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HomeMy WebLinkAboutAgenda Report - August 21, 2019 G-01AGENDA ITEM I Grrv or Loo¡ Gourucr¡- GouMuNrcATroN TM AGENDA TITLE: MEET| NG DAïE: August 21,2019 PREPARED BY: Community Development Director Public Hearing to Consider Adopting a Resolution Approving the Planning Commission's Recommendation to Authorize 27 Low-Density Residential Growth Management Allocations for the DM Squared Homes - Twin Arbors Subdivision RECOMMENDED ACT¡ON Public hearing to consider adopting a resolution approving the Planning Commission's recommendation to authorize 27 Low- Density Residential Growth Management Allocations for the DM Squared Homes - Twin Arbors Subdivision. BAC KGROUND 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. The Planning Commission held a noticed public hearing for the Twin Arbors project on January 9, 2019 The Commission received comments from staff, the applicant and surrounding property owners. Discussion topics at the Planning Commission included appropriate lot sizes, consistency with surrounding residences, road widths, increased residentialtraffic, off-site improvements, drainage crossing property lines and infrastructure for the area. Based upon all the public comments, the Planning Commission continued the project in order for staff and the applicant to respond to various concerns and review lot sizes. The Planning Commission approved the Twin Arbors - 27 lot subdivision on February 13, 2019. The applicant was requested to come back to the Planning Commission for growth allocations once a developer for the site was ready to provide examples of proposed housing plans. DM Squared Homes / Michael Florsheim is in contract to purchase the ïwin Arbors project. For the past four months, the project home builder has been working on developing homes that would be consistent with the surrounding area. On July 24,2019, 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 Michael Florsheim - DM Squared Homes for 27 Low-Density Residential Growth Management Allocations for the Twin Arbors Subdivision, a 5.42-acre 27-lot subdivision. The Commission voted 4-0 to recommend the City Council approve the applicant's request. The Twin Arbors project was additionally conditioned to have single story homes on lots 1 - 11 --\.1 APPROVED ager 08-21-19 PH DM Squared Homes - Twin Arbors GM Allocations Page 2 of 8 Growth Management Allocations The applicant is requesting 27 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 densaty,2S percent medium density and 28 percent high density (GM-Pa). 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. 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. Year Dept. of Finance Revised Population Estimate Growth Rate Percentage Dept. of Finance Original Population Estimate 2010 62,134 62,134 20',1 63,317 1.9 62,334 2012 63,447 0.2 62,575 2013 63,788 0.5 63,233 2014 63,975 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. 08-21-1 9 PH DM Squared Homes - Twin Arbors GM Allocations Page 3 of 8 The City of Lodi has finaled the following residential units per year YEAR Single Family Residential Multi-Family Residential TOTAL 2012 15 0 t5 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 the 479.10 (a79 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 Councíleliminated 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 Gouncil Reduction TotalAvailable for 2018 Allocation Reduction Current Balance lo¡ 2018 Low (0.1-7)2,113 - 871 1,242 Medium (7.1-201 770 - 110 660 High (20.f-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 three year period more realistic and consistent with the Growth Allocation Ordinance. 08-21-19 PH DM Squared Homes - Twin Arbors GM Allocations Page 4 of I 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.r-7)187*1,242 187 186 560 1,242 Medium (7.1-201 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. 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 (7.1-20t 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. 08-21-19 PH DM Squared Homes - Twin Arbors GM Allocations Page 5 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 I Total Remaining lo¡ 2018 Potential 2019 Yearly Allocation Available for 2019 Gateway South 2019 Vineyard Terrace 2019 Total Remaining for 2019 Low (0.r-7)1,242 211 1449 187 0 1266 Medium (7.1-201 580 134 712 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 (7.1-201 634 0 634 Hish (20.1-30)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 High (20.1-30)794 0 794 TOTAL 2,685 25 2,660 08-21-19 PH DM Squared Homes - Twin Arbors GM Allocations Page 6 of I Table G identifies potential Growth Allocations for 2019 allocated to Twin Arbors - DM Squared Homes Table G: Growth Management Allocation for Twin Arbors - DM Squared Homes Available Allocations 201 9 Total Remaining for 2019 Twin Arbors - DM Squared Homes Total Remaining for 2019 Low (0.1-Z)1232 27 1205 Medium (7.1-201 634 0 634 Hish (20.r-30)794 0 794 TOTAL 2,660 27 2,633 Table H identifies growth allocations provided to projects from 2013 through 2018 Table H: Gurrent Allocations from 2013 to 2019 ISSUED ALLOCATIONS Proiect Low (0.1-7)Medium (7.1-201 High (20.r-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 (2e8)557 Vintner Square 57 57 Garfield 6 6 Camper - Sac 28 28 Harvest Grossing 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 I Vineyard Terrace 235 235 lris Drive I I lnterlaken Drive 25 25 TOTAL 1475 871 927 3,273 08-21-19 PH DM Squared Homes - Twin Arbors GM Allocations Page 7 of 8 The Growth Management Ordinance includes a priority location area and a po¡nt system to assist the City with prioritizing issuance of growth management allocations. The priority location area des¡gnates 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 Twin Arbors - Cochran Road project is an in-fill development and the City encourages infill development. 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. ENVIRONM ENTAL 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 lmpact Report (ElR), 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 ElR. 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 "lnfill" 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. 08-21-1 9 PH DM Squared Homes - Twin Arbors GM Allocations Page 8 of I F¡SCAL IMPAGT: FUNDING AVAILABLE Not applicable Not applicable Stephen uer Community Development Director Attachment: 1. Aerial A/icinity Map2. Tentative Subdivision Map3. DM Squared Homes - Architecture Packet4. Planning Commission Staff Report - January 9, 20195. Planning Commission Staff Report - February 13,20196. Planning Commission Staff Report - July 24,20197. Planning Commission Resolution 19-02- Twin Arbors Map8. Planning Commission Resolution 19-09 - Twin Arbors Growth Allocations9. Draft Resolution VICINITY MAP NORTH SOUTH 2040 Cochran Road – Twin Arbors Tennis Club Twin Arbors Growth Management Allocations – Architecture Design Prepared By: DM Squared Homes, Inc. June 2019 Growth AllocaƟon – Architecture Design Management Project Overview: The Twin Arbors Residential Subdivision is located at 2040 Cochran Rd. It has an approved Tentative Map for 27 single family residential lots. The property is in escrow to be purchased by DM Squared Homes, Inc., a Stockton based residential development company. It is the intention of DM² Homes to demo existing sports club that is closed, develop the lots and build single family homes to sell to the public. This package represents the preliminary architectural design of the homes to be built, to complete the Growth Management Allocation package. The architectural design presented in this package was based on a Market Study and site overview by the developer, architect and marketing consultant, as well as feedback from the land seller, engineer and city representatives based on neighborhood comments during the entitlement process. We then spent time discussing how to bring a product that both fits with the current community and provides unique home choices to the future home buyers. DM² Homes: DM² Homes is an experienced homebuilder and developer with a broad background in the private housing sector. The DM² team’s experience reaches over decades in the housing industry. In developing residential neighborhoods, our goal is to purchase desirable parcels of land, and then design the best home styles to fit. We always assemble a team of housing experts to help craft the look and feel of the neighborhood. Architectural Design: The homes will consist of two single story and one two story home ranging from 2,177 to 3,157 square feet. There is a variety of exterior elevations and colors that will make a beautiful street scene. These is also a plan for corner lots that will enhance the street scene along Cochran road to better blend with the existing neighborhood. Elevations will consist of varying roof lines, style, massing and material to set-up a varying street scene throughout. Porches, living space and garages setback will vary per plan and elevation to also provide beautification to the project. Plotting: Lots 1-11 will consist only of the two single story plans and no two story homes will be plotted on these lots. The remaining lots will be plotted with all three home plans. SET BACKS & COVERAGEFrontLiving Space 21' 21.5' 15'Garage 20' 19' 22'Porch n/a 13' 17.5'Interior SideLiving Space 5' 5' 5'Street SideLiving Space 10' 10' 10'Porch n/a 10' n/aRearLiving Space 14' 12.5' 19.5'CoverageApprox. Max smallest lot 52% 52% 42%Plan 1Plan 2Plan 3 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALNote: Artist’s Conception; Colors, Materials And Application May Vary.1A | Ranch2B | Farmhouse3C | Contemporary 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A1.1TWIN ARBORSLODI, CACITY SUBMITTALPLAN 1 | ElevationsNote: Artist’s Conception; Colors, Materials And Application May Vary.1A | Ranch1B | Farmhouse1C | Contemporary 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A1.2TWIN ARBORSLODI, CACITY SUBMITTALPLAN 1A | Floor Plan5'-0"5'-0"20'-0"16'-0"21'-0"BI-PASS60804.5 LF3.25 LF246824802480268026802480248024803080288028SCSC80 CHS2480KITCHEN10'-0" CLG.H.S.2880CHSCCHSCHSCHSCHSCHSCHSGREAT RM.10'-0" CLG.CARPETDINING RMDMMM10'-0" CLG.01'H.SHSM. BDRM10'-0" CLG.CARPETW.I.C.9'-0" CLG.CARPETM. BATH10'-0" CLG.H.S.PORCH12'-0" CLG.CONCENTRY11'-0" CLG.H.SBDRM. 29'-0" CLG.CARPETBATH 29'-0" CLG.H.S.BDRM. 39'-0" CLG.CARPETSERV.9'-0" CLG.H.S.PWDR9'-0" CLG." C'0""H.S..S.55'-0"16'-0"18'-0"21'-0"62'-6"55'-0"1'-0"1161'-6"20'-8"13'-3"21'-1"62'-6"11'-0"51'-6"2'-0"C16'-0" x 8'-0" SECT. GAR. DOOR5.55 LF4.58 LF5.55 LF3.88 LFDROPZONE9'-0" CLG.H.S.2-BAY GARAGEAG2CONCRETEETNC8056XOX3056SH3056SH5050SL505556SL3050SH2646SHOPT. 12080 TEMP. GL. SLIDER3056SHPAN..9'-0" CLG.LG2H.S.LOW LINENTEMP. GL.5056SLOPT.FLEX RM.10'-0" CLG.H.S.STORAGECONCRETEFX6020ABOVEOPT.COVD. PATIO9'-0" CLG.CONCTEMP. GL.6056SLTEMP. GL. SLIDERDERP8060OPT. 12080 TEMP. GL. SLIDER6056SL6056SLWWWWWDDD24803080PR.TEMP. GL.2040SHVVV.EESESSS13'-0"NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLEPLAN 1A FLOOR PLAN2177 SQ. FT. TOTAL2177 SQ. FT.2-BAY GARAGE W/STORAGE532 SQ. FT. COVERED ENTRY/PORCH97 SQ. FT. OPT. FLEX ROOM273 SQ. FT.OPT. REAR COVERED PATIO180 SQ. FT.RM.10'-0" CLG.H.S.LIDER056SL3056SH3056SH3056SHTEMP. GL. SLIDERM80602480OPTIONALOPTIONAL2480OPTIONALLONAPTIOOPT.WINE CELLAR10'-0" CLG.H.S.KITCHEN10'-0" CLG.H.S.COVD.PATIO9'-0" CLG.CONC.DINING10'-0" CLG.H.S.CHSGREAT RM.10'-0" CLG.H.S.21'-0"3'-0"5'-1"M4'-11"13'-0"6'-11"3'-6"3'-6"7'-1"Note: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA1.3MATERIALS: RANCHRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardOutlooker/Brace: Wood or PolyurethaneExterior: Stucco with Board + Batts SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorPLAN 1A | RanchFence LineFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A1.4TWIN ARBORSLODI, CACITY SUBMITTALPLAN 1B | Floor PlanNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA1.5MATERIALS: FARMHOUSERoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardExterior: Stucco with Lap SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Brick VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass LitesPLAN 1B | FarmhouseFence LineFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A1.6TWIN ARBORSLODI, CACITY SUBMITTALPLAN 1C | Floor PlanNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA1.7MATERIALS: CONTEMPORARYRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardExterior: StuccoWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Stone VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass LitesPLAN 1C | ContemporaryFence LineFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2.1TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2 | Elevations2A | Ranch2B | FarmhouseNote: Artist’s Conception; Colors, Materials And Application May Vary.2C | ContemporaryWith Optional Outdoor Room2A | RanchWith Optional Outdoor Room 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2.2TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2A | Floor Plan5'-0"5'-0"19'-0"20'-1"21'-6"BI-PASS6080BI-PASS6080268026802680248024802480288028SC803080268024802480248030SC8016'-0" x 8'-0" SECT. GAR. DOOR28803"MM5"12'-6"67'-0"55'-0"67'-0"55'-0"8'-5"21'-1"18'-6"15'-5"21'-1"7'-6"18'-1"8'-4"2'-6"48'-6"5'-1"2'-6"VARIESVARIES4" MIN..6" MAX.XCHSCHSCHSCHSCHSCHSCHSM. BATH10'-0" CLG.H.S.BATH 29'-0" CLG.H.S.HBATH 3BBB9'-0" CLG.LG.LLH.S.BDRM. 29'-0" CLG.90CGCARPETBDRM. 3M9'-0" CLG.CARPETBDRM. 4R9'-0" CLG.CCARPETEM. BDRM. 10'-0" CLG.CARPETW.I.C.10'-0" CLG.CARPETSERV.9'-0" CLG.H.S.DROPZONE9'-0" CLG.H.S.ENTRY11'-0" CLG.H.SKITCHEN10'-0" CLG.H.S.GREAT RM.10'-0" CLG.CARPETDINING RMRDMRMMDD10'-0" CLG.0100CARPETCAAA2-BAY GARAGECONCRETETANDEMCONCRETEFXTEMP. GL.T16160FXTEMP. GL.1060TEMP. GL.2040SH5050SLOPT.W.I.C.9'-0" CLG.CARPETOPT.MASSAGE RM.9'-0" CLG.CARPETW.I.C.9'-0" CLG.CARPETTEMP. GL.5056SLFX600006060563056SH3056SHOPT. 12080 TEMP. GL. SLIDERTEMP. GL.5050SLCOVD.ENTRY12'-0" CLG.CONCOPT. COVD.PATIO10'-0" CLG.CONCWINE BARJUICE BARLOW LINENLOW LINENPAN.10'-0" CLG.H.S.5050SLFX2650HALL11'-0" CLG.H.S9'-0" CLG.G4046SL+128 S.F.+69 S.F.ABOVEAAAOFXMMMMMMMMMMMMMMMM303330303030003333332026803056SHSSS3056SHTEMP. GL.3056SH3056SH3056SHFX6056OPT.TTOOREFRRFFOPT.OOTTREFFFRRWWWWDDDEGR2880FR. DOORFT.G.033056SH3056SHVVRVRREEEE FLOOR AREA TABLEPLAN 2A FLOOR PLAN2501 SQ. FT. TOTAL2501 SQ. FT. 2-BAY GARAGE W/TANDEM615 SQ. FT. COVERED ENTRY30 SQ. FT.OPT. REAR COVERED PATIO171 SQ. FT.Note: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2.3TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2A | Floor Plan - Front Outdoor RoomNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA2.5MATERIALS: RANCHRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardOutlooker/Brace: Wood or PolyurethaneGable: Decorative VentExterior: Stucco with Board + Batts SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage Door PLAN 2A | RanchFence LineFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA2.6T.O.P.F.F./T.O.C."9'-1"T.O.P.T.G.T.O.P.""T.O.P.T.O.P.T.O.P.F.F./T.O.C.9'-1".PP1"T.O.P.1"1"T.O.P.MATERIALS: RANCHRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardOutlooker/Brace: Wood or PolyurethaneGable: Decorative VentExterior: Stucco with Board + Batts SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorPLAN 2A | RanchFront Outdoor RoomFence LineFence LineFence LineFence LineF.F./T.O.C.10'-110'-1F.F./T.O.C.T.G.T.G.T.G.T.G.F.F./T.O.C.10'-10'-F.F./T.O.C.T.G.T.G.T.G.T.G.10'-1F.F./T.O.C.F.F./T.O.C.C..C10'-1T.G.T.G.Note: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2.7TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2B | Floor PlanNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA2.8MATERIALS: FARMHOUSE Roof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardOutlooker/Brace: Wood or PolyurethaneExterior: Stucco with Lap SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Brick VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass LitesPLAN 2B | FarmhouseFence LineFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2.9TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2C | Floor PlanNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearRear OptionA2.10MATERIALS: CONTEMPORARYRoof: Concrete Flat Tile RoofFascia: 2X Wood Fascia Barge: Wood Barge BoardExterior: StuccoWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Stone VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass LitesPLAN 2C | Contemporary Fence LineFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2X.1TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2X | Elevations2XA | RanchNote: Artist’s Conception; Colors, Materials And Application May Vary.2XB | FarmhouseEnhanced Left At Corner LotEnhanced Left At Corner LotFrontFront 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2X.2TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2XA | Floor Plan(Corner Lot)Note: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALRightRearA2X.3Rear OptionT.O.P.F.F./T.O.C."10'-1"T.O.P.T.O.P.F.F./T.O.C."10'-1"T.O.P.MATERIALS: RANCHRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardOutlooker/Brace: Wood or PolyurethaneGable: Decorative VentExterior: Stucco with Board + Batts SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Brick VeneerGarage Door: Decorative Metal Roll-Up Garage DoorPLAN 2XA | RanchFence LineFence LineFence LineT.G.T.G.T.G.T.G.10'-1F.F./T.O.C.T.G.T.G.T.G.T.G.10'-1F.F./T.O.C.Note: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A2X.4TWIN ARBORSLODI, CACITY SUBMITTALPLAN 2XB | Floor Plan(Corner Lot)Note: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALRightRearA2X.5PLAN 2XB | FarmhouseMATERIALS: RANCHRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardBeam/Outlooker/Brace: Wood or PolyurethaneExterior: Stucco with Lap SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Brick VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass LitesT.O.P.F.F./T.O.C."10'-1"T.O.P.T.O.P.F.F./T.O.C.1"10'-1"T.O.P.Fence LineFence LineFence Line10'-1F.F./T.O.C.T.G.T.G.T.G.T.G.10'-1F.F./T.O.C.T.G.T.G.T.G.T.G.Rear OptionNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A3.1TWIN ARBORSLODI, CACITY SUBMITTALPLAN 3 | Elevations3A | Ranch3B | Farmhouse3C | ContemporaryNote: Artist’s Conception; Colors, Materials And Application May Vary. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A3.2TWIN ARBORSLODI, CACITY SUBMITTALPLAN 3A | Floor PlanUpper LevelLower LevelNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A3.3TWIN ARBORSLODI, CACITY SUBMITTALPLAN 3A | Floor Plan OptionsNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearA3.4MATERIALS: RANCHRoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardOutlooker/Brace: Wood or PolyurethaneExterior: Stucco with Board + Batts SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Stone VeneerGarage Door: Decorative Metal Roll-Up Garage Door PLAN 3A | RanchFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A3.5TWIN ARBORSLODI, CACITY SUBMITTALPLAN 3B | Floor PlanUpper LevelLower LevelNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearA3.6MATERIALS: FARMHOUSERoof: Concrete Flat Tile RoofFascia: 2X Wood FasciaBarge: Wood Barge BoardBeam/Outlooker/Brace: Wood or PolyurethaneExterior: Stucco with Lap SidingWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Brick VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass Lites PLAN 3B | FarmhouseFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA A3.7TWIN ARBORSLODI, CACITY SUBMITTALPLAN 3C | Floor PlanUpper LevelLower LevelNote: Preliminary floor plan design. Some rooms, walls, details, etc. may change prior to plan submittal. 0 2 4 8 | 2019057 | 06-18-18© 2019 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA TWIN ARBORSLODI, CACITY SUBMITTALLeftRightRearA3.8PLAN 3C | ContemporaryMATERIALS: CONTEMPORARYRoof: Concrete Flat Tile RoofFascia: 2X Wood Fascia Barge: Wood Barge BoardExterior: StuccoWindow & Door Trim: Foam and Wood TrimEntry Door: Decorative Front Entry DoorVeneer: Stone VeneerGarage Door: Decorative Metal Roll-Up Garage Door with Optional Glass LitesFence LineFence LineFence LineNote: Preliminary design. Some minor modifications may by made prior to plan submittal. 1 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: January 9, 2019 APPLICATION NO: Subdivision Application: 2018-38 S REQUEST: Request for Planning Commission approval of a Subdivision Map for the Twin Arbors Subdivision, a 5.42 acre, 28 unit subdivision at 2040 Cochran Road. (Applicant: Lodi Athletic Clubs; File: 2018-38 S; CEQA Status: Section 15332 – In-fill development consistent with the General Plan and Zoning Code) LOCATION: 2040 Cochran Road Lodi, CA 95240 APN: 027-310-08 APPLICANT: Lodi Athletic Clubs c/o Larry Gilzean 11344 Coloma Road #350 Gold River, CA 95670 PROPERTY OWNER: Lodi Athletic Clubs c/o Larry Gilzean 11344 Coloma Road #350 Gold River, CA 95670 RECOMMENDATION Staff recommends that the Planning Commission approve the proposed 28 lot Tentative Subdivision Map for the Twin Arbors-Cochran Road Subdivision subject to conditions in the attached draft resolution. The proposed project includes a private roadway with Home Owners Association to maintain any common features. The current proposal includes a choked down entry feature. Gates are not proposed at this time, but could be included in the future. PROJECT/AREA DESCRIPTION General Plan Designation: Low Density Residential Zoning Designation: Low Density Residential Property Size: 5.42 acres 2 The adjacent zoning and land use characteristics: ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE North Low Density Residential Low Density Residential single family residences South Low Density Residential Low Density Residential single family residences East Low Density Residential Low Density Residential WID canal and single family residences West Low Density Residential Low Density Residential single family residences BACKGROUND The project site is part of the Sun West development area. This area is comprised of larger lots and larger homes in Lodi. The Sun West Swim and Tennis Club was granted Use Permit approval in September 1971. Ultimately, the property was annexed into the City Limits in early 1972 and building permits issued for the property in July of 1972. Since 1973 the property has operated as a private Swim and Tennis Club. This is not a public facility and has never been used in that manner. The property has always had a low density residential underlying General Plan and Zoning designation consistent with the surrounding area. The existing site has a parking lot, swimming pool, tennis courts, gym building and associated site improvements. ANALYSIS Existing Conditions: The subject site is a 5.42 acre parcel containing a private swim and tennis club. 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 5.16 units per acre. The proposed lotting meets the density requirements for parcel sizes. 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 28 lots ranging in size from 5,940 sq ft up to 10,016 sq ft. Lots 1 thru 6 along the western boundary range in size from 6,644 sq ft to 9,351 sq ft. Lots 7 thru 11 along the southern border range in size from 7,401 sq ft to 10,016 sq ft. Lots 12 thru 17 along the eastern / WID canal border range in size from 6,435 sq ft to 8,890 sq ft. Lots 18 thru 28 on the interior of the project range in size from 5,940 sq ft to 6,698 sq ft. The following table identifies the lot and corresponding lot size. 3 Lot Number Size – Square Feet Lot Number Size – Square Feet 1 7,595 15 6,435 2 6,932 16 6,435 3 6,932 17 8,002 4 6,932 18 6,558 5 6,644 19 5,940 6 9,351 20 5,940 7 9,305 21 5,940 8 7,401 22 6,535 9 7,412 23 6,435 10 7,423 24 6,532 11 10,016 25 5,940 12 8,890 26 5,940 13 6,514 27 5,940 14 6,435 28 6,698 Parcels in the northern Sun West area range on average anywhere from 5,000 sq ft to 14,000 sq ft in size. There are a number of lots that are 7,000 sq ft and 7,500 sq ft in size. There is not a uniform lot size in the area, but lots are generally larger custom home site. The lots within the Twin Arbors project vary. That is consistent with the neighborhood area. 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 4 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 Cochran Road. The project includes a private looped road that will be maintained by a Home Owners Association. The road includes 32 feet of travel lane. This is typical of our roadway development standards. The current proposal includes a choked down entry feature. Entry gates are not proposed at this time, but could be included in the future. Project Traffic: The Twin Arbors club had an average off-season daily member attendance of 250 to 400 members and a daily traffic volume of approximately 300 to 450 vehicle trips. The club had an average Summer daily member attendance of 500 to 700 members and a daily traffic volume of 500 to 800 trips. The proposed project will generate 28 lots times 8 average trips per day totaling 224 daily trips. These are less trips than currently take place with a commercial health club facility. Comments on the project • Community members have requested that the City purchase the property and turn the facility into a public park. The City of Lodi does not have the finances to make the purchase and support the annual operating expenses. The property has been used for private recreation. A public park would be a very different feature in this neighborhood. Staff does not support a land use change to a public park in this neighborhood. • This facility has provided a recreational opportunity to Lodi High School student athletes for tennis and swimming. The City of Lodi needs to replace these opportunities. Staff understands that district dollars are being spent on updating school athletic facilities. The Lodi tennis team may be playing at Woodbridge Golf and Country Club. The school district needs to verify what facilities are available and the current condition of these facilities. • The City needs to provide more public recreation facilities. As new residential development build, neighborhood parks and community park impact fees are being collected. Rose Gate Park and Reynolds Ranch Park have been constructed as part of the developments. Villa Fiori and Gateway North will be building in the next 2 years. Expanded recreational opportunities are being constructed as needed with new developments. Growth Management Allocations Every project in Lodi needs Growth Allocations to develop. For this project 28 allocations would be required. Because this project does not have a home builder or developer identified, the applicant will come back at a later date to request allocations. At that time the neighborhood will be able to know who the home builder is and see what product they are looking to build. Conclusion Staff sent a copy of the application to various City departments for review and comment. Their comments and requirements incorporated into the attached resolution. Staff believes that the Commission can make the findings in order to approve the proposed project, subject to 5 conditions outlined in the attached resolution. The proposed tentative map, as described in the code compliance sections above, is consistent with the current General Plan (2010). The proposed residential development aligns with the residential land use designations and densities assigned to site in the current General Plan. The site for the proposed subdivision is suitable for the density and type of development proposed in that it is a flat piece of land. Also the design of the subdivision and type of improvements would not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that there are no existing public access easements on the site. Further, as stated in the code compliance sections above, the applicant has proposed development standards for this subdivision that are consistent with the historical development of the City. ENVIRONMENTAL ASSESSMENT The California Environmental Quality Act (CEQA) requires analysis of agency approvals of discretionary “Projects.” A “Project,” under CEQA, is defined as “the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.” The proposed 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, December 29, 2018. Eighty-seven (87) 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: 6 “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 28 lot Tentative Subdivision Map for the Twin Arbors – Cochran Road Subdivision 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. Surrounding parcels lot sizes C. Subdivision Map D. Comment Letters E. Draft Resolution 1 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: February 13, 2019 APPLICATION NO: Subdivision Application: 2018-38 S REQUEST: Request for Planning Commission approval of a Subdivision Map for the Twin Arbors Subdivision, a 5.42 acre, 27 unit subdivision at 2040 Cochran Road. (Applicant: Lodi Athletic Clubs; File: 2018-38 S; CEQA Status: Section 15332 – In-fill development consistent with the General Plan and Zoning Code) LOCATION: 2040 Cochran Road Lodi, CA 95240 APN: 027-310-08 APPLICANT: Lodi Athletic Clubs c/o Larry Gilzean 11344 Coloma Road #350 Gold River, CA 95670 PROPERTY OWNER: Lodi Athletic Clubs c/o Larry Gilzean 11344 Coloma Road #350 Gold River, CA 95670 RECOMMENDATION Staff recommends that the Planning Commission approve the proposed 27 lot Tentative Subdivision Map for the Twin Arbors-Cochran Road Subdivision subject to conditions in the attached draft resolution. At the January 9, 2019 Planning Commission meeting, staff requested that the item be continued in order to work with the applicant to respond to roadway width and lot size concerns. The applicant has removed an interior lot, made numerous lots larger and increased the width of the roadway The previous staff report is included as attachment C. 2 ANALYSIS Lot Sizes The table below identifies previous lot sizes and new proposed lot sizes in bold. Lot Number Size – Square Feet Lot Number Size – Square Feet 1 7,595 7,577 15 6,435 6,403 2 6,932 7,100 16 6,435 6,403 3 6,932 7,100 17 8,002 7,976 4 6,932 7,100 18 6,558 7,196 5 6,644 6,891 19 5,940 6,501 6 9,351 8,811 20 5,940 6,501 7 9,305 9,208 21 5,940 6,501 8 7,401 7,346 22 6,535 7,142 9 7,412 8,011 23 6,435 10 7,423 7,584 24 (23) 6,532 7,140 11 10,016 9,443 25 (24) 5,940 6,501 12 8,890 8,685 26 (25) 5,940 6,501 13 6,514 6,383 27 (26) 5,940 6,501 14 6,435 6,402 28 (27) 6,698 7,334 3 The applicant removed a lot from the inner portion of the development and made numerous lots larger to create parcels that would be more constant with the existing Sun West developments. The previous project had an average lot size of 7,023 sq ft with the smallest lot at 5,984 sq ft and the largest lot at 10,016 sq ft. The current proposal has an average lot size of 7268 sq ft with the smallest lot at 6,383 sq ft and the largest lot at 9,443 sq ft. • The average lot size has increased by 245 sq ft. • The applicant has reduced the size of the largest lots and created lots that on average are larger. • Sixteen of the lots are over 7,100 • Five lots are over 8,000 sq ft. • The four smallest lots back-up to the WID canal. Roadway Width The public roadway curb to curb in Rose Gate is 30 ft. The private roadway curb to curb in Harvest Crossing (Grupe) is 32 ft. The private roadway curb to curb in Vintner Square (Grupe) is 32 ft. The public roadway curb to curb in Vintner Terrace (Peterson Property) is 34 ft. The private roadway curb to curb in Twin Arbors Cochran Road is 33 ft. The proposed roadway is consistent with the current roadway standards for Lodi. 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. 4 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, February 2, 2019. Ninety-one (91) 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. 5 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 27 lot Tentative Subdivision Map for the Twin Arbors – Cochran Road Subdivision 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. January 9, 2019 Planning Commission Staff Report D. Draft Resolution 1 CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: July 24, 2019 APPLICATION NO: Growth Allocation: 2018-38 GA REQUEST: Request of the Planning Commission to recommend the City Council approve 27 Low Density Residential Growth Allocations for the Twin Arbors Subdivision, a 5.42 acre, 27 unit subdivision at 2040 Cochran Road. (Applicant: Michael Florsheim, DM Squared Homes, Inc.; File: 2018-38 S; CEQA Status: Section 15332 – In-fill development consistent with the General Plan and Zoning Code) LOCATION: 2040 Cochran Road Lodi, CA 95240 APN: 027-310-08 APPLICANT: Michael Florsheim DM Squared Homes, Inc. 4719 Quail Lakes Dr, Ste G Stockton, CA 95207 PROPERTY OWNER: Lodi Athletic Clubs c/o Larry Gilzean 11344 Coloma Road #350 Gold River, CA 95670 RECOMMENDATION Staff recommends that the Planning Commission recommend to the City Council approval of the request for Growth Management Allocations for 27 Low Density Lots, subject to the attached draft resolution. PROJECT HISTORY / PROPOSAL The Planning Commission approved the Twin Arbors - 27 lot subdivision on February 13, 2019. The applicant was requested to come back to the Planning Commission for growth allocations once a developer for the site was ready to provide examples of proposed housing plans. DM Squared Homes / Michael Florsheim is in contract to purchase the Twin Arbors project. For the past four months, the project home builder has been working on developing homes that would be consistent with the surrounding area. 2 The proposal calls for three house models. Model 1 is a single story – 2,177 sq ft home with three elevations including Ranch, Contemporary and Farmhouse. Model 2 is a single story – 2,501 sq ft home with four elevations including Ranch, Ranch with Outdoor Room, Farmhouse and Contemporary with Outdoor Room. This model also includes an enhanced corner lot configuration for use on lots 18 and 27. Model 3 is a two story – 3,157 sq ft home with three elevations including Ranch, Contemporary and Farmhouse. The applicant proposes single story homes along lots 1 – 11 (the lots adjacent to existing single story residences. All three homes could be plotted on lots 12 – 27. The applicant has designed homes specifically for lots 18 and 27 in order to create a front door facing onto Cochran Road. The applicant was requested to development homes with massing and treatments that are consistent with the surrounding area. Staff has reviewed the submittal and support the architecture and recommends approval of the growt h allocations. Growth Management Allocations The applicant is requesting 27 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. 3 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. 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 three housing types: 44 percent low density = 211 units 28 percent medium density = 134 units 28 percent high density = 134 units. 4 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 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 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. 5 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 1449 187 0 1266 Medium (7.1-20) 580 134 712 0 80 634 High (20.1-30) 660 134 792 0 0 794 TOTAL 2,482 479 2,961 -- -- 2,694 6 Table E identifies 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 Table G identifies potential Growth Allocations for 2019 allocated to Twin Arbors – DM Squared Homes Table G: Growth Management Allocation for Twin Arbors – DM Squared Homes Available Allocations 2019 Total Remaining for 2019 Twin Arbors – DM Squared Homes Total Remaining for 2019 Low (0.1-7) 1232 27 1205 Medium (7.1-20) 634 0 634 High (20.1-30) 794 0 794 TOTAL 2,660 27 2,633 7 Table H identifies growth allocations provided to projects from 2013 through 2018. Table H: Current Allocations from 2013 to 2019 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 Iris Drive 9 9 Interlaken Drive 25 25 TOTAL 1475 871 927 3,273 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. 8 The Twin Arbors – Cochran Road project is an in-fill development and the City encourages infill development. 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, July 13, 2019. Eighty-Four (84) public hearing notices were sent to all property owners of record within 9 a 300-foot radius of the project site as required by California State Law §65091 (a) 3. Public notice also was mailed to interested parties who had expressed their interest of the project. RECOMMENDED MOTIONS Should the Planning Commission agree with staff’s recommendation, the following motion is suggested: “I move that the Planning Commission adopt a Resolution finding that the project has satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 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 recommend the City Council approve 27 Low Density Residential Growth Allocations for the Twin Arbors Subdivision, a 5.42 acre, 27 unit subdivision at 2040 Cochran Road subject to 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. DM Squared Homes – Architecture Packet D. February 13, 2019 Planning Commission Staff Report E. Draft Resolution 1 RESOLUTION NO. 19-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF LODI ATHLETIC CLUBS FOR APPROVAL OF SUBDIVISION MAP FOR TWIN ARBORS-COCHRAN ROAD SUBDIVISION, A 5.42- ACRE, 27-LOT SINGLE-FAMILY RESIDENTIAL AT 2040 COCHRAN 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 2040 Cochran Road, Lodi, CA 95240 (APN: 027- 310-08); and WHEREAS, the applicant is Lodi Athletic Clubs, c/o Larry Gilzean, 11344 Coloma Road #350, Gold River CA ; and WHEREAS, the applicant, Lodi Athletic Clubs, c/o Larry Gilzean, has filed the “Twin Arbors-Cochran Road” Subdivision Map Application with the City of Lodi; and WHEREAS, the project property owners of record is Lodi Athletic Clubs, c/o Larry Gilzean, 11344 Coloma Road #350, Gold River CA ; and WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010, approved the land use designation as Low Density Residential 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 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; and WHEREAS, the Subdivision Map contains 5.42 acres, 27-lots, and is located at 2040 Cochran 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 2 Public Works Department Standards and Specifications, Zoning Ordinance, as well as all other applicable standards. 2. The standard size, shape and topography of the site is physically suitable for residential development proposed in that the site is generally flat and is not within an identified natural hazard area. 3. The site is suitable for the density proposed by the tentative subdivision map in that the site can be served by all public utilities and creates design solutions for storm water, traffic and air quality issues. 4. The standard design of the proposed tentative subdivision and the proposed improvements are not likely to cause substantial environmental damage or injure fish or wildlife or their habitat in that the site has been previously disturbed by agricultural activities. The project is consistent with the previous EIRs prepared for the property. 5. The design of the proposed tentative subdivision and type of improvements are not likely to cause serious public health problems in that all public improvements will be built per City standards and all private improvements will be built per the California Building Code. 6. The design of the proposed tentative subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed tentative subdivision. 7. The subdivision is conditioned to construct improvements thereby insuring that an adequate Level of Service is maintained on the roadways within the area. 8. 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. 9. 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. 10. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth Management Element allows for density consistent with the proposed subdivision map. 11. Said Subdivision Map complies with the requirements of Article 5 of the Lodi Development Code, governing subdivision maps. NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of the City of Lodi hereby approves the Twin Arbors-Cochran Road subdivision map 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 3 development approval on any grounds whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense. 2. This recommendation for approval by the Planning Commission shall not constitute an authorization to begin any construction. 3. The developer shall comply with all the applicable requirements of the City’s Community Development Department including Planning and Building Divisions; Public Works, Fire and Electric Utility Departments; and all other applicable local, state and federal agencies. It is the responsibility of the applicant to check with each agency for requirements that may pertain to the project. 4. The Tentative Map shall expire within 24 months of Planning Commission approval or a time extension must be granted by the Planning Commission. 5. The Final Map shall be in substantial conformance to the approved Tentative Map, as conditioned, and that any future development shall be consistent with applicable sections of the Municipal Code. 6. The developer shall install, on each residence, minimum four-inch high block style numbers for address identification. The numbers shall be in color that is contrasting to the background surface to which they are adhered and shall be readily visible from the street during the day and night. The construction drawings for the house plans shall identify the location of the address boxes or numbers on the house 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. If archeological materials are uncovered during any construction or pre-construction activities on the site, all earthworks within one hundred feet (100’) of these materials shall be stopped, the Community Development Department notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, shall be notified. Site work in this area shall not occur until the archeologist has had an opportunity to evaluate the significance of the find, and outline appropriate mitigation measures, if they are deemed necessary. 11. All stub end streets planned for future continuation and undeveloped cul-de-sacs shall be temporarily protected with warning barricades and redwood headers to be approved by the City Engineer. 4 12. 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. 13. 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. 14. 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. 15. 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. 16. The developer shall ensure finished pad elevations are at a minimum one foot above the 100 year base flood elevation as shown on the latest Federal Emergency Management Agency (FEMA) floodplain maps for San Joaquin County, California. The developer shall be responsible for all necessary activities, applications, documentation and costs to amend floodplain maps for their development. 17. 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. 18. 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. 19. 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. 20. 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. 21. All conditions of approval for this project shall be written by the project developer on all master building permit plan check sets submitted for review and approval. It is the responsibility of the developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. If the subdivision is to be built out using master plans. Please follow City of Lodi, Community Development Department Policies and Procedures # B-[08]-[13] Plan Submittal - Residential Master Plans and # B-[08]-[14] Permit Processing – Production Homes. 5 22. No variance from any City of Lodi adopted code, policy or specification is granted or implied by this approval. CDD - PLANNING 23. 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. 24. Prior to the construction of this project, the applicant / property owner / developer needs to secure Growth Management Allocations. CITY OF LODI FIRE DEPARTMENT 25. The developer shall comply with all applicable requirements of the California Fire Code and the adopted policies of the City of Lodi. 26. 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) 27. 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. 28. The developer shall install on-site and/or boundary water mains, fire hydrants and related services. Hydrants shall adhere to the City’s standard details, with their location determined by the Fire District and City Engineer, and shall be installed and in service prior to any combustible construction on the site. Public fire hydrant spacing and distribution shall be determined as follows: a. At 300 feet spacing in high density, commercial, industrial zoning or high-value areas; b. At 500 feet spacing in low density residential areas; c. At 1000 feet spacing in residential reverse frontage; d. A fire hydrant shall be located within 200 feet of the radius point of all cul-de-sacs; e. Hydrants shall be required on both sides of the street whenever one or more of the following conditions exist: i. Streets have median center dividers that make access to hydrants difficult, cause time delays, or create undue hazards or both; ii. On major arterials where there is more than four lanes of traffic; iii. Width of street in excess of 88 feet; iv. The existing street being widened or having a raised median center divider in the future pursuant to the General Plan Roadway Improvement Plans for the City of Lodi. 29. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. 6 CITY OF LODI BUILDING DEPARTMENT 30. Building permit is required for Site work. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2013 California Building code. Please review our policy handouts for specific submittal procedures. 31. The 2013 California Residential Code, Section R313.2 requires all new one and two-family dwellings to have an automatic residential fire sprinkler system installed. 32. Dwelling unit walls less than 3’ from the property lines are required to be 1 hour fire rated. 2013 CRC, Section R302, Table R302.1 (2 33. Sanitary sewer drainage pipe shall be sized as per 2013 CPC, Table 703.2 or 717.1 and is to be sloped a minimum of 1% (4” – 6” pipe). 2013 CPC, Section 718.1 34. Plans to specify and show a fire access lane to extend within 150’ of all portions of any structure. Fire access lane to be a minimum of 24’ wide. Dead end fire access lanes in excess of 150’ in length shall be provided with an approved area for turning around fire apparatus. Further, amend plans to specify and show fire lane striping (red curb or stripe with “Fire Lane” in 4” high white letters, ¾” stroke at intervals not less than 50’) and fire lane sign at the entrance and the extremity of the lane. 2016 CFC, Section 503.1 and LMC 15.20.080 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: 35. Engineering calculations for the storm drain, water, and wastewater mains shall be submitted for approval with the improvement plans. 36. Engineered Improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Plan submittal shall include: a) Approved tentative map, signed by the Community Development Director. b) Storm drainage facilities design shall conform to the Multi-Agency Post- Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015. c) Irrigation plans and plantings shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor’s Executive Order B-29-12 adopted on December 31, 2015. 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. d) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed geotechnical engineer. e) Grading, drainage and erosion control plan. f) Copy of Notice of Intent for NPDES permit, including storm water pollution prevention plan (SWPPP). g) All utilities, including electrical, gas, telephone and cable television facilities. 7 h) Joint Trench plans (required with second submittal). i) Provide an onsite fire truck/garbage truck turning analysis. j) Traffic striping and signage modifications for Cochran Road. 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. 37. Design and installation of public improvements to be in accordance with City master plans. Street, wastewater, storm drainage, and water master plans and design calculations for the development will be required. a) Street i) Install frontage improvements including but not limited to pavement, driveway, streetlights, landscaping, curb, gutter and sidewalk along the Cochran Road frontage within the project limits in accordance with City Standards. ii) Construct concrete driveway access to Kaufman Circle on Cochran Road. The driveways shall be designed per City of Lodi Standard Plans. iii) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs needed along Cochran Road. iv) Repair existing damaged frontage improvements, including but not limited to curb, gutter, sidewalk, and pavement along the Cochran Road frontage within the project limits in accordance with ADA and City Standards. v) Traffic striping modifications shall be performed as necessary along Cochran Road (from Peach Street to the cul-de-sac). vi) The private street should allow parking on one side of the street to alleviate future street parking issues on Cochran Road. b) Wastewater i) Wastewater system shall be designed in conformance with the City’s Wastewater Master Plan and design standards. ii) Individual private wastewater services shall be provided to each parcel from an on-site private wastewater main. iii) The on-site private wastewater system from the private sewer lift station shall be connected to the existing 6-inch public wastewater main in Cochran Road per City Standards. The force main and any gravity mains upstream of the lift station shall be private and shall remain in the private property or private easement. A manhole or riser shall be installed at the lift station site to separate the private wastewater line from the public wastewater line. c) Storm Drainage i) The storm drain system shall be designed in conformance with the City’s Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. 8 ii) On-site storm water shall be collected on-site with private storm drain mains and discharged to the public storm drain pipe in Cochran Road. A manhole or riser shall be installed at the right of way to delineate the private storm water from the public storm water line. iii) Slopes for all parcels within the development shall flow towards the proposed streets. All stormwater shall be collected within the development and cannot flow to neighboring parcels. iv) An overland flood release pathway shall be incorporated into the streets and circulation design plan for each subarea. For example, when any particular catch basin is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1-foot below any finished floor elevation without releasing the excess water toward the planned flood release point. v) The starting hydraulic grade line (HGL) for the project at the Cochran Road storm drain manhole connection is 35.96. d) Water i) The water system shall be designed in conformance with the City’s Water Master Plan and design standards. ii) Individual water services shall be provided to each parcel from an on-site public water main. Service sizes shall be identified on the plans. iii) The on-site public water main shall be looped and connected to the existing public water main in Cochran Road subject to approval of City Engineer. iv) Water meter boxes shall be located inside a public utility easement and outside of areas subject to vehicular travel. 38. 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 for public improvements will be two (2) years, commencing on the date of acceptance of the public improvements. 39. 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. 40. 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. 9 41. Project design and construction shall be in compliance with the applicable terms and conditions of the Multi-Agency Post-Construction Stormwater Standards Manual adopted by the City of Lodi in compliance with the State Water Resources Control Board’s Phase II MS4 permit. a) A Project Storm Water Plan must be submitted for approval prior to any improvement plans submittal. b) State-mandated construction site inspections to assure compliance with the City of Lodi’s Phase II MS4 permit are required. The fee for these inspections is the responsibility of the developer and must be paid prior to the map filing or commencement of construction operations, whichever occurs first. 42. All existing unused water, wastewater or storm drain connections shall be abandoned in accordance with City Standards at the owner’s expense. 43. Remove or abandon all wells, septic systems, irrigation pipes, and underground tanks in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. 44. If this project is constructed in phases, the following improvements shall be constructed with the first phase: a) All public frontage improvements. b) Public and private utility mains and services for each parcel including the extension of the public storm main. c) Private access road improvements and emergency vehicle entrance. 45. As set forth in Resolution No. 2007-59 approved by the City Council on April 4, 2007, the territory included in the subdivision map shall be annexed to the City of Lodi Community Facilities District No 2007-1 (Public Facilities) prior to final map approval. All costs associated with annexation to the District shall be the Developer’s responsibility. 46. 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 storm drain system, private wastewater system, 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 also discuss guest parking and garbage pick-up. Following approval of the HOA by staff, the HOA shall be recorded concurrently with the final map. 47. The following comments are provided as a matter of information. The items listed are not requirements of the Public Works Department, but indicate conditions normally imposed by other City departments or agencies which affect and/or need to be coordinated with the design and installation of Public Works requirements: a) Fire hydrants and on-site fire protection as required by the Fire Department. b) Landscaping and irrigation system as required by the Community Development Department. 10 c) Applicable agreements and/or deed restrictions for access, use and maintenance of shared, private facilities to Community Development Department approval. d) Community parking needs per Community Development Director. e) Fire Department requires a 96-foot diameter curb to curb for fire truck turn around at the cul-de-sacs. f) Encroachment permit or right-of-entry from Woodbridge Irrigation District. 48. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 49. Existing water and wastewater pipelines shall not be impacted by this project. If portions of pipeline are to be temporarily taken out of service or modified, the developer must provide alternative services with equal or greater flow capacity. Any modification and/or alternative services must be approved by the Public Works Director prior to disturbing any services. 50. Provide locations of all water valves and fire hydrants within the development. All water valves and fire hydrants shall have a maximum spacing conforming to the City Design Standards section 4.501 and 4.502, respectively. 51. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi, including, but not limited to the on-site public water main. 52. All property dedicated to the City of Lodi shall be free and clear of all liens and encumbrances and without cost to the City of Lodi and free and clear of environmental hazards, hazardous materials or hazardous waste. Developer shall prepare and submit a hazardous materials report and shall indemnify the City against any and all hazardous materials and/or ground water contamination for all property/easements dedicated to the City. 53. The Non-Exclusive Egress and Ingress Easement along the private road and other access easements for all common drives shall be dedicated for the purposes of access. Said access easement shall be to the approval of the Public Works Department, Community Development Department and Fire Department. 54. 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 on Cochran Road except at driveway locations specifically approved by the Public Works Department. c) Waiver of access rights along the Woodbridge Irrigation Canal property. d) Standard note regarding requirements to be met at subsequent date. e) Subdivision Map Guarantee. f) Home Owners Association’s proposed Declaration of Covenants, Conditions, and Restriction. g) Standard note identifying public and private infrastructure and the associated maintenance and operation responsibilities. h) Annexation to Community Facilities District 2007-1 11 The project area shall fund the establishment of a new Mello-Roos Community Facilities District (CFD) or provide an alternative funding mechanism which is acceptable to the Finance Director of the City, to fund the project’s fair share of public services which may include, but is not be limited to, police protection, fire protection, parks/parkway maintenance, landscape maintenance, street maintenance, street light maintenance, flood and storm drainage protection services, as well as maintenance and operations of other community facilities, as well as the maintenance costs of other community facilities. The annexation process can take several months, so applicants should plan accordingly. The application fee and completed application for the establishment of the CFD is due prior to the Resolution of Intention to Establish the CFD and Levy the Special Tax. 55. Payment of the following: a) Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of final inspection of the homes. c) Water meter installation fees at the time of building permit issuance for each parcel. d) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance for each parcel. e) Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. f) Fees charged for design, review, inspection, impact, or encroachment by the various agencies and utility companies having jurisdiction in this area. g) Annexation into the new City of Lodi Community Facilities District – Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. h) Storm drainage volume mitigation bank for Post Construction Storm Water if needed. It is estimated to be $100 per cubic yard. i) SB 5 certification fee ($200 per lot) if needed. 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. 56. 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 subdivision, and that the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 57. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Building Permit issued from the City of Lodi Building Department for all private utilities and on-site private street improvements. 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 ínfrastructure. d) NPDES Construction General Permit (SWPPP). e) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. Dated: February 13,2019 I certiff that Resolution No. 19-02 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on February 13,2019 by the following vote: AYES: Commissioners NOES: Commissioners: ABSENT: Commissioners: Cummins, Gomes, Hennecke, Hicks, Kirsten, Slater and Chair Olson None None ATTEST Secretary, Planning Gommission 12 1 RESOLUTION NO. 19-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI RECOMMENDING THE CITY COUNCIL APPROVE 27 LOW DENSITY RESIDENTIAL GROWTH ALLOCATIONS FOR THE TWIN ARBORS SUBDIVISION, A 5.42 ACRE, 27 UNIT SUBDIVISION AT 2040 COCHRAN 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 Growth Management Allocation, in accordance with the Lodi Municipal Code, Section 15.34 - Growth Management Plan For Residential Development; and WHEREAS, the project site is located at 2040 Cochran Road, Lodi, CA 95240 (APN: 027-310-08); and WHEREAS, the applicant is Michael Florsheim, DM Squared Homes 4719 Quail Lakes Dr, Ste G., Stockton, CA 95207 ; and WHEREAS, the project property owners of record is Lodi Athletic Clubs, c/o Larry Gilzean, 11344 Coloma Road #350, Gold River CA ; and WHEREAS, the applicant, Michael Florsheim, DM Squared Homes, has filed a request for 27 low density growth allocations for the Twin Arbors – Cochran Road subdivision 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 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 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; and WHEREAS, the Subdivision Map contains 5.42 acres, 27-lots, and is located at 2040 Cochran 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: 2 1. The proposed design and improvement of the tentative subdivision, as conditioned, will conform to the standards and improvements mandated by the adopted City of Lodi Public Works Department Standards and Specifications, Zoning Ordinance, as well as all other applicable standards. 2. The standard size, shape and topography of the site is physically suitable for residential development proposed in that the site is generally flat and is not within an identified natural hazard area. 3. The site is suitable for the density proposed by the tentative subdivision map in that the site can be served by all public utilities and creates design solutions for storm water, traffic and air quality issues. 4. The standard design of the proposed tentative subdivision and the proposed improvements are not likely to cause substantial environmental damage or injure fish or wildlife or their habitat in that the site has been previously disturbed by agricultural activities. The project is consistent with the previous EIRs prepared for the property. 5. The design of the proposed tentative subdivision and type of improvements are not likely to cause serious public health problems in that all public improvements will be built per City standards and all private improvements will be built per the California Building Code. 6. The design of the proposed tentative subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed tentative subdivision. 7. The subdivision is conditioned to construct improvements thereby insuring that an adequate Level of Service is maintained on the roadways within the area. 8. 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. 9. 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. 10. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth Management Element allows for density consistent with the proposed subdivision map. 11. Said Subdivision Map complies with the requirements of Article 5 of the Lodi Development Code, governing subdivision maps. 12. There are available Low Density Residential Growth Allocations available for the project. 13. The Planning Commission has reviewed the application and finds it consistent with the Growth Allocation request process. NOW, THEREFORE, BE IT DETERMINED AND RESOLVED, by the Planning Commission of the City of Lodi hereby recommends that the City Council approve Michael Florsheim, DM Squared Homes request for 27 Low-Density Residential - growth management allocation units, for the Twin Arbors - Cochran Road 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, indemniñ7 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 Lodishall 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. lt is the responsibility of the applicant to check with each agency for requirements that may pertain to the project. 4. Lots 1 - 11 will be limited to single story residences. Dated: July 24,2019 I certify that Resolution No. 19-09 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on July 24,2019 by the following vote: AYES: Commissioners: Cummins, Hennecke, Hicks and Chair Olson NOES: Commissioners: None ABSENT: Commissioners: Gomes and Slater ATTEST Secretary, Planning Comm ission 3 RESOLUTION NO. 2019-17 4 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LODI APPROVING THE PLANNING COMMISSION'S RECOMMENDATION FOR THE 2019 GROWTH MANAGEMENT ALLOCATIONS FOR THE DM SQUARED HOMES - TWIN ARBORS SUBD¡VISION 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 27 Low-Density Residential Growth Management Allocations to Mr. Michaél Florsheim for his development of the DM Squared Homes - Twin Arbors Subdivision: Requested Recommended 2019 Al 2019 Al ons Twin Arbors Twin Arbors Twin Arbors 27 Low-Density 0 Medium-Density 0 High-Density 27 Low-Density 0 Medium-Density 0 High-Density IFER City Clerk Dated: August 21,2019 I hereby certify that Resolution No. 2019-174 was passed and adopted by the City Council of the City of Lodi in a regular meeting held August21,2019, by the following vote: AyES: COUNCIL MEMBERS - Johnson, Nakanishi, and Mayor Chandler NOES: COUNCIL MEMBERS - Kuehne and Mounce ABSENT: COUNCIL MEMBERS - None ABSTAIN: COUNC¡L MEMBERS - None \r\ tolo 2019-174 Public hearing to consider adopting a resolution approving the Planning Commission’s recommendation to authorize 27 Low-Density Residential Growth Management Allocations for the DM Squared Homes – Twin Arbors Subdivision. File: 2018-38 S In-fill development consistent with the General Plan and Zoning Code) VICINITY MAP CC REQUEST CC •The project proposal has an average lot size of 7268 sq ft with the smallest lot at 6,383 sq ft and the largest lot at 9,443 sq ft. •Sixteen of the lots are over 7,100. •Five lots are over 8,000 sq ft. •The four smallest lots back-up to the WID canal. •Single story residences will be built on lots 1 – 11. REQUEST CC REQUEST CC •The Planning Commission approved the Twin Arbors - 27 lot subdivision on February 13, 2019. •The applicant was requested to come back to the Planning Commission for growth allocations once a developer for the site was ready to provide examples of proposed housing plans. •DM Squared Homes / Michael Florsheim is in contract to purchase the Twin Arbors project. For the past four months, the project home builder has been working on developing homes that would be consistent with the surrounding area. •The proposal calls for three house models. •The applicant proposes single story homes along lots 1 – 11 (the lots adjacent to existing single story residences. •All three homes could be plotted on lots 12 – 27. REQUEST CC REQUEST CC REQUEST CC REQUEST CC REQUEST CC REQUEST CC REQUEST CC REQUEST CC REQUEST CC Available Allocations 2019 Total Remaining for 2019 Twin Arbors – DM Squared Homes Total Remaining for 2019 Low (0.1-7) 1232 27 1205 Medium (7.1-20) 634 0 634 High (20.1-30) 794 0 794 TOTAL 2,660 27 2,633 Table G: Growth Management Allocation for Twin Arbors – DM Squared Homes