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HomeMy WebLinkAboutAgenda Report - June 19, 2019 G-02 PHAGENDA ITEM G-2 GrrY or Lool Gouncrl CouMUNTcATToN AGENDA TITLE: MEETING DATE: June 19,2019 PREPARED BY: Community Development Director TM Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 25 Low-Density Residential Growth Management Allocations for the Bennett - lnterlaken Drive Subdivision RECOMMENDED ACTION Public hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize 25 Low- Density Residential Growth Management Allocations for the Bennett - lnterlaken Drive 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 8,2019, the Planning Commission held a public hearing regarding the 2019 Residential Growth Management Development Allocation. At this hearing the Planning Commission reviewed a request by Dennis Bennett for 25 Low-Density Residential Growth Management Allocations for the Bennett - lnterlaken Drive Subdivision, an 8.45-acre 25-lot subdivision. The Commission voted 6-0 to recommend the City Council approve the applicant's request. The applicant, Dennis Bennett, is requesting growth allocations in order to develop this project. Several of the lots will be sold to custom builders; the remaining lots will be developed by Mr. Bennett. Discussion topics at the Planning Commission included appropriate lot sizes, the need for a second access onto Lower Sacramento Road, traffic on lnterlaken Drive, construction traffic and construction nuisances. The Planning Commission received two comment letters, provided in this packet as Attachment 1. An access onto Lower Sacramento Road was not recommended by staff or approved by the Planning Commission. ANALYSIS The applicant is proposing an in-fill development that creates custom home sites for development. The project proposal is intended to be consistent with the custom home sites and large parcels of the Sun West development. This property is the final large parcel in the Sun West area and has always been considered part of the overall Sun West development. n APPROVED ity Manager PH Bennett - lnterlaken Drive GM Allocations Page 2 of I The existing parcel is a vacant 8.47-acre site that is located south of the existing Sun West development and north of the Safeway / Target center. General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential. The low-density designation allows for residential development with two to eight dwelling units per acre. The proposed project density is 2.95 units per acre. The proposed lotting meets the density requirements for parcel sizes. The following General Plan Land Use and Community Design and Livability (CDL) goals and policies are applicable to the proposed subdivision: . Land Use Policy 3: Do not allow development at less than the minimum density prescribed by each residential land use category. ¡ Land Use Policy 22: promote infill development that maintains the scale and character of established neighbors. . GDL Policy 2: Ensure that Zoning and Subdivision ordinances include measures that guide infill development to be compatible with the scale, character and identity of adjacent development. All of the surrounding parcels are currently designated Low Density Residential (two to eight units per acre). The average density that will be created as a result of the proposed subdivision is 2.95 units per acre, which is consistent with this Low Density Residential density prescribed by the City's General Plan. The proposed subdivision would result in new lot sizes that are consistent with the density prescribed by the General Plan. The attached Tentative Map illustrates the final parcel configuration that would result from the proposed project. Zoninq Compliance: The project site is zoned Low Density Residential. This designation requires a minimum lot size of 5,000 square feet and a maximum density of eight units per acre. Subdivision Map: The proposed tentative map includes 25 lots ranging in size from 10,460 square feet up to 21 ,477 square feet. The majority of the lots are 11,249 square feet and 12,160 square feet in size. The proposed lots exceed the minimum design standards. Lot Number Size - Square Feet Lot Number Size - Square Feet 1 12,967 14 11.249 2 12,160 15 11,249 3 12,160 16 11,249 4 12,160 17 11,249 5 12,160 18 11,249 6 12,162 l9 11,249 7 13,286 20 10,646I12,958 21 10,460 9 13,274 22 13,004 10 13,414 23 12,160 11 11,564 24 13,806 12 11,249 25 21,477 13 11,249 Lots to the north of the project site range in size from 10,000 square feet up to 14,000 square feet. These are large custom home sites. There is not a uniform lot size in the area, but lots are generally larger custom home sites. PH Bennett - lnterlaken Drive GM Allocations Page 3 of I The project proposal is consistent with the Sun West neighborhood area. Access and Circulation: The main access to the proposed project is off lnterlaken Drive. The project includes a public cul-de-sac. The road includes 36 feet of travel lane. This is typical of our roadway development standards. Each parcelwill have public road access Growth Management Allocations The applicant is requesting 25 low-density residential growth allocations to develop the project. The applicant has identified that he intends to build the project and provide custom lots for sale and build homes on several lots. 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 denslty,2S percent medium density and 28 percent high density (GM-Pa). The California Department of Finance provides official estimates of the City population for January 1st of each year. ldentified 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. The population estimates are as follows: 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 2019 68,272 1.8 Since 2010 the City has had an average growth rate of 0.86 percent. PH Bennett - lnterlaken Drive GM Allocations Page 4 of I The City of Lodi has 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 204 156 360 2019 142* * - Revel Senior Apartments The following calculation explains the current City population of 68,272 as of January 1,2019 and 479 units available for 2019: 1 . Calculate two percent of the City's current population: 68,272 x 2o/o = 1,365.44 2. Divide 1,365 by the average number of persons per household 1,365 I 2.85 = 479.10 3. Divide lhe 479.10 (479 du) units into the three housing types: 44 percent low density = 211 units 28 percent medium density = 134 units 28 percent high density = 134 units. ln 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 2018 City Council Reduction Total Available for 2018 Allocation Reduction Current Balance lor 2018 Low (0.1-7)2,113 - 871 1,242 Medium (7.1-201 770 - 110 660 High (20.r-30)952 - 292 660 TOTAL 3,835 - 1,273 2,562 PH Bennett - lnterlaken Drive GM Allocations Page 5 of I 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 three year period more realistic and consistent with the Growth Allocation Ordinance. Table B: Growth Management Allocation for Gateway South Available Allocations Gateway South 2018 Gurrent Balance for 2018 Gateway South 2019 Gateway South 2020 Gateway South Total Total Remaining for 2018 Low (0.1-7)187*1,242 187 r86 560 1,242 Medium , ft.1-201 0 660 0 0 0 660 High (20.r-30ì 0 660 0 0 0 660 TOTAL 2,562 560 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 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 fl.1-201 660 80 80 75 235 580 High (20.r -30)660 0 0 0 0 660 TOTAL 2,562 2,482 235 2,482 * 2018 Allocations to Vineyard Terrace were provided after the Council action to reduce the overall balance of allocations in August 2018. PH Bennett - lnterlaken Drive GM Allocations Page 6 of I Table D identifies potential Growth Allocations for 2019 and how they have currently been allocated Table D: Potential Growth Management Allocation for 2019 Available Allocations 201 9 Total Remaining lor 2018 Potential 2019 Yearly Allocation Available for 2019 Gateway South 2019 Vineyard Terrace 2019 Total Remaining for 2019 Low (0.1-7)1,242 211 1449 187 0 1266 Medium ft.1-201 580 134 712 0 80 634 High (20.r-30)660 134 792 0 0 794 TOTAL 2,482 479 2,961 2,694 Table E identifies Growth Allocations for 2019 allocated to Bennett - lris Drive Table E: Growth Management Allocation for Bennett - lris Drive Table F identifies potential Growth Allocations for 2019 allocated to Bennett - lnterlaken Drive Table F: Growth Management Allocation for Bennett - lnterlaken Drive Available Allocations 201 9 Total Remaining for 2019 Bennett - lris Drive Total Remaining for 2019 Low (0.1-7)1266 I 1257 Medium 17.1-201 Hish (20.r.30} 634 0 634 794 0 794 TOTAL 2,694 I 2,685 Available Allocations 201 9 Total Remaining for 2019 Bennett - lnterlaken Drive Total Remaining for 2019 Low (0.1-7)1257 25 1232 Medium (7.1-201 634 0 634 Hish (20.r-30)794 0 794 PH Bennett - lnterlaken Drive GM Allocations Page 7 of 8 TOTAL 2,685 25 2,660 Table G identifies growth allocations provided to projects from 2013 through 2018. Table G: Gurrent Allocations from 2013 to 2018 ISSUED ALLOCATIONS Project Low (0.1-7)Medium (7.1-201 High (20.r€0)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 (2e8)557 Vintner Square 57 57 Garfield 6 6 Camper - Sac 28 28 Harvest Crossing 42 42 Rose Gate ll 250 95 180 525 Villa Fiore (VRR)67 67 Gateway North 107 98 329 534 Gateway South 560 0 0 560 Tienda Square I 8 Vineyard Terrace 235 235 lris Drive I I TOTAL 1450 871 927 3,248 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.9., 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. The Bennett - lnterlaken Drive project is an in-fill development and the City encourages infill development. PH Bennett - lnterlaken Drive GM Allocations Page I of 8 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. ïhe 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 25 Low-Density Residential Growth Management Allocations. FISCAL IMPACT Not applicable Not applicable bau Community Development Director Attachment:1. Letters to Planning Commission2. AerialA/icinity Map3. Tentative Subdivision Map4. Planning Commission Staff Report5. Planning Commission Resolution6. Draft Resolution FUNDING AVAILABLE May 1, 2019 Honorable Lodi Planning Commissioners c/o Lodi Community Development Director P.O. Box 3006 Lodi, CA 95241-1910 Re: Proposed Tentative Subdivision Map for the Bennett-Interlaken Subdivision at 1164 South Lower Sacramento Road Dear Planning Commission Chair and Commissioners, Thank you for the opportunity to review and provide input on the above noted project. I apologize that I am unable to attend the public hearing in person, but please accept this letter. We are the owners of the home located at 1212 S. Lower Sacramento Road which abuts the subject property on its western border (directly south of proposed Lot 25). We are not generally opposed to this proposed infill development, but we do have one concern about light and glare. The main roadway of the subdivision aligns directly with the back of our home (and most of our windows), so we will be directly in the line of travel of virtually every vehicle entering and/or exiting the subdivision. Consequently, we will experience significant light and glare from the headlights of all those vehicles. In order to mitigate that problem, we request imposition of a condition of map approval that requires construction of a minimum 8 foot high masonry wall (as measured from finished grade of the proposed roadway) along our eastern property line which is at the western terminus of the proposed roadway. In addition, we request that any street light installed on that cul-de-sac include anti-glare shields to focus the light downward onto the street and prevent ambient light from spilling over into our rear yard. Thanks very much for your kind consideration. Sincerely, Terry T. Kiriu Trustor for the Kiriu Family Revocable Trust 1212 S. Lower Sacramento Road Lodi, CA 95242 Fred & Camy Baker 2375 Brittany Lane Lodi, CA 95242 May 7, 2019 Re: Proposed Bennett 8.47-acre Subdivision Chairman and Members and the Planning Commission: We wish we could attend your hearing, but we are on a long-planned vacation so we will not be able to attend. We have been able to review the design layout on the notice and we have received a copy of the proposed conditions. We were able to also speak with Craig Hoffman. He said we could email to him our letter and he would give it to you for your consideration. We Live in Sunwest Unit 4 adjacent to the proposed 8.47-acre subdivision. We were also the developers of Sunwest which dates to the late 1980s. It has very specific recorded CC&Rs with specific architectural standards and architectural review which we believe has made Sunwest what it is. While we generally like the shape and sizes of the proposed lots, here are our objections: 1. Our greatest objection is that the design has only 1 ingress and egress. When Sunwest 4 was designed, mapped, and approved, it was required to show that this area had a secondary access. I believe Steve Pechin, Engineer, knows this as Baumbach & Piazza Engineers were our engineers for Sunwest. This was thought to be good planning and necessary at the time. Nowhere in Sunwest (and no other subdivision in Lodi that I am aware of) is/was there allowed 1 ingress/egress for so many acres/homes. 2. Although Dennis Bennett is the developer – I am told that he has plans to build the lots – and sell them to the public. We have seen that he has previously “flipped” (as is his right) the projects that he designs – so there is no assurance that any promises he makes will be carried out by new owners – unless they are memorialized into the conditions of approval. I did not see any limitations in the proposed conditions of approval in this regard. 3. Another huge objection that we have is if there is no secondary access - during construction of lots and homes (the construction period could last for many years – witness Sunwest Meadows) our area could suffer continuing problems. With only 1 ingress/egress this means large (and small) trucks/graders/etc. will be using Interlaken as the only route to/from the project. This will result in unavoidable hazardous conditions, congestion, and unavoidable dirt, mud, and debris being tracked and/or dropped on the adjacent streets, particularly when it rains and runs off into the storm drains. Who ensures that the streets will be cleaned? Will the City be responsive when the public streets are (deeded to) dedicated to the City? Or will we be told that this is a nuisance and the city doesn’t have the funds to cure this? And, the public is restricted from using water to clean the streets. 4. While this is a low-density project (as it should) there are no guarantees that the construction and design will conform to the Sunwest Style (we have seen no Architectural standards or CC&Rs). 5. For the construction vehicle round trip – absent a secondary access - there are numerous residential intersections those vehicles must cross to navigate to either Vine Street or Lower Sacramento to travel North or South. 6. I asked if speed bumps could be placed in the street to slow down the traffic to/from this subdivision as it enters Sunwest and crosses the numerous residential intersections on their way North or South (Lower Sacramento road is the only North/South arterial). I was told that Lodi does not have money to do this (a common answer to all City questions) although there are new community development district funds now required of each new owner. This does not seem an extraordinary cost. 7. I asked if a temporary secondary access could be used to divert the construction traffic onto Lower Sacramento Road, but was told that the City had a greater interest in the existing curb and sidewalk on Lower Sacramento Road than the problems that would occur to the existing Sunwest neighborhoods. This is even though there are numerous outlets onto Lower Sacramento Road between the project site and Kettleman Lane. The cost of replacing the curb and sidewalk on Lower Sacramento Road for a secondary access does not seem that great compared to the impact on existing neighbors. In conclusion, we request that secondary access be required of the subdivision. As a minimum, a temporary secondary access be required during construction; and that speed bumps be placed in the road before the traffic enters the Sunwest Subdivisions on Interlaken. Thank you for your kind consideration of this matter. Very truly yours, Fred and Camy Baker Via email to Craig Hoffman VICINITY MAP NORTH SOUTH 1164 South Lower Sacramento Road 1 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: May 8, 2019 APPLICATION NO: Subdivision Application: 2019-4 S Growth Management Allocation: 2019-4 GM REQUEST: Request for Planning Commission approval of: a) Growth Management Allocation for 25 Low Density Lots; and b) A Subdivision Map for the Bennett – Interlaken Subdivision, a 8.47 acre, 25 unit subdivision at 1164 Lower Sacramento Road. (Applicant: Bennett Land Investments, INC - Dennis Bennett; File: 2019-4 S; CEQA Status: Section 15332 – In-fill development consistent with the General Plan and Zoning Code) LOCATION: 1164 Lower Sacramento Road Lodi, CA 95240 APN: 027-410-01 APPLICANT: Bennett Land Investments, INC. Mr. Dennis Bennett PO Box 1597 Lodi, CA 95241 Baumbach and Piazza, INC. Mr. Steve Pechin 323 West Elm Street Lodi, CA 95240 PROPERTY OWNER: 1164 Lower Sac, LLC Mr. Dennis Bennett PO Box 1597 Lodi, CA 95241 RECOMMENDATION Staff recommends that the Planning Commission approve the proposed 25 lot Tentative Subdivision Map for the Bennett – Interlaken Subdivision and recommend approval of the 25 low density residential growth allocations to the City Council subject to conditions in the attached draft resolution. 2 PROJECT/AREA DESCRIPTION General Plan Designation: Low Density Residential Zoning Designation: Low Density Residential Property Size: 8.47 acres The adjacent zoning and land use characteristics: ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Low Density Residential PD(25) - Low Density Residential single family residences South Commercial Community Commercial Target / Safeway Center East Mixed Use Corridor Low Density Residential Eden Housing – Crane’s Landing West Low Density Residential Low Density Residential single family residences EXISTING CONDITIONS The applicant is proposing an in-fill development that creates custom home sites for development. The project proposal is intended to be consistent with the custom home sites and large parcels of the Sun West development. This property is the final large parcel in the Sun West area and has always been considered part of the overall Sun West development. The existing parcel is a vacant 8.47 acre site that is located south of the existing Sun West development and north of the Safeway / Target center. ANALYSIS General Plan Compliance: The project site carries a General Plan Land Use designation of Low Density Residential. The low density designation allows for residential development with 2 to 8 dwelling units per acre. The proposed project density is 2.95 units per acre. The proposed lotting meets the density requirements for parcel sizes. The following General Plan Land Use and Community Design and Livability (CDL) goals and policies are applicable to the proposed subdivision: • Land Use Policy 3: Do not allow development at less than the minimum density prescribed by each residential land use category. • Land Use Policy 22: promote infill development that maintains the scale and character of established neighbors. • CDL Policy 2: Ensure that Zoning and Subdivision ordinances include measures that guide infill development to be compatible with the scale, character and identity of adjacent development. 3 All of the surrounding parcels are currently designated Low Density Residential (2 - 8 units per acre). The average density that will be created as a result of the proposed subdivision is 2.95 units per acre, which is consistent with this Low Density Residential density prescribed by the City’s General Plan. The proposed subdivision would result in new lot sizes that are consistent with the density prescribed by the General Plan. The attached Tentative Map illustrates the final parcel configuration that would result from the proposed project. Zoning Compliance: The project site is zoned Low Density Residential. This designation requires a minimum lot size of 5,000 sq ft and a maximum density of 8 units per acre. Subdivision Map: The proposed tentative map includes 25 lots ranging in size from 10,460 sq ft up to 21,477 sq ft. The majority of the lots are 11,249 sq ft and 12,160 sq ft in size. The proposed lots exceed the minimum design standards. Lot Number Size – Square Feet Lot Number Size – Square Feet 1 12,967 14 11,249 2 12,160 15 11,249 3 12,160 16 11,249 4 12,160 17 11,249 5 12,160 18 11,249 6 12,162 19 11,249 7 13,286 20 10,646 8 12,958 21 10,460 9 13,274 22 13,004 10 13,414 23 12,160 11 11,564 24 13,806 12 11,249 25 21,477 13 11,249 Lots to the north of the project site range in size from 10,000 sq ft up to 14,000 sq ft. These are large custom home sites. There is not a uniform lot size in the area, but lots are generally larger custom home sites. The project proposal is consistent with the Sun West neighborhood area. 4 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 main access to the proposed project is off Interlaken Drive. The project includes a public cul-de-sac. The road includes 36 feet of travel lane. This is typical of our roadway development standards. Each parcel will have public road access. Growth Management Allocations The applicant is requesting 25 low density residential growth allocations to develop the project. The applicant has identified that he intends to build the project and provide custom lots for sale and build homes on several lots. 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 (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. 5 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 --- 2019 68,272 1.8 Since 2010 the City has had an average growth rate of 0.86%, slightly less than 1%. The City of Lodi has 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 204 156 360 2019 142* * - Revel Senior Apartments The following calculation explains the current City population of 68,272 as of January 1, 2019 and 479 units available for 2019: 1. Calculate two percent of the City’s current population: 68,272 x 2% = 1,365.44 2. Divide 1,365 by the average number of persons per household 1,365 / 2.85 = 479.10 3. Divide the 479.10 (479 du) units into the 3 housing types: 44% low density = 211 units 28% medium density = 134 units 28% high density = 134 units. 6 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 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 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 Available Allocations Gateway South 2018 Current Balance for 2018 Gateway South 2019 Gateway South 2020 Gateway South Total Total Remaining for 2018 Low (0.1-7) 187* 1,242 187 186 560 1,242 Medium (7.1-20) 0 660 0 0 0 660 High (20.1-30) 0 660 0 0 0 660 TOTAL 2,562 560 2,562 * 2018 Allocations to Gateway North were provided prior to the Council action to reduce the overall balance of allocations in August 2018. 7 Table C: Growth Management Allocation for Vineyard Terrace 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 * 2018 Allocations to Vineyard Terrace were provided after the Council action to reduce the overall balance of allocations in August 2018. Table D identifies potential Growth Allocations for 2019 and how they have currently been allocated. Table D: Potential Growth Management Allocation for 2019 Available Allocations 2019 Total Remaining for 2018 Potential 2019 Yearly Allocation Available for 2019 Gateway South 2019 Vineyard Terrace 2019 Total Remaining for 2019 Low (0.1-7) 1,242 211 1453 187 0 1266 Medium (7.1-20) 580 134 714 0 80 634 High (20.1-30) 660 134 794 0 0 794 TOTAL 2,482 479 2,961 -- -- 2,694 8 Table E identifies potential Growth Allocations for 2019 allocated to Bennett – Iris Drive Table E: Growth Management Allocation for Bennett – Iris Drive Available Allocations 2019 Total Remaining for 2019 Bennett – Iris Drive Total Remaining for 2019 Low (0.1-7) 1266 9 1257 Medium (7.1-20) 634 0 634 High (20.1-30) 794 0 794 TOTAL 2,694 9 2,685 Table F identifies potential Growth Allocations for 2019 allocated to Bennett – Interlaken Drive Table F: Growth Management Allocation for Bennett – Interlaken Drive Available Allocations 2019 Total Remaining for 2019 Bennett – Interlaken Drive Total Remaining for 2019 Low (0.1-7) 1257 25 1232 Medium (7.1-20) 634 0 634 High (20.1-30) 794 0 794 TOTAL 2,685 25 2,660 9 Table F identifies growth allocations provided to projects from 2013 through 2018. Table F: 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 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. The Bennett – Interlaken Drive project is an in-fill development and the City encourages infill development. 10 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. 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 Tentative Subdivision Map is a project under CEQA. 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. 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. The Class 32 “Infill” Categorical Exemption (CEQA Guideline Section 15332), hereafter referred to as the Class 32 Exemption, exempts infill development within urbanized areas if it meets certain criteria. The class consists of environmentally benign infill projects that are consistent with the General Plan and Zoning requirements. This class is not intended for projects that would result in any significant traffic, noise, air quality, or water quality impacts. This exemption is not limited to any use type and may apply to residential, commercial, industrial, public facility, and/or mixed-use projects. Therefore, the proposed Project qualifies for the exemption under CEQA Guidelines Section 15332 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, April 27, 2019. Sixty-four (64) 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. 11 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 15332, the project is consistent with the findings of the previous environmental documents prepared for the 2010 Lodi General Plan and is an infill development in an urban area and approve the 25 lot Tentative Subdivision Map for the Bennett – Interlaken Drive Subdivision and recommend to the City Council approval of the request for Growth Management Allocations for 25 Low-Density Residential lots 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 Stephen Schwabauer City Planner Community Development Director ATTACHMENTS: A. Vicinity / Aerial Map B. Subdivision Map C. Comment Letter D. Draft Resolution 1 RESOLUTION NO. 19-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF BENNETT LAND INVESTMENTS, INC. - MR. DENNIS BENNETT FOR APPROVAL OF SUBDIVISION MAP FOR BENNETT – IRIS DRIVE SUBDIVISION, A 8.47-ACRE, 25-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION AND GROWTH MANAGEMENT ALLOCATION FOR, 25 LOW-DENSITY RESIDENTIAL LOTS AT 1164 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 1164 Lower Sacramento Road, Lodi, CA 95240 (APN: 027-410-01); and WHEREAS, the applicant is Bennett Land Investments, INC. - Mr. Dennis Bennett, PO Box 1597, Lodi, CA ; and WHEREAS, the applicant, Bennett Land Investments, INC. - Mr. Dennis Bennett, has filed the “Bennett – Interlaken Drive” Subdivision Map and Growth Management Application with the City of Lodi, CA 95240; and WHEREAS, the project properties owners of record are 1164 Lower Sac., LLC. - Mr. Dennis Bennett, PO Box 1597, Lodi, CA 95240; and WHEREAS, the project engineer is Baumbach and Piazza, INC., Mr. Steve Pechin, 323 West Elm Street Lodi, CA 95240 WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010, approved the land use designation as Low Density Residential for the project site; and WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21, 2013, granted Low Density Residential 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 8.49 acres, 25-lots, and is located at 1164 Lower Sacramento Road, which is designated for low 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. 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 2 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. An Environmental Impact Reports and Mitigation Monitoring and Reporting Program, Environmental Impact Report (EIR), State Clearinghouse No. 20009022075, 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. 8. 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. 9. 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. 10. 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 Bennett – Interlaken Drive subdivision map and associated Development Standards and recommends that the City Council approve Bennett Land Investments, INC. - Mr. Dennis Bennett request for 25 Low Density Residential - growth management allocation units, for the Interlaken Drive project subject to the following development conditions and standards: 1. The property owner and/or developer and/or successors in interest and management shall, at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys’ fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include, but is not limited to, any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense. 3 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 façades, 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 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. 11. 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. 12. 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. 13. 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. 4 14. 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. 15. 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. 16. 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. 17. 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. 18. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. CDD - PLANNING 19. 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. 20. 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. 21. The wall along Lower Sacramento Road will be consistent with the Sun West wall to the north. 22. The landscaping along Lower Sacramento Road will be consistent with the Sun West landscaping to the north. 23. The project will need to pay for 8.47 acres of SJ Habitat Mitigation costs prior to ground disturbance. Please contact San Joaquin Council of Governments at Phone: (209) 235- 0600 CITY OF LODI FIRE DEPARTMENT 24. The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 25. 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) 5 26. 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. 27. 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 pr ior to any combustible construction on the site. Public fire hydrant spacing and distribution shall be determined as follows: a. At 300 feet spacing in high density, commercial, industrial zoning or high-value areas; b. At 500 feet spacing in low density residential areas; c. At 1000 feet spacing in residential reverse frontage; d. A fire hydrant shall be located within 200 feet of the radius point of all cul-de-sacs; e. Hydrants shall be required on both sides of the street whenever one or more of the following conditions exist: i. Streets have median center dividers that make access to hydrants difficult, cause time delays, or create undue hazards or both; ii. On major arterials where there is more than four lanes of traffic; iii. Width of street in excess of 88 feet; iv. The existing street being widened or having a raised median center divider in the future pursuant to the General Plan Roadway Improvement Plans for the City of Lodi. 28. 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: 29. 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. 30. 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 W ater 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 6 responsibility of the developer and must be paid prior to the map filing or commencement of construction operations, whichever occurs first. 31. 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. 32. Engineered improvement plans and cost estimate shall be submitted for approval per City Public Improvement Design Standards for all public improvements prior to final map filing. Plan submittal to include: c. Approved tentative map, signed by the Community Development Director. 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 plan. g. Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan (SWPPP). 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. l. Street tree planting plan for planter along Lower Sacramento Road requires approval of the Community Development Director and Public Works Director. A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 33. 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. Street i. All street designs shall conform to the City of Lodi Design Standards. ii. Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iii. All residential streets shall contain rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 136. 7 iv. Install street lights along Interlaken Drive and Street “A”. v. Provide all necessary traffic signs along Interlaken Drive and Street “A”. vi. Install frontage improvements including but not limited to reverse frontage walls, landscaping, and irrigation improvements along Lower Sacramento Road in accordance with City Standards. 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. vii. All public and private block walls are subject to the following criteria: 1. Minimum reverse-frontage wall heights 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. 2. A wall detail shall be included with the improvement and grading plans for reference. 3. Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. 4. Provide a public wall easement along all parcels containing a public masonry wall (including footings). The masonry wall along Lower Sacramento Road shall be in a public wall easement. Wastewater i. Wastewater system shall be designed in conformance with the City’s Wastewater Master Plan and design standards. ii. The public sewer main shall be extended from the existing public wastewater main in Brittany Lane and Interlaken Drive if possible. iii. Separate wastewater services in conformance with Standard Plan 201 shall be provided for each parcel from the public wastewater main. iv. Flushing station(s) may be required at locations with peak flows below City Standards. 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. Slopes for all parcels within the development shall flow towards the proposed street. All stormwater shall be collected within the development and cannot flow to neighboring parcels. 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. 8 Water i. The water system shall be designed in conformance with the City’s Water Master Plan and design standards. ii. The public water main shall be extended from the existing public water main in Interlaken Drive to provide domestic service and fire hydrants as required by the Fire Department. iii. Separate water services in conformance with Standard Plan 403 shall be provided for each parcel from the public water main in Interlaken Drive or Street “A”. Service sizes shall be identified on the plans. iv. 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. v. 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). vi. Water meter boxes shall be located inside a public utility easement and outside of areas subject to vehicular travel. 34. Provide an onsite fire-truck/garbage truck turning analysis. 35. Provide street name for the street in the development for approval. 36. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 37. All unused water, wastewater and storm drain stubs shall be abandoned at the developer’s expense. 38. All on-site water wells and septic systems shall be abandoned in conformance with San Joaquin County standards prior to building permit issuance. A copy of the abandonment permit shall be submitted to the City after the completion of the abandonment. 39. 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. 40. 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. 41. All project design and construction shall be in compliance with the Americans with Disabilities Act (ADA) and California Title 24. 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 42. The developer shall dedicate all public utility easements (PUEs) required by the various utility companies and the City of Lodi. 43. 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 9 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. 44. 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. 45. As required by the California Green Building Code (CALGreen), project shall participate in the Construction and Demolition Recycling Program. 46. Remove and replace all broken, damaged or nonconforming sidewalk along the Lower Sacramento Road frontage in conformance with City of Lodi Standards. 47. Prior to any work within City Right-of- Way, the applicant shall obtain an encroachment permit issued by the Public Works Department. 48. 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 been recorded. 49. Annexation to Community Facilities District 2007-1 (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. 50. Submit final map per City and County requirements including the following: a. Preliminary title report including copies of all referenced exception documents. b. Waiver of access rights at the Lot 25 adjacent to Lower Sacramento Road. c. Standard note regarding requirements to be met at subsequent date. d. Final Map Guarantee. e. Annexation to Community Facilities District. 51. 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. 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. d. San Joaquin County well/septic abandonment permit (if needed). e. NPDES Construction General Permit (SWPPP). f. San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. 52. Payment of the following fees: a. Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b. Regional Transportation Impact Fee (RTIF). c. Encroachment Permit fee. d. Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. e. Stormwater Compliance Inspection Fee prior to building permit issuance or commencement of construction operations, whichever occurs first. f. Annexation into the City of Lodi Community Facilities District -Estimated at $10,000 prior to recording the final map. The annexation process generally requires 2-3 months to complete. 53. Payment of the following fee prior to temporary occupancy or occupancy of the building unless noted otherwise: a. Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule. b. County Facilities Fees. (The fees referenced above 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. The landscape lot along Lower Sacramento Road will be conveyed to the City by street easement I right of way. 55. Additional comments and conditions will be provided during the building permit review process when more detailed plans are available. Dated: May 8, 2019 I certify that Resolution No. 19-06 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on May 8, 2019 by the following vote: AYES: Commissioners: Cummins, Gomes, Hennecke, Kirsten, Slater and Chair Olson NOES: Commissioners: None ABSENT: Commissioners: 10 RESOLUTTON NO. 2019-1 16 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR 2019 GROWTH MANAGEMENT ALLOCATIONS FOR THE BENNETT _ INTERLAKEN DRIVE SUBDIVISION NOW, THEREFORE, BE lT RESOLVED that the Lodi City Council does hereby approve the 2019 Growth Management Allocation as recommended by the Lodi Planning Commission, authorizing 25 Low-Density Residential Growth Management Allocations to Mr. Dennis Bennett for hrs development of the Bennett - lnterlaken Drive Subdivision: Requested Recommended 2019 Allocations 2019 Allocations Bennett - lnterlaken Bennett - lnterlaken Bennett - lnterlaken 25 Low-Density 25 Low-Density 0 Medium-Density 0 Medium-Density 0 High-Density 0 High-Density Dated: June 19,2019 I hereby certify that Resolution No. 2019-116 was passed and adopted by the City Council of the City of Lodi in a regular meeting held June 19,2019, by the following vote: AYES: COUNCIL MEMBERS - Kuehne, Mounce, and Nakanishi NOES: COUNCIL MEMBERS - Johnson ABSENT: COUNCIL MEMBERS - Mayor Chandler ABSTAIN: COUNCIL MEMBERS - None Tnañ^"û,K NNIFER FERRAIOLO City Clerk 2019-116 Request for City Council approval of:- Growth Management Allocation for 25 Low Density Lots.Applicant: Bennett Land Investments, INC - Dennis BennettFile: 2019-4 SCEQA Status: Section 15332 – In-fill development consistent with the General Plan and Zoning Code) VICINITY MAPCC SUBDIVISION MAPCC POPULATIONCCYearDept. of Finance Revised Population EstimateGrowth Rate PercentageDept. of Finance Original Population Estimate2010 62,134 62,134201163,317 1.9 62,334201263,447 0.2 62,575201363,788 0.5 63,233201463,975 0.3 63,651201564,415 0.7 62,772201664,920 0.7 63,396201765,911 1.5 64,058201867,121 1.8 ---2019 68,272 1.8 RESIDENTIAL PERMITSCCYEARSingle Family ResidentialMulti-FamilyResidentialTOTAL201215 015201320 020201440 040201570 0702016170 01702017210 802902018204 1563602019142** - Revel Senior Apartments ALLOCATIONSCC2018 City Council ReductionTotal Available for 2018Allocation ReductionCurrent Balance for 2018Low (0.1-7)2,113- 8711,242Medium (7.1-20)770-110660High (20.1-30)952- 292660TOTAL 3,835 - 1,273 2,562Table A: 2018 Growth Allocation Balance ALLOCATIONSCCTable D: 2019 Growth Allocation BalanceAvailable Allocations 2019Total Remaining for 2018Potential 2019 Yearly AllocationAvailable for 2019Gateway South 2019Vineyard Terrace 2019Total Remaining for 2019Low (0.1-7)1,2422111449 18701266Medium (7.1-20)580134712080 634High (20.1-30)66013479200794TOTAL 2,482 479 2,961 -- -- 2,694 ALLOCATIONSCCTable F: Growth Management Allocation for Bennett – Interlaken DriveAvailable Allocations 2019Total Remaining for 2019Bennett –Interlaken DriveTotal Remaining for 2019Low (0.1-7)1257 25 1232Medium (7.1-20)6340634High (20.1-30)7940794TOTAL 2,685 25 2,660 ENVIRONMENTAL REVIEWCCThe City Council, by Resolution No. 2010-41,which became effective on April 7, 2010, certifiedan Environmental Impact Report (EIR), StateClearinghouse No. 20009022075, for the City ofLodi General Plan. This General Plan designatedthe project site as Low Density Residential.