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HomeMy WebLinkAboutAgenda Report - February 7, 2018 G-01 PHTM CITY OF LODI COUNCIL COMMUNICATION AGENDA ITEM AGENDA TITLE: Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 107 Low -Density Residential, 98 Medium -Density Residential and 329 High -Density Residential Growth Management Allocations for the Gateway North Subdivision MEETING DATE: February 7, 2018 PREPARED BY: Community Development Director RECOMMENDED ACTION: Public Hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize 107 Low -Density Residential, 98 Medium -Density Residential and 329 High -Density Residential Growth Management Allocations for the Gateway North Subdivision BACKGROUND INFORMATION: As part of the City's Growth Management program, the Planning Commission reviews allocation requests for new housing developments. Following a public hearing, the Commission makes a recommendation for City Council consideration. On December 13, 2017, the Planning Commission held a public hearing regarding the 2017 Residential Growth Management Development Allocation. At this hearing the Planning Commission reviewed a request by FCB Homes for 107 Low -Density Residential, 98 Medium - Density Residential and 329 High -Density Residential Growth Management Allocations for the Gateway North Subdivision, a 55.5 -acre 205 -lot subdivision. The Commission voted 4-0 to recommend the City Council approve the applicant's request. At the public hearing representatives from the Lodi Shopping Center raised concerns about traffic on Westgate Drive and circulation movements into the shopping center. Staff agreed to continue working with all the adjacent property owners to make sure traffic and pedestrian circulation was safe and traffic movements did not cause circulation conflicts. ENHANCED TRAIL The project right of way for Westgate Drive has been designed 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 Westgate Drive from Lodi Avenue to Harney Lane. This trail will run the length of western Lodi. ANALYSIS Existing Conditions: The subject site consists of two parcels totaling 55.5 acres. (33.2 acres and 23.5 acres and is currently used for agricultural purposes consisting of wine grapes and open fields. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential, Medium Density Residential, High Density Residential and Open Space for parks and basins. The proposed layout is consistent with the Westside annexation map and the General Plan land use map. The proposed lotting meets the density requirements for parcel sizes. Low density lots are typically larger than 5,000 square feet and medium density lots are 5,000 square feet and lower 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 two distinct areas called villages. Planned Development Guidelines: The applicant has prepared the Gateway North Planned Development Standards and Guidelines. (Attachment 3). These guidelines create a comprehensive design for the overall Gateway North / Gateway South development. The organization of these guidelines is presented as a series of community design components that when combined create a comprehensive project design. The chapters highlight and articulate the various community design components, establishing specific development guidelines and standards for how the project will develop. As depicted in the development plans, the applicant is proposing to use several different elevation styles throughout the subdivision. The elevations use varying massing and architectural articulations. The project will be required to prepare a landscape plan that generally places one large street tree in each front yard among other accent landscaping including various shrubs, ground cover and lawn. The landscaping plan would have to comply with the requirements of the Lodi Municipal Code Section 17.03.070 which regulate landscape water efficiency. Subdivision Map: The proposed Tentative Subdivision Map would subdivide the project parcel into low density and medium density residential single-family lots, park and two high density residential parcels. The approximately 55.5 -acre property would be subdivided into approximately 205 single-family units, a park, roadways and other infrastructure required to support the proposed development. Lot sizes would range from 5,000 square feet to 7,000 square feet. The development was separated into two "villages" with varying densities and housing types specified for each village. The shape of the properties makes for a more efficient gridded layout and more standardized lots and ties in with the development to the south. The street widths in Gateway North are wider to accommodate on -street parking and public safety vehicles within the traffic lanes. This has been a previous comment raised by the Planning Commission and Lodi residents. In accordance with Lodi Municipal Code Section, 17.52.070, the Commission may approve a tentative map only when it first finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, and any applicable specific plan, and that none of the findings for denial can be made. The findings shall apply to each proposed parcel as well as the entire subdivision, including any parcel identified as a designated remainder in compliance with Map Act Section 66424.6. The findings are included as part of the resolution and staff recommends approval of the subdivision map. In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval shall expire and become void unless the applicant petitions the Planning Commission for an extension and the Commission grants an extension in accordance with Lodi Municipal Code Section 17.52.130 (B)(1). Phased Final Maps shall extend the expiration of the tentative map by 36 months or the date of the previously filed Final Map. The map is subject to reimbursement requirements that are recorded against the property between now and when the project vests. Access and Circulation: The main access to Gateway North is provided from Kettleman Lane with the extension of Westgate Drive. Secondary access to Lower Sacramento Road will be provided by Westgate Drive to Century Boulevard. Parks: The project includes a neighborhood park. Conditions for potential features included in the park are provided as conditions of approval. Staff will work on these features as part of landscape, park design and improvement plan review. Growth Management Allocations The Gateway North applicant is requesting 107 Low -Density Residential Units, 98 Medium Density Units and 329 High Density Residential Units Allocations to construct the full project. The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the number of allocable units is figured, the City requires that the allocation units be distributed among housing types as follows; 44 percent low density, 28 percent medium density and 28 percent high density (GM -P4). The California Department of Finance sets the City population for January 1st of each year. The population has been as follows: 2012 — 62,575 2013 — 63,233 2014 — 63,651 2015 — 63,791 2016 — 63,219 2017 — 64,058 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. The following calculation explains the current City population of 64,058 as of January 1, 2017 and 443 units available for 2016: 1. Calculate two percent of the City's current population: 64,058 x 2% = 1,281.16 2. Divide 1,264 by the average number of persons per household 1,281 / 2.85 = 449.47 3. Divide the 449.47 (449 du) units into the 3 housing types: 44% low density = 198 units 28% medium density = 126 units 28% high density = 125 units. In 2017, the City Council expired allocations accumulated since 2013. The Council eliminated 1,056 Low Density, allocations. This Council action created a new balance of 4,085 as detailed below in Table A. Table A: Growth Management Allocation for 2017 Density Total Available for 2017 2017 Council Reduction Total Available after Reduction for 2017 Low (0.1-7 3,256 Medium (7.1-20) 736 High (20.1- 30) TOTAL 1,149 5,141 1,056 0 0 1,056 2,200 736 1,149 4,085 Table B: Growth Management Allocation for Gateway North Available Allocations Total Available Yearly for 2017 Allocation Total Allocated for Gateway North Total Available for 2017 Low (0.1-7) Medium (7.1- 20) High (20.1- 30) TOTAL 2,200 736 1,149 4,085 198 126 - 107 - 98 2,093 638 125 - 329 449 534 820 3,551 The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocations have been accumulated. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. The proposed tentative map is consistent with the current General Plan (2010). The proposed residential development aligns with the residential land use designations and densities assigned to the site in the current General Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of land. The project design of the subdivision and type of improvements proposed would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant 107 Low -Density Residential, 98 Medium -Density Residential and 329 High Density Residential Growth Management Allocations. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. Community Development Director Attachment: 1. Aerial Nicinity Map 2. Tentative Subdivision Map 3. Planned Development Guidelines 4. Planning Commission Staff Report 5. Planning Commission Resolution 6. 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CURB TO CURB 20' 20' R/W / 15 / LANE 2.5% LANE 2.5% 5.5' / 9.5' / WALK LANDSCAPE 2% O G 70' STREET NOT TO SCALE ENGINEERING 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX: ( 209 ) 239 - 8839 4FOFESSIp� 4 B.,23 L1ANs�7(yc No. 051015 DP. 9-30-19 *`rl4l CMI- Q�� OF CA\ -\E APPROVED: PLAN REVISIONS NO. A A A A A a DESCRIPTIONS DATE TYPICAL STREET SECTIONS GATEWAY NORTH a 2 z 0 U) co Y / w 1— Q 1- z w 1- LODI, CALIFORNIA GATEWAY - NORTH Know what's below. CaII before you dig. 811 1800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 2 OF 8 SHEET 5 " 0�5 30. 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U.E. 1 101 0 100 0 99 0 98 o 97 0 96 0 95 0 94 0 93 m 6345 SF 5280 SFec 5280 SFOi 5280 SF m 5280 SF 2,35280 SFS 5280 SFOI5280 SFrn 5620 SF ct 70.5' 55.0' 55.0' 5.0' 55.0' 55.0' 55.0' 55.0' 60.0' 63.8' 80 6074 SF 100.4' 81 5982 SF 96.5' 82 5735 SF 95.0' ui 83 700 SF a 0 95.0' 84 5225 SF 95.0' 85 5700 SF 95.0' 86 5225 SF 10' P.U.E91 92 �0 10773 SF 6190 SF �. 90.8' 82.1' 11 c TRACT NO. 3940 TENTATIVE SUBDIVISION MAP GATEWAY - NORTH BEING A PORTION OF NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN , CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA 99 11 WESTGATE DRIVE 1110 ENGINEERING 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX: ( 209 ) 239 - 8839 /{LOFESSIp� /y 4.o.I 8. EIANyj�� Fy No. C51015 DP. 9-30-19 *`ri4r CMI- Q�� OF CAME APPROVED: PLAN REVISIONS NO. A DESCRIPTIONS DATE DIMENSION PLAN GATEWAY NORTH a Q 2 O U) LLJ 1- sctr LLJ `Z LODI, CALIFORNIA GATEWAY - NORTH Know what's below. CaII before you dig. 811 1800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. 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EIANyj�� Fy No. C51015 co. 9-30-19 *`ri4r CMI- � OF CAIEE'' APPROVED: PLAN REVISIONS NO. A A A A A DESCRIPTIONS DATE DIMENSION PLAN GATEWAY NORTH LODI, CALIFORNIA GATEWAY - NORTH Know what's below. Call before you dig. 811 1800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 5 OF 8 SHEET STREET A ARIGOLD WAY 28.20 LP 28.31 LP 27.50 LP 2750 LP 11 29.28 29.06 HP 29.09 HP HP ES ED 29 4 ED EEO DI ES ED ES STREET 1_ ECU ES EIS II 28 32 LP LoJ 27.81 28.55 LP 30.0 EXI 28.54/ EEI 29.6 Ell 1..1..1 ES 29 2 29 0 Ell EIS 1_ X33 29.44 HP / HP STREET C Ea EEI EIS 29.33 HP ES EU 28.55 LP 2].82 \ LP 27.71 LP 2].88 28.93 28.72 LP LP LP KETTLEMAN LANE 99 11 11 I I I TRACT NO. 3940 TENTATIVE SUBDIVISION MAP GATEWAY - NORTH BEING A PORTION OF NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN , CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA ES ES 29.63 HP HP ES ES 30.2 29 9 30.1 EU Ea 9.13 HP 29.30 1.7 STREET B 3951 C9� ES J/ 29 EU EU 2].95 LP 2].84 LP 27.95 \ LP 306' STREET C 29.45/ HP 29.45 HP EU 30.6 mg 3a ES EEI EXI EEI EU ED ES EU II WESTGATE DRIVE 0 60 1110 ENGINEERING 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX: ( 209 ) 239 - 8839 APPROVED: PLAN REVISIONS NO. A DESCRIPTIONS DATE GRADING AND DRAINAGE PLAN GATEWAY NORTH a Q 2 cnO co I 1- ct1- W 1 - LODI, CALIFORNIA GATEWAY - NORTH Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 6 OF 8 SHEET ED 1 EXI Ell ED TRACT NO. 3940 TENTATIVE SUBDIVISION MAP GATEWAY - NORTH BEING A PORTION OF NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN , CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA /) I / Il Ell EU EU Ell 28.93 LP 6 28.82 P aZzIL \ \ 28.L93 30.2 ---M P ES EIS 29.99 HP EMI ®' ES MEI EM STREET D Ell Ell ES 28.79 39.5 30.50 HP HP I 300 31.1 3131 1,SI 31.0 30.9 • I MI EM EU ® 306, \` 1 I 3.-1 313 30.1 ' MD I I TI ED ES ® Lu STREET F I z EXI EEI ® 314 Ell ME MS SE ® 30.8 30.8 30.4 Q L L CO 305 1 Q 1306 3a ® ® ELI MU ® ® ED Ell 1 l_ — STREET E 39.5 30.50 HP HP I 300 31.1 3131 1,SI 31.0 30.9 \ MS MI EM EU ® 306, \` ® 3.-1 313 30.1 ' MD EM EEI TI ED ES ® STREET F 30.00 / HP ES 30.38 HP LP 2862 LP 28.62 LP .27 HP ma COURT A 103 31.1 EOE 0.12 HP 1 312 Fi 31.3 11 i1 0 60 ENGINEERING 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX: ( 209 ) 239 - 8839 /EtOFESSIp� /4.o.I 8. EIANyj�� Fy No. 251015 DP. 9-30-19 *`ri4r CMI- Q�� OF CAIEE APPROVED: PLAN REVISIONS NO. A A A A A DESCRIPTIONS DATE GRADING AND DRAINAGE PLAN GATEWAY NORTH Q 2 z O (1) LODI, CALIFORNIA GATEWAY - NORTH Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 7 OF 8 SHEET STUB UTILITIES FOR FUTURE DEVELOPMENT ENT KETTLEMAN LANE MARIGOLD WAY 51� W W \ / STUB FOR FUTURE STREET C W 1 1 STORM DRAIN STUB FOR WELL SITE 1 CONNECT TO EXISTING SEWER CONNECT TO EXISTING STORM C 1 STUB FOR FUTURE / CONNECT TO EXISTING WATER 11 II II WESTGATE DRIVE TRACT NO. 3940 TENTATIVE SUBDIVISION MAP GATEWAY - NORTH BEING A PORTION OF NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN , CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA ENGINEERING 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX: ( 209 ) 239 - 8839 /EtOFESSIp� /y 4.o.I 8. EIANyj�� Fy No. C51015 pP. 9-30-19 ! OF CAIEEQ APPROVED: PLAN REVISIONS NO. A DESCRIPTIONS DATE UTILITY PLAN GATEWAY NORTH a Q 2 Z /0 0 COV \W\ r Z `W LODI, CALIFORNIA GATEWAY - NORTH Know what's below. CaII before you dig. 811 1800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 8 OF 8 SHEET CONNECT TO EXISTING WATER STREET D COURT A t- 11 1 1 1 IIF' CONNECT TO EXISTING SEWER '31'3II I !I I 1 LARKSPUR LANE 1 STREET E STREET F W W Ly STUB UTILITIES FOR FUTURE DEVELOPMENT CONNECT TO EXISTING WATER CONNECT TO EXISTING WATER CONNECT TO EXISTING WATER 11 TRACT NO. 3940 TENTATIVE SUBDIVISION MAP GATEWAY - NORTH BEING A PORTION OF NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN , CITY OF LODI , SAN JOAQUIN COUNTY, CALIFORNIA LOWER SACRAMENTO ROAD 0 60 1110 ENGINEERING 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX: ( 209 ) 239 - 8839 {tOFESSIp� /y 4.o.�8. � a No. C51015 DP. 9-30-19 CIVIC ��Q OF CAk`E' APPROVED: PLAN REVISIONS NO. A A A A A DESCRIPTIONS DATE UTILITY PLAN GATEWAY NORTH Q 2 Z /0 V/ 0 COV LU r Z w 1 - LODI, CALIFORNIA GATEWAY - NORTH Know what's below. Call before you dig. 811 1800-227-2600 JOB NO.: 17-039 DATE: SEPTEMBER 2017 SCALE AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 9 OF 8 SHEET GATEWAY LODI PLANNED DEVELOPMENT OVERLAY STANDARDS & GUIDELINES SEPTEMBER 2 0 1 7 GATEWAY LODI PLANNED DEVELOPMENT OVERLAY STANDARDS & GUIDELINES SEPTEMBER 2 0 1 7 SEPTEMBER 2017 PREPARED FOR: FCB Homes 10100 Trinity Parkway Suite 420 Stockton, CA 95219 (209) 957-8112 PREPARED BY: William Hezmalhalch Architects, Inc. 2850 Red Hill Avenue, Suite 200 Santa Ana, CA 92705 (949) 250-0607 PROJECT ENGINEER: MCR Engineering, Inc. 1242 Dupont Court Manteca, CA 95335 (209) 239-6229 2017258 GATEWAY LODI TABLE OF CONTENTS I.0 INTRODUCTION I 1.1 Location 1 1.2 Purpose 1 Exhibit 1-1 — Project Location 1 1.3 The Vision 2 1.3.1 Objectives 3 Exhibit 1-2 — Existing Conditions 4 1.4 Land Use & Zoning 4 Exhibit 1-3 — Lodi Zoning Map 5 2.0 SITE PLANNING 7 2.1 Residential Villages 7 Table 2-1: Land Use Summary 7 Exhibit 2-1 — Gateway Site Plan 8 2.2 Parks 9 2.3 Neighborhood Integration 9 2.4 Edge Conditions 10 2.4.1 Community Wall 10 2.5 Vehicular Circulation 10 Exhibit 2-2 — Neighborhood Street Section (54 -Foot Wide ROW) 10 2.6 Entries 11 Exhibit 2-3 — Gateway Entry at Kettleman Lane 11 Exhibit 2-4 — Gateway Entry at Lower Sacramento Road 12 Exhibit 2-5 — Gateway Entry at Harney Lane 13 Exhibit 2-6 — Neighborhood Gated Entry 14 2.7 Phasing 15 Planned Development Overlay Standards & Guidelines iV September 2017 GATEWAY LODI 3.0 DEVELOPMENT STANDARDS I6 3.1 Overlay Development Standards 16 3.1.1 Lot Standards 16 Table 3-1: Lot Type Development Standards Summary 17 3.2 Signs 18 3.2.1 Temporary Real Estate Signage 18 3.3 Corner Lots 19 3.4 Fences, Walls, And Hedges 20 3.5 Landscaping 20 3.6 Lighting 21 4.0 ARCHITECTURAL GUIDELINES 22 4.1 Architecture Forward 22 4.2 Neighborhood Edge Conditions 22 4.3 Garages 23 4.4 Primary Entrances 23 4.5 Windows 23 4.6 Materials 24 4.7 Functional Elements 25 4.7.1 Address Numbers 25 4.7.2 Mailboxes 25 4.7.3 Mechanical Equipment 25 4.7.4 Gutters and Downspouts 25 4.7.5 Street Lights, Traffic Signs, & Street Signs 25 4.8 Architectural Styles 26 4.8.1 European 27 4.8.2 Californian Colonial 29 4.8.3 American Traditional 31 4.8.4 Farmhouse 33 5.0 GATEWAY PD PROCESS AND FINDINGS 35 5.1 Design Review Process 35 5.2 Overlay Findings 36 Planned Development Overlay Standards & Guidelines September 2017 GATEWAY LODI 1.o INTRODUCTION 1.1 LOCATION Gateway represents approximately 181 acres of the 253 -acre Southwest/ Gateway project annexed to the City in 2007. Gateway is bound by San Joaquin County unincorporated lands to the west, Kettleman Lane on the north, Harney Lane to the south and Lower Sacramento Road to the east. See Exhibit 1.1 and 1.2 1.2 PURPOSE This document outlines the Site Planning features, and sets forth the Development Standards and Design Guidelines for the Gateway Planned Development (PD) Overlay zone. This PD Overlay zone promotes and encourages design flexibility while protecting the public health, safety, general welfare, integrity and character of the City. This PD is a living document that establishes comprehensive land use development regulations to promote and encourage quality neighborhood development within Gateway. Maximum height, minimum setbacks, design criteria, and more are established for Gateway consistent with the PD zone and permit requirements. Turner Rd. Sargent Rd. Introduction Chapter 1 Victor Rd. Kettleman Ln GATEWAY Harney Ln. Exhibit 1-1 — Project Location Planned Development Overlay Standards & Guidelines September 2017 1 GATEWAY LODI School Street Vineyards adjacent to property Lodi Lake Introduction Chapter 1 1.3 THE VISION Over fifteen years ago, the four families who owned property at the southwest edge of Lodi began to envision a dynamic new addition to the City of Lodi. Their properties were designated for Lodi's future expansion and the families were determined to influence the design and character of the planned development. They named the annexation project "Southwest/ Gateway" to represent both the geographical and logistical significance to the City's vital transportation corridors of Lower Sacramento Road and Highway 12. FCB Homes worked with the families and assembled an experienced team of architects, planners, and engineers to design the project. Several alternative plans were studied and evaluated along with the City's Community Development Department, Public Works and their consultants over a period of nearly four years before the annexation plan was finalized and subsequently approved by the City Council in late 2006. In the years that followed annexation, the Southwest/Gateway development plan began to evolve. The City engaged in the adoption of a new General Plan and increment development began to occur. The new Sun West Shopping Center is now open and the Villa Fiore community is underway. Gateway is the next step in completing the project envisioned and studied since 2002. Gateway includes a primary entrance to its northern most neighborhoods off Kettleman Lane onto Westgate Drive. The primary entrances to the neighborhood south of Villa Fiore are off Lower Sacramento Road and Harney Lane. Upon entering each of the entrances, residents will be greeted by a park with 360 -degree visibility providing safe and secure recreational space for its users. Residents are not only within walking distance of the neighborhood parks, but will be close to the shopping hubs at the intersection of Lower Sacramento Road and Kettleman Lane. A pedestrian trail is planned for the entire length of Gateway, and beyond, making it one of the most walkable and pedestrian friendly communities in the region. Planned Development Overlay Standards & Guidelines 2 September 2017 GATE WAY LODI The regionally based architectural vocabulary of Gateway adds another level of articulation to the streetscape. Elevations will be drawn from up to five families of traditional architectural styles. Homes will provide character and variation to the street scene by incorporating compatible styles, varying massing, and orienting features toward pedestrian -friendly circulation. In addition, indoor/outdoor spaces will be incorporated into home design to enhance the lifestyle opportunities afforded by Lodi's Mediterranean climate. 1.3.1 OBJECTIVES The Gateway PD Overlay includes the following objectives: 1. Ensure creative and efficient design 2. Integrate the development with the existing community through sensitive and aesthetic edge treatments 3. Establish a 'sense of place' through neighborhood crafting elements 4. Design neighborhoods around a park 5. Create streetscenes that provides a comfortable pedestrian atmosphere 6. Promote architecture that represents regional styles, building variety, and aesthetic appeal along the streetscape 7. Provide a range of housing opportunities 8. Integrate indoor/outdoor living spaces emePtiriiiiirom selitodinkorft irk .i�i�wr'iii•s�.fr.r "mini Soligibillikilfirepue liar •iw....r•WM. I NJ All Oil. kw Introduction Chapter 1 Planned Development Overlay Standards & Guidelines September 2017 3 GATEWAY LODI 1.4 LAND USE & ZONING 1.4.1 EXISTING CONDITIONS Nearly 100 acres in Gateway consists of a large cherry orchard. An additional 26 acres is actively farmed as a grape vineyard. The balance of the development adjacent to the Sun West Shopping Center is currently fallow. Exhibit 1-2 — Existing Conditions Introduction Chapter 1 Planned Development Overlay Standards & Guidelines 4 September 2017 GATEWAY LODI 1.4.2 ZONING The Lodi Zoning Map designates this site as LDR, MDR and HDR with a PD (Planned Development) Overlay. This document establishes the development standards for the PD Overlay. i■■■pq routirommin :11111111u mum ■' b1111111111111. Exhibit 1-3 — Lodi Zoning Map Introduction Legend Chapter 1 ' Project Boundary LDR, Low Density MDR, Medium Density MUC, Mixed Use Corridor CS, Shopping Commercial Open Space PD, Planned Development PQP, Public Quasi Public City Limits Planned Development Overlay Standards & Guidelines 5 September 2017 GATEWAY LODI 2.0 SITE PLANNING Gateway combines an array of site planning details and, importantly, emphasizes pedestrian connectivity. Neighborhood parks are within a walking distance of all homes. Pedestrian travel to the shopping centers and other public places are enhanced by the landscaped pedestrian travelway along Westgate Drive, Lower Sacramento Road and other collector streets. Other important site planning features include: 1. Grid street patterns with a minimal number of cul-de-sacs 2. Variety of lot sizes and a range of housing opportunities 3. Intimately scaled neighborhoods 4. Thoughtfully planned streetscapes 5. Centrally located neighborhood parks 6. Gracious project entries 7. Access points for both pedestrians and vehicular traffic 8. Housing located near jobs and services 2.1 RESIDENTIAL VILLAGES Gateway includes a mix of residential densities and design opportunities by creating ten villages. The villages range from a large lot, gated neighborhood to a high-density residential community. This blend of lot sizes and dimensions allows for flexibility that is necessary to create unique and innovative homes. It also facilitates a range of housing styles, sizes, and floorplans that will appeal to a broad range of future residents in the region. The villages are organized to facilitate phasing in an effort to support efficient development of the Gateway PD. TABLE 2-1: LAND USE SUMMARY Land Use Designation LDR: Low Density Residential MDR: Medium Density Residential HDR: High Density Residential P/B: Open Space Single Family Residential Single Family Residential Multi -Family Residential Parks and Basins 663 98 TBD N/A Kettleman Lane r HDR lar LDR NAP Site Planning Chapter 2 NAP / assn LDR 1/ LDR ` �� }1 LDR tPark liL•=— LDR ll LDR NAP LDR Harney Lane Conceptual Residential Villages CO CC 0 a Lower Sacra Planned Development Overlay Standards & Guidelines 6 September 2017 GATEWAY LODI Site Planning Chapter 2 Future HDR -4-4; Ill -I IN Mr ! .; wm„-.=WmW I .: ,-mMMmm :;:,'e.,.l•,.,,-,. -4-Pa-rk :mm: rwm'I mmMj110.- .• ),.0;.s0 _Mmim14111-Mm1m'111i4..1..-44f,;.:, m iig•-1111161P1100111113'; .6iaieriiiiiiiiiiiiiilli 1-72/771 _Kettlemanithe_ Future HDR quillompoll 1114111 4- illifillThillehiltidillill IIIIIMIIIMIMUNgoll 1111111111111141ilr • ‘4`4 "'"'"*‘C"2 #;r* • II 1 1Y1] [ U l'ada RIARmtp toAddimmuliktummummie u!!!!!!!!sulioR110! Basin 111101111111111111 '11” 11111 WPM -ANN= AdOSMANIMMOM 1111111MINIIMRIK 111, 'WE:11;1111 A.. FAIS111111111Rii_111 11111141 kergAiA,6"*. Basin •.) 14111 111.0 Ilil 44444 44 11111 iiim 1111 Alt1110111110111111111 HarneLane Exhibit 2-1 — Gateway Site Plan Planned Development Overlay Standards & Guidelines September 2017 7 GATEWAY LODI 2.2 PARKS There are two parks totaling nearly nine acres. The parks are an important functional and aesthetic feature for Gateway, and they fully satisfy the park dedication requirements of the City. The conceptual design will include a playground for children, picnic area, and other facilities as deemed appropriate by the City. 2.3 NEIGHBORHOOD INTEGRATION Gateway is completely connected to the Villa Fiore subdivision currently under construction. There are also three major access points to the City at Kettleman Lane, Lower Sacramento Road, and Harney Lane. Site Planning Chapter 2 Kettleman Lane ■Illglllllll!llier illillllllll i«. u,waw.µ t ri�.r+Y.Y Y f 1 1111111111111 141101011011111 Harney Lane Conceptual Park Locations Lower Sacramento Road Planned Development Overlay Standards & Guidelines September 2017 8 GATEWAY LODI 2.4 EDGE CONDITIONS 2.4.1 COMMUNITY WALL The community wall along Harney Lane, Lower Sacramento Road and Kettleman Lane surrounds the street edges. A twenty -foot landscaped zone between the wall and the street will include a five-foot wide sidewalk. The sidewalk will create landscape zones and allows for a variety of plant material including trees on both sides of the walks. Plantings will also include appropriate material to serve as an anti -graffiti shield along the wall on Lodi Avenue. 2.5 VEHICULAR CIRCULATION All streets within Gateway shall be designed to accommodate traffic speeds of 25 miles per hour or less and comply with City's street standards. At least one (1) canopy street tree shall be planted at every lot front. Additional trees may be planted on wider lots subject to the review and approval of the landscape plans by the City. Site Planning Chapter 2 %CZ yI%;w YK mimed kir `rr "'yr 1111V iiriit-416111 u 1111. nn illllll1`1L ^fl�lfYlr11111•4j;111, i111111111111. li y1111111111111[ F*1�. ;,Ift. .rldil"ligiImliNFM111/Cia oilli liillii 1111 II, iiiirAttrAminguitwo •,h. 2 •*JU2JI: �i111F w�aL 'r41 1drli=��,µ7ii111� �i�~ 111 0 4711111 iiliaiirY•,1 !train' I•Ui 11ra1Ri1Rlii�22 I vim yrrrlrrrlwl,• 11e#FF1IFY ^ ' 111.11:-. 1P!I Pi:0 #u1 Harney Lane Community Wall Locations 4' WALK 6' / / RESIDENTIAL LOT 17' TRAVEL LANE 17' TRAVEL LANE 6' 4' WALK 54' RIGHT OF WAY RESIDENTIAL LOT Exhibit 2-2 — Neighborhood Street Section (54 -Foot Wide ROW) Planned Development Overlay Standards & Guidelines 9 September 2017 GATEWAY LODI 2.6 ENTRIES There are three primary entries that will feature enhanced landscape along the wall to complement the architectural character of the community. The entry at Lower Sacramento Road will include a landscape median. A monument sign will be located at each entry. Emphasis on the street tree selection and pattern will highlight connectivity and access to Gateway. One of the villages includes a gated entry refer to Exhibit 2-6 — Neighborhood Gated Entry. Entry Plan Kettleman Lane !l* Site Planning Chapter 2 Entry Locations Street Section and Monument ■ mei 'girt ������.■■euegym=======� mime,�������e_ ������ �e�. mm===r.ae0===== =mmemi i =MEN mINNENENNENEm . .1.�. 1======.io011MM==MEM mml==�Yt��====== mm�. ======z0:mmm� GATEWAY =ammmule ammmmmi m� ��.pemmrAme 6. -lam, - _mmw �10 IN m �i �_ Mme'-A���� JmNinu - �� alb w Ilii_- �S �� � -- ar— �L -11�1�. i.0 � .for-. — .��� ML: �a �� a . �� re.WaltlEetIrrillii Harney Lane Monument Detail Exhibit 2-3 — Gateway Entry at Kettleman Lane Lower Sacramento Road Illustrations are conceptual only. All plans are subject to review and approval by the City of Lodi. Planned Development Overlay Standards & Guidelines 10 September 2017 GATEWAY LODI RESIDENTIAL LOT PLANTING PLANTING Entry Plan LOWER ACRAMENTO ROAD Site Planning Chapter 2 RESIDENTIAL LOT PLANTING Street Section and Monument Monument Detail Exhibit 2-4 — Gateway Entry at Lower Sacramento Road Planned Development Overlay Standards & Guidelines 11 September 2017 GATEWAY LODI Entry Plan Street Section and Monument Site Planning Chapter 2 HARNEY LANE Monument Detail Exhibit 2-5 — Gateway Entry at Harney Lane Illustrations are conceptual only. All plans are subject to review and approval by the City of Lodi. Planned Development Overlay Standards & Guidelines 12 September 2017 GATEWAY LODI Kettleman an 1 I— 111111' LAWN' • 140 Entry Locations Harney Lane Lower Sacramento Road 1111111111111111111,1 _ , Street Section and Monument Exhibit 2-6 — Neighborhood Gated Entry Site Planning Chapter 2 Planned Development Overlay Standards & Guidelines 13 September 2017 GATEWAY LODI 2.7 PHASING Certain backbone infrastructure within the project boundary will be installed in the initial phase of the project as required by the City. These improvements will include rough grading, storm drain, water, sewer, and major street improvements. Development of the ten Villages may be done in up to twelve phases, or more, depending on market conditions. Home construction will likewise be phased according to market conditions and may include multiple phases within Villages. Project development is scheduled to begin in the Spring of 2018. The precise timing of the initial phase and any subsequent phases are not determinable at this time but are expected to continue uninterrupted once development begins until completion. Site Planning Chapter 2 Planned Development Overlay Standards & Guidelines 14 September 2017 GATEWAY LODI 3.0 DEVELOPMENT STANDARDS 3.1 OVERLAY DEVELOPMENT STANDARDS The Overlay Development Standards for Gateway were crafted to ensure that all development within Gateway will result in an attractive, desirable and secure environment that is compatible with the adjoining neighborhoods. The Master Developer shall create a Design Review Board for Gateway charged with reviewing all proposed development for consistency with these PD Guidelines. The Design Review Board shall include a licensed architect and structural engineer as well as a representative from the Master Developer. All project plans shall be reviewed and approved by the Design Review Board prior to any application submittal to the City of Lodi for approval or building permits. 3.1.1 LOT STANDARDS Each of the ten villages will be designated as either Low Density Residential (LDR), Medium Density Residential (MDR) or High Density Residential (HDR). There are seven LDR villages, one MDR village, and two HDR villages. The Development Standards for each designation are described below. Low DENSITY RESIDENTIAL (LDR) The seven Low Density Residential villages include villages four through ten. These villages provide a variety of single -story and two-story homes and are designed to seamlessly integrate with the Villa Fiore neighborhoods to the north. These villages are conventional lots facing either a public or private street with a minimum street frontage of 50 feet and a minimum lot size of 5,000 square feet. MEDIUM DENSITY RESIDENTIAL (MDR) Village 3 represents the Medium Density Residential village. It consists of compact lots with a minimum lot size of 4,000 square feet. Both single and two-story homes could be built in this village of detached home sites facing public streets. HIGH DENSITY RESIDENTIAL (HDR) The High Density Residential villages are represented by Villages two and four. These villages are designed to increase the variation of housing types in Gateway. The range of housing types may include. • Fourplexes • Condominiums • Duplexes • Apartments • Halfplexes • Townhomes • Cluster Housing Development Standards Chapter 3 Planned Development Overlay Standards & Guidelines 15 September 2017 1 GATEWAY LODI TABLE 3-1: LOT TYPE DEVELOPMENT STANDARDS SUMMARY evelopmen t tandards Standard DR Development Standards Chapter 3 HDR Minimum Lot Area 5,000 sf 4,000 sf - Typical Street Frontage Width 50'/75' 50'/55' - Setbacks (minimums in feet)(') Front Living Space 12' 10' 10' Side -on Garageme 12' N/A N/A Garage DoorN 20' 18' N/A Balcony/Porch(9) 12' 10' 10' Courtyard(3) 8' 10' 10' Interior Side Living Space/Garage/Courtyard3)(7) 5' 5' 5' Street Side Living Space 10' 10' 10' Garage Door 20' 20' N/A Porches(9) 10' 10' N/A Courtyard(3) 8' 8' 8' Rea Living Space/Patio Cover/Porch Site Cov 10' 60% 10' 5' 65% 70% eight Limits Buildings(8) 2 stories; not to exceed 35' Upto4 stories Fences 6' Arbors/Trellis 12' 2 enclosed stalls Per City Standards Accessory Structures Permitted up to 6' in height within 3' of any side or rear property line, and in excess of 6' shall be located not less than 5' from any side or rear property line. No accessory structures permitted front yard setback or exceeding 12' in height. Notes (1) All setbacks are measured from property lines to foundation. Required setback applies to habitable space and porches, but excludes all architectural projections listed below. (2) Side -on garages only permitted on lots 55' and wider. (3) Courtyard wall may not exceed 36 inches measured from finished grade. (4) Lot coverage does not include eaves, roof overhangs, and covered porches and patios. (5) Twenty -foot (20') setback applies to garage door(s) facing the street frontage, measured from the P/L except at private streets without sidewalks, in this case the setback is measured from the back of curb. (6) In conditions where the garage door(s) are set perpendicular to the street (swing garages), the minimum front yard setback from the garage shall be twelve feet (12') (7) Permitted architectural projections include; roof overhangs, pop -outs and decorative trim, fireplaces, bay windows and entertainment niches extending up to 2'-0" into the setback area. Projections cannot exceed 30% of building wall. (8) Measured from the highest point where grade abuts the structure to the highest point of the roof. (9) Front porches shall be a minimum depth of 6 feet and corner wrap around porches shall be 5 feet on side yards. Planned Development Overlay Standards & Guidelines 16 September 2017 GATEWAY Development Standards LO D I Chapter 3 3.2 SIGNS Gateway will have signs identifying the name of the community at each primary entry. These signs may be either in the median or on the community wall on either side of the entry. 3.2.1 TEMPORARY REAL ESTATE SIGNAGE The following temporary real estate signs are permitted within the Gateway PD Overlay provided they are not located within the public right-of-way. • Future Development Signs: Signs indicating "future development' and/ or "builder product identification," to be used by a residential builder to market the sales of their homes. At least one Future Development Sign for each separate development project is permitted. A Future Development Sign shall not exceed 100 square feet in area nor a height of 8 feet including the base. • Flags: Flags up to four feet (4') by six feet (6') are permitted at model sales complexes and along the perimeter wall. • Directional A -Frame Signs: A -frame signs that direct home buyers within the community while active sales and marketing are underway. These signs shall not exceed three (3) feet in height. Typically these signs will be located near intersections to direct visitors to the sales offices and would be removed from public view at the end of each business day. • Directional Signs: Small two feet (2') by three feet (3') signs that direct home buyers within the community while active sales and marketing are underway. These signs shall not exceed three feet (3') in height. Typically these signs will be located near intersections to direct visitors to the sales offices on the weekends and holidays and would be removed by the end of the weekend. Conceptual Sign Example &Hitt CR. BL TION MODELS Conceptual Temporary Construction Sign Example Planned Development Overlay Standards & Guidelines 17 September 2017 GATEWAY LODI 3.3 CORNER LOTS Corner lots have a high-level of visibility and impact on the community as a whole. These lots serve as an introduction to the architectural style and individualized character of a neighborhood as a secondary level entry statement. • Corner lots shall be at least five feet (5') wider than interior lots to allow for greater setbacks and architectural detailing on the corner -side. • Materials and details should wrap to the corner -side elevation. • Corner lots set the tone for architectural crafting and should be designed for two-sided exposure. • All windows on the corner -side elevation should be fully trimmed, consistent with the architectural style. • Architectural enhancements are encouraged such as: wall offsets, single -story elements, visible porch or courtyard, balcony, Juliet balcony, roof plane breaks, roof pitch breaks, or a principle window treatment. Development Standards Chapter 3 Architectural interest on corner lot examples Example of side entry and articulation on a corner Planned Development Overlay Standards & Guidelines September 2017 18 GATEWAY LODI 3.4 FENCES, WALLS, AND HEDGES The provisions included in this section shall not apply to a fence or wall required by a law or regulation of the City of Lodi or any agency thereof. • Fences, walls, hedges, signs, artwork, or any other structure or landscape materials located at the road, street corner or driveway of any parcel shall not be sized or located in such a way as to obstruct the safe stopping sight distance along adjoining streets or driveways. • The use of chain-link, welded wire mesh, barbed wire, razor wire or razor tape as part of a fence, wall or barrier shall be prohibited. • Fences shall be constructed of approved materials and are permitted up to six feet (6') in height with no required setbacks, except fences on corner lots require a five foot (5') setback from the property line. Fences or walls located within the front yard setback shall not exceed thirty inches (30") in height. Fences from six to eight feet (6'-8') in height are subject to review and approval of design review board. Fences in excess of eight feet (8') in height are prohibited. 3.5 LANDSCAPING To allow for walkways and other pedestrian friendly landscape features, no more than 55% of the front and street side required minimum setback on standard rectangular lots may be paved with hardscape materials such as concrete or asphalt. Permeable paving or pavers do not count toward the maximum hardscape criteria. Hardscape design flexibility will be allowed for narrow frontage lots (e.g. bulb shaped and cul-de-sacs) and flag lots in excess of the 55% limitation. These designs will be subject to review and approved by the Design Review Board. The remaining front yard shall be designed by the Master Developer /Builder to meet the requirements of LMC Section 17.30.070 Water Efficient Landscape Requirements. Gateway CC&Rs will help ensure that front and street side yard landscape continues to be well designed and maintained. Development Standards Chapter 3 Conceptual Wall Example Drought Tolerant Planned Development Overlay Standards & Guidelines 19 September 2017 GATEWAY LODI 3.6 LIGHTING All signage and outdoor lighting for illumination of landscaped areas, pathways, and other special features shall comply with; (1) the standards of the City of Lodi, or (2) the design criteria including these PD Guidelines. All such signage and lighting shall be subject to review and approval of the Design Review Board and the Community Development Director. • Exterior lighting shall be shielded or recessed to minimize direct glare or reflections. Lighting that represents movement, flashes, blinks, or is unusually high in intensity or brightness shall be prohibited. Temporary holiday lighting within public right-of-ways is not excluded from this regulation. • All lighting fixtures shall be appropriate scale and intensity for the use intended as determined and approved by the Design Review Board. • All street lighting shall conform to the minimum standards and design criteria established by the City. However, all street lighting systems, layout, fixtures, and lighting patterns shall be subject to the review and approval of the Design Review Board and the Community Development Director, and any deviations from the City minimum standards shall be subject to the approval of the City Engineer. Development Standards Chapter 3 Conceptual Lighting Example Planned Development Overlay Standards & Guidelines 20 September 2017 GATEWAY LODI 4.0 ARCHITECTURAL GUIDELINES 4.1 ARCHITECTURE FORWARD The design standards in this section seek to address the following objectives: • Create a distinct unified identity with a consistent level of quality within Gateway. • Create residential neighborhoods that provide interest and are visually pleasing. • Incorporate single -story elements including the use of porches and courtyards to add variety to the streetscape. • Present a variety of architectural elements to adjacent arterial, collector streets, and the central park. 4.2 NEIGHBORHOOD EDGE CONDITIONS Exposed rear elevations along public edges should include a variety of rooflines, wall offsets, or details to avoid monotonous edge conditions. • Vary front -to -back, side-to-side gables, hip roofs and/or integrate single - story elements where possible. • Maximize rear yard setbacks, as feasible. • Variety between plans or within plans may include: • Primary windows • Fully trimmed windows • Detail elements from front elevation • Single -story elements • Second -story balconies (Juliet or supported) • Roof plane breaks (ridge height and/or direction) between plans • Roof plane breaks (ridge height and direction) per plan • Offset wall planes • Varied first- and second -story massing between plans • Varied first- and second -story massing per plan Architectural Guidelines Chapter 4 Varied rear edge condition massing Planned Development Overlay Standards & Guidelines September 2017 21 GATEWAY LODI 4.3 GARAGES A variety of garage placements are encouraged to emphasize the pedestrian environment while accommodating the automobile. Typically, plans are to be reversed and plotted so that garages and entries are adjacent to each other to create an undulating setback. Occasionally, this pattern should be broken to avoid monotony. Additional garage orientation may include: • Side -on garage - the garage is accessed from a side driveway (only allowed on lots wider than 55 feet) • Street -side entry garage - the garage is accessed from the corner side All garages shall have roll -up doors that are setback from the exterior wall. The design of the garage doors should reflect the architectural style of the elevation selected. No three -car front facing garages on lots less than 70 feet wide from the setback line. 4.4 PRIMARY ENTRANCES The primary entrance to the homes will be from the street with either the front doors facing the street or with entry porticos facing the street and the front doors accessed from the side. 4.5 WINDOWS At least one (1) feature window treatment should be present on all front and corner -side elevations. Feature windows are trimmed or detailed in a manner that creates visual interest to the front elevation and represents the architectural style in an aesthetic way. Feature window treatments may include: • A window of unique size or shape • Picture window • Bay window Architectural Guidelines Chapter 4 Side -on garages only allowed on lots wider than 55 feet Entry portico faces the street Feature window treatment Planned Development Overlay Standards & Guidelines September 2017 22 GATEWAY LODI • A substantial surround or recess • Decorative iron window grilles • A completely trimmed window in conjunction with a porch • Decorative head or sill treatments • Grouped or ganged windows with complete trim surrounds or unifying head and/or sill trim • A Juliet balcony with style -appropriate materials All windows on side and rear elevations exposed to edge conditions shall be fully trimmed. 4.6 MATERIALS Building materials and colors play an important role in enhancing neighborhoods. To further the goal of diversity, the following criteria should be met: • Use durable and low maintenance finish materials. • Employ materials and finishes authentic to the architectural style. • Avoid awkward transitions at intersection of different materials. • Consider different roof colors for each selected style. • Provide visual interest with detailed elements such as shutters, exposed rafter ends, decorative grill work, decorative stucco, clay pipe vents, decorative ceramic tile, and/or other features appropriate to the selected style. • Encourage embellishments such as stone veneer, brick and tile to reflect the architectural style of each home. • When using more than one material on any elevation: • Change materials at inside corners or return siding or masonry veneers to building breaks or fence lines. • Wrap columns, tower elements and pilasters in their entirety. Architectural Guidelines Chapter 4 Feature window treatment Material change at inside corners Planned Development Overlay Standards & Guidelines 23 September 2017 GATEWAY LODI 4.7 FUNCTIONAL ELEMENTS All street signs, cluster mail boxes, traffic signs and street lights will be finished in a dark green color as to provide a thoughtful integration into the community landscape. All street signs,traffic signs and street lights will be per the City standards. Mail boxes will be per USPS standard. 4.7.1 ADDRESS NUMBERS All residential addresses shall be clearly marked, located in an area visible from the street and sufficiently lit for ease of recognition by postal and public safety agencies. 4.7.2 MAILBOXES U.S. Postal Service approved mailboxes shall be provided in a ganged configuration with enhancements per U.S. Postal Service standards. Details and colors should complement the architectural character of the neighborhood. Style and color will be selected by the Master Developer. 4.7.3 MECHANICAL EQUIPMENT Mechanical equipment should be screened from public view. 4.7.4 GUTTERS AND DOWNSPOUTS Drainage solutions should be unobtrusive, complementing the overall building design and color. 4.7.5 STREET LIGHTS, TRAFFIC SIGNS, & STREET SIGNS All street signs, cluster mail boxes, traffic signs and street lights will be finished in a dark green color as to provide a thoughtful integration into the community landscape. Architectural Guidelines Chapter 4 All Aluminum Construction Planned Development Overlay Standards & Guidelines September 2017 24 GATEWAY LODI 4.8 ARCHITECTURAL STYLES Gateway is envisioned as a diverse community where architectural massing, roof forms, detailing, walls, and landscape collaborate to reflect historic, regional, and climate -appropriate styles. Five broad families of styles have been selected for Gateway: • European • California Colonial • American Traditional • Farmhouse Gateway will display a variety of architecture; however, individual neighborhoods may reflect a combination of all three styles families - or may include individual styles from within a particular style family. Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines September 2017 25 GATEWAY LODI 4.8.1 EUROPEAN The European style is a good example of transplanted styles developed in a climate zones similar to the climate found in California. Specific European styles include Tuscan, Mediterranean, French, and English. The European Style Family is not strictly European, but rather American stylization of European landmarks and residences that were popular in the late nineteenth century. Primarily stemming from Italian and French influences, these styles are principally based on simpler and informal residential living styles of country settlements or old world villages. Their appeal is in their informal, rustic character expressed in warm colors, textures, and materials. Although residential adaptations were less formal, sometimes traditional classical elements are included. Typical European Elements • Plan form is typically a series of simple or inter -connected boxes. • Exposed rafter tails with decorative end cuts or brackets may be used. • Front entries are typically detailed with a historic -look trim surround and/ or wood head trim. • Wall materials typically consist of stucco with stone and classical accents. • An arched element is often used in conjunction with windows or doors. • Windows are sometimes detailed with projecting head trim of brick, stone, or wood, and plank shutters. • A horizontal banding element is sometimes used. • Details sometimes include wrought iron elements, classical trim elements, a Juliette balcony, arched windows or quoins. Planned Development Overlay Standards & Guidelines September 2017 Architectural Guidelines Chapter 4 26 GATEWAY LODI NI • ' .1i - • ,:.,. ...,- „.,. ...J. en. ..L.... .10 a.... .M._ :.: Nala.laila=_17, • • °MEW °Mir -••• .... • .1.1•5 EM MODEM . . S. .........2:.......,_ ... • woril. ft. im. rarai NM 1.0. -tonri POrMI. 0.1""Imrm.c "'"'"4-27 7 IL Nt- -"-- " - • •4111".' mi.. . '''' . ,./ Nt •.'" ,•:1-., ...... _ , ...-...• =IN. VairMAIA O. It ..: IR!. 1- '1 4. II: „ - Aur-om •.•,,,N _... . v.: • ,.. . . . ... . I. -71., 41 1111r i A •A'''.% ...r.......... 4,11...‘ fl t . sa.r. V•sevi. t mu. •-•-aa . MM'Am .. a...' ..a IN= • r... . . r' ''-!'-i---'.•-, PrzMow Ermor - - - • . . - lareNmu .. , • Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines September 2017 27 GATEWAY LODI 4.8.2 CALIFORNIAN COLONIAL This style family reflects the traditional heritage of the California homes that were influenced by the Spanish Mission and Mexican Rancho eras. Examples of specific styles within this family include Spanish Eclectic, Monterey, Hacienda, and Santa Barbara. Over the years, architectural styles in California became reinterpreted traditional styles that reflect the indoor -outdoor lifestyle choices available in this Mediterranean climate. These styles included the addition of western materials while retaining the decorative detailing of exposed woodwork, wrought iron hardware, and shaped stucco of the original Spanish styles. Mixing of style attributes occurred between styles such as adapting Spanish detailing to colonial style form, or colonial materials and details to the Hacienda form. The mixing of style attributes allows creative interpretation of the traditional styles utilizing details to express an abstracted architectural expression of a recognizable style that incorporates new, modern, or alternative forms, details, and materials in the modern context of architecture. Typical Californian Colonial Elements • Plan form is typically a courtyard or a two-story box with a strong first story element. • Roofs are typically shallow to moderately pitched. • Roof materials can include shingles, flat concrete tile, "S" tile or barrel tile. • Roof forms are typically simple gable roofs with moderate overhangs. • Wall materials typically consist of stucco, brick, or siding. • Shaped corbels, beams, and rafters are typical. • Balconies are typically detailed by simple columns without cap or base trim. • Porch details include arches or simple columns without cap or base trim. • The front entry is typically traditionally pedimented by a surround, porch or portico. • Windows may include a window head or sill trim and shutters. • Corbels and posts sometimes incorporate more "rustic" details. • Arcades are sometimes used. • Decorative wrought -iron accents, grille work, and post or balcony railing may be used. Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines September 2017 28 GATEWAY LODI Architectural Guidelines Chapter 4 li„IIIIIII11111111H0111111" NUH PP insinismeum 1IIIuhu1 Planned Development Overlay Standards & Guidelines September 2017 29 GATEWAY LODI 4.8.3 AMERICAN TRADITIONAL This broad family of styles is sometimes characterized as "traditional" architecture. Examples include Cottage, Farmhouse, Craftsman, Bungalow. Ranch is also considered a California Traditional style. This collection represents traditional American styles found throughout the country and in Central California. The architectural form and elements of these styles descend from the first homes built in the New England colonies in the 17th century. These traditional -influenced styles became part of the early California vernacular as the new state experienced an influx of money and population from the East Coast during the gold rush era of the mid -19th century. This influx brought East Coast culture, materials, and technological advancements to the West. Second stories with overhangs, dormers, and gabled roof forms are classic elements of these traditional American styles. Wood shutters can also be used as finishing details for an otherwise simple and functional form. Typical American Traditional Elements • Plan form typically simple box or "L" -shaped or a combination of the two. • Roofs are typically of moderate to steeper pitch with exaggerated eaves. • Roof materials can include asphalt shingles or flat concrete tiles. • Windows often are fully trimmed and may include shutters. • Decorative or pedimented head and sill trim is typical. • Porches can be prominent. • Windows are usually vertically proportioned with divided-lites. • Wall materials may include stucco, horizontal or shingle siding, and stone accents. Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines September 2017 30 GATEWAY LODI 11111110111111111)11111111111 11111111111 1 Architectural Guidelines Chapter 4 111"414111ij FIADFIgri "al*, Planned Development Overlay Standards & Guidelines September 2017 GATEWAY LODI 4.8.4 FARMHOUSE Due to the simple and honest nature of this architectural form, the Farmhouse style can be easily adapted to a more abstract solution, and is appropriate within many of the higher density products. Because the roof shapes, variety of textures, colors and materials can be easily extrapolated into more contemporary applications, one can find many examples of this transformation throughout the West. Although the elements of this style have been "contemporized" in many well-received applications as noted, there is a danger of going "too" progressive for progressive sake, thereby unleashing exterior nightmares that neither work inside or out! The goal is to extrapolate the positive attributes of this style in tasteful ways that enhance its beauty rather than exaggerate and distort its meaning for monumentation. Typical Abstract Farm Elements • Plan form can be symmetrical or asymmetrical. • Roofs are typically of moderate to steeper pitch with front facing gables. • Roof materials can include asphalt shingles, flat concrete tiles or metal roof accents. • Wall materials may include stucco, vertical, horizontal, plank or board and batt siding. • Windows are usually vertically proportioned and may be patterns or ganged. • Wall materials may include stucco, vertical, horizontal, plank or board and batt siding. Brick can also be used as an accent. • Porches or entry stoops are typical. Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines 32 September 2017 GATEWAY LODI Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines September 2017 3: GATEWAY LODI Gateway PD Process and Findings Chapter 5 5.o GATEWAY PD PROCESS AND FINDINGS The standards and guidelines of this document provide the blueprint for development Gateway. Upon approval of the Gateway PD Overlay, the standards, guidelines and procedures shall become the applicable zoning standards for all land uses and development within Gateway. In the case of differences between this document and the City of Lodi's Zoning and Development Ordinances, this Gateway PD Overlay shall prevail. The Master Developer and homebuilders will be responsible for complying with the Gateway PD Overlay. Plans shall not be submitted to the City without review and approval by the Design Review Board. 5.1 DESIGN REVIEW PROCESS A quality community is more than the completion of the rules and regulations. The streets need to do more than convey automobile traffic, they need to foster a daily experience that creates the context for living, working and playing. Homes need to be more than an individual residence; they need to express the character and context of the community to generate a streetscene that has an identity and texture. Parks need to be more than the planting of left over space; they need to add texture and interest to infuse physical and social activity into the community fabric. Gateway needs to be more than a place to reside, it needs to be a place to live and thrive. The standards and guidelines of this document have been set forth to establish a vision and level of quality for the Gateway development. The Master Developer will utilize an internal design review process to achieve the vision and quality of community outlined by this document. This Master Developer design review process includes concept review through plan development, and any modification to ensure individual homebuilder packages foster a cohesive community design that meets the vision of the Gateway development. Design review includes the following elements: • Site Planning • Residential architecture • Landscape • Civil engineering • CC&Rs Planned Development Overlay Standards & Guidelines 34 September 2017 GATEWAY LODI Gateway PD Process and Findings Chapter 5 It is the Master Developer's intent that internal design review be of a caliber that City -submitted plans will be in compliance with the PD Overlay and processed in an efficient and timely manner. Approval of this PD Overlay will allow for any development within the Project that complies with this document. As part of the building permit process, the Community Development Department shall review for compliance with the development standards. However the City of Lodi will not be responsible for compliance with the architectural guidelines in the PD overlay. The architectural review will be conducted by the Design Review Board. The Architect and homebuilders are encouraged to meet informally with City staff to review preliminary building plans prior to plan check to clarify any questions or issues regarding the compliance with City Codes and Regulations. Any preliminary advice or consultation from staff shall not be considered as an approval. In the event the Community Development department identifies issues of noncompliance, the applicant will be given a specific and detailed list of corrections necessary to be in compliance. 5.2 OVERLAY FINDINGS The Gateway PD Overlay encourages innovations in residential development and provides a greater variety in housing type and design through development standards, design guidelines, and housing prototypes that allow flexibility in design and configuration of homes. The Gateway PD Overlay will include a mix of lot types that appeal to a wider range of economic levels and lifestyles. 1. The Gateway PD Overlay is: • Consistent with the base zoning district of LDR. Alternative development standards and guidelines will generate creative and efficient development design. The maximum density permitted by the Low Density Residential General Plan designation is not exceeded. • The Project is in compliance with the applicable provisions of the City of Lodi Zoning Ordinance and accommodates flexibility in site planning and property development. The standards and guidelines set forth in this document respond to the City's desire for more creative and neighborhood -oriented development by allowing for residential development that is pedestrian friendly and includes quality housing. Planned Development Overlay Standards & Guidelines 35 September 2017 GATEWAY LODI Gateway PD Process and Findings Chapter 5 2. The Gateway PD Overlay will produce a comprehensive development of superior quality with higher quality architectural design than would otherwise occur from more traditional development applications and will provide a clear benefit to the City. 3. The Gateway PD Overlay ensures the development will not endanger, jeopardize, or otherwise constitute a hazard to the public health safety, or general welfare, or injure other property improvements in the vicinity or base zoning district. 4. The Gateway PD Overlay is: • Physically suitable for the type and density of proposed development and it complements the surrounding development. • Adequate in shape and size to accommodate the residential development and the walls, landscape, open space parking, yards and other features generally required by the LMC and necessary to support the development. • Served by adequate streets to carry the quantity and type of expected traffic. Vehicle, private and emergency, will have ample access and maneuvering space as street sections will comply with City standards. 5. The Project has been reviewed and is in compliance with, the California Environmental Quality Act (CEQA). See Lodi Annexation Environmental Impact Report (April 2006). Planned Development Overlay Standards & Guidelines 36 September 2017 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: December 13, 2017 APPLICATION NO: Subdivision Application: 2017-23 S Planned Development: 2017-23 PD Growth Management Allocation: 2017-23 GM REQUEST: Request for Planning Commission approval of: a) Growth Management Allocation for 107 Low -Density Residential Lots, 98 Medium Density Lots and 329 High Density Residential Units; and b) A Subdivision Map for the Gateway North Subdivision, a 55.5 acre, 205 unit subdivision with two high density residential sites and associated park and landscape lots; and c) Adopt Planned Development Guidelines for the subdivision known as Gateway North. 3002 West Kettleman and 1805 South Lower Sacramento Road. (Applicant: FCB Homes; File: 2017-23 GM / S / PD; CEQA Status: Section 15183 — Previous Environmental Review) LOCATION: 3002 West Kettleman and 1805 South Lower Sacramento Road. South of West Kettleman Lane and west of Lower Sacramento Road APN: 058-030-04, 09 and 16 Lodi, CA 95240 APPLICANT: FCB Homes Mr. Tom Doucette 10100 Trinity Parkway, Suite 420 Stockton, CA 95219 PROPERTY OWNER: Lodi LSR Properties, LLC Mr. Tom Doucette 10100 Trinity Parkway, Suite 420 Stockton, CA 95219 RECOMMENDATION Staff recommends that the Planning Commission approve the Tentative Subdivision Map and Planned Development Guidelines for the North Gateway Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 107 Low -Density Residential Lots, 98 Medium Density Lots and 329 High Density Residential Units subject to conditions in the attached resolution. 1 PROJECT/AREA DESCRIPTION General Plan Designation: Low, Medium and High Density Residential and Open Space Zoning Designation: PD(41) Property Size: 55.5 acres The adjacent zoning and land use characteristics: 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. The project as designed is consistent with the overall Gateway project and is an extension of the Villa Fiore project to the south and the Lodi Shopping Center project to the north. ANALYSIS Existing Conditions: The subject site consists of three parcels totaling 55.5 acres. (33.2 acres and 23.5 acres and is currently used for agricultural purposes consisting of wine grapes and open fields. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential, Medium Density Residential, High Density Residential and Open Space for parks and basins. The proposed layout is consistent with the Westside annexation map and the General Plan land use map. The proposed lotting meets the density requirements for parcel sizes. Low density lots are typically larger than 5,000 sq ft in size and medium density lots are 5,000 sq ft in size and lower 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 two distinct areas called villages. 2 ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Commercial / Highway 12 Community Commercial Lodi Shopping Center South Low Density Residential PD(41) Villa Fiore Development East Commercial / Medium Density Residential RMD - Medium Density Residential Vacant ag land West Mixed Use Center / Low Density Residential County - Unincorporated County - Unincorporated 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. The project as designed is consistent with the overall Gateway project and is an extension of the Villa Fiore project to the south and the Lodi Shopping Center project to the north. ANALYSIS Existing Conditions: The subject site consists of three parcels totaling 55.5 acres. (33.2 acres and 23.5 acres and is currently used for agricultural purposes consisting of wine grapes and open fields. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential, Medium Density Residential, High Density Residential and Open Space for parks and basins. The proposed layout is consistent with the Westside annexation map and the General Plan land use map. The proposed lotting meets the density requirements for parcel sizes. Low density lots are typically larger than 5,000 sq ft in size and medium density lots are 5,000 sq ft in size and lower 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 two distinct areas called villages. 2 Planned Development Guidelines: The applicant has prepared the Gateway North Planned Development Standards and Guidelines. (Attachment D). These guidelines create a comprehensive design for the overall Gateway North / Gateway South development. The organization of these guidelines is presented as a series of community design components that when combined create a comprehensive project design. The chapters highlight and articulate the various community design components, establishing specific development guidelines and standards for how the project will develop. As depicted in the development plans, the applicant is proposing to use several different elevation styles throughout the subdivision. The elevations use varying massing and architectural articulations. The project will be required to prepare a landscape plan that generally places one large street tree in each front yard among other accent landscaping including various shrubs, ground cover and lawn. The landscaping plan would have to comply with the requirements of the Lodi Municipal Code Section 17.03.070 which regulate landscape water efficiency. Subdivision Map: The proposed Tentative Subdivision Map would subdivide the project parcel into low density and medium density residential single-family lots, park and two high density residential parcels. The approximately 55.5 -acre property would be subdivided into approximately 205 single-family units, a park, roadways and other infrastructure required to support the proposed development. Lot sizes would range from 5,000 sq. ft. to 7,000 sq. ft. The development was separated into 2 "villages" with varying densities and housing types specified for each village. The shape of the properties makes for a more efficient gridded layout and more standardized lots and ties in with the development to the south. The street widths in Gateway North are wider to accommodate on -street parking and public safety vehicles within the traffic lanes. This has been a previous comment raised by the Planning Commission and Lodi residents. In accordance with Lodi Municipal Code Section, 17.52.070, the Commission may approve a tentative map only when it first finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan, and any applicable specific plan, and that none of the findings for denial can be made. The findings shall apply to each proposed parcel as well as the entire subdivision, including any parcel identified as a designated remainder in compliance with Map Act Section 66424.6. The findings are included as part of the resolution and staff recommends approval of the subdivision map. In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval shall expire and become void unless, the applicant petitions the Planning Commission for an extension and the Commission grants an extension in accordance with Lodi Municipal Code Section 17.52.130 (B)(1). Phased Final Maps shall extend the expiration of the tentative map by 36 months or the date of the previously filed Final Map. The map is subject to reimbursement requirements that are recorded against the property between now and when the project vests. 3 Access and Circulation: The main access to Gateway North is provided from Kettleman Lane with the extension of Westgate Drive. Secondary access to Lower Sacramento Road will be provided by Westgate Drive to Century Blvd. Parks: The project includes a neighborhood park. Conditions for potential features included in the park are provided as conditions of approval. Staff will work on these features as part of landscape, park design and improvement plan review. Growth Management Allocations The Gateway North applicant is requesting 107 Low -Density Residential Units, 98 Medium Density Units and 329 High Density Residential Units Allocations to construct the full project. The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the number of allocable units is figured, the City requires that the allocation units be distributed among housing types as follows; 44 percent low density, 28 percent medium density and 28 percent high density (GM -P4). The California Department of Finance sets the City population for January 1st of each year. The population has been as follows: 2012 — 62,575 2013 — 63,233 2014 — 63,651 2015 — 63,791 (62,772) 2016 — 63,219 2017 — 64,058 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 64,058 as of January 1, 2017 and 443 units available for 2016: 1. Calculate two percent of the City's current population: 64,058 x 2% = 1,281.16 2. Divide 1,264 by the average number of persons per household 1,281 / 2.85 = 449.47 3. Divide the 449.47 (449 du) units into the 3 housing types: 44% low density = 198 units 28% medium density = 126 units 28% high density = 125 units. 4 In 2017, the City Council expired allocations accumulated since 2013. The Council eliminated 1,056 Low Density allocations. This Council action created a new balance of 4,085 as detailed below in Table A. Table A: Growth Management Allocation for 2017 Density Total Available for 2017 2017 Council Reduction Total Available after Reduction for 2017 Low (0.1-7) 3,256 1,056 2,200 Medium (7.1-20) 736 0 736 High (20.1- 30) 1,149 0 1,149 TOTAL 5,141 1,056 4,085 Table B: Growth Management Allocation for Gateway North The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocations have been accumulated. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to 5 Available Allocations Total Available for 2017 Yearly Allocation Total Allocated Total Available for for Gateway 2017 North Low (0.1-7) 2,200 198 - 107 2,093 Medium (7.1- 20) 736 1,149 126 125 - 98 638 - 329 820 High (20.1- 30) TOTAL 4,085 449 534 3,551 The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocations have been accumulated. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to 5 conditions outlined in the attached resolution. The proposed tentative map, as described in the code compliance sections above, is consistent with the current General Plan (2010). The proposed residential development aligns with the residential land use designations and densities assigned to site in the current General Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of land. Also the design of the subdivision and type of improvements would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. Further, as stated in the code compliance sections above, the applicant has proposed development standards for this subdivision that are consistent with the historical development of the City. ENVIRONMENTAL ASSESSMENT The California Environmental Quality Act (CEQA) requires analysis of agency approvals of discretionary "Projects." A "Project," under CEQA, is defined as "the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment." The proposed Rezone, Tentative Subdivision Map, and Design Review for subdivision layout is a project under CEQA. All potentially significant environmental impacts were publicly disclosed and made available for comment via Lodi Annexation Environmental Impact Report, State Clearinghouse No. 2005092096, dated April 2006, prior to any decisions to approve any part of the whole project. On March 21, 2007, the City Council adopted Lodi Annexation Environmental Impact Report, State Clearinghouse No. 2005092096, and Mitigation and Monitoring Plan that analyzed environmental impact aspects of the proposed project. The City Council, by Resolution No. 2010-41, which became effective on April 7, 2010, certified an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, for the City of Lodi General Plan. This General Plan designated the project site as Low Density Residential, Medium Density Residential, High Density Residential and Open Space. No potential new impacts related to the Project have been identified that would necessitate further environmental review beyond the impacts and issues already disclosed and analyzed in the General Plan EIR. No increase in development density beyond what was anticipated in the General Plan for the Project site would occur. No other special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15183 and no further environmental review is required. PUBLIC HEARING NOTICE: Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, December 2, 2017. Eighteen (18) public hearing notices were sent to all property owners of record within a 300 -foot radius of the project site as required by California State Law §65091 (a) 3. Public notice also was mailed to interested parties who had expressed their interest of the project. RECOMMENDED MOTIONS Should the Planning Commission agree with staff's recommendation, the following motion is suggested: "I move that the Planning Commission adopt a Resolution finding that the project has satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183, the project is consistent with the findings of the previous 6 environmental documents prepared for the 2010 Lodi General Plan and approve the Tentative Subdivision Map and Planned Development Guidelines for the FCB Gateway North Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 107 Low -Density Residential Lots, 98 Medium -Density Residential Lots and 329 High Density Residential Units subject to conditions in the attached resolution." ALTERNATIVE PLANNING COMMISSION ACTIONS: • Approve the request with attached or alternate conditions • Deny the request • Continue the request. Respectfully Submitted, Concur, Craig Hoffman City Planner ATTACHMENTS: A. Vicinity / Aerial Map B. Westside Map C. Subdivision Map D. Planned Development Standards E. Draft Resolution Stephen Schwabauer Community Development Director 7 RESOLUTION NO. 17-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF FCB HOMES FOR APPROVAL OF SUBDIVISION MAP FOR GATEWAY NORTH SUBDIVISION, A 55.5 -ACRE, 205 -LOT, SINGLE-FAMILY RESIDENTIAL SUBDIVISION AND GROWTH MANAGEMENT ALLOCATION FOR 107 LOW-DENSITY RESIDENTIAL LOTS, 98 MEDIUM -DENSITY RESIDENTIAL LOTS AND 329 HIGH DENSITY RESIDENTIAL UNITS AT 3002 WEST KETTLEMAN AND 1805 SOUTH LOWER SACRAMENTO ROAD WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed public hearing, as required by law, on the requested Subdivision application, in accordance with the Lodi Municipal Code, Section 17.74; and WHEREAS, the project site is located at 3002 West Kettleman and 1805 South Lower Sacramento Road, Lodi, CA 95240 (APN: 027-400-01, 02 and 15); and WHEREAS, the applicant is FCB Homes, 10100 Trinity Parkway, Suite 420, Stockton, CA 95219; and WHEREAS, the applicant, FCB Homes, has filed the "North Gateway" Subdivision Map and Growth Management Application with the City of Lodi; and WHEREAS, the project properties owners of record are Lodi LSR Properties, LLC., Mr. Tom Doucette, 10100 Trinity Parkway, Suite 420, Stockton, CA 95219; and WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010, approved the land use designation as Low Density Residential, Medium Density Residential, High Density Residential, Public / Quasi Public and Open Space, 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 site; and WHEREAS, the City Council by Resolution No. 2007-48, which became effective on March 21, , 2007, approved certified an Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, for the 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 Subdivision Map contains 55.5 acres, 205 -lots, and is located at 2800, 2950 and 3050 West Lodi Avenue, which is designated for low density residential development, medium density residential development and high density residential development. WHEREAS, the Community Development Department did study and recommend approval of said request; and 1 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. The project is consistent with the previous El Rs prepared for the property. 5. The design of the proposed tentative subdivision and type of improvements are not likely to cause serious public health problems in that all public improvements will be built per City standards and all private improvements will be built per the California Building Code. 6. The design of the proposed tentative subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed tentative subdivision. 7. The subdivision is conditioned to construct improvements to Lodi Avenue thereby insuring that an adequate Level of Service is maintained on the roadways within the area. 8. An Environmental Impact Reports and Mitigation Monitoring and Reporting Program, Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, were prepared for this project in compliance with Public Resources Code section 21000 et seq, and were independently reviewed and certified by the City Council. All potentially significant environmental impacts were publicly disclosed and made available for comment prior to any decisions to approve any part of the whole project. On March 21, 2013, the City Council adopted an Environmental Impact Report and Mitigation Monitoring and Reporting Program for all aspects of the proposed project. all mitigation measures for the project identified in the initial study and accompanying studies are hereby incorporated into this approval. 9. The project is required to comply with all the mitigation measures outlined for the project in the Environmental Impact Report and in the Mitigation Monitoring and Report Program. 10. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth Management Element allows for density consistent with the proposed subdivision map. 11. Said Subdivision Map complies with the requirements of Article 5 of the Lodi Development Code, governing subdivision maps. NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of the City of Lodi hereby approves the Gateway North subdivision map and associated Development Standards for the Gateway North Subdivision and recommends that the City Council approve FCB Homes request for 107 Low-Density Residential Lots, 98 Medium-Density Residential Lots and 329 High Density Residential Units - growth management allocation units, for the Gateway North project subject to the following development conditions and standards: 2 1. The property owner and/or developer and/or successors in interest and management shall, at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys' fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense. 2. This recommendation for approval by the Planning Commission shall not constitute an authorization to begin any construction. 3. The developer shall comply with all the applicable requirements of the City's Community Development Department including Planning and Building Divisions; Public Works, Fire and Electric Utility Departments; and all other applicable local, state and federal agencies. It is the responsibility of the applicant to check with each agency for requirements that may pertain to the project. 4. The Tentative Map shall expire within 24 months of Planning Commission approval or a time extension must be granted by the Planning Commission. 5. The Final Map shall be in substantial conformance to the approved Tentative Map, as conditioned, and that any future development shall be consistent with applicable sections of the Municipal Code. 6. The developer shall install, on each residence, minimum four -inch high block style numbers for address identification. The numbers shall be in color that is contrasting to the background surface to which they are adhered and shall be readily visible from the street during the day and night. The construction drawings for the house plans shall identify the location of the address boxes or numbers on the house facades, along with a detail or keynote that describes how the house numbers will be illuminated or made identifiable from the street. 7. The developer shall submit detailed landscape and irrigation plans (concurrently with the improvement plans) for the review and approval of the Parks & Recreation Department. The landscape plan shall include, in addition to normal landscape and irrigation details, screening of any above ground utility vaults and anti -siphon water valves. 8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as determined by the City Engineer. Final locations and the number of such facilities shall be determined at the time the improvement plans are reviewed. 9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading plan and a detailed fencing/wall plan shall be submitted with the improvement plans for each phase of development. The design, height, and location of walls shall be subject to approval of the Community Development Director prior to approval of improvement plans. Where fencing is adjacent to public parks and/or trails, plans shall be approved by the Recreation Commission at the time of park plan approval. When the adjacent area is sloped, the fence/wall design shall include a 4' bench (sloped no more than 2%) along the fence/wall for maintenance purposes, as determined by the Parks and Recreation and Cultural Services Department. 10. The proposed sound wall along Westgate Drive and Lower Sacramento Road shall be a minimum of six (6') feet in height, excluding caps, columns and pilasters, unless a higher wall or fence is required as an environmental mitigation measure, measured to the grade of the property at the highest point within four feet (4') of said wall or fence and shall be designed to insure clear vision at all street intersections to the satisfaction of the City Engineer. 3 11. The project shall incorporate all applicable mitigation measures as specified in the adopted Final Revised Environmental Impact Report EIR-05-01 (State Clearinghouse No. 2005092096) for the project. 12. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, prior to recordation of the final map(s) for homes adjacent to existing agricultural operations, the applicant shall submit a detailed wall and fencing plan for review and approval by the Community Development Department (Land Use Mitigation Measure 1). 13. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, Agriculture Resources Mitigation Measures 2 and 3, the applicant shall provide and undertake a phasing and financing plan (to be approved by the City Council) for one of the following mitigation measures: a. Identify approximately 55.5 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 55.5 acres as determined by an independent qualified consultant retained by the City in consultation with the Central Valley Land Trust. The City will determine to whom the fee shall be paid. 14. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, Biological Resources Mitigation Measures 1, 2, and 3, the applicant shall contact the San Joaquin County Council of Governments (SJCOG, Inc) for a pre-ground disturbance survey, to be performed by an SJMSCP biologist, to determine applicable Incidental Take Minimization Measures (ITMMS). The City shall not authorize any form of site disturbance until it receives an Agreement to Implement ITMMS from SJCOG, Inc. The City shall not issue a building permit for the proposed project until the San Joaquin County Council of Governments determine what, if any, Incidental Take Minimization Measures (ITMMS) apply to the project and until the San Joaquin County Council of Governments verifies all applicable ITMMs have been fully and faithfully implemented. 15. If archeological materials are uncovered during any construction or pre-construction activities on the site, all earthworks within one hundred feet (100') of these materials shall be stopped, the Community Development Department notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find, and outline appropriate mitigation measures, if they are deemed necessary. 16. All stub end streets planned for future continuation and undeveloped cul-de-sacs shall be temporarily protected with warning barricades and redwood headers to be approved by the City Engineer. 17. The improvement plans shall reflect that all storm drain inlets constructed or modified in conjunction with this project shall be labeled "No Dumping — Drains to Canal" using thermoplastic stencils to the satisfaction of the Community Development Director. 18. The developer shall pay for and install all street name signs, traffic regulatory and warning signs, and any necessary street striping and markings required by the City Engineer. Street striping and markings shall be raised ceramic markers or thermoplastic material, as directed by the City Engineer. 19. Road or street names shall not duplicate any existing road or street name in the City, except where a new road or street is a continuation of an existing street. Road or street names that may be spelled differently but sound the same shall also be avoided. Road or street names shall be approved by the Fire Chief and the Community Development Director. 20. All improvements, public and private, shall be designed and constructed in accordance with the most recent edition of the City Plans and all applicable state and local ordinances, 4 standards and requirements. Should a conflict arise, the governing specification shall be determined by the City Engineer. 21. The developer shall ensure finished pad elevations are at a minimum one foot above the 100 year base flood elevation as shown on the latest Federal Emergency Management Agency (FEMA) floodplain maps for San Joaquin County, California. The developer shall be responsible for all necessary activities, applications, documentation and costs to amend floodplain maps for their development. 22. In accordance with the Growth Management and Infrastructure/Public Facilities Element of the City's General Plan, the environmental review prepared for this project, and the regulations of the applicable school districts, the Developer shall demonstrate that adequate provision is made for school facilities. To the extent permitted by law, this may include the payment of school facility mitigation fees adopted by the Lodi Unified School district, or alternative financial arrangements negotiated by agreement between the Developer and the applicable school districts. 23. A master street tree plan shall be approved by the Public Works Department for each phase of this tentative subdivision map. A minimum of one street tree shall be provided for each lot within this subdivision. On corner lots, three street trees shall be provided; one on the shorter lineal frontage and two on the longer lineal frontage. Street trees shall be a species selected from the City's adopted tree list, shall be a minimum fifteen (15) gallon size, spaced at thirty (30) feet intervals, and planted as reflected in the Engineering Department's Standard Plans and Specifications, with branches above average eye level. The trees selected shall be deep rooted and drought tolerant. Location and species shall be to the approval of the Public Works Department. 24. The developer, in order to reduce tracking of mud throughout the City, shall be responsible for cleaning up or any expenses incurred by the City for cleaning up mud, debris, etc. from City streets that is attributed to this project during construction. 25. Construction activities shall be limited to the hours of 7:00 a.m. to 10:00 p.m. Monday through Sunday, consistent with the City's Ordinance. 26. All conditions of approval for this project shall be written by the project developer on all master building permit plan check sets submitted for review and approval. It is the responsibility of the developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. If the subdivision is to be built out using master plans. Please follow City of Lodi, Community Development Department Policies and Procedures # B-[08]- [13] Plan Submittal - Residential Master Plans and # B-[08]-[14] Permit Processing — Production Homes. 27. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. CDD - PLANNING 28. The City of Lodi is a participant in the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). An application for evaluation of the project site with respect to SJMSCP requirements shall be submitted to the San Joaquin Council of Governments (SJCOG) prior to commencement of any clearing, grading or construction activities on the project site. 29. The Developer shall notify all purchasers of homes or lots, either through the Department of Real Estate Subdivision Report or, if there is no Subdivision Report, through a statement signed by each buyer and submitted to the City, that the this subdivision is adjacent to an agricultural area, and as such, there are ground and aerial applications of chemicals, and early morning/night time farming operations which may create noise and dust, etc. The project site is also adjacent to a commercial retail center, church facility with outside sports areas and future school site. In addition, all purchasers of homes or lots shall be made 5 aware of the future possibility of oil and gas well exploration on surrounding and adjacent properties and that farm animals may be kept on adjacent properties that may be outside the City limits. The wording and format for notifying home buyers of this information is subject to approval by the Community Development Director. 30. The City places a high value on quality design and materials in the construction of fencing and buffers for developments. Fencing is an integral design feature in residential developments and defines property ownership and boundaries. The City expects quality materials that will last and maintain an appealing aesthetic within neighborhoods. This includes metal or pressure treated posts for fencing. 31. The Gateway North project is required to provide for park land dedication based upon 5 acres of park land for every 1,000 residents. This may be accomplished by land dedication and park construction and a combination of in-lieu fees. The applicant will work with the Community Development Director and Parks and Recreation director to ensure that this condition is satisfied consistent with the General Plan requirements. 32. The park amenities may require the following items: • Bike rack • Basketball • Bocce • Horseshoes • Playground • Picnic tables • Picnic shelter (rental) BBQ • Passive area • Fields • Trees • Turf • Irrigation booster pump • Restroom • Drinking fountain • Furniture • Lights • Signs • Maxicom Equipment or equivalent 33. The construction of the new buildings and related site improvements shall require building permits. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2016 California Building code. Please review our policy handouts for specific submittal procedures. CITY OF LODI FIRE DEPARTMENT 34. The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 35. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet, exclusive of shoulders, except for approved security gates in accordance with Section 503.6 of the California Fire Code and an unobstructed vertical clearance of not less than 13 feet 6 inches. (Ord. No. 1840, § 1, 11-17-2010) 36. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet (45,720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 6 37. The developer shall install on-site and/or boundary water mains, fire hydrants and related services. Hydrants shall adhere to the City's standard details, with their location determined by the Fire District and City Engineer, and shall be installed and in service prior to any combustible construction on the site. Public fire hydrant spacing and distribution shall be determined as follows: a. At 300 feet spacing in high density, commercial, industrial zoning or high-value areas; b. At 500 feet spacing in low density residential areas; c. At 1000 feet spacing in residential reverse frontage; d. A fire hydrant shall be located within 200 feet of the radius point of all cul-de-sacs; e. Hydrants shall be required on both sides of the street whenever one or more of the following conditions exist: i. Streets have median center dividers that make access to hydrants difficult, cause time delays, or create undue hazards or both; ii. On major arterials where there is more than four lanes of traffic; iii. Width of street in excess of 88 feet; iv. The existing street being widened or having a raised median center divider in the future pursuant to the General Plan Roadway Improvement Plans for the City of Lodi. 38. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. CITY OF LODI PUBLIC WORKS DEPARTMENT The following conditions of approval are required for the subject project per City codes and standards, all to be accomplished prior to, or concurrent with, final parcel map filing unless noted otherwise: 39. The proposed development shall comply with Senate Bill (SB) 5 requirements. SB 5 requires the development to be designed to withstand a flood event with a 1 in 200 probability. 40. Utility Master Plans (Storm Drain, Water, Wastewater and Nonpotable Water) and major street geometrics including cross sections shall be approved prior to submittals of Engineering Public Improvement Plans and phasing plan. 41. Engineered Improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Storm drainage facilities design shall conform to the Multi-Agency Post-Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. c) Irrigation plans and plantings shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. d) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed geotechnical engineer. e) Grading, drainage and erosion control plan. 7 f) Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan (SWPPP). g) All utilities, including electrical, gas, telephone and cable television facilities. h) Joint Trench plans (required with second submittal). i) Reverse frontage wall, wall details, landscaping and irrigation system. Irrigation system plans are required with the second submittal. j) Street tree planting plan for parkway strip along Westgate Drive. Requires approval of the Community Development Director and Public Works Director. A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 42. Design and install public improvements in accordance with City master plans. Street, wastewater, storm drain, water and nonpotable water master plans and design calculations for the development are required. a) Street i) Install frontage improvements including but not limited to pavement, driveway, streetlights, reverse frontage wall, landscaping, curb, gutter and sidewalk along all streets in the subdivision in accordance with City Standards. ii) All street designs shall conform to Section 1.305 of the City of Lodi Design Standards. iii) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iv) All residential streets shall contain vertical type or rolled type curb, gutter and sidewalk to and conform with City of Lodi Standard Plan 135 and 136 respectfully. v) A minimum of Six -feet of monolithic sidewalk and vertical type curb and gutter in conformance with City of Lodi Standard Plan 135 shall be installed around the park frontage. vi) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs needed along Kettleman Lane Westgate Drive, Street A and Street E. vii)Two access points shall be provided throughout all phases of development. Van Ruiten Drive may need to be extended prior to development of the North West portion of the development, if not already complete. viii) Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Westgate Drive (1) Right-of-way (ROW) shall be a minimum of 88 -feet (from Kettleman Lane to the south boundary of Lodi Shopping Center). (a) The west side of Westgate Drive shall contain a 6 -foot planter strip, 10 -feet of enhanced sidewalk and 6 -feet of landscaping adjacent to the 8 -foot public reverse frontage wall. 8 (2) Street layout shall accommodate on -street parking, a bike lane and a travel lane. (3) This project shall complete the frontage improvements along the City -owned parcel. Developer may file a reimbursement agreement for the cost of the public improvements. The southwest corner of Kettleman Lane and Westgate Drive shall be designed to satisfy Caltrans requirements. Signal modifications may be required by Caltrans. (4) Side streets connecting to Westgate Drive shall contain stop signs. b) Street A (1) ROW shall be 60 -feet. (a) Street A shall be 44 -feet curb to curb and contain 5.5 -feet of vertical -type curb, gutter and sidewalk. Behind the back of walk (BOW) there shall be 2.5 -feet of ROW on each side of the street. (2) At Westgate Drive the centerline of Street A shall line up with the Lodi Shopping Center driveway to the east. An easement from the City may be required to achieve this alignment. c) Van Ruiten Drive (1) ROW shall be 55 -feet. (a) All standard residential streets shall be 40 -feet curb to curb and contain 5.5 -feet of rolled -type curb, gutter and sidewalk. Behind the BOW there shall be 2.5 -feet of ROW on each side (see Xsection 2017). d) Petal Way and Blossom Drive (1) ROW and frontage improvements shall match the existing Villa Fiore public improvements. e) Streets 1, 2,3, 4, B, C, D, E, F, Marigold Way and Larkspur Lane (1) ROW shall be 50 -feet. (a) All interior streets designated as minor residential shall be 36 -feet curb to curb and contain 5.5 -feet of rolled -type curb, gutter and sidewalk. Behind the BOW there shall be 1.5 -feet of ROW on each side (see Xsection 2017). f) Lower Sacramento Road (1) Frontage improvements shall be constructed along the map boundary. ix) The public, reverse -frontage block wall is subject to the following criteria: a) Minimum wall height shall be at least 8 feet above the highest adjacent pad elevation or as required by the Community Development Department Director and Public Works Director. All walls 7 -feet and taller, including fencing on top of walls require a building permit from the Community Development Department. 9 b) A wall detail shall be included with the plans. c) Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. The reverse frontage wall, landscaping and irrigation improvements shall be constructed by the developer at the developer's expense to the approval of the Public Works Director and Community Development Director. d) Provide a wall easement along all parcels containing a public masonry wall. e) Side lot walls shall be privately owned and maintained. b) Wastewater i) Individual wastewater services shall be provided to each parcel from the public wastewater main in all public streets. ii) Provide wastewater service stubs to the City -owned parcel and the future high density residential site. c) Storm Drain i) Use the 2012 City of Lodi Storm Drainage Master Plan design criteria for all calculations. ii) Provide a storm water service stub to the City -owned parcel and the future high density residential site. iii) Slopes for all parcels within the development shall flow towards the proposed streets. All stormwater shall be collected within the development and cannot flow to neighboring parcels. iv) An overland flood release pathway shall be incorporated in the street and circulation design plan for each subarea. For example, when any particular catch basin is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished floor elevation without releasing the excess water toward the planned flood release point. a) Finished pad elevations shall be high enough to prevent flooding in the event the storm drain system is overwhelmed by a 200 -year flood event. d) Water i) Individual water services shall be provided to each parcel from the public water main in all public streets. ii) Provide a water service stub to the future high density residential site. iii) Provide a looped water system, a minimum of two connections to the City water system are required throughout all phases. iv) A water sampling station(s) shall be provided located within the subdivision. The location of the sampling station must be approved by the City Engineer. v) Provide locations of all water valves and fire hydrants within the development. All water valves and fire hydrants shall have a maximum spacing of 600 -foot spacing in residential areas and 300 -feet in high density residential areas, including collector streets servicing residential areas to conform with the to the City Design Standards section 4.501 and 4.502, respectively. 10 e) Nonpotable Water i) The nonpotable water line shall be connected to the existing nonpotable water main in Westgate Drive. ii) Park, basin and public irrigation shall be supplied from the nonpotable water main. 43. Duplicate lot numbers shall not be used; each lot shall be uniquely numbered in the subdivision map. 44. All unused water, wastewater and storm drain stubs shall be abandoned at the developer's expense. 45. Remove or abandon all wells, septic systems, and underground tanks in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. 46. Neighborhood park facilities and equipment including landscaping and irrigation shall be maintained by the developer for a period of two years or until the building permit for the 100th home is finaled, whichever term is longer. 47. All project design and construction shall be in compliance with the Americans with Disabilities Act (ADA). City of Lodi Standard Plans are in the process of being revised and it should not be assumed that current standard plans are fully ADA compliant. Project compliance with ADA standards is the developer's responsibility. 48. Project phasing will require additional requirements and approval by the City Engineer. 49. All public improvements to be installed within one year under the terms of an improvement agreement to be approved by the City Council prior to final parcel map approval. The Developer will be required to provide warranty security in the amount of 10% of the value of the public improvements. The warranty period will be two (2) years commencing on the date of acceptance of the public improvements. 50. Project design and construction shall be in compliance with the applicable terms and conditions of the Multi-Agency Post-Construction Stormwater Standards Manual adopted by the City of Lodi in compliance with the State Water Resources Control Board's Phase 11 MS4 permit. a) State-mandated construction site inspections to assure compliance with the City of Lodi's Phase 11 MS4 permit are required. The fee for these inspections is the responsibility of the developer and must be paid prior to the map filing or commencement of construction operations, whichever occurs first. 51. The City of Lodi is a participant in the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). An application for the evaluation of the project site with respect to SJMSCP requirements shall be submitted to the San Joaquin Council of Governments (SJCOG) prior to the commencement of any clearing, grading or construction activities on the project site. 52. 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. 53. The developer shall acquire all necessary easements and ROW dedications. 11 54. The Developer shall provide on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees in the parkways, as well as other public services as set forth in Resolution No. 2007-59 approved by the City Council on April 4, 2007, by annexation to the City of Lodi Community Facilities District No 2007-1 prior to final map filing. All costs associated with annexation to the District are the Developer's responsibility. Developer is responsible for the regular and ongoing maintenance and replacement of the landscaping and irrigation improvements and street trees in the parkways for one year after the first revenues are received by the City from the Community Facilities District. 55. Submit final map per City and County requirements including the following: a) Preliminary title report. b) Standard note regarding requirements to be met at subsequent date. c) Waiver of access rights on Westgate Drive and Lower Sacramento Road. d) Subdivision Map Guarantee. e) Annexation to Community Facilities District 2007-1. 56. Payment of the following: a) Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of certificate of occupancy. c) Water meter installation fees at the time of building permit issuance for each parcel. d) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance for each parcel. e) Stormwater compliance inspection fee prior to parcel map filing or commencement of construction operations, whichever occurs first. f) Annexation into the City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. g) Reimbursement fees for public improvements: RA 07-52- Lower Sacramento Road improvements and other legally enforceable fees that exist when the final map is recorded. 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. 57. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement appointing the City of Lodi as its agent for the exercise of any and all overlying water rights appurtenant to the proposed Gateway North subdivision, and the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land, for all lots in the subdivision and provide deed provisions to be included in each conveyance. 12 58. The City plans to install a future water tank and pump station on the City -owned parcel immediately north of the development. Developer shall disclose this information to all potential buyers in the proposed subdivision. 59. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Encroachment Permit issued from the City of Lodi Public Works Department for any work within the City's public right of way or on existing public water, wastewater and storm drain infrastructure. c) San Joaquin County encroachment permit for work within County right-of-way. d) NPDES Construction General Permit (SWPPP). e) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. CDD - BUILDING DEPARTMENT General Comments: 60. Building permit is required for Site work. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2013 California Building code. Please review our policy handouts for specific submittal procedures. 61. The 2013 California Residential Code, Section R313.2 requires all new one and two-family dwellings to have an automatic residential fire sprinkler system installed. 62. Dwelling unit walls less than 3' from the property lines are required to be 1 hour fire rated. 2013 CRC, Section R302, Table R302.1 (2 Multiple Family Dwellings: 63. All buildings and structures shall have the required fire separation distance separation to the property lines and other building on the site as specified by the 2016 CBC, Table 602 or shall provide the required fire rated protection of walls, limitations of protected and unprotected openings for each building, as per 2016 CBC, Sections 705, Tables 601, 602 ,705.8 and 716.5 64. Plans shall provide occupancy load calculations for each building based on square footage and the applicable occupant load factor from Table 1004.1.2. 2016 CBC, Section 1004.1.2 65. If the occupant load for any building exceeds 49, the plans shall show: a) A minimum of two (2) exits that are separated by a minimum of 1/2 (1/3 in sprinklered buildings) of the diagonal distance of the area served. 2016 CBC, Section 1007.1.1 b) Exit doors shall swing in the direction of egress travel. 2016 CBC, Section 1010.1.2.1 c) The exit doors and exit access doors shall be equipped with panic hardware. 2016 CBC, Section 1010.1.10 d) A means of illuminating the egress path of travel in case of power failure, including path to the egress doors, the corridor and the exterior landings. The emergency power system shall provide back up power for the duration of at least 90 minutes and shall illuminate the path of travel at the rate of an average of 1 foot candle at floor level. 2016 CBC, Sections 1008.1 thru 1008.3.5 e) Show locations of required illuminated exit signs. 2016 CBC, Section 1013 f) Provide complete and adequate details and locations of the required tactile exit signs at the following locations: 13 1. Each grade -level exterior exit door shall be identified by a tactile exit sign with the word, "EXIT." 2. Each exit access door from an interior room or area that is required to have a visual exit sign, shall be identified by a tactile exit sign with the words, "EXIT ROUTE." 2016 CBC, Section 1013.4 66. Site Plan to show all building entrances and ground level exits shall be connected on an accessible route to other buildings on the site, public transportation stops, accessible parking and passenger loading zones and to public streets and sidewalks. 2016 CBC, Sections 11B- 206.4.1, 11 B-404, 11 B -Division 4 67. Plans to specify walkways and sidewalks along accessible routes of travel (1) are continuously accessible, (2) have maximum 1/2" changes in elevation, (3) are minimum 48" in width, (4) have a maximum 2% cross slope, and (5) where necessary to change elevation at a slope exceeding 5% (i.e., 1:20) shall have ramps complying with 2016 CBC, Section 11 B-405 or 11 B- 406 as appropriate. Where a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas shall be defined by a continuous detectable warning which is 36" wide, complying with 2016 CBC, Sections 11 B-247.1 & 11 B-705.1.2.5. 68. Plans to specify and show accessible parking spaces in compliance with 2016 CBC, Sections 11 B-208.2, 11 B-502 and Table 11 B-208.2. At least one space shall be van accessible as per 2016 CBC, Section 11 B-208.2.4. Provide complete and adequate accessible parking details to specify and show: 1) A 9' wide x 18' deep accessible parking space(s) with 5' wide striped access aisle. "Van accessible" parking spaces shall be a minimum 12' wide x 18' deep with a 5' wide access aisle or 9' wide with an 8' wide access aisle. 2016 CBC, Section 11 B-502.2 2) The access aisle(s) may be located on either side of the accessible parking space(s), except "van accessible" parking spaces shall have the access aisle located on the passenger side of the accessible parking space. Two accessible parking spaces shall be permitted to share a common access aisle. 2016 CBC, Sections 11 B-502.3.4, 11 B- 502.3 3) The access aisles shall be marked with a blue painted borderline around their perimeter. The area within the blue borderlines shall be marked with hatched lines a maximum of 36" on center in a color contrasting with the aisle surface, preferable blue or white. The words "NO PARKING" shall be painted in 12" high white letters in each access aisle. 2016 CBC, Section 502.3.3 4) The accessible parking spaces and the access aisles shall not exceed 2% cross slope in any direction. 2016 CBC, Section 11 B-502.4 69. Plans to specify location and provide complete and adequate details of the following required parking signage: A. "Unauthorized vehicles..." signs at all driveway entrances, or located adjacent to and visible from each accessible parking space. Indicate on the plans that the sign shall be filled out with the correct appropriate information to become a permanent part of the sign (Lodi Police Department, 209-333-6727). 2016 CBC, Section 11 B-502.8 B. Specify permanently posted reflectorized parking space identification sign at each accessible parking space, 70 -sq. inches in area, and mounted a minimum of 60" (80" when located in the path of travel) from bottom of sign to paving. Provide a "van accessible" sign at appropriate parking spaces. The sign may also be posted on a wall at the interior end of the parking space at a height of 36" above the finished walk or grade. An additional sign 14 below the symbol of accessibility shall state "Minimum Fine $250". 2016 CBC, Section 11 B-502.6 C. Specify pavement -marking symbols at each accessible parking space. 2016 CBC, Section 11 B-502.6.4 70. Plans to specify and show all sales, service and information counters are a maximum of 34" high or specify and show a minimum 36" wide counter area that is not more than 34" aff. . 2016 CBC, Sections 11 B-227, 11 B-904.4 71. The Fire Sprinkler system shall be submitted under a separate permit and cover to the Building Department by a C-16 licensed contractor. 72. Fire alarm or fire sprinkler monitor alarm, as required by the 2016 CFC, shall be submitted under separate permit and cover by a C-10 licensed contractor. 73. All automatic sprinkler systems shall require a fire department connection (FDC) in a location approved by the Fire Chief. On site FDC's shall be within 50 feet on a fire hydrant unless placed along a public street within 20 feet of the property line. FDC's shall be placed on the same side of fire access roads as the fire hydrant. Plans to show the location of the Fire Department Connection within the required distance to a hydrant. 74. The buildings are required to be protected by an automatic fire extinguishing system and therefore an approved fire control room shall be provided. [LMC 15.20.180 & Lodi Fire Standard D-01] Plans shall include a fire control room with the following: a) Fire control rooms shall contain all fire sprinkler system control valves, fire alarm control panels, extra fire sprinkler heads, and other fire equipment required by the Chief. b) Fire control rooms shall be located within the building at a location approved by the Chief, and shall be provided with a means to access the room directly from the exterior with an approved door of minimum dimensions of 36" x 80". c) Durable signage shall be provided on the exterior side of the access door to identify the fire control room. The sign shall indicate "FIRE CONTROL ROOM" with 3" tall letters that contrast with their background. d) Keys shall be located within an approved Knox® Company key box located adjacent to the main entrance door on the exterior of the building at 6' above finished floor. Keys shall include keys for manual pull stations, fire alarm control panel, breakaway locks for PIV, locks for OS &Y chains and exterior doors and essential rooms as determined by the Chief. e) Fire control rooms for commercial buildings shall be a minimum dimension of 5' x 7' not less than 35 square feet. f) The fire sprinkler riser shall be located at least 12" from any wall. Fire riser SHALL NOT block doorway. g) The fire equipment room may contain other building service equipment. This other equipment shall not be within 3' in front of any fire equipment in the room. Rooms may be enlarged to share with other equipment such as electrical. However rooms may not be used as storage areas. 75. Plans to specify and show a fire access lane to extend within 150' of all portions of the structure. Fire access lane to be a minimum of 24' wide. Dead end fire access lanes in excess of 150' in length shall be provided with an approved area for turning around fire apparatus. Further, amend plans to specify and show fire lane striping (red curb or stripe with "Fire Lane" in 4" high white letters, 3/4" stroke at intervals not less than 50') and fire lane 15 sign at the entrance and the extremity of the lane. 2016 CFC, Section 503.1 and LMC 15.20.080 76. On site fire hydrants may be required. Maximum hydrant spacing to be 300' oc. LMC 15.20.370 Dated: December 13, 2017 I certify that Resolution No. 17-20 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on December 13, 2017 by the following vote: AYES: Commissioners: Cummins, Gomes, Kirsten, Acting Chair Hennecke NOES: Commissioners: None ABSENT: Commissioners: Kirst, Olsen and Chair Slater ATTEST Secretary, Planning Commission 16 RESOLUTION NO. 2018-18 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR THE 2017 GROWTH MANAGEMENT ALLOCATIONS FOR THE GATEWAY NORTH SUBDIVISION NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve the 2017 Growth Management Allocation as recommended by the Lodi Planning Commission, as shown as follows: Requested Recommended 2017 Allocations 2017 Allocations Gateway North 107 Low -Density 107 Low -Density Gateway North 98 Medium -Density 98 Medium -Density Gateway North 329 High -Density 329 High -Density TOTAL 534 534 Dated: February 7, 2018 I hereby certify that Resolution No. 2018-18 was passed and adopted by the City Council of the City of Lodi in a regular meeting held February 7, 2018, by the following vote: AYES: COUNCIL MEMBERS — Chandler, Johnson, Kuehne, and Mayor Nakanishi NOES: COUNCIL MEMBERS — Mounce ABSENT: COUNCIL MEMBERS — None ABSTAIN: COUNCIL MEMBERS — None NIFER" . FERRAIOLO City Clerk 2018-18 SUBJECT: Please immediately confirm receipt o_ f this. fax by calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 107 LOW-DENSITY RESIDENTIAL, 98 MEDIUM -DENSITY RESIDENTIAL, AND 329 HIGH-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS TO GATEWAY NORTH SUBDIVISION PUBLISH DATE: SATURDAY, JANUARY 20, 2018 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, JANUARY 18, 2018 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 classified)@lodinews.com at (time) on (date) (pages) LNS Phoned to confirm receipt of all pages at (time) EB PMF (initials) forms\advins.doc DECLARATION OF POSTING NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 107 LOW-DENSITY RESIDENTIAL, 98 MEDIUM -DENSITY RESIDENTIAL, AND 329 HIGH-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS TO GATEWAY NORTH SUBDIVISION On Thursday, January 18, 2018, in the City of Lodi, San Joaquin County, California, a Notice of Public Hearing to consider adopting resolution approving the Planning Commission's recommendation to authorize 107 Low -Density Residential, 98 Medium - Density Residential, and 329 High -Density Residential Growth Management Allocations to Gateway North 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 January 18, 2018, at Lodi, California. Aril • _ . ,. ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK PAMELA M. FARRIS ELIZABETH BURGOS DEPUTY CITY CLERK ADMINISTRATIVE CLERK N:\Administration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD2.doc DECLARATION OF MAILING NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 107 LOW-DENSITY RESIDENTIAL, 98 MEDIUM -DENSITY RESIDENTIAL, AND 329 HIGH-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS TO GATEWAY NORTH SUBDIVISION On Thursday, January 18, 2018, in the City of Lodi, San Joaquin County, California, I deposited in the United States mail, envelopes with first-class postage prepaid thereon, containing a Notice of Public Hearing to consider adopting resolution approving the Planning Commission's recommendation to authorize 107 Low -Density Residential, 98 Medium -Density Residential, and 329 High -Density Residential Growth Management Allocations to Gateway North Subdivision, attached hereto marked Exhibit A. The mailing list for said matter is attached hereto marked Exhibit B. There is a regular daily communication by mail between the City of Lodi, California, and the places to which said envelopes were addressed. I declare under penalty of perjury that the foregoing is true and correct. Executed on January 18, 2018, at Lodi, California. ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK, CITY OF LODI `/7 •� PAMELA M. FARRIS ELIZABETH BURGOS DEPUTY CITY CLERK ADMINISTRATIVE CLERK Forms/decmail.doc CITY OF LODI Carnegie Forum 305 West Pine Street, Lodi C NOTICE OF PUBLIC HEARING Date: February 7, 2018 Time: 7:00 p.m. C 1 For information regarding this notice please contact: Jennifer M. Ferraiolo City Clerk Telephone: (209) 333-6702 r -----EX rd'-brTh-1 fA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, February 7, 2018, at the hour of 7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will conduct a public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider the following item: a) Adopting a resolution approving the Planning Commission's recommendation to authorize 107 Low -Density Residential, 98 Medium -Density Residential, and 329 High -Density Residential Growth Management Allocations to Gateway North 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, 2"d 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: Je fifer M. rraiolo Clerk Dated: January 17, 2018 Appr• ed as to form: ce D. agdich 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. CLERKTUBHEAR\NOTICES\notcdd2.doc 1/12/18 5814014 PH Mailing List for 02-07-18 City Council Meeting for Gateway North Subdiv is EXHITB1 PARCEL 5803016 5803031 2705015 2705020 2705016 2705018 2705019 2705021 5803019 5803020 5803012 5802005 2703012 5803009 OWNER LODI LSR PROPERTIES LLC SUNSET TARTESSO LLC DOLLINGER, DAVID L HEDRICK, LAMAR A & JOANN ATR BROWN, BOB K & JUDITH E TR DOLLINGER, LEROY L & GLADYS D HEDRICK, LAMAR A & JOANN A TR GEWEKE FAMILY LTD PTP BDC LODI III LP BDC LODI III LP WAL MART REAL EST BUSINESS TRU ROGAN, ANGELA TR ETAL MAXINE CHRISTESEN FAMILY LP 5803010 5803004 5803030 5803032 5803034 5814006 LODI LSR PROPERTIES LLC LODI CITY OF LODI LSR PROPERTIES LLC ZUNINO, JACOBA TR ETAL SUNSET TARTESSO LLC SUNSET TARTESSO LLC PETERSON, RUTH SUSAN TR HERRMANN, JERALD A TR ETAL ATTN RE PROPERTY TAX DEPT 8013 STOR MAXINE CHRISTESEN CITY CLERK ANN VAN RUITEN CATHERINE J HERRMANN TR ADDRESS 10100 TRINITY PKWY STE 420 '340 PALLADIO PKWY STE 521 101 E HWY 12 209 E HWY 12 35 E HWY 12 101 E HWY 12 209 E HWY 12 1139 E KETTLEMAN LN SUITE 200 1556 PARKSIDE DR 1556 PARKSIDE DR 1031 SE 10TH ST PO BOX 1521 179 E TAYLOR RD 10100 TRINITY PARKWAY #420 PO BOX 3006 10100 TRINITY PKWY STE 420 PO BOX 520 340 PALLADIO PKWY STE 521 340 PALLADIO PKWY STE 521 PO BOX 331 6453 MULBERRY LN CITY STOCKTON FOLSOM LODI LODI LODI LODI LODI LODI WALNUT CREEK WALNUT CREEK BENTONVILLE LODI LODI STOCKTON LODI STOCKTON WOODBRIDGE FOLSOM FOLSOM SUTTER CREEK STOCKTON STATE CA CA CA CA CA CA CA CA CA CA AR CA CA CA CA CA CA CA CA CA CA ZIP 95219 95630 95240 95242 95242 95242 95242 95240 94596 94596 72716 95241 95242 95219 95241 95219 95258 95630 95630 95685 95212 PH Mailing List for 02-07-18 City Council Meeting for Gateway North Subdivision PARCEL 5814007 5803029 5814012 OWNER DEL RIO, SANTIAGO M & RAMONA T BDC LODI III LP PETERSON, KARLA ANN ATTN ADDRESS 15315 N HOERL RD 1556 PARKSIDE DR PO BOX 473 CITY LODI WALNUT CREEK LOCKEFORD STATE CA CA CA ZI P 95240 94596 95237 5814052 PETERSON, MINTON BILLIE & KARL PO BOX 473 LOCKEFORD CA 95237 'Keay 12 I mss S. CM 61 .pIvd� mp '7 m' o.Be.d.II Park[