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Agenda Report - November 7, 2018 G-04 PH
TM CITY OF LODI COUNCIL COMMUNICATION AGENDA ITEM G-4 AGENDA TITLE: Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 235 Medium - Density Residential Growth Management Allocations for the Vineyard Terrace Subdivision MEETING DATE: November 7, 2018 PREPARED BY: Community Development Director RECOMMENDED ACTION: Conduct a public hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize 235 Medium -Density Residential Growth Management Allocations for the Vineyard Terrace 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 September 26, 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 K. Hovnanian Homes for 235 Medium -Density Residential Growth Management Allocations for the Vineyard Terrace Subdivision, a 42.45 -acre 235 -lot subdivision. The Commission voted 7-0 to recommend the City Council approve the applicant's request. BACKGROUND The project site was annexed into the City of Lodi as part of the Westside and Southwest Gateway area annexation. 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 and designates the property Medium Density Residential. The annexation documents identified this property as "other." It was not part of the FCB holdings that included the Westside and Gateway properties. This was part of properties that were included in the annexation but not necessarily master planned for the FCB development. The 42.45 acres that are included with this application was given a potential development residential holding capacity of 7 units per gross acre or 297 residential units. APPROVED: 90-1.01W41111 tephen Sch _ _ er, City Manager PH Vineyard Terrace GM Allocations Page 2 of 7 The project as designed is consistent with the overall Westside and Southwest Gateway area annexation. ANALYSIS Existing Conditions The subject site consists of three parcels totaling 42.45 acres and is currently used for agricultural purposes consisting of open field farming. General Plan Compliance: The project site carries a General Plan Land Use designation of, Medium Density Residential. The proposed layout is consistent with the Westside and Southwest Gateway area annexation and the General Plan land use map. The proposed lotting meets the density requirements for parcel sizes. Medium density lots are typically 5,000 sq ft in size and lower Zoning Compliance: The project site is zoned Medium Density Residential with an expected density of 8 to 20 units per acre. The property gross acreage is 42.45 acres. The net developable acreage is approximately 30 acres. The project has a density of approximately 8 units per acre. This is consistent with the zoning code for density and design. Planned Development Guidelines: The applicant has prepared the Vineyard Terrace Planned Development Standards and Guidelines. These guidelines create a comprehensive design for the overall 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 medium density residential single-family parcels. The approximately 42.45 -acre property would be subdivided into approximately 235 single-family units, roadways and other infrastructure required to support the proposed development. The development was separated into 2 "villages" with varying densities and housing types specified for each village. Village A is comprised of 119 lots that are roughly 50 feet by 85 feet — 4,250 sq ft parcels. Village B is comprised of 108 lots that are roughly 55 feet by 100 feet — 5,500 sq ft parcels. The street widths in Vineyard Terrace 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 PH Vineyard Terrace GM Allocations Page 3 of 7 remainder in compliance with Map Act Section 66424.6. The findings are included as part of the resolution and staff recommends approval of the subdivision map. In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval shall expire and become void unless, the applicant petitions the Planning Commission for an extension and the Commission grants an extension in accordance with Lodi Municipal Code Section 17.52.130 (B)(1). Phased Final Maps shall extend the expiration of the tentative map by 36 months or the date of the previously filed Final Map. Access and Circulation: The main access points to Vineyard Terrace include two roads off Century Boulevard, one road off Lower Sacramento Road and the project ties into the extension of Orchis Drive. The project lays out into a grid pattern. Parks: Projects are required to develop neighborhood parks and help contribute toward the development of community parks. Because of the projects location next to DeBenedetti Park, no neighborhood park will be constructed. The project will be required to contribute 3.34 acres worth of development cost towards improvements at the DeBenedetti Park. Neighborhood costs are calculated based upon land and improvement costs — the total monies it would take to build a 3.34 acre neighborhood park. The project has been conditioned for the neighborhood park contribution. Growth Management Allocations The Vineyard Terrace applicant is requesting 235 Medium Density Units Allocations to construct the full project. The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the number of allocable units is figured, the City requires that the allocation units be distributed among housing types as follows; 44 percent low density, 28 percent medium density and 28 percent high density (GM -P4). The California Department of Finance (DOF) sets the City population for January 1st of each year. Identified below are original populations estimates received and revised numbers that were provided at later dates. Staff is not entirely clear on the DOF's methodology of calculating population. DOF states that it is based upon constructed dwelling units and adjusted based upon residents per structure type. The population appears to be generated at a rate exceeding our actual construction of residences within the past few years. Growth Year IJ IJL. VI I 1116111%. Revised Population Estimate Rate Percentage vvM�. v• . ...�..vv Original Population Estimate 2010 62,134 62,134 2011 63,317 1.9 62,334 2012 63,447 0.2 62,575 2013 63,788 0.5 63,233 2014 63,975 0.3 63,651 2015 64,415 0.7 62,772 2016 64,920 0.7 63,396 2017 65,911 1.5 64,058 2018 67,121 1.8 --- Since 2010 the City has had an average growth rate of 0.86%, slightly less than 1%. PH Vineyard Terrace GM Allocations Page 4 of 7 The City of Lodi has finaled the following residential units per year. YEAR Single Family Residential 2012 2013 2014 15 20 40 Multi -Family Residential TOTAL 0 0 0 15 20 40 2015 70 0 70 2016 170 0 2017 210 2018 180* 80 156* 170 290 336* * 2018 are estimates The following calculation explains the current City population of 67,121 as of January 1, 2018 and 471 units available for 2018: 1. Calculate two percent of the City's current population: 67,121 x 2% = 1,342.42 2. Divide 1,342 by the average number of persons per household 1,342 / 2.85 = 470.87 3. Divide the 470.87 (471 du) units into the 3 housing types: 44% low density = 207 units 28% medium density = 132 units 28% high density = 132 units. In August 2018, the City Council expired allocations accumulated since 2013. The Council eliminated 1,273 allocations. This Council action created a new balance of 2,562 as detailed below in Table A. Table A: 2018 Growth Allocation Balance Table B identifies Low Density Growth Allocations provided to The Gateway South project for the years 2018, 2019 and 2020. The size of the project and applicant's timing made providing allocations over a 3 year period more realistic and consistent with the Growth Allocation Ordinance. 2018 Total Available for 2018 City Council Reduction Allocation Reduction , Current Balance for 2018 Low (0.1-7) 2,113 - 871 1,242 Medium (7.1-20) 770 - 110 660 High (20.1-30) 952 - 292 660 TOTAL 3,835 - 1,273 2,562 Table B identifies Low Density Growth Allocations provided to The Gateway South project for the years 2018, 2019 and 2020. The size of the project and applicant's timing made providing allocations over a 3 year period more realistic and consistent with the Growth Allocation Ordinance. PH Vineyard Terrace GM Allocations Page 5 of 7 Table B: Growth Management Allocation for Gateway South Available Allocations Gateway Current Gateway South , Balance for South 2019 2018 2018 Gateway South 2020 Gateway ' Total South Remaining Total for 2018 Low 0.1-7) Medium 7.1-20) High 20.1-30) TOTAL 187* 1,242 187 0 660 0 0 660 0 2,562 186 0 0 560 1,242 0 0 560 660 660 2,562 * 2018 Allocations to Gateway North were provided prior to the Council action to reduce the overall balance of allocations in August 2018. Table C: Growth Management Allocation for Vineyard Terrace Available Allocations Total Vineyard Vineyard ; Vineyard Vineyard Available Terrace Terrace Terrace Terrace for 2018 2018 2019 2020 Total Total Remaining for 2018 Low (0.1-7) Medium (7.1-20) 1,242 660 High (20.1-30) 660 0 80 0 0 80 0 0 0 75 235 0 0 1242 580 660 TOTAL 2,562 2,482 235 2,482 Table D identifies potential Growth Allocations for 2019 and how they have currently been allocated. Table D: Potential Growth Management Allocation for 2019 Total Remaining for 2018 Potential 2019 Yearly Allocation Available Allocations 2019 Available for 2019 Gateway Vineyard Total South 2019 Terrace Remaining 2019 for 2019 Low (0.1-7) Medium (7.1-20) High (20.1-30) TOTAL 1,242 580 660 207 1449 187 132 712 132 792 2,562 471 3033 0 0 0 1262 80 632 0 792 2,686 Table E identifies growth allocations provided to projects from 2013 through 2018. PH Vineyard Terrace GM Allocations Page 6 of 7 Table E: Current Allocations from 2013 to 2018 ISSUED ALLOCATIONS Project Low (0.1-7) Medium (7.1-20) High (20.1-30) TOTAL Luca Place* 17 17 Gianoni / Baker 18 18 Miller Property* 65 65 Rose Gate 232 232 Van Ruiten Ranch 145 55 88 288 Reynolds Ranch 227 330 (298) 557 Vintner Square 57 57 Garfield 6 6 Camper - Sac 28 28 Harvest Crossing 42 42 Rose Gate II 250 95 180 525 Villa Fiore (VRR) 67 67 Gateway North 107 98 329 534 Gateway South 560 0 0 560 Tienda Square 8 8 Vineyard Terrace 235 235 TOTAL 1441 871 927 3,239 * The Luca Place project was allocated 17 growth allocations in 2005. The Miller property was allocated 65 growth allocations in 2005. These allocations have not been used, but remain active allocations. The following table identifies remaining Targe properties within the City Limits and identifies staff's best guess at holding capacities. Table F: Potential Remaining Allocations in City Limits Potential Remaining Allocations In City Limits Project Low (0.1-7) Medium (7.1-20) City In -fill 200 Turner Road Reynolds Ranch Senior 2 Reynolds Ranch Apts 2 Reynolds Ranch 60 High (20.1-30) 200 200 150 TOTAL 600 150 150 150 200 200 100 160 TOTAL 260 300 700 1260 PH Vineyard Terrace GM Allocations Page 7 of 7 The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocations have been accumulated. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. The proposed tentative map is consistent with the current General Plan (2010). The proposed residential development aligns with the residential land use designations and densities assigned to the site in the current General Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of land. The project design of the subdivision and type of improvements proposed would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant 235 Medium -Density Residential Growth Management Allocations. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. Ste e'er=' hwaba.. er 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 Project Location DeBenedetti Park Peterson Property —Vineyard Terrace W ESTSI DE PROJECT d TURNER LGO LAG rom nFa 5 0 Lodi ,ofiddand San 0: 1c{ Stockton PROJEC- SRE Fresno SARGENT L RD. i • •• • i • :MICR ` L R0. • �a • IJ •• SOUTHWEST GATEWAY PROJECT NARNEY L in L • • • • • • • • • • Cir; its HEN ERS N VitiaGE OTHER ANNEXATION AREAS _SA .zs .s SIZE 3 1_F GEND C.7' WEETSIDE & SUUTSVFESr J GATEWAY PROJE CT AREAS OTHE R ANIi EXATI ON AREAS CITYI.IMIrn SPHERE OF INTLUENCE FIGURE I-1 Lodi Annexation FIR Project Location and Regional Vicinity 00 oI- 00 00 NCDN o� wQ oz o (-) o L_ VINEYARD TERRACE RESIDENTIAL SUBDIVISION TENTATIVE SUBDIVISION MAP, TRACT 3986 LODI, CALIFORNIA KETTLEMAN LN PROJECT LOCATION 100 50 0 100 STREET A 196 197 194 198 193 199 192 200 191 201 190 202 189 203 188 204 187 205 186 206 185 195 STREET C S REET E APN 058-14-35 125 110 124 111 123 112 122 113 121 114 120 115 119 116 STREET C 107 106 105 104 103 102 101 100 92 93 94 99 STREET D 90 89 88 87 86 85 84 83 82 73 74 75 76 77 78 79 80 81 STREET E SHEET INDEX VICINITY MAP 1 TM1.1 COVER SHEET 2 TM1.2 CROSS SECTIONS 3 TM2.1 DIMENSION PLAN 4 TM2.2 GRADING & DRAINAGE PLAN 5 TM2.3 UTILITY PLAN PROJECT INFORMATION A. REGULATORY AGENCY: B. APPLICANT: C. ENGINEER: CITY OF LODI 221 W. PINE STREET LODI, CA 95240 T: (209) 333-6700 CONTACT: PLANNING DEPARTMENT K HOVNANIAN HOMES 3721 DOUGLAS BLVD., SUITE 150 ROSEVILLE, CA 95661 T: (916) 945-5346 CONTACT: DOUG DIETER NORTHSTAR ENGINEERING GROUP, INC 620 12th STREET MODESTO CA, 95354 T: (209) 524-3525 CONTACT: TONY DE MELO, P.E. D. ASSESSOR'S PARCEL NUMBERS: 058-140-12, 14, and 52 E. CURRENT SITE USE: AGRICULTURAL F. PROPOSED SITE USE: SINGLE FAMILY HOMES G. EXISTING GP DESIGNATION: LDR (LOW DENSITY RESIDENTIAL) H. PROPOSED GP DESIGNATION: LDR (LOW DENSITY RESIDENTIAL) I. EXISTING ZONING: MDR (MEDIUM DENSITY RESIDENTIAL) J. PROPOSED ZONING: NO CHANGE - MDR K. TOTAL PROJECT SIZE: 42.45± ACRES L. TOTAL NUMBER OF LOTS: 235 M. NET DENSITY: 8.25 UPA (ALL PUBLIC STREETS REMOVED) N. CONTOURS: 1.0 -FOOT INTERVALS 0. RETURNS: PER CITY OF LODI STANDARDS P. UTILITIES: WATER SYSTEM - CITY OF LODI SANITARY SEWER - CITY OF LODI STORM DRAINAGE - CITY OF LODI GAS - PG&E ELECTRIC - LODI ELECTRIC UTILITY TELEPHONE - AT&T SCHOOL DISTRICT - LODI UNIFIED SCHOOL DISTRICT GENERAL NOTES ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS PER THE CITY OF LODI STANDARD PLANS AND SPECIFICATIONS EXCEPT AS NOTED. 2. STORM DRAINAGE TO BE CONVEYED TO ON-SITE STORM DRAINAGE RETENTION SYSTEM WHICH WILL DISCHARGE TO THE CITY OF LODI STORM DRAINAGE SYSTEM. ALL IMPROVEMENTS TO BE CONSTRUCTED TO THE CITY OF LODI STANDARDS. 3. ALL STORM DRAINAGE IMPROVEMENTS AS PART OF FUTURE IMPROVEMENTS PLANS AND STUDIES SHALL CONFORM TO THE REQUIREMENTS SET FORTH IN NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT 2013-0001-DWQ AND THE MULTI -AGENCY POST -CONSTRUCTION STORMWATER STANDARDS MANUAL APPROVED OR ADOPTED PRIOR TO THE TIME OF THIS TENTATIVE MAP APPLICATION BEING DEEMED COMPLETE. 4. SANITARY SEWER TO BE CONSTRUCTED TO THE CITY OF LODI STANDARDS AND SPECIFICATIONS. 5. WATER SYSTEM TO BE CONSTRUCTED TO THE CITY OF LODI STANDARDS AND SPECIFICATIONS. 6. STREET LIGHTING SHALL BE INSTALLED PER CITY OF LODI STANDARD SPECIFICATIONS. 7. PUBLIC UTILITIES ARE TO BE INSTALLED UNDER GROUND IN EASEMENTS. 8. THE SUBDIVIDER HEREBY RESERVES THE RIGHT TO FILE "MULTIPLE SUBDIVISION MAPS" AS SET FORTH BY THE SUBDIVISION MAP ACT, ARTICLE 4, SECTION 66456.1., AND FILE PARCEL MAPS FOR REASON OF SALE. ALL PARCEL LINES SHALL CONFORM TO THIS TENTATIVE MAP. 9. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ALONG ALL STREET IN -TRACT FRONTAGES. 10. ALL EXISTING STRUCTURES AND TREES ARE TO BE REMOVED. SEPTIC TANKS, LEACH FIELDS, AND WELLS ON SITE WILL BE REMOVED OR ABANDONED AS PER CITY OF LODI REQUIREMENTS. 11. ALL LOT SETBACK REQUIREMENTS ARE TO BE IN ACCORDANCE WITH VINEYARD TERRACE MASTER PLAN REQUIREMENTS. APN 058-23-24 LEGAL DESCRIPTION CITY ENGINEER'S CERTIFICATE I HEREBY CERTIFY THAT THIS MAP HAS BEEN REVIEWED FOR COMPLIANCE WITH THE REQUIREMENTS OF THE CITY OF LODI MUNICIPAL CODE AND THE SUBDIVISION MAP ACT AS TO FORM AND CONTENT CITY ENGINEER DATE THE LAND DESCRIBED HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN JOAQUIN, CITY OF LODI, AND IS DESCRIBED AS FOLLOWS: A PROTION OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN. COPYRIGHT ® 2018 NORTHSTAR ENGINEERING GROUP, INC COVER SHEET a Z c OD O rc M 0 a CC 1- Q 20 Oco O CO co CD w 1. H a Z LU CCW 1 0 CC W Z O J W • CIVIL ENGINEERING • SURVEYING • PLANNING • JOB #: DATE: 17-2088 08/16/2018 SCALE: AS SHOWN DRAWN: PM H DESIGN: APD/PMH CHK'D: APD SHEET NUMBER TM1.1 0 1- 0 W U) co N 0 cc 0 so 8 SURVEYING • PLANNING • • ocsi JOB #: DATE: SCALE: DRAWN: DESIGN: 17-2088 08/16/2018 AS SHOWN PMH APD/PMH CHK'D: APD SHEET NUMBER TM1.2 i APN 058-14-06 APN 058-14-07 APN 058-14-08 APN 058-14-09 APN 058-14-35 5.5' F/C 17' SIDE— WALK 2.5% —! —III ROLL CURB R/W R/W 55' it 27.5' c/L 27.5' X2.5' 5.5' F/C 19.5' 19.5' F/C 5.5' 2.51 SIDE SIDE WALK 2.5% 2.5% WALK I I— — — rcrcrsrcr_ri=• •`�`�`�` • •'•-rrr_'rcrsrir. — — —I —II I—I I I—I I I-111=111=III' ROLL CURB ROLL CUR IIIIIII�IIIIIiIIIIWtttllltltllltlllllifillllilllll1lllll;,III- OLL CURB LOCAL STREET 50' R/W STREET A TYPICAL INTERNAL ROADS N.T.S. LOWER SACRAMENTO ROAD 6.5' 4.5' LAND SIDE SCAPING WALK 5' E/P 20' 8' 4' 11' SIDE WALK 25% _ VERTICAL CURB z' I I 1=1 11=1 11=1 11=1 11=1 1-1 I I—II I—II I—II I—II I—II I—I I —I 111-" -"'-' I.— 1 I—III-III I I -I - 100 50 0 100 ENTRY STREET 84' R/W 1" = 100' PORTIONS OF STREET "C" AND "H" N.T.S. VERTICAL CURB 27 28 29 30 Q 32 33 34 C/L & EX.R/W 47' DEDICATION MASONRY WALL PER CITY STANDARDS 42 43 44 45 46 47 48 49 2.5% =III -1 SIDEWALK W/ TREEWELLS STREET C SAWCUT AND REMOVE AT EXISTING CROWN CENTURY BOULEVARD 06 105 104 103 102 101 93 94 95 96 97 98 99 40' 8.5' EX. FL 31.5' C/L & Ex.R/w 40' DEDICATION MASONRY WALL PER CITY STANDARDS STREET D SIDEWALK W/ TREEWELLS -_ _� _ —III—III—III—I --- =-=• . ai • � ivs4_v_va 1=111111,IIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�IIIII� 111=111=111 SAWCUT AND REMOVE AT EXISTING CROWN VERTICAL CURB CENTURY BOULEVARD STREET E STREET E 120' C/L 60' 20' DEDICATION F/C 10.5' 36.75'± 12.75'± W. CENTURY BOULEVARD — APN 058-23-24 EXISTING AC BERM SAWCUT AND REMOVE 2' OF EXISTING PAVEMENT I=III= — — 5.5' 5' S/W I LSING MASONRY WALL PER CITY STANDARDS VERTICAL CURB LOWER SACRAMENTO ROAD 120 R/W COPYRIGHT ® 2018 NORTHSTAR ENGINEERING GROUP, INC i L L APN 058-14-35 20' E.V.A. PROPOSED MASONRY WAL N 220 4315 SF 46' Is 221 4293 SF Is 222 4411 SF 225 4692 SF 226 4250 SF — 227 4367 SF 228 7781 SF 8 5531 SF LEGEND 218 5967 SF, 75' 217 _ 3966 SF •' 86' 4994 SF 90' 146 4495 SF 90' 147 4495 SF 90' 148 4495 SF 90' 149 4495 SF 90' 150 4495 SF 90' 151 4495 SF 90' 153 4309 SF 80' • 4 73' 50286 SF 85' 65' 195 4900 SF 85' 197 t 4250 SF 85' 194 4250 SF $ 85' 198 t 4250 SF 85' 193 4250 SF S 85' 199 t 4250 SF 85' 192 4250 SF 8 85' 200 t 4250 SF 85' 191 4250 SF 8 85' 201 $ 4250 SF 85' 190 4250 SF 8 85' 202 t 4250 SF 85' 189 4250 SF 8 85' 203 t 4250 SF 85' 188 4250 SF 8 85' 204 • 4250 SF 85' 187 4250 SF 85' 205 t 4250 SF 85' 186 4250 SF 8 85' 206 • 4900 SF o `, 65' 185 ? 4900 SF 65' 65' 127 4475 SF 85' 128 4250 SF 85' 129 4250 SF 85' 130 4250 SF 85' 131 4250 SF 85' 139 s 4250 SF 85' 138 s 4250 SF 85' 132 4250 SF 85' 133 4250 SF 85' ▪ 136 4665 SF 73' 155 6079 SF 07' .-.t i' 65' 174 • 4900 SF 85' 73' !j\ 173 5028 SF 85' 175 S 4250 SF 85' 172 4250 SF S 85' 176 s 4250 SF 85' 171 4250 SF 85' 0 177 S 4250 SF 85' 170 4250 SF S 85' LO 178 4250 SF 85' 169 4250 SF 85' 0 179 S 4250 SF 85' 168 4250 SF S 85' 180 t 4250 SF 85' 167 4250 SF S 85' 181 S 4250 SF 85' 166 4250 SF S 85' 182 in 4250 SF 85' 165 4250 SF 85' O 183 S 4250 SF 85' 164 4250 SF S 85' 184 4900 SF 4. 163 4900 SF 65' j� 65' `�126 M 4475 SF 85' 63' 109 4338 SF 83' s 42505 SF 85' 110 4125 SF S 83' 124 4250 SF 85' 111 4125 SF 83' O 123 s 4250 SF 85' 112 4125 SF S 83' 122 x4250 SF 85' 4123 SF S 83' s 42501 SF 85' 114 4125 SF 83' 1) 120 4250 SF 85' 115 4125 SF 83' O s 42509 SF 85' 116 4125 SF S 83' 2 118 482 SF 65' 117 4837 SF 63' 156 157 158 159 160 229 5241 SF 70' 10 10466 SF 11 5177 SF 94' 7 6131 SF 6 6865 SF 232 4250 SF 85' 12 5835 SF 100' 13 5900 SF 100' 234 u" 4250 SF 85' 14 5900 SF 100' 18 7826 SF 110' 17 6050 SF 110' 16 6050 SF 110' 19 9040 SF 5 8074 SF 20 7749 SF o 4 9338 SF 3 8664 SF 21 8403 SF 2 2 5609 SF 4900SF8 65' 15 7031 SF 26 6950 SF 25 6050 SF 24 6050 SF 23 6050 SF 22 7078 SF 27 28 29 30 31 32 6365 SF 5555 SF 5555 SF 5555 SF 5555 SF 5555 SF 35 5336 SF 0 36 6422 SF 92' 80' 41 5879 SF 100' 40 5603 SF 100' 39 5422 SF 90' 38 6499 SF 42 43 44 45 46 47 6397 SF 5583 SF 5582 SF 5583 SF 5582 SF 5582 SF 45' 55' 55' 55' 55' 55' 50 5308 SF 51 6327 SF 48' 50' 108 IN 6899 SF co 0 69' 55' 107 5610 SF 0 55' 106 5610 SF 0 55' 105 5610 SF 0 55' 104 5610 SF 0 55' 103 5610 SF 0 55' 102 5610 SF 0 55' 101 5610 SF 0 56' 100 6864 SF 68' 0 0 91 6899 SF • 50' 0 92 5610 SF 55' 0 93 5610 SF 55' 0 94 5610 SF 55' 0 95 5610 SF 55' 0 96 5610 SF 55' 0 97 5610 SF 55' 0 98 5610 SF 55' 99 6736 SF 56' 52 11114 SF 53 6525 SF 54 5975 SF 105' 55 6227 SF 105' j 50' 0 90 6899 SF 69' 0 55' 89 5610 SF 0 55' 88 5610 SF 0 55' 87 5610 SF 0 55' 86 5610 SF 0 55' 85 5610 SF 0 55' 84 5610 SF 0 55' 83 5610 SF 0 56' ?``\ 82 6736 SF 68' 0 73 6912 SF \9•• 50' 0 74 5599 SF 55' 0 75 5599 SF 55' 0 76 5599 SF 55' 0 77 5599 SF 55' 0 78 5599 SF 55' 0 79 5599 SF 55' 0 80 5599 SF 55' 81 6722 SF • 56' (14. } 095 SF 5880 SF 5964 SF 69 68 67 66 65 6049 SF 6134 SF 6195 SF 6237 SF 6279 SF 40' DEDICATION SEE SECTION "D2" TM1.2 56 6229 SF 105' 57 6230 SF 105' 58 6232 SF 105' 59 6233 SF 105' 60 6235 SF 105' 61 6156 SF 101' 62 5941 SF 100' APN 058-23-24 COPYRIGHT ® 2018 NORTHSTAR ENGINEERING GROUP, INC z J a z 0 z W Q co z LOL 11 M J 0 CC 1- a z 2O O� >o 0 CO cn > W HV 1a z W 1 0 CC W z _ >0 0 8 SURVEYING • PLANNING • • o JOB #: DATE: 17-2088 08/16/2018 SCALE: AS SHOWN DRAWN: PMH DESIGN: APD/PMH CHK'D: APD SHEET NUMBER TM2.1 EXISTING PROPOSED BOUNDARY LINE CENTERLINE RIGHT-OF-WAY PARCEL LINE CURB AND GUTTER EDGE OF PAVEMENT STORM DRAIN (MAIN) FORCE MAIN DRAINAGE SWALE STORM DRAIN MAINTENANCE HOLE BASIN BUBBLE -UP STRUCTURE CURB INLET DIRT ROAD WATER (MAIN) WATER VALVE FIRE HYDRANT SEWER MAINTENANCE HOLE SEWER (MAIN) OVER HEAD ELECTRICAL GAS LINE CENTERLINE ELEVATION ORIGINAL GROUNDo69) DIRECTION OF FLOW CONTOURS WALL (SEE LABEL FOR TYPE) FENCE (CHAINLINK OR VINYL) FENCE (WIRE OR HOGWIRE) FENCE (WOOD OR WROUGHT IRON) TREE OR SHRUB/TO BE REMOVED IRRIGATION LINE IRRIGATION VALVE IRRIGATION PRESSURE MANHOLE/VENT SIGN SERVICE POLE - - N/A N/A (12"SD — — so-(Ex12"SDH — 1 8"FM so -17FMJ so 'D S)- IIS Ems: ii II - N/A — — W—EE X8rWJ— 0WV `i 8"W 0V Y — 12"SS — — ss-(Ex12"S§ — - - N/A N/A 68.34 CL c (68.34 CL) .003 N/A .003 32-- —-32/------- o o o o 0 x x x x x x o 0 0 0 Ili IRR ❑ ❑ ❑ X o — I -1548 0V E • -�- ~o- — — I. 48"IRR N/A - - - -r ®�'�, N/A 218 5967 SF, 75' 217 _ 3966 SF •' 86' 4994 SF 90' 146 4495 SF 90' 147 4495 SF 90' 148 4495 SF 90' 149 4495 SF 90' 150 4495 SF 90' 151 4495 SF 90' 153 4309 SF 80' • 4 73' 50286 SF 85' 65' 195 4900 SF 85' 197 t 4250 SF 85' 194 4250 SF $ 85' 198 t 4250 SF 85' 193 4250 SF S 85' 199 t 4250 SF 85' 192 4250 SF 8 85' 200 t 4250 SF 85' 191 4250 SF 8 85' 201 $ 4250 SF 85' 190 4250 SF 8 85' 202 t 4250 SF 85' 189 4250 SF 8 85' 203 t 4250 SF 85' 188 4250 SF 8 85' 204 • 4250 SF 85' 187 4250 SF 85' 205 t 4250 SF 85' 186 4250 SF 8 85' 206 • 4900 SF o `, 65' 185 ? 4900 SF 65' 65' 127 4475 SF 85' 128 4250 SF 85' 129 4250 SF 85' 130 4250 SF 85' 131 4250 SF 85' 139 s 4250 SF 85' 138 s 4250 SF 85' 132 4250 SF 85' 133 4250 SF 85' ▪ 136 4665 SF 73' 155 6079 SF 07' .-.t i' 65' 174 • 4900 SF 85' 73' !j\ 173 5028 SF 85' 175 S 4250 SF 85' 172 4250 SF S 85' 176 s 4250 SF 85' 171 4250 SF 85' 0 177 S 4250 SF 85' 170 4250 SF S 85' LO 178 4250 SF 85' 169 4250 SF 85' 0 179 S 4250 SF 85' 168 4250 SF S 85' 180 t 4250 SF 85' 167 4250 SF S 85' 181 S 4250 SF 85' 166 4250 SF S 85' 182 in 4250 SF 85' 165 4250 SF 85' O 183 S 4250 SF 85' 164 4250 SF S 85' 184 4900 SF 4. 163 4900 SF 65' j� 65' `�126 M 4475 SF 85' 63' 109 4338 SF 83' s 42505 SF 85' 110 4125 SF S 83' 124 4250 SF 85' 111 4125 SF 83' O 123 s 4250 SF 85' 112 4125 SF S 83' 122 x4250 SF 85' 4123 SF S 83' s 42501 SF 85' 114 4125 SF 83' 1) 120 4250 SF 85' 115 4125 SF 83' O s 42509 SF 85' 116 4125 SF S 83' 2 118 482 SF 65' 117 4837 SF 63' 156 157 158 159 160 229 5241 SF 70' 10 10466 SF 11 5177 SF 94' 7 6131 SF 6 6865 SF 232 4250 SF 85' 12 5835 SF 100' 13 5900 SF 100' 234 u" 4250 SF 85' 14 5900 SF 100' 18 7826 SF 110' 17 6050 SF 110' 16 6050 SF 110' 19 9040 SF 5 8074 SF 20 7749 SF o 4 9338 SF 3 8664 SF 21 8403 SF 2 2 5609 SF 4900SF8 65' 15 7031 SF 26 6950 SF 25 6050 SF 24 6050 SF 23 6050 SF 22 7078 SF 27 28 29 30 31 32 6365 SF 5555 SF 5555 SF 5555 SF 5555 SF 5555 SF 35 5336 SF 0 36 6422 SF 92' 80' 41 5879 SF 100' 40 5603 SF 100' 39 5422 SF 90' 38 6499 SF 42 43 44 45 46 47 6397 SF 5583 SF 5582 SF 5583 SF 5582 SF 5582 SF 45' 55' 55' 55' 55' 55' 50 5308 SF 51 6327 SF 48' 50' 108 IN 6899 SF co 0 69' 55' 107 5610 SF 0 55' 106 5610 SF 0 55' 105 5610 SF 0 55' 104 5610 SF 0 55' 103 5610 SF 0 55' 102 5610 SF 0 55' 101 5610 SF 0 56' 100 6864 SF 68' 0 0 91 6899 SF • 50' 0 92 5610 SF 55' 0 93 5610 SF 55' 0 94 5610 SF 55' 0 95 5610 SF 55' 0 96 5610 SF 55' 0 97 5610 SF 55' 0 98 5610 SF 55' 99 6736 SF 56' 52 11114 SF 53 6525 SF 54 5975 SF 105' 55 6227 SF 105' j 50' 0 90 6899 SF 69' 0 55' 89 5610 SF 0 55' 88 5610 SF 0 55' 87 5610 SF 0 55' 86 5610 SF 0 55' 85 5610 SF 0 55' 84 5610 SF 0 55' 83 5610 SF 0 56' ?``\ 82 6736 SF 68' 0 73 6912 SF \9•• 50' 0 74 5599 SF 55' 0 75 5599 SF 55' 0 76 5599 SF 55' 0 77 5599 SF 55' 0 78 5599 SF 55' 0 79 5599 SF 55' 0 80 5599 SF 55' 81 6722 SF • 56' (14. } 095 SF 5880 SF 5964 SF 69 68 67 66 65 6049 SF 6134 SF 6195 SF 6237 SF 6279 SF 40' DEDICATION SEE SECTION "D2" TM1.2 56 6229 SF 105' 57 6230 SF 105' 58 6232 SF 105' 59 6233 SF 105' 60 6235 SF 105' 61 6156 SF 101' 62 5941 SF 100' APN 058-23-24 COPYRIGHT ® 2018 NORTHSTAR ENGINEERING GROUP, INC z J a z 0 z W Q co z LOL 11 M J 0 CC 1- a z 2O O� >o 0 CO cn > W HV 1a z W 1 0 CC W z _ >0 0 8 SURVEYING • PLANNING • • o JOB #: DATE: 17-2088 08/16/2018 SCALE: AS SHOWN DRAWN: PMH DESIGN: APD/PMH CHK'D: APD SHEET NUMBER TM2.1 r r i46 v(1 1 _l 232 3 1� a. W 0 Z CC 0 0 Z Q Z 0 Q cC co z co cc E2 M J 0 Q ce 1— j% 2 0 0 Co caca w Hv 1 Q Z cc au CC W 1 0 CC Q W Z _ 0 O 1 0 W SURVEYING • PLANNING • • 2 W 2 s W JOB #: DATE: 17-2088 08/16/2018 SCALE: AS SHOWN DRAWN: PMH DESIGN: APD/PMH CHK'D: APD SHEET NUMBER TM2.2 i o E �H- 5 m .� n LL o y_ T p❑ L o1— oo N 0 CD 0 0 0 0 < w¢ o 0 o L_ 214 213 518) 210 209 208 )147 Imo/ 1 148 149 1 150 ✓. \ EXISTING PROPOSED BOUNDARY LINE CENTERLINE RIGHT-OF-WAY PARCEL LINE CURB AND GUTTER EDGE OF PAVEMENT STORM DRAIN (MAIN) FORCE MAIN DRAINAGE SWALE STORM DRAIN MAINTENANCE HOLED,' BASIN BUBBLE -UP STRUCTURE CURB INLET�, DIRT ROAD WATER (MAIN) WATER VALVE FIRE HYDRANT SEWER MAINTENANCE HOLE SEWER (MAIN) OVER HEAD ELECTRICAL GAS LINE CENTERLINE ELEVATION ORIGINAL GROUND DIRECTION OF FLOW CONTOURS WALL (SEE LABEL FOR TYPE) FENCE (CHAINLINK OR VINYL) FENCE (WIRE OR HOGWIRE) FENCE (WOOD OR WROUGHT IRON) TREE OR SHRUB/TO BE REMOVED IRRIGATION LINE IRRIGATION VALVE IRRIGATION PRESSURE MANHOLE/VENT----, SIGN SERVICE POLE 196 33,58 XGS / 197 194 - - N/A N/A 198 XGs11 193 Ira �I so-<Ex12=SDS 12"SD F ` 13O s`s1 � 199 so-[rFMI- so l 1 8"FM _ 200 39 6 X G c:, 1,?�1 X 3s 1 0 132 Gs 201 L N/A 1 8"W 1138 4 I �2 ——H—[Ex8'"WW— WV 0 `\.i 2365 X GS 37 18 ' GS ®V Y 181, — — ss—<Ex12"SI — (12"SS 188 3?„ N/A N/A 68.34 CL — oHE— — — o (68.34 CL) o6g� 003 32 N/A .003 ---32� 183,E 16413 XGs ' 205 o o o o o 0 x x x x x x ❑ ❑ ❑ ❑ el ❑ ❑ ❑ X ❑ , .r, —I-Ex48IRE %V e — — I- 48"IRR N/A _01 ' r ' '�, ® * .0 N/A 214 213 518) 210 209 208 )147 Imo/ 1 148 149 1 150 ✓. \ 195, 3G2- 17' ✓/ 196 33,58 XGS / 197 194 128 198 XGs11 193 Ira �I r____,---,---r, 123 3'3' XG / F ` 13O s`s1 � 199 192 113 39.61 XGS _ 200 39 6 X G 3211 19 t Gs 1,?�1 X 3s 1 0 132 Gs 201 L 190 1 1 113562 / " GS 1138 4 I �2 133 �g 2365 X GS 37 18 ' GS -1\32 181, 134 203 188 3?„ -7 135 X, 9 9 1 187 G- — 183,E 16413 XGs ' 205 186 3998 X GS' XG184 163 33.01 - 261 185 .0'6 , .r, .A LL/ 144 17' X12-7, 1 1125 343 X 1,\ G5 4 49.98 4 128 r 1,?423N N GS 142 \\ \ 129 �I r____,---,---r, 123 3'3' XG / 1 G / ` 13O s`s1 � 1 1P93 / X 3S /— 113 39.61 XGS 140 / / / 131 2-31 X33 82 1 1,?�1 X 3s 1 0 132 Gs 16� /3.99 GS2 / 1X2602 1 1 113562 / " GS 1138 4 I �2 133 �g 11 G Y9 -1\32 181, 134 el`� 1- 1X122 1 1136 101 2 S 135 X, 9 9 2 98 LL/ 174 42 17' 1 1125 343 X 1,\ G5 1X� / 3303 I� r 1,?423N N GS 111 N 32,55 ) XGS 176 - 3Gr 1''GS 171 1 r____,---,---r, 123 3'3' XG / 177 170\ 399) X GS/r 1 1P93 / X 3S /— 113 39.61 XGS 178 Or 169/ L- X33 82 1 1,?�1 X 3s 1 114 179 179 16� /3.99 GS2 / 1X2602 1 1 113562 / " GS 104 180 167 arss lT 1 G Y9 �� 116 1 181, 166. / "331 el`� 1- 1X122 �\ 4 J 1 1 3212 6284 GS i 165 2 98 99 ',3,1 — 183,E 16413 XGs ' 1 XG184 163 33.01 - XGS �— • it LL/ 148 1 X109_ 3290. Xc-,S 1 1125 343 X 1,\ 110 ` I� r 1,?423N N GS 111 N 32,55 ) XGS r____,---,---r, 123 3'3' XG / // 112 / a >. 90 \\ \ 1 1P93 / X 3S /— 113 39.61 XGS 86 $ 03 G 33.19 XGS X33 82 1 1,?�1 X 3s 1 114 108 >93 ---- 1071 GS ` � 1X2602 1 1 113562 / " GS 104 103 33,49 XGS 1 G Y9 �� 116 1 91 2E 92s el`� 1- 1X122 �\ 4 J 1 1 1 \ \ 96 \� 33,54 231 233 234 18 331 3251 17 33,45 X GS 33.31 GS 25 24 GS L 33.5" X GS /22 / 283s 33 31 33 48 33.5° 1 GS GS 49 2 �\ 157 159 70 69 33.28 � X GSi ——- 68, 3,43 — 's67 66 33. - GS 565 3 58 { 1 J' \62 7 \ �_... __ yam --y • • • • • • • • • • • • . •• .�. / ':y.' --- -- •"•••••• —------------------------------------ ----------- COPYRIGHT © 2018 NORTHSTAR ENGINEERING GROUP, INC r____,---,---r, 87 9 3GS 84 a >. 90 \\ \ 88 XGS 85 11 83 5911 86 $ 03 G 33.19 XGS X33 82 1 0 1 73\ 1 13 108 >93 ---- 1071 GS ` � 106 GS 105 104 103 33,49 XGS 102 X3g , 101 S51 F 100 33-/ X GS 91 2E 92s 93 94 / 95 / / 1 \ \ 96 \� 33,54 I 97 XI 2 98 99 ',3,1 — ' A— GS - X C,S G .0'6 , .r, _01 ' /,/ * .0 c)g-: 157 159 70 69 33.28 � X GSi ——- 68, 3,43 — 's67 66 33. - GS 565 3 58 { 1 J' \62 7 \ �_... __ yam --y • • • • • • • • • • • • . •• .�. / ':y.' --- -- •"•••••• —------------------------------------ ----------- COPYRIGHT © 2018 NORTHSTAR ENGINEERING GROUP, INC 87 9 3GS 84 a >. 90 \\ \ 88 XGS 85 11 83 5911 86 $ 03 G 33.19 XGS X33 82 1 0 1 73\ 1 13 75 3321 "-i6s 77 XGS�LJ—__,�3A5 78 / / ,, --J 7959 33. 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EXISTING PROPOSED BOUNDARY LINE CENTERLINE RIGHT—OF—WAY — — — — PARCEL LINE N/A CURB AND GUTTER N/A EDGE OF PAVEMENT STORM DRAIN (MAIN) so — 12"SD FORCE MAIN so-EeFMc- S 8"FM DRAINAGE SWALE STORM DRAIN MAINTENANCE HOLE ®D BASIN BUBBLE—UP STRUCTURE CURB INLET FEE I DIRT ROAD N/A w—[;WI — 8"W WATER (MAIN) �x8� WATER VALVE WV ®V FIRE HYDRANT SEWER MAINTENANCE HOLE SEWER (MAIN) — — ss—<Ex12"S1 — 12"SS OVER HEAD ELECTRICAL — OHE — N/A GAS LINE — c N/A CENTERLINE ELEVATION (68.34 CL 68.34 CL ORIGINAL GROUND 6b- N/A DIRECTION OF FLOW 003 .003 CONTOURS WALL (SEE LABEL FOR TYPE) FENCE (CHAINLINK OR VINYL) 0 0 0 FENCE (WIRE OR HOGWIRE) x x x x x x FENCE (WOOD OR WROUGHT IRON) ❑ ❑ ❑ ❑ TREE OR SHRUB/TO BE REMOVED IRRIGATION LINE—I-Ex481RE — — I 48"IRR IRRIGATION VALVEiV N/A IRRIGATION PRESSURE MANHOLE/VENT --- SIGN SERVICE POLE N/A 0 0 o STUB AND PLUG o WATER MAIN 219 220 216 1 1 215 1 1 208 207 STREET A Ex4P°SSi- !Ex48' SD > 1 149 1 1 150 151 1 152 STREET B STREET C / STREET C 144 127 143 128 142 129 141 140 139 138 133 137 134 136 135 117 108 107 106 105 104 103 102 101 100 91 92 93 94 95 96 97 98 99 STREET D 90 89 88 87 86 85 84 83 82 E CJ] 73 74 75 76 77 78 79 80 81 STREET E W. CENTURY BOULEVARD CkHE OHE OHE _ _ OHI _ OHE OHE —Ex48°Sd SS SS <Ex42"SS' Sc.-- _ SS — — 0HE SS [ 10 W W 36 SB S S Ex42 r- �S W w 50"E- W _ ___ _ ___ _ _ _ __ _ _ _ _ ___ _ _ S [�Ex48"SDY // -----------®-r----�-------`- ------ te =- SD +Ex48 SD:> M{x10"] - -� COPYRIGHT © 2018 NORTHSTAR ENGINEERING GROUP, INC Vineyard Terrace Planned Development Standards and Guidelines K. Hovnanian KLA, Inc. NorthStar Engineering .,•,.....r.r... mum, MMM nos .ec AIMED 411MM 411MMIM. ..I an 4® TTT33T,er i3T3T77r VINEYARD TERRACE August 2018 Table of Contents Section 1 - Introduction 4 1.1 Overview 1.2 Location 1.3 Context and Vision 4 5 7 Section 2 - Land Use 8 2.1 Project Figure 2.1 — Schematic Plan 8 Table 2.1 — Lot Configuration and Setback Tables 9 Figure 2.1.1 - Lot Configuration and Setback Plan — 9 MDR -A — Smaller Lots Figure 2.1 .2 - Lot Configuration and Setback Plan — 10 MDR -B — Larger Lots 8 Section 3 - Architecture 11 3.1 Overview 11 3.2 Architectural Guidelines 11 3.2.1 Form and Orientation 11 3.2.2 Materials 12 3.2.3 Elevations and Projections 12 3.2.4 Garages and Driveways 13 3.2.5 Colors 13 3.3 Homes 14 3.3.1 Lavaux 14 Figure 3.3.0 — Lavaux Street -scene 14 Figure 3.3.1 — Lavaux — Plan 1 15 Figure 3.3.2 — Lavaux — Plan 2 16 Figure 3.3.3 — Lavaux — Plan 3 17 Figure 3.3.4 — Lavaux — Plan 4 18 Figure 3.3.5 — Lavaux — Plan 5 19 3.3.2 Encantada 20 Figure 3.4.0 — Encantada Street -scene 20 Figure 3.4.1 — Encantada — Plan 1 21 Figure 3.4.2 — Encantada — Plan 2 22 Figure 3.4.3 — Encantada — Plan 3 23 Figure 3.4.4 — Encantada — Plan 4 24 Vineyard Terrace August 2018 2 Section 4 - Circulation 25 4.1 Overview 25 Figure 4.1 - Circulation Plans 26 4.2 Streets 27 4.2.1 Lower Sacramento Road 27 Figure 4.2.1 - Lower Sacramento Rd. (Cross Section)27 4.2.2 Century Blvd. 28 Figure 4.2.2 - Century Blvd. (Cross Section) 28 4.2.3 Entry Drive with Median 28 Figure 4.2.3 - Entry Drive (Cross Section) 28 4.2.4 Local Streets 29 Figure 4.2.4 - Local Streets (Cross Section) 29 4.3 Multi -Modal 30 Section 5 - Community 31 5.1 Overview 31 Figure 5.1 - Community Elements 31 5.2 Entry Treatment 32 Figure 5.2.1 - Signage at Corner of Lower Sacramento Rd. and Century Blvd. 32 Figure 5.2.2 - Entry Wall Material 32 Figure 5.2.3 - Entry Wall Elevation 32 5.3 Neighborhood Entries 33 Figure 5.3.1 - Signage at Corner of Neighborhood Entries 33 Figure 5.3.2 - Medallion and Logo 33 Figure 5.3.3 - Entry Wall Elevation 33 5.4 Walls and Fences 34 Figure 5.4 - Wall and Fence Plan 34 5.4.1 Masonry Wall 35 Figure 5.4.1a - Masonry wall and enhanced pilaster35 Figure 5.4.1 b - Typical entry features 35 Figure 5.4.1 c - Elevation of sound wall 35 5.4.2 Enhanced Fence 36 Figure 5.4.2 - Elevation of sound wall 35 5.4.3 Lot Line Fences 36 5.5 Street Lights and Street Signs 36 5.6 Cluster Mailboxes 37 5.7 Landscape and Irrigation 37 Vineyard Terrace August 2018 3 Section 1 - INTRODUCTION 1.1 Overview This Planned Development Standards and Guidelines has been provided to establish the development and design standards for Vineyard Terrace within the framework of City of Lodi standards and requirements and to ensure a high-quality project that meets the development objectives of the City and the desire to create a livable community that fits within the fabric of the existing surrounding land uses. These guidelines shall be applied to all development within the project to ensure the project develops as a cohesive community. Once these guidelines have been approved they shall be implemented and consistent with the City of Lodi Municipal Code and all applicable City standards and specifications. This document is provided in five sections to provide for guidance in development: Section 1 — Introduction — Provides background of the project, adjacency, and goals and vision for the project. Section 2 - Land Uses — Shows the two different housing products within the project. Also provides information about conformance with City zoning, setbacks, and home placement. Section 3 - Architecture — Plans and elevations of the proposed homes with description of materials Section 4 - Circulation — Project street cross sections with landscape and layout of proposed streets Section 5 - Community — This section provides guidelines for development of the project as a whole. It establishes the community identity through the design of walls and fences, entries, landscape (streetscape), and other community elements such as signage, lighting, and cluster mailboxes. Vineyard Terrace August 2018 4 1.2 Location The proposed Vineyard Terrace project is located in southwest Lodi and forms a natural extension of the residential communities in that portion of town. Vineyard Terrace provides for the infill of land that is currently used for agriculture at the northeast corner of Lower Sacramento Road and Century Boulevard. There are existing residences to the east and a single residential street connection between Vineyard Terrace and the community to the east. The north edge of Vineyard Terrace consists of the back of an existing retail shopping center on the east side and existing older 1 -acre residential uses on a shared access drive on the west (access off of Lower Sacramento Road). There is an existing park to the south on the south side of Century Blvd and the proposed Van Ruiten Ranch community to the west on the other side of Lower Sacramento Road. Vineyard Terrace will benefit from and utilize the existing DeBenedetti Park to the south. The intersection of Lower Sacramento Rd. and Century Blvd. is controlled by an existing traffic signal. Vineyard Terrace will also contribute to the City through the fees that will be paid in compliance with the Quimby Act. Aerial photo of the site with north to the left Project Information Project site: Existing Zoning designation: Proposed Zoning Designation: Existing Land Use: Proposed Land Use: Assessor's Parcel Numbers Vineyard Terrace August 2018 42.45± acres MDR (medium density residential) MDR (medium density residential) Agriculture Single Family Residential 058-140-12, 14, and 52 5 Project Location De$enedetti Park Fire Station 3 W Kettlrnan Project Location R Cr 4 V 1 V'i#�� ii..i tr L v • - 2!r it.. 4..1, 9!. w in r ; 1 !j fir `. 41 _ _Iti rt tiL rt Y aY 44i'.1 -i, ita4 Y'a _� a R. �I 6 Project Location Vineyard Terrace August 2018 1.3 Context and Vision Vineyard Terrace provides for a continuation of Lodi's high quality of life and small-town character. The goal of the developer is to create a new community that embraces the quality of traditional small towns. There is a variety of lot sizes and housing types; landscaped pedestrian circulation that links into the community from Lower Sacramento Road and Century Blvd., and traditional building materials that reflect the character of Lodi. Vineyard Terrace implements the City's goals as expressed in the City of Lodi General Plan. The following objectives are provided for in the Vineyard Terrace Planned Development Standards and Guidelines: o Provide for an in -fill development that does not extend beyond the urban edge and fits within the existing surrounding land use. o Promote compact development and mixed housing types that are in close proximity to exiting regional transportation. o Create a livable, walkable, and safe neighborhood that has a distinct sense of community and place. o Create inviting and neighborly streetscapes that promote walking and neighbor interaction as well as links to the regional pedestrian and non -vehicular circulation. o Provide for housing that is in close proximity to existing shopping, parks, and schools. o Encourage high quality architecture and community design. Aerial with Site Plan Overlay Vineyard Terrace August 2018 DLit Legend Lavaux - RMD-A Encantada - RMD-B Landscape Open Space Section 2 - LAND USE 2.1 Project The property on which Vineyard Terrace is proposed is currently zoned as RMD (residential mid density) with medium density residential land use. The proposed use within this project is consistent with the existing zoning and land use designation. Vineyard Terrace proposes to maintain RMD zoning for the full project property. While the zoning is the same for the entire project, the project has been divided into two different lot and home sizes. The west side of Vineyard Terrace (Lavaux) consists of 119 lots that are roughly 50' x 85' (described as RMD-A in Land Use table). The east side (Encantada) consists of 108 lots that are roughly 55' x 100' (described as RMD-B in Land Use table. Lavaux Encantada 22 I :E u 35 30 51 6 STREET C 57 sri r3 52 27 23 ng \�1 91 95 10 44 sa STREET W. CENTURY BOULEVARD 71 rigure 2.7 — Schematic Plan Vineyard Terrace August 2018 8 Table 2.7 — Lot Configuration and Setback Tables x D L111111 1 111111111 Figure 2. J. 7 — Lot Configuration and Setbacks Plan — RMD-A — Smaller Lots Vineyard Terrace August 2018 9 Lot Configuration RMD — A RMD - B A Minimum Lot Area (square feet) 4,250 5,500 B Maximum Lot Coverage 65% 60% X Minimum Lot Width 50' 55' Y Minimum Lot Depth 85' 100' D Minimum Lot Frontage along Public Streets (knuckles) 20' 20' Table 2.7 — Lot Configuration and Setback Tables x D L111111 1 111111111 Figure 2. J. 7 — Lot Configuration and Setbacks Plan — RMD-A — Smaller Lots Vineyard Terrace August 2018 9 Setbacks RMD — A RMD - B A Minimum Front Setback to Garage 18' 20' B Minimum Front Setback to Living Area 10' 10' Minimum Front Setback to Porch or Entry 10' 10' C Minimum Side Setback to Public Street (corner lot) 10' 10' D Minimum Side Setback to Lot Line (adjacent Lot) 4' 5' E Minimum Rear Setback to Living Area 10' 10' F Minimum Rear Setback to Covered Patio 5' 10' Maximum Building Height 35' 35' G Minimum Distance Between Homes 8' 10' H Parking Spaces per Lot 2 2 Table 2.7 — Lot Configuration and Setback Tables x D L111111 1 111111111 Figure 2. J. 7 — Lot Configuration and Setbacks Plan — RMD-A — Smaller Lots Vineyard Terrace August 2018 9 X D Figure 2.7.2— Lot Configuration and Setbacks Plan — RMD-B — Larger Lots Open Space Public open space consists of the street frontage landscape and sidewalks on Lower Sacramento Road and Century Blvd as well as the entry drive portion of Street C and Street H with the median. There is high quality entry signs and landscape at the two neighborhood entries off of Lower Sacramento Road and Century Blvd. (see also Section 5 for greater detail of the entries and landscape). There are no parks proposed. DeBenedetti Park is directly to the south. Vineyard Terrace August 2018 10 Section 3 - ARCHITECTURE 3.1 Overview This section focus on the overall appearance of the homes to show compliance with City of Lodi standards and expectations. The goal of the project is to create a livable community that uses a variety of materials and colors to reflect the small-town character of Lodi. Vineyard Terrace proposes several different architectural styles and these guidelines encourage variation in building form, materials, and overall character. The guidelines that follow have been developed to inspire creativity of design, encourage use of color, and require quality materials that blend with the surrounding community as a whole to promote a strong neighborhood that is safe, comfortable, and inviting to residents and visitors. The community consists entirely of detached single facility residences that are serviced from the street (no alleys) and falls under the Residential Mid Density (RMD) zoning designation. The project has been divided into the two neighborhoods. Lavaux — This neighborhood is on the west side of the project and consists of the smaller, 50'x85' lots. Encantada — This neighborhood is one the east side of the project and consists of the larger 55'xl 00' lot sizes. The two neighborhoods within Vineyard Terrace offers a variety of home and lot sizes within the same overall development. This mix allows for a diversity of residents. In both cases, the homes provide a variety of floor plans and each floor plan has a variety of elevations to create a neighborhood with multiple options for size and layout of homes in addition to the style and character of each home. 3.2 Architectural Guidelines The following guidelines have been developed to ensure that the architecture meets the goals as set forth in Section 1.3, provides a quality comfortable and livable neighborhood, and will be an asset to the City of Lodi. 3.2.1 — Form and Orientation o Variable play types and elevations are encouraged along streets to create visual diversity and interesting streetscapes. The same house plan, or a similar home elevation may not be placed Vineyard Terrace August 2018 11 directly adjacent to each other. No two plan types using the same elevation are allowed to be placed side-by-side. Use of the same elevation style, even on different plan types, is to be avoided unless the form of the plan creates a strong diversity between the two. o Variation in the setback off of the street is encouraged, but not required. o The use and incorporation of porches, trellis, roof overhangs, and patios is encouraged to add interest and a sense of community liveliness) to the streetscape. o Projections and recesses should be applied to provide shadow and depth. o Combinations of one- and two-story elements are encouraged to vary mass and enhance building articulation. 3.2.2 — Materials o Use of high-quality, durable materials is encouraged for main body of the homes. These materials fit within the framework of Lodi as a whole. • Stucco • Brick or Stone • Wood Siding o Accent materials may include stone veneer, painted wood trim, upgraded garage doors, and shutters, as well as others that promote the style and character of the home. o Accent materials are to be used in manner that accentuates the character of the home. Wainscot, wall projections, and entry treatment such as columns and projections should use materials in a clean and simple manner that reinforces the character and is not distracting. 3.2.3 — Elevations and Projections o All visible elevations shall be made interesting by the use of articulated facades, varied roof lines, window placement and shape, and a variety of exterior finishes, detailing, and colors. o While diversity is encouraged, materials should be limited to no more than three on any single elevation and the materials and colors are to be carried through and consistent on all elevations. Window treatment, roof lines, materials, and colors shall be consistent on the non-visible elevation with the front elevation. Vineyard Terrace August 2018 12 o Elevations that are visible from streets — such as side elevations on corner lots and rear elevation that back up to arterial streets shall be enhanced similar to the front elevation. o Roof lines may use gables, hips, dormers, and varied roof planes to create visual interest and diversity of form. o The pitch, style, and materials of the roof should be consistent with the architectural style of the home. o The form, trim, and placement of the windows should follow the architectural character of the elevation style. o Mechanical equipment such as air conditions, heaters, etc. shall not be placed in locations that is visible from the street. Any roof - mounted equipment is discouraged, but if used, shall be placed in areas that are not visible from public streets. 3.2.4 — Garages and Driveways o Garages and garage doors should be designed to minimize the visual impact of the garage doors and streetscape. o Garages shall not exceed the width of a two -car garage door. Three car garages are allowed, but only with the third car being a tandem. o Garage door material and color diversity is encouraged to avoid the appearance of a garage -dominate streetscape. o The driveway shall not be wider than the garage door. o Alternate paving for treatments (other than scored natural gray concrete) such as colored concrete, Hollywood strips, stamped concrete, pavers, or other enhanced treatments are allowed. 3.2.5 — Colors o Color palettes should avoid monotony and provide a variety of schemes that will promote visual diversity. o The color palette for homes should be comprised of two or more complementary options that provide a base color, trim color, and accent color. o Within neighborhoods, color schemes should appropriately reflect the style of a home and variation on the colors of homes on a block should be encouraged. o Gloss paints are strongly discouraged on the body of the house. Vineyard Terrace August 2018 13 3.3 Homes The homes at Vineyard Terrace shall exemplify the guidelines as described above and shall foster a livable and quality community that fits with the tradition of a Lodi neighborhood. The following street -scene examples offer a view of a typical street scene for the two different product types within Vineyard Terrace. And the floor plans and home elevations provide further definition of the attention to detail in the architecture to achieve the goals. In both instances the homes offer dynamic use of massing, colors, materials, and style to create a street that exceeds the goals as described earlier in this section. Each home type is provided with a Spanish elevation design, a Farmhouse elevation, and a Tuscan style elevation. The three different elevation styles and the different floor plans provide for a diverse combination of homes and interesting street -scene. 3.3.1 — Lavaux Following are examples of floor plans and elevations of homes that will be part of the Lavaux neighborhood within the Vineyard Terrace community. Lavaux consists of smaller lots and slightly smaller homes, but offers the same massings, materials, and colors that is emblematic of Vineyard Terrace as a whole. liiliilxUFIallfimi EINTil11Fil1Ii1 •1.LLI.I.l•u 11 1111 puulmlgI IIIIIlulumIiaglmquNl ■I. • • •Ii• •I. - IIIIUIn iliiiIIIIIIIIIIIIIIsQllll1111111 ■ IAhIAIAlwl.IAllf mlinliellI mpmllmimilhllll+-•...- -_ _ ; .smoI.I.I.I.I.I.Iv` Figure 3.3.0— Lavaux Street -scene The above street -scene examples offer a view of a typical street scene for the Lavaux neighborhood within Vineyard Terrace. The homes offer dynamic use of massing, colors, materials, and style to create a street that exceeds the goals as described earlier in this section. Vineyard Terrace August 2018 14 11111!111111111111111111111111111111111111111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ii IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 1111111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII —.IIIIIIjIIIIIIIIIIIIIIIIIIAIIIIIIjIIIAIIIIAIIIIIII Farmhouse ,41 Tuscan u! Figure 3.3.1— Lavaux — Plan 1 ■1■I■1■I■I■I■I■I ■1■I■II■I■I■I■I■I ■1■I■1■I■I■I■I■I 1■1■1■1■1■1■1■1■1 Vineyard Terrace August 2018 SERIES WIDTH VARIES LIV. SF: 1,863 SF PLAN WIDTH: 40' PLAN #: 4037 SCALE: NTS NAME: VITAL STATS BEDROOM 3 BATH 2 CAR 2 CEILING 9' Spanish 1.iiiiiliiiiiImiliiiiiliiiiilimliiH,1111„ puulumIUmgnmInisiUniginiqimll __puupmipmgnmpIIIIUnigini!! Farmhouse Tuscan Figure 3.3.2— Lavaux — Plan 2 I.I.I.I.I.I!I!l.I .-.1.I.I.1.I!I!I!I•I 7:1■I■1■I■1■I■i '.i .I■I■I■I■I■I■i•.i_ Vineyard Terrace August 2018 SERIES WIDTH VARIES LIV. SF: PLAN WIDTH: PLAN #: SCALE: NAME: VITAL STATS BEDROOM BATH CAR CEILING 1,846 SF 40' 4038 NTS 3 2 2 9' }I111IIMIIL HI{11111111 uI111umu1um11umuunluunlunoL: 1I1I1I IIIIIIIIIIIIIII IIIIIIiIIIIIIIIIIIiIIIIII. I IIIII IIIIIIIIIIIIIII (IIIII (IIIII (IIIII (IIIII I IIIIDi IIIII IIIIIIIIIIIIIII I IIIII I IIIII I IIIII I IIIII I IIIA( `IIIII IIIIIIIILIIIIII I IIIII I IIIII IIIIII1IIIII ( IIIA((( Farmhouse eeeeleeeell:eee eeee ININININIINININIINI _ . I■I■I:■ it Tuscan Figure 3.3.3— Lavaux — Plan 3 Vineyard Terrace August 2018 SERIES WIDTH VARIES L I V. SF: 2,167 SF PLAN WIDTH: 40' PLAN #: 4012 SCALE: NTS NAME: VITAL STATS BEDROOM BATH CAR CEILING 4 2.5 3 9' 1 9' 17 414 1111111 1111111111 Spanish Farmhouse Tuscan Figure 3.3.4— Lavaux — Plan 4 1■1■11■1■1■11■1■1■ 1■1■11■1■1■11■1■1■ 1■1■11■1■1■1111■1■ 1■1■11■1■1■11•1■1■ Vineyard Terrace August 2018 I. SERIES WIDTH VARIES LIV. SF: 2,310 SF PLAN WIDTH: 40' PLAN #: 4013 SCALE: NTS NAME: VITAL STATS BEDROOM 4 BATH 2.5 CAR 2 CEILING 9' 19' 18 �JL m111111111111m1111111111w111116,. .:1111mm puu I IIIII I mII IUII pini pi�,_,..�Iupml I I mu l incl l mil l mli pini l mu I IIIIIll uul l I mu l incl l mil l mli pini l mu I IIIIIll uul l _Ilimlinilluiullinilmuluiulililuluiul Farmhouse ® .I ,i1iiillii;1•- 1.. j„i11�J, . I111;■1;.�IIl�iil.1t,,„ kali+i+:ii: t# '.#i.11i=i .1i1IIII11113 ! :.m1I.a61!4111:illi, pl���:1!illl.ei1i11}F!I$!I.�r.._ Tuscan Figure 3.3.5— Lavaux — Plan 5 ININININININININI I■I■I■II■I■I■I■I■I ■I■I■I■I■I■I■I■I ININININININININI Vineyard Terrace August 2018 LSERIES WIDTH VARIES LIV. SF: 2,564 SF PLAN WIDTH: 40' PLAN #: 4038 SCALE: NTS NAME: VITAL STATS BEDROOM BATH CAR CEILING 4 2 2 9' 19 3.3.2 — Encantada Following are example of floor plans and elevations of homes that will be part of the Encantada neighborhood within the Vineyard Terrace community. Encantada consists of larger lots and slightly larger homes. Both Lavaux and Encantada offer the same massings, materials, and colors that are emblematic of Vineyard Terrace as a whole i.i.i.,.i.1.1.1.1 Figure 3.4.0— Encantada Street -scene The above street -scene examples offer a view of a typical street scene for the Encantada neighborhood within Vineyard Terrace. Through the use of the Spanish, Farmhouse, and Tuscan style elevations, the homes offer dynamic use of massing, colors, materials, and style to create a street that exceeds the goals as described earlier in this section. Vineyard Terrace August 2018 20 III HI1IIIFI J LIU •J IL Farmhouse Tuscan II.1II•IH I■I.I■i..ii■I■I■II ■•I■Ii■II■II■I■I■II IiIII 11 11■I■I■I■II■I■1■II —.I11■I■I■I■II■I■1■I! Figure 3.4.1— Encantada — Plan 1 Vineyard Terrace August 2018 SERIES WIDTH VARIES LIV. SF: 1,973 SF PLAN WIDTH: 40' PLAN #: 4034 SCALE: NTS NAME: VITAL STATS BEDROOM BATH CAR CEILING 3 2 2 9' 21 111;1 IT44 44Ll 1+ t1i1'401111,011111}Ili1114 iki'lliiLVP.'1iii i r1/1.1 t ilii 041.4II1.01/101p1.111,01 11 1!1).,i 1{� 11.11 i 111$ :1�1 1111 1.1 f1 IIIm I I i`. ph111l+1I•l yllill�l PII1�l1;en" IIRIIiI�"Ill+i. 11111:1:!!.i�' ® iiylllI11a i1 all ! 1, - *al" tg 111!f1 11111111111111111111111111111111111111111111111111111 1111 11111 11111 11111 IIIN 111111 I m11IuHI I IIIII I IIIII 111111 � IIIII I IIIII 1111111 I Iu11Iul111I IIIA I IIIA I IIIA I IIIA 1111111 111111 IIIIIj IIIA IIIIII I IIIA I IIIA IIIIIIII111 1111111 +r1 :310 :041iyid:! Tuscan Figure 3.4.2— Encantada — Plan 2 1!1!1!1!1!1!1■h■11 I!I■I■II■I■I■I■11.11 ■I■I■I■I■I■I■11.11 i_I■I■I■I■I■I■I■11.II. Vineyard Terrace August 2018 SERIES WIDTH VARIES LIV. SF: 2,253 SF PLAN WIDTH: 43' PLAN #: 4320 SCALE: NTS NAME: VITAL STATS BEDROOM BATH CAR CEILING 3 2 2 9' 22 11111111111111111111111 11111111.111111111111111111111111■1111.■■1111 111111.1111mil m111m1111111111111 11111111111111111111111111111111111111 111111111111111111111lm 111111111111 11111111111111111111111111 11111111i Farmhouse Tuscan Figure 3.4.3— Encantada — Plan 3 Vineyard Terrace August 2018 SERIES WIDTH VARIES LI V. SF: PLAN WIDTH: PLAN #: SCALE: NAME: VITAL STATS BEDROOM BATH CAR CEILING 1 II �l 11111 o o 2,739 SF 45' 4580 NTS 5 3.5 2 9' 9' 23 11112-11111 •ammmwm 11111111111111 11111111111111111111111111111111111111111111111111111111 I IIIA I IIIIII IIIA I IIIA � IIIA I IIIA I IIIA I IIIA I 111111111114111111111111111111111111111111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIpuiiIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIII�IIIIIpuiiIIIIIIIIIIIII Farmhouse Tuscan Figure 3.4.4— Encantada — Plan 4 I■I■I■I■I■I■I■I■I I■I■I■II■I■I■I■I■I ■I■I■I■I■I■I■I■I __I■I■I■I■I■I■I■I■I_ Vineyard Terrace August 2018 SERIES WIDTH VARIES LIV. SF: 2,954 SF PLAN WIDTH: 45' PLAN #: 4580 SCALE: NTS NAME: VITAL STATS BEDROOM BATH CAR CEILING 4 2.5 2 9' 9' 24 Section 4 - CIRCULATION 4.1 Overview The circulation system for Vineyard Terrace has been designed to provide for the safe and efficient movement of people to and through the project site and to enhance the existing street network in the southwest portion of Lodi. The project uses a modified -grid street pattern and landscaped pedestrian paths to guide both vehicles and pedestrians into the site and disperse into the residential streets. There is a hierarchy of streets from the arterial roadways of Lower Sacramento Road and Century Blvd. to the low - speed residential streets that provide a safe, pleasant, and efficient means of traveling to and through the project. As an in -fill project, the primary means of access to the project are already existing. Lower Sacramento Road and Century Blvd. will be improved per the General Plan and the requirements of the City of Lodi Public Works Dept. There are two main entries into the project with enhanced landscape and wall treatment that includes signage — One off of Lower Sacramento Road, and one off of Century Blvd. There is one other minor entry street off of Century Blvd. The entries have been located to provide central access and to connect to the existing roadways that are of sufficient distance from existing intersections to provide safe access to the project. The two main entry drives (Street C and Street H) have medians with tree - lined sidewalks. As the streets continue into the project, the medians do not continue. Street C and Street H is slightly wider than the rest of the local streets to act as neighborhood collector streets. There are no homes fronting Streets C and H. There is a network of low -speed residential streets throughout the rest of the Vineyard Terrace that links to all homes. The proposed residential street network ties to the stubbed Orchis Drive that is existing and part of the residential community to the east. The following Figures (Figure 4.1) show the hierarchal network of streets within the Vineyard Terrace and then overlaid on an aerial of the existing streets and land uses. This figure also shows the location of street cross sections for the various street types throughout the project. Vineyard Terrace August 2018 25 • Legend OO -0000=C> A A Major Arterial - 4,2,1 and 4,2.2 Entry Drive with Median - 4.2.3 Local Street 55' ROW - 4.2.4 Local Street 50' ROW - 4,2.4 Section Line - See Following Pages 0 SACRAMENTO tY LfJ 0 1 1 15 11 11 .,-,e, I► <.". W . n & e c e1 o 5. A See 4.2.4 51 52 515555555 5-AEET D fj 99 98 41 9fi d5 44 1s ST 35 RE ET '8 39 W. CENTURY BOULEVARD •f.d-�'iY'i I -1E•' r 4e ;[i* eit41 17/4 Pti t -. 36.14 Figure 4. — Circulation Plans Vineyard Terrace August 2018 ��.• sr1: �►�Pk�'It.:����9f 4.2 Streets 4.2.1 - Lower Sacramento Road Lower Sacramento Road is and existing roadway and forms the west edge of the project. It is the primary connection between Lodi and Stockton on the west side of Lodi. Lower Sacramento Rd. is the main entry into Lodi from the south and it will provide the primary access for residents of Vineyard Terrace to Lodi (and also to Stockton). Both Lower Sacramento Rd. and Century Blvd. (4.2.2) are existing roadways with an improved and signalized intersection where they meet at the southwest corner of Vineyard Terrace. Both roadways are proposed to be widened and improved along the Vineyard Terrace frontage to their full widths (per the direction of General Plan and the Public Works Dept.). The following section shows the condition on the east side of Lower Sacramento Road that fronts Vineyard Terrace. Sidewalk o, cc Narrow Upright Trees - See 5.4.1c Masonry Sound walls. See 5.4.1 Landscape Plant 5'-6" 5'-0" Figure 4.2.1— Lower Sacramento Road Vineyard Terrace August 2018 27 4.2.2- Century Blvd. Century Blvd. is also an existing roadway and provides east -west connection from Lower Sacramento Rd. to Cherokee Lane (once the section of road between Stockton St. and Hutchins St. is completed). There are two access points into the project off of Century Blvd. Century Blvd. consists of sidewalk between the curb and sound wall with street trees in tree wells per the City of Lodi standards. Street trees at approximately 40' on center. Sidewalk Street trees in tree wells Masonry Sound walls. See 5.4.1 Street Figure 4.2.2— Century Blvd. 8'-6" 4.2.3- Entry Drives with Medians — at Streets C and H The two entry streets are off of Lower Sacramento Road and Century Blvd. (one entry off of each) and consist of sidewalks on both sides, a wider landscape strip and separated sidewalk on one side for primary pedestrian entry, a landscape median, and single lanes in each direction in to and out of the project. Street trees Median Sidewalk Figure 4.2.3— Entry Drive with Median — Streets C and H Vineyard Terrace August 2018 28 4.2.4- Local Streets The remainder of the streets throughout Vineyard Terrace are local residential streets with monolithic sidewalks. Streets meet the City of Lodi standards. Street trees provided throughout as part of the front yard of the homes. Streets C and H have a slightly larger width with 5' more paving width (as illustrated in section below) to act as neighborhood collectors. Front yard/side yard Monolithic sidewalk 5'-6" Street 34'-0" or 39'-0" - See Plan 5'-6" 50'-0" or 55'-0" - See Plan Figure 4.2.4— Local Streets Vineyard Terrace August 2018 29 4.3 Multi -Modal The Multi -Modal Guidelines outline the standards which preserve and enhance the connectivity and safety of the transportation network, while enhancing the quality of the neighborhood and its aesthetic treatment, as well as seamlessly incorporating bicycle and pedestrian uses. Following are goals of the Multi -Modal Guidelines that are incorporated into the design of Vineyard Terrace: o Community streets should instill a strong sense of place and establish a unique and distinctive neighborhood character. o Community streets should be designed for the safety of all users. o Encourage a multi -modal community through the design of streets and sidewalks that accommodate safe movement of vehicles, bicycles, and pedestrians. o Streets should be designed on a modified grid pattern to create maximum internal connection to encourage an open and accessible network to improve distribution of traffic throughout the transportation network. o Multiple points of access through the community is encouraged to maximize the number of streets that carry traffic and the distribution of traffic loads from each development area. o A consistent landscape palette should be employed throughout the community. o Coordinated street lights and street furniture should be implemented to create an attractive and inviting streetscape environment. Vineyard Terrace August 2018 30 Section 5 - COMMUNITY 5.1 Overview Streetscape, perimeter fencing, community signage, sidewalks, street lights, and cluster mail boxes are all proposed to enhance the aesthetic of Vineyard Terrace and to create a sense of place and a livable, distinctive, and comfortable community. All of these items are designed to create a cohesive palette that provides for a distinct community while fitting into the existing pattern of Lodi. • 31 e Z3 See 52 See 5.3 Figure 5.1— Community Elements Vineyard Terrace August 2018 CENTURY BOULEVARD 31 5.2 Entry Treatment The corner of Lower Sacramento Rd. and Century Blvd. provides a primary signage opportunity for the project and as a gateway to Lodi from the south. This entry feature location sets the tone and palette for Vineyard Terrace as a whole. Brick, stone, enhanced plantings, and signage are provided to create the initial signage. Figure 5.2. I — Signage at corner of Lower Sacramento Rd. and Century Blvd. CMU Block Brick Figure 5.2.2— Entry Wall Materials Stone Figure 5.2.3— Entry Wall Elevation Vineyard Terrace August 2018 32 30 32 37 36 Legend Masonry Wall - 5.4.1 Entry Feature/Signage - 5.2 and 5.3 Enhanced Fence - 5.4.2 Lot Line Fence - 5.4.3 Existing Fence to Remain 5.4 Walls and Fences Walls and fences are intended to provide screening and buffering between different land uses, to define the edges of roadways and public landscape, and to provide privacy and security for private homes. Masonry sound and safety walls are provided along the edges of the primary roadways (Lower Sacramento Rr. And Century Blvd.). These walls also provide for the entry features and signage that are described in preceding Sections 5.2 and 5.3. Enhanced fencing is provided along the main entry drives within the project (along the enhanced landscaped pedestrian walks). And lot line fencing between homes. There is existing fencing along the existing development to the east and north — Wood fencing at residential to the east and masonry wall at retail to the north. Existing fences are in good condition and proposed to remain. 26 2' 28 29 z 6 15 13 10 34 41 42 43 44 45 50 51 STTEET C e,, 6� 63 61 60 65 59 65 56 61 53 6. 56 E3 55 5, 71 33 52 73 _5 24 52 25 ?4 35 .3 19 36 Figure 5.4—Wall and Fence Plan Vineyard Terrace August 2018 18 so 4 6 ' E sTREEr c ` 45 36 65 . II 45 03 61 56 63I 4I t ::: 3d ., 5, 73 45 to 33 II 45 03 4 33 4I 77 13 3d ., 33 3' 3E 29 40 id W. CENTURY BOULEVARD 34 5.4.1 - Masonry Wall The sound walls along Lower Sacramento Rd. and Century Blvd. is proposed to be a split -face CMU wall with brick accent along the top and precast cap. The spilt -face portion of the wall will be planted with clinging vines. There are enhanced brick pilasters at approximately 100' — 120' on center. Height of wall along major roadways per the acoustic report. Precast pilaster cap Wall cap Brick accent course Brick pilaster with precast medallion Precast or brick water sill Stone veneer Split -face block Figure 5.4. la— Masonry wall and enhanced pilaster y1Z►1AL1:ULTnMULEilall ullollu x._11=11=11=11_11_11=11=1E- _ ainlidlidlinEMEC■CII 111 - Figure 5.4. lb— Typical entry features (See Sections 5.2 and 5.3) Enhanced pilaster -see above Narrow upright trees in groups of 5 Vines on wall Accent plant See section 4.2.1 + 100' Figure 5.4.1c— Elevation of sound wall with proposed landscape Vineyard Terrace August 2018 35 5.4.2- Enhanced Fence The fences along the tree -lined pedestrian walkway on Streets C and H and in high visibility locations at side -lots are proposed to be upgraded fencing with accent top. This fencing is to blend with landscape, provide privacy for the homes, and continue the enhanced wall/fence treatment into the community. The photo below is an example of an upgraded fence that may be applicable, but not intended to be the only option. Figure 5.4.2— Example of upgraded fence 5.4.3 — Lot Line Fences Fencing between homes and along side -yards is to be provided to create private back yards and is to be installed per standard City requirements and per typical lot line fence practices. Gates that match the fences shall be provided along the garage side of the home. 5.5 Street Lights and Street Signs Vineyard Terrace street lights shall be provided throughout the street network as needed to meet foot-candle requirements of the City. Locations shall be reviewed and approved by the City. Special consideration is to be paid to located lights near intersections, cluster mailbox locations, and along pedestrian paths. Light fixtures shall be upgraded lights that are allowed by the City. Street signs and regulatory signs shall be located as needed to provide for the safety of all users and the aid in traveling through Vineyard Terrace. Street signs to be located at intersections per City standards. Regulatory signs to be kept to a minimum and only as required by the City. Locations shall not obstruct views, interfere with community elements, and compete with street tree locations. Vineyard Terrace August 2018 36 5.6 Cluster Mailboxes Cluster mailboxes shall be provided throughout the community and shall meet the requirements of the United States Postal Service and shall be approved by the local post master. Mailboxes to be located near street lights and in locations that do not compete with driveways or are too close to street intersections (for parking). Side lot locations are preferred. 5.7 Landscape and Irrigation Planting will create the consistent fabric that ties the community together and shall provide for a cohesive palette of trees, vines, shrubs, and groundcover in public open space and streetscape locations. Street trees shall be provided as part of the streetscape improvements as shown in section 4.2. They shall also be provided with the construction of each home to maximize quantity of trees to create a shady overhead canopy of residential streets. Trees need to be planted adequately clear of utilities and shall not impede visual safety at street intersections, but should otherwise be maximized to the greatest extent possible. See Figure 5.1 for overall project tree placement and intent. Shrubs, vines, and groundcover shall be provided throughout the community to enhance project entries, provide cover for walls (anti -graffiti), enhance safety of pedestrian at separated sidewalks, and aid in the buffering of fencing for the privacy of homes. Plantings shall not interfere with the safety of drivers and shall not create hiding places or create other safety concerns. Irrigation and planting design shall be provided to meet the requirements of the City of Lodi and shall meet the requirements of the Water Efficient Landscape Ordinance (WELO). Plants shall be predominately low water - use, be correctly sized and spaced for the use (to requiring regular pruning to keep its size where desired), and shall be hardy to the climate. Irrigation shall be highly efficient, point source, and shall be of durable quality that meets City standards and details. Irrigation controller shall be multi -programmable and shall use a soil moisture sensor or weather sensor. Vineyard Terrace August 2018 37 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: September 26, 2018 APPLICATION NO: Subdivision Application: 2018-33 S Planned Development: 2018-33 PD Growth Management Allocation: 2018-33 GM REQUEST: Request for Planning Commission approval of: a) Growth Management Allocation for 235 Medium Density Lots; and b) A Subdivision Map for the Vineyard Terrace Subdivision, a 42.45 acre, 235 unit subdivision and landscape lots; and c) Adopt Planned Development Guidelines for the subdivision known as Vineyard Terrace. 1690, 1784 and 1920 South Lower Sacramento Road (Applicant: K. Hovnanian Homes; File: 2018-33 GM / S / PD; CEQA Status: Section 15183 — Previous Environmental Review) LOCATION: 1690, 1784 and 1920 South Lower Sacramento Road APN: 058-140-12, 14 and 52 Lodi, CA 95240 APPLICANT: K. Hovnanian Homes Mr. Doug Dieter 3721 Douglas Blvd I Suite 150 Roseville, CA 95661 PROPERTY OWNER: Ruth Susan Peterson Trust PO Box 331 Sutter Creek, CA 95685 Karla Ann Peterson PO Box 473 Lockeford, CA 95237 Milton Billie and Karla Ann Peterson Trust PO Box 473 Lockeford, CA 95237 RECOMMENDATION Staff recommends that the Planning Commission approve the Tentative Subdivision Map and Planned Development Guidelines for the Vineyard Terrace Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 235 Medium Density Lots, subject to conditions in the attached resolution. 1 PROJECT/AREA DESCRIPTION General Plan Designation: Medium Density Residential Zoning Designation: Medium Density Residential Property Size: 42.45 acres The adjacent zoning and land use characteristics: BACKGROUND The project site was annexed into the City of Lodi as part of the Westside and Southwest Gateway area annexation. 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 and designates the property Medium Density Residential. The annexation documents identified this property as "other". It was not part of the FCB holdings that included the Westside and Gateway properties. This was part of properties that were included in the annexation but not necessarily master planned for the FCB development. (Attachment a and B) The 42.45 acres that are included with this application was given a potential development residential holding capacity of 7 units per gross acre or 297 residential units. The project as designed is consistent with the overall Westside and Southwest Gateway area annexation. ANALYSIS Existing Conditions: The subject site consists of three parcels totaling 42.45 acres and is currently used for agricultural purposes consisting of open field farming. General Plan Compliance: The project site carries a General Plan Land Use designation of, Medium Density Residential. The proposed layout is consistent with the Westside and 2 ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Commercial / Medium Density Residential Community Commercial / Medium Density Residential Sun West Plaza Shopping Center / rural residential homes South Open Space Open Space DeBenedetti Park East Low Density Residential / Medium Density Residential Low Density Residential / Medium Density Residential Single family homes and Lakeshore Gardens duplexes West Low Density Residential / Medium Density Residential PD(41) Villa Fiore and Gateway North subdivisions BACKGROUND The project site was annexed into the City of Lodi as part of the Westside and Southwest Gateway area annexation. 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 and designates the property Medium Density Residential. The annexation documents identified this property as "other". It was not part of the FCB holdings that included the Westside and Gateway properties. This was part of properties that were included in the annexation but not necessarily master planned for the FCB development. (Attachment a and B) The 42.45 acres that are included with this application was given a potential development residential holding capacity of 7 units per gross acre or 297 residential units. The project as designed is consistent with the overall Westside and Southwest Gateway area annexation. ANALYSIS Existing Conditions: The subject site consists of three parcels totaling 42.45 acres and is currently used for agricultural purposes consisting of open field farming. General Plan Compliance: The project site carries a General Plan Land Use designation of, Medium Density Residential. The proposed layout is consistent with the Westside and 2 Southwest Gateway area annexation and the General Plan land use map. The proposed lotting meets the density requirements for parcel sizes. Medium density lots are typically 5,000 sq ft in size and lower Zoning Compliance: The project site is zoned Medium Density Residential with an expected density of 8 to 20 units per acre. The property gross acreage is 42.45 acres. The net developable acreage is approximately 30 acres. The project has a density of approximately 8 units per acre. This is consistent with the zoning code for density and design. Planned Development Guidelines: The applicant has prepared the Vineyard Terrace Planned Development Standards and Guidelines. (Attachment D). These guidelines create a comprehensive design for the overall 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 medium density residential single-family parcels. The approximately 42.45 -acre property would be subdivided into approximately 235 single-family units, roadways and other infrastructure required to support the proposed development. The development was separated into 2 "villages" with varying densities and housing types specified for each village. Village A is comprised of 119 lots that are roughly 50' by 85' — 4,250 sq ft parcels. Village B is comprised of 108 lots that are roughly 55' by 100' — 5,500 sq ft parcels. The street widths in Vineyard Terrace 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. Access and Circulation: The main access points to Vineyard Terrace include two roads off Century Boulevard, one road off Lower Sacramento Road and the project ties into the extension of Orchis Drive. The project lays out into a grid pattern. Parks: Projects are required to develop neighborhood parks and help contribute toward the development of community parks. Because of the projects location next to DeBenedetti Park, no neighborhood park will be constructed. The project will be required to contribute 3.34 acres worth of development cost towards improvements at the DeBenedetti Park. Neighborhood costs are calculated based upon land and improvement costs — the total monies it would take to build a 3.34 acre neighborhood park. The project has been conditioned for the neighborhood park contribution. Growth Management Allocations The Vineyard Terrace applicant is requesting 235 Medium Density Units Allocations to construct the full project. The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the number of allocable units is figured, the City requires that the allocation units be distributed among housing types as follows; 44 percent low density, 28 percent medium density and 28 percent high density (GM -P4). The California Department of Finance sets the City population for January 1st of each year. The population has been as follows: The California Department of Finance (DOE) sets the City population for January 1st of each year. Identified below are original populations estimates received and revised numbers that were provided at later dates. Staff is not entirely clear on the DOF's methodology of calculating population. DOF states that it is based upon constructed dwelling units and adjusted based upon residents per structure type. The population appears to be generated at a rate exceeding our actual construction of residences within the past few years. Year Dept. of Finance Revised Population Estimate Growth Rate Percentage Dept. of Finance Original Population Estimate 2010 62,134 62,134 2011 63,317 1.9 62,334 2012 63,447 0.2 62,575 2013 63,788 0.5 63,233 2014 63,975 0.3 63,651 2015 64,415 0.7 62,772 2016 64,920 0.7 63,396 2017 65,911 1.5 64,058 2018 67,121 1.8 --- Since 2010 the City has had an average growth rate of 0.86%, slightly less than 1%. 4 The City of Lodi have finaled the following residential units per year. YEAR Single Family Residential Multi -Family Residential TOTAL 2012 15 0 15 2013 20 0 20 2014 40 0 40 2015 70 0 70 2016 170 0 170 2017 210 80 290 2018 180* 156* 336* * 2018 are estimates The following calculation explains the current City population of 67,121 as of January 1, 2018 and 471 units available for 2018: 1. Calculate two percent of the City's current population: 67,121 x 2% = 1,342.42 2. Divide 1,342 by the average number of persons per household 1,342 / 2.85 = 470.87 3. Divide the 470.87 (471 du) units into the 3 housing types: 44% low density = 207 units 28% medium density = 132 units 28% high density = 132 units. In August 2018, the City Council expired allocations accumulated since 2013. The Council eliminated 1,273 allocations. This Council action created a new balance of 2,562 as detailed below in Table A. Table A: 2018 Growth Allocation Balance 5 2018 City Council Reduction Total Available for 2018 Allocation Reduction Current Balance for 2018 Low (0.1-7) 2,113 - 871 1,242 Medium (7.1-20) 770 - 110 660 High (20.1-30) 952 - 292 660 TOTAL 3,835 - 1,273 2,562 5 Table B identifies Low Density Growth Allocations provided to The Gateway South project for the years 2018, 2019 and 2020. The size of the project and applicant's timing made providing allocations over a 3 year period more realistic and consistent with the Growth Allocation Ordinance. Table B: Growth Management Allocation for Gateway South * 2018 Allocations to Gateway North were provided prior to the Council action to reduce the overall balance of allocations in August 2018. Table C: Growth Management Allocation for Vineyard Terrace Available Allocations Gateway Current Gateway Gateway South Balance for 2018 2018 South 2019 South 2020 Gateway South Total Total Remaining for 2018 Low (0.1-7) 187* 1,242 0 660 187 186 560 1,242 Medium (7.1-20) 0 0 0 660 High (20.1-30) 0 660 0 0 0 660 TOTAL 2,562 2,482 560 2,562 * 2018 Allocations to Gateway North were provided prior to the Council action to reduce the overall balance of allocations in August 2018. Table C: Growth Management Allocation for Vineyard Terrace Table D identifies potential Growth Allocations for 2019 and how they have currently been allocated. 6 Available Allocations Total 1 Vineyard Available Terrace for 2018 2018 Vineyard Vineyard Terrace Terrace 2019 2020 Vineyard Terrace Total Total Remaining for 2018 Low (0.1-7) Medium (7.1-20) 1,242 660 0 80 0 80 0 0 235 0 1242 580 660 75 High (20.1-30) 660 0 0 0 TOTAL 2,562 2,482 235 2,482 Table D identifies potential Growth Allocations for 2019 and how they have currently been allocated. 6 Table D: Potential Growth Management Allocation for 2019 Total Remaining for 2018 Potential 2019 Yearly Allocation Available Allocations 2019 Available Gateway for 2019 South 2019 Vineyard Terrace 2019 Total Remaining for 2019 Low (0.1-7) 1,242 207 1449 187 0 1262 Medium (7.1-20) High j20.1-30) TOTAL 580 660 2,562 132 132 712 0 80 792 0 471 3033 0 632 792 2,686 The Growth Management Ordinance includes a priority location area and a point system to assist the City with prioritizing issuance of growth management allocations. The priority location area designates lands available for development and provides development categories of one, two or three, with Priority Area 1 being the first priority area for development. The priority areas are based on availability of city services (e.g., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site is classified as an in -fill project. For scoring purposes in -fill projects are considered Priority Area 1 projects. The point system was established to rate projects based on various project merits in order to determine if one project should be approved before another, particularly if there are more allocation requests than there are available allocations. However, because the City hasn't had growth management allocation requests since 2006, surplus allocations have been accumulated. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to 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. 7 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, September 15, 2018. Eighty-one (81) 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 Vineyard Terrace Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 235 Medium -Density Residential Lots subject to conditions in the attached resolution." 8 ALTERNATIVE PLANNING COMMISSION ACTIONS: • Approve the request with attached or alternate conditions • Deny the request • Continue the request. Respectfully Submitted, Concur, Craig Hoffman City Planner ATTACHMENTS: A. Vicinity / Aerial Map B. Westside / Gateway Annexation C. Subdivision Map D. Planned Development Standards E. Draft Resolution Stephen Schwabauer Community Development Director 9 RESOLUTION NO. 18-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF K. HOVNANIAN HOMES FOR APPROVAL OF SUBDIVISION MAP FOR VINEYARD TERRACE SUBDIVISION, A 42.45 -ACRE, 235 -LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION AND GROWTH MANAGEMENT ALLOCATION FOR, 235 MEDIUM -DENSITY RESIDENTIAL LOTS AT 1690, 1784 AND 1920 SOUTH LOWER SACRAMENTO ROAD WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed public hearing, as required by law, on the requested Subdivision application, in accordance with the Lodi Municipal Code, Section 17.74; and WHEREAS, the project site is located at 1690, 1784 and 1920 South Lower Sacramento Road, Lodi, CA 95240 (APN: 058-140-12, 14 and 52); and WHEREAS, the applicant is K. Hovnanian Homes, Mr. Doug Dieter, 3721 Douglas Blvd I Suite 150, Roseville, CA ; and WHEREAS, the applicant, K. Hovnanian Homes, has filed the "Vineyard Terrace" Subdivision Map and Growth Management Application with the City of Lodi; and WHEREAS, the project properties owners of record are Ruth Susan Peterson Trust, Karla Ann Peterson, Milton Billie and Karla Ann Peterson Trust; and WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010, approved the land use designation as Medium Density Residential for the project site; and WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013, granted Medium Density Residential for the project site; and WHEREAS, the City Council by Resolution No. 2007-48, which became effective on March 21, , 2007, approved certified an Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, for the annexation of the project site; and WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No. 2005092096, is kept on file for public review within the Community Development Department by the Community Development Director at 221 West Pine Street, Lodi, CA; and WHEREAS, the City Council by Resolution No. 2010-41, which became effective on April 7, 2010, certified an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, for the City of Lodi General Plan; and WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, is kept on file for public review within the Community Development Department by the Community Development Director at 221 West Pine Street, Lodi, CA; and WHEREAS, the Subdivision Map contains 55.5 acres, 205 -lots, and is located at 1690, 1784 and 1920 South Lower Sacramento Road, which is designated for medium density residential development; and WHEREAS, the Community Development Department did study and recommend approval of said request; and WHEREAS, after due consideration of the project, the Planning Commission did conditionally approve the project; and WHEREAS, the Planning Commission's recommendation is based upon the following findings and determinations: 1 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 Vineyard Terrace subdivision map and associated Development Standards for the Vineyard Terrace Subdivision and recommends that the City Council approve K. Hovnanian Homes request for 235 Medium -Density Residential - growth management allocation units, for the Vineyard Terrace 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 2 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. The landscape plan shall include, in addition to normal landscape and irrigation details, screening of any above ground utility vaults and anti -siphon water valves. 8. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as determined by the City Engineer. Final locations and the number of such facilities shall be determined at the time the improvement plans are reviewed. 9. A conceptual fencing/wall plan shall be submitted for the entire subdivision with the grading plan and a detailed fencing/wall plan shall be submitted with the improvement plans for each phase of development. The design, height, and location of walls shall be subject to approval of the Community Development Director prior to approval of improvement plans. Where fencing is adjacent to public parks and/or trails, plans shall be approved by the Recreation Commission at the time of park plan approval. When the adjacent area is sloped, the fence/wall design shall include a 4' bench (sloped no more than 2%) along the fence/wall for maintenance purposes, as determined by the Parks and Recreation and Cultural Services Department. 10. The project shall incorporate all applicable mitigation measures as specified in the adopted Final Revised Environmental Impact Report EIR-05-01 (State Clearinghouse No. 2005092096) for the project. 11 Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, prior to recordation of the final map(s) for homes adjacent to existing agricultural operations, the applicant shall submit a detailed wall and fencing plan for review and approval by the Community Development Department (Land Use Mitigation Measure 1). 12. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, Agriculture Resources Mitigation Measures 2 and 3, the applicant shall provide and 3 undertake a phasing and financing plan (to be approved by the City Council) for one of the following mitigation measures: a. Identify approximately 42.45 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 42.45 acres as determined by an independent qualified consultant retained by the City in consultation with the Central Valley Land Trust. The City will determine to whom the fee shall be paid. 13. Pursuant to project Environmental Impact Report, State Clearinghouse No. 2005092096, Biological Resources Mitigation Measures 1, 2, and 3, the applicant shall contact the San Joaquin County Council of Governments (SJCOG, Inc) for a pre -ground disturbance survey, to be performed by an SJMSCP biologist, to determine applicable Incidental Take Minimization Measures (ITMMS). The City shall not authorize any form of site disturbance until it receives an Agreement to Implement ITMMS from SJCOG, Inc. The City shall not issue a building permit for the proposed project until the San Joaquin County Council of Governments determine what, if any, Incidental Take Minimization Measures (ITMMS) apply to the project and until the San Joaquin County Council of Governments verifies all applicable ITMMs have been fully and faithfully implemented. 14. If archeological materials are uncovered during any construction or pre -construction activities on the site, all earthworks within one hundred feet (100') of these materials shall be stopped, the Community Development Department notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find, and outline appropriate mitigation measures, if they are deemed necessary. 15. All stub end streets planned for future continuation and undeveloped cul-de-sacs shall be temporarily protected with warning barricades and redwood headers to be approved by the City Engineer. 16. The 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. 17. 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. 18. 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. 19. 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. 20. The developer shall ensure finished pad elevations are at a minimum one foot above the 100 year base flood elevation as shown on the latest Federal Emergency Management Agency (FEMA) floodplain maps for San Joaquin County, California. The developer shall be responsible for all necessary activities, applications, documentation and costs to amend floodplain maps for their development. 4 21. 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. 22. 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. 23. 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. 24. 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. 25. 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. 26. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. CDD - PLANNING 27. 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. 28. The City places a high value on quality design and materials in the construction of fencing and buffers for developments. Fencing is an integral design feature in residential developments and defines property ownership and boundaries. The City expects quality materials that will last and maintain an appealing aesthetic within neighborhoods. This includes metal or pressure treated posts for fencing. 29. The Vineyard Terrace project is required to provide for neighborhood park land dedication and construction based upon 5 acres of park land for every 1,000 residents. Developments are required to provide for neighborhood parks. This may be accomplished by land dedication and park construction and/or 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. For calculation of park in -lieu fees — this is a calculation that includes land 5 costs and construction costs. Discussions on satisfying this condition shall take place prior to project construction activities. 30. The park amenities and costs typically include 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 31. The construction of the new buildings and related site improvements shall require building permits. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2016 California Building code. Please review our policy handouts for specific submittal procedures. CITY OF LODI FIRE DEPARTMENT 32. The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 33. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet, exclusive of shoulders, except for approved security gates in accordance with Section 503.6 of the California Fire Code and an unobstructed vertical clearance of not less than 13 feet 6 inches. (Ord. No. 1840, § 1, 11-17-2010) 34. 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. 35. 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; 6 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. 36. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. CITY OF LODI PUBLIC WORKS DEPARTMENT The following conditions of approval are required for the subject project per City codes and standards, all to be accomplished prior to, or concurrent with, final map filing unless noted otherwise: 37. The project development shall comply with the requirements of Senate Bill (SB) 5, related to an urban level of flood protection (200 -year storm event). The developer has the option of 1) Preparing their own 200 -year flood protection report to prove that their property is in compliance, or 2) Contribute towards the City's delineation map and study that is currently being completed. The preliminary delineation map identifies portions of this property as having flood depths of less than 1', which does not require any additional measures for compliance. The City's cost for the delineation map and study is approximately $200 per lot. 38. 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 responsibility of the developer and must be paid prior to the map filing or commencement of construction operations, whichever occurs first. c) The proposed project may utilize the existing stormwater basin located south of Century Boulevard to treat the proposed Stormwater discharge from the project site. No on-site stormwater retention, treatment or hydromodification is required for the project. The project proponent will be required to submit a Stormwater Management Plan in accordance with the Multi -Agency Post Construction Stormwater Standard Manual to quantify the stormwater treatment requirements for the project. 39. Utility Master Plans (Storm Drain, Water, and Wastewater) and major street geometrics, including cross sections, shall be approved prior to submittal of Public Improvement Plans. 40. 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. 7 b) Approved Stormwater Master Plan. c) 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. d) Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. i) Landscape Planting Plan required with the first submittal. Full landscape and irrigation plans are required with the second submittal. ii) MWELO landscape plan submittal will be required with the second submittal. e) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed geotechnical engineer. f) Grading, drainage and erosion control plans. g) Copy of Notice of Intent for NPDES permit. A WDID number will be required prior to plan approval. h) All utilities, including street lights and electrical, gas, telephone and cable television facilities. i) Undergrounding of all overhead utilities required (if applicable). j) Joint trench plans (required with second submittal). k) Reverse frontage wall and details. 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. I) Street tree planting plan for planter along Lower Sacramento Road, Century Boulevard, Street C and Street H entrances require approval of the Community Development Director and Public Works Director. m)Signal modification plans (if there are impacts to the signals or loop detectors in Century Boulevard at the Lower Sacramento Road intersection). A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 41. Design and installation of public improvements shall be in accordance with City Master Plans. Street, wastewater, storm drainage, and water master plans and design calculations will be required for the development. 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 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) Street knuckle radii shall conform to Standard Plan 133. 8 v) All residential streets shall contain vertical type (side lot) or rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. vi) Century Boulevard shall be constructed as per the Century Boulevard Specific Plan (70D06) and consistent with adjacent developments. Signal modification plans shall be included if there are impacts to the signals or loop detectors in Century Boulevard at the Lower Sacramento Road intersection. vii) Install street lights along Century Boulevard from the intersection at Lower Sacramento Road to the east project boundary and along Lower Sacramento Road from the intersection at Century Boulevard to the north project boundary. Street light spacing shall be 150 feet (max) on Lower Sacramento Road (north bound) and 150 feet (max) on Century Boulevard (spacing combined with both sides of the street). a) Tree well and street light locations shall be properly coordinated. viii) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Lower Sacramento Road and Century Boulevard. a) Install "NO PARKING FROM 10 PM to 6 AM" sign along the Lower Sacramento Road and Century Boulevard frontage. b) Install "Right Turn Only" and "One Way" signs at Street C / Lower Sacramento Road. ix) Install reverse frontage walls, landscaping, and irrigation improvements along Lower Sacramento Road and Century Boulevard. Frontage improvements and landscaping shall be constructed by the Developer at the Developer's expense to the approval of the Public Works Director and Community Development Director. x) Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) "Local" Street 50' R/W (1) All interior streets designated as "local street" shall be 36 feet, curb to curb, and contain 5.5 feet of rolled type curb, gutter and sidewalk. Behind the back of walk (BOW) shall be 1.5 feet of ROW b) "Local Collector" Street 55' R/W (1) All interior streets designated as "local collector" shall be 40 feet, curb to curb, and contain 5.5 feet of rolled type curb, gutter and sidewalk. Behind the BOW shall be 2 feet of ROW. c) Entry Streets (1) All "entry streets" shall be 50 feet, curb to curb, with a 10 foot wide median/island. Sidewalk shall be 5 foot wide (minimum) and may be monolithic or detached (must be consistent on both sides of the street). (a) An additional 10 feet of landscaping may be dedicated/installed (behind the sidewalk) at the developer's option. 9 d) Century Boulevard (1) Century Boulevard shall be 76 feet wide, curb to curb, from Lower Sacramento Road to 360 feet east of Lower Sacramento Road, then shall have a 500 -foot taper to 64 feet, curb to curb, and shall remain 64 feet, curb to curb, until matching existing. Sidewalk shall be 8 feet wide (back of curb to block wall) with 4 foot by 6 foot tree wells (at 40 -foot spacing). e) Lower Sacramento Road (1) Lower Sacramento Road shall consist of an existing median, 40 feet curb to curb (northbound), 5 -foot adjacent sidewalk, 5 -foot planter strip, and a masonry wall. (a) An additional 5 feet of landscaping may be dedicated/installed at the developer's option. (2) Developer shall make their best effort to obtain necessary easements and construct a pedestrian connection from the project's northern limits to the existing sidewalk to the north (approximately 400 feet). xi) All public and private block walls are subject to the following criteria: a) Minimum reverse -frontage wall heights along the project roadway frontages shall be 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 improvement and grading plans for reference. 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 two -foot (2') public wall easement along all parcels containing a public masonry wall (including footings). The masonry walls along Lower Sacramento Road and Century Boulevard shall be in a public wall easement. e) The Developer may construct a six-foot (6') masonry wall at their discretion along northern property line of the project at the back of lots 219-228. The proposed wall shall be 6 feet above the highest adjacent pad elevation. xii) The development must conform to the General Plan Bike Master Plan. Provide a Class II bike route along Century Boulevard and Lower Sacramento Road within the project limits. xiii) Traffic striping modifications shall be performed as necessary along Lower Sacramento Road and Century Boulevard (from Lower Sacramento Road to Mills Avenue). 10 xiv) A future emergency vehicle access (EVA) shall be provided for the adjacent property to the north. The EVA shall be in the general location of Street G as shown on the Tentative Map. Location subject to change at the discretion of the City Engineer and the Fire Department. a) A water main shall be extended and stubbed through the EVA. b) An easement shall be dedicated for EVA and Public Utility purposes. b) Wastewater i) Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. ii) Individual wastewater services shall be provided to each parcel from the public wastewater main in all public streets. iii) Flushing station(s) may be required at locations with peak flows below City Standards. c) Storm Drainage 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) No parcel shall drain to an adjacent parcel. iii) 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 or pipe is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished floor elevation without releasing the excess water toward the planned flood release point. d) Water i) 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. Service sizes shall be identified on the plans. iii) Provide a water stub to the north for future development. iv) Provide a looped water system. A minimum of two connections to the City water system are required throughout all phases. v) A water sampling station shall be provided within the subdivision. The location of the sampling station will be provided by the City Engineer during the plan check process. vi) When possible, fire hydrants shall be placed between driveways. Fire hydrants shall also be placed in side yards as opposed to front yards (for corner lots). 42. Provide street names for all of the streets in the development for approval. 43. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 11 44. All unused water, wastewater and storm drain stubs shall be abandoned at the developer's expense. 45. Remove or abandon all wells, septic systems, irrigation pipes, and underground tanks in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. 46. All public improvements shall be installed within one year of final map filing under the terms of an improvement agreement, to be approved by the City Council prior to final map filing. The Developer will be required to provide warranty security in the amount of 10% of the value of the public improvements. The warranty period will be two (2) years, commencing on the date of acceptance of the public improvements. The subdivider may file multiple final maps pursuant to section 66456.1 of the Subdivision Map Act. 47. 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 for one year after the first revenues are received by the City from the Community Facilities District. 48. All project design and construction shall be in compliance with the Americans with Disabilities Act (ADA) and California Title 24. Project compliance with ADA standards is the Developer's responsibility. 49. 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. 50. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi. 51. All property dedicated to the City of Lodi shall be free and clear of all liens and encumbrances and without cost to the City of Lodi and free and clear of environmental hazards, hazardous materials or hazardous waste. Developer shall prepare and submit a hazardous materials report and shall indemnify the City against any and all hazardous materials and/or ground water contamination for all property/easements dedicated to the City. 52. Submit final map per City and County requirements including the following: a) Preliminary title report including copies of all referenced exception documents. b) Waiver of access rights at: i) All lots adjacent to Lower Sacramento Road and Century Boulevard. c) Standard note regarding requirements to be met at subsequent date. d) Subdivision Map Guarantee. e) Annexation to Community Facilities District 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 12 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. 53. 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 final inspection of the homes. 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. e) Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. f) Annexation into the new City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. g) Storm drainage volume mitigation bank. It is estimated to be $100 per cubic yard. h) Reimbursement fees per existing agreements: i) Res. No. 2007-52— Reimbursement for Lower Sacramento Road (Kettleman Lane to Harney Lane) improvements in the amount of $155,263.85 in 2018. This number is adjusted annually until time of payment. ii) Res. No. 2005-114 — Reimbursement for Acquisition of Property Located at 14320 North Lower Sacramento Road in the amount of $45,108.49 in 2018. This number is adjusted annually until time of payment. 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. 54. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant to the proposed Vineyard Terrace Residential subdivision, and that the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 55. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Building Permit issued from the City of Lodi Building Department for the walls. c) 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. 13 d) NPDES Construction General Permit (SWPPP). e) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. Dated: September 26, 2018 I certify that Resolution No. 18-27 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on September 26, 2018 by the following vote: AYES: Commissioners: Cummins, Gomes, Hennecke, Hicks, Kirsten, Slater and Chair Olson NOES: Commissioners: None ABSENT: Commissioners: None � v ATTEST 410 Secretary, Planning Commission 14 RESOLUTION NO. 2018-213 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR 2018 — 2020 GROWTH MANAGEMENT ALLOCATIONS FOR THE VINEYARD TERRACE 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 235 Medium -Density Residential Growth Management Allocations over a three-year period, as shown as follows: Requested Recommended 2018 Allocations 2018 Allocations Vineyard Terrace 0 Low -Density 0 Low -Density Vineyard Terrace 80 Medium -Density 80 Medium -Density Vineyard Terrace 0 High -Density 0 High -Density 2018 TOTAL 80 80 Requested Recommended 2019 Allocations 2019 Allocations Vineyard Terrace 0 Low -Density 0 Low -Density Vineyard Terrace 80 Medium -Density 80 Medium -Density Vineyard Terrace 0 High -Density 0 High -Density 2019 TOTAL 80 80 Requested Recommended 2020 Allocations 2020 Allocations Vineyard Terrace 0 Low -Density 0 Low -Density Vineyard Terrace 75 Medium -Density 75 Medium -Density Vineyard Terrace 0 High -Density 0 High -Density 2020 TOTAL 75 75 Dated: November 7, 2018 I hereby certify that Resolution No. 2018-213 was passed and adopted by the City Council of the City of Lodi in a regular meeting held November 7, 2018, by the following vote: AYES: COUNCIL MEMBERS — Chandler, Johnson, Kuehne, and Mayor Nakanishi NOES: COUNCIL MEMBERS — None ABSENT: COUNCIL MEMBERS — Mounce ABSTAIN: COUNCIL MEMBERS — None NNIFE" ERRAIOLO ity Clerk 2018-213 Vineyard Terrace Subdivision Subdivision Application: 2018-33 Growth Management Allocation: 2018-33 (Applicant: K. Hovnanian Homes) Represented by Doug Dieter Request for City Council approval of: - Growth Management Allocation for 235 Medium -Density Residential Lots; and REQUEST k. 91111316147.7t* J_. r - if - • • r W Kettirnan Lane State Highway 12 • - • sir • R 'TO Project Location - 112112WWWILIPAittrill L. • Ir[tigh-tiate? VICINITY MAP WESTSIDE PROJECT SOUTHWEST GATEWAY PROJECT OTHER ANNEXATION AREAS ANNEXATION MAP tiCC SUBDIVISION MAP CC The applicant has prepared the Vineyard Terrace Planned Development Standards and Guidelines. The organization of these guidelines is presented as a series of community design components that when combined create a comprehensive project design. The chapters highlight the various community design components, establishing specific development guidelines and standards for how the project will develop. IJDUJiDUiib Farmhouse itX iilin■irJ4 an 11 is14.1mi:.. PD GUIDELINES Figure 4.2:2 — Century Blvd, PD GUIDELINES Legend nincnnIcWoll-54.1 - Wry FeWunfAcnege -5.20,153 - 6nMMed Fence . S.4. Lel- lire Fence - 5.4.3 - C dmg Fence 10 Romain LUIILLI1.1 Ell. Far utiuncil rgarc 5.4— Wall and Fence Plan CC Table A: Growth Management Allocation for 2018 GROWTH ALLOCATION 2018 City Council Reduction Total Available for 2018 Allocation Reduction Current Balance for 2018 Low (0.1-7) 2,113 - 871 1,242 Medium (7.1- 20) 770 - 110 660 High (20.1-30) 952 - 292 660 TOTAL 3,835 - 1,273 2,562 GROWTH ALLOCATION Table C: Growth Management Allocation for Vineyard Terrace GROWTH ALLOCATION P. Available Allocations Total Available for 2018 Vineyard Terrace 2018 Vineyard Terrace 2019 Vineyard Terrace 2020 Vineyard Terrace Total Total Remaining for 2018 Low (0.1-7) 1,242 ' 0 0 0 0 1242 Medium (7.1-20) 660 80 80 75 235 580 High (20.1- 30) 660 0 0 0 0 660 TOTAL 2,562 2,482 235 2,482 GROWTH ALLOCATION P. ISSUED ALLOCATIONS Project Low (0.1-7) Medium (7.1- 20) High (20.1- 30) TOTAL Luca Place* 17 17 Gianoni / Baker 18 18 Miller Property* 65 65 Rose Gate 232 232 Van Ruiten Ranch 145 55 88 288 Reynolds Ranch 227 330 (298) 557 Vintner Square 57 57 Garfield 6 6 Camper - Sac 28 28 Harvest Crossing 42 42 Rose Gate II 250 95 180 525 Villa Fiore (VRR) 67 67 Gateway North 107 98 329 534 Gateway South 560 0 0 560 Tienda Square 8 8 Vineyard Terrace 235 235 TOTAL 1441 (1094) 871 (541) 927 (597) 3239 (2232) GR • TH AL •CATION Potential Remaining Allocations In City Limits Project Low (0.1-7) Medium (7.1- 20) High (20.1- 30) TOTAL City In -fill 200 200 200 600 Turner Road 150 150 Reynolds Ranch Senior 2 150 150 Reynolds Ranch Apts 2 200 200 Reynolds Ranch 60 100 160 TOTAL 260 300 700 1260 GROWTH ALLOCATION 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. ENVIRONMENTAL REVIEW I The City Council, by Resolution No. 2010-41, which became effective on April 7, 2010, certified an Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, for the City of Lodi General Plan. This General Plan designated the project site as Medium Density Residential. ENVIRONMENTAL REVIEW the City Council approval of the request for Growth Management Allocations for 235 Medium -Density Residential Lots subject to conditions in the attached resolution." RECOMMENDATION SUBJECT: Please immediately confirm receipt of this fax by calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 235 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR VINEYARD TERRACE SUBDIVISION PUBLISH DATE: SATURDAY, OCTOBER 20, 2018 LEGAL AD TEAR SHEETS WANTED: One (1 ] please SEND AFFIDAVIT AND BILL TO: LNS ACCT. #0510052 JENNIFER M. FERRAIOLO, CITY CLERK City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 DATED: THURSDAY, OCTOBER 18, 2018 ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK PAMELA M. FARRIS DEPUTY CITY CLERK SYLVIA DOMINGUEZ ADMINISTRATIVE CLERK Verify Appearance of this Legal in the Newspaper - Copy to File Emailed to the Sentinel at classified)@lodinews.com at (time) on (date) (pages) LNS Phoned to confirm receipt of all pages at (time) _ES PMF (initials) forms\advins.doc DECLARATION OF POSTING NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 235 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR VINEYARD TERRACE SUBDIVISION On Thursday, October 18, 2018, in the City of Lodi, San Joaquin County, California, a Notice of Public Hearing to consider adopting resolution approving Planning Commission's recommendation to authorize 235 Medium -Density Residential Growth Management Allocation for Vineyard Terrace 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 October 18, 2018, at Lodi, California. PAMELA M. FARRIS ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK SYLVIA DOMINGUEZ DEPUTY CITY CLERK ADMINISTRATIVE CLERK N:\Administration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD.DOC DECLARATION OF MAILING PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 235 MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR VINEYARD TERRACE SUBDIVISION On Thursday, October 18, 2018, in the City of Lodi, San Joaquin County, California, I deposited in the United States mail, envelopes with first-class postage prepaid thereon, containing a Notice of Public Hearing to consider adopting resolution approving Planning Commission's recommendation to authorize 235 Medium -Density Residential Growth Management Allocations for Vineyard Terrace Subdivision, attached hereto marked Exhibit A. The mailing list for said matter is attached hereto marked Exhibit B. There is a regular daily communication by mail between the City of Lodi, California, and the places to which said envelopes were addressed. I declare under penalty of perjury that the foregoing is true and correct. Executed on October 18, 2018, at Lodi, California. ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK, CITY OF LODI PAMELA M. FARRIS — SYLVIA DOMINGUEZ DEPUTY CITY CLERK Forms/decmail,doc ADMINISTRATIVE CLERK CITY OF LODI Carnegie Forum 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: November 7, 2018 Time: 7:00 p.m. For information regarding this notice please contact: Jennifer M. Ferraiolo City Clerk Telephone: (209) 333-6702 P r NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, November 7, 2018, at the hour of 7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will conduct a continued public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider the following item: a) Consider adopting resolution approving Planning Commission's recommendation to authorize 235 Medium -Density Residential Growth Management Allocations for Vineyard Terrace 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: Jen M. Ferr City lerk Dated: October 17, 2018 Approved as to form: Janice D. Magdich City Attorney AVISO: Para obtener ayuda interpretativa con esta noticia, por favor (lame a la oficina de la Secretaria Municipal, a las (209) 333-6702. 1 CLERK\PUBHEARINOTICES\NOTCDD.DOC 10/11/18 11-07-18 CC PH for Petersen Subdivision MnaG ... ATTN .. �.. n.. v„u Li VJ aL 1V7V, ADDRESS 1/ VY 17 LV J. LV R'LY�JI'ibF�iiFWrFybl. 0I „��. k!' 94596 94596 PARCEL OWNER CITY 5803028 5803029 BDC LODI III LP BDC LODI III LP 1556 PARKSIDE DR 1556 PARKSIDE DR WALNUT CREEK CA WALNUT CREEK CA 5814035 BDC LODI ANCHOR LP 1556 PARKSIDE DR WALNUT CREEK CA 94596 5803030 ZUNINO, JACOBA TR ETAL 1021 SPRINGFIELD DR WALNUT CREEK CA 94598 5834001 LAKESHORE GARDENS PTP BANK OF STOCKTON TR PO BOX 201014 STOCKTON CA 95201 5814006 HERRMANN, JERALD A TR ETAL CATHERINE J HERRMANN TR 6453 MULBERRY LN STOCKTON CA 95212 5803004 LODI LSR PROPERTIES LLC 10100 TRINITY PKWY STE 420 STOCKTON CA 95219 5803016 LODI LSR PROPERTIES LLC 10100 TRINITY PKWY STE 420 STOCKTON CA 95219 5814012 PETERSON, KARLA ANN PO BOX 473 LOCKEFORD CA 95237 5814052 PETERSON, MINTON BILLIE & KARLA A TR PO BOX 473 LOCKEFORD CA 95237 5814005 KHAN, TAJ M TR ETAL 1112 RIVERGATE DR LODI CA 95240 5814007 DEL RIO, SANTIAGO M 15315 N HOERL RD LODI CA 95240 5814009 DEL RIO, SANTIAGO M 15315 N HOERL RD LODI CA 95240 5823023 LODI, CITY OF CITY HALL LODI CA 95240 5814051 LODI CITY OF PO BOX 3006 LODI CA 95241 5823024 LODI CITY OF PO BOX 3006 LODI CA 95241 5823024 LODI CITY OF PO BOX 3006 LODI CA 95241 5814004 FRAME, DEAN K & SHARON LTR 212 RUTLEDGE DR LODI CA 95242 5814004 FRAME, DEAN K & SHARON LTR 212 RUTLEDGE DR LODI CA 95242 5814004 FRAME, DEAN K & SHARON LTR 212 RUTLEDGE DR LODI CA 95242 5814008 HALL, FRANK 2613 W HARNEY LN LODI CA 95242 5814010 KHAN, ASIF 930 E OLIVE AVE LODI CA 95242 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 11-07-18 CC PH for Petersen Subdivision Map Growth Allocations at 1690, 1784 1920 S. Lower Sacramento Rd PARCEL OWNER ATTN ADDRESS CITY STATE ZIP 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5803006 2057 LOWSAC LLC ETAL 19934 MEADOW OAK DR WOODBRIDGE CA 95258 5814011 RODRIGUEZ, ERNESTO 10169 VAN PARKER LN GALT CA 95632 5814011 RODRIGUEZ, ERNESTO 10169 VAN PARKER LN GALT CA 95632 5814014 PETERSON, RUTH SUSAN TR PO BOX 331 SUTTER CREEK CA 95685 fury Blvd. Lower Sacramento Rd.