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Agenda Report - June 20, 2018 G-03 PH
TM CITY OF LODI COUNCIL COMMUNICATION AGENDA TITLE: MEETING DATE: PREPARED BY: AGENDA ITEM Q-3 Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize Eight Medium -Density Residential Growth Management Allocations for the Tienda Square Subdivision June 20, 2018 Community Development Director RECOMMENDED ACTION: Public hearing to consider adopting a resolution approving the planning commission's recommendation to authorize eight Medium -Density Residential Growth Management Allocations for the Tienda Square 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 May 9, 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 Mitch Scheflo for eight Medium -Density Residential Growth Management Allocations for the Tienda Square Subdivision, a 0.59 -acre, nine -lot subdivision. The Commission voted 4-0 to recommend the City Council approve the applicant's request. There were no public comments at the Planning Commission meeting. SUMMARY The proposed project would permit the construction of nine medium density residential units on a 0.59 -acre parcel located on Tienda Drive, one block north of West Kettleman Lane. The property is currently improved with a single family residence. The zoning allows for multiple residential units. The area surrounding the project site is fully developed with a variety of single and multi -family residences and office/institutional uses. General Plan and Zoning Conformance: The project site has a General Plan land use designation of Mixed Use Corridor. The proposed project is consistent with the existing General Plan designation of Mixed Use Corridor and the proposed density of 15 -units per acre is within the Mixed Use Corridor density range of 2.0 - 35 dwelling units per acre. The project site is zoned Mixed use Corridor (MCO) and multi -family dwellings (three or more units) are an allowed use. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into nine residential Tots with associated easements for public utilities and easements for access. No public spaces or dedications are created. This is all private property and the map is to create nine lots that can be sold. The nine townhouse lots range in size from 2,379 to 4,200 square feet. �- , s1r_ APPROVED:r�ITfr • n Schw- _ - - r, City Manager June 20, 2018 CC Meeting Tienda Square GM Allocations Pg 2 of 5 Access and Circulation: The project is accessed by a private shared access off Tienda Drive and includes an internal access drive that serves nine private garages for the individual units. The garage doors are set back over 20 feet to the drive isle. This allows for guest parking and stacking distance to keep the access clear for other residences. Fences and Buffers: The General Plan and Zoning Code discourage walls and recommend buffers and landscaping to define boundaries. The project is required to include landscaping, however fencing is not required. The project will include a fence all along the project boundary and fencing that will define the individual parcels. Fencing is not proposed along Tienda Drive. Project Design: The Tienda Square project is comprised of nine townhomes in five buildings. The townhomes are approximately 1,550 square feet in size and two -stories in height. Each townhome has a two -car garage with two parking spaces in front of each unit. All five buildings are tan stucco with rock accents and red Spanish style tile roofs. The building massing, color and texture matches the surrounding residential structures. The nine townhomes are 1566 square feet in size, three bedrooms with 2% bath and two -car garage. All townhomes are on their own parcels for sale. The project will include Covenants Conditions & Restrictions (CC&R's). Staff is supportive of the project and this has the potential to be a model of medium density housing in the mixed use corridor and a buffer between commercial / office space and single family residences. Growth Management Allocations The Tienda Square applicant is requesting eight Medium -Density Residential Unit Allocations to construct the full project. The current allocation program has been suspended since 2012 and staff processed growth management requests at any time during the year as long as there are unused allocations in reserve. The formal Growth Allocation program will be reinstated in 2020. 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. June 20, 2018 CC Meeting Tienda Square GM Allocations Pg 3 of 5 Year Dept. of Finance Growth Rate Revised Population Percentage Estimate Dept. of Finance Growth Original Population Allocation Estimate Total 2010 62,134 62,134 0 2011 63,317 1.9 62,334 0 2012 63,447 0.2 62,575 445 2013 63,788 0.5 63,233 448 2014 63,975 0.3 63,651 453 2015 64,415 0.7 62,772 447 2016 64,920 0.7 63,396 443 2017 65,911 1.5 64,058 449 2018 67,121 1.8 --- 471 Since 2010 the City has had an average growth rate of 0.86 percent, slightly less than one percent. Growth Allocations for 2013 and 2014 were higher because the persons per household was lower. New Department of Finance numbers show Lodi at 2.85 persons per household in 2015 compared with 2.7 in the past. The 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 1700 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 .02 = 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 three housing types: 44 percent low density = 207 units 28 percent medium density = 132 units 28 percent high density = 132 units In 2017, the City Council expired allocations accumulated since 2013. The Council eliminated 1,056 Low Density allocations. This Council action created a new balance of 4,085 as detailed below in Table A. June 20, 2018 CC Meeting Tienda Square GM Allocations Pg 4 of 5 Table A: Growth Management Allocation for 2017 Density Total Available for 2017 2017 Council Total Available after Reduction Reduction for 2017 Low (0.1-7) 3,256 1,056 2,200 Medium 7.1-20) 736 0 736 High (20.1-30) 1,149 0 1,149 TOTAL 5,141 1,056 4,085 Table B: Growth Management Allocation for Gateway North Available Allocations Total Available Yearly for 2017 Allocation Total Allocated for Total Available Gateway North for 2017 Low (0.1-7) 2,200 Medium (7.1-20) I 736 High (20.1-30) ! 1,149 TOTAL 4,085 198 - 107 2,093 126 125 449 - 98 638 - 329 820 534 3,551 Table C: Growth Management Allocation for 2018 Table D: Growth Management Allocation for Gateway South Available Allocations Total Available for 2018 Gateway Gateway South 2018 South 2019 Gateway South 2020 Gateway Total South Remaining Total for 2018 Low (0.1-7) 2,300 Medium (7.1-20) 770 High (20.1-30) 952 TOTAL 4,022 187 187 0 0 0 0 186 560 0 2,113 0 770 0 0 3,835 3,648 3,462 560 952 3,835 Available Allocations Total Allocations Available Total Available for Yearly Allocation 2018 Low (0.1-7) 2,093 207 2,300 Medium (7.1-20) 638 _ 132 770 High (20.1-30) 820 132 952 TOTAL 3,551 471 4,022 Table D: Growth Management Allocation for Gateway South Available Allocations Total Available for 2018 Gateway Gateway South 2018 South 2019 Gateway South 2020 Gateway Total South Remaining Total for 2018 Low (0.1-7) 2,300 Medium (7.1-20) 770 High (20.1-30) 952 TOTAL 4,022 187 187 0 0 0 0 186 560 0 2,113 0 770 0 0 3,835 3,648 3,462 560 952 3,835 June 20, 2018 CC Meeting Tienda Square GM Allocations Pg 5 of 5 Table E: Growth Management Allocation for Tienda Square 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 project, as described in the code compliance sections above, is consistent with the current General Plan (2010). The medium density project in the Mixed Use Corridor is the transitional project staff envisioned as part of the General Plan and development code update. The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant eight Medium -Density Residential Growth Management Allocations. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. Step - - wabauer Community Development Director Attachment: 1. Aerial Vicinity Map 2. Tienda Square Project Plans 3. Planning Commission Staff Report 4. Planning Commission Resolution 5. Draft Resolution Available Allocations Total Allocated for Tienda Square Total Available for 2018 Yearly Allocation Total Available for 2018 Low (0.1-7) 2,113 207 0 - 8 2,113 Medium (7.1-20) 770 132 762 High (20.1-30) 952 132 0 952 TOTAL 3,835 471 8 3,827 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 project, as described in the code compliance sections above, is consistent with the current General Plan (2010). The medium density project in the Mixed Use Corridor is the transitional project staff envisioned as part of the General Plan and development code update. The Planning Commission reviewed the project in its entirety and recommended the City Council grant the applicant eight Medium -Density Residential Growth Management Allocations. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. Step - - wabauer Community Development Director Attachment: 1. Aerial Vicinity Map 2. Tienda Square Project Plans 3. Planning Commission Staff Report 4. Planning Commission Resolution 5. Draft Resolution r TIENDA SQUARE 2055 Tienda Drive Lodi, CA SPARC APPLICATION PREPARED BY: MITCH SCHEFLO (209) 948-9761 5 March 2018 TIENDA SQUARE 2055 Tienda Drive Lodi, CA SPARC APPLICATION INDEX ARCHITECTURAL Sheet Al — Colored Concept Site Plan Sheet A2 — Prototype Unit A — Ground & Second Floors Sheet A3 — Prototype Unit B/B1 — Ground & Second Floors Sheet A4 — Prototype Unit C/C1 — Ground & Second Floors Sheet A5 — Roof plans Unit A, B, B1, C & 01 Sheet A6 — Prototype Unit A Conceptual Exterior Elevations Sheet A7 — Prototype Unit B/B1 Conceptual Exterior Elevations Sheet A8 — Prototype Unit C/C1 Conceptual Exterior Elevations Sheet A9 — Colored Prototype Unit A Conceptual Exterior Elevations Sheet Al0 — Colored Prototype Unit B/B1 Conceptual Exterior Elevations Sheet All — Colored Prototype Unit C/C1 Conceptual Exterior Elevations CIVIL Sheet 1 — Preliminary Grading Plan Sheet 2 — Preliminary Utility Plan CALCULATIONS Post -Construction Water Balance Calculations LANDSCAPE 1. Colored Landscape Site Plan 2. Black & White Landscape Site Plan TIENDA DRIVE 0. 4'-tl 15-0 24'0 15'-M 4 9' 46'-tl II'-M Se957ar E l n.WMM11RJ METER LOCATION QQ i M –METAL TRELLIS M yy •••••0••••••••••• ■■■■■■■■■■■ ..........0... a \ UNIT#1_Ng �� ■■ PROTOTYPE . UNIT #9 El I: PROTOTYPE C I TOSINGFNCE EMAIN ___ , UNIT #2 PROTOTYPE CI -, I 1_–J -�__—�--1' I _--1 II �l UNIT #8 PROTOTYPE CI -, ® el nr I___i •_--_-- __ __ I___i 6'-0" HIGH WOOD _ I 1 1 _�■■ I 1 1 .II ENCLOSURE FENCE __ _% ����� ��� ������O..o�s Preliminary _o...� MEW/ 11 Concept _ 1L `_' _1J _iiiii `-� UNIT #7 PROTOTYPE B ■� ® N! _� ■■� - - PROTOTYPE C Project Data 1� I--- • Id ■■ .� A Gross Land Area: 65 Acres • I I I I I I I • Net Land Area: 57 Acres UNIT #4 � .._. I 1J - .■ I _ __, I II .� ■� UNIT #6 # Units: 9 Units PROTOTYPE BI ® F3 ---^ ---_-- ■■ PROTOTYPE CI of ..11\ — I I I I =""- " _II ■. Density: 15.79 Du/Ac Gross Net ��--• IO -----==-- __= • •� Building Coverage: 8,354 SF 33.65% $ ■■ Nu ■1__ 1 1 Q.....a . Parking Coverage: 6,467 SF 26.05% Coverage: 10,008 SF 40.31 o.�Landscaping __ : Floor Area Ratio: 3177 to 1.00 ====== ====■■ i _• 11 # Parking Spaces: 21 Spaces Req'd . r UNIT #5 �� PROTOTYPE Covered: 18 Spaces – = ■ I__–I Ip :wwtii Guest: 3 Spaces Total Parking Spaces: 21 Spaces "URI WirliklEMNIMMEr North -"uIIIIIIIIIIIk 'v._ d-4' THE OFFICE OF / JEFFREY F. GAMBONI A\ Concept LANDSCAPE ARCHITECT 2702 Sheet A l 3012 PACIFIC AVENUE MrSite Plan Tie n d a Square STOCKTON 95204 Scale: 1"= 10'-0" 209 948 8335 February 15, 2018 Lodi, California LEE•,JAGOE ARCHITECTURE I N C O R P O R ATED 2291 W. MARCH LANE SURE 8200 STOCKTON, CALIFORNIA 95207 12091957-9254 FAX 1209)957-9347 DJAGOE,LJARCH@GMAILCOM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 1831) 718-8172 MLEE.LJARCH@GMAIL.COM Entry b 1/ ILL DW SK Kitchen geNee Lip Pwdr 0 1 2-C r Ga age op r WIC Bedroom #1 Bath Bedroom #3 -)L Bedroom #2 Ground Floor Plan Second Floor Plan Ground Floor 566 Square Feet Second Floor 1000 Square Feet Total: 1566 Square Feet Tienda Square Lodi, California Sheet A2 Prototype Unit A Scale: 1/4"=1'-0" February 15, 2018 �J LEE •,f AGOE ARCHITECTURE I N C O R P O R A T E D 2291 W. MARCH LANE SURE B200 STOCKTON, CALIFORNIA 95207 )2091957-9254 FAX )209) 957-9347 DJAGOE.LJARCH@GMAILCOM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 1831) 718-8172 MLEE.LJARCH@GMAIL.COM �ntry ILS DNP Acc Kitchen M: Q�— PLILL ILD III I Pwdr 2CrGA9ge O try O SK Kitchen ow A« Ra earn.# Entry G Pwdr C f� �l 2-9iir Garpge Ground Floor Plan Ground Floor Plan Ground Floor 566 Square Feet Ground Floor 566 Square Feet Second Floor 1,000 Square Feet Second Floor 979 Square Feet Total: 1,566 Square Feet Total: 1,545 Square Feet Bedroom #1 1 Bath ® Bedroom #3 Bedroom #2 Bedroom #1 ath I Lnd Bedroom #2 O th # 1 WIC �I I' II I II r= " I II I, II L Bedroom#3 ra 4 Second Floor Plan Second Floor Plan Sheet A3 Prototype Unit B/B.1 Tienda Square Lodi, California Scale: 1/4"=1.-0" February 15, 2018 LEE •,JAGOE ARCHITECTURE INCORPOR ATED 2291 W. MARCH LANE, SURE 8200 STOCKTON, CALIFORNIA 95207 1209) 957-9254 FAX (209) 957-9347 DJAGOE.LJARCH@GMAILCOM M&R Development Company 211 WEST FRANKLIN STREET MONTEREY CALIFORNIA 93940 1831) 718-8172 MLEE.LJARCH@GMAIL.COM Pntry DWSK KitchenEmu 2-C5ir,G9age 1 Pwdr O 1 0 Pwdr SK DW Kitchen AcalingiOeiis 2-C�r Garsge Ground Floor Plan Ground Floor Plan Ground Floor 566 Square Feet Second Floor 979 Square Feet Total: 1545 Square Feet Ground Floor 566 Square Feet Second Floor 1,000 Square Feet Total: 1566 Square Feet Bath WIC O O Bedroom #1 Bath 62 Bedroom #3 Bedroom #1 Bath #2 O ixi cu h#1 WIC Bedroom #2 Bedroom #2 Bed oom #3 Second Floor Plan Second Floor Plan Tienda SquareSheet A4 Prototype Unit C/C.1 Lodi, California Scale: 1/4"=1'-0" February 15, 2018 LEE •,f AGOE ARCHITECTURE I N C O R P O R A T E D 2291 W. MARCH LANE SURE B200 STOCKTON, CALIFORNIA 95207 1209)957-9254 FAX 12091957-9347 DJAGOE.LJARCH@GMAILCOM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 1831) 718-8172 MLEE.LJARCH@GMAIL.COM Prototype Unit A Prototype Unit B Prototype Unit B1 Tienda Square Lodi, California 1h Prototype Unit C Sheet A5 Roof Plans Scale: 3/16'=1'-0" February 15, 2018 Prototype Unit C1 LEE •,1AGOE ARCHITECTURE I N C O R P O R A T E D 2291 W. MARCH LANE SURE B200 STOCKTON, CALIFORNIA 95207 )209) 957-9254 FAX )209) 957-9347 DJAGOELJARCH@GMAIL.COM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 )831) 718-8172 MLEE.LJARCH@GMAIL.COM FOAMI MOLDING LINDER EVE &WILE METAL FALSE FIBERGLASS SKITTER i.O. ROOF Tienda Square Lodi, California Sheet A6 Prototype Unit A Conceptual Exterior Elevations Scale: 1/4'=1'-0" February 15, 2018 LEE •,f AGOE ARCHITECTURE I N C O R P O R A T E D 2291 W. MARCH LANE SURE B200 STOCKTON, CALIFORNIA 95207 )209) 957-9254 FAX )209) 957-9347 DJAGOELJARCH@GMAILCOM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 )831) 718-8172 MLEE.LJARCH@GMAIL.COM Rear Elevation Tienda Square Lodi, California Sheet A7 Prototype Unit B/B1 Conceptual Exterior Elevations Scale: 3/1 e= 1 '-0" February 15, 2018 LEE •,f AGOE ARCHITECTURE I N C O R P O R A T E D 2291 W. MARCH LANE SURE B200 STOCKTON, CALIFORNIA 95207 )209) 957-9254 FAX )209) 957-9347 DJAGOELJARCH@GMAILCOM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 )831) 718-8172 MLEE.LJARCH@GMAIL.COM EZEroTRVZ 111111111111111111111 111111111111111111111 Rear Elevation Tienda Square Lodi, California Sheet A8 Prototype Unit C/Cl Conceptual Exterior Elevations Scale: 3/16"=1'-0" February 15, 2018 LEE •jAGOE ARCHITECTURE I N C O R P O R A T E D 2291 W. MARCH LANE SURE B200 STOCKTON, CALIFORNIA 95207 )209) 957-9254 FAX )209) 957-9347 DJAGOELJARCH@GMAIL.COM M&R Development Company 211 WEST FRANKUN STREET MONTEREY CALIFORNIA 93940 )831) 718-8172 MLEE.LJARCH@GMAIL.COM Front Elevation Rear Elevation Side Elevation Side Elevation Tienda Square Lodi, California Sheet A9 Prototype Unit A Conceptual Colored Exterior Elevations scare: rife= k -Cr February MS. 2418 1iE JAGni arC ECrUgt . c u.* M&R Development C r pany 111 .4. l! WU' MIT pig nhlir1 Md LAPDMS N,LCDIA FToni EIevaIipn Sipa €lew'Ion Side EtevcIk n Rear 9evallon Ti nd a Square Lodi. California Sheet A10 Prototype Unit B/B1 Conceptual Colored Exterior Elevations Seals: 3J, 6"=1'-0- FebilUal' I5.20I M&R Development Company Front Be adipn Side S1ree1 Eiesrahion t E o n-ior, ReorBevativn Ti nd a Square Lodi, California Sheet A 1 1 Prototype Unit C/C1 Conceptual Colored Exterior Elevations Stair±: 3f Iir=1'-0" February. 15, 41 8. 'LEE JNGOE ARCHirECFIRE 2r.. .d'i rt sxe 1.,a �mc l �r.x+re, wa rrtr..nr MAME 14413ieAVl rn. M&R Development m any ..cd.a.ca.mr1 .7P4:1MEL P TIENDA DRIVE VIENNA DR. 0 EX. TRANSFORMER PAD ° EX. EX. TC TC � \ 35.01 BOW 3500 BOW 34.93 34.92 BO Bow 34 78 BO I 0 3.5 I I a �'O .00 9 oE 35.08 GFL 35.21 ONC, 33.5 2 35.08 GFL 35.21 CON ka .9 3Bow I' I° E%. EPI EX. GEL ,19 E%. TC 34.60 ,v BOW STORM DRAIN INLET E. BOW �I I I 27.00 • —33 7.1 J EX. DR VE000 772-4.1":7-019' 3 2700' NO' 08' 53"W 10 97' SO 08' 53"E 180.00' KETTLEMAN LN VICINITY MAP i NOT TO SCALE TENTATIVE SUBDIVISION MAP OF M&R DEVELOPMENT LEGEND PROPOSED DESCRIPTION EXISTING PROPERTY LINE ▪ AFH ® SI900 X24"SDS ® SDMH 12.15 WATER UNE WATER VALVE WATER METER FIRE HYDRANT FIRE WATER LINE SEWER LINE SANITARY SEWER MAINTENANCE HOLE SANITARY CLEAN OUT SEWER LATERAL STORM DRAIN UNE STORM DRAIN MAINTENANCE HOLE CURB INLET OR CATCH BASIN ELEVATION SITE LIGHT ❑ )FH — -112"SS SS MH —J H24 S^`—o. S SHEET INDEX: 12 PRELIMINARY GRADING PLAN PRELIMINARY UTILITY PLAN NOTES:: 1. OR PARCEL NUMBER 027-430-0e. 2 PLITIES WATER: CITY OF LODI SEWER. CITY OF LODI STORM DRAINAGE: CITY OF LODI SITE ADDRESS: 2050 TIENDA DRIVE. LODI, CALIFORNIA 3. OWNER: MITCHELL A. SCHEFLO AND RITA L. SCHEFLO 1711 WINDJAMMER COURT. LODI, CA 95242 PHONE: (209) 948-9761 FAX: (209) 948-1258 E01 25' NON–EXCLUSIVE EGRESS AND INGRESS EASEMENT AND PUBLIC UTILITY ® EASEMENT. NON–EXCLUSIVE PARKING EASEMENT. © 10' WIDE PUBLIC UTILITY EASMENT. LEGAL DESCRIPTION: SHOWN AS PARCEL 1 ON THE PARCEL MAP FILED SEPTEMBER 22, 1993, IN BOOK 19 OF PARCEL MAPS AT PAGE 50, SAN JOAQUIN COUNTY RECORDS. UNAUTHORIZED CHANGES AND USES: THE ENGINEER RING THESE PLANS VALL NOT BE RESPONSIBLE FOR. OR LIABLE FOR. UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. RENSIONS N0. DESCRIPTION DATE BY WONG ENGINEERS, INC. STOCKTON. CALIFORNIA 09) =476-0011 L.S. 7600 C'."9,""DATE21518 R.C.E. 48717 JOB NO.: 3967 DATE: FEB. 2018 2050 BENDA DRIVE LODI CALIFORNIA SCALE AS SHOWN D RAWN: ZK D ESCH: WEI DIEQ®: ZCW PRELIMINARY GRADING PLAN SHEET 1 OF TWO FILE 3967 ) VIENNA DR. — — 1 g' ss >— EX. TRANSFORMER PADS 3EX. EX. EP - TC EX. TC �\ 1 .01 27.00' 24 Wer ?27.00 � 3 UNAUTHORIZED CHANGES AND USES: THE ENGINEER PREPARING THESE PLANS IWLL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. 5189' 51' 07.5 88.85 3 SO' 06' 53"E 180.00' —4 6 SOY --65.44-- 27.00 sa NO' 08' 53"W 10197' RENSIONS PROP STORM DRAIN LET (TTP.) ti 6 � � 6' SD 27.00'l 2244' N0. DESCRIPTION DATE BY WONG ENGINEERS, INC. rORNIAD(209)s47s 00o Ls. 7soo C'��215 16DATE RC.E 48711 6" CONCRETE W/ 13 REBAR 12" (TYP.) 4" THICK NCEE WIH WWF OVERCO6"RSANDTOTR AGGREGATE BASE (TYP.) JOB NO.: 3967 DATE: FEB. 2018 10 20 ASTM NO. 8 GING, 2 IN. (50 MM) THICK ASTM N0. 57 BASE 4 IN. (100 MM) THICK CONCRETE PAVERS 3 1/8 IN. (80 MM) THICK ASTM N0. 8, 9. OR 89 JOINT FILL CAST -IN-PLACE CONC. EDGE MIN. 4 IN. (100 MM) WIDE. MORTAR OR POLYMER ADHERED PAVERS TO TOP OPTIONAL 05006 TILE -111- =111= UNDER BUBGRAOE PER I L I�I V) N. 12 IN DESIGN ENGINEER PERMEABLE INTERLOCKING CONCRETE PAVEMENT DRIVEWAY VATH CONCRETE CURBS DETAIL FOR INFORMATION PURPOSES ONLY CONTRACTOR TO SUBMIT SECTION BASED ON SELECTED SUPPLIER NOT TO SCALE NOTES: 1. DESIGN. MATERIAL. AND CONSTRUCTION GUIDELINES TO FOLLOW INTERLOCKING CONCRETE PAVEMENT INSTITUTE (ICPI) GUIDE SPECIFICATIONS. 2. ALL SOIL SUBGRADES SHALL SLOPE TOWARDS STREET. 3. CAST -IN-PLACE CONCRETE CURBS CAN BE NITHOUT PAVERS ON TOP, IN SUCH CASES, CURBS SHOULD BE LEVEL WITH CONCRETE PAVER FIELD. 4. THICKER SUBBASE AND/OR ADDITIONAL DRAIN PIPES MAY BE REQUIRED IF DRIVEWAY RECEIVES RUNOFF FROM ADJACENT IMPERVIOUS SURFACES OR ROOFS. 5. N0. 2 STONE MAY BE SUBSTITUTED WITH N0. 3 OR N0. 4 STONE. 2050 HENDA DRIVE L001 CALIFORNIA SCALE OWN DRAPRI: ZK DESIGN: NEI CHECKED: ZCw PRELIMINARY UTILITY PLAN SHEET 2 OF TWO FILE 3967 Ass C 1 D )q F 1 O 1 H 1 I 1 J 1 h LII M iI Post -Construction Water Balance Calculator 3 User may make changes from any cell that is orange or brown in color (similar to the cells to the immediate right). Cells in green are calculated for you. (Step la) If you know the 85th percentile storm event for your location enter it in the box below (Step 1 b) If you can not answer la then select the county where the project is located (click on the cell to the right for drop-down): This will determine the average 85th percentile 24 hr. storm event for your site, which will appear under precipitation to left. SAN_JOAQUIN (Step 1c) If you would like a more percise value select the location closest to your site. If you do not recgonize any of these locations, leave this drop-down menu at location. The average value for the County will be used. STOCKTON AP IProject Information Runoff Calculations Project Name: 3967 - MSR Development (Step 2) Indicate the Soil Type (dropdown menu to right): Group C Soils Low infiltration. Sandy clay loam. Infiltration rate 0.05 to 0.15 inch/hr when wet. 7 Waste Discharge Identification (WDID): Optional (Step 3) Indicate the existing dominant non -built land Use Type (dropdown menu to right): Open Space: grass cover 50% to 75% 8 Date: 2/7/2018 (Step 4) Indicate the proposed dominant non -built land Use Type (dropdown menu to right): Lawn, Grass, or Pasture covering more than 75% of the open space 9 Sub Drainage Area Name (from map): 1 Complete Either 10 Runoff Curve Numbers Sq Ft Acres Acres 1 Existing Pervious Runoff Curve Number 87 (Step 5) Total Project Site Area: 25662 0.59 12 Proposed Development Pervious Runoff Curve Number 90 (Step 6) Sub -watershed. Area: 25662 0.59 13 Design Storm Percent of total project : 100% 14 Based on then u you indicated above, we havee included the 85 percentile average 24 hr event - P85 (in)^for your area. 0.49 in �` Complete Either Calculated Acres 15 The Amount of rainfall needed for runoff to occur (Existing runoff curve number -P from existing RCN (in)^) 0.30 In v (Step -7) Sub -watershed Conditions 16 P used for calculations (in) (the greater of the above two criteria) 0.49 I Sub -watershed Area (acres) Sq Ft Acres 0.59 17 18 19 20 21 22 23 24 ^Available at 4113 0 0.09 www.cabmphandbooks.com Existing Rooftop Impervious Coverage Existing Non -Rooftop Impervious Coverage 6841 0 0.16 Proposed Rooftop Impervious Coverage 9227 0 0.21 Proposed Non -Rooftop Impervious Coverage Credits 8019 Acres 0 0.18 Square Feet Porous Pavement 0.06 2,614 Tree Planting 0.00 0 25 Pre -Project Runoff Volume (cu ft) 310 Cu.Ft. Downspout Disconnection 0.11 4,792 26 27 28 Project -Related Runoff Volume Increase w/o credits (cu ft) 716 Cu. Ft. Im.ervious Area Disconnection 0.18 7,841 1 Green Roof 0.00 0 Stream Buffer 0.00 0 29 30 31 32 3a 34 5 36 37 38 Vegetated Swales 0.00 0 Project -Related Volume Increase with Credits (co ft) -76 Cu.Ft. Subtotal 0.35 15,246 Subtotal Runoff Volume Reduction Credit 792 Cu. Ft. You have achieved minimum requirements , (Step 9) Impervious Volume Reduction Credits Volume (cubic feet) your Rain Barrels/Cisterns Cu. Ft. 0 Soil Quality, 0 Cu. Ft. Subtotal Runoff Volume Reduction 0 Cu. Ft. Total Runoff Volume Reduction Credit Cu. Ft. 792 A E F G H N O 1 Porous Pavement Credit Worksheet 2 Please fill out a porous pavement credit worksheet for each project sub -watershed. 3 For the PROPOSED Development: 4 Fill in either Acres or SqFt 5 Proposed Porous Pavement Runoff Reduction* In SqFt. In Acres Equivalent Acres 6 Area of Brick without Grout on less than 12 inches of base with at least 20% void 0.45 0.00 space over soil 7 Area of Brick without Grout on more than 12 inches of base with at least 20% void 0.90 3142 0.06 space over soil 8 Area of Cobbles less than 12 inches deep and over soil 0.30 0.00 9 Area of Cobbles less than 12 inches deep and over soil 0.60 0.00 10 Area of Reinforced Grass Pavement on less than 12 inches of base with at least 0.45 0.00 20% void space over soil 11 Area of Reinforced Grass Pavement on at least 12 inches of base with at least 20% 0.90 0.00 void space over soil 12 Area of Porous Gravel Pavement on less than 12 inches of base with at least 20% 0.38 0.00 void space over soil 13 Area of Porous Gravel Pavement on at least 12 inches of base with at least 20% void 0.75 0.00 space over soil 14 Area of Poured Porous Concrete or Asphalt Pavement with less than 4 inches of 0.40 0.00 gravel base (washed stone) 15 Area of Poured Porous Concrete or Asphalt Pavement with 4 to 8 inches of gravel 0.60 0.00 base (washed stone) 16 Area of Poured Porous Concrete or Asphalt Pavement with 8 to 12 inches of gravel 0.80 0.00 base (washed stone) 17 Area of Poured Porous Concrete or Asphalt Pavement with 12 or more inches of 1.00 0.00 gravel base (washed stone) 18 19 '=1-Rvt' Return to Calculator 20 "Using Site Design Techniques to meet Development Standards fo Stormwater Quality (BASMAA 2003) 21 "NCDENR Stormwater BMP Manual (20 7) 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 (I' 41 42 43 IP<I 44 "(killi3111111111 45 46 47 48 49 50 5( 51 52 c 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 A I B I C D E F H I M 1 Downspout Disconnection Credit Worksheet 2 Please fill out a downspout disconnection credit worksheet for each project subwatershed. If you answer yes to all questions, all rooftop area draining to each downspout will be subtracted from your proposed rooftop impervious coverage. 3 4 5 Downspout Disconnection Credit Criteria 6 Do downspouts and any extensions extend at least six feet from a basement and two feet from a crawl space or concrete slab? f )Yes SNo 7 Is the area of rooftop connecting to each disconnected downspout 600 square feet or less? °Yes No 8 Is the roof runoff from the design storm event fully contained in a raised bed or planter box or does it drain as sheet flow to a landscaped area large enough to contain the roof runoff from the design storm event? 4°Yes • No 9 The Stream Buffer and/or Vegetated Swale credits will not be taken in this sub-watershed area? °Yes ■ No 10 11 Percentage of existing 0.09 Acres of rooftop surface has disconnected downspouts 12 Percentage of the proposed 0.21 Acres of rooftop s c as disconnected downspouts 100 13 Ani. l>IIIIIIIIP Return to Calculator 1 I dp Phone (209) 476-0011 Fax (209) 476-0135 Wong Engineers, Inc. 4578 Feather River Drive. Suite A Stockton, California 95219 A 1 B 1 C 1 D E F G K 1 Impervious Area Disconnection Credit Worksheet 2 Please fill out an impervious area disconnection credit worksheet for each project sub -watershed. If you answer yes to all questions, all non -rooftop impervious surface area will be subtracted from your proposed non -rooftop impervious coverage. 3 4 5 Non -Rooftop Disconnection Credit Criteria Response 6 Is the maximum contributing impervious flow path length less than 75 feet or, if equal or greater than 75 feet, is a storage device (e.g. French drain, bioretention area, gravel trench) implemented to achieve the required disconnection length? CO Yes !:)No 7 Is the impervious area to any one discharge location less than 5,000 square feet? •Yes •No 8 The Stream Buffer credit will not be taken in this sub -watershed area? •Yes No 9 10 Percentage of existing 0.16 Acres non -rooftop surface area disconnected 0 11 Percentage of the proposed 0.18 Acres non -rooftop surface area disconnected 100 12 4 13 Return to Calculator 1 I dp Phone (209) 476-0011 Fax (209) 476-0135 Wong Engineers, Inc. 4578 Feather River Drive. Suite A Stockton, California 95219 11'Di rrlt7.rrt 17]*k17 F. L;,U1 pN1 murnircx rnr WI OMNI( AN'_.I.l: ■ELLkl R+Nx * M1 Ll% 11/-5■\IIi atT1L i iRia} Ir11.11 rI WJHIt,I IYJ. w 111'' _ht 1$}}.IET 'F 4t eELA H1�.5p111 /19 .T1 J f fM11.. Jr. � �.y.aTrJ.r3 • TIENDA DRIVE •�.�MI CJu+rj' • • • L..A.r11Z .0 • — • iA PLANT UST C... Adwe.IBr M..•11•.. b ]'.ISPs STREET ?RELY 111•n o... As'. 1 ACCENT �MrEER Ma WY. ,..._.. xlm ,twr C....1. N•ew r SHRUBS PERENNLL and GRAMS WC.. .. K.rr `nm ".""- rJp.r•.w.e..S '.1wy.w.. 1* Tar 1.m...Hnx.n Flea Lo..amevA.Iled ..Ihrn in. Bnfn.1 rarp.er wr CE. *"b•* .111. lwNdeeo. sy. 0. ...a. •lr1 OA..•rL ,r r..� �01'b.•w.n f.. • CROUNOCOYER lam rl PPb.>+..•.wm 14 Oxee •r v -v T..,...r.,......... r.w.e.a•. .1.1..101•A 1p•_.. B vrNE LANDSCAPE CONCEPT 11 . .wuer....• If ..0w.•npdpc..xM re•. y..1 .. e.en. ^•uua n •w.a.nn 0.,..1...m....� 0.1.,....a.. m.eww.e..3e.x,. .okanw. y. u.tr•w. .. yy.mmNf.w p..p m..e. wral..M ew.6 JI 41 11 PLANTING CONCEPT I1.d11.�•1010••11 e..... ane E .. gra,. .nna m n�~~1 ..aa.��..m d A11..0 • u4.v..+m.. i...... u•.••• >d b•r�..+r +W..e.1 irmIDATION CONCEPT 4 0ll.r �rwp.yy HT.. •.+.+o•nh NAM. ^Ve+..n..n. rou c.urwr01.1..1r k+4*T .5t**.abrn.K. 14em01n.3l.e...r Nmy.mla ralr we Alwv. 1.1.011/01.11.111••• BHP •p.' 1�iAu • ..1...1 .s'2a1 • 4-- rm.. , MASTER PLAN ..W. P+1 M iw�i.un riw.e..yaa YCAL@ 1".1E4. OIIAMP:SCALL, 0 9' 10 u T1I� C)Ff2Cl:.11 1rrx111' F. G A UIx5N1 cAtrasCAPI: n1V-Nrn A n :n9 ilii a PACIFIC 01101611; 511 ICICR N.P7k1.1 MP MP 5135 DRAWING STATUS C 1NPORMAT20N SWI& ❑ TREIIMIINRY ISW*00 ❑ BF]JI1i21IDEVELOP.TIWM.. o CH= RFT O PIAOWYX DWG& 0 N BIO SET DWOS ❑ COPST t t20NU*C11M0Tn5 (NOT *Tq! O1NISTRI,3C'TU]0 {ROT FOR LYINATRLY_TION) (NMFUA Cr0NMTRLLTlaN) INDTFtIP C0931:TRLY.11 01*) 131(1. 12 f1IBRUA0Y 2018 0RAAM ST: R(erf,•1'A\TIIn QIR01ri': Pa'1''t41' P. 0.11391x.: 131E SOI1754.A CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: APPLICATION NO: REQUEST: May 9, 2018 Growth Allocations 2018-15 GA Subdivision Application: 2018-15 S SPARC: 2018-15 SP Request for Planning Commission approval of a 9 lot subdivision map and design review of The Tienda Square housing project and recommendation of 8 growth allocations at 2050 Tienda Drive. (Applicant: Mr. Mitchell Scheflo; File 2018-15 GA S SP; CEQA Determination: Exempt per Section 15332) LOCATION: 2050 Tienda Drive Lodi, CA 95242 APN: 027-430-08 APPLICANT: Mitchell Scheflo 2050 Tienda Drive Lodi, CA 95242 PROPERTY OWNER: Mitchell and Rita Scheflo 1711 Windjammer Court Lodi, CA 95242 RECOMMENDATION Staff recommends that the Planning Commission approve the 9 lot subdivision map and design review of The Tienda Square housing project at 2050 Tienda Drive and recommend approval of 8 Medium Density Growth Allocations to the City Council subject to conditions in the attached draft resolution PROJECT/AREA DESCRIPTION General Plan Designation: Mixed Use Corridor (MCO) Zoning Designation: Mixed Use Corridor (MCO) Property Size: 26,665 sq. ft. - 0.59 acres The adjacent zoning and land use characteristics: 1 ADJACENT ZONING DESIGNATIONS AND LAND USES EXISTING LAND USE GENERAL PLAN ZONING CLASSIFICATION North Low Density Residential RLD - Low Density Residential single family residences South Mixed Use Corridor Mixed Use Corridor (MCO) church East Mixed Use Corridor Mixed Use Corridor (MCO) Office building West Mixed Use Corridor Mixed Use Corridor (MCO) church 1 SUMMARY The proposed project would permit the construction of 9 medium density residential units on .59 -acre parcel located on Tienda Drive, one block north of West Kettleman Lane. The property is currently improved with a single family residence. The zoning allows for multiple residential units. The area surrounding the project site is fully developed with a variety of single and multi- family residences and office/institutional uses. ANALYSIS The project before the Planning Commission is a 9 unit development comprised of 4 attached townhouses and 1 detached residence. Project plans are included as Attachment B. General Plan and Zoning Conformance The project site has a General Plan land use designation of Mixed Use Corridor. The proposed project is consistent with the existing General Plan designation of Mixed Use Corridor and the proposed density of 15 -units per acre is within the Mixed Use Corridor density range of 2.0 - 35 dwelling units per acre. The project site is zoned Mixed use Corridor (MCO) and multi -family dwellings (3 or more units) are an allowed use. Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 9 residential lots with associated easements for public utilities and easements for access. No public spaces or dedications are created. This is all private property and the map is to create 9 lots that can be sold. The 9 townhouse lots range in size from 2,379 to 4,200 sq. ft. in size. In accordance with Lodi Municipal Code Section, 17.52.070, the Commission may approve a tentative map only when it first finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan, and any applicable specific plan, and that none of the findings for denial can be made. The findings shall apply to each proposed parcel as well as the entire subdivision, including any parcel identified as a designated remainder in compliance with Map Act Section 66424.6. The findings are included as part of the resolution and staff recommends approval of the subdivision map. In accordance with Lodi Municipal Code Section, 17.52.130, an approved Tentative Map is valid for 24 months after its effective date (Section 17.66.130). At the end of 24 months, the approval shall expire and become void unless, the applicant petitions the Planning Commission for an extension and the Commission grants an extension in accordance with Lodi Municipal Code Section 17.52.130 (B)(1). Phased Final Maps shall extend the expiration of the tentative map by 36 months or the date of the previously filed Final Map. Access and Circulation: The project is accessed by a private shared access off Tienda Drive and includes an internal access drive that serves 9 private garages for the individual units. The garage doors are set back over 20 feet to the drive isle. This allows for guest parking and stacking distance to keep the access clear for other residences. Fences and Buffers: The General Plan and Zoning Code discourage walls and recommend buffers and landscaping to define boundaries. The project is required to include landscaping, however fencing is not required. The project will include a fence all along the project boundary and fencing that will define the individual parcels. Fencing is not proposed along Tienda Drive. Proiect Design The Tienda Square project is comprised of 9 townhomes in 5 buildings. The townhomes are approximately 1,550 sq ft in size and 2 stories in height. Each townhome has a 2 car garage with 2 parking spaces in front of each unit. 2 All 5 buildings are tan stucco with rock accents and red Spanish style tile roofs. The building massing, color and texture matches the surrounding residential structures. The 9 townhomes are 1566 sq. ft. in size, 3 bedroom with 2 1/2 bath and 2 car garage. All townhomes are on their own parcel for sale. The project will include CC&R's. Staff is supportive of the project and this has the potential to be a model of medium density housing in the mixed use corridor and a buffer between commercial / office space and single family residences. Growth Management Allocations Tienda Square applicant is requesting 8 Medium Density Residential Unit Allocations to construct the full project. The allocation system gives priority through point assignments to projects that reduce impacts on services, infrastructure, and resources. The ordinance sets an annual growth limit of two percent of the City's population, compounded annually. Once the number of allocable units is figured, the City requires that the allocation units be distributed among housing types as follows; 44 percent low density, 28 percent medium density and 28 percent high density (GM -P4). The California Department of Finance sets the City population for January 1st of each year. The population has been as follows: 2012 — 62,575 2013 — 63,233 2014 — 63,651 2015 — 63,791 (62,772) 2016 — 63,219 2017 — 64,058 2018 — not known yet Staff believes the drop in population is based upon how the state now counts temporary population and transient individuals. Growth Allocations for 2013 and 2014 were higher because the persons per household was lower. New Department of Finance numbers show Lodi at 2.85 persons per household in 2015 compared with 2.7 in the past. Growth allocations for 2016 are also lower because of a reduction in the City population. The following calculation explains the current City population of 64,058 as of January 1, 2017 and 443 units available for 2016: 1. Calculate two percent of the City's current population: 64,058 x 2% = 1,281.16 2. Divide 1,264 by the average number of persons per household 1,281 / 2.85 = 449.47 3. Divide the 449.47 (449 du) units into the 3 housing types: 44% low density = 198 units 28% medium density = 126 units 28% high density = 125 units. 3 In 2017, the City Council expired allocations accumulated since 2013. The Council eliminated 1,056 Low Density allocations. This Council action created a new balance of 4,085 as detailed below in Table A. Table A: Growth Management Allocation for 2017 Density Total Available for 2017 2017 Council Reduction Total Available after Reduction for 2017 Low (0.1-7) 3,256 1,056 2,200 Medium (7.1-20) 736 0 736 High (20.1-30) 1,149 0 1,149 TOTAL 5,141 1,056 4,085 Table B: Growth Management Allocation for Gateway North Table C: Growth Management Allocation for 2018 ■ Total Available for 2017 Available Allocations Yearly Allocation Total Allocated for Gateway North Total Available for 2017 Low (0.1-7) 2,200 198 - 107 2,093 Medium (7.1-20) 736 126 - 98 638 High (20.1-30) 1,149 125 - 329 820 TOTAL 4,085 449 534 3,551 Table C: Growth Management Allocation for 2018 ■ Available Allocations Total Allocations Available Yearly Allocation Total Available for 2018 Low (0.1-7) 2,093 198 2,291 Medium (7.1-20) 638 126 764 High (20.1-30) 820 125 945 TOTAL 3,551 449 4,000 4 Table D: Growth Management Allocation for Gateway South Table E: Growth Management Allocation for Tienda Square Available Allocations Gateway South 2020 Gateway South Total Total Remaining for 2018 Total Gateway Gateway Available South 2018 South 2019 for 2018 Low (0.1-7) 2,291 187 187 186 560 2,104 Medium (7.1-20) High (20.1-30) TOTAL 764 0 0 0 945 0 0 0 4,000 3,813 3,626 3,440 0 0 560 764 945 3,813 Table E: Growth Management Allocation for Tienda Square 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. 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 project, as described in the code compliance sections above, is consistent with the current General Plan (2010). The medium density project in the Mixed Use Corridor is the transitional project staff envisioned as part of the General Plan and development code update. 5 Available Allocations Total Allocated for Tienda Square Total Available for 2018 Total Available for 2018 1 Yearly Allocation Low (0.1-7) 2,104 198 126 0 2,104 - 8 756 Medium (7.1-20) 764 High (20.1-30) 945 125 0 945 TOTAL 3,813 449 8 3,805 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. 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 project, as described in the code compliance sections above, is consistent with the current General Plan (2010). The medium density project in the Mixed Use Corridor is the transitional project staff envisioned as part of the General Plan and development code update. 5 ENVIRONMENTAL ASSESSMENT The project qualifies for a CEQA Categorical Exemption, Section 15332, In -Fill Development Project, Class 32. The project is consistent with the General Plan, is located in the City limits, is less than 5 -acres in size and is surrounded by existing urban uses. The project site is not a habitat for any rare or endangered species of plant or wildlife, and the project will not create a significant environmental impact. PUBLIC HEARING NOTICE: Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, April 28, 2018. Twenty-two (22) 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: 1. "I move that the Planning Commission adopt a Resolution finding that the project has satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332, the project is in -fill development and approve the Tentative Subdivision Map and architectural review for the Tienda Square housing project and recommendation of 8 growth allocations at 2050 Tienda Drive subject to conditions in the attached resolution." ALTERNATIVE PLANNING COMMISSION ACTIONS: • Approve the request with attached or alternate conditions • Deny the request • Continue the request. Respectfully Submitted, Concur, Craig Hoffman City Planner ATTACHMENTS: A. Vicinity / Aerial Map B. Project Plans C. Draft Resolution Stephen Schwabauer Community Development Director 6 RESOLUTION NO. 18-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF MITCHELL SCHEFLO FOR APPROVAL OF NINE LOT SUBDIVISION MAP AND ARCHITECTURAL REVIEW FOR THE TIENDA SQUARE HOUSING PROJECT AND RECOMMENDATION OF 8 GROWTH ALLOCATIONS AT 2050 TIENDA DRIVE. 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 2050 Tienda Drive, Lodi, CA 95242. APN: 027-430-08; and WHEREAS, the applicant is Mr. Mitchell Scheflo, 2050 Tienda Drive, Lodi, CA 95242; and WHEREAS, the project properties owners of record are Mitchell and Rita Scheflo, 1711 Windjammer Court, Lodi, CA 95242 ; and WHEREAS, the applicant, Mr. Mitchell Scheflo, has filed Tienda Square Growth Allocations, Subdivision Map and Architectural Review Application with the City of Lodi; and WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010, approved the land use designation as Mixed Use Corridor, for the project site; and WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013, granted Mixed Use Corridor for the project site; 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 .59 acres, 9 residential parcels and is consistent with the density ranges of the General Plan; and WHEREAS, the Community Development Department did study and recommend approval of said request; and WHEREAS, after due consideration of the project, the Planning Commission did conditionally approve the project; and WHEREAS, the Planning Commission's recommendation is based upon the following findings and determinations: 1. The project is categorically exempt from CEQA review under 14 CCR §15332. Class 32 consists of projects characterized as in -fill development meeting the following conditions: (a) the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations, (b) the proposed development occurs within city limits on a project site of no more than five (5) acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) approval of the proposed project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site of the proposed project can be adequately served by all required utilities and public services. 1 2. 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. 3. 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. 4. 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. 5. The standard design of the proposed tentative subdivision and the proposed improvements are not likely to cause substantial environmental damage or injure fish or wildlife or their habitat in that the site has been previously disturbed by agricultural activities and no significant environmental issues or concerns were identified through the Initial Study prepared for this development. 6. 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. 7. 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. 8. The subdivision is conditioned to construct public and private improvements thereby insuring that an adequate Level of Service is maintained on the roadways within the area. 9. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth Management Element allows for the development of Medium Density Residential on the project site. 10.Said Subdivision map complies with the requirements of Title 17, 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 Tienda Square subdivision map and associated site plan and design documents and recommends that the City Council approve the request for 8 Medium- Density Residential Lots - growth management allocation units subject to the following development conditions and standards: 1. The property owner and/or developer and/or successors in interest and management shall, at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys' fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense. 2. This recommendation for approval by the Planning Commission shall not constitute an authorization to begin any construction. 3. The developer shall comply with all the applicable requirements of the City's Community Development Department including Planning and Building Divisions; Public Works, Fire and Electric Utility Departments; and all other applicable local, state and federal agencies. It is 2 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. 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. 8. 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. 9. 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. 10. 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. 11. 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. 12. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. City of Lodi Community Development — Planning 13. The Tienda Sqare project is approved subject to the exhibits included as part of the staff report Attachment B. City of Lodi Fire Department 14. The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 15. 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) 3 16. 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. 17. 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 Building Department 18. Building permit is required for Site work. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2016 California Building code. Please review our policy handouts for specific submittal procedures. 19. The 2016 California Residential Code, Section R313.2 requires all new one and two-family dwellings to have an automatic residential fire sprinkler system installed. 20. Dwelling unit walls less than 3' from the property lines are required to be 1 hour fire rated. 2016 CRC, Section R302, Table R302.1 (2) City of Lodi Public Works Department The following conditions of approval are required for the subject project per City codes and standards, all to be accomplished prior to, or concurrent with, final subdivision map filing unless noted otherwise. 21. The proposed development shall comply with Senate Bill (SB) 5 requirements. SB 5 requires the development to be designed to withstand a flood event with a 1 in 200 probability. 22. The project 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. A Storm Water Plan shall be submitted for review and approval prior to improvement and site plans submittal 23. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the applicant's responsibility to ensure that monuments are properly protected and/or perpetuated. If any of the monuments are to be disturbed or are near the area of construction, a licensed surveyor must confirm that the monuments have been protected and/or perpetuated and the appropriate documentation has bene recorded. 24. Irrigation plans and plantings shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. 25. Parcels shall be served by a public water main and private wastewater and storm water mains. All utilities, public and private, shall be designed in accordance with the applicable City of Lodi design standards and specifications or the current Uniform Building Code. 26. Provide separate water and wastewater services for each parcel. a) Provide water and sewer services, per City Standards to each parcel. b) Water main and water meters shall be placed in a public utility easement. 4 27. Dedication of utility easements as required by the various utility companies and the City of Lodi. 28. Dedication of the Non -Exclusive Egress and Ingress Easement along the common boundaries of Lots 1 through 9 is required. Said access easement shall be to the approval of the Public Works Department, Community Development Department and Fire Department. 29. 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. 30. Abandonment/removal of wells, septic systems and underground tanks in conformance with applicable City and County requirements and codes. 31. 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 parcels, 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 within the boundaries of the parcel map and provide deed provisions to be included in each conveyance. 32. All project design and construction shall be in compliance with the Americans with Disabilities Act (ADA). City of Lodi Standard Plans are in the process of being revised and it should not be assumed that current standard plans are fully ADA compliant. Project compliance with ADA standards is the developer's responsibility 33. Submit final map per City and County requirements including the following: a) Preliminary title report. b) Waiver of vehicle access rights at Tienda Drive except at the proposed driveway entrance to the shared access roadway between Lot 1 and Lot 6. c) Final Map Guarantee 34. Engineered improvement plans and cost estimate shall be submitted for approval per City Public Improvement Design Standards for all public improvements and private wastewater and storm drainage improvements prior to final map filing. Plan submittal to include: a) Detailed public improvement plans, including engineering calculations, for all phases of the development. i) The public water main shall be extended through the site to provide domestic service and fire hydrants as required by the Fire Department. Separate water services in conformance with Standard Plan 403 shall be provided for each parcel. ii) The on-site sewer main shall be private and be provided from the existing public wastewater main in Tienda Drive. Separate wastewater services in conformance with Standard Plan 201 shall be provided for each parcel. iii) The on-site storm drain system shall be private and shall be provided from the existing storm water main located in the Tienda Drive. iv) Remove and replace existing driveway on Tienda Drive with ADA compliant driveway. 5 b) 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. c) Grading, drainage and erosion control plan. All utilities, including street lights and electrical, gas, telephone and cable television facilities. d) Joint Trench plans. 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. 35. An erosion control plan shall be included with the improvement plan submittal. 36. Project design and construction shall be in compliance with applicable terms and conditions of the City's Stormwater Management Plan (SMP), and shall employ the Best Management Practices (BMPs) identified in the SMP. 37. Annexation to Community Facilities (Public Services) to cover the cost of providing various City services is required. Annexation shall be complete prior to final map filing. All costs associated with annexation to the Community Facilities District shall be the responsibility of the developer. 38. The Project shall include a Home Owner Association (HOA). HOA for the project shall be provided to the Community Development for review and approval prior to recordation of the final map. HOA shall contain appropriate mechanisms for the permanent ongoing maintenance of facilities, including but not limited to private utilities, common landscaping, wall, fencing and shared drives. The HOA shall include an appropriate mechanism to assess and collect assessments for said maintenance and the ability to enforce adherence to the HOA. The HOA shall clearly provide that the homeowner is responsible for HOA compliance and is liable for any renter's violations of the HOA. The HOA shall discuss guest parking and garbage pick-up. Following approval of the HOA by staff, the HOA shall be recorded concurrently with the final map. The HOA will also be executing the Storm Water Operation and Maintenance Agreement. 39. 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, including construction and post construction storm drain inspection fees. b) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at certificate of occupancy. c) Habitat Conservation Fee 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 is first. f) Annexation into the City of Lodi Community Facilities District — Estimated at $10,000. g) Reimbursement fees per existing agreements: i) Kettleman Lane Lift Station Fees (RA99-108). The fee for 2018 is $5,553.38 6 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. 40. Obtain the following permits: a) San Joaquin County well/septic abandonment permit if needed. b) Grading Permit issued from the City of Lodi Building Department. 41 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 to the City acceptable security to guarantee the construction of the public improvements. Prior to acceptance of the improvements, a warranty security in the amount of 10% of the value of the public improvements shall be provided to the City. The warranty period will be two (2) years, commencing on the date of acceptance of the public improvements. Dated: May 9, 2018 I certify that Resolution No. 18-17 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on May 9, 2018 by the following vote: AYES: Commissioners: Gomes, Hennecke, Olson and Chair Slater NOES: Commissioners: None ABSENT: Commissioners: Cummins, Kirst and Kirsten ATTEST ` Secretary, Planning Commission 7 RESOLUTION NO. 2018-131 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR THE 2018 GROWTH MANAGEMENT ALLOCATIONS FOR THE TIENDA SQUARE DEVELOPMENT NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve the 2018 Growth Management Allocation as recommended by the Lodi Planning Commission, as shown as follows: Requested Recommended 2018 Allocations 2018 Allocations Gateway South 0 Low -Density 0 Low -Density Gateway South 8 Medium -Density 8 Medium -Density Gateway South 0 High -Density 0 High -Density TOTAL 8 8 Dated: June 20, 2018 I hereby certify that Resolution No. 2018-131 was passed and adopted by the City Council of the City of Lodi in a regular meeting held June 20, 2018, by the following vote: AYES: COUNCIL MEMBERS — Chandler, Johnson, Kuehne, Mounce, and Mayor Nakanishi NOES: COUNCIL MEMBERS — None ABSENT: COUNCIL MEMBERS — None ABSTAIN: COUNCIL MEMBERS — None _0_, ,>$_.,,,,,,_,,,,,a) J NNIFE . FERRAIOLO City Clerk 2018-131 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 EIGHT MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR TIENDA SQUARE SUBDIVISION PUBLISH DATE: SATURDAY, JUNE 9, 2018 LEGAL AD TEAR SHEETS WANTED: One (1) please SEND AFFIDAVIT AND BILL TO: LNS ACCT. #0510052 JENNIFER M. FERRAIOLO, CIT" CLERK City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 DATED: THURSDAY, JUNE 7, 2018 ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK airI_/III - /AP /14t j PAMELA M. FARRIS DEPUTY CITY CLERK ELIZABETH BURGOS ADMINISTRATIVE CLERK Verify Appearance of this Legal in the Newspaper — Copy to File LNS Emailed to the Sentinel at classified)@lodinews.com at q .91(-dme) on 7 [+•ate) (pages) Phoned to confirm receipt of all pages at (time) EB PMF (initials) forms\advins.doc DECLARATION OF POSTING NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE EIGHT MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS FOR TIENDA SQUARE SUBDIVISION On Thursday, June 7, 2018, in the City of Lodi, San Joaquin County, California, a Notice of Public Hearing to consider adopting resolution approving the Planning Commission's recommendation to authorize eight Medium -Density Growth Management Allocations for Tienda Square 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 June 7, 2018, at Lodi, California. ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK PAMELA M. FARRIS ELIZABETH BURGOS DEPUTY CITY CLERK ADMINISTRATIVE CLERK N:\Administration\CLERK\Public Hearings\AFFADAVITS\DECPOSTCDD2.doc DECLARATION OF MAILING NOTICE OF PUBLIC HEARING TO CONSIDER ADOPTING RESOLUTION APPROVING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE EIGHT MEDIUM -DENSITY RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS TO TIENDA SQUARE SUBDIVISION On Thursday, June 7, 2018, in the City of Lodi, San Joaquin County, California, I deposited in the United States mail, envelopes with first-class postage prepaid thereon, containing a Notice of Public Hearing to consider adopting resolution approving the Planning Commission's recommendation to authorize eight Medium -Density Residential Growth Management Allocations to Tienda Square 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 June 7, 2018, at Lodi, California. PAMELA M. FARRIS DEPUTY CITY CLERK Forms/decmail.doc ORDERED BY: JENNIFER M. FERRAIOLO CITY CLERK, CITY OF LODI ELIZABETH BURGOS ADMINISTRATIVE CLERK CITY OF LODI Carnegie Forum 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: June 20, 2018 Time: 7:00 p.m. 1 For information regarding this notice please contact: Jennifer M. Ferraiolo City Clerk Telephone: (209) 333-6702 EXHIBIT n NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Wednesday, June 20, 2018, at the hour of 7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will conduct a public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider the following item: a) Adopting a resolution approving the Planning Commission's recommendation to authorize eight Medium -Density Residential Growth Management Allocations to Tienda Square 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: fifer M. r io o Clerk U rn, Dated: June 6, 2018 Approved as to form: • Janice D. Magkiich City Attorney AVISO: Para obtener ayuda interpretativa con esta noticia, por favor Ilame a la oficina de la Secretaria Municipal, a las (209) 333-6702. CLERK\PUBHEAR\NOTICES\notcdd2.doc 5/31/1a 06-20-18 CC Meeting PH for Tienda Square Subdivision Growth Allocations at 2050 PARCEL OWNER ATTN ADDRESS CITY STRit Lir 2743008 SCHEFLO, MITCHELL A & RITA L T 1711 WINDJAMMER CT LODI CA 95242 2743019 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2743020 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2743021 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2743022 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2743023 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2743024 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2739041 HASHIMOTO, WESLEY K & ALENE T 1240 SALZBURG LN LLODI CA _ 95242 2739042 WALL, NANCY JOANNE TR ETAL MICHAEL G GALLAHAN 1246 SALZBURG LN LODI CA 95242 2739043 CLEMONS, JACK 1227 VIENNA DR LODI CA 95242 2739044 EDDY, DOUGLAS E TR 1219 VIENNA DR LODI CA 95242 2739059 SINGH, HARVINDER & NITA 8692 CANEPA RD STOCKTON CA 95212 2739060 SMITH, JONATHAN R & ALYSIA M 1232 VIENNA DR LODI CA 95242 3124018 YOURDON, CHAD 1923 TIENDA DR LODI CA 95242 3124019 LONG, SHAWN G ETAL SHAUNA L ROSENTHAL 1929 TIENDA DR LODI CA 95242 3124020 CANNISTRACI, DANIEL C 1935 TIENDA DR LODI CA 95242 3124021 HORGAN, WILLIAM P TR & EILEEN 2365 WALDEN SQ SAN JOSE CA 95124 3124022 VIEIRA, RUI M & ELIZABETH B 2063 INCLINE DR LODI CA 95242 3124060 NASELLO, GARY L & MICHELE L 1305 S MILLS AVE LODI CA 95242 3124061 CUEVAS, OMAR PO BOX 266 LODI CA 95240 3124062 BAFFONI, DOLORES G TR 540 KENSINGTON WAY LODI CA 95242 3124063 HAHN, CHARLES KELLEY 317 BLANCO CIR SOUTHLAKE TX 76092 2743025 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 06-20-18 CC Meeting PH for Tienda Square Subdivision Growth Allocations at 2050 Tienda Dr. PARCEL OWNER ATTN ADDRESS CITY STATE ZIP 2743026 GIANNONI, JOHN MICHAEL JR 2111 W KETTLEMAN LN STE D LODI CA 95242 2743027 GIANNONI, JOHN MICHAEL JR TR 2111 W KETTLEMAN LN STE D LODI CA 95242 2739001 BAKER, A FRED & G CAMY 2375 BRITTANY LN LODI CA 95242 2739002 BAKER, A FRED & G CAMY 2375 BRITTANY LN LODI CA 95242 2739003 BAKER, A FRED & G CAMY 2375 BRITTANY LN LODI CA 95242 2743009 GIANNONI, JOHN M JR TR 2111 W KETTLEMAN LN #D LODI CA 95242 3104028 MILLSBRIDGE OFFICE PARK WE ET PO BOX 1598 LODI CA 95241 3128004 MILLSBRIDGE OFFICE PARK EAST A PO BOX 1598 LODI CA 95241 2743007 CHURCH OF GOD 7TH DAY OF LODI 2100 TIENDA DR LODI CA 95242 3104024 LODI CITY OF CITY HALL LODI CA 95240 3130004 MILLSBRIDGE OFFICE PARK EAST L ATTN RONALD B THOMAS 1209 W TOKAY ST LODI CA 95242 3130005 MILLSBRIDGE OFFICE PARK EAST L ATTN RONALD B THOMAS 1209 W TOKAY ST CA 95242 3130001 MILLSBRIDGE OFFICE PARK EAST L ATTN RONALD B THOMAS 1209 W TOKAY ST CA 95242 3130002 MILLSBRIDGE OFFICE PARK EAST L ATTN RONALD B THOMAS 1209 W TOKAY ST CA 95242 3130003 MILLSBRIDGE OFFICE PARK EAST L ATTN RONALD B THOMAS 1209 W TOKAY ST CA 95242 • wy as Brldgswood Or. a I• -- rn - 2 Klttl.man iat.L1* 12