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HomeMy WebLinkAboutAgenda Report - May 2, 2018 G-02 PHTM CITY OF LODI COUNCIL COMMUNICATION AGENDA TITLE: MEETING DATE: PREPARED BY: AGENDA ITEM G-2 Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 560 Low -Density Residential Growth Management Allocations for the Gateway South Subdivision May 2, 2018 Community Development Director RECOMMENDED ACTION Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 560 Low -Density Residential Growth Management Allocations for the Gateway South 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 March 28, 2018, the Planning Commission held a public hearing regarding the 2018 Residential Growth Management Development Allocation. At this hearing the Planning Commission reviewed a request by FCB Homes for 560 Low -Density Residential Growth Management Allocations for the Gateway North Subdivision, a 130.07 -acre, 560 -lot subdivision. The Commission voted 6-0 to recommend the City Council approve the applicant's request for growth allocations over three years. At the public hearing the majority of the concerns came from residents along Harney Lane. The concerns included; fencing requirements between Gateway South subdivision and existing residences, proposed heights of residences backing up to the existing residences on Harney Lane, timing of improvements to Harney Lane and how much additional right-of-way is required, overall timing of the Gateway South development and potential noise and dust impacts to the existing residences. ENHANCED TRAIL The project right-of-way for West Gate 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 West Gate Drive from Lodi Avenue to Harney Lane. This trail will run the length of western Lodi. ANALYSIS Existing Conditions: The subject site consists of six parcels totaling 131.07 acres and is currently used for agricultural purposes consisting of orchards and grapes. APPROVED: St-: en Schwabaity Manager May 2, 2017 CC Meeting Gateway South GM Allocations Pg 2 of 6 General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential and Open Space for parks and basins. The proposed layout is consistent with the Gateway 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 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 South 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 Targe 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 residential single-family Tots, park and two high density residential parcels. The approximately 131.07 -acre property would be subdivided into approximately 560 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 7,300 sq. ft. The development was separated into multiple "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 South 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. May 2, 2017 CC Meeting Gateway South GM Allocations Pg 3 of 6 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 South is provided from Lower Sacramento Road, Century Boulevard and Harney Lane. The project also connect to roadways to the north. 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 560 Low -Density Residential Unit 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 2018 — not known yet 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 May 2, 2017 CC Meeting Gateway South GM Allocations Pg 4 of 6 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 Total Available Yearly for 2017 Allocation Allocations Total Allocated for Total Gateway North Available for 2017 Low (0.1-7) 2,200 198 - 107 2,093 Medium (7.1-20) 736 126 - 98 638 High (20.1-30) 1,149 125 -329 820 TOTAL 4,085 449 534 3,551 Table C: Growth Management Allocation for 2018 Total Allocations Available Available Allocations Yearly Allocation Total Available for 2018 Low (0.1-7) Medium (7.1-20) High (20.1-30) TOTAL 2,093 198 638 126 2,291 764 820 125 3,551 449 945 4,000 May 2, 2017 CC Meeting Gateway South GM Allocations Pg 5 of 6 Table D: Growth Management Allocation for Gateway South Available Allocations Total Gateway Gateway Gateway Gateway Total Available South Remaining for 2018 South 2018 South 2019 South 2020 Total for 2018 Low 2,291 (0.1-7) Medium 764 (7.1-20) High 945 20.1-30) TOTAL 4,000 187 0 0 3,813 187 0 0 186 560 2,104 0 0 764 0 0 945 3,626 3,440 560 3,813 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. The allocations for Gateway South over three years is a more realistic approach and more consistent with the current ordinance from 1991. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to conditions outlined in the attached resolution. The proposed tentative map, as described in the code compliance sections above, is consistent with the current General Plan (2010). The proposed 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. The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant 560 Low -Density Residential Growth Management Allocations. May 2, 2017 CC Meeting Gateway South GM Allocations Pg 6 of 6 FISCAL IMPACT: Not applicable. FUNDING AVAILABLE Not applicable. StephrSchwa Community Development Director Attachment: 1. Aerial Vicinity Map 2. Tentative Subdivision Map 3. Planned Development Guidelines 4. Planning Commission Staff Report 5. Planning Commission Resolution 6. Draft Resolution VICINITY MAP NORTH i[ettleman Ln mettle an L $aritl.Creek:Apurtirnerits -$ [L' It Lakeview Condominiurn Rentals 1.1 Cen[.ry Lth.d e dlWtlr 4L_It��� l�e,N �y 4, ....AM -liar -4 orbrA El1erih E. LarsonA Elementary School i�j: '4'�" .19'16"": iannonl tR ._ _. � .'k ait Gr � - - .� " •. 106 i 4 ehem,i 9 • r .. .. i gpI a14 d• ,...traki 1St. .5yy�',r Irk• J$dr ti.4101A' 4i4 171:Kratal f) SOUTH West of Lower Sacramento and North of Harney TRACT NO. 3941 TENTATIVE SUBDIVISION MAP G BEING A PORTION OF SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN CITY OF LODI SAN JOAQUIN COUNTY, CALIFORNIA VICINITY MAP 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 ,Rof E SS/pNq r No. C51015 EXP. 9-30-19 y ' APPROVED: PLAN REVISIONS NO. . -_-_----o DATE Al A - II A A A A Y SO BDIVI MI mm Know what's CaII before 811 / 800-227-2600 Ea JOB NO.: 17-038 p SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 1 OF 9 SHEET P. 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C ■ 1111 HARNEY LANE �� _ 1111111111111111111 � 1,...... ri11111111111 11 11 SUBDIVISION �' L 1111111111i' 11 (\____--- --- - -------------- mow aimJ a Ow..: =0 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 _ �`-t-s- r---�-r--�� IAI---� 195 ` 211 270 271 272 273 274 275 276 E BASIN .�---1----L---L-, 0- Y Ni Y �, v 1', 194 STREET A EXPANSION SIGNATURES LU l STREET AI. `Y_ - T r T T r- -r -r �� 193 0 226 225 224 223 222 221 220 219 218 217 216 215 214 213 212 4 T 278 277 T 7 I i ___J x___1_1_ _- - Z 284 283 282 281 280 279 00��� ENGINEER'S STATEMENT: 192 LIJ I �� o0 333 � 191 (aj 227 ` 228 22 9 23 0 231 232 233 234 235 236 237 238 239 240 241 285 286 287 288 334 335 289 290 291 292 336 337 338 339 340 341 342 343 344 345 346 347 348 G O`'�� PQ THIS MAP WAS PREPARED BY MCR ENGINEERING UNDER MY DIRECTION. o�yo�o�o Z o• STREET B I STREET B �Q 349 �oh P • 190 ♦ STREET B 420 421 422 423 424 425 426 427 428 429 430 350 431 432 433 255 254 253 252 251 250 249 248 247 246 245 244 243 242 301 300 299 298 297 296 295 294 293 351 TONY B. MARSHALL DATE LICENSE NO. C51015 EXPIRATION DATE 09/30/2019 189 _ _ 1— I-1-1 188 419 418 417 416 415 414 413 412 411 410 409 408 407 352 I 257 258 259 260 261 262 263 264 265 266 267 268 269 302 310 311 309/ I256 303 304 305 306 307 308 H353 NOTES ` 187 STREET C 354 H; STREET C o' ♦ / STREET C 7 355 0 o 1. OWNER/SUBDIVIDER: FCB HOMES 10100 TRINITY PARKWAY #420 STOCKTON, CA 95219 TOM 444 2800 TOM DOUCETTE 2. APPLICANT: FCB HOMES 10100 TRINITY PARKWAY #420 STOCKTON, CA 95219 (209) 444-2800 3. ENGINEER: MCR ENGINEERING, INC. 1242 DUPONT COURT MANTECA, CA 95336 209-239-6229 4.NO.OF LOTS: 560 5. GROSS DENSITY: 4.3 DU/AC 6. LAND USE: EXISTING: AGRICULTURAL PROPOSED: SINGLE FAMILY RESIDENTIAL 7. ZONING: PD PLANNED DEVELOPMENT 8. TOTAL AREA: 131.07 ACRES 9. UTILITIES: WATER: CITY OF LODI SEWER: CITY OF LODI TELEPHONE: AT&T GAS: PACIFIC GAS & ELECTRIC COMPANY ELECTRIC: LODI ELECTRIC CABLE TV: COMCAST STORM DRAINAGE: CITY OF LODI IRRIGATION: WOODBRIDGE IRRIGATION DISTRICT 10. APN: 058-040-01, 02, 04, 05,13, 14 11. THE PROPERTY HAS A GENTLE SLOPE WITH ELEVATIONS RANGING FROM 25' 30'. 12. STREET NAMES ARE SUBJECT TO APPROVAL BY CITY OF LODI. 13. EXISTING UTILITIES BASED ON RECORD INFORMATION AND TOPOGRAPHIC SURVEY. 14. FIRE HYDRANTS AND ELECTROLIERS ARE TO BE DESIGNED AND LOCATED IN ACCORDANCE WITH CITY OF LODI STANDARDS. 15. PUBLIC UTILITY EASEMENTS SHALL BE DEDICATED ALONG ALL STREET FRONTAGES. 16. THIS PROPERTY IS NOT SUBJECT TO INUNDATION. 17. THIS PROJECT MAY BE DEVELOPED IN PHASES PER DEVELOPERS OPTION. 18. THIS PROPERTY IS IN FLOOD ZONES X PER FEMA ISSUED FLOOD INSURANCE RATE MAPS (COMMUNITY ID: 06077C0306F) z J 186 185 ; o 184 183 182 181 180 N I— 179 178 177 176 175 174 173 321 320 319 318 317 c6 394 395 316 315 314 313 312 p 396 397 398 399 400 401 402 403 404 405 406 356 0 Lu 2 �_LLI O 357 O a0 392 391 390 389 1— Z 110 I 111 112 113 114 115 116 117 118 119 120 121 122 322 323 324 325 326 327 393 328 329 330 331 332 O 388 387 386 385 384 383 382 381 358 z in (1) ` I109 co STREET D 359 < STREET D DD ♦ U / • STREET 360 108 134 133 375 375 376 377 378 379 365 364 132 131 130 129 128 127 126 125 124 123 U Ct I COH 366 w 107 374 361 W 1 Lu 363 0 106 i 135 136 137 138 139 140 141 142 143 144 145 146 373 • 372 371 370 369 368 367 362 J i ♦ / VINTAGE OAKS / L SUBDIVISION STREET E PARK STREET J ' ` I • .�Illis 11111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIr � 105 157 156 155 154 153 152 151 150 149 148 147 146 147 434 435 436 437 438 439 446 449 I SEE SHEET PARK 450 104 E 4,6,& 8 1 [n 1 ■1111111111111111111111111L SEE SHEET 103 160 161 162 163 164 165 166 167 168 169 170 171 172 445 � 444 443 442 441 440 / 447 448 � 451 D 5,7,& 9 STREET F STREET F 0 1 `F■ 452 102 STREET F _� Y__��____� _ - ___-rr-- 560' H 1 r.------'7(----7-77---- Y i r__,______ --1----L-- , 551 550 549 548 547 546 545 544 543 453 ��a 542 541 540 539 538 537 0o 0' 0 101 100 99 98 97 96 95 94 93 92 Y \ J 559 91 90 89 88 V w 454 z 1 BASIN w • O err !, �� r 558 522 523 524 525 526 527 528 529 530 531 532 533 534 535 536 i co ,�2� o 28 29 • 455 U 27 30 31 32 33 34 35 36 37 38 39 / ��\�o`tio o Z � t 40 ,v-,--\\_.557 _� STREET K 456 Q� Q -T J I u' STREET G �L ` 1�1 c 556 w 26 l 41 521 520 519 SUNNYS DE ico fl 518 517 516 515 514 513 512 511 510 509 508 507 457 ~ ESTATES I 25 STREET 54 53 52 51 50 49 48 47 46 45 44 to 42 555 458 W 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 24 (e 554 459 I I 55 56 57 58 59 60 61 62 63 64 43 / 65 I STREET L 553 23 ` • 460 1 oo STREET H 552 491 490 489 488 487 486 485 484 483 1 1 22 L / , 482 481 480 479 478 477 476 I j w 461 I 21 1— IW 76 75 74 73 72 71 70 69 68 67 66 1 w > !� ,�h << o .q O� 00 O `� 00 00 'L NO N. � ^`L 475 r H 462 1 fY 1— �� O •O INDEX 20cn 77 78 79 80 81 82 w 2 0 Z h� JQ�° P <2- <0 o �� ����; o �G ��� ��� O o •O '<x' tkQ �P5 o Q� p0 �� P o �.' p0 Q��� 0 �� 1k° �P 0 471 472 463 83 84 85 86 87 Ct 473 474 1 19 ` 1-h ? ? ? ? ? ? o\-\ / 464 1 O 1 GENERAL NOTES, KEY MAP, LEGEND 2 TYPICAL STREET SECTIONS 3 TOPOGRAPHIC SURVEY AND CONSTRAINTS 4 DIMENSION PLAN (NORTH) 5 DIMENSION PLAN (SOUTH) 6 GRADING AND DRAINAGE PLAN (NORTH) 7 GRADING AND DRAINAGE PLAN SOUTH ( ) 8 UTILITY PLAN (NORTH) 9 UTILITY PLAN (SOUTH) 118 17 Q w 16 15 14 13 STREET 12 I 11 10 9 g 7 6 3 5 4 z > STREET 470 469 M 468 467 465 466 i ( �Pse9,1// ce Q�°� P --LIIMI IMO • HARNEY LANE _ 0 _ 150 ■f.f■ ■ ■_.■f.t■t.t.tf.�.�.t.t.t.t.�.�.�.�.t.�.t1 NZ` 00 Oe (lO� QkO0Q��O�O JooO0O 5o(06 `'o9 O(GhbOo0V oh `'oh`t PQ PQ PQ PQ PQ PQ - DAIS TRACT ' --- ; - _ i 1 SAN JOAQUIN COUNTY CITY OF LODI I -- ---- , --- - i _ *i` ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 ,Rof E SS/pNq r No. C51015 EXP. 9-30-19 y ' APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE Al A A A A A A Y SO BDIVI Know what's CaII before 811 / 800-227-2600 below. you dig. JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 1 OF 9 SHEET 10' PUE R/W 40' R/W RIGHT-OF-WAY 38' 17' CURB TO CURB 4' T LANE 2.5% 17' / / , LANE 2.5% 40' NEIGHBORHOOD STREET NOT TO SCALE 10 R/W 10' PUE 50' RIGHT-OF-WAY 40' NEIGHBORHOOD STREET WITH SIDEWALK NOT TO SCALE RIGHT-OF-WAY 36' R/W / 10' PUE 10' 1.5' RNV 5.5' WALK 2% MAX CURB TO CURB 18' 18' 2.5% 2.5% 50' NEIGHBORHOOD STREET NOT TO SCALE 50' 5.5' WALK 1.5' 2% MAX R/W 10' RIGHT-OF-WAY 36' PUE 10' 10' 8 CURB TO CURB 18' WALK 2% MAX R/W LANE 2.5% LANE 2.5% 5.5' WALK 1.5' PUE 50' NEIGHBORHOOD STREET NOT TO SCALE 55' R/W 7.5' RIGHT-OF-WAY 40' 7.5' 10' PUE 5.5' WALK 10' PUE R/W / 11111111111111160 20' LANE CURB TO CURB 2.5% 20' LANE 2.5% 55' NEIGHBORHOOD STREET NOT TO SCALE 65' PUE 5.5' WALK RNV 8' RIGHT-OF-WAY 49' 24.5' CURB TO CURB 24.5' / 8 / / 10' PUE R/W PARK i 10' PUE / 65' NEIGHBORHOOD STREET NOT TO SCALE R/W 65' 10.5' RIGHT-OF-WAY 49' 10.5' 24.5' CURB TO CURB 24.5' / 8 WALK 2% MAX ROW LANE 2.5% LANE 2.5% 5.5' /2.5> WALK 2% MAX 10' PUE RNV 65' NEIGHBORHOOD STREET @ PARK NOT TO SCALE 70' R/W 15' RIGHT-OF-WAY 40' 15' 20' CURB TO CURB 20' 10' 5' 70' NIEGHBORHOOD STREET NOT TO SCALE 80' ROW 10' d 5' d 5' / LANDSCAPE LAND- SCAPE 20' RIGHT-OF-WAY 40' CURB TO CURB CL 16' 4' 4 20' / 5' I 5 10 / 16' LANE 2.5% LANE 2.5% LAN D- SCAPE LANDSCAPE RAISED MEDIAN 80' ENTRANCE (EAST SIDE) NOT TO SCALE 5' WALK 2% MAX VILLA FIORE SUBDIVISION 196 195 194 193 192 191 Q 190 O 189 188 187 186 197 198 199 200 201 1202 1203 STREET A--- 204 205 206 207 208 209 210 211 226 CURB TO CURB 17' 223 222 17' LANE 219 218 / LANE 216 2_5% 214 2.5% 40' NEIGHBORHOOD STREET WITH SIDEWALK NOT TO SCALE RIGHT-OF-WAY 36' R/W / 10' PUE 10' 1.5' RNV 5.5' WALK 2% MAX CURB TO CURB 18' 18' 2.5% 2.5% 50' NEIGHBORHOOD STREET NOT TO SCALE 50' 5.5' WALK 1.5' 2% MAX R/W 10' RIGHT-OF-WAY 36' PUE 10' 10' 8 CURB TO CURB 18' WALK 2% MAX R/W LANE 2.5% LANE 2.5% 5.5' WALK 1.5' PUE 50' NEIGHBORHOOD STREET NOT TO SCALE 55' R/W 7.5' RIGHT-OF-WAY 40' 7.5' 10' PUE 5.5' WALK 10' PUE R/W / 11111111111111160 20' LANE CURB TO CURB 2.5% 20' LANE 2.5% 55' NEIGHBORHOOD STREET NOT TO SCALE 65' PUE 5.5' WALK RNV 8' RIGHT-OF-WAY 49' 24.5' CURB TO CURB 24.5' / 8 / / 10' PUE R/W PARK i 10' PUE / 65' NEIGHBORHOOD STREET NOT TO SCALE R/W 65' 10.5' RIGHT-OF-WAY 49' 10.5' 24.5' CURB TO CURB 24.5' / 8 WALK 2% MAX ROW LANE 2.5% LANE 2.5% 5.5' /2.5> WALK 2% MAX 10' PUE RNV 65' NEIGHBORHOOD STREET @ PARK NOT TO SCALE 70' R/W 15' RIGHT-OF-WAY 40' 15' 20' CURB TO CURB 20' 10' 5' 70' NIEGHBORHOOD STREET NOT TO SCALE 80' ROW 10' d 5' d 5' / LANDSCAPE LAND- SCAPE 20' RIGHT-OF-WAY 40' CURB TO CURB CL 16' 4' 4 20' / 5' I 5 10 / 16' LANE 2.5% LANE 2.5% LAN D- SCAPE LANDSCAPE RAISED MEDIAN 80' ENTRANCE (EAST SIDE) NOT TO SCALE 5' WALK 2% MAX VILLA FIORE SUBDIVISION 196 195 194 193 192 191 Q 190 O 189 188 187 186 197 198 199 200 201 1202 1203 STREET A--- 204 205 206 207 208 209 210 211 226 225 224 223 222 221 220 219 218 217 216 215 214 213 212 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 STREET B- 255 254 253 252 251 250 249 248 247 246 245 244 243 242 256 257 258 259 260 261 262 263 264 265 266 267 268 269 ' 185 184 183 STREET CT �\N 182 181 180 110 109 111 112 113 105 104 103 102 114 115 W w 1 1 STREET D--- 134 133 132 131 130 129 4 179 178 177 176 175 174 173 1116 117 118 119 120 121 122 134 133 132 131 130 129 128 127 126 125 124 123 135 136 137 138 139 140 141 142 143 144 145 146 STREET E---- 270 271 272 273 274 275 276 TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 II 1 7 7 1r 1- 7 I t::::----1 r-1----j\-----A11---I-----/L---111-----/A-\----.A.----JA ---A.---Jl1---1.-� ,--: I 303 STREET C -O_ I 435 16 15 14 13 12 11 10 9 8 7 6 157 156 155 154 153 152 151 150 149 148 147 146 147 160 161 162 163 164 165 166 167 168 169 170 171 172 STREET F 101 100 99 98 97 96 95 94 93 92 91 90 89 88 o. 27 I 26 j 25 23 22 21 1 28 29 30 it 54 55 Ln 1- wl 76 20 ®77 19 l 18 53 56 31 32 STREET G 52 57 51 58 50 59 75 78 74 79 73 80 33 49 60 34 48 61 35 47 62 36 O-STREET H 72 81 71 82 -STREET 70 83 69 84 46 63 68 85 45 64 38 67 86 44 65 17 435 16 15 14 13 12 11 10 9 8 7 6 R/W 100' 39 40 318 325 317 316 315 326 STREET D ____v'r- ,Y `Y i 66 1 2 327 328 O --STREET F- L_< L -\ -(1 1 L -r 1 _J 1 A A / 1r ----1-1_----L l-- -- w z w 1- D z 560 559 558 557 556 555 ti 1- w w 0 mI 394 395 lOF 393 392 418 417 416 396 415 397 414 398 413 399 412 400 411 410 409 -STREET C 401 402 403 408 347 H Lu 407 '' 0) 404 405 406 (D 391 390 375 374 375 376 389 388 387 386 385 384 ©-- STREET D 365 377 378 379 ,^ 373 • 372 371 370 369 368 _C) STREET J 383 382 381 366 d- 367 LLI 434 435 436 437 438 439 445 444 443 442 441 440 STREET F- 551 550 549 548 547 546 545 544 543 54',. 522 523 524 525 526 527 528 529 530 53' 554 553 552 co 364 363 0 362 348 349 350 351 352 353 354 355 356 357 358 359 360 361 0 cc 0 Lu co cc Lu 0 446 447 449 450 ? 541 540 539 538 537 I 532 533 534 535 536 STREET K- 0 491 490 489 488 487 486 STREET L-- 485 484 483 482 481 480 479 HARNEY LANE R/W 7'WALL 6' 5' 5' RIGHT-OF-WAY 68' CURB TO CURB 34' 34' 28' 20' 20' 7'WALL 5' 1. 5' 1 6' LAND- WALK SCAPE LAND- SCAPE LANE 2.5% MEDIAN LANE 2.5% LAND- ' WALK ' LAND- SCAPE SCAPE 100' STREET SECTION @ PRIVATE ENTRY NOT TO SCALE RAN 60' 19' 31' 10' 7 5' 7 8' CURB TO CURB 11' 10' LAND SCAPE WALK MAX LAND SCAPE BIKE LANE 2.5% LANE LOWER SACRAMENTO ROAD SOUTHBOUND LANES MEDIAN 478 co 477 476 ILI 475 471 472 473 474 470 469 468 467 451 452 453 454 455 456 C) 457 459 460 461 462 463 466 464 465 47' 0 0 Lu Lu R/W 32' 15' 12' 12' 5.5' 9.5' LANE 2.5% LANE BIKE WALK MAX LAND SCAPE HARNEY LANE WESTBOUND LANES AIL 150 ENGINEERING www.mcreng.com 1242 DUPONT COURT MANTECA , CA 95336 o No. C51015 or CO APPROVED: PLAN REVISIONS • 521 520 519 518 517 516 515 514 513 512 511 510 509 508 507 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 491 490 489 488 487 486 STREET L-- 485 484 483 482 481 480 479 HARNEY LANE R/W 7'WALL 6' 5' 5' RIGHT-OF-WAY 68' CURB TO CURB 34' 34' 28' 20' 20' 7'WALL 5' 1. 5' 1 6' LAND- WALK SCAPE LAND- SCAPE LANE 2.5% MEDIAN LANE 2.5% LAND- ' WALK ' LAND- SCAPE SCAPE 100' STREET SECTION @ PRIVATE ENTRY NOT TO SCALE RAN 60' 19' 31' 10' 7 5' 7 8' CURB TO CURB 11' 10' LAND SCAPE WALK MAX LAND SCAPE BIKE LANE 2.5% LANE LOWER SACRAMENTO ROAD SOUTHBOUND LANES MEDIAN 478 co 477 476 ILI 475 471 472 473 474 470 469 468 467 451 452 453 454 455 456 C) 457 459 460 461 462 463 466 464 465 47' 0 0 Lu Lu R/W 32' 15' 12' 12' 5.5' 9.5' LANE 2.5% LANE BIKE WALK MAX LAND SCAPE HARNEY LANE WESTBOUND LANES AIL 150 ENGINEERING www.mcreng.com 1242 DUPONT COURT MANTECA , CA 95336 o No. C51015 or CO APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE A Y 5D BDIVI 8 1 _ _ _ _ _ __ ______ .---- Know what's below. Call before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 2 OF 9 SHEET - r ti o• k kk 03 k Acb k 1 ;L . $ � �,',k k 1 kx icP 03 kkx—x—xx—x—x—x—x—x—x—x—x—x—x—x—xx—x—x—x—x—x—x—x—x—x—xx—x—x—x—x—x—x—x—x—x—x—x—x � x—x—x—x—x—x—x—x—x—x—x—x—xx—x—x—xxxxx—x—x—x—x—xx—x—x—x—x—x—x—x—x—x—xx—xx—,k moo O k EX. TREES At N ��,���--------��o (0(,) �h �o ,AA�'��'�titi 1,kkkxxxxxxxxxxxx —x—xx—xxxxx—xx—xx—xx—xx—xx—xx—xx—xx—xxxxxxxx x_.. x x x -x x -x -x -x x -x x x -x -x x -x x kk. . x x x x x x x x x x x x x x x x x x x x x x x x . x x x x x x x x x x x—x x—x x—x x x—x—xx xx xx xxxx xx x x x x—x xx xx xx x—x x—x x—x x x x x—xk 'A, ,I�'<0. ti`' tip' k kD,', , x, x kx x x x x x x x x x x x k x x x x x 1 1 O g `� ° 00 k x x x x k x x x k '1,(°.ti� — —x xxxx—x—,x—,x—xx—xxx—x x# o� EX. VINEYARDS `, o\ III III III xx -xx -x- - - k o XX x x x x x x-xxxxx-xx-xx-xx-xx— xxxxx—xx—xx—xx� 1)/Oti III x-xxxx—xx—xx—xxx—xx—xx—x—x—xx—xxx—xx—xx-xxxxx� x x x x x, x x x k._. "1<2 x, x .1▪ �.'<0. � xxxxxxxxxxxxxxxxxxxxxxxxxxxxx ti xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxA,`° O x -x -x -x -x -x -x -x -x -x -x X . x x x x x x x x x x x xxxxxxxxxxxxxxxxxxx kxxxx—xx—xx—xx—xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxk`1,4 in <0. O'y 4 y O c<cb 17-t TV 'L(O� • k •1,— • • '-- X--- -- -k- ,`rte -- ----- ` -- k� �`k k k;L� I k k 10 A k • • • • -------------ti----, k k (O k f kT----•�T—_—T' T---� A AOo k ti 1,4 ,)O rk0. k.0 (c) `?\ 30 I1OktiO. 11 k kti EX. TREES k 01 Off' cb t), 3ti k �A ' ' A, . '\'`3 \t'\'`ti k _k ��rc ,1, O ti HARN EY LANE �4 c, ix- <0 ti,\, 9' O !� ti TA, — --�- k { ti k I qie; TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 �u_ 00 1 ti -VINTAGE OAKS COURT E. KRISTEN COURT TEHAMA DRIVE LOO 'kpc°o ,k 1 120 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA, CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 h��o�yg. * QR()FESS/pNq MAR o Sy9l`��' No. C51015 EXP. 9-30-19 "I> CMI- 0 or CO r•-, -- * APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE A A A\ A A Y 5D BDIVI 8 1 z�_____ .---- Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: JAN 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 3 OF 9 SHEET 1 i m 196 7014 SF 110.5' 195 6467 SF 104.3' l0 194 5618 SF 101.0' ui 193 D 6060 SF 1.3- 101 101.0' 191 5992 SF -874' 0 ce 1) 1.0 71.6 197 7201 SF 57.0 198 5814 SFF_ 0'- 57.0 199 c 5814 SFO 37.0 200 c 5814 SFO -57V- - 201 5814 SFo 5?.b 202 c 5814 SFo 57.1" 203 c 5814 SFo 57.0 204 c 5814 SFO 10' P.U.E. 57:0' 0' ROW STREET A 0 ce 57.0 205 5814 SFo -57.0 57.0 206 c 5814 SFo 57.0' 207 c 5814 SFo -57.0 57.0' 208 0 5814 SFo 209 5814 SFO ' 210 b 5824 SFo 5/.0' 211 7284 SF 53 151. 226 a 453 SF o - SzQ.O_ 225 c 6045 SF 55541 55Q 224 00 SF 5541 a0_ \--10' 223 00 SF 5541 _55 (L P.U.E. 222 c SF 5541 _ 55_0'_ 221 00 SF ji541 _55.0- 220 00 SF 5541 _ 65.7' P.U.E. 127 50 6617 SF5 OI 179 N 178 N . Co - _55. Il' 219 ao SF 5541 - 55.0- 218 m SF '541 X5..0_ 217 ao SF x,541 - 55.0' _ 216 ao SF F5845 _58.0 215 0. SF _57_0.' - 214 c 696 SF 55861 .59 ' L r 213 SF 212 - 8403 SF 64.3' 60.0' _6.6.1' 55.0' 55.0' 55.0' a 55.0' 55.0' 55.0' 55.0' 55.0' 55.0' 58.0' 0o 247 a 56.0' 57.0' 244 c 243 c 242 c 116 O °316736 SF' 117 O 6120 SF`- 118 O 6120 Sr- X759 SF .-5759 SF 5759 SF 6759 SF 5759 SF X759 SF X759 SF X759 SF 5759 SF 4759 SF X073 76 ' 227 00 298 SF x6045 228 SF ° 229 ' 230 °° 231 00 232 0 233 °0 234 a, 235 04 236 °4 237 .( 238 '1 °° 239 240 6617 SF 6617 SF 6617 SF 541 SF c6541 SF X541 SF 6617 SF 541 SF 541 SF 541 SF X541 SF 541 SF c6541 SF X844 SF $5 594 SF 5658 SF - 68801 SF I 257 -607 - c 259 c 260 c 510' P.U.E 263 c 264 00' 265 c 266 267 c 268 00' 269 �- 1308 75955SF 48.G' 759 SF 0 55.Q' - 759 SF 0-' 55.0' - 0'- -rr U' --XI 7599SF WT 5$70' Sb'Ti .Q� 55.0' - _87-6L�- `0° 190 coo 5978 SF 101.0' 189 2 5555 SF 101.0' 188 co 5961 SF 95.1' IC7� 187 6651 SF 0 ce STREET B- - / 50.8_ - (iU.U_ -6U_U' - `�7. _60_U' 64.4_ ' _ 65.7' P.U.E. 127 50 6617 SF5 OI 179 N 178 N . Co - - 174 N173 _ - 7. - _57. _57. ' _ 57.2 5 . - _ •__ 57 5L2_ -10' P.U.E __572 _61 4_ _6.6.1' 60.0' 255 $441 SF 254 759 SF a 253 a 252 0. 251 a 250 0. 0o 249 a 0o 248 oc 0o 247 a co 246 oc Co 245 a 244 c 243 c 242 c 116 O °316736 SF' 117 O 6120 SF`- 118 O 6120 Sr- X759 SF .-5759 SF 5759 SF 6759 SF 5759 SF X759 SF X759 SF X759 SF 5759 SF 4759 SF X073 SF F 7470 SF i a 64.3' 57.2' 54.0'J 57.2' 141 c 57.2' 57.2' 57.2' 57.2' 57.2' 57.2' 57.2' 57.2' 57.2' 59.2' 6617 SF 6617 SF 6617 SF 6617 SF `- 6617 SF 6617 SF 6617 SF 6617 SF `- 7296 SF ‘__E -z- -65.7 65.7'- ,,-10' - 65.7 P.U.E. - 657'- 69.9' 1256 00' SF 257 c 258 c 259 c 260 c 261 c 262 00' 263 c 264 00' 265 c 266 267 c 268 00' 269 �- 1308 75955SF 759 SF 759 SF 759 SF 759XSF 759 SF 759 SF (759 SF `759 SF 00' 759XSF 7599SF 848 SF F 6512 SF I _ 510' P.U.E. 48.3' 57.2' 57.2' 57.2' - 57_.2' -573' 5.2' -573' - 37.27 -573' 37.27 572 56.8' 7 -4$.5 STREET C 186 ' 185 11888 SF c.)6648 6648 SF co 88.1' rn N p109 9417 SF 93.4' 146.8' 108 m 6114 SF 102.1' CO 107 6121 SF 102.1' 90.4' 184 N 5769 SF,2 57.4' 183 182 181 5610 SFS 5610 SFF2 5610 SF, 55.0' 55.0' 110 CV 11926 SF °' 10' P.U.E.- 69.1' 111 i. 6383 SF c 106 l 6574 SF -883' 171� 1) 50' ROW M F - UJ UJ R=60'(TYP.) 60.0' 112 N 6119 SFF 60.0' 113 N 6120 SF;-- - 60.' 180 I0 6226 SF 62.0' a 0 114 O 6120 SFr - 67.0' 115 o0 6736 SFI" 50' ROW N UJ UJ (1) STREET D- - 0 ce R=2500'-�' //_5_3.0 X10' P.U.E. - (iU.U_ -6U_U' - 60.0• _60_U' 64.4_ _ 57.3.3' _ 65.7' P.U.E. 127 50 6617 SF5 OI 179 N 178 N 177 N 176 N 0 175 174 N173 1. �I6736SFo 6120 SF 6120 SF 6120 SF 6120 SF 6472SF5 6952 SF 1 60.0' 60.0' 60.0' 60.0' 62.4' 67.6' iio I O 0 0 0 0 0 0 zRI c 116 O °316736 SF' 117 O 6120 SF`- 118 O 6120 Sr- 119 O 6120 SF' 120 O 6120 SF" N 121 0 6269 SF 122 1- 6776 SFI 510 P.U.E. 00 Co Co 8 1 _ _ _ _ _ __ ______ .---- Know what's below. Call before you dig. 811 / 800-227-2600 5370' - -60.0'- - 600' 6070' - -80.0T --603r 54.0'J 0 cc 0 u, /j 55.8' J_ ( til 134 c 016868 SFo 65.7' 133 c 6617 SFo 65.7' 132 c 6617 SF 5 - 65.7' _ 131 c 6617 SF 5 65.7' 130 c 6617 SFo 65.7' - 129 c 6617 SFo 65.7' \--10' 128 c 6617 SF 5 _ 65.7' P.U.E. 127 50 6617 SF5 - 65.7' 126 00 6617 SF c _ 65.r_ 125 ao 6617 SFo 65.7' 124 00 6609 SFo - - i Th 123 6738 SF F rc I 68.4' 65.7' 391 c%2 65.7' 65.7' 65.7' 65.7' 5100 SF 65.7' 65.7' 65.7' 65.7' 5784 SF1 65.7' 70.6' I ao iio A I zRI Y SO BDIVI Co 00 oo co Co 00 00 Co Co 8 1 _ _ _ _ _ __ ______ .---- Know what's below. Call before you dig. 811 / 800-227-2600 co 135 0 136 0 137 c `- 138 c 139 c 140 c 141 c 142 c 143 c 144 c 145 c 146 16703 SF 6617 SF 6617 SF 6617 SF 6617 SF 6617 SF 6617 SF `- 6617 SF 6617 SF 6617 SF 6617 SF `- 7296 SF ‘__E -z- -65.7 65.7'- ,,-10' - 65.7 P.U.E. - 657'- - 657' - -65 ' - ' -65 --65.7 - 65.7' - 65.7' - 623' i, 0 105. 1- 6562 SF 104 6128 SF 1,19'1 1 STREET E 5' ROW 0 0 h 11 6.0' 66.0' 273 7614 SF 7106 SF - -STREET A- - - R=2500' r_ 284 7223 SF O 285 / 8684 SF • 4'- 5'_ 283 6187 SF r. 1.9' 286 6432 SF o 282 6187 SF 1.9' 287 6432 SF .5' P.U.E. 281 0 6187 SF' 288 6432 SF 10' 0 280 o 6187 SF' 289 6432 SF P.U.E. 0 279 0 6187 SF 290 6432 S 278 6187 SF 291 o 6432 S 301 / 7161 SF,- / 75.2' 166.8' 302 /7018 SF L 300 6733 SF 67.2' 6 .2' 303 6354 SF P.U.E. 299 6733 SF 304 6355 SF -2-STREET B- - 298 • 6733 SF - 67.2 305 6355 SF 306 6355 SF ‘- 297 297 6733 SF 67.2' 0 296 0 6733 SF 307 6355 SF P.U.-E. -r- 7 7 305 295 65' ROW 277 6858 SF\ 73.0' 1 292 1 7964 SF L.R=2754' 6733 SF 6355 SF 309 6355 SF' 294 - 6733 SF 0 ce c STREET C 321 16837 SF 67.5' 1 70.. 322 16955 SF, 320 6900 SF 6: 10' P.U.E. 319 • 6900 SF 60.6' 323 6278 SF - 68 8' 60. 324 6278 SF' - 318 6900 SF 325 68 8' 6278 SF 317 c 6900 SF F 60.6' 326 6278 SF' 10' P.U.E. 68.8' 316 6900 SF 327 6278 SF 68.8' 315 6900 SF 60.6' 0 328 6128 SF 8.8' 60. 329 6278 SF - 310 1 A TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 Y 1 BASIN EXPANSION - J- - _- -I 4.6 AC I I \ r -17161 SF 5932 SF 5680 SF - fl 293 7000 SF \ 74.9' 6355 SF R=3008' 314 6900 SF 68.8' 6'• 330 6278 SF 313 311 6900 SF 331 6278 SF -n 312 csi 6650 SF .. I 332 6729 SF SEE SHEET 5 R=1000' STREET B 0 ce 0 R=60'(TYP.) csi 420 F 16745 SF 1 . 421 5375 SF 1419 5933 SF 4.3' 418 422 0 423 c'i 424 N 425 N 426 N 427 5357 SFY 5141 SF25100 S5100 S 5100 S5100 S 49.2' T 5283 SF 49.9' 56.3' 51. 417 416 5575 SF 5166 SF 0.0' 55.0' 415 .0' 50.0' 5610 SF 50.0' 414 5100 SF 50.0' 428 5100 S 50.0' 55.0' 50.0' 0 0 429 c'.i 5100 S 50.0' 55.0' 0 430 c'.i 5100 S 50.0' 55.0' 0 431 01 5100 S 50.0' 0 bb 413 ,e 412 `g 411 `g 410 5610 SF 5100 SF 5610 SF 5610 SF 10' P.U.E. 55.0' 409 5610 SF 0 432 cm 5100 SF 50.0' 57.4' 408 5852 SF 433 Io 5783 SF I°0 58.3' 407 5647 SF1 0' ROW 16253 SF- 5835 Sr- www.mcreng.com 5124 SF 5100 SF 5100 SF 5100 SF 5100 SF 5100 SF 5100 SF 5100 SF 5100 SF 6648 SO 5660 SF 5329922 Sr 391 c%2 39° c‘2 5100 SF 5100 SF 5100 SF 5100 SF 5100 SF 5100 Sr 5100 SF 5100 SF 5784 SF1 ( L-- A 0 cc STREET D Lu Lu cc ce STREET J 50' ROW Lu Lu 0.4 365 9 6421 SF (0 103.6' 366 6191 SF 102 8' 00 367 7011 SF 82.1' 364 co 6 7230 SF 9 .2' 348 10686 SF 349 6855 SF 92.4' 350 4715 SF co 101.1' 351 5096 SF 352 5100 SF 102.0' 5100 SF rri 102.0' 354 5100 SF 355 5100 SF 356 5100 SF 102.0' 357 5100 SF 102.0' 358 5100 SF 102.0' 359 5100 SF 101.9' 360 6013 SF 362 361 9900 SF 9792 SF 83.2' 157.9' 0 ce LOWER SACRAMENTO ROAD co t 100 ENGINEERING www.mcreng.com 5610 SF,E, 5610 SF‘'E 5610 SF:4 6267 SF c; 56121 SF° b to 374 6000 SF (0 in 5638 SFF 5638 SFF 5637 SFF I 6442 SF IC° EP1 b N 373 in aS 512 SF tn 6162 SF5 ce STREET J 50' ROW Lu Lu 0.4 365 9 6421 SF (0 103.6' 366 6191 SF 102 8' 00 367 7011 SF 82.1' 364 co 6 7230 SF 9 .2' 348 10686 SF 349 6855 SF 92.4' 350 4715 SF co 101.1' 351 5096 SF 352 5100 SF 102.0' 5100 SF rri 102.0' 354 5100 SF 355 5100 SF 356 5100 SF 102.0' 357 5100 SF 102.0' 358 5100 SF 102.0' 359 5100 SF 101.9' 360 6013 SF 362 361 9900 SF 9792 SF 83.2' 157.9' 0 ce LOWER SACRAMENTO ROAD co t 100 ENGINEERING www.mcreng.com 1242 DUPONT COURT MANTECA , CA 95336 o No. C51015 or CO APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE A Y SO BDIVI 8 1 _ _ _ _ _ __ ______ .---- Know what's below. Call before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 4 OF 9 SHEET 0 103 Icoo 5964 SF 94.5' 102 8720 SF r 2 ti 101 12087 SF 135.9' 86.3' 94.9' • 100 c 6676 SF co '0 28 l0 27 `x7231 SF 12519 SF •1-1 • . I •1-1 STREET Fce - 0 • 1-1 99 0 6119 SF 2)1 74.4' 60.0 rn 70.0' 29 7220 SF 0 98 0 6630 SF 0 65.0' 70.0' 30 c 7279 SF c co 26 co 7163 SF 101.5' 0 1-r 97 6120 SFr 60.0' 60.0' 31 0'. 6236 SFo . 1 1 96 c 6630 SF r 65.0' 70.0' 95 c 6120 SF 0) 60.0' 70.0' 32 00 33 °° 7271 SF 7266 SF 0 P.U.E. 94 c 6630 SF c 65.0' 60.0' 34 6225 SFo .1 1 93 6120 SFr 60.0' 70.0' 35 1`: 7258 SF c 92 6630 SFr 65.0' 70.0' 36 'D 7254 SF 010 9190 0 0 R=1000'�� R=800' 6120 SFr 60.0' 60.0' 37 "? 6214 SFo . 1 1 10' P.U.E. 6630 S 89 6478 SFo 65.0' 66.5' 88 9880 SF o 98.8' 70.0' 99.3' 38 00 7188 SF rn 11y STREET G 0 0 coo 25 6212 SF 104.0' 60.0 50 61 70.0 49 61 24' --5641' - I J 159 0D :6866 SF 8 -60.� 158 o 6111 SF - 60.7' 157 0? 6111 SF -60.Z 156 El! 6111 SFS -60.7 155 a? 6111 SFo - 603' - 154 El! 6111 SF -60. 153 a? 6111 SF8 60..7 x-10' 152 6111 SF c2 60_2' - P.U.E 151 q 6111 SFS -60.7- 150 6111 SFo - 60.7'- 149 c 6111 SF -6 X 0.7' - 148 h147 6111 SF 54.3- 7273 SF I 68.5' 60.7' 60.7' 60.7' 60.7' 60.7' 60.7' 60.7' 60.7' 60.7' 60.7' 60.7' 79.1' I m 6240 SF 1 180 SFo 104.0' 6180 SFO 7210 SFo 6180 SFo ui 0 20 160 c `- 161 c 162 c 163 c 164 c 165 c 166 c 167 c 168 S 169 c 170 c 171 Cr! 172 16728 SF 6111 SFr 6111 SF `- 6111 SF 6111 SFr 6111 SF `- 6111 SFr 6111 SF `- 6111 SF `- 6111 SF `- 6111 SF `- 6074 SFS 8047 SF 7210 7210 SFr 7217 SF,Z.=1 1-10' P.U.E. 7210 SFr 7798 SF _ _ -70.0' - f10' -6E0' P.U.E. 3-.'F' - 60:7'- -607' - -60.7 6077'- -607' - -60.7' - 6077'- -607' - -60.7'- - - -7975' - 6177' 60:3' 86.3' 94.9' • 100 c 6676 SF co '0 28 l0 27 `x7231 SF 12519 SF •1-1 • . I •1-1 STREET Fce - 0 • 1-1 99 0 6119 SF 2)1 74.4' 60.0 rn 70.0' 29 7220 SF 0 98 0 6630 SF 0 65.0' 70.0' 30 c 7279 SF c co 26 co 7163 SF 101.5' 0 1-r 97 6120 SFr 60.0' 60.0' 31 0'. 6236 SFo . 1 1 96 c 6630 SF r 65.0' 70.0' 95 c 6120 SF 0) 60.0' 70.0' 32 00 33 °° 7271 SF 7266 SF 0 P.U.E. 94 c 6630 SF c 65.0' 60.0' 34 6225 SFo .1 1 93 6120 SFr 60.0' 70.0' 35 1`: 7258 SF c 92 6630 SFr 65.0' 70.0' 36 'D 7254 SF 010 9190 0 0 R=1000'�� R=800' 6120 SFr 60.0' 60.0' 37 "? 6214 SFo . 1 1 10' P.U.E. 6630 S 89 6478 SFo 65.0' 66.5' 88 9880 SF o 98.8' 70.0' 99.3' 38 00 7188 SF rn 11y STREET G 0 0 coo 25 6212 SF 104.0' 60.0 50 61 70.0 49 61 24' 70.0' 47 61 coo 6240 SF 54.8' 44 1 180 SFr 104.0' I 7210 SF 0 23 - 5i) 6240 SF = 60.0' 104.0' 60.0' 0 22 - oo c 6240 SF 104.0' - 57 M 58 M 1_ b 21 m 6240 SF 1 180 SFo 104.0' 6180 SFO 7210 SFo 6180 SFo ui 0 20 10161 SF coo 6214 SF - _ P.U.E. 101.6' ‘- 7:7, a, 19 n 6227 SF 96.4' SEE SHEET 4 630.9' STREET F I 0 0 0 CO 65' ROW • 1/ - v BASIN 50.0' 1.7 AC I I 39 Co 7478 SF 40 10374 SF 70' ROW X g4.0' 60.0' 52 c 70.0 51 61 60.0 50 61 70.0 49 61 60.0 48 61 70.0' 47 61 60.0' 46 c 73.7' 45 c 54.8' 44 1 180 SFr 7210 SF 6180 SFr 7210 SF 0 6180 SFr 7210 SF 0 6180 SFr 7591 SF 0 8406 SF 60.0' 70.0' 60.0' 70.0' 60.0' 70.0' 60.0' 73.7' 92.3' 57 M 58 M 59 Z? 60 1- o ; 61 r0i o ; 62 1-o 63 M 64 65 I' 180 SFo 7210 SFo 6180 SFO 7210 SFo 6180 SFo 7210 SF 6180 SFo et? 7591 SF 10161 SF Ci 6023 SF , 6023 SF rn f10' P.U.E. -i0.0' 650' 60 0' 65 0' --B 5' WO' - 70' -oz. - 70.0' - 60.T - 70.0' - KV- - 73.7'- - 63.71 - 3 86 c 87 18 cin 12109 SF 75 102 STREET H io 41 5918 SF 102.2 42 6378 SF 104.0' 43 co 8298 SF 86.8' 5b.3_ 70_0' 70.0' 68.0'- 70.0'= 70.0'- 70.1' 68.0' 700' 70.0' -10' P.U.E. 54.1' Th 76 c 0 75 c 0 74 0 73 0 72 c 71 70 0 69 0 68 c 67 c 66 7725 SF 7210 SF 7210 SF 0 7004 SF 0 7210 SF 0 7210 SF 0 7217 SF r 7004 SF 0 7210 SF 0 7210 SF r 7637 SF 75.2' 70.0' 70.0' 68.0' 70.0' 70.0' 70.1' 68.0' 70.0' 70.0' 75.9' 5980 SF rn Ci 6023 SF , 6023 SF rn 6023 o 56.0' -i0.0' 650' 60 0' 65 0' --B 5' 65 5 77 c 7585 SFr 78 c 7210 SFr 79 0 7210 SFo 80 0 7004 SFo 81 61 SF 82 c 83 0 84 0 85 c 86 c 87 7210 7210 SFr 7217 SF,Z.=1 7004 SFr 7210 SFr 7210 SFr 7798 SF _ _ -70.0' - f10' -6E0' P.U.E. 4.0' 70� 7_0-.-6' - -7031 - - M1 • - - TY - . - - . - 6770` STREET I 17 rn 12 SF 8' r Cr, 20.0' - =1 - 436 6013 SF - 15 01 6237 SFO 60.0' 14 °' 6237 SFS' 60.0' 13 °' 6341 SFo 61.0' 12 0' 6237 SFO 60.0' 11 61 7477 SF 71.9' 10 0'. 6237 SFO 60.0' 9 7276 SF 70.0' 16 61 6218 SFS) 60.0' 0 ce 0 0 40' ROW • 1 . 1 8 °'. 6237 SFr 60.0' 7 61 7276 SF 0 70.0' 6 iv 6268 SFS 61.0' 5 6975 SF 83.7' 1 7756 SF 104.0' 1- 2 6193 SF coc 100.3' 3 in 6573 SF N CO1 10' P.U.E. 4 c' 12049 SF 92.1' 57.2' UJ 0 Z W 1- 5 Z 215.0' ao 560 � 6343 SF 95.0 0 559 m 5700 SF 95.0' b 558 5700 SF 95.0' to w [1: 556 5997 SF w 557 6175 SF c 95.0' 1-u 102.9' o m 555 1 6149 SF 102.1' (0 554 6607 SF 101.2' 553 1� 6048 SF 1° 100.4' 552 6219 SF 0 99.6' 0' ROW 51_ . 434 X5926 SF • - - 435 5874 SF - - =1 - 436 6013 SF - - =1 437 6013 SF - - •1 438 En 5920 SFgi 439 1 6236 SF 65.0' 63.5' 65.0' 65.0' 64.0' 69.0' •445 15896 444 443 442 441 440 SF' 5842 SF 5980 SF 5980 SF 5888 SF 6305 SF I L10' P.U.E. 535 0 536 Ia rn rn 6023 SF J 0 ce 0 '56_0' - 551 0 0.0 550 0 _ 65.0 549 0 60_0 - 548 0 65.0' \--10' 547 0 _ 65.5' P.U.E. 546 0 - 65.5' 545 b _ 68' 544 6342 SFrn 5520 SFrn 5980 SF rn 5520 SFrn 5980 SF rn 6023 SF `Si 6023 SF rn 602 70.0' 60.0' 65.0' 60.0' 65.0' 65.5' 65 5' 65 533 0 534 b 535 0 536 Ia rn rn 6023 SF 6023 SF rn 5888 SF Co' 5520 SFrn 522 0 523 0 524 0 524 0 526 0 527 0 528 0 529 6342 SF rn 5520 SFrn 5980 SF rn 5520 SFrn 5980 SF rn Ci 6023 SF , 6023 SF rn 6023 o 56.0' -i0.0' 650' 60 0' 65 0' --B 5' 65 5 65 -II 521 - 6342 SF 70.1. 1 492 16342 SF 520 5520 SF 61.0' 493 5520 SF STREET F TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 74.0' A 165.4' N 446 8399 SF 449 ;; 12498 SF 00 • 10' P.U.E. /6 93.1' 83.3' 450 11710 SF 447 7433 SF 448 11589 SF - 924' 0 0 SF SF - 65.5' 0 543 b rn rn 6023 SF 65.5' 542 0 6023 SF rn 64.0' 541 0 5888 SF rn 60.0' 540 0 5520 SFrn 64.0' 539 0 5888 SF rn 60.0' 538 0 5520 SFoN, 52.3'^ ,---• 537 1- 6073 SF °go 65.5' 65.5' 64.0' 60.0' 64.0' 60.0' 67.7' 499 5520 SF. 5980 SF . 6023 SF . 6023 SF . 6023 SF i 1 0 530 b 531 0 532 0 533 0 534 b 535 0 536 Ia rn rn 6023 SF 6023 SF rn 5888 SF Co' 5520 SFrn 5888 SF 5520 SFrn 6183 SF IN' 500 - 501 - f10' P.U.E. 504 - 505 - 506 1- 65.5' 65.5' - 64.0' 60.0 - 640' 60.0' 54.8' 0 ce 519 5980 SF 65.1. 494 5980 SF STREET K • 1 '' 518 = 5520 SF. - •____ 517 = 5980 SF - -•- 516 = 6023 SF . - - 515 = 6023 SF . - - 514 6023 SF 61.0' 65.1' • .5' 65. ' .5.5' 495 = 496 = 497 = 498 = 499 5520 SF. 5980 SF . 6023 SF . 6023 SF . 6023 SF i 6174 SF 1.' 10' P.U.E. A .1 1' 1 T - , - . • - 50.6' 60.0' 60.0' 60.0' 60.0' 60.0' STREET L 0 0 50' ROW 60.0' 60.0' 60.0' 60.0 491 0 ni 5841 SF0' 1 64.6' P.U.E. 490 N 489 N 5520 SFo' 5520 SF c1) 60.Q' 60.0' 488 5520 SF 0' HARNEY LANE r I I NOTA PART 60.Q 487 c 5520 SF 0 60.0' 486 • 5520 SF °N' 60.0' 485 5520 SF °N' 60.0' 484 5520 SF o' 60.0' 483 • 5520 SF 6'' 60.0' 482 cc :i SF rn 60.0' 60.0 60.0 60.0' 60.0' 1 60.0' 481 0• 5520 SF N °' 60.0' 480 0 5520 SF 1 479 N 5520 SF o' 60.0' 60.0' 57.0' • N to ''471 c1-° 9487 SF 478 5625 SF o' 60.1' b-- 477 41 5696 SF rn 60.0' 49.5' 476 Bo 5930 SF Iti 64.7' 125.7' 0 475 m 7544 SF 125.7' 472 m 10009 SF X- P.U.E. 575r 61.0' 61.0' 64.7' I 0 0 r 473 N 474 00 6222 SFS 6505 SF Io 57.1' -STREET M R=61Y(TYP.) ' 470 vi 6321 SF 55.0' .1-I . 1.1 469 co 6943 SF; 60.0' W UJ 451 m 15954 SF °O / 91.1' 452 1 5517 SF coc I 92.0' 453 0 5520 SF coc 92.0' 454 5520 SF coc 1 92.0' 490 5520 SF coc 92.0' 456 5520 SF it 92.0' 457 0 I 5520 SF it I 92.0' 458 5520 SF it 92.0' .I 459 0 5520 SF coo 1 92.0' 460 5520 SF coo 92.0' 1 461 5520 SF coo 2.0' 462 1 5520 SF to j 92.0' 463 0 5509 SF coo 90.2' 464 N 5365 SF 1g 83.3' 465 9753 SF 0 468 co 6991 SF 60.0' 467 c? 6793 SF c 60.0' X10' P.U.E. 466 10825 SF 120.7' •cS LOWER SACRAMENTO ROAD At 100 ENGINEERING www . m c r e n g. c o m - .1 .1- 10' P.U.E. _ _. _ _. 1,1 513 = 512 - 511 = 510 - 509 = 508 - 507- 6023 SF . 6023 SF . 5980 SF . 5520 SF. 5980 SF . 5520 SF. 6174 SF 1.' A A I 6 .5.5' 6 .0' 60.0' 6 .0' 60.0' • :.8' 500 - 501 - 502 - 503 - 504 - 505 - 506 1- 3023 SF . 6023 SF . 5980 SF . 5520 SF. 5980 SF . 5520 SF• 6284 SF I 0 0 50' ROW 60.0' 60.0' 60.0' 60.0 491 0 ni 5841 SF0' 1 64.6' P.U.E. 490 N 489 N 5520 SFo' 5520 SF c1) 60.Q' 60.0' 488 5520 SF 0' HARNEY LANE r I I NOTA PART 60.Q 487 c 5520 SF 0 60.0' 486 • 5520 SF °N' 60.0' 485 5520 SF °N' 60.0' 484 5520 SF o' 60.0' 483 • 5520 SF 6'' 60.0' 482 cc :i SF rn 60.0' 60.0 60.0 60.0' 60.0' 1 60.0' 481 0• 5520 SF N °' 60.0' 480 0 5520 SF 1 479 N 5520 SF o' 60.0' 60.0' 57.0' • N to ''471 c1-° 9487 SF 478 5625 SF o' 60.1' b-- 477 41 5696 SF rn 60.0' 49.5' 476 Bo 5930 SF Iti 64.7' 125.7' 0 475 m 7544 SF 125.7' 472 m 10009 SF X- P.U.E. 575r 61.0' 61.0' 64.7' I 0 0 r 473 N 474 00 6222 SFS 6505 SF Io 57.1' -STREET M R=61Y(TYP.) ' 470 vi 6321 SF 55.0' .1-I . 1.1 469 co 6943 SF; 60.0' W UJ 451 m 15954 SF °O / 91.1' 452 1 5517 SF coc I 92.0' 453 0 5520 SF coc 92.0' 454 5520 SF coc 1 92.0' 490 5520 SF coc 92.0' 456 5520 SF it 92.0' 457 0 I 5520 SF it I 92.0' 458 5520 SF it 92.0' .I 459 0 5520 SF coo 1 92.0' 460 5520 SF coo 92.0' 1 461 5520 SF coo 2.0' 462 1 5520 SF to j 92.0' 463 0 5509 SF coo 90.2' 464 N 5365 SF 1g 83.3' 465 9753 SF 0 468 co 6991 SF 60.0' 467 c? 6793 SF c 60.0' X10' P.U.E. 466 10825 SF 120.7' •cS LOWER SACRAMENTO ROAD At 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 QR()FESS/pNq h��o�y6•MARo W1-.-1 * Sy9l`��' No. C51015 EXP. 9-30-19 J . CMI- 0 or CO APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE C� A A A A A Y SO BDIVI 8 1 z\ /- Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 5 OF 9 SHEET 28.8 28.5 28.2 27.9 27.6 27.4 STREET M 27.1 27.0 26.9 26.9 26.7 \N U 28.6 i I 25.93 CR 25.93/"..- CR 5.93/ CR 28.2 27.9 27.6 27.2 26.8 STREET A 26.5 26.4 25.16 LP 25.11 LP 26.6 26.7 26.9 27.1 27.2 27.5 27.9 STREET B 24.90 24.91 LP LP www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.7 26.5 26.7 26.8 27.0 27.2 27.4 -- ---, I I I I I I I I 26.9 27.8 27.7 27.4 27.2 26.9 26.6 26.4 26.4 26.6 26.7 26.9 27.1 27.2 27.' 26.8 27.0 27.1 27.3 27.5 -- -- 27.5 J Y 5D BDIVI 27.0 26.8 26.6 26.5 26.3 26.4 26.5 26.7 26.7 27.1 27.0 26.9 26.8 26.6 26.4 i I I I I I 27.3 27.1 27.0 26.9 26.7 26.6 26.3 26.2 26.4 26.6 26.7 26.9 27.1 27.2 27.2 STREET B 24.90 24.91 LP LP STREET C 25.38 LP 26.7 26.8 26.6 26.5 26.6 26.6 26.4 i 26.9 26.8 26.9 27.1 STREET N 28.0 26.3 26.1 25.7 26.2 26.4 STREET D N Lu 24.56 www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.7 26.5 26.7 26.8 27.0 27.2 27.4 -- ---, I I I I I I I I 26.9 26.9 26.8 26.6 26.5 26.4 26.2 26.3 26.5 26.7 26.8 27.0 27.1 27.0 26.7 26.8 27.0 27.1 27.3 27.5 -- -- J Y 5D BDIVI 27.0 26.8 26.6 26.5 26.3 26.4 26.5 26.7 26.7 27.1 27.0 26.9 26.8 26.6 26.4 26.5 26.7 26.8 27.0 27.1 27.2 26.9 STREET C 25.38 LP 26.7 26.8 26.6 26.5 26.6 26.6 26.4 i 26.9 26.8 26.9 27.1 STREET N 28.0 26.3 26.1 25.7 26.2 26.4 STREET D N Lu 24.56 LP 28.1 www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.7 26.5 26.7 26.8 27.0 27.2 27.4 27.5 26.2 26.0 26.0 26.2 26.4 26.6 26.7 26.9 27.0 27.1 27.2 28.2 26.5 26.7 26.8 27.0 27.1 27.3 27.5 -- -- J LP 28.1 STREET E 9 2 25'15'19 26.46 CR I 25.98 CR 25.98 CR rn N 28.1 28.2 28.3 28.5 28.3 28.2 STREET A 27.27 HP 27.28 HP 28.1 o 1- N I- I I. 1 1 I yr I BASIN EXPANSION �_� ' 1 I 1 1 ' 1 1 1 I 1\ 1--�� 11 �-_--` r i- T T I r- 7 7 r- T 1 i' 1 C\ 1 1 1 1 I I 1 I 1 1 1 i I i 1 i , i xi 1 . I. L 1, 1 1 J . 1 J, 1 1 J \ .. 1 J � _e 1 1 1 ,4 --e TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 Y Y Y cr Z 25.82 CR 25.80 CR 25.64 CR 25.70 CR 26.9 26.9 27.0 27.1 27.1 27.3 27.4 27.5 25.40 CR STREET B 27.3 27.7 f/ 25.69 CR 25.71 CR 26.34 HP 26.46 cp STREET D 27.30 HP 27.30 HP SEE SHEET 7 PARK CR 25.84 CR 26.03 26.23 CR STREET B --------------- 27.8 27.4 27.5 28.0 27.6 28.1 27.7 28.2 27.7 27.8 27.8 28.3 27.9 28.4 27.9 28.1 28.5 28.0 28.1 28.2 28.6 ----------------------------------- 27.9 27.7 28.1 28.0 28.4 28.3 28.5 28.5 28.7 28.6 28.8 28.8 STREET C 28.9 28.9 29.0 29.1 29.2 29.2 28.3 28.6 28.2 28.3 1 28.4 28.6 28.8 28.9 29.3 29.0 29.4 28.8 29.3 28.7 STREET D www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.7 28.1 28.3 28.5 28.7 28.8 26.5 26.2 26.0 26.0 26.2 26.4 26.6 26.7 26.9 27.0 27.1 27.2 28.2 28.4 28.6 28.8 28.9 28.0 A Y 5D BDIVI 27.0 26.8 26.6 26.5 26.3 26.4 26.5 26.7 26.9 27.1 27.3 27.2 CK. BY: TM SHEET NO. 6 OF 9 SHEET STREET E 9 2 25'15'19 26.46 CR I 25.98 CR 25.98 CR rn N 28.1 28.2 28.3 28.5 28.3 28.2 STREET A 27.27 HP 27.28 HP 28.1 o 1- N I- I I. 1 1 I yr I BASIN EXPANSION �_� ' 1 I 1 1 ' 1 1 1 I 1\ 1--�� 11 �-_--` r i- T T I r- 7 7 r- T 1 i' 1 C\ 1 1 1 1 I I 1 I 1 1 1 i I i 1 i , i xi 1 . I. L 1, 1 1 J . 1 J, 1 1 J \ .. 1 J � _e 1 1 1 ,4 --e TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 Y Y Y cr Z 25.82 CR 25.80 CR 25.64 CR 25.70 CR 26.9 26.9 27.0 27.1 27.1 27.3 27.4 27.5 25.40 CR STREET B 27.3 27.7 f/ 25.69 CR 25.71 CR 26.34 HP 26.46 cp STREET D 27.30 HP 27.30 HP SEE SHEET 7 PARK CR 25.84 CR 26.03 26.23 CR STREET B --------------- 27.8 27.4 27.5 28.0 27.6 28.1 27.7 28.2 27.7 27.8 27.8 28.3 27.9 28.4 27.9 28.1 28.5 28.0 28.1 28.2 28.6 ----------------------------------- 27.9 27.7 28.1 28.0 28.4 28.3 28.5 28.5 28.7 28.6 28.8 28.8 STREET C 28.9 28.9 29.0 29.1 29.2 29.2 28.3 28.6 28.2 28.3 1 28.4 28.6 28.8 28.9 29.3 29.0 29.4 28.8 29.3 28.7 STREET D 27.71 STREET I CR 27.84 27.71 HP 1 CR 28.4 28.7 H- Lu Lu \ 28.9 28.5 28.8 27.96 CR 28.06 HP 27.95 CR Lu Lu cc 27.12 26.99 L LP CR < 27.21 28.5 28.7 28.9 29.0 29.1 29.1 29.2 29.3 29.4 29.5 29.6 29.5 29.1 29.4 29.2 0 0 c 0 z- ' w 0 can W O' J / J 28.8CR0 \� �n nn - At► 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.7 28.1 28.3 28.5 28.7 28.8 PLAN REVISIONS NO. DESCRIPTIONS DATE A 27.9 A 28.2 28.4 28.6 28.8 28.9 28.0 A 27.71 STREET I CR 27.84 27.71 HP 1 CR 28.4 28.7 H- Lu Lu \ 28.9 28.5 28.8 27.96 CR 28.06 HP 27.95 CR Lu Lu cc 27.12 26.99 L LP CR < 27.21 28.5 28.7 28.9 29.0 29.1 29.1 29.2 29.3 29.4 29.5 29.6 29.5 29.1 29.4 29.2 0 0 c 0 z- ' w 0 can W O' J / J 28.8CR0 \� �n nn - At► 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 W * QR()FESS/pNq g. MARo Sy9l No. C51015 EXP. 9-30-19 J . CMI- 0 or CO rn rn -- * APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE A A A A A Y 5D BDIVI 8 1 z\ Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 6 OF 9 SHEET 28.0 27.9 27.7 27.8 27.8 27.8 / .-- www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.9 28.0 28.1 26.9 26.8 26.6 ": 27.7 27.5 27.3 27.0 26.8 26.5 26.5 26.7 26.9 27.1 27.3 27.5 I 27.6 28.1 28.2 28.4 28.6 A A 1 1 1 Y SO BDIVI 1 27.7 - 27.5 _ 27.3 27.0 26.8 26.5 26.5 26.7 26.9 27.2 27.4 27.5 27.7 1 1 - - - --- 27.3 27.3 27.1 27.1 26.9 26.9 STREET F 26.7 26.7 26.5 26.5 25.09 25.11 LP LP 26.4 26.3 26.4 26.3 26.6 26.5 26.8 26.7 27.9 28.1 28.1 27.9 27.7 27.5 27.2 w 27.3 27.5 27.0 27.2 27.5 27.3 27.2 27.3 27.1 26.8 26.9 STREET G 26.6 26.7 24.96 24.94 LP 26.4 26.4 26.2 26.2 27.0 26.9 27.3 27.1 26.7 26.7 LP 26.3 26.3 26.6 26.6 27.1 26.9 26.9 26.9 STREET H 2Lp2/ 2LP2 26.5 26.4 26.2 26.2 26.1 26.1 STREET 1 24.80 / 24.80 LP LP 26.4 26.3 26.30 27.2 27.1 HP 26.30 HP L 25.73 CR 25.72 26.8 26.5 27.4 27.2 26.8 STREET SEE SHEET 6 r l 1 11('- 1 LTJ' 1 1 i 1 1-3 i \ BASIN 1 J t 1 1/ 1 r 1 � 1 I 1 I Y'1 Y -T I J 1� icL 25.97 CR 25.84 LP 27.6 27.1 LP LP 27.3 PARK 27.18 27.30 27.18 CCR 28.1 27.9 27.8 27.8 27.9 28.0 28.0 28.3 28.4 HP CR 28.0 27.8 27.7 BLOSSOM DRI` 26.25 / CR ...:/)26c.5 2 26.4 LP STREET F www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.9 28.0 28.1 26.9 26.8 26.6 26.7 26.7 26.8 27.0 ` 27.2 27.4 A A 27.9 28.0 28.1 LP LP 27.3 PARK 27.18 27.30 27.18 CCR 28.1 27.9 27.8 27.8 27.9 28.0 28.0 28.3 28.4 HP CR 28.0 27.8 27.7 BLOSSOM DRI` 26.25 / CR ...:/)26c.5 2 26.4 LP STREET F 27.8 27.9 28.1 28.3 28.5 27.73 CR HP CR 27.26 LP \ 27.26 LP TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 J 28.6 28.7 28.6 28.9 27.84 27.73 27.21 LP 0 27.28 U LP 27.06 `CR 28.7 28.9 29.1 29.0 28.8 28.6 28.5 27.6 26.11 CR ti 1 - Lu w 1- (/) 27.9 28.1 27.6 28.1 28.4 27.8 28.3 28.6 28.0 28.5 28.8 28.1 28.3 28.5 28.7 28.6 29.1 28.8 29.4 29.0 29.5 29.1 29.7 28.8 29.0 29.2 29.1 29.0 29.0 STREET J 29.3 29.8 STREET K 28.83 HP 28.83 HP 28.15 28.15 HP HP 28.9 J/ 29.4 29.7 29.4 29.5 29.3 29.3 28.7 28.9 29.1 29.2 29.4 29.5 29.8 29.9 HARNEY LANE 1 30.0 29.8 a C� 29.7 29.5 29.4 29.1 29.2 29.0 29.0 28.8 28.9 29.2 29.1 29.0 J// CR co iw w 27.44 27.33 � \LP -\` 27.43 CR 29.8 29.5 29. 29.4 29.3 9.15 HP STREET L 2/) w w } 29.1 29.1 29.0 28.9 28.9 29.1 29.2 29.0 28.8 28.7 28.6 28.8 29.0 1 29.1 29.2 29.3 \ za.uu /CR 28.15 29.20 HP LP 1 30.3 30.1 29.9 29.7 29.5 1 D T-- -- T I I I I T CR 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 27.9 28.0 28.1 28.3 28.5 28.7 PLAN REVISIONS NO. DESCRIPTIONS DATE C� A A 27.9 28.0 28.1 28.2 28.4 28.6 A A 27.8 27.9 28.1 28.3 28.5 27.73 CR HP CR 27.26 LP \ 27.26 LP TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 J 28.6 28.7 28.6 28.9 27.84 27.73 27.21 LP 0 27.28 U LP 27.06 `CR 28.7 28.9 29.1 29.0 28.8 28.6 28.5 27.6 26.11 CR ti 1 - Lu w 1- (/) 27.9 28.1 27.6 28.1 28.4 27.8 28.3 28.6 28.0 28.5 28.8 28.1 28.3 28.5 28.7 28.6 29.1 28.8 29.4 29.0 29.5 29.1 29.7 28.8 29.0 29.2 29.1 29.0 29.0 STREET J 29.3 29.8 STREET K 28.83 HP 28.83 HP 28.15 28.15 HP HP 28.9 J/ 29.4 29.7 29.4 29.5 29.3 29.3 28.7 28.9 29.1 29.2 29.4 29.5 29.8 29.9 HARNEY LANE 1 30.0 29.8 a C� 29.7 29.5 29.4 29.1 29.2 29.0 29.0 28.8 28.9 29.2 29.1 29.0 J// CR co iw w 27.44 27.33 � \LP -\` 27.43 CR 29.8 29.5 29. 29.4 29.3 9.15 HP STREET L 2/) w w } 29.1 29.1 29.0 28.9 28.9 29.1 29.2 29.0 28.8 28.7 28.6 28.8 29.0 1 29.1 29.2 29.3 \ za.uu /CR 28.15 29.20 HP LP 1 30.3 30.1 29.9 29.7 29.5 1 D T-- -- T I I I I T CR 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 W * QR()FESS/pNq g. MARo Sy9l No. C51015 EXP. 9-30-19 `I> CIV11- 0 or CO rn rn * APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE C� A A A A Y SO BDIVI 8 1 z\ Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 7 OF 9 SHEET CONNECT TO EXISTING SEWER STUB CONNECT -0 EXISTING WATER 196 195 194 193 192 191 190 189 188 187 186 197 198 199 200 201 202 STREET A 203 204 205 206 207 208 209 210 CONNECT TO EXISTING SEWER STUB 211 • 226 3 225 224 223 222 221 220 219 218 217 216 215 214 213 C 253 252 251 250 249 248 247 246 245 244 243 242 256 257 J J 259 260 261 262 263 264 265 266 267 268 269 C Y SO BDIVI i STREET C ) 8 1 Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 8 OF 9 SHEET 227 228 229 230 231 232 233 234 235 236 237 238 239 240 24 STREET B 0 D / www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 QR()FESS/pNq N 179 178 177 176 175 174 255 254 253 252 251 250 249 248 247 246 245 244 243 242 256 257 258 259 260 261 262 263 264 265 266 267 268 269 Y SO BDIVI i STREET C 8 1 Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM 185 184 183 182 181 180 110 109 108 107 106 105 104 111 112 113 00 134 w 135 133 136 132 137 114 115 STREET D 131 138 STRE CV Lu Lu 0) / www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 QR()FESS/pNq N 179 178 177 176 175 174 173 116 117 118 119 120 121 122 130 139 ET E 129 140 128 141 127 142 126 143 125 144 124 145 123 146 212 5 CONNECT TO EXISTING WATER 270 — N€ — C9f�ICT TC` EXIT € \MATTER— ......... 271 272 273 274 275 276 STREET A 336 337 338 TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 Y Y_ _L__ _L__ Y �� BASIN EXPANSION E 339 STREET B 340 341 422 417 423 416 424 415 425 395 396 392 391 397 390 426 414 413 427 412 428 342 411 429 STREET C 398 399 400 401 402 343 430 410 344 345 346 347 403 431 409 404 432 408 405 433 407 406 389 388 387 STREET D 0 386 0 385 384 383 IMO • PARK 1-2 BASIN SEE SHEET 9 w 0 375 374 373 375 376 377 378 372 371 370 369 379 w w 368 STREET J H 1 365 366 367 382 364 363 Lu_ w (1) 381 0 1 348 349 350 351 352 353 354 355 356 357 358 359 D 00 ' \ 360 362 361 LOWER SACRAMENTO ROAD m 0 m x 0 1 { m x CONNECT TO EXISTING WATER At 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 QR()FESS/pNq h��o�yg.MARo W * Sy9l`��' No. C51015 EXP. 9-30-19 or CO rn rn APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE C� A A A A Y SO BDIVI 8 1 Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 8 OF 9 SHEET 103 102 / 25 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 24 QR()FESS/pNq I h��o�yg.MARo W * 521 NIV N (.) STREET 5 519 21 517 157 156 155 154 153 152 151 150 149 148 147 146 147 ) 192 493 494 495 496 497 498 499 A 160 161 162 163 164 165 _ 166 167 168 169 170 171 172 STREET F. 811 Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM , . • .10 101 100 99 98 97 96 95 94 93 92 91 90 89 27 26 19 18 • 28 29 30 31 32 STREET G 33 34 35 36 37 38 39 1 54 53 52 51 50 49 48 47 46 45 55 56 57 58 59 STREET H 60 61 62 63 64 65 -D 88 40 SEE SHEET 8 STREET F PARK 0 0 CO 76 75 74 73 72 71 70 69 68 67 66 77 78 79 17 16 15 14 80 13 81 12 82 STREET I 83 84 85 86 87 11 10 9 8 7 6 5 43 4 2 3 • . y-- • • BASIN 560 559 558 557 556 555 554 553 552 • 551 550 549 548 • 434 435 436 437 438 439 • 445 • 444 443 442 441 ST 440 REET Fy 547 546 545 544 543 542 541 . 446 447 TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 449 450 • • 540 539 538 522 523 524 525 526 527 528 529 530 STRE 531 ET K 532 533 25 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 24 QR()FESS/pNq I h��o�yg.MARo W * 521 NIV N (.) STREET 5 519 21 517 516 20 514 DESCRIPTIONS DATE 11 19 18 • 28 29 30 31 32 STREET G 33 34 35 36 37 38 39 1 54 53 52 51 50 49 48 47 46 45 55 56 57 58 59 STREET H 60 61 62 63 64 65 -D 88 40 SEE SHEET 8 STREET F PARK 0 0 CO 76 75 74 73 72 71 70 69 68 67 66 77 78 79 17 16 15 14 80 13 81 12 82 STREET I 83 84 85 86 87 11 10 9 8 7 6 5 43 4 2 3 • . y-- • • BASIN 560 559 558 557 556 555 554 553 552 • 551 550 549 548 • 434 435 436 437 438 439 • 445 • 444 443 442 441 ST 440 REET Fy 547 546 545 544 543 542 541 . 446 447 TRACT NO. 3941 TENTATIVE SUBDIVISION MAP GATEWAY - SOUTH 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 449 450 • • 540 539 538 522 523 524 525 526 527 528 529 530 STRE 531 ET K 532 533 491 490 489 488 487 486 485 484 483 513 500 HARNEY LANE r I I 1 1279 482 512 501 481 511 502 480 510 503 534 509 504 535 508 505 537 co W W 536 507 506 • x 0 m x co 1 • 470 469 468 467 466 LOWER SACRAMENTO ROAD m m x co 0 CONNECT TO EXISTING WATER CONNECT TO EXISTING SEWER -PP ROXIMATE L -Y-- — / 471 FT. EAST ON I/ HARNEY LANE At 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 QR()FESS/pNq h��o�yg.MARo W * 521 520 519 518 517 516 515 514 DESCRIPTIONS DATE C� A 192 493 494 495 496 497 498 499 A STREET L 491 490 489 488 487 486 485 484 483 513 500 HARNEY LANE r I I 1 1279 482 512 501 481 511 502 480 510 503 534 509 504 535 508 505 537 co W W 536 507 506 • x 0 m x co 1 • 470 469 468 467 466 LOWER SACRAMENTO ROAD m m x co 0 CONNECT TO EXISTING WATER CONNECT TO EXISTING SEWER -PP ROXIMATE L -Y-- — / 471 FT. EAST ON I/ HARNEY LANE At 100 ENGINEERING www . m c r e n g. c o m 1242 DUPONT COURT MANTECA , CA 95336 TEL : ( 209) 239 - 6229 FAX : ( 209) 239 - 8839 QR()FESS/pNq h��o�yg.MARo W * Sy9l`��' No. C51015 EXP. 9-30-19 J . CMI- 0 or CO rn rn * APPROVED: PLAN REVISIONS NO. DESCRIPTIONS DATE C� A A A A Y SO BDIVI 811 Know what's below. CaII before you dig. 811 / 800-227-2600 JOB NO.: 17-038 DATE: FEB 2018 SCALE: AS SHOWN DR. BY: SLS CK. BY: TM SHEET NO. 9 OF 9 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 v 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. Introduction Chapter 1 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 GATEWAY 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 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. J. -moi" 44e''.-/ /7 /7 .7/ 744; 411 -- 100 IN IN Aar mommiumiim ;A11111 r 1■■191It11ilil:1: ----111, . , -I- - .,.,,,,,. 61111111111111 Mai w, qpipir_ ■x1770' 1 Exhibit 1-3 — Lodi Zoning Map Legend Introduction 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 Site Planning LO D I Chapter 2 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 • Basin LDR LDR --� - LDR LDR 1lL Park as LDR it LDR I' NAP I, Harney Lane Conceptual Residential Villages Planned Development Overlay Standards & Guidelines 6 September 2017 :• Tri i1 1 GATEWAY LODI Site Planning Chapter 2 s t, .y.}ori J Future HDR W iy 4-4v iFAW� -.ice}` fii-J-'/4r." .,)0-'--11........--e--'1.-4 #7! Park.- # , et .—� .1,11.160...:4111111111111 111114 ,1lli ..iiiM1 UTNE lir 111 _a . ., ., lid -, ,111411111114111111110g Kettleman Lane — I. II1- 11111111111- alt++ate...., :11MUM 44.111111111111 ism Basin i�� Future ,' 1 •I. M y-,-p` ",.y. ,..0 .1 '.# 1 W iG 1 -' Y Yom` LDR - r -' UHF ipi11�IA i iT.�L2P1I 11111E11 JINN 'Willi Park 4-11111litauggir • {.. 'm1wM11 44,11k X1111 + Tem T -.111r7417.-1.,' 0 Basin: Har I13 Exhibit 2-1 — Gateway Site Plan Planned Development Overlay Standards & Guidelines 7 September 2017 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 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 Kettleman Lane . _ Harney Lane Community Wall Locations 40 Exhibit 2-2 — Neighborhood Street Section (54 -Foot Wide ROW) er Sacramento Road 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 0"► s Site Planning Chapter 2 V_�f f ...- 'Fr 117-eIrr.r. Y Entry Locations Street Section and Monument 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 Entry Plan LOWBRS4CRAMBVTO ROAD Site Planning Chapter 2 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 IR Site Planning Chapter 2 r HoosANEY 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 Lane r Entry Locations Harney Lane Lower Sacramento Road 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 GATEWAY LODI TABLE 3-1: LOT TYPE DEVELOPMENT STANDARDS SUMMARY of tandards Development Standards Chapter 3 • Standard Minimum Lot Area 5,000 sf DR HDR 7 4,000 sf - Typical Street Frontage Width 50'/75' 12' 50'/55' 10' - 10' Setbacks (minimums in feet)(') Front Living Space Side -on Garagem 12' N/A N/A Garage Door(5) 20' 18' N/A Balcony/Porch(9) 12' 10' 10' Courtyard(3) 8' 10' 10' Interior Side Living Space/Garage/Courtyard(3)(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 10' 10' 5' Site Co 60% 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 LODI 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. Development Standards Chapter 3 Conceptual Sign Example 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 21 September 2017 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. rrr F. Architectural Guidelines Chapter 4 All Aluminum C nstrUCtivn 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. Architectural Guidelines Chapter 4 Planned Development Overlay Standards & Guidelines September 2017 26 GATEWAY LODI 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 Planned Development Overlay Standards & Guidelines September 2017 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 iffr din '111111F Mi4 Planned Development Overlay Standards & Guidelines September 2017 30 GATEWAY LODI Architectural Guidelines Chapter 4 41J Vi imrciii40Ale I Mac_F • , -'141 1111INIIIP1014jII' 1 • - 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 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: March 28, 2018 APPLICATION NO: Subdivision Application: 2017-24 S Planned Development: 2017-24 PD Growth Management Allocation: 2017-24 GM REQUEST: Request for Planning Commission approval of: a) Growth Management Allocation for 560 Low -Density Residential Lots; and LOCATION: b) A Subdivision Map for the Gateway South Subdivision, a 131.07 acre, 560 unit subdivision with associated park and landscape lots; and c) Adopt Planned Development Guidelines for the subdivision known as Gateway South. 2125 South Lower Sacramento Road, 2375 South Lower Sacramento Road, 2463 South Lower Sacramento Road, 2557 South Lower Sacramento Road, 641 West Harney Lane and 2945 West Harney Lane. (Applicant: FCB Homes; File: 2017-24 GM / S / PD; CEQA Status: Section 15183 — Previous Environmental Review) 2125 South Lower Sacramento Road, 2375 South Lower Sacramento Road, 2463 South Lower Sacramento Road, 2557 South Lower Sacramento Road, 641 West Harney Lane and 2945 West Harney Lane. APN: 058-040-01, 02, 04, 05, 13 and 14 Lodi, CA 95240 APPLICANT: FCB Homes Mr. Tom Doucette 10100 Trinity Parkway, Suite 420 Stockton, CA 95219 PROPERTY OWNERS: Weldon D Schumacher TR 1303 Rivergate Drive Lodi, CA 95240 W L Investors LP Mr. Tom Doucette 10100 Trinity Parkway, Suite 420 Stockton, CA 95219 Joey Tamura TR 788 West Armstrong Road Lodi, CA 95242 1 RECOMMENDATION Staff recommends that the Planning Commission approve the Tentative Subdivision Map and Planned Development Guidelines for the South Gateway Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 560 Low -Density Residential Lots, subject to conditions in the attached resolution. PROJECT/AREA DESCRIPTION General Plan Designation: Low, Density Residential and Open Space Zoning Designation: PD(41) Property Size: 131.07 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 north. ANALYSIS Existing Conditions: The subject site consists of six parcels totaling 131.07 acres and is currently used for agricultural purposes consisting of orchards and grapes. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential and Open Space for parks and basins. The proposed layout is consistent with the Gateway 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 2 ADJACENT ZONING DESIGNATIONS AND LAND USES EXISTING LAND USE GENERAL PLAN ZONING CLASSIFICATION North Low Density Residential, Medium Density Residential, Open Space PD(41) Villa Fiore Subdivision South County - Unincorporated County - Unincorporated County - Unincorporated East Low Density Residential, Open Space Low Density Residential, Open Space Residential / park West County - Unincorporated 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 north. ANALYSIS Existing Conditions: The subject site consists of six parcels totaling 131.07 acres and is currently used for agricultural purposes consisting of orchards and grapes. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential and Open Space for parks and basins. The proposed layout is consistent with the Gateway 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 2 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 South 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 residential single-family lots, park and two high density residential parcels. The approximately 131.07 -acre property would be subdivided into approximately 560 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 7,300 sq. ft. The development was separated into multiple "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 South 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 3 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 South is provided from Lower Sacramento Road, Century Boulevard and Harney Lane. The project also connect to roadways to the north. 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 560 Low -Density Residential Unit 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 2018 — not known yet 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: 4 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 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 Table C: Growth Management Allocation for 2018 1 Available Allocations Total Available Yearly for 2017 Allocation Total Allocated for Gateway North Total Available for 2017 Low (0.1-7) 2,200 198 - 107 2,093 Medium (7.1-20) 736 126 - 98 638 High (20.1-30) 1,149 125 - 329 820 TOTAL 4,085 449 534 3,551 Table C: Growth Management Allocation for 2018 1 Available Allocations Total Allocations Available Yearly Allocation Total Available for 2018 Low (0.1-7) 2,093 198 2,291 Medium (7.1-20) 638 126 764 High (20.1-30) 820 125 945 TOTAL 3,551 449 4,000 5 Table D: Growth Management Allocation for Gateway South 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. The allocations for Gateway South over 3 years is a more realistic approach and more consistent with the current ordinance from 1991. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to conditions outlined in the attached resolution. The proposed tentative map, as described in the code compliance sections above, is consistent with the current General Plan (2010). The proposed 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. 6 Available Allocations Total Available for 2018 Gateway South 2018 Gateway South 2019 Gateway South 2020 Gateway South Total Total Remaining for 2018 Low (0.1-7) Medium (7.1-20) High (20.1-30) 2,291 764 187 0 187 0 0 186 0 560 2,104 0 764 945 0 0 0 945 TOTAL 4,000 3,813 3,626 3,440 560 3,813 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. The allocations for Gateway South over 3 years is a more realistic approach and more consistent with the current ordinance from 1991. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to conditions outlined in the attached resolution. The proposed tentative map, as described in the code compliance sections above, is consistent with the current General Plan (2010). The proposed 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. 6 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, March 17, 2018. Fifty (50) public hearing notices were sent to all property owners of record within a 300 -foot radius of the project site as required by California State Law §65091 (a) 3. Public notice also was mailed to interested parties who had expressed their interest of the project. RECOMMENDED MOTIONS Should the Planning Commission agree with staff's recommendation, the following motion is suggested: "I move that the Planning Commission adopt a Resolution finding that the project has satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183, the project is consistent with the findings of the previous environmental documents prepared for the 2010 Lodi General Plan and approve the Tentative Subdivision Map and Planned Development Guidelines for the FCB Gateway South Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 560 Low -Density Residential Lots subject to conditions in the attached resolution." ALTERNATIVE PLANNING COMMISSION ACTIONS: • Approve the request with attached or alternate conditions 7 • Deny the request • Continue the request. Respectfully Submitted, Concur, Craig Hoffman City Planner ATTACHMENTS: A. Vicinity / Aerial Map B. Gateway Map C. Subdivision Map D. Planned Development Standards E. Draft Resolution Stephen Schwabauer Community Development Director 8 RESOLUTION NO. 18-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF FCB HOMES FOR APPROVAL OF SUBDIVISION MAP FOR GATEWAY SOUTH SUBDIVISION, A 131 -ACRE, 560 -LOT, SINGLE-FAMILY RESIDENTIAL SUBDIVISION AND GROWTH MANAGEMENT ALLOCATION FOR 560 LOW-DENSITY RESIDENTIAL LOTS, AT 2125 SOUTH LOWER SACRAMENTO ROAD, 2375 SOUTH LOWER SACRAMENTO ROAD, 2463 SOUTH LOWER SACRAMENTO ROAD, 2557 SOUTH LOWER SACRAMENTO ROAD, 641 WEST HARNEY LANE AND 2945 WEST HARNEY LANE 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 2125 South Lower Sacramento Road, 2375 South Lower Sacramento Road, 2463 South Lower Sacramento Road, 2557 South Lower Sacramento Road, 641 West Harney Lane and 2945 West Harney Lane, Lodi, CA 95240 (APN: : 058-040-01, 02, 04, 05, 13 and 14); and WHEREAS, the applicant is FCB Homes, 10100 Trinity Parkway, Suite 420, Stockton, CA 95219; and WHEREAS, the applicant, FCB Homes, has filed the "South Gateway" Subdivision Map and Growth Management Application with the City of Lodi; and WHEREAS, the project properties owners of record are Weldon D Schumacher TR, 1303 Rivergate Drive, Lodi, CA 95240 and W L Investors LP, Mr. Tom Doucette, 10100 Trinity Parkway, Suite 420, Stockton, CA 95219 and Joey Tamura TR, 788 West Armstrong Road, Lodi, CA 95242; 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, 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, 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 131 acres, 560 -lots, and is designated for low density residential development; and 1 WHEREAS, the Community Development Department did study and recommend approval of said request; and WHEREAS, after due consideration of the project, the Planning Commission did conditionally approve the project; and WHEREAS, the Planning Commission's recommendation is based upon the following findings and determinations: 1. The proposed design and improvement of the tentative subdivision, as conditioned, will conform to the standards and improvements mandated by the adopted City of Lodi Public Works Department Standards and Specifications, Zoning Ordinance, as well as all other applicable standards. 2. The standard size, shape and topography of the site is physically suitable for residential development proposed in that the site is generally flat and is not within an identified natural hazard area. 3. The site is suitable for the density proposed by the tentative subdivision map in that the site can be served by all public utilities and creates design solutions for storm water, traffic and air quality issues. 4. The standard design of the proposed tentative subdivision and the proposed improvements are not likely to cause substantial environmental damage or injure fish or wildlife or their habitat in that the site has been previously disturbed by agricultural activities. The project is consistent with the previous EIRs 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 South subdivision map and associated Development Standards for the Gateway South Subdivision and recommends that the City 2 Council approve FCB Homes request for 560 Low -Density Residential Lots - growth management allocation units, for the Gateway South project subject to the following development conditions and standards: 1. The property owner and/or developer and/or successors in interest and management shall, at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys' fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense. 2. This recommendation for approval by the Planning Commission shall not constitute an authorization to begin any construction. 3. The developer shall comply with all the applicable requirements of the City's Community Development Department including Planning and Building Divisions; Public Works, Fire and Electric Utility Departments; and all other applicable local, state and federal agencies. It is the responsibility of the applicant to check with each agency for requirements that may pertain to the project. 4. The Tentative Map shall expire within 24 months of Planning Commission approval or a time extension must be granted by the Planning Commission. 5. The Final Map shall be in substantial conformance to the approved Tentative Map, as conditioned, and that any future development shall be consistent with applicable sections of the Municipal Code. 6. The developer shall install, on each residence, minimum four -inch high block style numbers for address identification. The numbers shall be in color that is contrasting to the background surface to which they are adhered and shall be readily visible from the street during the day and night. The construction drawings for the house plans shall identify the location of the address boxes or numbers on the house 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 Harney Lane and Lower Sacramento Road shall be a minimum of six (6') feet in height, excluding caps, columns and pilasters, unless a higher 3 wall or fence is required as an environmental mitigation measure, measured to the grade of the property at the highest point within four feet (4') of said wall or fence and shall be designed to insure clear vision at all street intersections to the satisfaction of the City Engineer. 11. The project shall incorporate all applicable mitigation measures as specified in the adopted Final Revised Environmental Impact Report EIR-05-01 (State Clearinghouse No. 2005092096) for the project. 12. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, prior to recordation of the final map(s) for homes adjacent to existing agricultural operations, the applicant shall submit a detailed wall and fencing plan for review and approval by the Community Development Department (Land Use Mitigation Measure 1). 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 131.07 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 131.07 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. 4 19. Road or street names shall not duplicate any existing road or street name in the City, except where a new road or street is a continuation of an existing street. Road or street names that may be spelled differently but sound the same shall also be avoided. Road or street names shall be approved by the Fire Chief and the Community Development Director. 20. All improvements, public and private, shall be designed and constructed in accordance with the most recent edition of the City Plans and all applicable state and local ordinances, standards and requirements. Should a conflict arise, the governing specification shall be determined by the City Engineer. 21. The developer shall ensure finished pad elevations are at a minimum one foot above the 100 year base flood elevation as shown on the latest Federal Emergency Management Agency (FEMA) floodplain maps for San Joaquin County, California. The developer shall be responsible for all necessary activities, applications, documentation and costs to amend floodplain maps for their development. 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. 5 29. The Developer shall notify all purchasers of homes or lots, either through the Department of Real Estate Subdivision Report or, if there is no Subdivision Report, through a statement signed by each buyer and submitted to the City, that the this subdivision is adjacent to an agricultural area, and as such, there are ground and aerial applications of chemicals, and early morning/night time farming operations which may create noise and dust, etc. The project site is also adjacent to a commercial retail center, church facility with outside sports areas and future school site. In addition, all purchasers of homes or lots shall be made aware of the future possibility of oil and gas well exploration on surrounding and adjacent properties and that farm animals may be kept on adjacent properties that may be outside the City limits. The wording and format for notifying home buyers of this information is subject to approval by the Community Development Director. 30. The City places a high value on quality design and materials in the construction of fencing and buffers for developments. Fencing is an integral design feature in residential developments and defines property ownership and boundaries. The City expects quality materials that will last and maintain an appealing aesthetic within neighborhoods. This includes metal or pressure treated posts for fencing. 31. The Gateway South 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 private development shall have an HOA for all the properties in this area. CITY OF LODI FIRE DEPARTMENT 34. The developer shall comply with all applicable requirements of the California the adopted policies of the City of Lodi. 35. Fire apparatus access roads shall have an unobstructed width of not less exclusive of shoulders, except for approved security gates in accordance with of the California Fire Code and an unobstructed vertical clearance of not less inches. (Ord. No. 1840, § 1, 11-17-2010) Fire Code and than 24 feet, Section 503.6 than 13 feet 6 6 36. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend within 150 feet (45,720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 37. The developer shall install on-site and/or boundary water mains, fire hydrants and related services. Hydrants shall adhere to the City's standard details, with their location determined by the Fire District and City Engineer, and shall be installed and in service prior to any combustible construction on the site. Public fire hydrant spacing and distribution shall be determined as follows: 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 subdivision 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. Developer will pay a proportionate share of costs associated with SB5 certification. 40. Compliance with Senate Bill (SB) 610 and SB 221, requires a Water Supply Assessment for developments that contain more than 500 residential units. Developer shall fund the cost of the assessment. 41. Project design and construction shall be in compliance with the applicable terms and conditions of the Multi -Agency Post -Construction Stormwater Standards Manual adopted by the City of Lodi in compliance with the State Water Resources Control Board's Phase II MS4 permit. a) A Project Storm Water Plan must be submitted for approval prior to any master plan and improvement plans submittal. b) State -mandated construction site inspections to assure compliance with the City of Lodi's Phase II MS4 permit are required. The fee for these inspections is the 7 responsibility of the developer and must be paid prior to the map filing or commencement of construction operations, whichever occurs first. 42. 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. Including the following: a) Include parcels fronting Harney Lane between Lower Sacramento Road and the westerly project boundary. b) Updated Wastewater Master Plan must conform to Harney Lane Wastewater Lift Station Master Plan Study dated . Any additional modifications to the study need to address additional wastewater flow from the proposed development shall be at the developer's expense. 43. Master geometric layout including Lower Sacramento Road and Harney Lane intersection: a) Ultimate Harney Lane dedications are required as per the Harney Lane Specific Plan. b) A traffic analysis is required from the developer to show the necessary modifications (if any) to the traffic signals at Lower Sacramento Road and Harney. 44. Engineered Improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Storm drainage facilities design shall conform to the Multi-Agency Post-Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. c) Irrigation plans and plantings shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. d) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed geotechnical engineer. e) Grading, drainage and erosion control plan. f) Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan (SWPPP). g) All utilities, including electrical, gas, telephone and cable television facilities. h) Undergrounding of all overhead utilities required. i) Joint Trench plans (required with second submittal). j) Reverse frontage wall, wall details, landscaping and irrigation system. Irrigation system plans are required with the second submittal. Minimum wall height shall be 8 feet above the adjacent pad and/or ground elevation or as required by Community Development Department to satisfy the general plan requirements. k) Street tree planting plan for parkway strip along Street J entrance 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 8 plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 45. 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 as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. v) An enhanced path with 10 -foot sidewalk shall be installed on the west side of Blossom Drive from the north project boundary south to Street D. The path shall continue on Street D (on the park site) west to Van Ruiten Drive, then continue on the east side of Van Ruiten Drive south to Harney Lane. vi) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Lower Sacramento Road, Harney Lane and Blossom Drive, Van Ruiten Drive and Street D. vii) Per the Harney Lane Specific Plan, installation of a signal in the ultimate location at Van Ruiten Drive and Harney Lane. See Harney Lane Specific Plan Intersection Geometrics Harney Lane / Westgate Drive (dated 4/1/2011). viii) Designing and installation of public improvements at Lower Sacramento Road and Harney Lane Intersection, per the approved Harney Lane Specific Plan,. ix) Class II Bike Lane shall connect at Blossom Drive, south to Street D, west to Van Ruiten Drive and south to Harney Lane. x) Install a four-way stop at Van Ruiten Drive and Street D. xi) Transit amenities, including, but not limited to, bus stops, bus pullouts, bus shelters and signage, in conformance with the Grape Line Short range Transit Plan and as approved by the Transportation Manager. xii)Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Blossom Drive (1) Right-of-way (ROW) shall be a minimum of 68 feet (from north boundary to Street F). (a) The west side shall contain a 10 -foot enhanced sidewalk with vertical curb except for that adjacent to the park. 9 (b) The park frontage shall contain a 10 -foot enhanced sidewalk with vertical curb. (2) Street layout shall accommodate on -street parking, bikes lane and travel lanes. Curb to curb width should be 49 feet. b) Street D (fronting park) ROW shall be 55 feet. The 10 -foot sidewalk on the park side may encroach onto the park's property. c) Van Ruiten Drive (1) ROW shall be 55 feet from north boundary to Street F. ROW shall be 70 feet from Street F to Harney Lane. (a) Van Ruiten Drive shall be constructed with vertical curb, gutter and sidewalk. (b) The 10 -foot sidewalk on the park side may encroach onto the park's property. d) Street M Temporary turnaround for emergency vehicle access shall be constructed. The turnaround may be constructed on lot 472 and 471 with a separate street easement dedication. Upon development of the westerly portion of Street M, the easement may be reverted to the respective property owners. e) Standard Residential Streets ROW shall be 55 feet. All interior streets designated as standard residential 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 1.5 feet of ROW on each side. f) Minor Residential Streets ROW shall be 50 feet g) 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 2 feet of ROW on each side. Private Community Streets (Streets G, H I) (1) All interior streets shall be developed as per the Planning Department. (2) The streets shall be privately owned and maintained by a HOA. (3) Block wall and landscape shall be private and privately maintained. (4) Private gate call box shall be located at a minimum of 60 -feet from Van Ruiten Drive to accommodate vehicle stacking. Access for emergency vehicles shall be provided with a City approved knox box. 10 (5) EVA between Lots 16 and 17 should be provide with a City approved knox box. xiii) The public/private ,block walls are 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. 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. Construction of a private wall is required at the north parcel line of lots 272, 273, 274, 275, and 276. b) Wastewater i) Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. ii) Except for the private community, Individual wastewater services shall be provided to each parcel from the public wastewater main in all public streets. iii) The wastewater service for each parcel inside the private community shall be connected to an on-site private wastewater pipe system. iv) A manhole or riser shall be installed to separate the private wastewater main from the public wastewater main at Van Ruiten Drive. v) Extension of wastewater main in Harney Lane per the City's Wastewater Master Plan. vi) The wastewater pipe between lots 465 and 466 shall be moved to between lots 466 and 467 to avoid interference with the traffic signal equipment at the NW corner of Lower Sacramento Road and Harney Lane. c) Storm Drain i) The storm drain system shall be designed in conformance with the City's Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. ii) Slopes for all parcels within the development shall flow towards the proposed streets. All stormwater shall be collected within the development and cannot flow to neighboring parcels. 11 iii) The proposed 1-3 Basin is to be designed to gravity flow to the existing 1-2 Basin without the need of a pump station. Install a remote control gate with SCADA control which is to be integrated with the City's SCADA system. iv) Perimeter fencing shall be installed on all storm drain basins with side slopes greater than 6:1. v) A manhole or riser shall be installed to separate the private storm drain pipe from the public storm drain pipe at Van Ruiten Drive. vi) 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. 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) The water system shall be designed in conformance with the City's Water Master Plan and design standards. ii) Individual water services shall be provided to each parcel from the public water main in all public streets and private streets. iii) Provide a looped water system, a minimum of two connections to the City water system are required throughout all phases including the private community. Provide a secondary connection from Street 1 to Harney Lane using the emergency vehicle access within the private community.. iv) A water sampling station(s) shall be provided located within the subdivision. The location of the sampling stations must be approved by the City Engineer. v) The water main, service laterals, and meter boxes inside the private community shall be public. Dedication of a public utility easements to accommodate the above mentioned utilities is required. vi) Water meter boxes within the private community shall be located outside of areas subject to vehicular travel and within a public utility easement. e) Nonpotable Water i) Construction of a nonpotable water system is required. The developer's engineer shall contact the City's Public Works Engineering Division for a draft Non -potable Water Master Plan for location of the facility. ii) Park, basin and public irrigation shall be supplied from the nonpotable water main. 46. Duplicate lot numbers shall not be used; each lot shall be uniquely numbered in the subdivision map. 47. All unused water, wastewater and storm drain stubs shall be abandoned at the developer's expense. 48. 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. 12 49. Neighborhood park facilities and equipment including landscaping and irrigation shall be maintained by the developer for a period of three years or until the building permit for the 200th home is finaled, whichever term is longer. 50. 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. 51. Project phasing will require additional requirements and approval by the City Engineer. 52. 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. 53. 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. 54. 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. 55. The developer shall acquire all necessary easements and ROW dedications. 56. The remaining properties outside of the street right-of-way along the east side of Van Ruiten Drive south of the storm water basin to Harney Lane shall be designated as a remainder or should be transferred to the adjacent property. 57. 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 by annexation to the City of Lodi Community Facilities District 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. 58. 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 Lower Sacramento Road, Van Ruiten Drive, Street J entrance, Street A lots 271 through 276, Street B lots adjacent to storm drain basin 1-2, Street 7 Tots adjacent to the new storm water basin, and Harney Lane. d) Subdivision Map Guarantee. e) Annexation to Community Facilities District 13 The project area shall fund the establishment of a new Mello -Roos Community Facilities District (CFD) or provide an alternative funding mechanism which is acceptable to the Finance Director of the City, to fund the project's fair share of public services which may include, but is not be limited to, police protection, fire protection, parks/parkway maintenance, landscape maintenance, street maintenance, street light maintenance, flood and storm drainage protection services, as well as maintenance and operations of other community facilities. as well as the maintenance costs of other community facilities. The annexation process can take several months, so applicants should plan accordingly. The application fee and completed application for the establishment of the CFD is due prior to the Resolution of Intention to Establish the CFD and Levy the Special Tax. 59. 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 new City of Lodi Community Facilities District (Item 58 above) — Estimated at $10,000 prior to recording the final subdivision map. Reimbursement fees for public improvements: RA03-04 Harney Lane Sanitary Sewer Lift Station, RA 05-01 Legacy Estates Unit #1 Tract No. 3260, RA 2007-52- 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. g) 60. 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 South 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. 61. 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. 14 d) NPDES Construction General Permit (SWPPP). e) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. CDD - BUILDING DEPARTMENT General Comments: 62. Building permit is required for Site work. 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. 63. The 2016 California Residential Code, Section R313.2 requires all new one and two-family dwellings to have an automatic residential fire sprinkler system installed. 64. Dwelling unit walls less than 3' from the property lines are required to be 1 hour fire rated. 2016 CRC, Section R302, Table R302.1 (2) Dated: March 28, 2018 I certify that Resolution No. 18-11 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on March 28, 2018 by the following vote: AYES: Commissioners: Cummins, Gomes, Hennecke, Kirsten, Olsen and Chair Slater NOES: Commissioners: None ABSENT: Commissioners: Kirst ATTEST v -� Secretary, Planning Commission 15 RESOLUTION NO. 2018-82 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR THE 2018 — 2020 GROWTH MANAGEMENT ALLOCATIONS FOR THE GATEWAY SOUTH SUBDIVISION NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve the 2018 — 2020 Growth Management Allocation as recommended by the Lodi Planning Commission, authorizing 560 Low -Density Residential Growth Management Allocations over a three-year period, as shown as follows: Requested Recommended 2018 Allocations 2018 Allocations Gateway South 187 Low -Density 187 Low -Density Gateway South 0 Medium -Density 0 Medium -Density Gateway South 0 High -Density 0 High -Density 2018 TOTAL 187 187 Requested Recommended 2019 Allocations 2019 Allocations Gateway South 187 Low -Density 187 Low -Density Gateway South 0 Medium -Density 0 Medium -Density Gateway South 0 High -Density 0 High -Density 2019 TOTAL 187 187 Requested Recommended 2020 Allocations 2020 Allocations Gateway South 186 Low -Density 186 Low -Density Gateway South 0 Medium -Density 0 Medium -Density Gateway South 0 High -Density 0 High -Density 2020 TOTAL 186 186 Dated: May 2, 2018 --= I hereby certify that Resolution No. 2018-82 was passed and adopted by the City Council of the City of Lodi in a regular meeting held May 2, 2018, by the following vote: AYES: COUNCIL MEMBERS — Chandler, Kuehne, and Mayor Nakanishi NOES: COUNCIL MEMBERS — Mounce ABSENT: COUNCIL MEMBERS — Johnson ABSTAIN: COUNCIL MEMBERS — None NNIFE'1' . FERRAIOLO City Clerk 2018-82 Gateway South Subdivision Subdivision Application: 2017-24 Growth Management Allocation: 2017-24 (Applicant: FCB Home) Represented by Tom Doucette VICINITY MAP In City Council it -Imuummiti *mink RuiummiMplainilf • - • Basin rifrarwr 1.""iitirias 71Hif -1100 lit le 44" 24111111.11.01111 w11111116101111111111 111111111111114 1111,•••••••••4 pp04606 ak.A. gliti1111110111101 gimti iiiiii inuttuan Impopyin 44 I" 4-4 1•-•.• - Park 4rj—J 44.4.44,4Tr Tr 11111141111,111 1111111111181M4 4. 4 4 4 4 44116NS ,%at.:17.W 410611111010111giliikk 11411111141011111111111i i11114111111111111111111111r. 7 ww.o. • .-AUL -re 4-0 GATEWAY SOUTH MAP City Council Table B: Growth Management Allocation for Gateway N o rt h GROWTH ALLOCATION City Council Available Allocations Total Available for 2017 Yearly Allocation Total Allocated for Gateway North Total Available for 2017 Low (0.1-7) 2,200 198 - 107 2,093 Medium (7.1-20) 736 126 - 98 638 High (20.1-30) 1,149 125 - 329 820 TOTAL 4,085 449 534 3,551 GROWTH ALLOCATION City Council Table C: Growth Management Allocation for 2018 GROWTH ALLOCATION City Council Available Allocations Total Allocations Available YearlyTotal Allocation Available for 2018 Low (0.1-7) 2,093 198 2,291 Medium (7.1-20) 638 126 764 High (20.1-30) 820 125 945 TOTAL 3,551 449 4,000 GROWTH ALLOCATION City Council Table D: Growth Management Allocation for Gateway South GROWTH ALLOCATION City Council Available Allocations Total Available for 2018 Gateway South 2018 Gateway South 2019 Gateway South 2020 Gateway South Total Total Remaining for 2018 Low (0.1-7) 2,291 187 187 186 560 2,104 Medium (7.1-20) 764 0 0 0 0 764 High (20.1- 30) 945 0 0 0 0 945 TOTAL 4,000 3,813 3,626 3,440 560 3,813 GROWTH ALLOCATION City Council Please immediately confirm receipt of this fax by calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS SUBJECT: PUBLIC HEARING TO CONSIDER RESOLUTION APPROVING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 560 LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR THE GATEWAY SOUTH SUBDIVISION PUBLISH DATE: SATURDAY, APRIL 21, 2018 LEGAL AD TEAR SHEETS WANTED: One (1) please SEND AFFIDAVIT AND BILL TO: LNS ACCT. #0510052 DATED: MONDAY, APRIL 16, 2018 JENNIFER M. FERRAIOLO, CITY CLERK City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK AMELA 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 classified1@lodinews.com at [ ti'•I&time) on ( (i,{ [$(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 560 LOW-DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR GATEWAY SOUTH SUBDIVISION On Thursday, April 19, 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 560 Low -Density Growth Management Allocations for Gateway South 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 April 19, 2018, at Lodi, California. ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK PAMELA M. FARRIS ELIZAEH I R DEPUTY CITY CLERK ADMINISTRATIVE CLERK N:\Administration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD2.doc Carnegie Forum 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: May 2, 2018 Time: 7:00 p.m. For information regarding this notice please contact: Jennifer M. Ferraiolo City Clerk Telephone: (209) 333-6702 EXFJIT A NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, May 2, 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) Consider adopting resolution approving the Planning Commission's recommendation to authorize 560 Low -Density Residential Growth Management Allocations for the Gateway South subdivision. Information regarding this item may be obtained in the Community Development Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are invited to present their views and comments on this matter. Written statements may be filed with the City Clerk, City Hall, 221 West Pine Street, 2nd Floor, Lodi, 95240, at any time prior to the hearing scheduled herein, and oral statements may be made at said hearing. If you challenge the subject matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to the close of the public hearing. By Order of the Lodi City Council: T1 f rraiolo r ifer M. City Clerk Dated: April 18, 2018 Approved as to form: Janice D. Magdich City Attorney AVISO: Para obtener ayuda interpretative con esta noticia, por favor Ilame a la oficina de la Secretaria Municipal, a las (209) 333-6702. CLERKIPUBHEAR NOTICESINOTCDD.DOC 4/16/18