HomeMy WebLinkAboutAgenda Report - November 20, 2019 G-02AGENDA ¡TEM G-2
C¡rv or Loor
Gouncrl GouMUNrcATroN
TM
AGENDA TITLE:
MEET| NG DATE: November 20,2019
PREPARED BY: Community Development Director
Public Hearing to Consider Adopting a Resolution Approving the Planning
Commission's Recommendation to Authorize 12 High-Density Residential Growth
Management Allocations for the Sunwest Commons Subdivision
RECOMMENDED ACTION Public hearing to consider adopting a resolution approving the
Planning Commission's recommendation to authorize 12 High-
Density Residential Growth Management Allocations for the
Sunwest Commons Subdivision.
BACKGROUND IN FORMATION: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 Sunwest Commons Subdivision project
on September 1 1 ,2019. At this hearing the Planning Commission reviewed a request by Mitch Fletcher
for 12 High-Density Residential Growth Management Allocations for the Sunwest Commons Subdivision,
a 0.56-acre 12lot subdivision.
The Commission received comments from staff, the applicant and surrounding property owners and
voted 5-0 to recommend the City Council approve the applicant's request.
This project is one of the more dense projects that the City has reviewed in recent years. The density of
the project was a question raised by adjacent property owners. The Planning Commission was not
concerned by the project design or density. This is the type of housing project and density the State of
California is looking for to help increase affordable housing and in-fill housing.
This project is a model of housing projects the City will review as the State mandates additional housing
density and affordability. This is the type of high density residential project the Mixed Use Corridor
zoning designation anticipated to meet the City's obligation for affordable housing and our Regional
Housing Needs Assessment obligation.
Growth Management Allocations
The applicant is requesting 12 high-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
APPROVED
Stephen Schwaba ugr,City Manager
11-20-19 PH Sunwest Commons - GM Allocations
Page 2 of I
that the allocation units be distributed among housing types as follows; 44 percent low dens,ty,28
percent med¡um 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
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
2020
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
ResidentÍal
lUlulti-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*
2020 1 50#
* - Revel Senior Apartments
o- La Vida Senior Apartments
11-20-19 PH Sunwest Commons - GM Allocations
Page 3 of 8
The following calculation explains the current City population oÍ 68,272 as of January 1,2019 and 479
units available for 2019:
1. Calculate two percent of the City's current population: 68,272x2o/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 (479 du) units into the three housing types:
44 percent low density = 211 units
28 percent medium density = 134 units
28 percent high densitv = 134 units.
ln August 2018, the City Council expired allocations accumulated since 2013. The Council eliminated
1,273 allocations. This Council action created a new balance of 2,562 as detailed below in Table A.
Table A: 2018 Growth Allocation Balance
2018 C¡ty Council Reduction
Total Available
for 2018
Allocation
Reduction
Gurrent Balance
for 2018
Low (0.1-7)2,113 - 871 1,242
Medium (7.1-2Ol 770 - 110 660
Hish (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
0.1-201 0 660 0 0 0 660
High
(20.1-30)0 660 0 0 0 660
TOTAL 2,562 560 2,562
11-20-19 PH Sunwest Commons - GM Allocations
Page 4 of 8
* 2018 Allocations to Gateway North were provided prior to the Council action to reduce the overall
balance of allocations in August 2018.
Table G: Growth Management Allocation for Vineyard Terrace
* 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.r-7)1,242 211 1449 187 0 1266
Medium
(7.1-201 580 134 712 0 80 634
High
(20.1-30)660 134 792 0 0 794
TOTAL 2,482 479 2,961 2,694
Available Allocations
Total
Available
for 2018
Vineyard
Terrace
2018
Vineyard
Terrace
2019
Vineyard
Terrace
2020
Vineyard
Terrace
Total
Total
Remaining
for 2018
Low
(0.r-7)1,242 0 0 0 0 1242
Medium
0.1-201 660 80 80 75 235 580
High
(20.1-30)660 0 0 0 0 660
TOTAL 2,562 2,482 235 2,482
11-20:19 PH Sunwest Commons - GM Allocations
Page 5 of I
Tabfe 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 lor 2019 allocated to Bennett - lnterlaken Drive
Table F: Growth Management Allocation for Bennett - lnterlaken Drive
Available Allocations 201 9
Total Remaining for
2019
Bennett - lnterlaken
Drive
Total Remaining
for 2019
Low (0.1-7)1257 25 1232
Medium (7.1-2Ol 634 0 634
Hish (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 201 9
Total Remaining for
2019
Twin Arbors - DM
Squared Homes
Total Remaining
for 2019
Low (0.1-7)1232 27 1205
Medium (7.1-201 634 0 634
Hish (20.f-30)794 0 794
TOTAL 2,660 27 2,633
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
H¡gh (20.1-30)794 0 794
TOTAL 2,694 9 2,685
1'l-20-'19 PH Sunwest Commons - GM Allocations
Page 6 of I
Table H identifies potential Growth Allocations for 2019 allocated to Sunwest Cottages
Table H: Growth Management Allocation for Sunwest Cottages
Table I identifies growth allocations províded to projects from 2013 through 2018
Table l: Gurrent Allocations from 2013 to 2019
Available Allocations 201 9
Total Remaining for
2019 Sunwest Cotages Total Remaining
for 2019
Low (0.1-7)1205 0 1205
Medium (7.1-2Ol 634 0 634
Hish (20.r-30)794 12 782
TOTAL 2,633 12 2,621
ISSUED ALLOCATIONS
Proiect Low (0.1-7)Medium (7.1-201 Hish (20.r€0)TOTAL
Luca Place 17 17
Gianoni / Baker 18 18
Miller Property 65 65
Rose Gate 232 232
Van Ruiten Ranch 145 55 88 288
Reynolds Ranch 227 330 (2e8)557
Vintner Square 57 57
Garfield 6 6
Camper - Sac 28 28
Harvest Crossing 42 42
Rose Gate ll 250 95 180 525
Villa Fiore (VRR)67 67
Gateway North 107 98 329 534
Gateway South 560 0 0 560
Tienda Square I 8
Vineyard Terrace 235 235
lris Drive 9 I
lnterlaken Drive 25 25
Twin Arbors 27 27
TOTAL 1502 871 927 3,300
1'l-20-19 PH Sunwest Commons - GM Allocations
Page 7 of I
The Growth Management Ordinance includes a priority location area and a point system to assist the
City with prioritizing issuance of growth management allocations. The priority location area designates
lands available for development and provides development categories of one, two or three, with Priority
Area 1 being the first priority area for development. The priority areas are based on availability of city
services (e.9., water, wastewater, storm drains, streets, police, fire and parks). The proposed project site
is classified as an in-fill project. For scoring purposes in-fill projects are considered Priority Area 1
projects. The point system was established to rate projects based on various project merits in order to
determine if one project should be approved before another, particularly if there are more allocation
requests than there are available allocations. However, because the City hasn't had growth management
allocation requests since 2006, surplus allocations have been accumulated.
The Sunwest Commons 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 Council 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 potentialfor
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.
'11-20-19 PH Sunwest Commons - GM Allocations
Page I of I
FISCAL IMPAGT:
FUNDING AVAILABLE
Not applicable
Not applicable
uer
Community Development Director
Attachment:
1. Aerial A/icinity Map2. Tentative Subdivision Map3. Sunwest Commons - Architecture Packet4. Planning Commission Staff Report - January 9, 20195. Draft Resolution
VICINITY MAP
North
South
2115 West Kettleman Lane
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-20191/8" = 1'-0"HERRERA19-009111PLOT PLAN D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THERIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THERBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA
24'-0"K E T T L E M A N L A N E 18'-6"40'-6"10'-0"18'-6"40'-6"15'-0"5'-0"10'-0" P.U.E.10'-0" P.U.E.167'-0"9'-9"121'-3"4'-9"5'-0"15'-0"13'-0"LIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPPORCHPORCHPORCHPORCHPORCHPORCHWOOD FENCE34'-0"WOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEWOOD FENCEFIRST FLOOR LAYOUT BUILDING # 1BUILDING # 2
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-20191/8" = 1'-0"HERRERA19-009112PLOT PLAN D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THERIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THERBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA K E T T L E M A N L A N E 40'-6"10'-0"40'-6"15'-0"5'-0"10'-0" P.U.E.10'-0" P.U.E.167'-0"9'-9"121'-3"4'-9"5'-0"15'-0"13'-0"MASTER BEDROOM # 1CARPETBATH # 2TILEMASTER BEDROOMCARPETMASTER BEDROOM # 2CARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETW.I.C.CARPETLAUNDRY TILE
LAUNDRY
TILE
HALLCARPETHALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETMASTER BEDROOM # 1CARPETMASTER BEDROOM # 2CARPETMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETLAUNDRY
TILE
HALLCARPET61'-0"
SECOND FLOOR LAYOUTMASTER BEDROOM # 1CARPETBATH # 2TILEMASTER BEDROOMCARPETMASTER BEDROOM # 2CARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETW.I.C.CARPETLAUNDRY TILELAUNDRY TILEHALLCARPETHALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY TILEHALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY TILEHALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY TILEHALLCARPETMASTER BEDROOM # 1CARPETMASTER BEDROOM # 2CARPETMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETLAUNDRY TILEHALLCARPET1'-0"1'-0" CANTILEVER AT SECONDFLOOR ONLY AT 4 LOCATIONSTO ALLOW FOR THE GABLE ENDS1'-0"
1'-0"1'-0" CANTILEVER AT SECONDFLOOR ONLY AT 4 LOCATIONSTO ALLOW FOR THE GABLE ENDS1'-0" CANTILEVER AT SECONDFLOOR ONLY AT 4 LOCATIONSTO ALLOW FOR THE GABLE ENDSBUILDING # 1BUILDING # 2
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA113FIRST FLOOR PLAN D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.LIVING ROOM19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA 523 SQ. FT.ENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPLIVING ROOMENTRYTILETILEPWDR.1 CAR GARAGEKITCHENTILETILENOOKTILEUPPORCHPORCHPORCHPORCHPORCHPORCH20'-0"UNIT # 1523 SQ. FT.20'-0"UNIT # 2523 SQ. FT.20'-0"UNIT # 3523 SQ. FT.20'-0"UNIT # 4523 SQ. FT.20'-0"UNIT # 5523 SQ. FT.20'-0"UNIT # 6121'-3"40'-6"
BUILDING 1 & 2FIRST FLOOR PLANSCALE:1/4" = 1'-0"BUILDING # 1 & 2
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA114SECOND FLOOR PLAN D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA MASTER BEDROOM # 1CARPETBATH # 2TILEMASTER BEDROOMCARPETMASTER BEDROOM # 2CARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETW.I.C.CARPETLAUNDRY TILELAUNDRY TILEHALLCARPETHALLCARPET
BATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETMASTER BEDROOM # 1CARPETMASTER BEDROOM # 2CARPETMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETLAUNDRY
TILE
HALLCARPET702 SQ. FT.20'-0"UNIT # 1730 SQ. FT.20'-0"UNIT # 220'-0"UNIT # 320'-0"UNIT # 420'-0"UNIT # 520'-0"UNIT # 6702 SQ. FT.730 SQ. FT.730 SQ. FT.730 SQ. FT.2 BEDROOM UNIT2 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT121'-3"1225 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1225 TOTAL SQ. FT.SECOND FLOOR PLANSCALE:1/4" = 1'-0"BUILDING # 1BUILDING # 1
MASTER BEDROOM # 1CARPETBATH # 2TILEDate:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA115SECOND FLOOR PLAN D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA MASTER BEDROOMCARPETMASTER BEDROOM # 2CARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETW.I.C.CARPETLAUNDRY TILELAUNDRY TILEHALLCARPETHALLCARPET
BATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETBATH # 2TILEMASTER BEDROOMCARPETBEDROOM # 2CARPETCARPETBEDROOM # 3MASTER BATHTILEW.I.C.CARPETLAUNDRY
TILE
HALLCARPETMASTER BEDROOM # 1CARPETMASTER BEDROOM # 2CARPETMASTER BATHTILEBATH # 1TILEMASTER BALCONYW.I.C.CARPETW.I.C.CARPETLAUNDRY
TILE
HALLCARPET702 SQ. FT.20'-0"UNIT # 1730 SQ. FT.20'-0"UNIT # 220'-0"UNIT # 320'-0"UNIT # 420'-0"UNIT # 520'-0"UNIT # 6702 SQ. FT.730 SQ. FT.730 SQ. FT.730 SQ. FT.2 BEDROOM UNIT2 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT121'-3"1225 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1225 TOTAL SQ. FT.BUILDING # 2SECOND FLOOR PLANSCALE:1/4" = 1'-0"BUILDING # 2
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA116EXTERIOR ELEVATIONS D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA FRONT ELEVATIONSCALE:8121/4"=1'-0"81220'-0"UNIT # 120'-0"UNIT # 220'-0"UNIT # 320'-0"UNIT # 420'-0"UNIT # 520'-0"UNIT # 62 BEDROOM UNIT2 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT1225 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1225 TOTAL SQ. FT.BUILDING # 1REAR ELEVATIONSCALE:1/8"=1'-0"BUILDING # 1BUILDING # 1
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA116AEXTERIOR ELEVATIONS D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA REAR ELEVATIONFRONT ELEVATIONSCALE:SCALE:8121/4"=1'-0"1/8"=1'-0"81220'-0"UNIT # 120'-0"UNIT # 220'-0"UNIT # 320'-0"UNIT # 420'-0"UNIT # 520'-0"UNIT # 62 BEDROOM UNIT2 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT3 BEDROOM UNIT1225 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1253 TOTAL SQ. FT.1225 TOTAL SQ. FT.BUILDING # 2BUILDING # 2BUILDING # 2
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA117EXTERIOR ELEVATIONS D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA BUILDING # 1 LEFT SIDE ELEVATIONRIGHT SIDE ELEVATIONSCALE:SCALE:1/8"=1'-0"1/8"=1'-0"812512512BUILDING # 1BUILDING # 1
Date:Scale:Drawn:Job:SheetOf SheetsREVISIONSBY8-21-2019AS NOTEDHERRERA117AEXTERIOR ELEVATIONS D E S I G N
RESIDENTIAL DESIGN
JUAN F. HERRERA (209) 470-4122THIS DRAWING STRUCTURAL DESIGNS DISCLOSED THEREIN, AND THE TECHNICAL DATA INFORMATION REPRESENTED THEREBY ARE THE EXCLUSIVE PROPERTY OF JFH DESIGN, IT IS SUBMITTED IN CONFIDENCE AND SECRECY AND IS NOT TO BE REPRODUCED IN ANY MANNER OR DISCLOSED TO ANYONE ELSE WITHOUT EXPRESS WRITTEN CONSENT OF JFH DESIGN.19-009PROPOSED NEW CONDOS FOR:
FLETCHER DEVELOPMENT
KETTLEMAN LANE
CITY OF LODI, CALIFORNIA LEFT SIDE ELEVATIONRIGHT SIDE ELEVATIONSCALE:SCALE:1/8"=1'-0"1/8"=1'-0"812512512BUILDING # 2BUILDING # 2BUILDING # 2LEFT SIDE ELEVATIONRIGHT SIDE ELEVATIONSCALE:SCALE:1/8"=1'-0"1/8"=1'-0"812512512BUILDING # 2BUILDING # 2
1
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE: September 11, 2019
APPLICATION NO: Growth Allocations 2019-15 GA
Subdivision Application: 2019-15 S
SPARC: 2019-15 SP
REQUEST: Request for Planning Commission approval of a 12 lot subdivision
map and design review of Sunwest Commons housing project and
recommendation of 12 growth allocations at 2115 West Kettleman
Lane. (Applicant: Mr. Mitch Fletcher; File 2019-15 GA S SP;
CEQA Determination: Exempt per Section 15332)
LOCATION: 2115 West Kettleman Lane
Lodi, CA 95242
APN: 027-430-10
APPLICANT: Fletcher Development
Mr. Mitch Fletcher
PO Box 1070
Woodbridge, CA 95258
PROPERTY OWNER: Brittany, LLC
Mr. Fred Baker
2375 Brittany Lane
Lodi, CA 95242
RECOMMENDATION
Staff recommends that the Planning Commission approve the 12 lot subdivision map and
design review of the Sunwest Commons housing project at 2115 West Kettleman Lane and
recommend approval of 12 High Density Growth Allocations to the City Council subject to
conditions in the attached draft resolution
PROJECT/AREA DESCRIPTION
General Plan Designation: Mixed Use Corridor (MCO)
Zoning Designation: Mixed Use Corridor (MCO)
Property Size: 24,394 sq. ft. - 0.56 acres
2
The adjacent zoning and land use characteristics:
ADJACENT ZONING DESIGNATIONS AND LAND USES
GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE
North Mixed Use Corridor Mixed Use Corridor (MCO) Duplexes and
townhomes
South Mixed Use Corridor PD(21) - Commercial Brookdale Cars
facility and offices
East Mixed Use Corridor Mixed Use Corridor (MCO) Grupe Office
West Mixed Use Corridor Mixed Use Corridor (MCO) Solstice Senior
Living
SUMMARY
The proposed project would permit the construction of 12 high density residential units on .56-
acre parcel located north of W est Kettleman Lane. The property is currently vacant. The
zoning allows for multiple residential units. The area surrounding the project site is fully
developed with a variety of single and multi-family residences and office/institutional uses.
This project design is consistent with what John Giannoni, Fred Baker and Mitch Scheflo have
developed along Tienda Drive as high density attached for sale housing. This has included
small lot duplexes and rowhouses.
This project proposal does have a higher density at approximately 21 units per acre than
previous mixed use projects.
ANALYSIS
The project before the Planning Commission is a 12 unit development comprised of two – six
unit town-row houses. Project plans are included as Attachment B.
General Plan and Zoning Conformance
The project site has a General Plan land use designation of Mixed Use Corridor. The proposed
project is consistent with the existing General Plan designation of Mixed Use Corridor and the
proposed density of 21-units per acre is within the Mixed Use Corridor density range of 2.0 - 35
dwelling units per acre. The project site is zoned Mixed use Corridor (MCO) and multi-family
dwellings (3 or more units) are an allowed use.
The City of Lodi encourages infill development to take advantage of existing infrastructure and
reduce sprawl into adjacent agricultural lands. The General Plan policies require efficiency of
land development and directs staff to ensure that developments utilize land to the best density
to reduce the need for the conversation of agricultural land surrounding the city.
Subdivision Map: The proposed Tentative Map would subdivide the project parcel into 12
residential lots with associated easements for public utilities and easements for access. No
public spaces or dedications are created. This is all private property and the map is to create 12
lots that can be sold. The 12 townhouse lots range in size from 1,580 to 3,690 sq. ft. in size.
The typical lot is approximately 20 ft by 80 ft. The lot includes a back patio area, the townhouse
and a parking area and shared driveway.
3
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.
Home Owner’s Association
The project has been conditioned to provide a home owners association to take care of
landscaping along Kettleman Lane, shared utilities and private easements, shared on-site
driveway obligations, shared driveway obligations with the adjacent property, parking
agreements and requirements to maintain the garage as a parking space, trash can pick-up and
location.
The applicant would prefer to do private CC&R’s. Staff is concerned that without a more formal
funding organization, some improvements would default to private homeowners that the City
would have difficulty enforcing. A Home Owners Association allows for a project wide
consistent maintenance.
Access and Circulation: The project is accessed by a private shared driveway off Kettleman
Lane and includes an internal access drive that serves 12 private garages for the individual
units. The garage doors are set back over 20 feet to the drive isle. This allows for guest parking
and stacking distance to keep the access clear for other residences.
Parking: Each unit includes a single garage parking space and two parking spaces in front of
the unit. Typical minimum parking standards are for one covered and one uncovered parking
space for each unit and then one guest parking for every five units. This project provides for
three parking spaces for each unit.
Parking is not allowed on Kettleman Lane and the adjacent office property does have concerns
about residents parking in their parking lot. This style and type of housing will appeal to a
younger first time home owner and older move down homeowners. Parking is limited and any
potential homeowner will need to understand those limitations. A homeowners Association can
emphasize that restrictions and limitations.
Fences and Buffers: The General Plan and Zoning Code discourage walls and recommend
buffers and landscaping to define boundaries. The project is required to include landscaping,
however fencing is not required. The project will include a fence along the project boundary and
fencing that will define the individual parcels. The applicant also proposes a masonry wall along
Kettleman Lane to create back yard patios. There will be 10 ft of landscaping along Kettleman
Lane.
4
Project Design: The Sunwest Commons project is comprised of 12 townhomes in 2 buildings.
The townhomes are approximately 1,250 sq ft in size and 2 stories in height. Each townhome
has a one car garage with two parking spaces in front of each unit.
The two buildings are natural colors with tan shiplap, green vertical boarding, brown shake
treatments, some rock accents and asphalt tile roofing. The architecture and massing creates
it’s own identity. The project is denser than what is along Tienda Drive. This is a different
product and will appeal to a different homeowner. The project applicant is a long time Lodi
developer and home builder. The quality of the development will be consistent with the area.
The 12 townhomes are roughly 1250 sq. ft. in size, 3 bedroom with 2 ½ bath and 1 car garage.
All townhomes are on their own parcel f or sale.
Staff is supportive of the project and this has the potential to be a model of high density housing
in the mixed use corridor and a buffer between commercial / office space and single family
residences.
Growth Management Allocations
The applicant is requesting 12 high 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.
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
5
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.
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
6
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.
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.
7
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
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
8
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
Table H identifies potential Growth Allocations for 2019 allocated to Sunwest Cottages
Table H: Growth Management Allocation for Sunwest Cottages
Available Allocations 2019
Total Remaining for
2019 Sunwest Cotages Total Remaining
for 2019
Low (0.1-7) 1205 0 1205
Medium (7.1-20) 634 0 634
High (20.1-30) 794 12 782
TOTAL 2,633 12 2,621
Table I identifies growth allocations provided to projects from 2013 through 2018.
Table I: 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
9
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
Twin Arbors 27 27
TOTAL 1502 871 927 3,300
The Growth Management Ordinance includes a priority location area and a point system to
assist the City with prioritizing issuance of growth management allocations. The priority location
area designates lands available for development and provides development categories of one,
two or three, with Priority Area 1 being the first priority area for development. The priority areas
are based on availability of city services (e.g., water, wastewater, storm drains, streets, police,
fire and parks). The proposed project site is classified as an in-fill project. For scoring purposes
in-fill projects are considered Priority Area 1 projects. The point system was established to rate
projects based on various project merits in order to determine if one project should be approved
before another, particularly if there are more allocation requests than there are available
allocations. However, because the City hasn’t had growth management allocation requests
since 2006, surplus allocations have been accumulated.
The Sunwest Commons 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 project, as described in the code compliance
sections above, is consistent with the current General Plan (2010).
The medium density project in the Mixed Use Corridor is the transitional project staff envisioned
as part of the General Plan and development code update.
10
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 Mixed Use Corridor.
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, August
31, 2019. Twenty-six (26) public hearing notices were sent to all property owners of record
within a 300-foot radius of the project site as required by California State Law §65091 (a) 3.
Public notice also was mailed to interested parties who had expressed their interest of the
project.
RECOMMENDED MOTIONS
Should the Planning Commission agree with staff’s recommendation, the following motion is
suggested:
1. “I move that the Planning Commission adopt a Resolution finding that the project has
satisfied the requirements of the California Environmental Quality Act (CEQA) pursuant to
Section 15332, the project is in-fill development and approve the Tentative Subdivision Map
and architectural review for the Sunwest Commons housing project and recommendation of
12 growth allocations at 2115 West Kettleman Lane 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.
11
Respectfully Submitted, Concur,
Craig Hoffman Stephen Schwabauer
City Planner Community Development Director
ATTACHMENTS:
A. Vicinity / Aerial Map
B. Project Plans
C. Draft Resolution
1
RESOLUTION NO. 19-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING
THE REQUEST OF MITCH FLETCHER FOR APPROVAL OF TWELVE LOT SUBDIVISION
MAP AND ARCHITECTURAL REVIEW FOR THE SUNWEST COMMONS HOUSING
PROJECT AND RECOMMENDATION OF 12 GROWTH ALLOCATIONS AT 2115 WEST
KETTLEMAN LANE.
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed
public hearing, as required by law, on the requested Subdivision application, in
accordance with the Lodi Municipal Code, Section 17.74; and
WHEREAS, the project site is located at 2115 West Kettleman Lane, Lodi, CA 95242. APN:
027-430-10; and
WHEREAS, the applicant is Fletcher Development, Mr. Mitch Fletcher, PO Box 1070,
Woodbridge, CA 95258; and
WHEREAS, the project properties owners of record are Brittany, LLC, Mr. Fred Baker, 2375
Brittany Lane, Lodi, CA 95242; and
WHEREAS, the applicant, Mr. Mitch Fletcher, has filed Sunwest Commons Growth Allocations,
Subdivision Map and Architectural Review Application with the City of Lodi; and
WHEREAS, City Council Resolution No. 2010-41 adopted by the City Council on April 7, 2010,
approved the land use designation as Mixed Use Corridor, for the project site; and
WHEREAS, the City Council by Ordinance No. 1869, which became effective on March 21,
2013, granted Mixed Use Corridor for the project site; and
WHEREAS, the City Council by Resolution No. 2010-41, which became effective on April 7,
2010, certified an Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, for the City of Lodi General Plan; and
WHEREAS, a copy of the Environmental Impact Report (EIR), State Clearinghouse No.
20009022075, is kept on file for public review within the Community Development
Department by the Community Development Director at 221 West Pine Street,
Lodi, CA; and
WHEREAS, the Subdivision Map contains .56 acres, 12 residential parcels and is consistent
with the density ranges of the General Plan; and
WHEREAS, the Community Development Department did study and recommend approval of
said request; and
WHEREAS, after due consideration of the project, the Planning Commission did conditionally
approve the project; and
WHEREAS, the Planning Commission’s recommendation is based upon the following findings
and determinations:
1. The project is categorically exempt from CEQA review under 14 CCR §15332. Class 32
consists of projects characterized as in-fill development meeting the following conditions: (a)
the project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with the applicable zoning designation and regulations, (b)
the proposed development occurs within city limits on a project site of no more than five (5)
acres substantially surrounded by urban uses, (c) the project site has no value as habitat for
endangered, rare or threatened species, (d) approval of the proposed project would not
result in any significant effects relating to traffic, noise, air quality, or water quality, and (e)
the site of the proposed project can be adequately served by all required utilities and public
services.
2
2. The proposed design and improvement of the tentative subdivision, as conditioned, will
conform to the standards and improvements mandated by the adopted City of Lodi Public
Works Department Standards and Specifications, Zoning Ordinance, as well as all other
applicable standards.
3. The standard size, shape and topography of the site is physically suitable for residential
development proposed in that the site is generally flat and is not within an identified natural
hazard area.
4. The site is suitable for the density proposed by the tentative subdivision map in that the site
can be served by all public utilities and creates design solutions for storm water, traffic and
air quality issues.
5. The standard design of the proposed tentative subdivision and the proposed improvements
are not likely to cause substantial environmental damage or injure fish or wildlife or their
habitat in that the site has been previously disturbed by agricultural activities and no
significant environmental issues or concerns were identified through the Initial Study
prepared for this development.
6. The design of the proposed tentative subdivision and type of improvements are not likely to
cause serious public health problems in that all public improvements will be built per City
standards and all private improvements will be built per the California Building Code.
7. The design of the proposed tentative subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through or use of property
within the proposed tentative subdivision.
8. The subdivision is conditioned to construct public and private improvements thereby insuring
that an adequate Level of Service is maintained on the roadways within the area.
9. The subdivision map allows for the orderly growth of Lodi in that the Land Use and Growth
Management Element allows for the development of High Density Residential on the project
site.
10. Said Subdivision map complies with the requirements of Title 17, Article 5 of the Lodi
Development Code, governing subdivision maps.
NOW, THEREFORE, BE IT DETERMINED AND RESOLVED by the Planning Commission of the
City of Lodi hereby approves the Sunwest Commons subdivision map and associated site plan
and design documents and recommends that the City Council approve the request for 12 High-
Density Residential Lots - growth management allocation units subject to the following
development conditions and standards:
1. The property owner and/or developer and/or successors in interest and management shall,
at their sole expense, defend, indemnify and hold harmless the City of Lodi, its agents,
officers, directors and employees, from and against all claims, actions, damages, losses, or
expenses of every type and description, including but not limited to payment of attorneys’
fees and costs, by reason of, or arising out of, this development approval. The obligation to
defend, indemnify and hold harmless shall include, but is not limited to, any action to
arbitrate, attack, review, set aside, void or annul this development approval on any grounds
whatsoever. The City of Lodi shall promptly notify the developer of any such claim, action, or
proceeding and shall cooperate fully in the defense.
2. This recommendation for approval by the Planning Commission shall not constitute an
authorization to begin any construction.
3. The developer shall comply with all the applicable requirements of the City’s Community
Development Department including Planning and Building Divisions; Public W orks, Fire and
Electric Utility Departments; and all other applicable local, state and federal agencies. It is
3
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. Meters, hydrants, poles, etc. shall be located clear of the sidewalk and driveways or as
determined by the City Engineer. Final locations and the number of such facilities shall be
determined at the time the improvement plans are reviewed.
8. All improvements, public and private, shall be designed and constructed in accordance with
the most recent edition of the City Plans and all applicable state and local ordinances,
standards and requirements. Should a conflict arise, the governing specification shall be
determined by the City Engineer.
9. In accordance with the Growth Management and Infrastructure/Public Facilities Element of
the City’s General Plan, the environmental review prepared for this project, and the
regulations of the applicable school districts, the Developer shall demonstrate that adequate
provision is made for school facilities. To the extent permitted by law, this may include the
payment of school facility mitigation fees adopted by the Lodi Unified School district, or
alternative financial arrangements negotiated by agreement between the Developer and the
applicable school districts.
10. The developer, in order to reduce tracking of mud throughout the City, shall be responsible
for cleaning up or any expenses incurred by the City for cleaning up mud, debris, etc. from
City streets that is attributed to this project during construction.
11. Construction activities shall be limited to the hours of 7:00 a.m. to 10:00 p.m. Monday
through Sunday, consistent with the City’s Ordinance.
12. No variance from any City of Lodi adopted code, policy or specification is granted or implied
by this approval.
City of Lodi Community Development – Planning
13. The Sunwest Commons project is approved subject to the exhibits included as part of the
staff report Attachment B.
14. The project is required to have a Home Owners Association that includes taking care of a
consistent landscaping along Kettleman Lane, shared utilities and private easements,
shared on-site driveway obligations, shared driveway obligations with the adjacent property,
parking agreements and requirements to maintain the garage as a parking space, trash can
pick-up and location.
City of Lodi Fire Department
15. The developer shall comply with all applicable requirements of the California Fire Code and
the adopted policies of the City of Lodi.
4
16. 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)
17. 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.
18. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided
throughout all buildings with a Group R fire area.
City of Lodi Building Department
19. The construction of the new buildings and related site improvements shall require building
permits. All plan submittals shall be based on the City of Lodi Building Regulations and
currently adopted 2016 California Building codes. Please review our policy handouts for
specific submittal procedures.
20. The common wall between townhomes shall be structurally independent, a minimum 1 hour
rated, and the wall shall extend from foundation to roof sheathing. 2016 CRC, Section
302.2
21. The 1 hour rated wall between townhomes shall have a 1 hour rated parapet, which is a
minimum 30” above the roof surface and shall have non-combustible faces for the
uppermost 18” including counter flashing and coping materials. Or the plans will show that
structure meets one of the exceptions of Section R302.2.2. 2016 CRC, Sections R302.2.2,
R302.2.3
22. All new townhomes, and one and two family dwellings are required to be equipped with
automatic fire sprinkler systems. 2013 CRC, Section R313
23. Dwelling units in a building consisting of 3 or more dwelling units or four or more
condominiums units shall meet the requirements of the California Building Code, Chapter
11A. Dwelling units within a single structure separated by firewalls do not constitute
separate buildings. 2013 CRC, Section R320.1
24. Of the required building all ground floor dwelling units in a non-elevator building shall be
adaptable and on an accessible route, unless an accessible route is not required as
determined by site impracticality provisions in Section 1150A. 2016 CRC, Section 1104A1.
25. Of the required building the private attached garages shall be made accessible by one of the
options listed by the exception to Section 1109A.2.1. The simplest option is an accessible
door from the garage to dwelling with level landing and maneuvering clearances on bot h
sides of the door. 2016 CBC, Section 1109A.2.1
26. Plans to specify walkways and sidewalks along accessible routes of travel (1) are continuously
accessible, (2) have maximum 1/2" changes in elevation, (3) are minimum 48" in width, (4)
have a maximum 2% cross slope, and (5) where necessary to change elevation at a slope
exceeding 5% (i.e., 1:20) shall have ramps complying with 2016 CBC, Section 1112A or 1114A
as appropriate. 2016 CBC Sections 1110A, 1112A, 1113A, 1114A
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:
5
27. Parcels shall be served by a public water main and private wastewater and storm drain
mains extending from the shared access roadway located east of Lots 6 and 7. All utilities,
public and private, shall be designed in accordance with City of Lodi design standards and
specifications or the current Uniform Building Code.
28. 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 $188 per lot.
29. Project design and construction shall be in compliance with the applicable terms and
conditions of the Multi-Agency Post-Construction Stormwater Standards Manual adopted by
the City of Lodi in compliance with the State Water Resources Control Board’s Phase II MS4
permit.
a. A Project Storm Water Plan must be submitted for approval prior to any master plan and
improvement plans submittal.
i. Depending on the depth of the proposed bioswales, they may need to be located
outside of the Public Utility Easements.
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.
i. Bioswales shall not be located in fenced areas which prevent inspection activities.
30. Engineered improvement plans and cost estimate shall be submitted for approval per City
Public Improvement Design Standards for all public improvements prior to final map filing.
Plan submittal to include:
a. Approved tentative map, signed by the Community Development Director.
b. Detailed public improvement plans, including engineering calculations, for all phases of
the development.
i. The existing private water main located in the shared access roadway along the east
boundary of Lots 6 and 7 shall be converted to a public water main and be extended
through the site to provide domestic service and fire hydrants as required by the Fire
Department.
1. Separate water services in conformance with Standard Plan 403 shall be provided
for each parcel and located outside of the concrete pavers.
2. Water meter boxes shall be located inside a public utility easement and outside of
areas subject to vehicular travel.
ii. The existing private sanitary sewer main located in the shared access roadway along
the east boundary of Lots 6 and 7 shall be converted to a public sewer main. The on-
site sewer main shall be private and be provided from the newly publicized existing
wastewater main in shared access roadway.
1. Separate wastewater services in conformance with Standard Plan 201 shall be
provided for each parcel.
6
iii. The on-site storm drain system shall be private and shall be provided from the
existing public storm water main located in the shared access roadway along the
east boundary of Lots 6 and 7.
1. 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.
2. Slopes for all parcels within the development shall flow towards the proposed
street. All stormwater shall be collected within the development and cannot flow
to neighboring parcels.
iv. Provide all necessary traffic signs for the entire subdivision, including any necessary
traffic signs needed along Kettleman Lane.
c. Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping
Ordinance (MWELO) per the Governor’s Executive Order B-29-12 adopted on
December 31, 2015.
i. Landscape Planting Plan required with the first submittal. Full landscape and
irrigation plans are required with the second submittal.
ii. MWELO landscape plan submittal will be required with the second submittal.
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) as required by current State storm water regulations.
g. All utilities, including street lights and electrical, gas, telephone and cable television
facilities.
h. Undergrounding of all overhead utilities required.
i. Joint Trench plans (required with second submittal).
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.
31. Provide a slope easement or retaining wall along the boundary of the development for all
grade differentials of 0.5 feet or greater.
32. Provide an onsite fire truck/garbage truck turning analysis.
33. All unused water, wastewater and storm drain stubs shall be abandoned at the developer’s
expense.
34. All on-site water wells and septic systems, if any, shall be abandoned in conformance with
San Joaquin County standards prior to building permit issuance. A copy of the
abandonment permit shall be submitted to the City after the completion of the abandonment.
35. The trash enclosure shall be located outside of all existing and proposed easements and
common access areas. The trash enclosure shall conform to the CASQA Development BMP
7
Handbook Section SD-32 and shall be wide enough to provide separate containers for
recyclable materials and other solid waste.
36. All public improvements shall be installed within one year of final map filing under the terms
of an improvement agreement, to be approved by the City Council prior to final map filing.
The Developer will be required to provide warranty security in the amount of 10% of the
value of the public improvements. The warranty period will be two (2) years, commencing
on the date of acceptance of the public improvements.
37. All project design and construction shall be in compliance with the Americans with
Disabilities Act (ADA) and California Title 24. City of Lodi Standard Plans are in the process
of being revised and it should not be assumed that current standard plans are fully ADA
compliant. Project compliance with ADA standards is the developer’s responsibility
38. The City of Lodi is a participant in the San Joaquin County Multi-Species Habitat
Conservation and Open Space Plan (SJMSCP). An application for evaluation of the project
site with respect to SJMSCP requirements shall be submitted to the San Joaquin Council of
Governments (SJCOG) prior to commencement of any clearing, grading or construction
activities on the project site.
39. The developer shall dedicate all public utility easements (PUEs) required by the various
utility companies and the City of Lodi. All existing easements shall be identified and labeled.
Structures shall be located outside of all PUEs.
40. Dedication of the Non-Exclusive Egress and Ingress Easement along the common
boundaries of Lots 1 through 12 is required. Said access easement shall be to the approval
of the Public Works Department, Community Development Department and Fire
Department.
41. 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.
42. 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 int o an
agreement with the City that the City of Lodi be appointed as its agent for the exercise of
any and all overlying water rights appurtenant to the proposed parcels, and that the City
may charge fees for the delivery of such water in accordance with Cit y rate policies. In
addition, the agreement shall assign all appropriative or prescriptive rights to the City. The
agreement will establish conditions and covenants running with the land for all lots within the
boundaries of the parcel map and provide deed provisions to be included in each
conveyance.
43. As required by the California Green Building Code (CALGreen), project shall participate in
the Construction and Demolition Recycling Program.
44. Prior to any work within City Right-of- Way, the applicant shall obtain an encroachment
permit issued by the Public Works Department.
45. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the
applicant’s responsibility to ensure that monuments are properly protected and/or
perpetuated. If any of the monuments are to be disturbed or are near the area of
8
construction, a licensed surveyor must confirm that the monuments have been protected
and/or perpetuated and the appropriate documentation has been recorded.
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 utilities, common landscaping,
wall, fencing and shared drives. The HOA shall include an appropriate mechanism to
assess and collect assessments for said maintenance and the ability to enforce adherence
to the HOA. The HOA shall clearly provide that the homeowner is responsible for HOA
compliance and is liable for any renter’s violations of the HOA. The HOA shall discuss guest
parking and garbage pick-up. Following approval of the HOA by staff, the HOA shall be
recorded concurrently with the final map. The HOA will also be executing the Storm Water
Operation and Maintenance Agreement.
47. Annexation to Community Facilities District 2007-1 (Public Services) to cover the cost of
providing various City services is required. Annexation shall be complete prior to final map
filing. All costs associated with annexation to the Community Facilities District shall be the
responsibility of the developer.
48. 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 vehicle access rights at Lots adjacent to Kettleman Lane (Lots 7 through 12)
except at the existing driveway entrance to the shared access roadway along the east
boundary of Lots 6 and 7.
c. Standard note regarding requirements to be met at subsequent date.
d. Final Map Guarantee.
e. Annexation to Community Facilities District.
49. Obtain the following permits:
a. Grading Permit issued from the City of Lodi Building Department.
b. Building Permit issued from the City of Lodi Building Department.
c. Encroachment Permit issued from the City of Lodi Public Works Department for any
work within the City’s public right of way or on existing public water, wastewater and
storm drain infrastructure.
d. San Joaquin County well/septic abandonment permit, if applicable.
e. NPDES Construction General Permit (SWPPP), if applicable.
f. San Joaquin Valley Air Pollution Control District (SJVAPCD) permits.
50. Payment of the following fees prior to building permit issuance unless noted otherwise:
a. Installation of water and wastewater services by City Forces if property does not have
existing services or current services shall be upsized.
b. Water meter installation fees.
c. Regional Transportation Impact Fee (RTIF).
d. Encroachment Permit fee.
e. Filing and processing fees and charges for services performed by City forces per the
Public Works Fee and Service Charge Schedule.
f. Stormwater Compliance lnspection Fee prior to building permit issuance or
commencement of construction operatíons, whichever occurs first.
g. Annexation into the City of Lodi Community Facilities District - Estimated at $10,000
prior to recording the final map. The annexation process generally requires 2-3 months
to complete.
h. Reimbursement fees per existing agreements:
i. Kettleman Lane Lift Station Fees (R499-108). The fee for 2019 is $5,375.80
ii. Kettleman Lane Gap Closure Fee (R404-22).The fee for 2019 is $66,640.53.
i. 200-Year Flood Plan Certification Fee
j Post-Construction Storm Water Mitigation Fee
51. Payment of the following fee prior to temporary occupancy or occupancy of the buílding
unless noted othenruise:
a. Development lmpact Mitigation Fees per the Public Works Fee and Service Charge
Schedule.
b. County Facilities Fees.
(The fees referenced above are subject to periodic adjustment as provided by the
implementing ordinance/resolution. The fee charged will be that in effect at the time of
collection indicated above. )
52. Additional comments and conditions will be provided during the building permit review
process when more detailed plans are avaílable.
Dated: Septembe¡ 11, 2019
I certify that Resolution No. 19-12 was passed and adopted by the Planning Commission of the
City of Lodi at a regular meeting held on September 11, 2019 by the following vote:
AYES: Commissioners: Gomes, Hicks, Martin, Slater and Chair Cummins
NOES: Commissioners: None
ABSENT: Commissioners: Craig and Olson
ATTEST
I
Secretary, Planni ng Commission
Consider Adopting a Resolution Approving the
Planning Commission’s Recommendation to
Authorize 12 High-Density Residential Growth
Management Allocations for the Sunwest
Commons Subdivision
Applicant: Mr. Mitch Fletcher
In-fill development consistent with the General
Plan and Zoning Code)
VICINITY MAP
REQUEST
•The proposed project would permit the construction of
12 high density residential units on .56-acre parcel
located north of West Kettleman Lane.
•The property is currently vacant.
•The zoning allows for multiple residential units.
•The area surrounding the project site is fully developed
with a variety of single and multi-family residences and
office/institutional uses.
•This project proposal does have a higher density at
approximately 21 units per acre than previous mixed
use projects.
REQUEST
REQUEST
REQUEST
REQUEST
REQUEST PC
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*
Table H identifies potential Growth Allocations for 2019 allocated to Sunwest Cottages
Table H: Growth Management Allocation for Sunwest Cottages
Available Allocations 2019
Total Remaining for
2019 Sunwest Cotages Total Remaining
for 2019
Low (0.1-7) 1205 0 1205
Medium (7.1-20) 634 0 634
High (20.1-30) 794 12 782
TOTAL 2,633 12 2,621
G.L
Jennifer Ferraiolo
From:
Sent:
To:
Cc:
Subject:
Attachments:
Jennifer Ferraiolo
Wednesday, November 20,2019 11:11 AM
jgiannoni@gogrupe.com
City Council; Steve Schwabauer; Andrew Keys; Janice Magdich; Kari Chadwick
FW: For Council Meeting - To be read into minutes
Letter for Sunwest Commons Meeting.docx; Petitions.pdf
jennifer M. Fer¿iolo, MMC
City Clerk
P.O, Box 3ûO6
Lodi, ûA S5?4I.-Iglt
{?rs}333-Ë70: | {20S1333-ñ817 FÅx
VrJe bs ite : www.lçdi. qgy
Thank you for your email. lt was received by the City Council and forwarded to the City Manager's Office for
information, response, and/or handling. ln addition, your correspondence will be provided to Council as a "Blue Sheet"
item for tonight's meeting and made a part of the official record.
Cr¡v or
o I
C¿r rf oR N *A
I
From: Kari Chadwick <kchadwick@lodi.gov>
Sent: Wednesday, November 20,2OL9 10:36 AM
To: Je nn ifer Ferra iolo <jfe rra iolo @ lod i.gov>
Cc: Steve Schwabauer <sschwabauer@lodi.gov>
Subiect: FW: For Council Meeting - To be read into minutes
Kari Chadwiek
A clministrative Secretary
Community Ðeveloprrrent
209-333-671'1 t:r 2A9-333-6800 Ex 26.10
From : Joh n Gia nnoni [maílto :igian noni@gogrupe.com]
Sent: Wednesday, November 20, 20L9 9:18 AM
To: David Hanham; KariChadwick
Cc: igiannoni@goqrupe.com; traciesellshomes. lodi@gmail.com
Subject: For Council Meeting - To be read into minutes
Attached is a letter to be read in to tonight's meeting regarding Sunwest Commons. Also attached is a petition
signed by Sunwest Homeowners.
Please confirm receipt and that this will be read at tonight's meeting.
Thank You!
John Giannoni
John M. Giannoni Jr.
Broker Associate/Grupe Real Estate
BRE#00660644
Cell: 209-570-8700
Fax: 209-323-c
Website : http ://www.g ian non iq rou p.com
Email : iqiannoni@qoqrupe.com
2
November 19,2020
Dave Hanham, City of Lodi
City of Lod Council Members
City Clerk
Re TO BE READ INTO MINUTES
Proposed Project - Sunwest Commons at2115 W. Kettleman Ln
This letter is to make known our objections to the above referenced project and to detail
the objections. Attached is signatures of local homeowners and businesses that also
object to the Sunwest Commons Project as it is currently presented.
The most obvious concern is the effect of the high-density of this project will have
on the property values of current Sunwest Homeowners. There are simply too
many units. Sunwest does not currently have any high-density housing units and
we feelthis goes against the precedent set by the City Council when it reviewed
a 12-unit request and reduced it to 9 on a property that was twice as large.
a
a
a
Garbage Collection is another concern. The plan does not show a garbage
collection bin on site. This would mean each of the 12 units would have 2 cans
going out for a total of 24 cans on pick up day. These cans can not be put out on
Kettleman Lane so where are they suppose go? The ingress and egress
between 2115 Kettleman and 2111 Kettleman can not be blocked as it is a fire
lane. lt would also be an eyesore for the tenants in the professional building.
Parking is a huge concern as there is not actual guest parking provided. The
Developer's assertion that people will park in their garage is not valid. He is
responsible for the project on Tienda Drive, directly behind this project, On any
given evening, you will find cars parked all over. Some park on Tienda Drive.
The project is only I units on lot nearly twice this size. Parking on Kettleman
Lane (Highway 12) is not a possibility. This project needs to be self-contained for
liability purposes. lt is our concern that these guests, moving vans, Prime
Delivery, etc. will be trying to park in the lot of 2111 Kettleman Lane. For liability
and maintenance purposes this is not acceptable. Any vehicles doing this will be
towed immediately at their expense. That parking is for the businesses and their
clients only.
o
a
There is no open space or play area for the children residing in these 3 Bedroom
Units. The tendency for the kids to use the parking lot as a play area and skate
boarding is very likely. That leaves the issue of liability and maintenance to be
considered. This along with the fact of children playing in area with vehicular
traffic poses a danger.
The block wall as shown on proposed plan, presents a traffic safety issue.
People pulling out will have limited visibility to see the oncoming traffic that they
are pulling into, as well as elderly people from next door or bicycle traffic.
Kettleman Lane is extremely busy and that area already has it share of traffic
problems. ln addition, the fact that they can only turn right will cause people to
use Tienda Drive to circle around to Mills, again increasing traffic through the
neighborhood.
We have also not seen a completed landscaping plan. What we have seen
appears to be bare minimum. This does not fit in with the surrounding properties
This block wall will be an eyesore as well as become a pallet for graffiti. There
are no other block walls that close to the street in the vicinity.
ln closing, I would like to be clear that we are not against a housing project on this
property should it consist of 4 or 5 units, allowing for a play area and guest parking.
The high-density project, as planned, is just not cohesive with existing homes and
businesses. Nor is it the best use of the space.
We ask that the City Planning Department and City Council take a closer look at this
project and address the concerns of the citizens. We would like to see a completed
map including landscaping plans be presented. We would also request that the City
guarantee that any issues that arise will be dealt with legally. That CC&R's be enforced
and that the issues regarding the inability to use the parking lot at 2111 Kettleman Lane
be disclosed to potential homeowners.
Respectfully Submitted by John Giannoni, Jr
on behalf of the residents and business owners on the attached petitions
Petition Opposing Request for High Density,
12 Lot Subdivision in Sunwest at 2115 W Kettleman Ln
We the undersigned for the following reasons, object and request that the Planning Commission deny the plan
for a high-density housing project. We foresee issues with parking, garbage pickup, safety for children on
bikes/skateboards, util¡t¡es, construction vehicles blocking our driveway and parking, driveway condition
(already needs repair), and restricted parking and tow service for Grupe Real Estate parking lot.
Name Printed Signature Date Company/Address
1.
)r t\or.: R-.a 4/sl t¿t 2 i\f 'T t a,-6( a- Þ r
A*, Ðenu,^t,
2 Yl,*ß-r7'?/a/t r /toø Tren,ln -Dr
Ø*ì, MrrWtC
3 â"d*qtò i\1 ZtoLn'T"ntk¡ Þr
4.
Kr* iic¿,,)/l*o Ê. /Ço,n qß// q 2 ¡/ü fi,*,ria,))Y ,
t/r I rntl
I5
-\o*
t
Á 4/s Jn 7llt" 1,rr*,Íà Ð"
6. 1
F<uønn \. hx,i*,Çr[^^,r*, ,Á Lr,,t^;Al4r¡
' ,,,u T*nda Dr )4tztt 1¡t- 1¡,L.nyonL lk" Çg¡q
f?^lî',þ Da . Lo,: i Cfr'i f:é*t)
8.
ßac\^.o.Fo.\^^r h^A^-\lJ¿llsltq - -4At.l( 'J ie.a/c DE-t!, Ccls)*
(îdl,-til{-,,,^l^l)Êart*"rò.F^.L¿
9
e\ g\rq 2tZr4 -f-r ea¡å< ÞP-LDJ. c*9S¿t>
'k+rntvru h d Yal.frr',tr.,M[mh\\'1 Â.lb 1,*,Åø- Dv, ?.!' qszq?-
11.
uÛmçn ü)ú-tilfz tt),ùr,^^rllffi q lsl t7 7r4z7s,¡p¡ ùlL L0Ð/ -Cfrtz.
4¿ìz*rv-rl tJø,*ra ffi'^"L'ílXr, ).,'A 1/e/ tq ,l>ft g^lú'
I
P<¿opi oAIâ-
L3
Dî.t¡:td¿rU¡¡¿ lopl h /4ln Ail 8 Tf rztla, J^\ r:
Stffiffi4rl,.twltlM,Çlqtn Ðl0c-r,.ø/'.l'ø ûc k*h ff)
U
I
r/z/, t & I 2. LTr eaúo Þ e . L¿ a-t-,61
t{¿ G'Aü¡Jot)'t
t6.J q/,y'r o\t zu lù¿. bt f*at
tr*, ü|,;p,l- /,'Ø,rfr,#;r/"qh/tt
"?f åá¿T*^/,lbu. L* OA' "i¿**4{o-.l,/,,J tog 'T,"*.0^ì.. i*|l. ts-
{19
2.0.
Petition Opposing Request for High Density,
12 [ot Subdivision in Sunwest at 2115 W Kettleman Ln
We the undersigned for the following reasons, object and request that the Planníng Commission deny the plan
for a high-densíty housing project. We foresee issues with parking, garbage pickup, safety for children on
bikes/skateboards, utilíties, construction vehicles blocking our driveway and parking, driveway condition
(already needs repair), and restricted parking and tow service for Grupe Real Estate parking lot.
Name Printed Signature Date Company/Address
,'ftr,¡{.,( /k t¡gþrf t"t l4 tl (ytrx:|rsÞr",L¡dt
2
T\tt."r..ird nnq dv.r,irn^u,q ?'l l,ltq fiTl-\rqnùci \r. , l,r{1
3.^
*'llÚti'¡I¿\ l)C:*
't1rr,,
r
ç.l4tþ:í5:
<.-,. tJ
''vL/.r*.tL l. L#i; 'f i,'i|' | *l !tl;..'? .i
/f.r¡rlr,,,-,. Irri¡'e l'¡:r,,"¿ i
4.-(t. I' - hr:' i.. l\ I qì f. \(
,// Å/"'¡/ /,%ilttl /l',/ I'n t.¡r7 r',5-7t;'ç, .,1.? ;'.7- ¡' f\ n .i ,l'ti ,'",-? , , "
5. /.)
. \rrT) "{C! Èl.rr--:
<:(i L,: l.i r¿ î- 5 t:er,r¡,¡) rr¡ Lur)] ovl
lliu,¡'ri.{''år[ ,à l, 11l\t¡1 i17\ -l-;¿¡v{,i l\ L¿o{, tfl *t".ry.
7
, ll / ¡\.,ì,-\\ ( ¿ìv!).r,.
,//." l'' -
¡1"l lcr l'l
8.,r/
9
1_O
LT
tz
L3.
t4.
15
t6
17
18
19
20.