HomeMy WebLinkAboutAgenda Report - February 15, 2017 G-02 PHTM
CITY OF LODI
COUNCIL COMMUNICATION
AGENDA ITEM
G-2
AGENDA TITLE: Continued Public Hearing to Consider Adopting a Resolution Approving
the Planning Commission's Recommendation to Authorize 67 Low -
Density Residential Growth Management Allocations and Approve a
Vesting Subdivision Map for the Villa Fiore Ranch Subdivision, a 13.7 -
Acre, 67 -Unit 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 67 Low -Density Residential growth management
allocations and approve a vesting subdivision map for the Villa Fiore Ranch Subdivision, a 13.7 -
acre, 67 -unit subdivision.
BACKGROUND INFORMATION: As part of the City's Growth Management program, the
Planning Commission reviews allocation requests for new
housing developments and makes a recommendation to
the City Council. The City Council is also the ultimate approval authority for vesting subdivision
maps after a recommendation from the Commission.
On December 14, 2016, the Planning Commission held a public hearing regarding the 2016
Residential Growth Management Development Allocations and the vesting map request of the
applicant. At this hearing the Planning Commission reviewed a request by Sunset Tartesso,
LLC / Elliot Homes for 67 Low -Density Residential growth management allocations and
approval of a vesting subdivision map for the Villa Fiore Ranch Subdivision, a 13.7 -acre, 67 -unit
subdivision.
The Commission voted 7-0 to recommend the City Council approve the applicant's request for
67 Low -Density Residential growth management allocations and approve a vesting subdivision
map for the Villa Fiore Ranch subdivision.
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 Villa Fiore project is an in -fill project within the larger Van Ruiten Ranch project. The overall
Van Ruiten Ranch project does include Class 2 striped bicycle facilities in West Gate Drive,
Century Boulevard and Blossom Drive.
, 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
Background: On June 17, 2013, Bennett Homes submitted an application for the Van Ruiten
Ranch Subdivision project, which included a Vesting Tentative Subdivision Map and review of
the development standards for the Planned Development Unit. The Planning Commission
approved this project on April 9, 2014.
As part of the approved Van Ruiten Ranch project, a 13.7 -acre school site was identified and
was consistent with the request of the Lodi Unified School District and the facilities master plan
at the time.
Subsequently, the school district updated the facilities master plan and determined that a school
site was not necessary in the Van Ruiten subdivision or the entire Southwest Gateway area.
The applicant has proposed to subdivide the former school site into residential Tots, consistent
with the surrounding development. The Planned Development Guidelines from 2014 provided a
detail of what the school site would look like if it was lotted for single family development. The
project is essentially an in -fill project within an approved subdivision.
Existing Conditions: The applicant has removed the previous vineyard / grapevine and
completed some mass grading along with backbone infrastructure for roads, waterlines, storm
water and sewer lines.
Vesting Subdivision Map: The proposed Vesting Tentative Map would subdivide the project
parcel into 67 low-density residential single-family Tots and associated public roadways.
The applicant has requested the vesting map in order to protect against potential future changes
in policy and design requirements by the state or other agencies. The applicant has requested
the vesting protection, but also agreeing to pay whatever development fees are in place at the
time of building permit review. Staff supports this request and recommends approval.
The Planning Commission is empowered to review the vesting tentative map and recommend
approval or denial of the vesting map to the City Council. If the Commission approves, a Final
Map for a subdivision of five or more parcels must be prepared, filed, processed and recorded
as set forth in Chapter 17.54 (Parcel Maps and Final Maps), to complete the subdivision. The
City Council has a final say on the approval or disapproval of the vesting tentative map.
Access and Circulation: The project is accessed by the extension of Century Boulevard with
access points to the north and south consistent with land use diagrams in the General Plan.
The overall circulation pattern anticipates development to the north, south and west. Streets
have detached sidewalks to create a tree canopy consistent with historical Lodi residential
areas.
General Plan Compliance: The project site is designated public — quasi public in the general
plan and was identified as a place holder for a potential K- 6 school. The school district has
identified that this school is no longer needed. The applicant is proposing to subdivide the
property consistent with the surrounding area.
Zoning Compliance: The project site is zoned Planned Development 41 (PD -41). 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 land uses areas; low density, medium density
and high density. The project provides for a wide range of housing options for the community.
Planned Development Guidelines: The applicant prepared the Van Ruiten Ranch Planned
Development Standards and Guidelines. 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.
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
Total Available for 2012 I 2% Allocations for
2013
Total Available for
2013
Low (0.1-7) 2,995 197
Medium (7.1-20) 557 126
3,192
683
High (20.1-30) 1,122 125
TOTAL 4,674 448
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 2%Allocations
2013 (Rose Gate) for 2014
Total Available
for 2014
Low (0.1-7)
Medium (7.1-20)
High (20.1-30)
3,192
683
1,247
- 232 (2960)
- 0 (683)
- 0 (1,247)
199
127
127
3,159
810
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 Allocation for
Available Van Ruiten
for2014 Ranch
Allocation for Remaining
Reynolds Allocations for
Ranch 2014
Total
Remaining
for 2014
Low (0.1-7)
3,159
145
Medium (7.1-20)
810
High (20.1-30)
TOTAL
55
1,374 88
5,343 288
0
227
330
145 - 199 (54)
282 - 127 (-155)
3,014
528
418 - 127 (-291)
956
557
- 392
4,498
Table D identifies the 2015 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table D: Growth Management Allocation for 2015
Density
Total
Remaining
for 2014
Available Allocations
Total Tot
2%Allocations Available Grupe — Taylor Remaining
for 2015 for 2015 Road for 2015
Low (0.1-7)
3,014
Medium (7.1-20)
528
High (20.1-30)
TOTAL
956
4,498
197
125
125
3,211
653
1081
22
0
0
447
4,945
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
Available Allocations
Density 2% Total
Allocation Available Garfield Camper . Harvest
for 2016 for 2016 -Sac Crossing
Rose Villa 2016
Gate II Fiore Allocation
Total
Remain
Low
(0.1-7)
Medium
(7.1-20)
High
(2.0.1-30)
TOTAL
195 3,384
124 777
6
0
0 0 250 67 323
3,061
28 42 95 0 165
124 1205
443
0
0 0 180 0 180
5,366 5,360
5,332 5,290 4,765 4,698 668
612
1,025
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
Base Available Allocations
Total Remaining after 2% Allocations for Total Available for
2016 2017 2017
Low (0.1-7)
Medium (7.1-20)
High (20.1-30)
3,061
612
1,025
195
124
124
3,256
736
1,149
TOTAL
4,698
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 Targe, 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 67
Low -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 wabauet-,_ _a
Community Development Director
Attachment:
1. Aerial /Vicinity Map
2. Tentative Subdivision Map
3. Planned Development Guidelines
4. Planning Commission Staff Report
5. Planning Commission Resolution
6. Draft Resolution Growth Allocation
7. Draft Resolution Vesting Map
VICINITY/ AERIAL MAP
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Lower Sacramento Road / Extension of Century Boulevard
Van Ruiten Ranch
Planned Development
Standards & Guidelines
April 2014
BENNETT
HOMES, INC.
/e>
WCDC:1 c, i=c)c)GER
TABLE OF CONTENTS
Chapter 1: INTRODUCTION
1 .1 Overview
1.1.1
1.1.2
1.1.3
PD Organization
Context & Setting
Relationship to Existing Plans
1.2 Community Framework
1.2.1 Vision & Objectives
1.2.2 The Plan
Chapter 2: RESIDENTIAL USES
PD STANDARDS & GUIDELINES
3.1.2 Open Space / Detention Basin
3.2 Landscaping Standards
3.3 Lighting & Furniture
3.4 Entries & Monumentation
3.5 Signage
3.6 Fencing & Walls
3.7 Community Facilities
3.7.1 Schools
3.7.2 Fire Protection
3.7.3 Police Protection
3.7.4 Cultural Facilities
2.1 Overview
2.2 Residential Districts Chapter 4: TRANSPORTATION
2.3 Development Standards
2.3.1 Low Density Residential
2.3.2 Medium Density Residential
2.3.3 High Density Residential
2.4 Architectural Guidelines
2.4.1 Design Philosophy
2.4.2 Guidelines Chapter 5: IMPLEMENTATION & PHASING
2.4.3 Styles
2.5 Site Design 5.1 Phasing
2.5.1 Parking 5.2 Future Development Applications
2.5.2 Landscaping 5.2.1 Design Review
5.3 PD Guidelines Amendments
4.1 Transportation Network
4.1.1 Vehicular Circulation
4.1.2 Bicycle & Pedestrian Circulation
4.2 Multi -Modal Guidelines
Chapter 3: PARKS, OPEN SPACE & COMMUNITY FACILITIES
3.1 Parks & Open Space Overview
3.1.1 Neighborhood Park
Van Ruiten Ranch
1
FIGURES
Figure 1
Figure 2A & B
Figure 3
Figure 4A & B
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
Figure 10
Figure 11
Figure 12
Figure 13
Figure 14
Figure 15
Figure 16
Figure 17
TABLES
Location Map
PD Schematic Plan & School Site Alternative
Low Density Lot Typical (Conventional Front -Loaded)
Medium Density Lot Typicals (Small Lot & Detached)
High Density Lot Typical (Attached)
Italian Style Pattern Diagram
Spanish Style Pattern Diagram
Craftsman Style Pattern Diagram
Farmhouse Style Pattern Diagram
Park Illustrative Plan
Entry Monument @ Century Boulevard
Fence & Wall Design
Circulation Network Diagram
Century Boulevard Street Sections
Westgate Drive & Blossom Drive Street Sections
Van Ruiten Drive & Residential Street Sections
Phasing Plan
Table 1
Table 2
Land Use Summary
Residential Dimensional Standards
PD STANDARDS & GUIDELINES
Van Ruiten Ranch
2
Chapter 1: INTRODUCTION
1.1 OVERVIEW
The Van Ruiten Ranch community is a vibrant, compact
neighborhood inspired by Lodi's continued high quality of life and
small-town character. As a reflection of Lodi's historic neighborhoods,
the Van Ruiten Ranch community includes tree -lined, pedestrian- and
bicycle -friendly streets and homes with attractive, high quality
architecture.
The document to follow constitutes the Van Ruiten Ranch Planned
Development (PD) Standards and Guidelines. The purpose of the
document is to establish development and design standards,
including conditions and restrictions related to size, timing and
sequence of development, to ensure a quality project in accordance
with the City of Lodi 2010 General Plan. These guidelines shall be
applied to all development within the project to ensure that Van
Ruiten Ranch develops as a cohesive community. The Guidelines,
once approved, are binding on the project, and shall be
implemented consistent with the provisions set forth in the City's
Municipal Code.
1.1.1 PD Organization
As a guiding document for Van Ruiten Ranch, the
organization of these guidelines is presented as a series of
community design components that when combined create
a comprehensive project design. The chapters to follow
highlight and articulate the various community design
components, establishing specific development guidelines
and standards for each component. These components
include:
Chapter 1
PD STANDARDS & GUIDELINES
Introduction - Provides an overview of the
project, establishes the regulatory
framework, and gives a summary of the PD
organization.
Chapter 2 Residential Uses - Elaborates on residential
uses by providing development standards
and architectural guidelines. Site design
standards are also included in this chapter.
Chapter 3 Parks, Open Space & Community Facilities -
Discusses distribution, location and standards
for parks, open space, and basin features.
This includes landscaping standards, lighting
and street furniture guidelines. A discussion of
community facility availability is also included
in this chapter.
Chapter 4 Transportation - Identifies the proposed
roadway network in the community and
establishes guidelines for vehicular, bicycle
and pedestrian circulation.
Chapter 5 Implementation & Phasing - Discusses project
phasing, future development applications,
and amendment procedures.
Van Ruiten Ranch
3
1
1
1.1.2 Context & Setting
The Van Ruiten Ranch (the "project") neighborhood is
located on a 74 -acre site in the City of Lodi. The project is
located in the southwestern portion of the incorporated city,
generally bounded by Lower Sacramento Road to the east,
Kettleman Lane to the north, future development and Harney
Lane to the south, and the existing Lodi City Limits (2008) to
the west. (Figure 1) Extensions of existing Century Boulevard
and Westgate Drive will provide access through the proposed
neighborhood.
Surrounding land uses consist of existing residential
neighborhoods and the planned DeBenedetti Community
Park to the east; agricultural land and a commercial corridor
along Kettleman Lane and Lower Sacramento Road the
north; and agricultural land and tree orchards to the south
and west.
Figure 1: Location Map
PD STANDARDS & GUIDELINES
The project site currently consists of four parcels of
undeveloped land. The site is utilized for agricultural row crops
and is currently planted with vineyards. One residence and a
series of farming -related structures are located along Lower
Sacramento Road, north of the Century Boulevard
intersection.
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. Subsequently, the City of
Lodi 2010 General Plan identified consistent land use
designations for the project site and the General Plan Final
EIR, including comments and responses to comments, was
certified by the City Council on April 7, 2010.
W. Turner Rd.
W. Sargent Rd.
VAN RUITEN RANCH
W. Harney Ln.
i v E
`CW`p Z
„j W. Kettleman Ln.
Saci
W. Lodi Ave.
E. Turner Rd.
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2
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Van Ruiten Ranch
4
1.1.3 Relationship to Existing Plans
The Van Ruiten Ranch Planned Development (PD) is a
guiding document to insure a quality community and
coordinated implementation and phasing. The intent of
these guidelines is to implement the goals and policies of the
City of Lodi 2010 General Plan and create community -
specific goals and development standards unique to Van
Ruiten Ranch neighborhood.
The standards provided in this document are intended to
supplement the City of Lodi Development Code. As a
Planned Development, the Van Ruiten Ranch PD can
establish unique or more specific standards to create design
flexibility in achieving project goals. Where these Guidelines
are silent or unspecified, the Lodi Development Code shall
apply. Amendments to these Guidelines and the standards
herein are subject to administrative review and approval.
The Van Ruiten Ranch site is currently planned for
development in the City of Lodi 2010 General Plan and is
designated with a mix of uses: Low, Medium, and High
Density Residential, Public/Quasi-Public, and Open Space.
The site is zoned for Planned Development, Public Quasi
Public, and Open Space on the City of Lodi Zoning Map. The
entitlement application for the Van Ruiten Ranch project is
consistent with the policy and zoning documents in place.
1.2 COMMUNITY FRAMEWORK
The 74 -acre Van Ruiten Ranch Master Plan is a compact residential
neighborhood with a mix of residential densities. Designed as a
reflection of Lodi's historic neighborhoods, the community features
tree -line streets and architecture that relate to the surrounding
character and context. The diversity of housing types and
sophisticated palette of high quality architectural finishes provides a
vibrant streetscape. The mix of varying single-family lot sizes and
housing types encourages a diverse community with various income
levels and lifestyle options within the neighborhood. At the
confluence of Century Boulevard and Westgate Drive is a 5 -acre park
that creates a unique sense of place and provides recreation
opportunities within walking distance to residents. The design of the
Van Ruiten Ranch neighborhood will create a seamless extension of
PD STANDARDS & GUIDELINES
the surrounding established community: variety of architecture, grid of
streets (walkable), pedestrian connections, and a network of parks
and open spaces.
1.2.1 Vision & Objectives
The vision for the Van Ruiten Ranch neighborhood is to create
a new community inspired by the elements that make
traditional small towns desirable places to live: a diverse mix
of quality homes in different shapes, sizes, materials and
colors located near public spaces, schools, open spaces,
parks, and neighboring shopping opportunities—a place of
readily accessible amenities, attractive neighborhoods and a
strong sense of place throughout. This mixed use, pedestrian
friendly, compact community is expected to be a positive
addition to the City of Lodi because it is one that embraces
and implements the City's core values as expressed in the
2010 General Plan. To that end, the following objectives are
proposed for the project:
• Protect adjacent farmland and the existing urban
edge;
• Promote a mixed-use, compact development
pattern linked to regional transportation systems;
• Promote a balance of uses—housing, schools, parks
and recreation—that support a healthy community;
• Create livable, walkable, and safe environments with
a distinct community identity and sense of place;
• Encourage an efficient use of energy and resources
through sustainable design practices;
• Provide a diversity of recreational opportunities;
• Create friendly and inviting streetscapes through
landscaping and design elements that reflect a high
quality development;
• Encourage high quality architecture and urban
design;
• Provide a diversity of housing choices—streets, paths
and links to public transit; and
• Create safe and accessible links between
neighborhoods and community facilities to adjacent
shopping areas and the surrounding community.
Van Ruiten Ranch
5
1.2.2 The Plan
The Van Ruiten Ranch project proposes a variety of housing
choices in close proximity to employment and services. The
project includes approximately 288 residential units, ranging
from conventional single family homes to apartments. The
park, school, and network of sidewalks create a walkable
neighborhood with a strong sense of place.
A 15 -acre school site is located along the western edge of
the Van Ruiten Ranch neighborhood. This planned facility is
consistent with the City of Lodi 2010 General Plan. Should the
School District decide in the future not to purchase this land,
Figure 2A: PD Schematic Plan
PD STANDARDS & GUIDELINES
an alternative site plan with 65 single-family residential units
has been approved as part the entitlement application.
The PD Schematic Plan and School Site Alternative depicts
the arrangement of uses (Figure 2A & B), and Table 1
summarizes the land uses and calculates the proposed
densities.
LAND USE nisTRICTS
tow [iermrlY Rr-sx1-0s3:1
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Purls; Open Spore
Van Ruiten Ranch
6
PD STANDARDS & GUIDELINES
Figure 2B: PD Schematic Plan with School Site Alternative
LAND USE DISTRICTS
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Malum DmIree keshienIk11
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Table 1: Land Use Summary
• e ' s r c
LDR
010 General Plan /
oning Designations
LDR / LDR (PD)
Acres
(N)
31.3
Units
145
Densi
(du/ac)
5
Use
Single Family Residential
Low Density Residential
Medium Density Residential
MDR
MDR / MDR (PD)
Single Family Residential
7.0
55
8
High Density Residential
HDR
HDR / HDR (PD)
Multi -Family Residential
4.2
88
21
Public Quasi Public
RMX
PQP / PQP (PD)
School
13.8
65*
5
Open Space
P/OS
MDR / R -1A (PD)
Parks, Open Space & Detention
9.4
-
-
Roadway
8.7
Total
74.4
288/353*
7 avg./6
*Alternative site plan with 65 additional units if school site does not develop in the future.
Van Ruiten Ranch
7
Chapter 2: RESIDENTIAL USES
2.1 OVERVIEW
The purpose of the guidelines and standards for the Residential District
is to ensure a complete and high quality community, with consistency
of design and compatibility across housing types. The guidelines that
follow provide clear standards for the development of a community
that sustains a high quality of life. This section provides design
standards and criteria intended to encourage creative and unique
neighborhood solutions that enhance connectivity and create a
cohesive community that is an asset to the City and its residents.
These guidelines and standards address the following issues:
• Development Standards
• Architectural Guidelines
• Site Design
2.2 RESIDENTIAL DISTRICTS (RD)
The Van Ruiten Ranch neighborhood proposes a mix of residential
densities by creating three residential districts: low, medium, and high
density residential. These three districts have a comprehensive range
of housing options that emulate the neighborhoods of Old Lodi and
Eastside, providing homes for a diverse community. The mix of
residential densities allows for flexibility that is necessary to create
unique and innovative homes for the neighborhood. The residential
districts are organized to facilitate phasing, in an effort to support
efficient development.
The City of Lodi General Plan allows for a density range of 2 to 8
dwelling units per acre in Low -Density Residential (LDR) areas, 8 to 20
dwelling units per acre in Medium -Density Residential (MDR) areas,
and 15 to 35 dwelling units per acre in High -Density Residential (HDR)
areas. The RD Districts established herein are consistent with the
above General Plan density ranges.
PD STANDARDS & GUIDELINES
The Residential Districts will be developed in accordance with the City
of Lodi's Zoning Standards, and these PD Guidelines. The RD allows for
some non-residential uses, namely park and open space uses,
consistent with the City of Lodi Development Code.
2.3 DEVELOPMENT STANDARDS
This section offers development standards for a broad range of
housing types and lot configurations that fall within each of the three
(3) residential districts. The variety of housing and lot configurations
listed herein provides for future flexibility based on market demand
and economic conditions; although new entitlements may be
necessary to implement some housing types, the PD Standards and
Guidelines shall apply to future proposals and in most cases without
requiring a PD amendment.
The location of and juxtaposition of homes is paramount to attaining
the vision for the community. The development and dimensional
standards are a significant part of creating a pleasing streetscape
and determining the proper functioning of the home on the lot and
the relationship between homes and the surrounding environment. To
follow are standards for each of the three Residential Districts.
2.3.1 Low Density Residential (LDR)
The Low Density Residential District is envisioned to be located
on the west end of the community surrounding the school
site. This District provides a variety of single -story and two-story
homes, and is designed to seamlessly integrate with the
neighborhoods located to the North and South. The different
possible lot configurations for the LDR district are conventional
front -loaded and rear -loaded alley accessed lots.
Van Ruiten Ranch
s
Figure 3 depicts a typical front -loaded low density lot layout.
Dimensional and density standards for the LDR District are
provided in Table 2.
2.3.2 Medium Density Residential (MDR)
The Medium Density Residential District is located centrally,
with advantageous proximity to the park. Compact in nature,
homes will contribute to a vibrant streetscape within the Van
Ruiten Ranch community. These housing types are envisioned
to maintain Lodi's historically compact form, and contribute
to its small-town character. The different possible housing
types for the MDR district are:
• Front -loaded
• Alley Accessed
• Cluster Housing (I -Court, T -Court)
• Small lots, attached or detached
Figure 4A and Figure 4B depict a typical attached and
detached medium density lot configuration. Dimensional and
density standards for the MDR District are provided in Table 2.
2.3.3 High Density Residential (HDR)
The High Density Residential District is designed to increase
the variation of housing types, and accommodate for Lodi's
increasingly diverse population. These housing types are
envisioned to be located along the east side of the project
boundary. The range of high density homes possible include,
but are not limited to, the following housing types:
• Fourplexes
• Duplexes
• Halfplexes
• Cluster Housing
• Condominiums
• Apartments
• Townhomes
• Small lots, attached or detached
PD STANDARDS & GUIDELINES
Figure 5 depicts an example of the types of housing intended
for the HDR district. Dimensional and density standards for the
HDR District are provided in Table 2.
Van Ruiten Ranch
9
Figure 3: Low Density Residential Lot Typical
(Conventional Front -Loaded)
A
Figure 4A: Medium Density Residential Lot Typical (Small Lot)
A
PD STANDARDS & GUIDELINES
Figure 4B: Medium Density Residential Lot Typical (Detached)
A
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Figure 5: High Density Residential Lot Typical (Attached)
For conceptual planning purposes only. Actual lot dimensions and housing types may vary pending future submittals.
Van Ruiten Ranch
10
Table 2: Residential Dimensional Standards *
PD STANDARDS & GUIDELINES
1 Coverage Exceptions: An additional 100
square feet of accessory structure(s) may
be built on the lot as long as the maximum
lot coverage is not exceeded.
2 Side -facing garage does not front onto
public street and shall have the "to living
area" setback.
3 Projections, including roof overhangs, fire
places, bay windows, media nooks, and
architectural details, may encroach up to
2.5' into front, side, and rear setbacks, as
long as there is consistency with the
Building Code.
* Residential and Dimensional Standards
provide for future flexibility by allowing a
variety of housing and lot configurations;
entitlements may be necessary to
implement some housing types.
Van Ruiten Ranch
11
Detache
ached
Density
2 - 8 du/ac.
8 - 20 du/ac.
15 - 35 du/ac.
Minimum Lot Area (Square Feet)
5,000
3,000
N/A
N/A
Maximum Lot Coverage 1
60%
65%
65%
70%
A
Minimum Lot Width (Feet)
40
30
N/A
N/A
Minimum Lot Depth (Feet)
75
70
N/A
N/A
Minimum Lot Frontage along
Public Streets (Feet)
30
20
N/A
N/A
Minimum Front Setbacks - From Public Street (Feet) 3
B
To living area
15
10
10
10
C
To porch or entry
12.5
10
10
10
D
To garage
202
182
18 2
N/A
Minimum Front Setbacks - From Private Drive (Feet) 3
To living area
N/A
N/A
4
4
To porch or entry
N/A
N/A
4
4
To garage
N/A
N/A
4
N/A
To second story living area
N/A
N/A
2
N/A
Minimum Side Setbacks (Feet) 3
E
Interior lots
5
3
3
5
F
To public street
10
10
10
10
To open space
5
5
5
N/A
Zero lot line
5/0
4/0
4/0
4/0
Minimum Rear Setbacks (Feet) 3
G
To living area
10
10
10
5
To recessed garage
N/A
5
3
N/A
To detached garage
5
5
5
5
H
To garage from alley
5
5
5
5
1
Setback from living area to garage
5
3
N/A
N/A
Maximum Building Height
35
35
35
45
J
Minimum Distance between Buildings
6
6
6
6
Parking Standards (off-street) Dimensions
AS DEFINED IN THE LODI DEVELOPMENT CODE
Spaces required per unit
2, covered I 1, covered
PD STANDARDS & GUIDELINES
1 Coverage Exceptions: An additional 100
square feet of accessory structure(s) may
be built on the lot as long as the maximum
lot coverage is not exceeded.
2 Side -facing garage does not front onto
public street and shall have the "to living
area" setback.
3 Projections, including roof overhangs, fire
places, bay windows, media nooks, and
architectural details, may encroach up to
2.5' into front, side, and rear setbacks, as
long as there is consistency with the
Building Code.
* Residential and Dimensional Standards
provide for future flexibility by allowing a
variety of housing and lot configurations;
entitlements may be necessary to
implement some housing types.
Van Ruiten Ranch
11
2.4 ARCHITECTURAL GUIDELINES
The architectural vision for the Van Ruiten Ranch community is
inspired by the small-town character and diversity of architecture
found in Lodi's historic neighborhoods. The community proposes a
variety of architectural styles and general guidelines that encourage
variation in building forms and flexibility of design solutions. The
following architectural guidelines are formed out of a specific design
philosophy inspired by the desire of the residents to live in a safe,
comfortable, and inviting community that promotes a sense of
identity and fosters social interaction.
2.4.1 Design Philosophy
The core of the Van Ruiten Ranch community design
philosophy is the idea of balanced, liveable homes. The
community design philosophy was developed to allow for the
creation of innovative, unique homes that possess modern
amenities with traditional style. The following elements of the
design philosophy will be the framework for the community's
design aesthetic:
a. Livability
• The purpose of all design elements of the community
shall be to ensure a high quality of life for its future
residents.
• Building and floor plan design shall not only be
aesthetically pleasing, but also designed for the
express purpose of creating a relaxing and enjoyable
home.
• High quality, spacious floor plans are always
encouraged over compact plans that forgo a
balanced home in an effort to increase the quantity
of bedrooms.
• Floor plans that allow for a "bonus room" to be used
for recreation and/or leisure are encouraged.
PD STANDARDS & GUIDELINES
b. Indoor/Outdoor Integration
All homes are encouraged to maximize the
connection between the home and the surrounding
environment as the climate is part of Lodi's unique
identity.
• Integration of the outdoor environment with homes
can be achieved through the design of outdoor
kitchens and dining areas as well as through patios,
balconies, screened porches, and window design.
Van Ruiten Ranch
12
c. Quality of Design and Design Compatibility
• The high quality design of the Van Ruiten Ranch
community is crucial to its establishment of a
cohesive community identity.
• All entries into the Van Ruiten Ranch neighborhood
shall exhibit high quality design and materials that
welcomes residents and visitors.
• Enhancing the design of corner lots to reflect the
design philosophy is encouraged. Due to the high
visibility of corner lots, the community as a whole is
largely impacted by their design. The quality of
corner lot design reinforces the character of the Van
Ruiten Ranch neighborhood.
• All homes are encouraged to contain the highest
quality modern amenities that promote ease and
flexibility for the residents. Although homes have
contemporary features, a more traditional style
should be employed to allow the community to
blend well with Lodi's established communities.
2.4.2 Guidelines
The architectural guidelines are crafted to create an intimate
neighborhood with a strong sense of place and a pedestrian -
oriented streetscape. The following guidelines are provided to
create a framework within which developers, builders and
designers can have flexibility to create unique homes.
a. Form & Orientation
• Variable building and garage orientations are
encouraged along the streets to create visual
diversity and interesting streetscapes. The same
house plan, or closely similar elevation, may not be
placed on two adjacent or consecutive lots.
• Use of roof overhangs, porches, balconies, trellises,
patios, and low walls are encouraged to add interest
to the streetscape.
PD STANDARDS & GUIDELINES
b. Elevations & Projections
• All visible elevations shall be made interesting by
means of articulation of facades, varied roof lines,
window placement and shape, and variety in
exterior colors, finishes, and detailing.
Enhanced side and rear elevations shall be required
whenever those elevations face a public or private
street, park, or other public space.
Rear and side elevations must match front elevations
in terms of window treatments, roof lines and
materials
• Roof lines may be made interesting by use of gables,
hips, dormers, and roof planes that create variations
in planes.
• Roof pitch, elevation styles, and materials should be
consistent with the architectural style of the building.
c. Materials
• Use of high quality materials such as stucco, brick,
stone, and wood is encouraged.
• Accent materials may include stone veneer, painted
wood trim, and shutters.
• T-111 siding is prohibited.
• Roofing material shall be concrete tile or composition
shingle, and should be consistent with the
architectural style of the building.
d. Colors
• Color selection should match the overall
neighborhood design theme palette, and be
consistent with the building's architectural style.
• Buildings should be painted with a variety of color
palettes to provide diversity, visual interest and to
make each individual building unique.
Van Ruiten Ranch
13
PD STANDARDS & GUIDELINES
e. Garages
• Three car and tandem garages shall be encouraged
to provide maximum flexibility for future residents.
• Variety in garage configurations is encouraged to
avoid a garage -dominant streetscape.
• Garage configurations may include attached,
detached, recessed, and side -loaded.
f. Trash Storage
• All trash, recycling, and green waste containers shall
be screened from view of public streets.
2.4.3 Styles
Inspired by the architecture of Old Lodi and Eastside
neighborhoods, the homes of Van Ruiten Ranch represent
the next generation of distinctive design. Borrowing from the
heritage of the past and looking to the future, Van Ruiten
Ranch strives to create a timeless and seamless integration of
the nearby desirable neighborhoods. An array of styles will
be carefully positioned throughout the site; the styles are a
mix of historic and current design ideas.
The illustrations, photos, and graphics shown in this section are
not meant to be prescriptive. Rather, they are meant to
demonstrate typical examples of the variety of footprints,
elevations, and design elements possible while indicating
minimum architectural design characteristics that capture
the character envisioned for the neighborhood. Alternative
architectural styles are subject to administrative review and
approval.
Van Ruiten Ranch
14
a. Italian Figure 6: Italian Style Pattern Design
Italian architecture descends from a rich history of finding art
and beauty in the built form. Influenced by ancient Greek
and Roman architecture, Italian style architecture is based on
classical forms—arches, columns, domes—and strong
symmetry.
Characterized by rich texture and warm earth -tones, this
rustic, informal style embodies the elements of the design
philosophy: livability and balance of indoor/outdoor living.
The Italian architecture found in Van Ruiten Ranch is a 215'
century interpretation, combining Italian and Tuscan styles.
The following architectural elements will apply to Italian style
homes within Van Ruiten Ranch:
• Low pitched or flat roof
• Tall appearance with overhanging eaves
• Natural textures and colors
• Recessed entryways
• Arched windows and doors
• Stone and wrought iron decorative accents
• Wall materials of stucco or brick
• Tuscan columns or arcades
• Traditional or Juliette balconies
• Balanced, often symmetrical, shape
DETAILS
PD STANDARDS & GUIDELINES
COLOR & TEXTURE
Van Ruiten Ranch
15
PD STANDARDS & GUIDELINES
b. Spanish Figure 7: Spanish Style Pattern Diagram
The Spanish style of architecture developed out of a desire to
compliment the Mediterranean climate and topography. This
style emphasizes the indoor -outdoor relationship through its
use of balconies, windows, and courtyards.
The Spanish style in Van Ruiten Ranch will encompass
elements of both Spanish and Monterey architectural style.
Characterized by its two-story design with porches, tiled roofs,
and wood detailed balconies, this style emulates an open
plan to capture views of the surrounding environment, taking
full advantage of the mild climate.
The following architectural elements will apply to Spanish
homes within Van Ruiten Ranch:
• Simple massing and volumes
• Shallow and moderately pitched roof with little to no
overhang
• Flat concrete tile, "S" tile, or barrel tile roof materials
• Stucco or brick exterior
• Decorative wrought -iron accents
• Classically -inspired arched porches
• Decorative shutters with head or sill trim
• Cantilevered balconies (Monterey)
• Exposed rafter tails
• Open floor plans
DETAILS
11'41%1411111
COLOR & TEXTURE
Van Ruiten Ranch
16
c. Craftsman
The Craftsman style became part of the California vernacular
as the gold rush brought new people, cultures, and
economic success to the state. The style is best recognized for
its large front porches with square columns and a hipped or
gabled roof.
The Van Ruiten Ranch Craftsman style is a hybrid design
including elements of bungalow—both inspired by the high
quality materials and craftsmanship. The design will include
updated lines and simplified forms, while reflecting vernacular
qualities of established Lodi neighborhoods. The following
architectural elements will apply to Craftsman homes within
Van Ruiten Ranch:
• Low pitched, gabled or hipped roof
• Thick, square and/or tapered columns
• Horizontal siding detail
• Multi -pane windows
• Decorative shutters
• Brick or stone accents
• Exaggerated eaves
• Prominent and spacious front porches
• Exposed brackets
• Decorative wood shutters
DETAILS
PD STANDARDS & GUIDELINES
Figure 8: Craftsman Style Pattern Diagram
COLVK 6, ICAIUNE
r
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Van Ruiten Ranch
17
d. Farmhouse
Farmhouse architecture formed as early settlers brought
architectural themes from their old world cultures to the west.
Characteristic elements such as covered porches and
dormer windows were inspired by Cape Cod, Greek Revival,
New England Salt box architecture. Farmhouse architecture is
reflective of Lodi's agriculture
The Farmhouse style in the Van Ruiten Ranch community is a
modern take on the quintessential farmhouse, and reflective
of Lodi's the agricultural heritage. Drawing from a rich
material palette, the style provides all the warmth and
character innately found within the vernacular while
modifying its rustic roots through precise lines and forms,
resulting in a more versatile, fresh aesthetic. An appropriate
mix of the following elements shall apply to Farmhouse homes
within Van Ruiten Ranch:
• Flat tile or composition roofing material
• Gable roof forms
• Metal roof element over porch
• Stucco exterior
• Board and Batten accents
• Dormer elements
• Porch element
• Stone or Brick accents
DETAILS
PD STANDARDS & GUIDELINES
Figure 9: Farmhouse Style Pattern Diagram
COLOR & TEXTURE
Van Ruiten Ranch
18
PD STANDARDS & GUIDELINES
2.5 SITE DESIGN
2.5.1 Parking
Private parking is provided on each residential lot at a
minimum of two covered spaces per unit for the front -loaded
low and medium residential lot types and a minimum of 1.33
spaces for the high density residential lot type. Covered
parking must be a garage or carport, either attached to or
detached from the home. The minimum dimensions for a
private garage or carport is 10 -ft by 20 -ft. Driveway lengths
vary depending on unit type and shall be consistent with
Table 2, Dimensional Standards.
Public and guest parking is provided by on -street, parallel
parking consistent with the City of Lodi standard residential
street section.
2.5.2 Landscaping
On individual single-family lots, the builder shall provide front
yard landscaping and irrigation. Front yard landscaping
should consist of at least one deciduous tree a minimum of
15 -gallons in size. This will achieve a cohesive, tree -lined
pedestrian friendly realm that is inviting and visually pleasing
to residents and visitors alike.
Van Ruiten Ranch
19
Chapter 3: PARKS, OPEN SPACE & COMMUNITY FACILITIES
3.1 PARK & OPEN SPACE OVERVIEW
The Van Ruiten Ranch community provides park and open space
areas intended to create a variety of recreational opportunities, with
both active and passive spaces, to cater to a wide range of users. This
system will create a cohesive outdoor environment that complements
the surrounding neighborhood form and plays an integral role in
shaping the community as a whole. The amenities provided in the
park and open space district will enhance the educational,
recreational, and cultural life of residents and promote interaction
within the neighborhood and the surrounding Lodi community.
Three park and open space elements define the Van Ruiten Ranch
community:
• A 5 -acre neighborhood park, envisioned with a variety of
outdoor amenities for the community;
• A system of open space areas, including a detention basin,
landscaped to create prominent entry features and respite
areas throughout the community; and
• A network of sidewalks and on -street, shared bicycle lanes
that provide connection throughout the community and to
the surrounding neighborhoods.
PD STANDARDS & GUIDELINES
The parks and open space system will greatly enhance the visual
nature, quality of life, housing desirability, and the overall community
image. To follow are standards and guidelines for each of the park
and open space features.
3.1.1 Neighborhood Park
The Neighborhood Park is intended for use of all residents
within the neighborhood and the community at large. The
park should be easily accessed by the pedestrian and
bicycle circulation network from all areas within the
neighborhood.
The City currently has a parkland, open space and storm
drainage requirement goal of eight acres per thousand
persons, of which 5 acres must be constructed for park and
recreation uses only (City of Lodi 2010 General Plan). Parkland
dedication may be met through on-site dedication, payment
of a fee in lieu of dedication, or a combination of the two.
The Van Ruiten Ranch total dedication obligation is 7.2 acres
(assuming maximum build -out and school site conversion to
residential) of combined park, open space and storm
drainage. Based on the park acreage minimums defined by
General Plan Policy P -P2, the Van Ruiten Ranch
neighborhood must provide for a 5 -acre park and
recreation facility.
Van Ruiten Ranch
20
The Van Ruiten Ranch community
provides 5.0 acres of unencumbered
parkland at the confluence of Century
Boulevard and Westgate Drive. As
envisioned by the 2010 General Plan, the
Neighborhood Park within the Van Ruiten
Ranch community is the northern portion
of a larger park, shared by the future
community located to the south.
Although the park located within the
project area must be designed and
constructed as a stand-alone park, it
also must function as part of the larger
whole. Figure 10 illustrates how the
Neighborhood Park may be designed
and how the two separate facilities may
function together to become one larger,
cohesive park.
The Neighborhood Park is envisioned to
provide social gathering and respite
areas in close proximity to homes. The
park provides for the relaxation and
recreational needs of the community
and may also include more active
recreational facilities such as basketball
courts or horseshoe pits. Neighborhood
Parks provide for the aesthetic needs at
this major intersection in the community,
creating inviting and engaging
landscape features that welcome
residence and visitors to the community.
PD STANDARDS & GUIDELINES
Figure 10: Park Illustrative Plan
Basketball Court (Typ.)
Tennis Court (Typ.)
Ball Court (Typ.)
Tot tot
Picnic Area (Typ.)
Baseball Diamond
Soccer Field
For conceptual planning purposes only. Actual design and layout may vary pending future submittals.
I I I I
Van Ruiten Ranch
21
The design of the Neighborhood Park shall be consistent with
the following standards and guidelines:
• Provide a range of active and passive facilities
consistent with Table 6-3 in the City of Lodi 2010
General Plan. These park amenities may including
but not limited to, basketball court, bocce ball court,
horseshoe pit, sitting areas, picnic areas, plazas and
other gathering areas, game and event lawn,
gazebo and other garden features;
• Landscape structures, such as gazebos, arbors and
orchard -style plantings, landscaping, are
encouraged to create focus and a sense of place;
• A variety of small public plazas and gathering and
event spaces should be provided within the
Neighborhood Park;
• Pedestrian and bicycle linkages should connect
parks to the surrounding neighborhood and the
adjacent future community to the south;
• A consistent landscape palette should be employed
within the Neighborhood Park. Refer to the City's tree
ordinance and plant list for acceptable trees, shrubs
and groundcover; and
• Refer to Section 3.3 for lighting and furniture
standards.
PD STANDARDS & GUIDELINES
3.1.2 Open Space / Detention Basin
The open space network provides continuity and a consistent
backdrop to the amenities, features and built environment of
the community. Common open space areas include
landscaped buffers and detention facilities. These open
space and detention areas will be dedicated to the City;
once dedicated, maintenance of these areas will be the
responsibility of the City of Lodi.
The design of these various open space features shall be
consistent with the following standards and guidelines:
• All landscape areas should be designed and
landscaped consistent with park standards
(contained herein) as to create a cohesive outdoor
environment throughout the community;
• Provide landscaped areas adjacent to adjacent
roadways;
• Detention facilities, located along the southern
project boundary, should be attractively landscaped
and maintained as an amenity to the community.
Walking trails should be provided around these
facilities, where feasible;
• Pedestrian and bicycle linkages should connect
open spaces to surrounding parks and
neighborhoods;
• A consistent landscape palette should be employed
within open space and detention facilities. Refer to
the City's tree ordinance and plant list for
acceptable trees, shrubs and groundcover; and
• Refer to Section 3.3 for lighting and furniture
standards.
Van Ruiten Ranch
22
3.2 LANDSCAPING STANDARDS
The intent of the landscape design within each district is to provide
continuity throughout the community. Landscaping guidelines specify
standards for streetscapes and public spaces. Through the use of
deciduous and evergreen plant material, year round interest will be
given to the site with an evenly layered plant design. This layered
plant design helps to frame views and highlight special features, and
can also screen or diminish adverse views and utilities.
The streetscape within the Van Ruiten Ranch community is unified
through a consistent palette of ground cover, shrubs, and street trees.
The street trees create a canopy along all public streets to increase
aesthetics of the neighborhood while providing shade, a walkable
environment, and emulating the established historic neighborhoods of
Lodi. All street trees should be a minimum of 15 gallons in size at the
time of planting, and centered in the parkway strip or behind the
sidewalk. A mix of evergreen and deciduous trees is encouraged as
primary and accent tree options. Refer to the City's tree ordinance
and plant list for acceptable trees, shrubs and groundcover.
The landscaping of public spaces should be carefully considered to
attract visitors. Trees with a consistent canopy should be used in areas
where shade is desirable. In general, the landscaping of public
spaces should complement the other features and amenities of the
area, becoming a backdrop to pedestrian activities.
The following landscape guidelines and standards apply to the Van
Ruiten Ranch community:
• Landscaping should be used to define outdoor spaces,
softening and complementing structures, and should also be
used for utilitarian qualities;
• Provide landscaping to screen parking, loading, storage and
equipment areas;
• Provide landscaping to shade and enhance the streetscape,
parking areas, and outdoor gathering places;
PD STANDARDS & GUIDELINES
• Detention facilities should be planted to create the
appearance of natural vegetation, with careful consideration
of plant selection to ensure survival and compatibility of a
proper functioning drainage system;
• Landscaping shall be designed to meet the Water Efficient
Landscape Requirements defined by Section 17.30.070 in the
City of Lodi Development Code; and
• Where feasible and desirable, landscape strips and median
islands should be landscaped and programmed for the
treatment and conveyance of storm water run-off.
3.3 LIGHTING & FURNITURE
Lighting is an important element in the landscape and should be used
to contribute to a safe and attractive environment. Lighting is also
used to reinforce the community's overall design theme and create a
consistent sense of place by adding a common, thematic element
that is repeated along roadways, or within parks and open spaces.
Site furniture is encouraged within the parks and open space system,
both within programmed public spaces and within more passive
landscaped lots. The driving goal for the use of landscape elements is
to create enjoyable outdoor spaces and furnish comfortable
amenities for relaxation and leisure. Site furniture visible from public
streets, plazas, and pedestrian linkages should be of compatible style
and design. Fixtures and furniture may vary in style, color, and
materials from this standard design if they are used in enclosed
courtyards, or other locations where land uses require unique appeal.
The following guidelines and standard apply to lighting and site
furniture throughout the community:
• Ornamental street lights, similar to those found in historic
Lodi, shall be located along public streets;
• Exterior lighting, including in parks and open space
areas, should be architecturally integrated with the style
of the buildings and colors and materials used;
Van Ruiten Ranch
23
• Architectural lighting may be used to highlight special
features on or around the building, or to illuminate key
entrances or other areas of access;
• All lighting should utilize cut-off type fixtures to minimize
glare and visibility from adjacent areas, and should be
the appropriate size and height given the activities for
which they are designed;
• Where feasible and desirable, public landscaped areas
should employ pedestrian amenities, such as benches,
drinking fountains, lighting, and trash receptacles; and
• The design of lighting and site furniture should be
compatible throughout the community.
PD STANDARDS & GUIDELINES
3.4 ENTRIES & MONUMENTATION
Entry features and monumentation create an identity or "sense of
place" for a community. Entries provide a rhythm to the streetscape,
acting as a defining element that reinforces the overall architectural
and landscape design theme. Located at Century Boulevard and
Lower Sacramento Road, the entry feature for Van Ruiten Ranch is a
combination of plant material, hardscape elements, and signage.
(Figure 11)
The following guidelines and standards apply to entry features and
monumentation:
• Project identification signage or thematic logos may be
incorporated into pilasters or low walls;
• Street corners may incorporate hardscape elements
including enhanced paving, pilasters, walls, raised planters
and pedestrian gateways;
• Groupings of evergreen and deciduous flowering trees shall
be used to highlight each entry;
• Thematic landscaping material consistent with Section 3.2 will
set the tone for the Van Ruiten Ranch community; and
• Must not interfere with vehicular sight lines.
Van Ruiten Ranch
24
Figure 1 1: Entry Monument @ Century Boulevard
ENTRY - ELEVATION
(North & South side of Century Boulevord}
LOWER SACRAMENTO ROAD
111:40
ENTRY - PLAN
North & South side of Century Boulevard}
Accent trees
Community icon plaque
Themed accent plantings
Raised planter sign
Subdivision entry monument
(see elevation)
Low groundcover planting
Paved graundcaver
0
Y &
Q
LU
Lu
Z
W
U0
co
Accent trees
Shrub and groundcover
plantings
For conceptual planning purposes only. Actual design
and layout may vary pending future submittals.
PD STANDARDS & GUIDELINES
Van Ruiten Ranch
25
3.5 SIGNAGE
Identification signage is permitted on all entry features, within parks
and open spaces, and the recreation center. Sign text should only be
permitted to identify the Van Ruiten Ranch neighborhood or other
way -finding signs throughout the community. Entrance feature
signage is regulated by Title 17, Chapter 17.34 of the City of Lodi
Development Code, and is subject to the permitting requirements of
the City.
All sign elements should be consistent with the guidelines listed below,
subject to the provisions of the City of Lodi Development Code and
review and approval by the Planning Director:
• Signage should maintain visual consistency throughout the
community;
• Color and material options for signs should always
compliment the architectural style of the building;
• Signage should be scaled appropriately for the given
location;
• Signage text should be kept to a minimum and scaled
appropriately for placement and legibility purposes;
• Wall signs, monument signs, and low -profile freestanding signs
are encouraged;
• Signage for pedestrian and bicycle way -finding is
encouraged;
• Lighting is allowed to illuminate signage at night, but should
be designed appropriately to not create hazardous glare for
pedestrians, bicyclists, and vehicles;
• Neon signs are not permitted; and
• At the entry areas, features and monument signs are
encouraged to identify and enhance the community image,
and create a sense of arrival.
PD STANDARDS & GUIDELINES
3.6 FENCING & WALLS
Walls and fences are intended to provide screening between
adjacent uses, help to define edges of roadways, and provide
privacy and security for private property. It is anticipated that there
will be limited use of walls, except where needed for sound
attenuation and where desired for entry features or for screening
unsightly elements, such as trash areas. The material and design for
the walls and fencing may vary throughout the community,
depending on the need and the location. Masonry, wood, and
wrought iron fences are permitted in the Van Ruiten Ranch
neighborhood. (Figure 12)
The following wall and fencing standards apply to the Van Ruiten
Ranch community:
• Walls and fences will not be permitted if they aren't deemed
necessary for specific screening, gateway, aesthetic, security,
or noise attenuation purposes;
• Tall walls and fences are discouraged along internal
roadways, as they diminish the street scene;
• Walls and fences, used at property frontages or for screening,
should be designed as an extension of the building's
architecture;
• Where long expanses of wall or fence are unavoidable,
articulation in the form of wall offsets or landscaping should
be implemented; and
• Where security fencing is required, a combination of solid and
open grill work is encouraged. Barged or razor wire fences
are prohibited.
Van Ruiten Ranch
26
Figure 12: Fence & Wall Design
Pilaster with stucco
and concrete cap
Masonry Soundwall Design
Decorative pilaster
Low residential wall
with cap
Low Residential Wall Design
PD STANDARDS & GUIDELINES
Pilaster with stucco
and concrete cap
Enhanced Wood Fence Design
Standard Wood Fence Design
For conceptual planning purposes only. Actual design and layout may vary pending future submittals.
—7/— a_
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Van Ruiten Ranch
27
3.7 COMMUNITY FACILITIES
Community facilities and services are necessary to serve the future
population of the Van Ruiten Ranch neighborhood. This planned
development will place new demands on City services, such as
schools, fire and police protection, and other cultural facilities. To
follow is a general description of the availability of these community
facilities and a general indication of how these facilities may be
affected by the Van Ruiten Ranch neighborhood.
3.7.1 Schools
The Van Ruiten Ranch community is located within the Lodi
Unified School District (LUSD). The development will contribute
to growth -related demands for new schools within the District.
Build -out of the neighborhood is expected to generate
approximately 72 elementary school students, 20 middle
school students, and 40 high school students (based on 289
residential homes).
Van Ruiten Ranch provides a 15 -acre site for a new K-8
school, consistent with the City of Lodi 2010 General Plan and
LUSD plans.
3.7.2 Fire Protection
Fire protection services for the Van Ruiten Ranch community
are currently provided by the Lodi Fire Department. Fire
Station 3 is located in the southwest section of town and
would serve the The Van Ruiten neighborhood.
As of 2008, the Fire Department had 59 personnel, including
51 firefighters, company officers, or battalion chiefs. The City
of Lodi has an Insurance Service Office (ISO) rating of Class 3.
A Class 3 ISO rating indicates that the Fire Department is
strategically placed throughout the City, and has adequate
personnel, equipment, and expertise to serve the current
population. The department met the National Fire Protection
Association's response time criteria of 6 minutes for 90% of
calls. (City of Lodi 2010 General Plan)
PD STANDARDS & GUIDELINES
As Lodi grows, fire capacity will have to be regularly
evaluated to ensure sufficient personnel and appropriate
location of stations in order to maintain acceptable levels of
service.
3.7.3 Police Protection
Police protection is provided by the Lodi Police Department.
As of 2008, the Police Department had 118 full-time
employees and 120 volunteers, with 78 sworn officers. (City of
Lodi 2010 General Plan)
As Lodi grows, police capacity will have to be regularly
evaluated to ensure sufficient personnel and appropriate
location of stations in order to maintain acceptable levels of
service.
3.7.4 Cultural Facilities
There are no current, or planned, cultural facilities located
within the Van Ruiten Ranch neighborhood.
Van Ruiten Ranch
28
Chapter 4: TRANSPORTATION
4.1 TRANSPORTATION NETWORK
The Transportation Network is designed to provide for the efficient
movement of goods and people, allowing for several modes of
transportation including automobile, bicycle, and pedestrian.
Circulation in Van Ruiten Ranch provides additional roadway, bicycle,
and pedestrian linkages between the site and the surrounding
neighborhoods, improving connectivity within this portion of the City.
Figure 13: Circulation Network Diagram
PD STANDARDS & GUIDELINES
The Transportation Network is designed with a well-connected
hierarchy of travel modes, allowing for efficient flow of vehicular
traffic while encouraging and facilitating walking, biking, and other
alternatives to single -occupancy vehicles. Streets are designed as a
modified grid to keep with the character of Lodi's urban area. This
chapter provides the requirements and guidelines for roadways,
bikeways, and walkways. (Figure 13)
� UIII I m
F
unman.
1_..
IInIlniIIIIIIIIIynlrn y ,....url+Inuurlllrtlr!.
i
FACILITY TYPES
(kw II &krrrtrr 3'Sieirnoli
IIIIPS CZ?Sa III P►ewliy l N. 9tlCw4k
Cams III BikeNoy / a' Sale uak
Van Ruiten Ranch
29
4.1.1 Vehicular Circulation
The vehicular circulation network is designed to effectively
link the entire community in a modified grid pattern that
provides for multiple points of access to disperse automobile
traffic and decrease potential congestion. Connections with
existing roads and future extensions of existing roads allow for
efficient access to local and regional locations. Points of entry
from connector roads have been located to disperse traffic
without inhibiting the efficient flow and functioning of major
roads. Refer to Section 3.2 for more detailed information
regarding landscaping and plant selection along public
roadways.
The proposed facilities include the following:
Lower Sacramento Road forms the eastern boundary of the
neighborhood. The General Plan proposes to widen this
roadway to a 6 -lane arterial to accommodate future
development in the area. Funding of improvements to Lower
Sacramento Road will be the responsibility of the City.
Century Boulevard is an extension of an existing roadway,
providing access to the project from the east. As the primary
entry to the neighborhood, Century Boulevard is envisioned
to have entry monumentation at the intersection of Lower
Sacramento Road. Within the community, Century Boulevard
is a minor collector street that includes a 6' on -street, striped
bicycle lane and a detached 5' pedestrian sidewalk. Parking
is prohibited on Century Boulevard at the project entry, and is
limited to the north side of the street adjacent to the school.
(Figure 14)
PD STANDARDS & GUIDELINES
Westgate Drive provides access to the project from the north
end of the community and terminates at the Neighborhood
Park and Century Boulevard. Westgate Drive is designed as a
minor collector street with a 6' on -street, striped bicycle lane
and a 5'detached sidewalk. Parking is prohibited on both
sides of the roadway. (Figure 15)
Blossom Drive provides access from Century Boulevard to the
future development located to the south. Blossom Drive is
designed as a minor collector street with a 6' on -street,
striped bicycle lane, parking along both sides of the street,
and a 5'detached sidewalk. (Figure 15)
Van Ruiten Drive is a minor collector street providing
secondary north -south access through the site, connecting to
future developments located north and south of the
neighborhood. Van Ruiten Drive is designed with parking on
both sides and an attached 5' sidewalk. (Figure 16)
Local Residential Streets form a modified grid pattern within
the Van Ruiten Ranch community. The neighborhood utilizes
both a City of Lodi standard residential street section and a
minor residential street section. Both of these facilities provide
a parkway strip and detached 4' sidewalk. Street trees and
other landscaping are paramount to the success of the
streetscape program. (Figure 16)
Van Ruiten Ranch
30
Figure 14: Century Boulevard Street Sections
MEANDERING SIDEWALK
SCHOOL
PD STANDARDS & GUIDELINES
MEANDERING SIDEWALK
8' MASONRY WALL
S.W.5.5' BIKE14'
LANE/ 1 TRAVEL ! TRAVEL 1 BIKE
PARKING LANE LANE LANE
44'
15'
67'
R/W
CENTURY BOULEVARD
(WEST LIMIT OF PROJECT TO VAN RUITEN WAY)
R/W
15'
7/7/ ////i///////////////
/////// ////
14'
12'
12'
14'
/ BIKE LANE/ ( TRAVEL 1' TRAVEL 1' BIKE LANE/
PARKING LANE LANE PARKING
52'
15'
82'
R/W
CENTURY BOULEVARD
(VAN RUITEN DRIVE TO HIBISCUS WAY)
R/W
MEANDERING SIDEWALK
OPEN SPACE/
BASIN/PARK
Van Ruiten Ranch
31
Figure 15: Westgate Drive & Blossom Drive Street Sections
MEANDERING SIDEWALK
8' MASONRY WALL
PD STANDARDS & GUIDELINES
MEANDERING SIDEWALK
8' MASONRY WALL
15'
6' 1 16' 1 16' 1 6'
BIKE 1 TRAVEL 1 TRAVEL 1 BIKE
LANE LANE LANE LANE
44'
15'
1
74'
1
R/W
WESTGATE DRIVE
PARK
RW
MEANDERING SIDEWALK
5.5 14'
10.5' 1 10.5'
14'
S.W. BIKE LANE/ 1 TRAVEL 1 TRAVEL 1 BIKE LANE/
PARKING LANE LANE PARKING
49'
1
65'
R/W
BLOSSOM DRIVE
(SOUTH OF CENTURY BLVD.)
R/W
Van Ruiten Ranch
32
Figure 16: Van Ruiten Drive & Residential Street Sections
PD STANDARDS & GUIDELINES
5.5'
S.W.
8'
8'
PRKG.
LANE
14' 14'
TRAVEL / TRAVEL
LANE LANE
44'
8'
PRKG.
LANE
5.5'
S.W.
8'
60'
R/W
VAN RUITEN DRIVE
4'
6'
S.V, L.S.
10'
17.5'
17.5'
TRAVEL
LANE
35'
TRAVEL
LANE
6'
4'
L.S. �.4✓
10'
55'
R/W
PRIMROSE DRIVE
R/W
R/W
4' 6'
15'
15'
6'
4'
S.4V L.S.
10'
TRAVEL
LANE
30'
TRAVEL
LANE
L.S.
10'
50'
R/W
INTERIOR STREET
R/W
Van Ruiten Ranch
33
4.1 .2 Bicycle & Pedestrian Circulation
A comprehensive system of bikeways and pedestrian
walkways are provided throughout the Van Ruiten Ranch
community. These facilities allow for convenient access within
and to adjacent neighborhoods, thereby encouraging
cycling and walking as an alternative mode of transportation.
The Bikeway System for Van Ruiten Ranch is comprised of
both Class II and Class III facilities. The Class II Bikeway on -
street facility with a dedicated, striped travel lane is provided
along Century Boulevard, Westgate Drive, and Blossom Drive
south of Century Boulevard. This type of facility is provided on
Century Boulevard, Westgate Drive, and Blossom Drive,
consistent with the Bicycle Network envisioned by the City of
Lodi 2010 General Plan. A Class III Bikeway facility is provided
along Van Ruiten Drive.
The pedestrian circulation system is a network of sidewalks
along all public rights-of-way within the community. A 5 -foot
sidewalk is provided along the park and school; a minimum 4 -
foot sidewalk is provided on all local residential roads. This
comprehensive network of pedestrian walkways will
encourage walking to school, and allows convenient
connections to the park and open space features within the
community, as well as to other nearby destinations.
PD STANDARDS & GUIDELINES
4.2 MULTI -MODAL GUIDELINES
The Multi -Modal Guidelines outline standards which preserve the
connectivity and safety of the Transportation Network, while
enhancing the quality of the neighborhood and its aesthetic
distinctiveness, as well as bicycle and pedestrian friendliness. To
follow are guidelines and standards for community streets and trails
within the Van Ruiten Ranch neighborhood:
• Community streets should imbue a strong sense of place
and establish a unique and distinctive neighborhood
character;
• Community streets should be designed for the safety of
all users;
• Encourage a multi -modal community through the design
of streets and trails that accommodate safe movement
of vehicles, bicycles, and pedestrians;
• Streets should be designed on a modified grid to create
maximum internal connection, encouraging an open
and accessible network to improve the distribution of
traffic throughout the Transportation Network;
• Multiple points of access through the community is
encouraged, to maximize the number of streets that
carry traffic and the distribution of traffic loads from each
development area;
• Sidewalks and other off-street pedestrian linkages should
be provided;
• On -street bicycle paths should be provided, creating
connections to the surrounding neighborhoods;
• A consistent landscape palette should be employed on
community streets; and
• Coordinated street lights and street furniture (Section 3.3)
should be implemented to create an attractive and
inviting streetscape environment.
Van Ruiten Ranch
34
Chapter 5: IMPLEMENTATION & PHASING
5.1 PHASING
Development of the Van Ruiten Ranch community is expected to
occur in phases to enable the developer to respond to market
demand and to assure that the infrastructure is adequate to support
the project. Construction of off-site and on-site infrastructure shall be
phased in accordance with the Van Ruiten Ranch phasing plan and
Conditions of Approval. Provisions for construction of roadways to
Figure 17: Phasing Plan
PD STANDARDS & GUIDELINES
provide access to the development and the extension of necessary
utilities and infrastructure such as roadways, water, sanitary sewer and
storm drain facilities will be necessary in early phases of development.
The Phasing Plan represents a logical estimate of the order in which
areas will develop. Actual sequence of phasing may vary, and may
be further delineated into sub -phases as determined by economic
and market conditions. (Figure 17)
Van Ruiten Ranch
35
5.2 FUTURE DEVELOPMENT APPLICATIONS 5.3 PD GUIDELINES AMENDMENTS
The Planned Development (PD) standards and guidelines provided
herein apply to all future development applications. Subsequent to
the approval of the Van Ruiten Ranch PD, individual project
applications will be reviewed to determine consistency with this
document and other regulatory documents.
Specific applications for individual residential tracts within the project
shall be processed as follows: (1) The Planning Director shall review,
and has the ability to approve, each individual application for
consistency with the Van Ruiten Ranch PD Guidelines contained
herein. Zoning, use and design standards shall be applied to each
proposal to ensure consistency with the overall character envisioned
for the PD; (2) if an application fails to meet the standards established
in the Van Ruiten Ranch PD Guidelines, the application shall be
processed at the Planning Commission level.
This protocol is intended to facilitate streamlined application
processing for proposals consistent with the Van Ruiten Ranch PD
Guidelines. It also permits flexibility and Planning Commission oversight
for non-traditional proposals, and proposals determined to
substantially deviate from the standards prescribed in both
documents.
5.2.1 Design Review
These Guidelines implement the goals and policies of the City
of Lodi 2010 General Plan while creating specific community
goals and development standards unique to this project. The
City of Lodi will use the standards established in these
guidelines to review subsequent development proposals
within the Van Ruiten Ranch community. Following approval
of these guidelines, all development, including tentative and
final maps, land use activity and maintenance plans must
comply with the Van Ruiten Ranch PD Guidelines.
Amendments to these Guidelines and the standards herein
are subject to administrative review and approval.
PD STANDARDS & GUIDELINES
The procedures for development under, as well as amendments to,
the PD Guidelines are set forth in the City of Lodi Municipal Code, Title
17, Chapter 17.28 Overlay Zoning District.
Van Ruiten Ranch
36
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: December 14, 2016
APPLICATION NO: Subdivision Application: 2016-29 S
Growth Management Allocation: 2016-29 GM
REQUEST: Request for Planning Commission approval of:
a) Growth Management Allocation for 67 Low Density Residential Lots; and
b) A Vested Subdivision Map for the Villa Fiore Ranch Subdivision, a 13.7
acre, 67 unit subdivision; and
c) Adopt Development Standards for the subdivision known as Villa Fiore /
Van Ruiten Ranch Subdivision located within Planned Development 41
Zoning District.
(Applicant: Sunset Tartesso, LLC / Elliot Homes; File #'s 2016-29 S and
2016-29 GM; CEQA Status: Project Environmental Impact Report, State
Clearinghouse No. 2005092096, Certified on March 21, 2007)
LOCATION: Lower Sacramento Road / Century Boulevard
APN: 058-030-17
Lodi, CA 95240
APPLICANT:
Sunset Tartesso, LLC
Elliot Homes
Mr. Price Walker
340 Palladio Parkway #521
Folsom, CA 95630
PROPERTY OWNER: Sunset Tartesso, LLC
Elliot Homes
Mr. Price Walker
340 Palladio Parkway #521
Folsom, CA 95630
RECOMMENDATION
Staff recommends that the Planning Commission recommend to the City Council approval of the
request of Sunset Tartesso, LLC / Elliot Homes for 67 growth management allocations and a vesting
subdivision map for the proposed Villa Fiore / Van Ruiten Ranch Subdivision to be located at Lower
Sacramento Road / Century Blvd., subject to conditions in the attached resolution.
PROJECT/AREA DESCRIPTION
General Plan Designation: Public / Quasi Public — holding place for potential school site
Zoning Designation: Planned Development 41 (PD -41)
Property Size: 13.7 acres
1
The adjacent zoning and land use characteristics:
SUMMARY
The proposed vesting subdivision map seeks to create 67 single family lots. The proposed use is
consistent with the General Plan and Zoning designations. The project is accessed of the Century
Boulevard extension with access points to the north and south. (Attachment A)
BACKGROUND
The project site was annexed into the City of Lodi as part of the Southwest Gateway area. The City
of Lodi certified the project EIR, State Clearinghouse No. 2005092096, on March 21, 2006. The
Project EIR was prepared as a program -level EIR, pursuant to Section 15168 of the CEQA
Guidelines (Title 14, California Code of Regulations, Sections 15000 et seq.).
Subsequently, the City of Lodi adopted the Lodi General Plan in April 2010. This land use document
utilizes the same land use designations as the previous annexation documents. The Lodi
Zoning/Development Code was adopted in March 2013.
On June 17, 2013, Bennett Homes submitted an application for the Van Ruiten Ranch Subdivision
project, which included a Vesting Tentative Subdivision Map and review of the development
standards for the Planned Development Unit. The Planning Commission approved this project on
April 9, 2014. (Attachment B)
As part of the approved Van Ruiten Ranch project, a 13.7 acre school site was identified and was
consistent with the request of the Lodi Unified School District and the facilities master plan at the
time.
Subsequently, the school district updated the facilities master plan and determined that a school site
was not necessary in the Van Ruiten subdivision or the entire Southwest Gateway area.
The applicant has proposed to subdivide the former school site into residential lots, consistent with
the surrounding development. The Planned Development Guidelines from 2014 provided a detail of
what the school site would look like if it was lotted for single family development. The project is
essentially an in -fill project within an approved subdivision. (Attachment C, D and E)
ANALYSIS
Existing Conditions: The applicant has removed the previous vineyard / grapevine and completed
some mass grading along with backbone infrastructure for roads, waterlines, storm water and sewer
lines.
Vesting Subdivision Map: The proposed Vesting Tentative Map would subdivide the project parcel
into 67 low density residential single-family lots and associated public roadways.
The applicant has requested the vesting map in order to protect against potential future changes in
policy and design requirements by the state or other agencies. The applicant has provided a letter
2
ADJACENT ZONING
DESIGNATIONS AND LAND
ZONING CLASSIFICATION
USES
EXISTING LAND
USE
GENERAL PLAN
North
Low Density Residential,
Planned Development 41 (PD -41)
Vacant Land
South
Low Density Residential
Planned Development 41 (PD -41)
Vacant Land
East
Low Density Residential
Planned Development 41 (PD -41)
Vacant Land
West
San Joaquin County
San Joaquin County
Agricultural use
SUMMARY
The proposed vesting subdivision map seeks to create 67 single family lots. The proposed use is
consistent with the General Plan and Zoning designations. The project is accessed of the Century
Boulevard extension with access points to the north and south. (Attachment A)
BACKGROUND
The project site was annexed into the City of Lodi as part of the Southwest Gateway area. The City
of Lodi certified the project EIR, State Clearinghouse No. 2005092096, on March 21, 2006. The
Project EIR was prepared as a program -level EIR, pursuant to Section 15168 of the CEQA
Guidelines (Title 14, California Code of Regulations, Sections 15000 et seq.).
Subsequently, the City of Lodi adopted the Lodi General Plan in April 2010. This land use document
utilizes the same land use designations as the previous annexation documents. The Lodi
Zoning/Development Code was adopted in March 2013.
On June 17, 2013, Bennett Homes submitted an application for the Van Ruiten Ranch Subdivision
project, which included a Vesting Tentative Subdivision Map and review of the development
standards for the Planned Development Unit. The Planning Commission approved this project on
April 9, 2014. (Attachment B)
As part of the approved Van Ruiten Ranch project, a 13.7 acre school site was identified and was
consistent with the request of the Lodi Unified School District and the facilities master plan at the
time.
Subsequently, the school district updated the facilities master plan and determined that a school site
was not necessary in the Van Ruiten subdivision or the entire Southwest Gateway area.
The applicant has proposed to subdivide the former school site into residential lots, consistent with
the surrounding development. The Planned Development Guidelines from 2014 provided a detail of
what the school site would look like if it was lotted for single family development. The project is
essentially an in -fill project within an approved subdivision. (Attachment C, D and E)
ANALYSIS
Existing Conditions: The applicant has removed the previous vineyard / grapevine and completed
some mass grading along with backbone infrastructure for roads, waterlines, storm water and sewer
lines.
Vesting Subdivision Map: The proposed Vesting Tentative Map would subdivide the project parcel
into 67 low density residential single-family lots and associated public roadways.
The applicant has requested the vesting map in order to protect against potential future changes in
policy and design requirements by the state or other agencies. The applicant has provided a letter
2
(Attachment C), requesting the vesting protection, but also agreeing to pay whatever development
fees are in place at the time of building permit review. Staff supports this request and recommends
approval.
The Planning Commission is empowered to review the vesting tentative map and recommend
approval or denial of the vesting map to the City Council. If the Commission approves, a Final Map
for a subdivision of five or more parcels must be prepared, filed, processed and recorded as set forth
in Chapter 17.54 (Parcel Maps and Final Maps), to complete the subdivision. The City Council has a
final say on the approval or disapproval of the vesting tentative map.
In accordance with Lodi Municipal Code Section, 17.52.130, an approved Vesting 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).
Access and Circulation: The project is accessed by the extension of Century Boulevard with access
points to the north and south consistent with land use diagrams in the General Plan. The overall
circulation pattern anticipates development to the north, south and west. Streets have detached
sidewalks to create a tree canopy consistent with historical Lodi residential areas.
General Plan Compliance: The project site is designated public — quasi public in the general plan
and was identified as a place holder for a potential K- 6 school. The school district has identified that
this school is no longer needed. The applicant is proposing to subdivide the property consistent with
the surrounding area.
Zoning Compliance: The project site is zoned Planned Development 41 (PD -41). 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 land uses areas; low density, medium density and high density.
The project provides for a wide range of housing options for the community.
Planned Development Guidelines: The applicant prepared the Van Ruiten Ranch Planned
Development Standards and Guidelines. 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.
In addition, the subdivision is expected to allow custom homes and other builders to build homes at
the project site, which will add architectural variations. Staff believes that the proposed design will
provide not only an attractive streetscape, but interesting views from neighboring property owners as
well.
The project also includes a preliminary landscape plan that generally places one large street tree in
each front yard among other accent landscaping including various shrubs, ground cover and lawn.
The landscaping plan would have to comply with the requirements of the Lodi Municipal Code
Section 17.03.070 which regulate landscape water efficiency.
Growth Management Compliance:
The applicant is requesting 67 Low Density Residential Units Allocations to construct the full project.
3
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 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
Total Available for 2012
Available Allocations
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)
TOTAL
1,122
4,674
125
448
1,247
5,122
4
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
2013
Total Allocated in
2013 (Rose Gate)
2%Allocations
for 2014
Total Available
for 2014
Low (0.1-7)
3,192
- 232 (2960)
199
3,159
Medium (7.1-20)
683
- 0 (683)
127
810
High (20.1-30)
1,247
- 0 (1,247)
127
1,374
TOTAL
5,122
4,890
453
5,343
Table C identifies the 2014 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table C: Growth Management Allocation for 2014
Density
Available Allocations
Total Allocation for
Available Van Ruiten
for2014 Ranch
Allocation for Remaining
Reynolds Allocations for
Ranch 1 2014
Total
Remaining
for2014
Low (0.1-7)
3,159 145 0 145 — 199 (54)
3,014
Medium (7.1-20)
810 55 227 282 — 127 (-155)
528
High (20.1-30)
1,374 88
330
418 — 127 (-291)
956
TOTAL
5,343 288
557
- 392
4,498
Table D identifies the 2015 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table D: Growth Management Allocation for 2015
Density
Available Allocations
Total 2%Allocations
Remaining for 2015
for 2014
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)
High (20.1-30)
TOTAL
528
956
4,498
125
125
447
653
1081
4,945
0
0
4,923
653
1081
4,923
5
Table E identifies the 2016 Total Allocations, the requested Allocations for projects, and the
remaining overall Allocations.
Table E: Growth Management Allocation for 2016
Density
Available Allocations
2%
Allocations
for 2016
Total
Available
for 2016
Garfield
Camper
- Sac
Harvest
Crossing
Rose
Gate II
Villa
Fiore
Total
Remaining
for 2016
Low
(0.1-7)
195
3,384
777
1205
5,366
6
0
0
5,360
0
28
0
5,332
0
42
0
5,290
250
95
180
4,765
67
0
0
4,698
3,061
Medium
(7.1-20)
124
612
High
(20.1-30)
124
1,025
TOTAL
443
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.
Staff recommends approval of the growth allocations requested.
Conclusion
Staff sent a copy of the application to various City departments for review and comment. Their
comments and requirements have been incorporated into the attached resolution. Staff believes that
the Commission can make the findings in order to approve the proposed project, subject to
conditions outlined in the attached resolution. The proposed vesting tentative map, as described in
the code compliance sections above, is consistent with the current General Plan (2010).
The proposed exclusively residential development aligns with the residential land use designations
and densities assigned to site in the current General Plan. The site for the proposed subdivision is
suitable for the density and type of development proposed in that it is a flat piece of land. Also the
design of the subdivision and type of improvements would not conflict with easements, acquired by
the public at large, for access through or use of the property within the proposed subdivision in that
there are no existing public access easements on the site. Further, as stated in the code compliance
sections above, the applicant has proposed development standards for this subdivision that are
consistent with the historical development of the City.
ENVIRONMENTAL ASSESSMENT
The project is subject to the requirements of the California Environmental Quality Act (CEQA). All
potentially significant environmental impacts were publicly disclosed and made available for
comment via Lodi Annexation Environmental Impact Report, State Clearinghouse No. 2005092096,
6
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.
Subsequently, 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, Public / Quasi Public holding
site.
PUBLIC HEARING NOTICE:
Legal Notice for the Subdivision Map was published in the Lodi News Sentinel on Saturday,
December 3 2016. Six (6) public hearing notices were sent to all property owners of record within a
300 -foot radius of the project site as required by California State Law §65091 (a) 3. Public notice
also was mailed to interested parties who had expressed their interest of the project.
RECOMMENDED MOTIONS
Should the Planning Commission agree with staff's recommendation, the following motions are
suggested:
1. "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 15153.
The project is consistent with the findings of the previous environmental documents prepared for
the Villa Fiore development and recommend the City Council approve the requested growth
allocation for 67 low density lots and vesting tentative subdivision map, the vesting would not
prevent increases in development impact fees."
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
Stephen Schwabauer
Community Development Director
ATTACHMENTS:
A. Vicinity / Aerial Map
B. Van Ruiten Ranch Vesting Subdivision Map
C. Letter requesting vesting map and to pay City fees
D. Villa Fiore Vesting Subdivision Map
E. Planned Development Standards
F. Draft Resolution
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RESOLUTION NO. 16-29
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING
THE REQUEST OF SUNSET TARTESSO, LLC / ELLIOT HOMES FOR APPROVAL OF VESTED
SUBDIVISION MAP FOR VILLA FIORE SUBDIVISION, A 14 -ACRE, 67 UNIT SUBDIVISION AND
67 GROWTH MANAGEMENT ALLOCATION REQUEST AT LOWER SACRAMENTO ROAD AND
CENTURY BLVD.
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed public
hearing, as required by law, on the requested Vested Subdivision application, in
accordance with the Lodi Municipal Code, Section 17.74; and
WHEREAS, the project site is located at Lower Sacramento Road / Century Boulevard, Lodi, CA
95240 (APN: 058-030-17); and
WHEREAS, the applicant is Sunset Tartesso, LLC / Elliot Homes, Mr. Price Walker, 340 Palladio
Parkway #521, Folsom, CA 95630; and
WHEREAS, the applicant's agent is Sunset Tartesso, LLC / Elliot Homes, Mr. Price Walker, 340
Palladio Parkway #521, Folsom, CA 95630; and
WHEREAS, the project properties owners of record are Sunset Tartesso, LLC / Elliot Homes, Mr.
Price Walker, 340 Palladio Parkway #521, Folsom, CA 95630; and
WHEREAS, the applicant, Sunset Tartesso, LLC / Elliot Homes, has filed the "Villa Fiore" Vested
Subdivision Map and Growth Management Application with the City of Lodi; and
WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010,
approved the land use designation as Public / Quasi Public — school holding site, for
the project site; and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013,
granted Planned Development Zone P -D(41), to allow Low Density Residential,
Medium Density Residential, High Density Residential, Public / Quasi Public and Open
Space for the project area; 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 annexation of the project site; 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 City Council by Resolution No. 2010-41, which became effective on April 7, 2010,
certified an Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, for the City of Lodi General Plan; and
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, is kept on file for public review within the Community Development
Department by the Community Development Director at 221 West Pine Street, Lodi,
CA; and
WHEREAS, the Lodi Unified School District identified this site as a potential school site during the
General Plan process. In June of 2016 the school district released this site as a
potential school location; and
WHEREAS, the Vested Subdivision Map contains 14 acres, 67 -single family residential lots, and is
located at Lower Sacramento Road / Century Boulevard and is consistent with the
density ranges of the General Plan; and
1
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
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 and no significant
environmental issues or concerns were identified through the Initial Study prepared for this
development.
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 vested subdivision is conditioned to construct public street improvements thereby insuring
that an adequate Level of Service is maintained on the roadways within the area.
8. 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, 2007, 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 vested subdivision map allows for the orderly growth of Lodi in that the Land Use and
Growth Management Element allows for the development of Low Density Residential, on the
project site.
11. Said Vested 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 Vested Subdivision Map, associated
2
Development Standards for the Villa Fiore / Van Ruiten Ranch Subdivision, and award Sunset
Tartesso, LLC / Elliot Homes 67 low density growth management allocation units, subject to the
following development conditions and standards:
1. The property owner and/or developer and/or successors in interest and management shall, at
their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers,
directors and employees, from and against all claims, actions, damages, losses, or expenses of
every type and description, including but not limited to payment of attorneys' fees and costs, by
reason of, or arising out of, this development approval. The obligation to defend, indemnify and
hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside,
void or annul this development approval on any grounds whatsoever. The City of Lodi shall
promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully
in the defense.
2. This recommendation for approval by the Planning Commission shall not constitute an
authorization to begin any construction.
3. The developer shall comply with all the applicable requirements of the City's Community
Development Department including Planning and Building Divisions; Public Works, Fire and
Electric Utility Departments; and all other applicable local, state and federal agencies. It is the
responsibility of the applicant to check with each agency for requirements that may pertain to the
project.
4. The Vesting 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 Vesting Tentative Map, as
conditioned, and that any future development shall be consistent with applicable sections of the
Municipal Code.
6. The developer shall install, on each residence, minimum four-inch high block style numbers for
address identification. The numbers shall be in color that is contrasting to the background
surface to which they are adhered and shall be readily visible from the street during the day and
night. The construction drawings for the house plans shall identify the location of the address
boxes or numbers on the house fagades, along with a detail or keynote that describes how the
house numbers will be illuminated or made identifiable from the street.
7. The developer shall submit detailed landscape and irrigation plans (concurrently with the
improvement plans) for the review and approval of the Parks & Recreation Department. The
landscape plan shall include, in addition to normal landscape and irrigation details, screening of
any above ground utility vaults and anti-siphon water valves.
8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as
determined by the City Engineer. Final locations and the number of such facilities shall be
determined at the time the improvement plans are reviewed.
9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading plan
and a detailed fencing/wall plan shall be submitted with the improvement plans for each phase of
development. The design, height, and location of walls shall be subject to approval of the
Community Development Director prior to approval of improvement plans. Where fencing is
adjacent to public parks and/or trails, plans shall be approved by the Recreation Commission at
the time of park plan approval. When the adjacent area is sloped, the fence/wall design shall
include a 4' bench (sloped no more than 2%) along the fence/wall for maintenance purposes, as
determined by the Parks and Recreation and Cultural Services Department.
10. 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.
3
11. 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).
12. 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 14 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 14 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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
4
for all necessary activities, applications, documentation and costs to amend floodplain maps for
their development.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. No variance from any City of Lodi adopted code, policy or specification is granted or implied by
this approval.
CDD — Planning
26. The Developer shall notify all purchasers of homes or lots, either through the Department of Real
Estate Subdivision Report or, if there is no Subdivision Report, through a statement signed by
each buyer and submitted to the City, that the this subdivision is adjacent to an agricultural area,
and as such, there are ground and aerial applications of chemicals, and early morning/night time
farming operations which may create noise and dust, etc. In addition, all purchasers of homes or
lots shall be made aware of the future possibility of oil and gas well exploration on surrounding
and adjacent properties and that farm animals may be kept on adjacent properties that may be
outside the City limits. The wording and format for notifying home buyers of this information is
subject to approval by the Community Development Director.
27. The Van Ruiten Ranch / Villa Fiore 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 on 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.
28. The City places a high value on quality design and materials in the construction of fencing and
buffers for developments. Fencing is an integral design feature in residential developments and
defines property ownership and boundaries. The City expects quality materials that will last and
5
maintain an appealing aesthetic within neighborhoods. This includes metal or pressure treated
posts for fencing.
29. Although the project includes a Vesting Map approval, the applicant has agreed to pay the
current development impact fees in place at time of building permit approval and occupancy.
The vesting protects against any new fee categories.
City of Lodi Fire Department
30. The developer shall comply with all applicable requirements of the California Fire Code and the
adopted policies of the City of Lodi.
31. 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)
32. 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.
33. The developer shall install on-site and/or boundary water mains, fire hydrants and related
services. Hydrants shall adhere to the City's standard details, with their location determined by
the Fire District and City Engineer, and shall be installed and in service prior to any combustible
construction on the site. Public fire hydrant spacing and distribution shall be determined as
follows:
a. At 300 feet spacing in high density, commercial, industrial zoning or high-value areas;
b. At 500 feet spacing in low density residential areas;
c. At 1000 feet spacing in residential reverse frontage;
d. A fire hydrant shall be located within 200 feet of the radius point of all cul-de-sacs;
e. Hydrants shall be required on both sides of the street whenever one or more of the
following conditions exist:
i. Streets have median center dividers that make access to hydrants difficult, cause
time delays, or create undue hazards or both;
ii. On major arterials where there is more than four lanes of traffic;
iii. Width of street in excess of 88 feet;
iv. The existing street being widened or having a raised median center divider in the
future pursuant to the General Plan Roadway Improvement Plans for the City of Lodi.
34. 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 map filing unless noted otherwise:
35. Engineering and preparation of improvement plans and estimate are required per City Public
Improvement Design Standards for all public improvements prior to final map filing. Plan
submittal to include:
a) Approved tentative map, signed by the Community Development Director.
b) Storm drainage facilities shall conform to the Multi -Agency Post- Construction Stormwater
Standards Manual (PCSP) as adopted by City Council on November 4, 2015, all state and
federal requirements.
6
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) Approved detailed utility (water, wastewater, storm drainage, recycled water and circulation)
master plans, including engineering calculations, for all phases of the development. Storm
drainage facilities design shall conform to the City of Lodi Storm Water Development Design
Standards. Plans must include recycled water (purple pipe) master plans.
e) 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.
f) Grading, drainage and erosion control plan.
g) Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan
(SWPPP) and WDID number.
h) Reverse frontage wall, landscaping and irrigation system. Minimum wall height shall be 6
feet above the adjacent pad and/or ground elevation or as required by Community
Development Department to satisfy general plan requirements.
i) Street tree planting plan for parkway strip along lot frontages. Requires approval of the
Community Development Director and Public Works Director.
j) All utilities, including street lights and electrical, gas, telephone and cable television facilities.
k) Joint Trench plans.
I) All street improvements within the development.
m) Traffic striping plan for Century Boulevard.
n) Signal modification plans in Century Boulevard at the Lower Sacramento Road intersection.
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.
36. Design and installation of public improvements shall be in accordance with City Master plans.
Street, wastewater, storm drainage, water and non -potable water (purple pipe) master plans and
design calculations will be required for the development.
a) Street
i) Install full width street improvements including curb, gutter, sidewalk and street lights
along Century Boulevard from the intersection at Lower Sacramento Road to the west
project boundary, including landscaping and irrigation.
ii) Construct full width street improvements including curb, gutter, sidewalk and street lights
along Van Ruiten Drive from the Century Boulevard to Tulip Way, including landscaping
and irrigation.
iii) Install reverse frontage walls, landscaping and irrigation improvements in Century
Boulevard. Street trees shall be planted in the parkways in the public right-of-way within
the subdivision boundaries. Frontage improvements and landscaping shall be
constructed by the Developer at the Developer's expense to the approval of the Public
Works Director and Community Development Director.
iv) Provide all necessary traffic signs to serve the entire subdivision, including any
necessary traffic signs needed along Westgate Drive and Century Boulevard.
7
v) Provide a wall easement for the public masonry wall footings along all parcels that will
have a public masonry wall. Public, City maintained walls shall not be constructed from
wood.
vi) The development must conform to the General Plan Bike Master Plan. Provide a Class
II bike route along Century Boulevard within the project limits as shown in the Master
Plan.
vii) Traffic striping modifications in Century Boulevard east of Lower Sacramento Road.
viii) Traffic signal modifications at Century Boulevard and Lower Sacramento Road.
b) Wastewater
i) Use the 2012 City of Lodi Wastewater Master Plan design criteria for all calculations,
pipeline sizing and pipeline locations. Revise the Westgate Trunk Line and the City's
Wastewater outfall pipeline to match the pipe sizing shown in the Master Plans. The 48 -
inch Domestic Outfall pipeline shall be resized to a 42 -inch pipe.
ii) Abandon the existing 42 -inch wastewater pipeline in Lower Sacramento Road north of
Century Boulevard and install new 42 -inch wastewater pipeline in Century Boulevard.
The Developer shall pay all installation costs; however, pipe material costs will be
reimbursed by City upon acceptance of the pipeline installation work.
iii) The Domestic Outfall and Industrial Waste pipeline realignment shall intercept existing
pipelines with manhole or vault structures upstream of existing diversion structure
located at the westerly end of the development. No pipeline penetrations will be allowed
in the existing diversion structure.
iv) Wastewater infrastructure construction sequence shall not interfere with operations
associated with the Domestic Outfall or Industrial Waste pipelines. Developer is
responsible for preserving the integrity of the existing Domestic Outfall and Industrial
Waste pipelines during all phases of Project construction prior to replacement/ relocation.
v) Developer shall obtain a Public Utilities Easement from the adjacent property owner to
the west of the project limits for the installation and maintenance of the domestic and
industrial wastewater pipelines.
vi) Extend the wastewater public main from the intersection of Century Boulevard and Lower
Sacramento Road to the southwest end of the project site and from Lodi Shopping
Center at Westgate Drive to Century Boulevard.
vii) Install wastewater service stubs for the parcels adjacent to the west subdivision
boundary, the south subdivision boundary and the north subdivision boundary.
c) Storm Drainage
i) Use the 2012 City of Lodi Storm Drainage Master Plan design criteria for all pipe sizing
calculations and basin sizing calculations. Storm drain coefficient of runoff, C -factor, for
low-density residential shall be a minimum of 0.4, medium -density residential shall be a
minimum of 0.5 and high-density residential shall be a minimum of 0.5. The rainfall
intensity used for design of the pipelines shall be based on a five-year, 48-hour rain
event. Be sure all pipeline and basin locations follow the Master Plans.
ii) An overland flood release pathway shall be incorporated into the streets and circulation
design plan for each subarea. For example, when any particular catch basin is
obstructed or overwhelmed with water, the street drainage design (high points and low
points) for that subarea shall be calculated so that no water shall pond higher than the
lowest right of way elevation without releasing the excess water toward the planned flood
release point of the subarea.
8
iii) Extend the storm drainage public main from the intersection of Century Boulevard and
Lower Sacramento Road to the west end of the project site and from Lodi Shopping
Center at Westgate Drive to the north end of the development.
iv) Install storm Drain service stubs for the parcels adjacent to the west subdivision
boundary, the south subdivision boundary and the north subdivision boundary.
d) Water
i) Use the 2012 City of Lodi Water Master Plan design criteria for all calculations, pipeline
sizes and pipeline locations. As shown in Appendix D, a 10 -inch water main shall be
located on the western edge of the development for water circulation purposes, as
shown in the City's Water Master Plan. Water line may follow proposed north/south
street alignments that are located within 500 feet of the west limit of the project.
ii) Provide a looped water systems, a minimum of two connections to the City's water
system are required.
iii) Add temporary blow -off valves per Standard Plan 409 (or temporary hydrants) to the
ends of all dead-end water mains planned for future extension.
iv) Provide locations of all water valves and fire hydrants within the development. All water
valves and fire hydrants shall have a maximum spacing conforming to the City Design
Standards section 4.501 and 4.502, respectively.
v) Extend the water public main from the intersection of Century Boulevard and Lower
Sacramento Road to the west end of the project site and from Lodi Shopping Center at
Westgate Drive to the north end of the development.
vi) Install water service stubs for the parcels adjacent to the subdivision boundaries.
vii) Install water sampling stations at locations approved by the City Engineer.
e) Recycled Water (Purple Pipe)
i) Extend the recycled water (purple pipe) public main from Westgate Drive at Lodi
Shopping Center to the intersection at Century Boulevard and along Century Boulevard
to the intersection at Lower Sacramento Road.
ii) Recycled water service stubs for the parcels adjacent to the west subdivision boundary,
the south subdivision boundary and the north subdivision boundary.
37. All dead-end streets shall install barricades per City of Lodi Standard Plans 128.
38. Provide a slope easement or retaining wall along the boundary of the development for all grade
differentials of one foot or greater.
39. All landscaping proposed within the development must conform to the City of Lodi Landscape
Maintenance Ordinance.
40. Abandonment/removal of wells, septic systems and underground tanks in conformance with
applicable City and County requirements and codes prior to approval of public improvement
plans.
41. All public improvements to be installed within one year of final map filing under the terms of an
improvement agreement to be approved by the City Council prior to final map filing. The
Developer will be required to provide 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.
42. The project will install landscape areas along Century Boulevard. After the City accepts the
landscape improvements, the Developer will be required to maintain the landscaping for two
9
years. Provide a two-year maintenance agreement and surety for the landscaping along
Century Boulevard.
43. All project design and construction shall be in compliance with the Americans with Disabilities
Act (ADA) and California Title 24. Project compliance with ADA standards is the Developer's
responsibility.
44. 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.
45. The following improvements shall be constructed with the first phase of development:
a) The water system shall have a minimum of two connections to the City system. The
development shall extend and connect to the main in Westgate Drive south of Lodi Shopping
Center and a connect to the main in Century Boulevard at Lower Sacramento Road.
b) Realignment of the Domestic Outfall and Industrial Waste pipelines to the diversion structure.
c) If the development is constructed in phases each phase shall be required to have a minimum
of two connections to the City water system and two access points for traffic circulation.
46. Dedication of public utility easements as required by the various utility companies and the City of
Lodi.
47. Acquisition of the following easements outside the limits of the map:
a) Utility easements for the relocation of the Domestic and Industrial wastewater outfall pipeline
and 10 -inch water pipeline to the approval of the Public Works Director.
48. 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.
49. This development has been annexed into the City of Lodi Community Facilities District No. 2007-
1 (Public Facilities).
50. Submit final map per City and County requirements including the following:
a) Preliminary title report including copies of all referenced exception documents.
b) Waiver of access rights at:
i) All lots adjacent to Century Boulevard.
c) Standard note regarding requirements to be met at subsequent date.
51. 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 project acceptance.
c) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance.
d) Stormwater compliance inspection fee prior to map filing or commencement of construction
operations, whichever occurs first.
e) Reimbursement fees per existing agreements:
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i) Resolution No. 2007-52 — Reimbursement for Lower Sacramento Road (Kettleman Lane to
Harney Lane) improvements.
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.
52. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer
on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the
City of Lodi be appointed as its agent for the exercise of any and all overlying water rights
appurtenant to the proposed Van Ruiten Ranch subdivision, and that the City may charge fees
for the delivery of such water in accordance with City rate policies. In addition, the agreement
shall assign all appropriative or prescriptive rights to the City. The agreement will establish
conditions and covenants running with the land for all lots in the subdivision and provide deed
provisions to be included in each conveyance.
53. Developer shall be responsible for the regular and ongoing maintenance and replacement of the
landscaping and irrigation improvements and street trees in the parkways for one year until the
first revenues are received by the City from the District.
54. Obtain the following permits:
a) San Joaquin County well/septic abandonment permit.
b) City of Lodi encroachment permit for work within City right-of-way.
c) Construction General Permit for the SWPPP.
Dated: December 14, 2016
I certify that Resolution No. 16-29 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
11
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RESOLUTION NO. 2017-21
A RESOLUTION OF THE LODI CITY COUNCIL APPROVING
THE PLANNING COMMISSION'S RECOMMENDATION FOR
THE 2016 GROWTH MANAGEMENT ALLOCATIONS FOR THE
ELLIOT HOMES — VILLA FIORE RANCH SUBDIVISION
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve
the 2016 Growth Management Allocations for the Villa Fiore Ranch Subdivision as
recommended by the Lodi Planning Commission, shown as follows:
Requested Recommended
2016 Allocations 2016 Allocations
Villa Fiore Ranch 67 Low -Density 67 Low -Density
Villa Fiore Ranch 0 Medium -Density 0 Medium -Density
Villa Fiore Ranch 0 High -Density 0 High -Density
TOTAL 67 67
Dated: February 15, 2017
I hereby certify that Resolution No. 2017-21 was passed and adopted by the Lodi City
Council 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
P1. (ua
NNIFE . FERRA1OLO
City Clerk
2017-21
RESOLUTION NO. 2017-22
A RESOLUTION OF THE LODI CITY COUNCIL APPROVING THE PLANNING
COMMISSION'S RECOMMENDATION FOR SUNSET TARTESSO, LLC /
ELLIOT HOMES FOR APPROVAL OF VESTED SUBDIVISION MAP FOR
VILLA FIORE SUBDIVISION, A 14 -ACRE, 67 -UNIT SUBDIVISION AT
LOWER SACRAMENTO ROAD AND CENTURY BOULEVARD
WHEREAS, the City Council of the City of Lodi has heretofore held a duly -noticed public
hearing, as required by law, on the requested Vested Subdivision application, in accordance
with Lodi Municipal Code Section 17.74; and
WHEREAS, the project site is located at Lower Sacramento Road / Century Boulevard,
Lodi, CA, 95240 (APN: 058-030-17); and
WHEREAS, the applicant is Sunset Tartesso, LLC / Elliot Homes, Mr. Price Walker,
340 Palladio Parkway, No. 521, Folsom, CA, 95630; and
WHEREAS, the applicant's agent is Sunset Tartesso, LLC / Elliot Homes,
Mr. Price Walker, 340 Palladio Parkway, No. 521, Folsom, CA, 95630; and
WHEREAS, the project properties owners of record are Sunset Tartesso, LLC /
Elliot Homes, Mr. Price Walker, 340 Palladio Parkway, No. 521, Folsom, CA, 95630; and
WHEREAS, the applicant, Sunset Tartesso, LLC / Elliot Homes, has filed the
"Villa Fiore" Vested Subdivision Map and Growth Management Application with the City of Lodi;
and
WHEREAS, the Lodi City Council adopted Resolution No. 2010-41 at their meeting held
April 7, 2010, approving the land use designation as Public / Quasi Public — school holding site,
for the project site; and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on
March 21, 2013, granted Planned Development Zone P -D(41), to allow Low -Density
Residential, Medium -Density Residential, High -Density Residential, Public / Quasi Public and
Open Space for the project area; and
WHEREAS, the City Council by Resolution No. 2007-48, which became effective on
March 21, 2007, certified an Environmental Impact Report (EIR), State Clearinghouse No.
2005092096, for the annexation of the project site; 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 City Council by Resolution No. 2010-41, which became effective on
April 7, 2010, certified an Environmental Impact Report (EIR), State Clearinghouse
No. 20009022075, for the City of Lodi General Plan; and
1
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse
No. 20009022075, is kept on file for public review within the Community Development
Department by the Community Development Director at 221 West Pine Street, Lodi, CA; and
WHEREAS, the Lodi Unified School District identified this site as a potential school site
during the General Plan process. In June 2016, the school district released this site as a
potential school location; and
WHEREAS, the Vested Subdivision Map contains 14 acres, 67 single-family residential
lots, and is located at Lower Sacramento Road / Century Boulevard and is consistent with the
density ranges of the General Plan; and
WHEREAS, the Community Development Department did study and recommend
approval of said request; and
WHEREAS, after due consideration of the project, the Planning Commission did
recommend approval of the project to the City Council; and
WHEREAS, the City Council'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
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 and no
significant environmental issues or concerns were identified through the Initial Study
prepared for this development.
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 vested subdivision is conditioned to construct public street improvements thereby
insuring that an adequate Level of Service is maintained on the roadways within the area.
2
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, 2007, 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 vested subdivision map allows for the orderly growth of Lodi in that the Land Use and
Growth Management Element allows for the development of Low -Density Residential, on
the project site.
11. Said Vested 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 City Council of the
City of Lodi, the Vested Subdivision Map and associated Development Standards for the
Villa Fiore / Van Ruiten Ranch Subdivision is approved subject to the following development
conditions and standards:
1. The property owner and/or developer and/or successors in interest and management shall,
at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents,
officers, directors and employees, from and against all claims, actions, damages, losses, or
expenses of every type and description, including but not limited to payment of attorneys'
fees and costs, by reason of, or arising out of, this development approval. The obligation to
defend, indemnify and hold harmless shall include, but is not limited to, any action to
arbitrate, attack, review, set aside, void or annul this development approval on any grounds
whatsoever. The City of Lodi shall promptly notify the Developer of any such claim, action,
or proceeding and shall cooperate fully in the defense.
2. This approval by the City Council 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 Vesting Tentative Map shall expire within 24 months of City Council approval or a time
extension must be granted by the City Council.
5. The Final Map shall be in substantial conformance to the approved Vesting Tentative Map,
as conditioned, and that any future development shall be consistent with applicable sections
of the Municipal Code.
3
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 and Cultural
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 -foot bench (sloped no more than 2 percent) along the
fence/wall for maintenance purposes, as determined by the Parks, Recreation and Cultural
Services Department.
10. 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.
11. 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).
12. 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 14 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 14 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.
13. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096,
Biological Resources Mitigation Measures 1, 2, and 3, the applicant shall contact the
4
San Joaquin County Council of Governments (SJCOG, Inc.) for a pre-ground disturbance
survey, to be performed by a San Joaquin Multi-Species Habitat Conservation and Open
Space Plan (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.
14. If archeological materials are uncovered during any construction or pre-construction
activities on the site, all earthworks within one hundred (100) feet 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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 far San Joaquin County, California. The Developer shall be
responsible for all necessary activities, applications, documentation and costs to amend
floodplain maps for their development.
20. 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.
5
21. 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 career Tots, 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.
22. 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.
23. 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.
24. 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
No. B-[08]-[13] Plan Submittal - Residential Master Plans and No. B-[08]-[14] Permit
Processing — Production Homes.
25. No variance from any City of Lodi adopted code, policy or specification is granted or implied
by this approval.
City of Lodi Community Development Department — Planning:
26. The Developer shall notify all purchasers of homes or Tots, 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 this subdivision is adjacent to an
agricultural area, and as such, there are ground and aerial applications of chemicals, and
early morning/night time farming operations which may create noise and dust, etc. In
addition, all purchasers of homes or lots shall be made aware of the future possibility of oil
and gas well exploration on surrounding and adjacent properties and that farm animals may
be kept on adjacent properties that may be outside the City limits. The wording and format
for notifying home buyers of this information is subject to approval by the Community
Development Director.
27. The Van Ruiten Ranch / Villa Fiore 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 on in-lieu fees. The applicant will
work with the Community Development Director and Parks, Recreation and Cultural
Services Director to ensure that this condition is satisfied consistent with the General Plan
requirements.
28. 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
6
materials that will last and maintain an appealing aesthetic within neighborhoods. This
includes metal or pressure -treated posts for fencing.
29. Although the project includes a Vesting Map approval, the applicant has agreed to pay the
current development impact fees in place at time of building permit approval and occupancy.
The vesting protects against any new fee categories.
City of Lodi Fire Department:
30. The Developer shall comply with all applicable requirements of the California Fire Code and
the adopted policies of the City of Lodi.
31. 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)
32. 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.
33. 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 Department and City Engineer, and shall be installed and in service prior to any
combustible construction on the site. Public fire hydrant spacing and distribution shall be
determined as follows:
a. At 300 feet spacing in high-density, commercial, industrial zoning or high-value
areas;
b. At 500 feet spacing in low-density residential areas;
c. At 1,000 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;
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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.
34. 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 map filing unless noted
otherwise:
35. Engineering and preparation of improvement plans and estimate are required per City Public
Improvement Design Standards for all public improvements prior to final map filing. Plan
submittal to include:
a) Approved tentative map, signed by the Community Development Director.
b) Storm drainage facilities shall conform to the Multi -Agency Post -Construction
Stormwater Standards Manual (PCSP) as adopted by City Council on
November 4, 2015, 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 6-29-12 adopted on
December 31, 2015.
d) Approved detailed utility (water, wastewater, storm drainage, recycled water and
circulation) master plans, including engineering calculations, for all phases of the
development. Storm drainage facilities design shall conform to the City of Lodi Storm
Water Development Design Standards. Plans must include recycled water (purple pipe)
master plans.
e) 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.
Grading, drainage and erosion control plan.
Copy of Notice of Intent for NPDES permit, including storm water pollution prevention
plan (SVVPPP) and WDID number.
h) Reverse frontage wall, landscaping and irrigation system. Minimum wall height shall be
6 feet above the adjacent pad and/or ground elevation or as required by Community
Development Department to satisfy general plan requirements.
i) Street tree planting plan for parkway strip along lot frontages. Requires approval of the
Community Development Director and Public Works Director.
All utilities, including street lights and electrical, gas, telephone and cable television
facilities.
f)
g)
j)
8
k) Joint Trench plans.
I) All street improvements within the development.
m) Traffic striping plan for Century Boulevard.
n) Signal modification plans in Century Boulevard at the Lower Sacramento Road
intersection.
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.
36. Design and installation of public improvements shall be in accordance with City Master
plans. Street, wastewater, storm drainage, water and non -potable water (purple pipe)
master plans and design calculations will be required for the development.
a) Street
i) Install full -width street improvements, including curb, gutter, sidewalk and street
lights along Century Boulevard from the intersection at Lower Sacramento Road to
the west project boundary, including landscaping and irrigation.
ii) Construct full -width street improvements, including curb, gutter, sidewalk and street
lights along Van Ruiten Drive from Century Boulevard to Tulip Way, including
landscaping and irrigation.
iii) Install reverse frontage walls, landscaping and irrigation improvements in
Century Boulevard. Street trees shall be planted in the parkways in the public
right-of-way within the subdivision boundaries. Frontage improvements and
landscaping shall be constructed by the Developer at the Developer's expense to the
approval of the Public Works Director and Community Development Director.
iv) Provide all necessary traffic signs to serve the entire subdivision, including any
necessary traffic signs needed along Westgate Drive and Century Boulevard.
v) Provide a wall easement for the public masonry wall footings along all parcels that
will have a public masonry wall. Public City -maintained walls shall not be
constructed from wood.
vi) The development must conform to the General Plan Bike Master Plan. Provide a
Class II bike route along Century Boulevard within the project limits, as shown in the
Master Plan.
vii) Traffic striping modifications in Century Boulevard east of Lower Sacramento Road.
viii)Traffic signal modifications at Century Boulevard and Lower Sacramento Road.
9
b) Wastewater
i) Use the 2012 City of Lodi Wastewater Master Plan design criteria for all calculations,
pipeline sizing and pipeline locations. Revise the Westgate Trunk Line and the City's
Wastewater outfall pipeline to match the pipe sizing shown in the Master Plans. The
48 -inch Domestic Outfall pipeline shall be resized to a 42 -inch pipe.
ii) Abandon the existing 42 -inch wastewater pipeline in Lower Sacramento Road north
of Century Boulevard and install new 42 -inch wastewater pipeline in
Century Boulevard. The Developer shall pay all installation costs; however, pipe
material costs will be reimbursed by City upon acceptance of the pipeline installation
work.
iii) The Domestic Outfall and Industrial Waste pipeline realignment shall intercept
existing pipelines with manhole or vault structures upstream of existing diversion
structure located at the westerly end of the development. No pipeline penetrations
will be allowed in the existing diversion structure.
iv) Wastewater infrastructure construction sequence shall not interfere with operations
associated with the Domestic Outfall or Industrial Waste pipelines. Developer is
responsible for preserving the integrity of the existing Domestic Outfall and Industrial
Waste pipelines during all phases of Project construction prior to replacement/
relocation.
v) Developer shall obtain a Public Utilities Easement from the adjacent property owner
to the west of the project limits for the installation and maintenance of the domestic
and industrial wastewater pipelines.
vi) Extend the wastewater public main from the intersection of Century Boulevard and
Lower Sacramento Road to the southwest end of the project site and from the
Lodi Shopping Center at Westgate Drive to Century Boulevard.
vii) Install wastewater service stubs for the parcels adjacent to the west subdivision
boundary, the south subdivision boundary, and the north subdivision boundary.
c) Storm Drainage
i) Use the 2012 City of Lodi Storm Drainage Master Plan design criteria for all pipe
sizing calculations and basin sizing calculations. Storm drain coefficient of runoff,
C -factor, for low-density residential shall be a minimum of 0.4, medium -density
residential shall be a minimum of 0.5, and high-density residential shall be a
minimum of 0.5. The rainfall intensity used for design of the pipelines shall be based
on a five-year, 48-hour rain event. Be sure all pipeline and basin locations follow the
Master Plans.
ii) An overland flood release pathway shall be incorporated into the streets and
circulation design plan for each subarea. For example, when any particular catch
basin is obstructed or overwhelmed with water, the street drainage design (high
points and low points) for that subarea shall be calculated so that no water shall
pond higher than the lowest right-of-way elevation without releasing the excess water
toward the planned flood release point of the subarea.
10
iii) Extend the storm drainage public main from the intersection of Century Boulevard
and Lower Sacramento Road to the west end of the project site and from the
Lodi Shopping Center at Westgate Drive to the north end of the development.
iv) Install storm drain service stubs for the parcels adjacent to the west subdivision
boundary, the south subdivision boundary, and the north subdivision boundary.
d) Water
i) Use the 2012 City of Lodi Water Master Plan design criteria for all calculations,
pipeline sizes and pipeline locations. As shown in Appendix D, a 10 -inch water main
shall be located on the western edge of the development for water circulation
purposes, as shown in the City's Water Master Plan. Water line may follow
proposed north/south street alignments that are located within 500 feet of the west
limit of the project.
ii) Provide a looped water systems. A minimum of two connections to the City's water
system are required.
iii) Add temporary blow -off valves per Standard Plan 409 (or temporary hydrants) to the
ends of all dead-end water mains planned for future extension.
iv) Provide locations of all water valves and fire hydrants within the development. All
water valves and fire hydrants shall have a maximum spacing conforming to City
Design Standards section 4.501 and 4.502, respectively.
v) Extend the water public main from the intersection of Century Boulevard and
Lower Sacramento Road to the west end of the project site and from the
Lodi Shopping Center at Westgate Drive to the north end of the development.
vi) Install water service stubs for the parcels adjacent to the subdivision boundaries.
vii) Install water sampling stations at locations approved by the City Engineer.
e) Recycled Water (Purple Pipe)
i) Extend the recycled water (purple pipe) public main from Westgate Drive at the
Lodi Shopping Center to the intersection at Century Boulevard and along
Century Boulevard to the intersection at Lower Sacramento Road.
ii) Recycled water service stubs for the parcels adjacent to the west subdivision
boundary, the south subdivision boundary, and the north subdivision boundary.
37. All dead-end streets shall install barricades per City of Lodi Standard Plan 128.
38. Provide a slope easement or retaining wall along the boundary of the development for all
grade differentials of one foot or greater.
39. All landscaping proposed within the development must conform to the City of Lodi
Landscape Maintenance Ordinance.
11
40. Abandonment/removal of wells, septic systems, and underground tanks in conformance with
applicable City and County requirements and codes prior to approval of public improvement
plans.
41. All public improvements to be installed within one year of final map filing under the terms of
an improvement agreement to be approved by the City Council prior to final map filing. The
Developer will be required to provide warranty security in the amount of 10 percent 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.
42. The project will install landscape areas along Century Boulevard. After the City accepts the
landscape improvements, the Developer will be required to maintain the landscaping for two
years. Provide a two-year maintenance agreement and surety for the landscaping along
Century Boulevard.
43. All project design and construction shall be in compliance with the Americans with
Disabilities Act (ADA) and California Title 24. Project compliance with ADA standards is the
Developer's responsibility.
44. 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.
45. The following improvements shall be constructed with the first phase of development:
a) The water system shall have a minimum of two connections to the City system. The
development shall extend and connect to the main in Westgate Drive south of the
Lodi Shopping Center and connect to the main in Century Boulevard at
Lower Sacramento Road.
b) Realignment of the Domestic Outfall and Industrial Waste pipelines to the diversion
structure.
c) If the development is constructed in phases, each phase shall be required to have a
minimum of two connections to the City water system and two access points for traffic
circulation.
46. Dedication of public utility easements as required by the various utility companies and the
City of Lodi.
47. Acquisition of the following easements outside the limits of the map:
a) Utility easements for the relocation of the Domestic and Industrial wastewater outfall
pipeline and 10 -inch water pipeline to the approval of the Public Works Director.
48. 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
12
materials and/or ground water contamination for all property/easements dedicated to the
City.
49. This development has been annexed into the City of Lodi Community Facilities District
No. 2007-1 (Public Facilities).
50. Submit final map per City and County requirements including the following:
a)
b)
c)
Preliminary title report including copies of all referenced exception documents.
Waiver of access rights at:
i) All Tots adjacent to Century Boulevard.
Standard note regarding requirements to be met at subsequent date.
51. 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 project acceptance.
c)
d)
e)
Regional Transportation Impact Fee (RTIF) at the time of building permit issuance.
Stormwater compliance inspection fee prior to map filing or commencement of
construction operations, whichever occurs first.
Reimbursement fees per existing agreements:
i) Resolution No. 2007-52 — Reimbursement
(Kettleman Lane to Harney Lane) improvements.
The above fees are subject to periodic adjustment
ordinance/resolution. The fee charged will be that
indicated above.
for Lower Sacramento Road
as provided by the implementing
in effect at the time of collection
52. In order to assist the City of Lodi in providing an adequate water supply, the
Owner/Developer on behalf of itself, its successors and assigns, shall enter into an
agreement with the City that the City of Lodi be appointed as its agent for the exercise of
any and all overlying water rights appurtenant to the proposed Van Ruiten Ranch
subdivision, and that the City may charge fees for the delivery of such water in accordance
with City rate policies. In addition, the agreement shall assign all appropriative or
prescriptive rights to the City. The agreement will establish conditions and covenants
running with the land for all lots in the subdivision and provide deed provisions to be
included in each conveyance.
53. Developer shall be responsible for the regular and ongoing maintenance and replacement of
the landscaping and irrigation improvements and street trees in the parkways for one year
until the first revenues are received by the City from the District.
13
54. Obtain the following permits:
a) San Joaquin County well/septic abandonment permit.
b) City of Lodi encroachment permit for work within City right-of-way.
c) Construction General Permit for the SWPPP.
Dated: February 15, 2017
hereby certify that Resolution No. 2017-22 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
_CLTh7Y). 12 -AA -10-< ',4010
J t4NIFER M. RRAIOLO
try Clerk
2017-22
14
Villa Fiore Subdivision
Subdivision Application: 2016-29
Growth Management Allocation: 2016-29
(Applicant: Elliot Homes)
Represented by Price Walker
Request for Planning Commission approval of:
• Growth Management Allocation for 67 Low
Density Residential Lots; and
• A Vested Subdivision Map for the Villa Fiore
Ranch Subdivision, a 13.7 acre, 67 unit
subdivision; and
• Adopt Development Standards for the
subdivision known as Villa Fiore / Van Ruiten
Ranch Subdivision located within Planned
Development 41 Zoning District.
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City Council
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 67 LOW-DENSITY RESIDENTIAL
GROWTH MANAGEMENT ALLOCATIONS AND APPROVE A VESTING
SUBDIVISION MAP FOR THE VILLA FIORE RANCH SUBDIVISION, A
13.7 -ACRE, 67 -UNIT 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
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 /I). /". time) on x/0//7 (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 67 LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT
ALLOCATIONS AND APPROVE A VESTING SUBDIVISION MAP FOR THE
VILLA FIORE RANCH 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.
ORDERED BY:
JENNIFER M. FERRAIOLO
CITY CLERK
123-71 (172 A./U-6:C)
PAMELA M. FARRIS ELIZABETH BURGOS
DEPUTY CITY CLERK ADMINISTRATIVE CLERK
N:\Administration\CLERK\Public Hearings \AFFADAVITS\DECPOSTCDD2.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.
For information regarding this notice please contact:
Jennifer M. Ferraiolo
City Clerk
Telephone: (209) 333-6702
EX 'BIT A
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 67 Low -Density Residential
Growth Management Allocations and approve a vesting
subdivision map for the Villa Fiore Ranch Subdivision, a
13.7 -acre, 67 -unit 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:
•
-)n?rlAil_dtA6
ifer M. rraiolo
ity Clerk
Dated: February 1, 2017
Approved as to form:
:tani'ce 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\notcdd2_continued.doc 1/27/17