. The design, height, and location of walls shall be subject to approval
of the Community Development Director prior to approval of improvement plans. Where
fencing is adjacent to public parks and/or trails, plans shall be approved by the Recreation
Commission at the time of park plan approval. When the adjacent area is sloped, the
fence/wall design shall include a 4' bench (sloped no more than 2%) along the fence/wall for
maintenance purposes, as determined by the Parks and Recreation and Cultural Services
Department.
10. If archeological materials are uncovered during any construction or pre -construction
activities on the site, all earthworks within one hundred feet (100') of these materials shall be
stopped, the Community Development Department notified, and a professional archeologist,
certified by the Society of California Archeology and/or the Society of Professional
Archeology, shall be notified. Site work in this area shall not occur until the archeologist has
had an opportunity to evaluate the significance of the find, and outline appropriate mitigation
measures, if they are deemed necessary.
11. The developer shall pay for and install all street name signs, traffic regulatory and warning
signs, and any necessary street striping and markings required by the City Engineer. Street
3
striping and markings shall be raised ceramic markers or thermoplastic material, as directed
by the City Engineer.
12. Road or street names shall not duplicate any existing road or street name in the City, except
where a new road or street is a continuation of an existing street. Road or street names that
may be spelled differently but sound the same shall also be avoided. Road or street names
shall be approved by the Fire Chief and the Community Development Director.
13. All improvements, public and private, shall be designed and constructed in accordance with
the most recent edition of the City Plans and all applicable state and local ordinances,
standards and requirements. Should a conflict arise, the governing specification shall be
determined by the City Engineer.
14. The developer shall ensure finished pad elevations are at a minimum one foot above the
100 year base flood elevation as shown on the latest Federal Emergency Management
Agency (FEMA) floodplain maps for San Joaquin County, California. The developer shall be
responsible for all necessary activities, applications, documentation and costs to amend
floodplain maps for their development.
15. In accordance with the Growth Management and Infrastructure/Public Facilities Element of
the City's General Plan, the environmental review prepared for this project, and the
regulations of the applicable school districts, the Developer shall demonstrate that adequate
provision is made for school facilities. To the extent permitted by law, this may include the
payment of school facility mitigation fees adopted by the Lodi Unified School district, or
alternative financial arrangements negotiated by agreement between the Developer and the
applicable school districts.
16. Construction activities shall be limited to the hours of 7:00 a.m. to 10:00 p.m. Monday
through Sunday, consistent with the City's Ordinance.
17. The Developer shall notify all purchasers of homes or lots, either through the Department of
Real Estate Subdivision Report or, if there is no Subdivision Report, through a statement
signed by each buyer and submitted to the City, that the this subdivision is adjacent to an
agricultural area, and as such, there are ground and aerial applications of chemicals, and
early morning/night time farming operations which may create noise and dust, etc. In
addition, all purchasers of homes or lots shall be made aware of the future possibility of oil
and gas well exploration on surrounding and adjacent properties and that farm animals may
be kept on adjacent properties that may be outside the City limits. The wording and format
for notifying home buyers of this information is subject to approval by the Community
Development Director.
18. All conditions of approval for this project shall be written by the project developer on all
master building permit plan check sets submitted for review and approval. It is the
responsibility of the developer to ensure that the project contractor is aware of, and abides
by, all conditions of approval. If the subdivision is to be built out using master plans. Please
follow City of Lodi, Community Development Department Policies and Procedures # B-[08]-
[13] Plan Submittal - Residential Master Plans and # B-[08]-[14] Permit Processing —
Production Homes.
19. No variance from any City of Lodi adopted code, policy or specification is granted or implied
by this approval.
20. The City places a high value on quality design and materials in the construction of fencing
and buffers for developments. Fencing is an integral design feature in residential
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.
4
21. The project removes a number of existing trees on the property. The applicant has proposed
mitigating the amount of trees to the best of their ability, both on and off-site. This mitigation
will include plantings on-site and the balance as a $5,000 donation to the Parks and
Recreation Department for the 2017 Arbor Day.
Citv of Lodi Fire Deaartment
22. The developer shall comply with all applicable requirements of the California Fire Code and
the adopted policies of the City of Lodi.
23. 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)
24. 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.
25. 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.
26. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided
throughout all buildings with a Group R fire area.
Building - General Comments:
27. 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.
28. 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.
5
29. 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
30. 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:
31. Engineered Improvement plans and cost estimates 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.
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.
32. 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, driveway,
streetlights, landscaping, curb, gutter and sidewalk along Turner Road and Lower
Sacramento Road frontage within the project limits in accordance with City
Standards.
ii) The driveway on Turner Road shall be designed per City of Lodi Standard Plan 111.
iii) Private gate call box shall be located at a minimum of 60 -feet from the back of walk
on Turner Road to accommodate vehicle stacking. Access for emergency vehicles
shall be provided with a City approved Knox box.
iv) Emergency vehicle access driveway on Lower Sacramento Road shall be
constructed with plantable pavers capable of accommodating emergency vehicle
loads. Location subject to change at the discretion of the City Engineer and the Fire
Department.
v) Provide all necessary traffic signs for the entire subdivision, including any necessary
traffic signs needed along Turner Road and Lower Sacramento Road.
vi) Repair existing damaged frontage improvements, including but not limited to curb,
gutter, sidewalk, and pavement along the Turner Road and Lower Sacramento Road
frontage within the project limits in accordance with City Standards.
b) Wastewater
i) Individual private wastewater services 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 8 -inch public
wastewater main in Turner Road per City Standards. A manhole or riser shall be
installed to separate the private wastewater line from the public wastewater line.
c) Storm Drainage
i) On-site storm water shall be collected on-site and discharged to the Public storm
drain pipe in Turner Road. A manhole or riser shall be installed at the right of way
to delineate the private storm water from the public storm water line.
ii) Slopes for all parcels within the development shall flow towards the proposed
streets. All stormwater shall be collected within the development and cannot flow to
neighboring parcels.
iii) An overland flood release pathway shall be incorporated into the streets and
circulation design plan for each subarea. For example, when any particular catch
basin is obstructed or overwhelmed with water, the street drainage design (high
points and low points) shall be calculated so that no water shall pond higher than 1 -
foot below any finished floor elevation without releasing the excess water toward the
planned flood release point.
d) Water
i) Individual water services 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 mains in Turner Road and Lower Sacramento Road subject to approval of
City Engineer.
iii) Water meter boxes shall be located inside a public utility easement and outside of
areas subject to vehicular travel.
iv) Water meter box lids in the meter cluster shall be clearly marked indicating the
corresponding address in which they are connected. The markings shall be
permanent, tamper proof and approved by the City Engineer.
7
33. All unused water, wastewater or storm drain connections shall be abandoned in accordance
with City Standards at the owner's expense.
34. The wall surrounding the community is subject to the following criteria:
i) Developer shall privately construct and maintain the block wall.
ii) Wall shall be constructed to match the existing block wall on Lower Sacramento
Road and Turner Road.
iii) Wall shall be a minimum of 6 -feet tall to match the existing wall and extend to no
less than 6 -feet measured from the highest adjacent pad grade.
iv) Wall shall be setback to accommodate reverse frontage landscaping and irrigation
improvements. The reverse frontage wall, landscaping and irrigation improvements
shall be constructed by the developer at the developer's expense to the approval of
the Public Works Director and Community Development Director.
35. 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.
36. 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 Turner Road to Lower Sacramento Road.
c) Private access road improvements and emergency vehicle entrance.
37. 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
approval. 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.
38. 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.
39. 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.
40. The 37' Non -Exclusive Egress and Ingress Easement along the private road and other
access easements for all common drives 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.
41. 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 approval. All costs
associated with annexation to the District shall be the Developer's responsibility.
0
42. The Project shall include a Home Owner Association (HOA). 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, wall, fencing and shared drives. The HOA shall
include an appropriate mechanism to assess and collect assessments for said maintenance
and the ability to enforce adherence to the HOA. The HOA shall clearly provide that the
homeowner is responsible for HOA compliance and is 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.
43. 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 Turner Road and Lower Sacramento Road 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.
g) Standard note identifying public and private infrastructure and the associated
maintenance and operation responsibilities.
44. 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.
45. 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.
0
c) NPDES Construction General Permit (SWPPP)
d) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits
46. 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:
• Fire hydrants and on-site fire protection as required by the Fire Department.
■ Landscaping and irrigation system as required by the Community Development
Department.
• Applicable agreements and/or deed restrictions for access, use and maintenance of
shared, private facilities to Community Development Department approval.
• Community parking needs, there is no parking on Lower Sacramento Road and Turner
Road.
Dated: October 26, 2016
I certify that Resolution No. 16-25 was passed and adopted by the Planning Commission of the
City of Lodi at a regular meeting held on October 26, 2016 by the following vote:
AYES: Commissioners: Cummins, Gomes, Kirsten and Vice -Chair Slater
NOES: Commissioners: None
ABSENT: Commissioners: Kirst, Olson, Chair Hennecke
J
ATTEST v
Secretary, Planning Commission
10
RESOLUTION NO. 2016-224
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI
APPROVING THE PLANNING COMMISSION'S RECOMMENDATION
FOR THE 2016 GROWTH MANAGEMENT ALLOCATIONS FOR
GRUPE - HARVEST CROSSING 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:
Harvest Crossing
Harvest Crossing
Requested
2016 Allocations
0 Low -Density
42 Medium -Density
Recommended
2016 Allocations
0 Low -Density
42 Medium -Density
Harvest Crossing 0 -High -Density 0 Hiah-Dansity
TOTAL
42
Dated: December 21, 2016
42
I hereby certify that Resolution No. 2016-224 was passed and adopted by the
City Council of the City of Lodi in a regular meeting held December 21, 2016, by the
following vote:
AYES: COUNCIL MEMBERS — Chandler, Johnson, Mounce, Nakanishi,
and Mayor Kuehne
NOES: COUNCIL MEMBERS — None
ABSENT: COUNCIL MEMBERS — None
ABSTAIN: COUNCIL MEMBERS — None
NNIFE FERRAIOLO
City Clerk
2016-224
Grupe - Turner Road Subdivision
Subdivision Application: 2016-24
Growth Management Allocation: 2016-24
(Applicant: Grupe Development)
Represented by Kyle Masters
.1 1, ltN' - 11we
VICINITY MAP City Council
0 no
I
0
0 an
m� A
CLUSTER MAP City Council
PARKING MAP City Council
ELEVATIONS City Council
A
4r ,
Kdiu
IAm
PLAN IC
PLAN 2B'
PLAN IA
�
w
ALAN 2C
-PLAN I B
PLAN 2A
ELEVATIONS City Council
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 —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
Available Allocations
2%
Total
Camper
Harvest
Total
Density
Allocation
Available
Garfield
-Sac
Crossing
Remaining
s for 2016
for 2016
for 2016
Low (0.1-7)
195
3,384
6
0
0
3,378
Medium (7.1-
124
777
0
28
42
707
20)
High (20.1-30)
124
1205
0
0
0
1,205
TOTAL
443
5,366
5,360
5,332
42
5,290
The Planning Commission reviewed the
project in its entirety and recommended the
City Council grant the applicant 42 Medium
Density Residential Growth Management
Allocations.
I'm Jane Wagner-Tyack,145 South Rose Street in Lodi. My comments relate to long-term
water availability and land use decisions. The development under discussion here was
proposed after completion of Lodi's 2015 Urban Water Management Plan.update, which I
would describe as optimistic.
Basing water management projections on dry years going back to 1900 turns out not to
give an accurate long-term picture. It's now clear that the 20th century was the wettest of
the past millennium, in California and throughout the American Southwest. We had
relatively short, very wet periods punctuating longer series of dry periods; the majority of
years had below average precipitation. Historically, climate fluctuations are the norm in
California, and "normal" is "dry."
U.C. Davis researchers in 2014 found that during the wet 20th century, California issued
rights for at least five times more surface water than the state receives on average from
precipitation. The long-term effect of this over -allocation hasn't been obvious until
recently because most urban and rural users supplemented surface water with 30% to
46% groundwater, depending on whether a year was wet or dry. But now we know that
our expectations for groundwater, too, have been unrealistic.
The 2014 Sustainable Groundwater Management Act (SGMA) requires California
groundwater users to develop plans to sustainably manage their aquifers and allows until
2020 for the development of acceptable plans by critically over -drafted basins, including
the Eastern San Joaquin Subbasin that underlies this region.
Lodi historically relied entirely on groundwater. Over the last 15 years, the City has made
significant efforts to offset the municipal demand for groundwater by increasing its use of
treated surface water. We get Mokelumne River water through arrangements with
Woodbridge Irrigation District and North San Joaquin Water Conservation District. But
those sources account for less that 45 percent of water the city was delivering as of 2015.
Also, agreements to share water don't guarantee that the water will be there to share. For
12/21/16
example, in some water years, North San Joaquin doesn't get even its own entitlement from
East Bay MUD.
Lodi, Woodbridge, and North San Joaquin have all formed sustainability agencies to
manage groundwater under SGMA. But groundwater dogg npt-r-e—spectli 'ca res.
This subbasin will ultimately have to be managed for the benefit of the entire region, and
water managers have not yet begun talking publicly about how they intend to do that.
Even with Lodi's conservative growth assumptions, we may have trouble meeting the
increase of 26% in demand projected for 2040 in the Urban Water Management Plan.
I don't object to growth in principle, but growth needs to occur with a realistic sense of the
carrying capacity of a basin. Residential developers may contribute to the cost of water
and wastewater infrastructure, but they will not be ultimately responsible for meeting the
increased drinking water demand that development creates. In northern San Joaquin
County, we don't have as much water for all uses, year in and year out, as we would like to
have. Please bear that in mind as you consider this and all future proposals for new
development.
12/21/16
s
<<Fo"
Please immediately confirm receipt
of this fax by calling 333-6'7Q2
CITY OF LODI
P.O. BOX 3006
LODI, CALIFORNIA 95241-1910
ADVERTISING INSTRUCTIONS
SUBJECT: PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION
APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO
AUTHORIZE 42 MEDIUM -DENSITY RESIDENTIAL GROWTH
MANAGEMENT ALLOCATIONS FOR THE GRUPE — HARVEST
CROSSING SUBDIVISION
PUBLISH DATE: SATURDAY, NOVEMBER 19, 2016
� I
TEAR SHEETS WANTED: One (1) pisse
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: WEDNESDAY, NOVEMBER 16, 2016
ORDERED BY: JENNIFER M. FERRAIOLO
CITY CLERK
4 .
PAMELA M. FARRIS
DEPUTY CITY CLERK
ELIZABETH BURGOS
ADMINISTRATIVE CLERK
Verify Appearance of this Legal in the Newspaper — Copy to File
Emailed to the Sentinel at dianer@lodinews.com at tmpj on; aC j:,�.. m_i Q
LNS Phoned. to confirm reroiptof.all godes:.at ==' `:
forms\advins.doc
DECLARATION OF POSTING
NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION
APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO
AUTHORIZE 42 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT
ALLOCATIONS FOR THE GRUPE — HARVEST CROSSING SUBDIVISION
On Wednesday, November 16, 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 42 Medium -Density Residential
Growth Management Allocations for the Grupe — Harvest Crossing 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 November 16, 2016, at Lodi, California.
PAMELA M. FARRIS
DEPUTY CITY CLERK
ORDERED BY:
JENNIFER M. FERRAIOLO
CITY CLERK
ELIZABETH BURGOS
ADMINISTRATIVE CLERK
WAdministration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD.DOC
y OF {
U t r,Y
�qC �n4 ��Sr DECLARATION OF MAILING
PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION APPROVING THE
PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 42 MEDIUM -DENSITY
RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE GRUPE —
HARVEST CROSSING SUBDIVISION
On Wednesday, November 16, 2016, in the City of Lodi, San Joaquin County, California,
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 42 Medium -Density Residential Growth
Management Allocations for the Grupe — Harvest Crossing 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 November 16, 2016, at Lodi, California.
PAMELA M, FARRI S
DEPUTY CITY CLERK
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: December 21, 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
DEXXIi1BT
NOTICE IS HEREBY GIVEN that on Wednesday, December 21, 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 42 Medium -Density Residential
Growth Management Allocations for the Grupe — Harvest
Crossing Subdivision.
Information regarding this item may be obtained in the Community Development
Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are
invited to present their views and comments on this matter. Written statements may be
filed with the City Clerk, City Hall, 221 West Pine Street, 2nd Floor, Lodi, 95240, at any
time prior to the hearing scheduled herein, and oral statements may be made at said
hearing.
If you challenge the subject matter in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to
the close of the public hearing.
By Order of the Lodi City Council:
4. ifer M. rralolo
City Clerk
Dated: November 15, 2016
Approv o form: ,
Ja ' ich
City Attorney
"ISO: Para obtener ayuda interpretativa con esta noticia, por favor Ilame a la oficina de la
Secretaria Municipal, a las (209) 333-6702.
CLERKTUBHEAMNOTICEMNOTCDD.DOC 11/10/16
12-21-16 Council Meeting Public Hearing 300 ft Mailing List for
Harvest Crossing Growth Management Allocations
=HBITB
PARCEL
OWNER
ATTN
ADDRESS
CITY
STATE
ZIP
COUGHRAN, IRMA 1
1015
1556026
TR
BRIDGETOWNE DR
LODI
CA
95242
DHILLON, BALBIR S &
2937019
GURMEET K
1216 VIENNA DR
LODI
CA
95242
2937020
CHANG, LISA
2710 SEQUOIA ST
LODI
CA
95242
ALFARO, OSCAR &
2937021
LISA
2704 SEQUOIA ST
LODI
CA
95242
HOTHI, LAKHBIR S &
2937022
RAJVINDER K
2634 SEQUOIA ST
LODI
CA
95242
MCLORD, ROGER L &
2937023
SHERYL A
2628 SEQUOIA ST
LODI
CA
95242
YOUNG, SAMUEL W &
2937024
VONCILE A TR
2622 SEQUOIA ST
LODI
CA
95242
COFFEE, THEODORE V
2937025
& MICHELLE
2616 SEQUOIA ST
LODI
CA
95242
DEFREITAS, MANUEL
2937026
M & MICHELLE
5 TWELVE OAKS DR
PLEASANTON
CA
94588
SHIBLER, DEAN &
1620 EDGEWOOD
2937027
JUDY
DR
LODI
CA
95240
HANDEL, JOHN T &
2937028
SHERRIE A TR
2582 SEQUOIA ST
LODI
CA
95242
KASSIS, HANNA FAHMI
2937029
& MARINA
2576 SEQUOIA ST
LODI
CA
95242
PACHECO, ANTHONY
2937030
K & ANN S TR
2570 SEQUOIA ST
LODI
CA
95242
2937031
CHU, STEPHANIE L
2564 SEQUOIA ST
LODI
CA
95242
RUOTOLO, KATHLEEN
2937032
E
2558 SEQUOIA ST
LODI
CA
95242
GONZALES, RICHARD
2937033
& MARYANN
2552 SEQUOIA ST
LODI
CA
95242
2937034
LUCAS, KELLY
2546 SEQUOIA ST
LODI
CA
95242
RADER, JON R &
2937035
LINDSAY A
2540 SEQUOIA ST
LODI
CA
95242
2937036
BURT, COLLEEN
2547 SEQUOIA ST
LODI
CA
95242
CASTRO URDIALES,
2937037
JOSE G & LUCI
2553 SEQUOIA ST
LODI
CA
95242
ADDLER, DAVID D &
2937038
ANN MARIE
2559 SEQUOIA ST
LODI
CA
95242
2937039
KHAN, RAHEELA ETAL
2565 SEQUOIA ST
LODI
CA
95242
SHOOK, WILLIAM 0 &
2937040
STACYE SUE
2571 SEQUOIA ST
LODI
CA
95242
OKEEFE, KELLY A &
12577
ICA
1
29370411
SHELLEY M
SEQUOIA ST
LODI
95242
12-21-16 Council Meeting Public Hearing 300 ft Mailing List for
Harvest Crossing Growth Management Allocations
PARCEL
OWNER
ATTN
ADDRESS
CITY
STATE
ZIP
CARY, MICHAEL D &
2937042
PATIENCE L
2583 SEQUOIA ST
LODI
CA
95242
CHINCHIOLO, MIKE &
2937043
KATRICE
2589 SEQUOIA ST
LODI
CA
95242
ZUZICH, DAVID
2937044
JOSEPH & REBECCA
2595 SEQUOIA ST
LODI
CA
95242
SUBLABAN, NASSER &
2937045
GRISELDA TR
2609 SEQUOIA ST
LODI
CA
95242
2937046
PFISTER BAUM, LORI S
2615 SEQUOIA ST
LODI
CA
95242
HERNANDEZ, JAMIE
2937047
PITMAN
2623 SEQUOIA ST
LODI
CA
95242
2937048
NEJAK, KIM M ETAL
806 EUCALYPTUS CT
LODI
CA
95242
AKBAR, WALI &
2937049
NAGINA
807 EUCALYPTUS CT
LODI
CA
95242
BRIA, STEPHEN M &
2937050
JEANNE M
808 SEQUOIA CT
LODI
CA
95242
WEISSER, JOHN R TR
2933001
ETAL
2513 TEJON ST
LODI
CA
95242
VALDEZ, DAVID &
2933002
ELISSA
2519 TEJON ST
LODI
CA
95242
DEAK, JAMES A II &
2933003
HEIDI
2525 TEJON ST
LODI
CA
95242
SHIELDS, BRUCE
2933004
EDWARD JR & AMY
2531 TEJON ST
LODI
CA
95242
ANENSON, KEITH G &
2933005
CYNTHIA D
2537 TEJON ST
LODI
CA
95242
STEVENS, JAMES E &
2933006
GABRIELE E
2543 TEJON ST
LODI
CA
95242
MCDOUGAL, ROGER C
2933007
JR & PAULA M
2549 TEJON ST
LODI
CA
95242
PATEL, JAYESH K &
2933008
NICOLE T
2555 TEJON ST
LODI
CA
95242
2933009
SHAFER, DANIEL R
2561 TEJON ST
LODI
CA
95242
BROGLE, ROY &
2933010
JACKLYN L
2609 TEJON ST
LODI
CA
95242
SKAFF, JOHN E JR &
2933011
PATRICIA
2615 TEJON ST
LODI
CA
95242
MARTIN, BRIAN P &
2933012
KIMBERLY D
2621 TEJON ST
LODI
CA
95242
TOZI, GARY M & JULIE
2933013
M
2627 TEJON ST
LODI
CA
95242
SINGH, HARPREET &
2933014
SANDIP
2633 TEJON ST
LODI
CA
95242
2933015
FLORES, ERIN
2705 TEJON ST
I LODI
ICA
1 95242
12-21-16 Council Meeting Public Hearing 300 ft Mailing List for
Harvest Crossing Growth Management Allocations
PARCEL
OWNER
ATTN
ADDRESS
CITY
STATE
ZIP
2942001
LEWIS, SHELLEY J TR
810 EUCALYPTUS CT
LODI
CA
95242
SINGH, PARMJIT &
2942002
PARAMJIT
816 EUCALYPTUS CT
LODI
CA
95242
MENDES, GARY W &
2942003
VICKI L
822 EUCALYPTUS CT
LODI
CA
95242
SALUSTRO, STEVEN &
2942004
KELSEY
828 EUCALYPTUS CT
LODI
CA
95242
2942005
SAKODA, JAMES J TR
834 EUCALYPTUS CT
LODI
CA
95242
HAAS, MICHAEL R TR
2942006
ETAL
PO BOX 2300
LODI
CA
95241
SPARKS, MELINDA A
2942007
TR
11332 MILTON RD
VALLEY SPRING
CA
95252
MARTINEZ, JEROME &
2942008
MARGIE
852 EUCALYPTUS CT
LODI
CA
95242
2942009
SKEELS, GREG D
906 EUCALYPTUS CT
LODI
CA
95242
MCCLERKIN, SEAN M
2942010
ETAL
914 EUCALYPTUS CT
LODI
CA
95242
MUNOZ, DARLIN P S &
2942011
SARAH A 1
924 EUCALYPTUS CT
LODI
CA
95242
SAKODA, KENNETH K
2942012
ETAL
931 EUCALYPTUS CT
LODI
CA
95242
GHILOTTI, ALANA E
2942013
ETAL
925 EUCALYPTUS CT
LODI
CA
95242
STRAND, DEWAYNE A
2942014
& MARGO
915 EUCALYPTUS CT
LODI
CA
95242
KISHI, JUNJI &
2942015
MITSUKO
907 EUCALYPTUS CT
LODI
CA
95242
2942016
BREGMAN, CHRISTINA
853 EUCALYPTUS CT
LODI
CA
95242
2942017
KOONT, JASPAL SINGH
847 EUCALYPTUS CT
LODI
CA
95242
CONNORS, JOEL &
2942018
COLLEEN
841 EUCALYPTUS CT
LODI
CA
95242
TOVAR, AUDEL V &
2942019
MARIA M TR
835 EUCALYPTUS CT
LODI
CA
95242
2942020
STROH, BRITTEN
829 EUCALYPTUS CT
LODI
CA
95242
COTTA PROPERTIES
20200 N
2942021
INC
THORNTON RD
LODI
CA
95242
2942022
GACKE, BRAD
817 EUCALYPTUS CT
LODI
CA
95242
ABDEUAWAD, SAUD
2942023
ADHAM
811 EUCALYPTUS CT
LODI
CA
95242
8758
29420241
CASTRO, JOHN TR
HAMMERSMITH LN
FAIR OAKS
ICA
95628
12-21-16 Council Meeting Public Hearing 300 ft Mailing List for
Harvest Crossing Growth Management Allocations
PARCEL
OWNER
ATTN
ADDRESS
CITY
STATE
ZIP
2942025
MALDONADO, ISRAEL
C II & AMAND
818 SEQUOIA CT
LODI
CA
95240
2942026
GOFF, LINDA J TR
5 ELDERICA WAY
LODI
CA
95242
2942027
LANDAU, ROBERTA TR
73 REYNOLDS WAY
LODI
CA
95242
2942028
LINSON, JEREMY &
SHAWNA
836 SEQUOIA CT
LODI
CA
95242
2942029
CRAIG, RHONDA A TR
730 LIVE OAK WAY
LODI
CA
95242
2942030
DUNSMORE, JOHN A
TR ETAL
848 SEQUOIA CT
LODI
CA
95242
2942031
CARRIKER, MICHELLE
H
854 SEQUOIA CT
LODI
CA
95242
2942032
LO PRESTI, PIETRO &
MARIA
908 SEQUOIA CT
LODI
CA
95242
2942033
ROESLER, MARSHA K
916 SEQUOIA CT
LODI
CA
95242
2942034
ORTEGEL, TIMOTHY &
JACQUELINE
926 SEQUOIA CT
LODI
CA
95242
2917009
BENNETT, DEAN A &
JUANITA M TR
709 W KETTLEMAN
LN
LODI
CA
95240
2917013
LODI MERITAGE 2001
LLC ETAL
RAY STONE INC
550 HOWE AVE
SUITE 200
SACRAMENTO
CA
95825
2917011
LODI MERITAGE 2001
LLC
550 HOWE AVE
SUITE 200
SACRAMENTO
CA
95825
1523051
WINE & ROSES LLC
2505 W TURNER RD
LODI
CA
95242
1556027
BRIDGETOWNE
HOMEOWNERS ASSN
PO BOX 1510
LODI
CA
95241
1553057
BRIDGETOWNE
HOMEOWNERS ASSN
IN
PO BOX 742
WOODBRIDGE
CA
95258
29390151
FARMERS &
MERCHANTS BANK
OF CENTRAL
CALIFORNIA
PO BOX 3000
LODI
CA
95241
1523047
WINE & ROSES LLC
2505 W. TURNER Rb.
LODI
CA
95242
2939016
WESTERN UNION,
INTERUM NNE
0
1553056
LOW CITY- OF
POS BOX 3006-
LODI
CA
95241
29.17010
LOD[ CITY OF
0