HomeMy WebLinkAboutAgenda Report - February 15, 2017 G-01 PHAGENDA ITEM
CITY OF LODI
COUNCIL COMMUNICATION
TM
AGENDA TITLE: Continued Public Hearing to Consider Adopting a Resolution Approving
the Planning Commission's Recommendation to Authorize 250 Low -
Density Residential, 95 Medium -Density Residential and 180 High -
Density Residential Growth Management Allocations for the Rose Gate II
Subdivision
MEETING DATE: February 15, 2017
PREPARED BY: Community Development Director
RECOMMENDED ACTION: Continued public hearing to consider adopting a resolution
approving the Planning Commission's recommendation to
authorize 250 Low -Density Residential, 95 Medium -
Density Residential and 180 High -Density Residential Growth Management Allocations for the
Rose Gate II 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 December 14, 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 FCB Homes for 250 Low -Density Residential, 95 Medium -
Density Residential and 180 High -Density Residential Growth Management Allocations for the
Rose Gate II Subdivision, a 90 -acre 345 -lot subdivision.
The Commission voted 7-0 to recommend the City Council approve the applicant's request for
250 Low -Density Residential, 95 Medium -Density Residential and 180 High Density Residential
growth management allocation units and approve the Final Map for the project. At the public
hearing representatives from Bike Lodi requested additional bicycle facilities and a
representative from Kristmont West / AKT requested Tokay Street be built across their property
from Lower Sacramento Road to the western property line to serve the Rose Gate 2
development.
ENHANCED TRAIL
At the Planning Commission meeting of December 14, 2016 and the City Council meeting of
January 4, 2017 members of Bike Lodi voiced their concerns about the lack of an enhanced trail
system and bike facilities on the west side of Lodi. Council members asked staff to work with
the developer to ensure that bicycle and pedestrian opportunities were included in the project.
The Rose Gate project does include Class 2 striped bicycle facilities in West Gate Drive, Lodi
Avenue, Tokay Street and Vine Street.
APPROVED:
}
Stephen Schwabauer, City Manager
The project right of way for West Gate Drive has been redesigned to include an enhanced trail
feature that is 10 feet wide for pedestrians, families riding bikes or other recreational
opportunities. This feature is something that will be built within the next few years and provides
a trail connection within the City limits. Staff has worked with project developers to create a
feature that will be located on the west side of West Gate Drive from Lodi Avenue to Harney
Lane. This trail will run the length of western Lodi.
The General Plan also identifies a Class 1 detached bicycle trail system to the west of the
current City limits. This is a feature that will be incorporated into project design as the City
develops to the west and land is annexed.
The City is working to provide a feature that can serve the community in the near future and
also looking to design features for future development.
Staff has included a tentative map and the modified West Gate Drive cross section as
attachments to the growth allocation resolution.
ANALYSIS
Existing Conditions: The subject site consists of a 90 -acre parcel that is currently used for
agricultural purposes consisting of wine grapes.
General Plan Compliance: The project site carries a General Plan Land Use designation of Low
Density Residential, Medium Density Residential, High Density Residential and Open Space for
parks and basins. The proposed layout is consistent with the Westside annexation map and the
General Plan land use map. The proposed lotting meets the density requirements for parcel
sizes. Low density lots are typically larger than 5,000 square feet in size and medium density
lots are less than 5,000 square feet in size.
Zoning Compliance: The project site is zoned Planned Development 42 (PD -42). Planned
Development zoning designations provide flexibility in the application of development standards
that will produce development projects of superior quality, including retention of unique site
characteristics, creative and efficient project design, etc., than would have been achieved
through strict application of the development standards required by the primary zoning district.
The proposed project is divided into three distinct areas called villages.
Planned Development Guidelines. The applicant has prepared the Rose Gate Planned
Development Standards and Guidelines. (Attachment D) The existing Rose Gate design
guidelines have been amended to include the Phase 2 project. These guidelines create a
comprehensive design for the overall Westside / Rose Gate development.
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 Subdivision Map would subdivide the project parcel
into low density and medium density residential single-family lots, park and detention basin
parcels and a high density residential parcel. The approximately 90 -acre property would be
subdivided into approximately 345 single-family units, a park/retention basin, roadways and
other infrastructure required to support the proposed development. Lot sizes would range from
4,600 square feet to 13,500 square feet. The development was separated into three "villages"
with varying densities and housing types specified for each village.
The rectangular shape of the property makes for a more efficient gridded layout and more
standardized Tots.
The parcel sizes in Rose Gate 2 are slightly larger and the roadway widths have been increased
from a 50 -foot neighborhood street to a 54 -foot neighborhood street.
Parks and Basin: The project includes a neighborhood park and basin. The conceptual design
for the park is included as part of the design guidelines. Conditions for potential features
included in the park are provided as conditions of approval. As part of design discussion for the
park location, staff and the applicant agreed that a water feature / splash park would be located
within the neighborhood park. Although not identified in the design guidelines, this is included
as a condition. The applicant is also proposing an upland trail around the basin to help create a
neighborhood amenity. Staff will work on these features as part of landscape, park design and
improvement plan review.
Growth Management Compliance:
The current allocation program has been suspended since 2012 and staff processes growth
management requests at any time during the year as long as there are unused allocations in
reserve. This may change in the future.
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
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 2012, 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
2% Allocations for 1 Total Available for
Total Available for 2012 2013 2013
Low (0.1-7)
2,995 197
Medium (7.1-20)
557 126
High (20.1-30)
1,122 1 125
TOTAL
4,674 448
3,192
683
1,247
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
Total
Available for
2013
Available Allocations
Total Allocated in
2013 (Rose Gate)
2%Allocations
for 2014
Total Available
for 2014
Low (0.1-7)
Medium (7.1-20)
3,192
683
- 232 (2960)
- 0 (683)
199
127
High (20.1-30)
1,247
- 0 (1,247)
127
TOTAL
5,122
4,890
453
3,159
810
1,374
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
Total Allocation for
Available Van Ruiten
for2014 Ranch
Available Allocations
Allocation for Remaining Total
Reynolds Allocations for Remaining
Ranch 2014 for2014
Low (0.1-7)
3,159
145
0
Medium (7.1-20)
High (20.1-30)
(TOTAL
i
810
55
227
145 — 199 (54) 3,014
282 — 127 (-155) 528
1,374
88
330
5,343
288
557
418 — 127 (-291)
- 392
956
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
Total
Remaining
for 2014
Available Allocations
Total Available Grupe — Taylor Remaining
for2015 Road for2015
2%Allocations
for 2015
Low (0.1-7)
Medium (7.1-20)
High (20.1-30)
3,014
528
956
TOTAL
4,498
197
125
125
447
3,211
653
1081
4,945
22
0
0
4,923
3,189
653
1081
4,923
Table E identifies the 2016 Total Allocations, the requested 2016 Allocations for projects, and the
remaining overall Allocations.
Table E: Growth Management Allocation for 2016
Density
Available Allocations
2% Total Camper
Allocation Available Garfield _Sac
for 2016 for 2016
Harvest
Crossing
Rose
Gate II
Villa 2016 Total
Fiore Allocation Remain
Low
(0.1-7)
Medium
(7.1-20)
195
3,384
6 0 0
124
777
0
28
250
67 323 3,061
42
95
0 165 612
High
(20.1-30)
TOTAL
124
1205
0
0
443
5,366
5,360
0
5,332 5,290
180
0
180
1,025
4,765
4,698
668
4,698
Table F identifies Growth Allocations provided to recent projects and some historic projects
from 2005 that are still active.
Table F: Current Allocations from 2013 to 2017
ISSUED ALLOCATIONS
Project
Low (0.1-7)
Medium (7.1-20)
High (20.1-30)
TOTAL
Luca Place*
17
17
Gianoni / Baker
18
—
18
Miller Property*
65
65
Rose Gate
232
232
Van Ruiten Ranch
145
55
88
288
Reynolds Ranch
227
330 (298)
557
Vintner Square
57
57
Garfield
6
6
Camper - Sac
28
28
Harvest Crossing
42
42
Rose Gate II
250
95
180
525
Villa Fiore (VRR)
67
67
TOTAL
774
530
598
1,902
* The Luca Place project was allocated 17 growth allocations in 2005. The Miller property was
allocated 65 growth allocations in 2005. These allocations have not been used, but remain
active allocations.
Table G identifies the allocations remaining from 2016 and what Allocations will be available for
2017.
Table G: Growth Management Allocation for 2017
Density
ILow (0.1-7)
Base Available Allocations
Total Remaining after I 2% Allocations for Total Available for
2016 2017 2017
3,061
195 3,256
Medium (7.1-20)
High (20.1-30)
TOTAL
612
1,025
4,698
124 736
124
1,149
443
5,141
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 250
Low -Density Residential, 95 Medium -Density Residential and 180 High Density Residential
Growth Management Allocations.
Staff is also requesting the Council to affirm the request for a modified trail system along the
west side of West Gate Drive from Lodi Avenue to Harney Lane.
FISCAL IMPACT: Not applicable.
FUNDING AVAILABLE: Not applicable.
Stephen Schwabauer
Community Development Director
Attachment:
1. Aerial Nicinity Map
2. Tentative Subdivision Map
3. Planned Development Guidelines
4. Planning Commission Staff Report
5. Planning Commission Resolution
6. Draft Resolution
VICINITY MAP
North
South
2950 West Lodi Ave.
i
ROSE GATE
LODI
PLANNED DEVELOPMENT OVERLAY
STANDARDS & GUIDELINES
LODI, CA
ADOPTED SEPTEMBER 2 0 1 3
DRAFT AMENDED DECEMBER 2 0 1 6
ROSE GATE
L O D 1
PLANNED DEVELOPMENT OVERLAY
STANDARDS & GUIDELINES
LODI, CALIFORNIA
Adopted September 2013
DRAFT Amended December 2016
Prepared for:
FCB Homes
10100 Trinity Parkway Suite 420
Stockton, CA 95219
(209) 957-8112
Prepared by:
William Hezmalhalch Architects, Inc.
2850 Red Hill Avenue, Suite 200
Santa Ana, CA 92705
(949) 250-0607
Project Engineer:
MCR Engineering, Inc.
1242 Dupont Court
Manteca, CA 95335
(209) 239-6229
2013048
0%
(0$
ROSE GATE
LODI
Table of Contents
I.0 INTRODUCTION 3
1.1 Location 3
1.2 Purpose 3
Exhibit 1-2 — Project Location 3
Exhibit 1-1— Westside Annexation Area 3
1.3 The Vision 4
1.3.1 Objectives 5
Exhibit 1-3 — Existing Conditions 6
1.4 Land Use & Zoning 6
1.4.1 Existing Conditions 6
1.4.2 General Plan and Zoning 6
2.0 SITE PLANNING ...
Exhibit 2-1— Rose Gate Site Plan 7
2.1 Lot Types 8
2.2 Phasing 9
2.3 Central Park / Basin 10
Exhibit 2-2 — Central Park Concept Detail 10
Exhibit2-3 — Central Park Concept 11
2.4 Neighborhood Integration 12
2.5 Edge Conditions 12
Exhibit 2-4 — Lodi Avenue Street Section 12
2.5.1 Lodi Avenue Streetscape 12
2.5.2 Lodi Avenue/Lower Sacrament Road Identity Plan 13
Exhibit 2-5 — Lodi Avenue/Lower Sacramento Road Corner Identity Plan
and Elevation 13
2.5.3 Minor Entry — Village 1 at Lodi Avenue 14
Exhibit 2-6— Minor Rose Gate Entry at Lodi Avenue 14
2.6 Vehicular Circulation 15
Exhibit2-7— Neighborhood Street Section (50 -Foot Wide ROW) 15
Exhibit 2-8 — Neighborhood Street Section (55 -Foot Wide ROW) 15
Exhibit 2-9 — Roundabout Elevation 16
2.6.1 Roundabout 16
Exhibit 2-10 — Roundabout Plan 17
2.7 Primary Entry 18
Exhibit 2-11 — Primary Entry Plan 18
Exhibit 2-12 — Primary Entry Elevation 19
2.8 Secondary Entries 21
Exhibit2-13— Secondary Entry Plan and Elevations 21
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
ROSE GATE
LODI
Table of Contents
3.0 DEVELOPMENT STANDARDS 23
3.1 Overlay Development Standards 23
3.1.1 Typical Plotting 23
Exhibit 3-1— Standard Lot Development Standards Diagram 23
Table 3-1: Lot Type Development Standards Summary 24
Exhibit 3.2 — Flag Lot Front Setback Diagram 25
3.2 Signs 26
3.3 Corner Lots 27
3.4 Fences, Walls, and Hedges 28
3.5 Landscaping 28
3.6 Lighting 29
4.0 ARCHITECTURAL GUIDELINES 31
4.1 Architecture Forward 31
4.2 Neighborhood Edge Conditions 31
4.3 Garages 32
4.4 Primary Entrances 32
4.5 Windows 32
4.6 Materials 33
4.7 Functional Elements 34
4.7.1 Address Numbers 34
4.7.2 Mailboxes 34
4.7.3 Mechanical Equipment 34
4.7.4 Gutters and Downspouts 34
4.7.5 Street Lights, Traffic Signs, & Street Signs 34
4.8 Architectural Styles 35
4.8.1 European 36
4.8.2 Californian Colonial 38
4.8.3 American Traditional 40
5.0 ROSE GATE PD PROCESS AND FINDINGS 43
5.1 Design Review Process 43
5.2 Overlay Findings 44
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines iii
DRAFT Amended December 2016
cif%
OL:
ROSE GATE
LODI
Table of Contents
6.o RosE GATE II 47
6.1 Introduction 47
Exhibit 6-1— Rose Gate and Rose Gate II Site Plan 47
6.2 Site Planning 48
Exhibit 6-2 — Rose Gate II Site Plan 48
6.3 Lot Types 49
6.4 Phasing 50
6.5 Neighborhood Park / Drainage Basin 50
Exhibit 6-3 — Neighborhood Park Concept Detail 50
6.6 Vehicular Circulation 51
Exhibit 6-4 — Neighborhood Street Section (54 -Foot Wide ROW) 51
Exhibit 6-5 — Westgate Drive (Lodi Avenue to Tokay Street) Section
(74 -Foot Wide ROW) 51
Exhibit 6-6—Tokay Street Section (74 -Foot Wide ROW) 51
Exhibit 6-7— Roundabout Plan 52
6.6.1 Roundabout 52
6.7 Development Standards 53
6.7.1 Rose Gate II Development Standards 53
6.7.2 Typical Plotting 53
Exhibit 6-8 — Standard Lot Development Standards Diagram 53
Table 6-1: Lot Type Development Standards Summary 54
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines iv
DRAFT Amended December 2016
More than any other flower,
we hold the rose dear
as a symbol of life and love
and devotion,
of beauty and eternity.
-President Ronald Reagan
ROSE GATE
LODI
1.0 INTRODUCTION
I.I LOCATION
Rose Gate represents approximately 50 acres of the 151 -acre "Westside"
project annexed to the City of Lodi in 2007. Rose Gate is a triangular
parcel that is bound by San Joaquin County unincorporated lands to
the west, the Woodbridge Irrigation (WID) Canal on the north, and
Sargent Road to be renamed Lodi Avenue to the south. Rose Gate II
represents the remaining 101 acres of the Westside project from Lodi
Avenue to Vine Street and is incorporated in this document with the
addition of Chapter 6.
I.2 PURPOSE
This document outlines the Site Planning features, and sets forth the
Development Standards and Design Guidelines for the Rose Gate
Planned Development (PD) Overlay zone. This PD Overlay zone
promotes and encourages design flexibility while protecting the public
health, safety, general welfare, integrity and character of the City.
This PD is a living document that establishes comprehensive land
use development regulations to promote and encourage quality
neighborhood development within Rose Gate. Maximum height,
minimum setbacks, design criteria, and more are established for Rose
Gate consistent with the PD zone and permit requirements.
Introduction
Chapter 1
Exhibit 1-1 — Westside
Annexation Area
W.Turner Rd
W. Sargent Rd.
W. Harney Ln.
Rose
Gate 11
z
F
z
3
Henr
W. Lodi Ave.
PaAV' oypod
W. Kettleman Ln.
Mallard
Lake
Berk
Park T
yo//y
Emerson
American
Legion
Park
Lawren
Armory; ark
Park
Hale
• Park
CityHall
E. Lodi Ave.
Exhibit 1-2 — Project Location
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
3
rot,
ROSE GATE
LODI
I.3 THE VISION
In 1986, Congress declared the "Rose" as the national flower and floral
symbol of the United States. Sixteen years later, in 2002, with support
from the Lodi/Woodbridge Garden Club and Lodi Memorial Hospital,
the City of Lodi passed a resolution that made the rose Lodi's official
flower. Examples of Lodi's affinity for the rose are found everywhere.
Roses are abundantly planted in both private gardens and public
landscaped areas. Roses dot the vineyard landscapes on rural roadways
surrounding the city. The Lodi Wine and Visitor's Center that welcomes
thousands of guests each year to Lodi's vibrant wine country is part
of the landmark hotel, Wine and Roses. Finally, Rose Street is one of
Lodi's finest, located near the historic downtown district.
Rose Gate represents yet another opportunity to convey the sense of
pride and connectivity that distinguishes Lodi from other cities. Rose
Gate will become the western entrance into town on Lodi Avenue. A
variety of roses will be incorporated into the landscaping plans along
with other plants and trees that thematically echo Lodi's rich history.
Neighborhood streets will be named after the nearly unlimited variety
of roses. Other design elements will also be consistent with the "Rose"
theme to provide texture to the community.
Rose Gate includes a gracious primary entry off of Lodi Avenue
highlighted by a well -landscaped roundabout. Upon entering the
community, residents and visitors will be greeted by a central park and
open space area with 360 degree visibility providing a sense of safety
and security for its' users, (eyes on the park). All homes in Rose Gate
are within a few blocks of the park. Residents are also within walking
distance of the Westgate Shopping Center. When future development
occurs south of Lodi Avenue, an elementary school is planned at the
western extension of Vine Street. In addition, to shopping and schools,
Rose Gate is close to several churches along Lower Sacramento Road
making pedestrian travel to all these facilities very feasible.
Introduction
Chapter 1
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 4
DRAFT Amended December 2016
ROSE GATE
LODI
The regionally based architectural vocabulary of Rose Gate adds
another level of articulation to the streetscape. Elevations will be
drawn from three families of traditional California architectural
styles. Homes will provide character and variation to the streetscene
by incorporating compatible styles, varying massing, and orienting
features toward pedestrian -friendly circulation. In addition, indoor/
outdoor spaces will be incorporated into home design to enhance the
lifestyle opportunities afforded by Lodi's Mediterranean climate.
1.3.1 Objectives
The Rose Gate PD Overlay includes the following objectives:
1. Ensure creative and efficient design
2. Integrate the development with the existing community through
sensitive and aesthetic edge treatments
3. Establish a `sense of place' through neighborhood crafting elements
4. Design neighborhoods around a park
5. Create streetscenes that provides a comfortable pedestrian atmosphere
6. Promote architecture that represents regional styles, building variety,
and aesthetic appeal along the streetscape
7. Provide a range of housing opportunities
8. Integrate indoor/outdoor living spaces
semionlikorlo
pluirnommilipp
•
ipsaboossownwoff
4. op diono•minii
iii~~010,ri114��
Introduction
Chapter 1
.42.1 I I I AIM I I I I le)" 0.41 ip poui • g I I I 1: 141:_manloemeril I I I I. 1. I 614 ithi istUa: ova.
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
5
ROSE GATE
LODI
I.4 LAND USE & ZONING
1.4.1 Existing Conditions
The 50 -acre triangular shaped Rose Gate was formerly a vineyard for
many years and is currently fallow. Rose Gate II has been an actively
farmed vineyard.
The requirements of CEQA have been met for the Project by the
certification of the Lodi Annexation Environmental Impact Report
(Westside) [EIR-05-01] and adoption of Findings and Statement of
Overriding Considerations for the Project by City Council Resolution
in March, 2007.
1.4.2 General Plan and Zoning
The Lodi General Plan designates this site Low Density Residential.
The Lodi Zoning Map designates this site as LDR (Low Density
Residential) with a PD (Planned Development) Overlay. This
document establishes the development standards for the PD Overlay.
Introduction
Chapter 1
• s.
1 flit*
N Lower Sacramento Rd & W Lodi.Ave,..Lodi, CA 95242, USAxiN Lower Sacrame
Exhibit 1-3 — Existing Conditions
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
6
ROSE GATE
LODI
Site Planning
Chapter 2
2.0 SITE PLANNING
Rose Gate combines an array of site planning details and, importantly, emphasizes pedestrian connectivity. A large
central park is within a walking distance of all homes. Pedestrian travel to Lower Sacramento Road shopping, schools
and other public places are enhanced by the landscaped pedestrian travelway along Lodi Avenue. Smaller block sizes
are provided where possible, recognizing practical limitations such as the WID canal. Other important site planning
features include:
1. Minimal number of cul-de-sacs
2. Variety of lot sizes
3. Intimately scaled neighborhoods
4. Thoughtfully planned streetscapes
5. Park -like landscape design at Lodi Avenue/Lower Sacramento project edge
6. Gracious project entry experience
VILLAGE III
LDR-V3
VILLAGE II
LDR-V2
•
•
•
••
iiijr
• co
TiiiIiii •. • )r -r-
,
.•:a
111 .ell'•
.--•-•-•-•-•-•-•-, • • i i . 1 •_ I •• •
qo
i • •
: 1 _ • ••• �•
•
_{ •-•-•-• •--•-•-•� Re? •-• • • • •' • •
�! • •-• • ••• •
11 11 11 Mi . .���
• ■
•
r
VILLAGE I
LDR-V I
Exhibit 2-1 — Rose Gate Site Plan
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
2. I LOT TYPES
Lot types presented in this section further define the City of
Lodi's land use requirements to allow for flexibility in design and a
more diverse range of housing types to meet the needs of the Local
community. For the most part, the lot sizes are organized by Village
as depicted on Exhibit 2-1 to facilitate phasing. However, there is also
a blending of the lot sizes throughout the overall community allowing
for a more diverse streetscape mixture of house sizes and styles.
Lot types and sizes to be utilized within Rose Gate include:
Village I (LDR-V1):
These homesites are located east of the central park and are generally
48'x90' and 48'x95' dimensions with a minimum area of 4,000 square
feet. This lot configuration provides compact designs in a traditional
neighborhood setting. The lots and homes will mesh seamlessly with
the adjacent neighborhoods.
Village II (LDR-V2):
These homesites represent medium sized lots predominately at 5,500
square feet with a 55'x100' dimension. There are also 5,000 square foot
homesites in this Village with a 50'x100' dimension. Theses homesites
are generally located west of the central park closer to Lodi Avenue.
This neighborhood design will accommodate a variety of single -story
and two-story home designs.
Site Planning
Chapter 2
:iiiiiiir:.
i>iimmi.:
ig
fiiuiP C911.U1iiillr i
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 8
DRAFT Amended December 2016
ROSE GATE
LODI
Village III (LDR-V3):
The homesites in this Village include both 6,000 and 7,000 square
foot homesites with standard 60'x100' and 70'x100' dimensions. These
homesites are generally located west and north of the central park and
closer to the WID canal. The Village III homesites are the largest lots
and will provide for an increased variety of architectural design and
variation of the street scene and greater opportunity for single -story
homes. The Village III homesites may also provide an opportunity for
custom homesites.
2.2 PHASING
Certain backbone infrastructure within the project boundary will be
installed in the initial phase of the project as required by the City. These
improvements will include rough grading, storm drain, water, sewer,
and major street improvements. Development of the three Villages may
be done in up to three phases depending on market conditions. Home
construction will likewise be phased according to market conditions
and will likely include multiple phases within each Village.
Project development is scheduled to begin in the Spring of 2014. The
precise timing of the initial phase and any subsequent phases are not
determinable at this time but are expected to continue uninterrupted
once development begins until completion.
Site Planning
Chapter 2
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 9
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
Site Planning
2.3 CENTRAL PARK / BASIN
The combined central park/basin facility totaling nearly five (5) acres is an important
functional and aesthetic feature for the community. It provides a long-term storm water
retention solution for Rose Gate as well as sufficient upland park to satisfy the park
dedication requirements. The conceptual design includes a playground for children, picnic
area, and overlook areas located at the three (3) intersections surrounding the park/basin.
The final park/basin design will be subject to further review and approval by the City.
Chapter 2
Exhibit 2-2 — Central Park Concept Detail
Illustrations are conceptual only. All plans
are subject to review and approval by the
City of Lodi.
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
10
ROSE GATE
LODI
Site Planning
Chapter 2
Illus rations are conceptual only. All plans are
subject to review and approval by the City of Lodi.
Exhibit 2-3 — Central Park Concept
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
11
rot,
ROSE GATE
LODI
Site Planning
2.4 NEIGHBORHOOD INTEGRATION
Since the Rose Gate community is located on a triangular shaped parcel at the edge of
Lodi, just south of the WID canal, the ability to connect the community to existing
neighborhoods is limited. However three vehicular connections shall be provided to
Lodi Avenue and two vehicular connections shall be provided at the western boundary
of the development for connection to future development.
2.5 EDGE CONDITIONS
2.5.1 Lodi Avenue Streetscape
The community wall along Lodi Avenue represents the southern edge of the project. A
twenty -foot (20') landscaped zone between the wall and the street will include a five-foot
(5') wide meandering sidewalk. Movement of the sidewalk will create landscape zones
and allows for a variety of plant material including trees on both sides of the walks.
Plantings will also include appropriate material to serve as an anti -graffiti shield along
the wall on Lodi Avenue.
VARIES 1 5' WALK
VARIES
Chapter 2
2IY-0" TRAVEL LANE
2�-0" TRAVEL LANE
VARIES 1 5' WALK
VARIES
80' RIGHT OF WAY
Exhibit 2-4 — Lodi Avenue Street Section
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 12
DRAFT Amended December 2016
ROSE GATE
LODI
Site Planning
Chapter 2
2.5.2 Lodi Avenue/Lower Sacrament Road Identity Plan
The edge condition on the northwest corner of Lodi Avenue and Lower Sacramento Road will feature an open rail fence and
low wall with community signage and landscaping (see Exhibit 2-4 -Lodi Avenue/Lower Sacramento Road Corner Identity
Plan). This conceptual design is intended to create an attractive edge to this important and well traveled intersection.
NI -ASTER
METAL PICKET FENCE
ae<wnwm,
SLOWS ITuL Luis
LOW WALL ! I
RAISED PLANTER -
g,6- Illustrations are conceptual only. All plans are
subject to review and approval by the City of Lodi.
MONUMENT SIGN
— rtt.c.ctm.
•
•
NONPON awm wrw MTM.
Naler WO, Mee WrNMArale
LON ROME
CLINNN r.7
NIND.INNTINNENI MINNA NC NM Ma.
Illustrations are conceptual only. All plans are
subject to review and approval by the City of Lodi.
Exhibit 2-5 — Lodi Avenue/Lower Sacramento Road Corner Identity Plan and Elevation
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 13
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
Site Planning
2.5.3 Minor Entry — Village I at Lodi Avenue
A "right-in/right-out" access to Rose Gate near the Lodi Avenue/Lower Sacramento
Road intersection is planned to facilitate local neighborhood traffic, emergency vehicle
access and pedestrian travel to Village I. A median in Lodi Avenue at this location will
prevent both left turns into Village I from Lodi Avenue and left turns out from Village I
onto Lodi Avenue east bound traffic.
There is no landscaped median planned at this minor entrance. Otherwise, the
landscaping and monument signs on each side of the entry will be consistent with the
secondary entry near the west edge of the community. The combination of the three
vehicular access locations will make all Rose Gate neighborhoods easily accessible to
Lodi Avenue. This design should encourage pedestrian travel and reduce vehicle traffic
within the internal street network.
Chapter 2
LODI AVENUE
CORK OAK STREET TREE
RALLW CYPRESS
Illustrations are conceptual only. All plans are
subject to review and approval by the City of Lodi.
Exhibit 2-6— Minor Rose Gate Entry at Lodi Avenue
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 14
DRAFT Amended December 2016
14.0
ROSE GATE
LODI
Site Planning
Chapter 2
2.6 VEHICULAR CIRCULATION
All streets within Rose Gate shall be designed to accommodate traffic speeds of 25 miles per hour or less and comply
with City of Lodi street standards. Sidewalks shall be separated by parkway streets. At least one (1) canopy street tree
shall be planted at every lot front. Additional trees may be planted on wider lots subject to the review and approval of
the landscape plans by the City of Lodi. A canopy street tree will be planted along side streets. The parkways will be
landscaped with low-water use groundcover and plant materials.
15' TRAVEL LANE
15' TRAVEL LANE
RESIDENTIAL LOT
50' RIGH'
OF WAY
RESIDENTIAL LOT
Exhibit 2-7 — Neighborhood Street Section (50 -Foot Wide ROWS)
RESIDENTIAL LOT 55' RIGH
17'-6- TRAVEL LANE
OF WAY RESIDENTIAL LOT
Exhibit 2-8 — Neighborhood Street Section (55 -Foot Wide ROW)
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 15
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
Site Planning
Chapter 2
2.6.1 Roundabout
A roundabout is proposed for Lodi Avenue at the primary entrance to Rose Gate to improve traffic flow. The
conceptual landscape design of the roundabout includes ground cover and shrubs around the perimeter bordered
by a low wall with iron accents and project signage. At least five (5) trees are also included in the conceptual design.
As with all landscaping shown in these PD Guidelines, final approval is subject to a more detailed plan submittal
followed by a review and approval process.
illustrations are conceptual only. All pians are
subject to review and approval by the City of Lodi.
Exhibit 2-9 — Roundabout Elevation
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 16
DRAFT Amended December 2016
ROSE GATE
LODI
Site Planning
PEDESTRIAN ARCHWAY
Chapter 2
LOW WALL WITH LOW PILASTERS A
MONUMENT SIGN
LARGE PILASTER TO FR
ITALIAN CYPRESS
CORNERS
SIGN
OLIVE GROVE
NEIGHBORHOOD SIGN
ROSE GARDEN WITH
MEDITERRANEAN ACCENT PIA
CROSSWALK
PLANTED MEDIAN
Exhibit 2-10 — Roundabout Plan
Illustrations are conceptual only. All plans are
subject to review and approval by the City of Lodi.
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 17
DRAFT Amended December 2016
ROSE GATE
LODI
Site Planning
Chapter 2
2.7 PRIMARY ENTRY
The one primary entry will feature a landscape median and enhanced landscape along the wall to complement the
architectural character of the community. Rose Gate monument sign(s) will be located at the entry and the pedestrian
experience will be enhanced with a pedestrian passageway articulated by two stone columns connected with decorative
iron overhead. Emphasis on the street tree selection and pattern will highlight connectivity and access to Rose Gate.
WITH BENCHES
ROSE GARDEN
METAL FENCE WITH PILASTERS
RESIDENTIAL LOT
RESIDENTIAL LOT
ENHANCED PAVING
SOUNDWALL, 6.8"
MAIN ENTRY
TCHED SHADE TREES
PEDESTR}AN ARCHWAY
LOW WALL WITH LOW PILASTERS
MONUMENT SIGN
—CROSSWALK
PLANTED MEDIAN
7—LARGE PILASTER TO F
ITALIAN CYPRESS
CORNERS
SIGN
LDW WALL WITH
METAL FENCE
Illustrations a ,eptual only. All plans are
subject to review and approval by the City of Lodi.
Exhibit 2-11— Primary Entry Plan
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
18
cA%
ds:
ROSE GATE
LODI
Site Planning
Chapter 2
SOUNDWALL
MINOR ENTRY
MONUMENT SIGN
18' TRAVEL LANE
88' RIGH OF WAY
MINOR ENTRY
MONUMENT SIGN
SOUNDWALL
...
are
conceptual only. All plans are subject
to review and approval by the City of Lodi.
Exhibit 2-12 — Primary Entry Elevation
September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
19
!%
ds:
ROSE GATE
LODI
This page intentionally left blank
Site Planning
Chapter 2
September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
20
ROSE GATE
LODI
Site Planning
Chapter 2
2.8 SECONDARY ENTRIES
The secondary entries will also feature enhanced landscape to complement the architectural character of the
community. Rose Gate monument sign(s) will be allowed on each side of the entry. As with the primary entry,
emphasis on the street tree selection and pattern will highlight connectivity and access to Rose Gate.
.�wfwwEfR SIGH 140,10.10.11.-510i
TWNK 6' 16'TFRVLL LANE d' •IA11 16'1zwEL Ln'>E 6' 3' WALK 1v MCvwN[Hr SIGH
12' PIG 0
Illustrations are conceptual only. All plans are
subject to review and approval by the City of Lodi.
Exhibit 2-13 — Secondary Entry Plan and Elevations
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
21
eAti
ROSE GATE
LODI
Development Standards
Chapter 3
3.0 DEVELOPMENT STANDARDS
3.I OVERLAY DEVELOPMENT STANDARDS
The Overlay Development Standards for Rose Gate were crafted to ensure that all development within Rose Gate
would result in an attractive, desirable and secure environment that is compatible with the adjoining neighborhoods.
The Master Developer shall create a Design Review Board for Rose Gate charged with reviewing all proposed
development for consistency with these PD Guidelines. The Design Review Board shall include a licensed
architect and structural engineer as wall as a representative from the Master Developer. All project plans shall
be reviewed and approved by the Design Review Board prior to any application submittal to the City of Lodi for
approval or building permits.
3.1.1 Typical Plotting
The following diagram demonstrate sample setbacks for the lots types within Rose Gate. All setbacks are measured
from property lines to foundation. Encroachments are permitted per LMC Section 17.14.060A.2 and LMC Table
2-2 - Allowed Projections into Residential Setbacks. Porches are not part of this 30% of building wall calculation
since they are permitted to be 8 feet from the street side property line.
0
0
55'
48'
60'
65'
Exhibit 3-1— Standard Lot Development Standards Diagram
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 23
DRAFT Amended December 2016
ROSE GATE
L 0 D I
Table 3-1: LOT TYPE DEVELOPMENT STANDARDS SUMMARY
Development Standards
Development
Standard Village
LDR-V I
- Lot Type
r Village II Village III
LDR-V2 LDR-V3
Minimum Lot Area
4,000 sf
5,000 sf
6,000 sf
Typical Street Frontage Width
Setbacks (minimums in feet)(')
48'
50'/55'
70'
Rear
Living Space/Patio Cover/Porch
10'
15'
15
Site Coverage(4)
I -Story
60%
60%
60%
2 -Story
55%
50%
50%
Height Limits
Buildings(8)
2 stories; not to exceed 35'
Fences
6'
Arbors/Trellis
Parking
Accessory Structures
12'
2 enclosed stalls
Permitted up to 6' in height within 3' of any side or rear property line, and in
excess of 6' shall be located not less than 5' from any side or rear property line. No
accessory structures permitted front yard setback or exceeding 12' in height
Notes
(1) All setbacks are measured from property lines to foundation. Required setback applies to habitable space and porches, but excludes all
architectural projections listed below.
(2) Side -on garages only permitted on lots 55' and wider.
(3) Courtyard wall may not exceed 36 inches measured from finished grade.
(4) Lot coverage does not include eaves, roof overhangs, and covered porches and patios.
(5) Twenty -foot (20') setback applies to garage door(s) facing the street frontage, measured from the P/L except at private streets
without sidewalks, in this case the setback is measured from the back of curb.
(6) In conditions where the garage door(s) are set perpendicular to the street (swing garages), the minimum front yard setback from the
garage shall be twelve feet (12')
(7) Permitted architectural projections include; roof overhangs, pop -outs and decorative trim, fireplaces, bay windows and entertainment
niches extending up to 2'-0" into the setback area. Projections cannot exceed 30% of building wall.
(8) Measured from the highest point where grade abuts the structure to the highest point of the roof.
(9) Front porches shall be a minimum depth of 6 feet and corner wrap around porches shall be 5 feet on side yards.
Chapter 3
Adopted September 2013 I Planned Development Overlay Standards & Guidelines 24
DRAFT Amended December 2016
Living Space
14'
15'
15'
Side -on Garage(2) (6)
N/A
12'
12'
Garage Door(5)
20'
Balcony/Porch(9)
10'
10'
10'
Courtyard(3)
8'
10'
10'
Interior Sid =
Living Space/Garage/Courtyard(3) (7)
5'
Street Side
Living Space
10'
Garage Door
20'
Porches(9)
8'
Courtyard(3)
6'
Rear
Living Space/Patio Cover/Porch
10'
15'
15
Site Coverage(4)
I -Story
60%
60%
60%
2 -Story
55%
50%
50%
Height Limits
Buildings(8)
2 stories; not to exceed 35'
Fences
6'
Arbors/Trellis
Parking
Accessory Structures
12'
2 enclosed stalls
Permitted up to 6' in height within 3' of any side or rear property line, and in
excess of 6' shall be located not less than 5' from any side or rear property line. No
accessory structures permitted front yard setback or exceeding 12' in height
Notes
(1) All setbacks are measured from property lines to foundation. Required setback applies to habitable space and porches, but excludes all
architectural projections listed below.
(2) Side -on garages only permitted on lots 55' and wider.
(3) Courtyard wall may not exceed 36 inches measured from finished grade.
(4) Lot coverage does not include eaves, roof overhangs, and covered porches and patios.
(5) Twenty -foot (20') setback applies to garage door(s) facing the street frontage, measured from the P/L except at private streets
without sidewalks, in this case the setback is measured from the back of curb.
(6) In conditions where the garage door(s) are set perpendicular to the street (swing garages), the minimum front yard setback from the
garage shall be twelve feet (12')
(7) Permitted architectural projections include; roof overhangs, pop -outs and decorative trim, fireplaces, bay windows and entertainment
niches extending up to 2'-0" into the setback area. Projections cannot exceed 30% of building wall.
(8) Measured from the highest point where grade abuts the structure to the highest point of the roof.
(9) Front porches shall be a minimum depth of 6 feet and corner wrap around porches shall be 5 feet on side yards.
Chapter 3
Adopted September 2013 I Planned Development Overlay Standards & Guidelines 24
DRAFT Amended December 2016
eAti
ROSE GATE
LODI
3.1.2 Flag Lots
Development Standards
The front yard setback shall measured from the nearest point of the wall of the structure where
meets the bulk of the parcel. Where the driveway requires a 90 degree turn, at least 30 fe,
from the garage door.
Where the drive does not
make a 90 degree turn, the
front setback is the same
as the lot size requirement
/
•
°,2r
Se 6
ac.
8'
J J
\ Driveway makes a 90 degree turn
• 30' 1 Front Setback
Chapter 3
'p
1-$
Front Setback 30'
Exhibit 3.2 — Flag Lot Front Setback
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
0
15'
rot,
ROSE GATE
LODI
3.2 SIGNS
The Rose Gate development may have a signs identifying the name of
the community at each primary entry. These signs may be either in the
median or on the community wall on either side of the entry.
3.3.1 Temporary Real Estate Signage
The following temporary real estate signs are permitted within the
Rose Gate PD Overlay provided they are not located within the public
right-of-way.
• Future Development Signs: Signs indicating "future development'
and/or "builder product identification," to be used by a residential
builder to market the sales of their homes. At least one Future
Development Sign for each separate development project is
permitted. A Future Development Sign shall not exceed 100 square
feet in area nor a height of 8 feet including the base.
• Flags: Flags up to four feet (4') by six feet (6') are permitted at
model sales complexes and along the perimeter wall.
• Directional A -Frame Signs: A -frame signs that direct home buyers
within the community while active sales and marketing are
underway. These signs shall not exceed three (3) feet in height.
Typically these signs will be located near intersections to direct
visitors to the sales offices and would be removed from public view
at the end of each business day.
• Directional Signs: Small two feet (2') by three feet (3') signs that
direct home buyers within the community while active sales and
marketing are underway. These signs shall not exceed three feet (3')
in height. Typically these signs will be located near intersections to
direct visitors to the sales offices on the weekends and holidays and
would be removed by the end of the weekend.
Development Standards
Chapter 3
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 26
DRAFT Amended December 2016
ROSE GATE
LODI
Development Standards
3.3 CORNER LOTS
Corner lots have a high-level of visibility and impact on the community
as a whole. These lots serve as an introduction to the architectural style
and individualized character of a neighborhood as a secondary level
entry statement.
• Corner lots shall be at least five feet (5') wider than interior lots to allow
for greater setbacks and architectural detailing on the corner -side.
• Materials and details should wrap to the corner -side elevation.
• Fencing along the corner side shall not screen more than 60 percent of
the corner -side elevation of the home.
• Corner lots set the tone for architectural crafting and should be
designed for two-sided exposure.
• All windows on the corner -side elevation should be fully trimmed,
consistent with the architectural style.
• Architectural enhancements are encouraged such as: wall offsets, single -
story elements, visible porch or courtyard, balcony, Juliet balcony, roof
plane breaks, roof pitch breaks, or a principle window treatment.
Chapter 3
....., �� uutiuul�„Ill I;:CJ'1111�
Architectural interest on corner lot examples
Example of side entry and articulation on a corner
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 27
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
3.4 FENCES, WALLS, AND HEDGES
The provisions included in this section shall not apply to a fence or wall
required by a law or regulation of the City of Lodi or any agency thereof.
• Fences, walls, hedges, signs, artwork, or any other structure or
landscape materials located at the road, street corner or driveway of
any parcel shall not be sized or located in such a way as to obstruct
the safe stopping sight distance along adjoining streets or driveways.
• The use of chain-link, welded wire mesh, barbed wire, razor wire or
razor tape as part of a fence, wall or barrier shall be prohibited.
• Fences shall be constructed of approved materials and are permitted
up to six feet (6') in height with no required setbacks, except fences
on corner lots require a five foot (5') setback from the property
line. Fences or walls located within the front yard setback shall not
exceed thirty inches (30") in height. Fences from six to eight feet
(6'-8') in height are subject to review and approval of design review
board. Fences in excess of eight feet (8') in height are prohibited.
3.5 LANDSCAPING
To allow for walkways and other pedestrian friendly landscape features, no
more than 55% of the front and street side required minimum setback on
standard rectangular lots may be paved with hardscape materials such as
concrete or asphalt. Permeable paving or pavers do not count toward the
maximum hardscape criteria. Hardscape design flexibility will be allowed
for narrow frontage lots (e.g. bulb shaped and cul-de-sacs) and flag lots in
excess of the 55% limitation. These designs will be subject to review and
approved by the Design Review Board. The remaining front yard shall be
designed by the Master Developer /Builder to meet the requirements of
LMC Section 17.30.070 Water Efficient Landscape Requirements. Rose
Gate CC&Rs will help ensure that front and street side yard landscape
continues to be well designed and maintained.
Development Standards
Chapter 3
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 28
DRAFT Amended December 2016
ROSE GATE
LODI
3.6 LIGHTING
All signage and outdoor lighting for illumination of landscaped
areas, pathways, and other special features shall comply with; (1) the
standards of the City of Lodi, or (2) the design criteria including
these PD Guidelines. All such signage and lighting shall be subject to
review and approval of the Design Review Board and 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 Design
Review Board.
• All street lighting shall conform to the minimum standards
and design criteria established by the City. However, all street
lighting systems, layout, fixtures, and lighting patterns shall be
subject to the review and approval of the Design Review Board
and the Community Development Director, and any deviations
from the City minimum standards shall be subject to the
approval of the City Engineer.
Development Standards
Chapter 3
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 29
DRAFT Amended December 2016
ROSE GATE
LODI
4.0 ARCHITECTURAL GUIDELINES
4.I ARCHITECTURE FORWARD
The design standards in this section seek to address the following objectives:
• Create a distinct unified identity with a consistent level of quality
within Rose Gate.
• Create residential neighborhoods that provide interest and are
visually pleasing.
• Incorporate single -story elements including the use of porches and
courtyards to add variety to the streetscape.
• Present a variety of architectural elements to adjacent arterial, collector
streets, and the central park.
4.2 NEIGHBORHOOD EDGE CONDITIONS
Exposed rear elevations along public edges should include a variety of
rooflines, wall offsets, or details to avoid monotonous edge conditions.
• Vary front -to -back, side-to-side gables, hip roofs and/or integrate
single -story elements where possible.
• Maximize rear yard setbacks, as feasible.
• Variety between plans or within plans may include:
• Primary windows
• Fully trimmed windows
• Detail elements from front elevation
• Single -story elements
• Second -story balconies (Juliet or supported)
• Roof plane breaks (ridge height and/or direction) between plans
• Roof plane breaks (ridge height and direction) per plan
• Offset wall planes
• Varied first- and second -story massing between plans
• Varied first- and second -story massing per plan
Architectural Guidelines
Chapter 4
Varied rear edge condition massing
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 31
DRAFT Amended December 2016
c.%
rot,
ROSE GATE
LODI
4.3 GARAGES
A variety of garage placements are encouraged to emphasize the
pedestrian environment while accommodating the automobile.
Typically, plans are to be reversed and plotted so that garages and
entries are adjacent to each other to create an undulating setback.
Occasionally, this pattern should be broken to avoid monotony.
Additional garage orientation may include:
• Side -on garage - the garage is accessed from a side driveway (only
allowed on lots wider than 55 feet)
• Street -side entry garage - the garage is accessed from the corner side
All garages shall have roll -up doors that are setback from the exterior
wall. The design of the garage doors should reflect the architectural
style of the elevation selected. No three -car front facing garages on lots
less than 70 feet wide from the setback line.
4.4 PRIMARY ENTRANCES
The primary entrance to the homes will be from the street with either
the front doors facing the street or with entry porticos facing the street
and the front doors accessed from the side.
4.5 WINDOWS
At least one (1) feature window treatment should be present on all
front and corner -side elevations. Feature windows are trimmed or
detailed in a manner that creates visual interest to the front elevation
and represents the architectural style in an aesthetic way. Feature
window treatments may include:
• A window of unique size or shape
• Picture window
• Bay window
• A substantial surround or recess
• Decorative iron window grilles
• A completely trimmed window in conjunction with a porch
• Decorative head or sill treatments
Architectural Guidelines
Chapter 4
Side -on garages only allowed on lots wider than 55
feet
Entry portico faces the street
Feature window treatment
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 32
DRAFT Amended December 2016
ROSE GATE
LODI
• Grouped or ganged windows with complete trim surrounds or
unifying head and/or sill trim
• A Juliet balcony with style -appropriate materials
All windows on side and rear elevations exposed to edge conditions
shall be fully trimmed.
4.6 MATERIALS
Building materials and colors play an important role in enhancing
neighborhoods. To further the goal of diversity, the following criteria
should be met:
• Use durable and low maintenance finish materials.
• Employ materials and finishes authentic to the architectural style.
• Avoid awkward transitions at intersection of different materials.
• Consider different roof colors for each selected style.
• Provide visual interest with detailed elements such as shutters,
exposed rafter ends, decorative grill work, decorative stucco, clay
pipe vents, decorative ceramic tile, and/or other features appropriate
to the selected style.
• Encourage embellishments such as stone veneer, brick and tile to
reflect the architectural style of each home.
• When using more than one material on any elevation:
• Change materials at inside corners or return siding or masonry
veneers to building breaks or fence lines.
• Wrap columns, tower elements and pilasters in their entirety.
Architectural Guidelines
Chapter 4
Material change at inside corners
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 33
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
4.7 FUNCTIONAL ELEMENTS
All street signs, cluster mail boxes, traffic signs and street lights
will be finished in a dark green color as to provide a thoughtful
integration into the community landscape. All street signs,traffic
signs and street lights will be per the City standards. Mail boxes
will be per USPS standard.
4.7.1 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.
4.7.2 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. Style and color will be selected by the Master Developer.
4.7.3 Mechanical Equipment
Mechanical equipment should be screened from public view.
4.7.4 Gutters and Downspouts
Drainage solutions should be unobtrusive, complementing the overall
building design and color.
4.7.5 Street Lights, Traffic Signs, & Street Signs
All street signs, cluster mail boxes, traffic signs and street lights will be
finished in a dark green color as to provide a thoughtful integration
into the community landscape.
Architectural Guidelines
Chapter 4
All
Aluminum
Construction
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 34
DRAFT Amended December 2016
ROSE GATE
LODI
4.8 ARCHITECTURAL STYLES
Rose Gate is envisioned as a diverse community where architectural
massing, roof forms, detailing, walls, and landscape collaborate to
reflect historic, regional, and climate -appropriate styles.
Three broad families of styles have been selected for Rose Gate:
• European
• California Colonial
• American Traditional
Rose Gate will display a variety of architecture; however, individual
neighborhoods may reflect a combination of all three styles families
- or may include individual styles from within a particular style family.
Architectural Guidelines
Chapter 4
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
35
c.%
rot,
ROSE GATE
LODI
4.8.1 European
The European style is a good example of transplanted styles developed
in a climate zones similar to the climate found in California. Specific
European styles include Tuscan, Mediterranean, French, and English.
The European Style Family is not strictly European, but rather American
stylization of European landmarks and residences that were popular in
the late nineteenth century. Primarily stemming from Italian and French
influences, these styles are principally based on simpler and informal
residential living styles of country settlements or old world villages. Their
appeal is in their informal, rustic character expressed in warm colors,
textures, and materials. Although residential adaptations were less formal,
sometimes traditional classical elements are included.
Typical European Elements
• Plan form is typically a series of simple or inter -connected boxes.
• Exposed rafter tails with decorative end cuts or brackets may be used.
• Front entries are typically detailed with a historic -look trim surround
and/or wood head trim.
• Wall materials typically consist of stucco with stone and classical accents.
• An arched element is often used in conjunction with windows or doors.
• Windows are sometimes detailed with projecting head trim of brick,
stone, or wood, and plank shutters.
• A horizontal banding element is sometimes used.
• Details sometimes include wrought iron elements, classical trim
elements, a Juliette balcony, arched windows or quoins.
Architectural Guidelines
Chapter 4
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
36
ROSE GATE
LODI
• • •IM
. . .
a or Em realm or.
41111P
S.. 2m. mat - MaiMMWMN MI _
"M.MITIMISCeMila.,
am•-• •••• .. MVOS NM Mii.
•-• maMaINIMMMOM.._
'4.- ..'--- .. • a ...... .M.M.
ma ..IiIMMIIIMIIMid aVir "7 .• 111.
AMMAN
Architectural Guidelines
Chapter 4
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
c.%
rot,
ROSE.GATE
L D I
4.8.2 Californian Colonial
This style family reflects the traditional heritage of the California
homes that were influenced by the Spanish Mission and Mexican
Rancho eras. Examples of specific styles within this family include
Spanish Eclectic, Monterey, Hacienda, and Santa Barbara.
Over the years, architectural styles in California became reinterpreted
traditional styles that reflect the indoor -outdoor lifestyle choices
available in this Mediterranean climate. These styles included the
addition of western materials while retaining the decorative detailing
of exposed woodwork, wrought iron hardware, and shaped stucco
of the original Spanish styles. Mixing of style attributes occurred
between styles such as adapting Spanish detailing to colonial style
form, or colonial materials and details to the Hacienda form.
The mixing of style attributes allows creative interpretation of
the traditional styles utilizing details to express an abstracted
architectural expression of a recognizable style that incorporates new,
modern, or alternative forms, details, and materials in the modern
context of architecture.
Typical Californian Colonial Elements
• Plan form is typically a courtyard or a two-story box with a strong
first story element.
• Roofs are typically shallow to moderately pitched.
• Roof materials can include shingles, flat concrete tile, "S" tile or barrel tile.
• Roof forms are typically simple gable roofs with moderate overhangs.
• Wall materials typically consist of stucco, brick, or siding.
• Shaped corbels, beams, and rafters are typical.
• Balconies are typically detailed by simple columns without cap or base trim.
• Porch details include arches or simple columns without cap or base trim.
• The front entry is typically traditionally pedimented by a surround,
porch or portico.
• Windows may include a window head or sill trim and shutters.
• Corbels and posts sometimes incorporate more "rustic" details.
• Arcades are sometimes used.
• Decorative wrought -iron accents, grille work, and post or balcony
railing may be used.
Architectural Guidelines
Chapter 4
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
38
ROSE GATE
LODI
Architectural Guidelines
Chapter 4
\VIM 41.4
,111110110111111iVir..11,11
Ili' ill
iiiii01111"0141,11nliiminrci --.11"1111111111"
iimainismenno
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
39
(0$
ROSE GATE
LODI
4.8.3 American Traditional
This broad family of styles is sometimes characterized as "traditional"
architecture. Examples include Cottage, Farmhouse, Craftsman,
Bungalow. Ranch is also considered a California Traditional style. This
collection represents traditional American styles found throughout the
country and in Central California. The architectural form and elements
of these styles descend from the first homes built in the New England
colonies in the 17th century. These traditional -influenced styles became
part of the early California vernacular as the new state experienced an
influx of money and population from the East Coast during the gold
rush era of the mid -19th century. This influx brought East Coast culture,
materials, and technological advancements to the West. Second stories
with overhangs, dormers, and gabled roof forms are classic elements of
these traditional American styles. Wood shutters can also be used as
finishing details for an otherwise simple and functional form.
Typical American Traditional Elements
• Plan form typically simple box or "L" -shaped or a combination of the two.
• Roofs are typically of moderate to steeper pitch with exaggerated eaves.
• Roof materials can include asphalt shingles or flat concrete tiles.
• Windows often are fully trimmed and may include shutters.
• Decorative or pedimented head and sill trim is typical.
• Porches can be prominent.
• Windows are usually vertically proportioned with divided -liter.
• Wall materials may include stucco, horizontal or shingle siding, and
stone accents.
Architectural Guidelines
Chapter 4
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 40
DRAFT Amended December 2016
ROSE GATE
LODI
IIIIIIIIlIiUII!lIIII1II1II 1I1IIHIflI 1
Architectural Guidelines
Chapter 4
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 41
DRAFT Amended December 2016
ROSE GATE
LODI
Process & Overlay Findings
5.0 ROSE GATE PD PROCESS AND FINDINGS
The standards and guidelines of this document provide the blueprint for development Rose Gate.
Upon approval of the Rose Gate PD Overlay, the standards, guidelines and procedures shall
become the applicable zoning standards for all land uses and development within Rose Gate. In
the case of differences between this document and the City of Lodi's Zoning and Development
Ordinances, this Rose Gate PD Overlay shall prevail.
The Master Developer and homebuilders will be responsible for complying with the Rose Gate
PD Overlay. Plans shall not be submitted to the City without review and approval by the Design
Review Board.
5.I DESIGN REVIEW PROCESS
A quality community is more than the completion of the rules and regulations. The streets need
to do more than convey automobile traffic, they need to foster a daily experience that creates the
context for living, working and playing. Homes need to be more than an individual residence;
they need to express the character and context of the community to generate a streetscene that
has an identity and texture. Parks need to be more than the planting of left over space; they
need to add texture and interest to infuse physical and social activity into the community fabric.
Rose Gate needs to be more than a place to reside, it needs to be a place to live and thrive. The
standards and guidelines of this document have been set forth to establish a vision and level of
quality for the Rose Gate development.
The Master Developer will utilize an internal design review process to achieve the vision and
quality of community outlined by this document. This Master Developer design review process
includes concept review through plan development, and any modification to ensure individual
homebuilder packages foster a cohesive community design that meets the vision of the Rose Gate
development. Design review includes the following elements:
• Site Planning
• Residential architecture
• Landscape
• Civil engineering
• CC&Rs
Chapter 5
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 43
DRAFT Amended December 2016
rot,
ROSE GATE
LODI
Process & Overlay Findings
It is the Master Developer's intent that internal design review be of a caliber that City -
submitted plans will be in compliance with the PD Overlay and processed in an efficient
and timely manner.
Approval of this PD Overlay will allow for any development within the Project that
complies with this document. As part of the building permit process, the Community
Development Department shall review for compliance with the development standards.
However the City of Lodi will not be responsible for compliance with the architectural
guidelines in the PD overlay. The architectural review will be conducted by the Design
Review Board. The Architect and homebuilders are encouraged to meet informally with
City staff to review preliminary building plans prior to plan check to clarify any questions
or issues regarding the compliance with City Codes and Regulations. Any preliminary
advice or consultation from staff shall not be considered as an approval. In the event the
Community Development department identifies issues of noncompliance, the applicant
will be given a specific and detailed list of corrections necessary to be in compliance.
5.2 OVERLAY FINDINGS
The Rose Gate PD Overlay encourages innovations in residential development and provides a
greater variety in housing type and design through development standards, design guidelines,
and housing prototypes that allow flexibility in design and configuration of homes. The Rose
Gate PD Overlay will include a mix of lot types that appeal to a wider range of economic levels
and lifestyles.
1. The Rose Gate PD Overlay is:
• Consistent with the base zoning district of LDR. Alternative development standards and
guidelines will generate creative and efficient development design. The maximum density
permitted by the Low Density Residential General Plan designation is not exceeded.
• The Project is in compliance with the applicable provisions of the City of Lodi Zoning
Ordinance and accommodates flexibility in site planning and property development. The
standards and guidelines set forth in this document respond to the City's desire for more
creative and neighborhood -oriented development by allowing for residential development
that is pedestrian friendly and includes quality housing.
Chapter 5
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 44
DRAFT Amended December 2016
ROSE GATE
LODI
Process & Overlay Findings
2. The Rose Gate PD Overlay will produce a comprehensive development of superior
quality with higher quality architectural design than would otherwise occur from
more traditional development applications and will provide a clear benefit to the
City.
3. The Rose Gate PD Overlay ensures the development will not endanger, jeopardize,
or otherwise constitute a hazard to the public health safety, or general welfare, or
injure other property improvements in the vicinity or base zoning district.
4. The Rose Gate PD Overlay is:
• Physically suitable for the type and density of proposed development and it
complements the surrounding development.
• Adequate in shape and size to accommodate the residential development and the
walls, landscape, open space parking, yards and other features generally required
by the LMC and necessary to support the development.
• Served by adequate streets to carry the quantity and type of expected traffic.
Vehicle, private and emergency, will have ample access and maneuvering space as
street sections will comply with City standards.
5. The Project has been reviewed and is in compliance with, the California
Environmental Quality Act (CEQA). See Lodi Annexation Environmental Impact
Report (April 2006).
Chapter 5
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 45
DRAFT Amended December 2016
ROSE OGATE
L D I
6.0 ROSE GATE II
Rose Gate 11
Chapter 6
6.1 INTRODUCTION
Nearly thirty years ago in the late 1980s the City designated the Westside for residential development as part of the
General Plan process. Almost twenty years later, in 2007, the 151 -acre Westside area was annexed to the City of
Lodi. The first third of the Westside, Rose Gate, received tentative map approval in 2013 and the original Planned
Development (PD) standards and guidelines were adopted.
The purpose of the PD was to create a "living document that established comprehensive land use and development
regulations to promote and encourage quality neighborhood design." It was contemplated, at the time of adoption,
that the PD Guidelines would be amended from time to time, to accommodate changing development conditions and
future development in the Westside area.
As the end of 2016 approaches the time has arrived for the first amendment to the PD Guidelines. Rose Gate is fully
developed and over sixty percent of the homes have been completed or are currently under construction. Adding
the second part of the Westside area, Rose Gate II, to this document insures continuity and consistency of the high
standards established by Rose Gate for the entire area.
,; Sr
o lelmont Dr
ZWall 1 o
. �ttttt. .t c Le
Celebration Dr
Rose Gate 11
Exhibit 6-1— Rose Gate and Rose Gate II Site Plan
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 47
DRAFT Amended December 2016
01
lot,
ROSE GATE
LODI
6.2 SITE PLANNING
The Rose Gate II plan applies site planning details consistent with the
original Rose Gate PD. Once again, the neighborhood park is within
walking distance of all homes and represents an important central
feature. Pedestrian connectivity continues to be emphasized with
enhanced landscaping on pedestrian travelways to shopping, schools,
and other public places. Streets are arranged in a grid -like pattern
minimizing the use of cul-de-sacs.
_Lod'
•••, ..••••1771e1
•-•-•-• `¢
(S•-• •■-•0-• ••• ■•• �.
• o•'
• • ,x
s
�•-• a-•m•-a-•�•-•-e-•
-•-•-e-
Rose Gate 11
0
0
0
00-0--0-0-0-0-3-0
QQ
b6 000 ,b o}o-
00
6 o6
,-0 ■:• 0 000-0-
e'
gt
ii
q... ..-.....
L• wa• .-• • • • 0
0 0
00
0
0
M- � C_i]1 ] _f�C7
8
0
0-00-
,0-a0-0-,,
-00,0-a0-o-,,
• •
• •
•
0
el
41
•
Exhibit 6-2 — Rose Gate II Site Plan
Chapter 6
VILLAGE VI
LDR-V6
VILLAGE IV
LDR-V4
VILLAGE V
LDR-V5
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 48
DRAFT Amended December 2016
ROSE GATE
LODI
Rose Gate 11
6.3 LOT TYPES
Lot types are generally consistent with Rose Gate's original PD and are designed to allow for a
diverse range of housing types. The only differences relate to lot widths. The lot width for the
small lot neighborhood in Rose Gate (LDR-V1) was forty-eight (48) feet in and is fifty (50) feet
wide in Rose Gate II (LDR-V4). Also, for LDR-V6 in Rose Gate II there are no seventy (70) feet
wide lots contemplated. However, seventy (70) feet lots are still permitted in this zone.
Village IV (LDR V4):
These homesites are located south of the central park and are a
minimum dimension of fifty (50) feet by ninety-five (95) feet with a
minimum area of 4,750 square feet. This lot configuration provides
compact designs in a traditional neighborhood setting. The lots and
homes will mesh seamlessly with the adjacent neighborhoods.
Village V (LDR V5):
These homesites represent medium sized lots with a minimum of 5,000
square feet on a fifty (50) feet by one -hundred (100) feet dimension.
These homesites are generally located east of Westgate Drive. This
neighborhood design will accommodate a variety of single -story and
two-story home designs.
Village VI (LDR V6):
The homesites in this Village include both fifty-five (55) feet and sixty
(60) feet wide homesites ranging from 5,500 to 13,000 square feet with
an average lot size of approximately 6,000 square feet. These homesites
are generally located around the central park and north up to Lodi
Avenue. The Village VI homesites are the largest lots and will provide
for an increased variety of architectural design, variation of the street
scene and greater opportunity for single -story homes. The Village VI
homesites may also provide an opportunity for custom homesites.
Chapter 6
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 49
DRAFT Amended December 2016
c.%
rot,
ROSE GATE
LODI
Rose Gate 11
Chapter 6
6.4 PHASING
Certain backbone infrastructure within the project boundary will be installed in the initial phase of the
development as required by the City. These improvements will include rough grading, storm drain, water, sewer
and major street improvements. Development of the three Villages may be done in up to four phases depending
on market conditions. Home construction will likewise be phased according to market conditions and may
include multiple phases within each Village.
Project development is scheduled to begin in the spring of 2017. The precise timing of the initial phase and any
subsequent phases are not determinable at this time but are expected to continue uninterrupted once development
begins until completion.
6.5 NEIGHBORHOOD PARK / DRAINAGE BASIN
The neighborhood park totaling three -and -a -half (3.5) acres is an important play area, open space and aesthetic
feature for the community. The conceptual design includes a playground for children, picnic area and pedestrian
trail. The final park design will be subject to further review and approval by the City.
The storm water retention basin along Vine Street is both functionally vital and an important open space area.
The final design for this open space will be determined by the City.
It should be noted that the future school site will also provide open space and play areas. The design of the school site
has not been determined at this time.
Exhibit 6-3 — Neighborhood Park Concept Detail
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
50
ROSE GATE
LODI
Rose Gate 11
Chapter 6
6.6 VEHICULAR CIRCULATION
All streets within Rose Gate II shall be designed to a minimum right-of-way of fifty-four (54) feet and will
include thirty-four (34) feet of pavement "curb to curb." This design exceeds the current City standard by four (4)
feet. Sidewalks shall be separated by landscaped parkways. At least one (1) canopy street tree shall be planted at
every lot front. Additional trees may be planted on wider lots subject to the review and approval of the landscape
plans by the City of Lodi. A canopy street tree will be planted along side streets.
Exhibit 6-4 — Neighborhood Street Section (54 -Foot Wide ROW)
Exhibit 6-5 — Westgate Drive (Lodi Avenue to Tokay Street) Section (74 -Foot Wide ROW)
Exhibit 6-6— Tokay Street Section (74 -Foot Wide ROW)
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 51
DRAFT Amended December 2016
qm,
rot,
ROSE GATE
LODI
Rose Gate 11
6.6.1 Roundabout
The roundabout on Lodi Avenue will be completed as shown in the following exhibit.
Chapter 6
Exhibit 6-7— Roundabout Plan
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 52
DRAFT Amended December 2016
10'
0'
J
ROSE GATE
LODI
Rose Gate 11
Chapter 6
6.7 DEVELOPMENT STANDARDS
All the Development Standards, Architectural Guidelines and Rose Gate PD Process and Findings apply to
Rose Gate II except as provide in this Section.
6.7.1 Rose Gate II Development Standards
The development standards for Rose Gate II were crafted to ensure that all development within Rose Gate II would
result in an attractive, desirable and secure environment that is compatible with the adjoining neighborhoods.
6.7.2 Typical Plotting
The following diagram demonstrate sample setbacks for the lots types within Rose Gate II. All setbacks are
measured from property lines to foundation. Encroachments are permitted per LMC Section 17.14.060A.2 and
LMC Table 2-2 - Allowed Projections into Residential Setbacks. Porches are not part of this 30% of building wall
calculation since they are permitted to be 8 feet from the street side property line.
55' 50' 60' 65'
Covered
Patio
1
10'
Covered
Patio
Porch
Covered
Patio
Covered
Patio
�r I o�� I N 1zzr
0
Porch
Exhibit 6-8 — Standard Lot Development Standards Diagram
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines
DRAFT Amended December 2016
53
Height Limits
Buildings(8)
2 stories; not to exceed 35'
Fences
6'
Arbors/Trellis
12'
Parking
2 enclosed stalls
-
Rear
Parmittatl i in to A' in hpioht within 3' of anv citta re- mar nmr arry ling. and in
ROSE GATE
L o D I
Table 64: LOT TYPE DEVELOPMENT STANDARDS SUMMARY
Rose Gate 11
Development
Standard
Lot Type
r- Village IV Village V Village VI
LDR-V4 LDR-V5 LDR-V6
Minimum Lot Area
Typical Street Frontage Width
4,000 sf
5,000 sf
6,000 sf
50'
50'/55'
55'/60'
•tbacks (minimums in feet)(')
Front
Living Space
Side -on Garage(2) (6)
Garage Door(5)
Balcony/Porch(9)
Courtyard(3)
12'
12'
12'
N/A
10'
10'
20'
10'
10'
10'
8'
10'
10'
Interior Side
Living Space/Garage/Courtyard(3) (7)
Street Side
5'
Living Space
10'
Garage Door
20'
Porches(9)
8'
Courtyard(3)
6'
-
Rear
Living Space/Patio Cover/Porch
10'
15'
15
Site Coverage(4)
60%
1 -Story
60%
60%
2 -Story
55%
50%
50%
Accessory Structures
excess of 6' shall be located not less than 5' from any side or rear property line. No
mi
accessory structures permitted front yard setback or exceeding 12' in height.
Notes
(I) All setbacks are measured from property lines to foundation. Required setback applies to habitable space and porches, but excludes all
architectural projections listed below.
(2) Side -on garages only permitted on lots 55' and wider.
(3) Courtyard wall may not exceed 36 inches measured from finished grade.
(4) Lot coverage does not include eaves, roof overhangs, and covered porches and patios.
(5) Twenty -foot (20') setback applies to garage door(s) facing the street frontage, measured from the P/L except at private streets
without sidewalks, in this case the setback is measured from the back of curb.
(6) In conditions where the garage door(s) are set perpendicular to the street (swing garages), the minimum front yard setback from the
garage shall be twelve feet (12')
(7) Permitted architectural projections include; roof overhangs, pop -outs and decorative trim, fireplaces, bay windows and entertainment
niches extending up to 2'-0" into the setback area. Projections cannot exceed 30% of building wall.
(8) Measured from the highest point where grade abuts the structure to the highest point of the roof.
(9) Front porches shall be a minimum depth of 6 feet and corner wrap around porches shall be 5 feet on side yards.
Chapter 6
Adopted September 2013 1 Planned Development Overlay Standards & Guidelines 54
DRAFT Amended December 2016
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE:
APPLICATION NO:
December 14, 2016
Subdivision Application:
Planned Development
Growth Management Allocation:
2016-27 S
2016-27 PD
2016-27 GM
REQUEST: Request for Planning Commission approval of:
a) Growth Management Allocation for 250 Low -Density Residential Lots,
95 Medium -Density Residential Lots and 180 High Density Residential
Units; and
b) A Subdivision Map for the Rose Gate II Subdivision, a 90 acre, 345
unit subdivision with associate park, basin and landscape lots; and
c) Adopt Planned Development Guidelines for the subdivision known as
Rose Gate II.
2950 Lodi Ave - South of Lodi Ave and west of Lower Sacramento
Road
(Applicant: FCB Homes; File: 2016-27 GM / S / PD; CEQA Status:
Section 15183 — Previous Environmental Review)
LOCATION: 2800, 2950 and 3050 West Lodi Avenue.
South of Lodi Avenue and west of Lower Sacramento Road
APN: 027-400-01, 02 and 15
Lodi, CA 95240
APPLICANT: FCB Homes
Mr. Tom Doucette
10100 Trinity Parkway, Suite 420
Stockton, CA 95219
PROPERTY OWNER: W.L. Investors, L.P.
Mr. Tom Doucette
10100 Trinity Parkway, Suite 420
Stockton, CA 95219
RECOMMENDATION
Staff recommends that the Planning Commission approve the Tentative Subdivision Map and
Planned Development Guidelines for the Rose Gate II Subdivision and recommend to the City
Council approval of the request for Growth Management Allocations for 250 Low -Density
Residential Lots, 95 Medium -Density Residential Lots and 180 High Density Residential Units
subject to conditions in the attached resolution.
1
PROJECT/AREA DESCRIPTION
General Plan Designation: Low, Medium and High Density Residential and Open Space
Zoning Designation: RLD, RMD, RHD, OS
Property Size: 90 acres
The adjacent zoning and land use characteristics:
ADJACENT ZONING DESIGNATIONS AND LAND USES
GENERAL PLAN ZONING CLASSIFICATION
EXISTING LAND USE
North
South
East
West
Low Density Residential
RLD - Low Density Residential
Low Density Residential
County Land
Rose Gate
AG
Commercial
PD(35) and PD(16)
Shopping Center
and Church
Low Density Residential
County Land
AG
SUMMARY
The project site was annexed into the City as part of the Westside Subdivision, which measured
approximately 160 acres. It was annexed into the City limits as part of the Westside
Reorganization (Ordinance: Res. 2007-49) on March 21, 2007. Attachment B.
The proposed project seeks to create a 90 acre, 345 unit subdivision with high density
residential site and park, basin and landscape lots.
The project as designed is consistent with the overall Westside project and is an extension of
the Rose Gate project to the north
Access to the site is provided by Lodi Avenue and the extension of Westgate Drive. The project
has been conditioned to provide a second point of access by Tokay Street extension or Vine
Street.
ANALYSIS
Existing Conditions: The subject site consists of a 90 -acre parcel that currently used for
agricultural purposes consisting of wine grapes.
General Plan Compliance: The project site carries a General Plan Land Use designation of Low
Density Residential, Medium Density Residential, High Density Residential and Open Space for
parks and basins. The proposed layout is consistent with the Westside annexation map and the
General Plan land use map. The proposed lotting meets the density requirements for parcel
sizes. Low density lots are typically larger than 5,000 sq ft in size and medium density lots are
less than 5,000 sq ft in size.
Zoning Compliance: The project site is zoned Planned Development 42 (PD -42). Planned
Development zoning designations provide flexibility in the application of development standards
that will produce development projects of superior quality, including retention of unique site
characteristics, creative and efficient project design, etc., than would have been achieved
through strict application of the development standards required by the primary zoning district.
The proposed project is divided into three distinct areas called villages.
2
Planned Development Guidelines: The applicant has prepared the Rose Gate Planned
Development Standards and Guidelines. (Attachment D) The existing Rose Gate design
guidelines have been amended to include the phase 2 project. These guidelines create a
comprehensive design for the overall Westside / Rose Gate development.
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 Subdivision Map would subdivide the project parcel
into low density and medium density residential single-family lots, park and detention basin
parcels and a high density residential parcel. The approximately 90 -acre property would be
subdivided into approximately 345 single-family units, a park/retention basin, roadways and
other infrastructure required to support the proposed development. Lot sizes would range from
4,600 sq. ft. to 13,500 sq. ft. The development was separated into 3 "villages" with varying
densities and housing types specified for each village.
The rectangular shape of the property makes for a more efficient gridded layout and more
standardized lots.
The parcel sizes in Rose Gate 2 are slightly larger and the roadway widths have been increased
from a 50 ft neighborhood street to a 54 ft neighborhood street.
In accordance with Lodi Municipal Code Section, 17.52.070, the Commission may approve a
tentative map only when it first finds that the proposed subdivision, together with the provisions
for its design and improvement, is consistent with the general plan, and any applicable specific
plan, and that none of the findings for denial can be made. The findings shall apply to each
proposed parcel as well as the entire subdivision, including any parcel identified as a designated
remainder in compliance with Map Act Section 66424.6. The findings are included as part of the
resolution and staff recommends approval of the subdivision map.
In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid
for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval
shall expire and become void unless, the applicant petitions the Planning Commission for an
extension and the Commission grants an extension in accordance with Lodi Municipal Code
Section 17.52.130 (B)(1). Phased Final Maps shall extend the expiration of the tentative map
by 36 months or the date of the previously filed Final Map.
Access and Circulation: The main access to Rose Gate II is provided from Lodi Ave with the
extension of Westgate Drive. Secondary access to Lower Sacramento Road will be provided by
Vine Street or Tokay Street extension.
3
Improvements along Lodi Ave will include finishing landscaping and masonry walls to the south
of Lodi Ave. West Gate Drive serves as the major north -south roadway and has side on lots to
reduce the need for masonry walls and City maintained landscape areas. The gridded street
pattern allows for greater connectivity and efficiency for vehicle travel and public utilities.
Parks and Basin: The project includes a neighborhood park and basin. The conceptual design
for the park is included as part of the design guidelines. Conditions for potential features
included in the park are provided as conditions of approval. As part of design discussion for the
park location, staff and the applicant agreed that a water feature / splash park would be located
within the neighborhood park. Although not identified in the design guidelines, this is included
as a condition. The applicant is also proposing an upland trail around the basin to help create a
neighborhood amenity. Staff will work on these features as part of landscape, park design and
improvement plan review.
Growth Management Allocations
The Rose Gate II applicant is requesting 250 Low -Density Residential Allocations, 95 Medium -
Density Residential Allocations and 180 High Density Residential Units Allocations 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
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
4
28% medium density = 124 units
28% high density = 124 units.
In 2013, the City Council expired allocations accumulated since 2008. In the five-year period
since 2008, 2,235 allocations were added to the reserve. The Council eliminated 800 Low
Density and 1,435 High Density allocations. This Council action created a new balance of 4,674
as detailed below in Table A.
Table A: Growth Management Allocation History 2012
Density
Base Available Allocations
Total Available for 2012
2% Allocations for
2013
Total Available for
2013
Low (0.1-7)
2,995
197
3,192
Medium (7.1-20)
557
126
683
High (20.1-30)
1,122
125
1,247
TOTAL
4,674
448
5,122
Table B identifies the available Allocations in 2013, Allocations provided to projects in 2013 and
those available for 2014.
Table B: Growth Management Allocation for 2013 and 2014
Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table C: Growth Management Allocation for 2014
Density
Available Allocations
Total Available
for 2014
Total
Available for
2013
Total Allocated in
2013 (Rose Gate)
2%Allocations
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
Remaining
for2014
Total
Available
for2014
Allocation for
Van Ruiten
Ranch
Allocation for
Reynolds
Ranch
Remaining
Allocations for
2014
Low (0.1-7)
3,159
145
0
145 — 199 (54)
3,014
Medium (7.1-20)
810
55
227
282 — 127 (-155)
528
High (20.1-30)
1,374
88
330
418-127 (-291)
956
TOTAL
5,343
288
557
- 392
4,498
5
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
y
° ° TotalCamper
Allocations Available
for 2016 for 2016
Available Allocations
Harvest Rose
Garfield - Sac Crossing Gate II
Villa Total
Fiore Remaining
for 2016
Low
(0.1-7)
195 3,384
6
0
28
0
42
250
67 3,061
Medium
(7.1-20)
124 777
0
95
0 612
High
(20.1-30)
124
1205
0
0
0
180
0 1,025
TOTAL
443
5,366
5,360
5,332
5,290
4,765
4,698 4,698
The Growth Management Ordinance includes a priority location area and a point system to
assist the City with prioritizing issuance of growth management allocations. The priority location
area designates lands available for development and provides development categories of one,
two or three, with Priority Area 1 being the first priority area for development. The priority areas
are based on availability of city services (e.g., water, wastewater, storm drains, streets, police,
fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes
in -fill projects are considered Priority Area 1 projects. The point system was established to rate
projects based on various project merits in order to determine if one project should be approved
before another, particularly if there are more allocation requests than there are available
allocations. However, because the City hasn't had growth management allocation requests
since 2006, surplus allocations have been accumulated.
Conclusion
Staff sent a copy of the application to various City departments for review and comment. Their
comments and requirements incorporated into the attached resolution. Staff believes that the
Commission can make the findings in order to approve the proposed project, subject to
6
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 residential development aligns with the residential land use designations and
densities assigned to site in the current General Plan. The site for the proposed subdivision is
suitable for the density and type of development proposed in that it is a flat piece of land. Also
the design of the subdivision and type of improvements would not conflict with easements,
acquired by the public at large, for access through or use of the property within the proposed
subdivision in that there are no existing public access easements on the site. Further, as stated
in the code compliance sections above, the applicant has proposed development standards for
this subdivision that are consistent with the historical development of the City.
ENVIRONMENTAL ASSESSMENT
The California Environmental Quality Act (CEQA) requires analysis of agency approvals of
discretionary "Projects." A "Project," under CEQA, is defined as "the whole of an action, which
has a potential for resulting in either a direct physical change in the environment, or a
reasonably foreseeable indirect physical change in the environment." The proposed Rezone,
Tentative Subdivision Map, and Design Review for subdivision layout is a project under CEQA.
All potentially significant environmental impacts were publicly disclosed and made available for
comment via Lodi Annexation Environmental Impact Report, State Clearinghouse No.
2005092096, dated April 2006, prior to any decisions to approve any part of the whole project.
On March 21, 2007, the City Council adopted Lodi Annexation Environmental Impact Report,
State Clearinghouse No. 2005092096, and Mitigation and Monitoring Plan that analyzed
environmental impact aspects of the proposed project.
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,
December 3, 2016. Thirty (30) 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 FCB Rose Gate
11 Subdivision and recommend to the City Council approval of the request for Growth
Management Allocations for 250 Low -Density Residential Lots, 95 Medium -Density
Residential Lots and 180 High Density Residential Units 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. Westside Map
C. Subdivision Map
D. Planned Development Standards
E. Draft Resolution
Stephen Schwabauer
Community Development Director
8
RESOLUTION NO. 16-28
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING
THE REQUEST OF FCB HOMES FOR APPROVAL OF SUBDIVISION MAP FOR ROSE
GATE II SUBDIVISION, A 90 -ACRE, 345 -LOT, SINGLE-FAMILY RESIDENTIAL
SUBDIVISION AND GROWTH MANAGEMENT ALLOCATION FOR 250 LOW-DENSITY
RESIDENTIAL LOTS, 95 MEDIUM -DENSITY RESIDENTIAL LOTS AND 180 HIGH DENSITY
RESIDENTIAL UNITS AT 2800, 2950 AND 3050 WEST LODI AVENUE
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 2800, 2950 and 3050 West Lodi Avenue, Lodi, CA
95240 (APN: 027-400-01, 02 and 15); and
WHEREAS, the applicant is FCB Homes, 10100 Trinity Parkway, Suite 420, Stockton, CA
95219; and
WHEREAS, the applicant, FCB Homes, has filed the "Rose Gate II" Subdivision Map and
Growth Management Application with the City of Lodi; and
WHEREAS, the project properties owners of record are W.L. Investors, L.P., Mr. Tom Doucette,
10100 Trinity Parkway, Suite 420, Stockton, CA 95219; and
WHEREAS, the applicant, FCB Homes, has filed the "Rose Gate II" Subdivision Map and
Growth Management Application with the City of Lodi; and
WHEREAS, City Council Resolution No. 2007-49 adopted by the City Council on March 21,
2007, approved the land use designation as Low Density Residential, Medium
Density Residential, High Density Residential and Open Space for the project site;
and
WHEREAS, the City Council by Ordinance No. 1793, which became effective on March 21,
2007, granted Planned Development Zone P -D(42), to allow single-family
residential development for the project site; and
WHEREAS, the City Council by Resolution No. 2007-48, which became effective on march 21,
, 2007, approved certified an Environmental Impact Report (EIR), State
Clearinghouse No. 2005092096, for the project; and
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No.
2005092096, 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 90 acres, 345 -lots, and is located at 2800, 2950 and
3050 West Lodi Avenue, which is designated for low density residential
development, medium density residential development and high density residential
development.
WHEREAS, the Community Development Department did study and recommend approval of
said request; and
WHEREAS, after due consideration of the project, the Planning Commission did conditionally
approve the project; and
WHEREAS, the Planning Commission's recommendation is based upon the following findings
and determinations:
1. The 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
1
Works Department Standards and Specifications, Zoning Ordinance, as well as all other
applicable standards.
2. 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.
3. 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.
4. The standard design of the proposed tentative subdivision and the proposed improvements
are not likely to cause substantial environmental damage or injure fish or wildlife or their
habitat in that the site has been previously disturbed by agricultural activities. The project
is consistent with the previous El Rs prepared for the property.
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 improvements to Lodi Avenue thereby insuring
that an adequate Level of Service is maintained on the roadways within the area.
8. An Environmental Impact Reports and Mitigation Monitoring and Reporting Program,
Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, were prepared
for this project in compliance with Public Resources Code section 21000 et seq, and were
independently reviewed and certified by the City Council. All potentially significant
environmental impacts were publicly disclosed and made available for comment prior to
any decisions to approve any part of the whole project. On March 21, 2013, the City
Council adopted an Environmental Impact Report and Mitigation Monitoring and Reporting
Program for all aspects of the proposed project. all mitigation measures for the project
identified in the initial study and accompanying studies are hereby incorporated into this
approval.
9. The project is required to comply with all the mitigation measures outlined for the project in
the Environmental Impact Report and in the Mitigation Monitoring and Report Program.
10. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth
Management Element allows for density consistent with the proposed subdivision map.
11. Said Subdivision Map complies with the requirements of 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 recommends that the City Council approve the Subdivision Map,
associated Development Standards for the Rose Gate II Subdivision, and award FCB Homes 250
Low-Density Residential Lots, 95 Medium-Density Residential Lots and 180 High Density
Residential Units 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
2
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 facades, along with a detail or
keynote that describes how the house numbers will be illuminated or made identifiable from
the street.
7. The developer shall submit detailed landscape and irrigation plans (concurrently with the
improvement plans) for the review and approval of the Parks & Recreation Department. The
landscape plan shall include, in addition to normal landscape and irrigation details,
screening of any above ground utility vaults and anti-siphon water valves.
8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as
determined by the City Engineer. Final locations and the number of such facilities shall be
determined at the time the improvement plans are reviewed.
9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading
plan and a detailed fencing/wall plan shall be submitted with the improvement plans for each
phase of development. The design, height, and location of walls shall be subject to approval
of the Community Development Director prior to approval of improvement plans. Where
fencing is adjacent to public parks and/or trails, plans shall be approved by the Recreation
Commission at the time of park plan approval. When the adjacent area is sloped, the
fence/wall design shall include a 4' bench (sloped no more than 2%) along the fence/wall for
maintenance purposes, as determined by the Parks and Recreation and Cultural Services
Department.
10. The proposed sound wall along Lodi Avenue shall be a minimum of six (6') feet in height,
excluding caps, columns and pilasters, unless a higher wall or fence is required as an
environmental mitigation measure, measured to the grade of the property at the highest
point within four feet (4') of said wall or fence and shall be designed to insure clear vision at
all street intersections to the satisfaction of the City Engineer.
11 The project shall incorporate all applicable mitigation measures as specified in the adopted
Final Revised Environmental Impact Report EIR-05-01 (State Clearinghouse No.
2005092096) for the project.
12. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096,
prior to recordation of the final map(s) for homes adjacent to existing agricultural operations,
the applicant shall submit a detailed wall and fencing plan for review and approval by the
Community Development Department (Land Use Mitigation Measure 1).
3
13. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096,
Agriculture Resources Mitigation Measures 2 and 3, the applicant shall provide and
undertake a phasing and financing plan (to be approved by the City Council) for one of the
following mitigation measures:
a. Identify approximately 90 acres to protect for a period of time to be determined (but not
less than 15 years) as an agricultural use in a location as determined appropriate by the
City of Lodi in consultation with the Central Valley Land Trust; or
b. Pay a fee equal to the value of 90 acres as determined by an independent qualified
consultant retained by the City in consultation with the Central Valley Land Trust. The
City will determine to whom the fee shall be paid.
14. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096,
Biological Resources Mitigation Measures 1, 2, and 3, the applicant shall contact the San
Joaquin County Council of Governments (SJCOG, Inc) for a pre-ground disturbance survey,
to be performed by an SJMSCP biologist, to determine applicable Incidental Take
Minimization Measures (ITMMS). The City shall not authorize any form of site disturbance
until it receives an Agreement to Implement ITMMS from SJCOG, Inc. The City shall not
issue a building permit for the proposed project until the San Joaquin County Council of
Governments determine what, if any, Incidental Take Minimization Measures (ITMMS) apply
to the project and until the San Joaquin County Council of Governments verifies all
applicable ITMMs have been fully and faithfully implemented.
15. If archeological materials are uncovered during any construction or pre-construction
activities on the site, all earthworks within one hundred feet (100') of these materials shall be
stopped, the Community Development Department notified, and a professional archeologist,
certified by the Society of California Archeology and/or the Society of Professional
Archeology, shall be notified. Site work in this area shall not occur until the archeologist has
had an opportunity to evaluate the significance of the find, and outline appropriate mitigation
measures, if they are deemed necessary.
16. All stub end streets planned for future continuation and undeveloped cul-de-sacs shall be
temporarily protected with warning barricades and redwood headers to be approved by the
City Engineer.
17. The improvement plans shall reflect that all storm drain inlets constructed or modified in
conjunction with this project shall be labeled "No Dumping — Drains to Canal" using
thermoplastic stencils to the satisfaction of the Community Development Director.
18. The developer shall pay for and install all street name signs, traffic regulatory and warning
signs, and any necessary street striping and markings required by the City Engineer. Street
striping and markings shall be raised ceramic markers or thermoplastic material, as directed
by the City Engineer.
19. 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.
20. 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.
21. 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.
4
22. 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.
23. A master street tree plan shall be approved by the Public Works Department for each phase
of this vesting tentative subdivision map. A minimum of one street tree shall be provided for
each lot within this subdivision. On corner lots, three street trees shall be provided; one on
the shorter lineal frontage and two on the longer lineal frontage. Street trees shall be a
species selected from the City's adopted tree list, shall be a minimum fifteen (15) gallon
size, spaced at thirty (30) feet intervals, and planted as reflected in the Engineering
Department's Standard Plans and Specifications, with branches above average eye level.
The trees selected shall be deep rooted and drought tolerant. Location and species shall be
to the approval of the Public Works Department.
24. The developer, in order to reduce tracking of mud throughout the City, shall be responsible
for cleaning up or any expenses incurred by the City for cleaning up mud, debris, etc. from
City streets that is attributed to this project during construction.
25. 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.
26. All conditions of approval for this project shall be written by the project developer on all
master building permit plan check sets submitted for review and approval. It is the
responsibility of the developer to ensure that the project contractor is aware of, and abides
by, all conditions of approval. If the subdivision is to be built out using master plans. Please
follow City of Lodi, Community Development Department Policies and Procedures # B-[08]-
[13] Plan Submittal - Residential Master Plans and # B-[08]-[14] Permit Processing —
Production Homes.
27. No variance from any City of Lodi adopted code, policy or specification is granted or implied
by this approval.
CDD - Planning
28. The City of Lodi is a participant in the San Joaquin County Multi-Species Habitat
Conservation and Open Space Plan (SJMSCP). An application for evaluation of the project
site with respect to SJMSCP requirements shall be submitted to the San Joaquin Council of
Governments (SJCOG) prior to commencement of any clearing, grading or construction
activities on the project site.
29. 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. The
project site is also adjacent to a commercial retail center, church facility with outside sports
areas and future school site. 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.
30. 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
5
materials that will last and maintain an appealing aesthetic within neighborhoods. This
includes metal or pressure treated posts for fencing.
31. The Rose Gate II project is required to provide for park land dedication based upon 5 acres
of park land for every 1,000 residents. This may be accomplished by land dedication and
park construction and a combination of in-lieu fees. The applicant will work with the
Community Development Director and Parks and Recreation director to ensure that this
condition is satisfied consistent with the General Plan requirements.
32. The park amenities may require the following items:
• Water feature / splash park
• Bike rack
• Water play
• Basketball
• Bocce
• Horseshoes
• Playground
• Picnic tables
• Picnic shelter (rental) BBQ
• Passive area
• Fields
• Trees
• Turf
• Irrigation booster pump
• Restroom
• Drinking fountain
• Furniture
• Lights
• Signs
• Maxicom Equipment or equivalent
33. The construction of the new buildings and related site improvements shall require building
permits. 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.
City of Lodi Fire Department
34. The developer shall comply with all applicable requirements of the California Fire Code and
the adopted policies of the City of Lodi.
35. 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)
36. 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.
37. 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:
6
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.
38. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided
throughout all buildings with a Group R fire area.
City of Lodi Public Works Department
The following conditions of approval 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:
39. Utility Master Plans (Storm Drain, Water, Wastewater and Nonpotable Water) and major
street geometrics including cross sections shall be approved prior to submittals of
Engineering Public Improvement Plans and phasing plan.
40. 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. Incomplete submittals will not be accepted. Plan submittal shall include the
following:
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 and all state and federal requirements.
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 (required with second submittal).
i) Reverse frontage wall, wall details, landscaping and irrigation system. Irrigation system
plans are required with the second submittal.
7
j) Street tree planting plan for parkway strip along lot frontages. Requires approval of the
Community Development Director and Public Works Director.
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.
41. Design and install public improvements in accordance with City master plans. Street,
wastewater, storm drain, water and nonpotable 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, reverse frontage wall, landscaping, curb, gutter and sidewalk along all
streets in the subdivision in accordance with City Standards.
ii) All street designs shall conform to Section 1.305 of the City of Lodi Design
Standards.
iii) Monolithic sidewalk shall be installed around the perimeter of the park site, the
perimeter of the basin site and in all cul-de-sacs to accommodate on -street parking.
Tokay Street west of the park shall have monolithic sidewalk.
iv) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611
and 612.
v) Provide all necessary traffic signs for the entire subdivision, including any necessary
traffic signs needed along Lodi Avenue, Westgate Drive, Tokay Street and Vine
Street.
vi) Two points of access shall be provided throughout all phases. Phase II shall provide
access to Lower Sacramento Road through Tokay Street or Vine Street.
vii) Street Design shall comply with the following requirements on:
a) Westgate Drive
(1) Right-of-way (ROW) shall be 80 feet from Lodi Avenue to Street B and 74 -
feet from Street B to Vine Street.
(2) Street layout shall accommodate on -street parking, a bike lane and a travel
lane.
(3) Multiway stop signs shall be located at Westgate Drive and Tokay Street and
at Westgate Drive and Vine Street.
(4) Side streets connecting to Westgate Drive shall contain stop signs.
(5) At least 60 -feet of eight (8) -foot sidewalk shall be installed on the west side of
Westgate Drive north of Vine Street. The median length shall be reduced to
provide at least 60 -feet for a bus stop and a lane transition after Street B on
the east side of Westgate Drive.
(6) No parking signs with time restrictions shall be placed on Westgate Drive
reverse frontage.
b) Vine Street
(1) Install public improvements including curb and gutter, sidewalk, street lights
and landscaping on the north side of Vine Street.
8
(2) Future curb to curb street design shall be 48 feet.
(3) A minimum pavement width of 23 -feet shall be constructed with this project.
Approximately 1 -foot of street easement shall be dedicated to the City from
the parcels on the south side of Vine Street to the western edge of
development.
c) Tokay Street
(1) Install public improvements including street widening, bicycle lane, curb and
gutter, sidewalk, street lights, landscaping and reverse frontage masonry
wall.
(2) Street geometrics shall be aligned based on the approved Master Plan
submittal.
(3) Tokay Street west of the park shall contain 54 -feet of right-of-way and curb -
to -curb design shall be 40 -feet. Monolithic sidewalk shall be installed with 7 -
feet of right-of-way on the north and south side Tokay Street west of the park.
d) Lodi Avenue
(1) The design of the south side of Lodi Avenue shall match the north side.
viii) The wall surrounding the community is subject to the following criteria:
a) Wall shall be constructed to match the existing block wall on the north side of
Lodi Avenue.
b) A wall detail shall be included with the plans.
c) Minimum wall height shall be at least 6 feet above the highest adjacent pad
elevation or as required by the Community Development Department Director
and Public Works Director. All walls 7 -feet and taller, including fencing on
top of walls require a building permit from the Community Development
Department.
d) 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.
e) Provide a wall easement along all parcels containing a public masonry wall.
f) Side lot walls shall be privately owned and maintained.
b) Wastewater
i) Individual wastewater services shall be provided to each parcel from the public
wastewater main in all public streets.
ii) Phase 1 will connect to the temporary lift station currently servicing Rose Gate I. The
temporary lift station shall be modified as necessary to accommodate additional
flows, including but not limited to onsite backup power generation and SCADA
controls. Permanent wastewater facilities shall be connected to the wastewater trunk
line at Taylor Road and Westgate Drive for all development beyond phase I.
iii) Abandon the existing pump station, force main, other related facilities and the
connection at Lower Sacramento Road per City standards with phase 2.
9
iv) Developer shall agree to amend the existing Temporary (Private) Wastewater and
Storm Drainage Facility Access and Maintenance Agreement to include Rose Gate
II, Phase 1.
c) Storm Drainage
i) Use the 2012 City of Lodi Storm Drainage Master Plan design criteria for all
calculations.
ii) Storm drain pipeline shall not extend through the park site.
iii) The stormwater basin shall be designed to hold one 100 -year, 48-hour storm. If the
basin does not contain an outlet it shall be sized to hold two 100 year, 48-hour
storms from Rose Gate I and Rose Gate II developments.
iv) The permanent basin shall have a structure with a remote control slide gate that shall
be incorporated into the City's SCADA system.
v) The basin shall be fenced with a minimum of 10 -feet of exterior landscaping.
vi) 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.
vii) An overland flood release pathway shall be incorporated in the street 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 the public water main
in all public streets.
ii) Provide a looped water system, a minimum of two connections to the City water
system are required throughout all phases.
iii) Remove existing 12 -inch irrigation line in Lodi Avenue.
iv) A water sampling station(s) shall be provided located within the subdivision. The
location of the sampling station must be approved by the City Engineer.
v) Provide locations of all water valves and fire hydrants within the development. All
water valves and fire hydrants shall have a maximum spacing of 600 -foot spacing in
residential areas, including collector streets servicing residential areas to conform
with the to the City Design Standards section 4.501 and 4.502, respectively.
e) Nonpotable Water
i) The nonpotable water line shall be connected to the existing nonpotable water main
in Lodi Avenue and extended through the development on Westgate Drive and Vine
Street.
ii) Park, basin and public irrigation shall be supplied from the nonpotable water main.
42. Install transit amenities, including, but not limited to, bus stops, bus pullouts, bus shelters,
and signage, in conformance with the GrapeLine Short Range Transit Plan as approved by
the Transit Manager.
10
43. All unused water, wastewater and storm drain stubs shall be abandoned at the developer's
expense.
44. Remove or abandon all wells, septic systems, and underground tanks in conformance with
applicable City and County codes and requirements prior to the approval of the public
improvement plans.
45. Neighborhood park facilities and equipment including landscaping and irrigation shall be
maintained by the developer until the last building permit is issued in the second phase of
the Rose Gate II development.
46. 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.
47. Project phasing will require additional requirements and approval by the City Engineer.
48. 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.
49. Project design and construction shall be in compliance with the applicable terms and
conditions of the Multi -Agency Post -Construction Stormwater Standards Manual adopted by
the City of Lodi in compliance with the State Water Resources Control Board's Phase II
MS4 permit.
a) State -mandated construction site inspections to assure compliance with the City of
Lodi's Phase II MS4 permit are required. The fee for these inspections is the
responsibility of the developer and must be paid prior to the map filing or
commencement of construction operations, whichever occurs first.
50. The City of Lodi is a participant in the San Joaquin County Multi -Species Habitat
Conservation and Open Space Plan (SJMSCP). An application for the evaluation of the
project site with respect to SJMSCP requirements shall be submitted to the San Joaquin
Council of Governments (SJCOG) prior to the commencement of any clearing, grading or
construction activities on the project site.
51. 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.
52. The developer shall acquire all necessary easements and ROW dedications.
53. 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.
54. The Developer shall provide on-going maintenance and replacement of reverse frontage
walls, landscaping and irrigation improvements, street trees in the parkways, as well as
other public services excluding parks as set forth in Resolution No. 2007-59 approved by
the City Council on April 4, 2007, by annexation to the City of Lodi Community Facilities
District No 2007-1 prior to final map filing. All costs associated with annexation to the
11
District are the Developer's responsibility. Developer is responsible for the regular and
ongoing maintenance and replacement of the landscaping and irrigation improvements and
street trees in the parkways for one year after the first revenues are received by the City
from the District.
55. 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 Lodi Avenue, Tokay Street and Westgate Drive except at
driveway locations specifically approved by the Public Works Department.
d) Subdivision Map Guarantee.
e) Annexation to Community Facilities District 2007-1.
56. 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.
Reimbursement fees per existing agreements: RA -08-01- Reimbursement for Vintner's
Square Shopping Center.
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.
g)
57. In order to assist the City of Lodi in providing an adequate water supply, the
Owner/Developer on behalf of itself, its successors and assigns, shall enter into an
agreement appointing the City of Lodi as its agent for the exercise of any and all overlying
water rights appurtenant to the proposed Rose Gate II subdivision, and the City may charge
fees for the delivery of such water in accordance with City rate policies. In addition, the
agreement shall assign all appropriative or prescriptive rights to the City. The agreement
will establish conditions and covenants running with the land, for all lots in the subdivision
and provide deed provisions to be included in each conveyance.
58. 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 City's public right of way or on existing public water, wastewater and
storm drain infrastructure.
c) San Joaquin County encroachment permit for work within County right-of-way.
12
d) NPDES Construction General Permit (SWPPP).
e) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits.
Dated: December 14, 2016
I certify that Resolution No. 16-28 was passed and adopted by the Planning Commission of the
City of Lodi at a regular meeting held on December 14, 2016 by the following vote:
AYES: Commissioners: Cummins, Gomes, Kirst, Kirsten, Olson, Slater and Chair
Hennecke
NOES: Commissioners: None
ABSENT: Commissioners: None
ATTEST
Secretary, Planning Commission
13
ENHANCED PATH (VILLA FIORE)
LOOKING NORTH
ENHANCED PATH (ROSE GATE II)
LOOKING NORTH
K:\WP\DEV_SERV\Developments\Lodi Westside\Rose Gate II Subdivision\Westgate_Enh_Path.dwg, Layoutl, 1/24/2017 1:38:37 PM, Ichang
0
< U
> <
wm
o w
w
7)co
t
74.0 '
ENHANCED PATH (VILLA FIORE)
LOOKING NORTH
74.0 '
10.0 '
46.0 '
X10.0'-.
ENHANCED PATH (ROSE GATE II)
LOOKING NORTH
K:\WP\DEV_SERV\Developments\Lodi Westside\Rose Gate II Subdivision\Westgate_Enh_Path_V2.dwg, Layout', 2/15/2017 4:09:03 PM, Ichang
RESOLUTION NO. 2017-20
A RESOLUTION OF THE LODI CITY COUNCIL
APPROVING THE PLANNING COMMISSION'S
RECOMMENDATION FOR THE 2016 GROWTH
MANAGEMENT ALLOCATIONS FOR THE
ROSE GATE II SUBDIVISION
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby
approve the 2016 Growth Management Allocations for the Rose Gate II Subdivision, as
recommended by the Lodi Planning Commission, shown as follows:
Requested Recommended
2016 Allocations 2016 Allocations
Rose Gate II 250 Low -Density 250 Low -Density
Rose Gate II 95 Medium -Density 95 Medium -Density
Rose Gate II 180 High -Density 180 High -Density
TOTAL 525 525
Dated: February 15, 2017
I hereby certify that Resolution No. 2017-20 was passed and adopted by the City
Council of the City of Lodi in a regular meeting held February 15, 2017, 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
2017-20
NNIFER`FERRAIOLO
ity Clerk
Presented at January 4, 2017, City Council meeting.
Jennifer Ferraiolo
From:
Sent:
To:
Cc:
Subject:
Attachments:
Jennifer Ferraiolo
Wednesday, January 04, 2017 9:17 AM
'robinknowlton@sbcglobal.net'
City Council; Steve Schwabauer; Janice Magdich; Craig Hoffman
FW: Tonight's Chamber Meeting
Rose Gate II - Agenda Item C-8 - Council Meeting Jan 4 - 2017 - Citizen Concerns.pdf
Thank you for your email. It was received by the City Council and forwarded to the City Manager's office and
Community Development Department for information, response, and/or handling. Your e-mail will also be provided to
Council as a Blue Sheet item for tonight's meeting. In addition, I will ensure your e-mail is included in the February 1,
2017, City Council packet at which time this public hearing will be conducted.
Jennifer M. Ferraiolo, (.'.i-: C
City Clerk
P.O. Box 3006
Lodi, CA 95241-1910
(209) 333-6702
(209) 333-6807 FAX
From: Robin Knowlton [maiito:robinknowlton@sbcglobal.net]
Sent: Wednesday, January 04, 2017 7:22 AM
To: Jennifer Ferraiolo
Subject: Tonight's Chamber Meeting
Hello,
would like my letter in the public record for tonight's council meeting.
Thank you!
Robin
Robin Knowlton
Bike Lodi
(209) 747-0557
robinknowlton a@@sbcolobai.net
January 3, 2016
To: Members of the Lodi City Council
Re: Item C-8, Rose Gate II Subdivision Approval
Council Agenda for 1/4/17
Dear Council Members,
1 am unable to attend the 1/4/17 Council meeting but have concerns about the approval of the
Rose Gate 11 Subdivision.
Here's why:
1.
The Greenbelt Corridor was eliminated from the original 2001 Westgate Plan, revised in 2007 to
a 30 — 50' Open Space buffer on the western border of the City, that includes a 12' Class I
bike/pedestrian path. However, on the 2007 revision map that 30-50' buffer between the
development and agriculture seems to have been eliminated. I am concerned that the
developer is going to develop right up to the City line and that the buffer will be "shelved" until
further land is annexed into the City.
2.
Can the City make the approval of the project contingent on the 30-50' Open Space buffer and
Class 1 bike path being built?
3.
Why was the 200-300' Greenbelt - with drainage basins - eliminated as a linear park from the
2001 Westgate Plan and changed in 2007 to a 30 — 50' Open Space? Can that concept be
revitalized?
4.
The Plan calls for the Open Space buffer to extend from Turner to Harney — yet the City seems
to have allowed for much of the North and South ends to be developed without allowance for
that Open Space buffer — why? How can this be rectified?
5.
I have concerns that the Westside Project has veered too far from the original 2001 Plan that
was developed through guidance and direction from "The 1991 City of Lodi General Plan, 1994
Lodi Park, Recreation and Open Space Plan, 1994 Lodi Bicycle Transportation Master Plan,
and the 2000 Improvement Plans for Lower Sacramento Road..." (from the original West Side
Master Plan, January 26, 2001 section 1.4).
I hope that Council members will look at the 2001 Plan and the 2007 revision to make sure that
Rose Gate 11 is in compliance with the Open Space buffer requirements and that a timeline is
created for the Class 1 bike path and buffer to be built.
Sincerely,
Robin Knowlton
410 W. Oak Street
Lodi, CA. 95240
robinknowlton@sbcglobal.net
Rose Gate 2 Subdivision
Growth Management Allocation: 2016-27
(Applicant: FCB Home)
Represented by Tom Doucette
Request for approval of:
• Growth Management Allocation for 250 Low -
Density Residential Lots, 95 Medium -Density
Residential Lots and 180 High Density
Residential Units; and
REQUEST
City Council
VICINITY MAP
City Council
Agriculture
Agriculture
WESTSIDE MAP
City Council
ROSE GATE 11 MAP
City Council
al
tau le,
MI
Eli
1
1
- -- ...., ,, L
iJ :lii.
! I ffin
West Side Trail
City Council
Rose Gate 11
ROSE GATE II rai s
City Council
13.00 -;-11.00 '-11.00 --- ; 13.00
ENHANCED PATH (ROSE GATE 11)
LOOKING NORTH
ROSE GATE 11 trails
City Council
PD GUIDELINES ]
City Council
Covered
Patio
C ove re
Patio
IJ 1.1 rtyal
1
';',' 1 i
L.._..=4_.. .._,.._1.._L.
Porch
b
PD GUIDELINES
City Council
Exhibit 6-4 Neighborhood Street Section (54 -Foot Wide ROW)
• ,.'i- i Lt.
trkY� G .
y
74 Lois pi OW
'bit 6-5 — Westgate Drive (Lodi Avenue to Tokay+ Street) Section (74 -Foot Wi
7•1 RICHT OFA'
Exhibit 6-6— Tokay Street Section (74 -Foot Wide ROW)
PD GUIDELINES
Table E: Growth Management Allocation for 2016
Density
Available Allocations
2%
Allocation
for 2016
Total
Available
for 2016
Garfield
Camper
- Sac
Harvest
Crossing
Rose
Gate 11
Villa
Fiore
Total
Remain
for 2016
Low
(0.1-7)
195
3,384
6
0
0
250
67
3,061
Medium
(7.1-20)
124
777
0
28
42
95
0
612
High
(20.1-30)
124
1205
0
0
0
180
0
1,025
TOTAL
443
5,366
5,360
5,332
5,290
4,765
4,698
4,698
GROWTH ALLOCATION
City Council
Please immediately confirm receipt
of this fax by calling 333-6702
CITY OF LODI
P. O. BOX 3006
LODI, CALIFORNIA 95241-1910
ADVERTISING INSTRUCTIONS
SUBJECT: CONTINUED PUBLIC HEARING TO CONSIDER ADOPTING
RESOLUTION APPROVING THE PLANNING COMMISSION'S
RECOMMENDATION TO AUTHORIZE 250 LOW-DENSITY RESIDENTIAL,
95 MEDIUM -DENSITY RESIDENTIAL, AND 180 HIGH-DENSITY
RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE
ROSE GATE II SUBDIVISION
PUBLISH DATE: SATURDAY, FEBRUARY 4, 2017
LEGAL AD
TEAR SHEETS WANTED: One (1) please
SEND AFFIDAVIT AND BILL TO:
LNS ACCT. #0510052
JENNIFER M. FERRAIOLO, CITY CLERK
City of Lodi
P.O. Box 3006
Lodi, CA 95241-1910
DATED: THURSDAY, FEBRUARY 2, 2017
ORDERED BY: JENNIFER M. FERRAIOLO
CITY CLERK
c/292-0,0
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 ID fqime) on rWa/r/ (date) (pages)
LNS Phoned to confirm receipt of all pages at (time) EB PMF (initials)
forms\advins.doc
DECLARATION OF POSTING
NOTICE OF CONTINUED PUBLIC HEARING TO CONSIDER ADOPTING A
RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION
TO AUTHORIZE 250 LOW-DENSITY RESIDENTIAL, 95 MEDIUM -DENSITY
RESIDENTIAL, AND 180 HIGH-DENSITY RESIDENTIAL GROWTH MANAGEMENT
ALLOCATIONS FOR THE ROSE GATE II SUBDIVISION
On Thursday, February 2, 2017, in the City of Lodi, San Joaquin County, California, a
Notice of Continued Public Hearing to consider adopting a resolution approving the
Planning Commission's recommendation to authorize 250 Low -Density Residential, 95
Medium -Density Residential, and 180 High -Density Residential Growth Management
Allocations for the Rose Gate II 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 February 2, 2017, at Lodi, California.
04f4_ J�vif
PAMELA M. FARRIS ELIZABETH BURGOS
DEPUTY CITY CLERK ADMINISTRATIVE CLERK
ORDERED BY:
JENNIFER M. FERRAIOLO
CITY CLERK
N:\Administration\CLERK\Public Hearings \AFFADAVITS\DECPOSTCDD.DOC
CITY OF LODI
Carnegie Forum
305 West Pine Street, Lodi
NOTICE OF CONTINUED
PUBLIC HEARING
Date: February 15, 2017
Time: 7:00 p.m.
1
For information regarding this notice please contact:
Jennifer M. Ferraiolo
City Clerk
Telephone: (209) 333-6702
1
NOTICE OF CONTINUED PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, February 15, 2017, at the hour of
7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will
conduct a continued 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 250 Low -Density Residential, 95
Medium -Density Residential, and 180 High -Density Residential
Growth Management Allocations for the Rose Gate II
Subdivision.
Information regarding this item may be obtained in the Community Development
Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are
invited to present their views and comments on this matter. Written statements may be
filed with the City Clerk, City Hall, 221 West Pine Street, 2nd Floor, Lodi, 95240, at any
time prior to the hearing scheduled herein, and oral statements may be made at said
hearing.
If you challenge the subject matter in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to
the close of the public hearing.
By Order of the Lodi City Council:
nifer M. ' rraiolo
ty Clerk
Dated: February 1, 2017
Approved as to form:
IJariice D. Magdich
City Attorney
AVISO: Para obtener ayuda interpretativa con esta noticia, por favor Ilame a la oficina de la
Secretaria Municipal, a las (209) 333-6702.
CLERK\PUBHEAR\NOTICES\NOTCDD_cantinued.doc 1/27/17