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HomeMy WebLinkAboutAgenda Report - June 30, 2020 C-01 SMc-I Grrv or Loor Gourucrl GowrMu NrcATroN AGENDA TITLE: Review the proposed Reynolds Ranch Tentative Subdivision Map and Provide Comments to Staff and Applicant MEETING DATE: June 30,2020 PREPARED BY: Community Development Director TM RECOMMENDATION Review the proposed Reynolds Ranch Tentative Subdivision Map and provide comments to staff and the applicant. BACKGROUND The applicant, Bennett Homes, lnc., is proposing a 15O-unit subdivision map in the Reynolds Ranch development and has applied for a Growth Allocation and approval of the Tentative Map. The Map is being presented to the Council to provide members with an opportunity to comment on the design of the subdivision. SUMMARY The applicant is proposing to subdivíde28.2 gross acres into a 1S0-unit residential subdivision The proposed map is shown below. The applicant has not submitted designs for the homes which will be built on the lots, and has indicated to staff that the land, once the Tentative Map has been approved and Growth Allocations granted, will be sold to a homebuilder. The Tentative Map will be reviewed by the Planning Commission. Applications for Growth Allocations are reviewed by the City Council at a future date. The homebuilder will be required to submit the proposed home designs for review and approval before any homes can be built. Review of the home designs will occur at the Site Plan and Architectural Review Committee. APPROVED: n Schwa Manager ú b 8t 4t À tJl t25 lJJ t26 t24 t27 tJtt28 ,09 tJ0 99 98 97 94 g59t9293899086878884858J 117 71 /0 69747J72 t48767578807982 t49 65626364 m59606l57585455565J505t49 t50 J4.t7 J640J9.t84J4245444746 2 JJJ31.t2JO262E2023242t0 4 il8 96 J548 t20 u9t2Jt2l ilo n4llt,2 fiJ t07 t04t06t08 66 t0J ta0t02t0l nt Þ & b I I i I - sIEBßr s 68 67 n6 n5 E & b z EI b _ SIBBSTSASINr.6! AC. l; iiti l: ¡: Figure l: Proposed Tentative Map Ê ÍAANSY l¡N8 058-065-31 ! l'- t- 05a-al3-26 t7 t6 t5 t4 tJ5 r00 5cl-r¡ tJ6 l I I / ,J8 o58-o I 3-03 tlo ,4t 05ô-013-o4 t42 05a-0 I 3-05 t43 144 o58-0 I 3'06 t45 146 tJ7 tJ9 *ü 4q q No ¡so I¿o o 05a-o86- l4 ROCKY ¡¡NB o58-t66-20 05a-066-U t2 t0 6 osa-o I s- I llt9IE UNIÍ I i. _ r.-- L tlllt -t* .l. .-..L-.1-* l-.. The project site is north of the existing single family homes in Reynolds Ranch and south of E Harney Lane. Figure 2, below, shows the project area and adjacent lands. 2 Figure 2: Reynolds Ranch Aerial Photo PROPOSED PROJECT The proposed subdivision would create 150 single family lots, plus lots for landscaping and drainage. The vast majority of the lots would be 5,000 square feet in size. No lot is smaller than 5,000 square feet; the largest lot is 9,543 square feet. The average size is 5,314 feet (when larger lots in the subdivision are included in the overall average). BACKGROUND AND SETTING The project site is designated on the General Plan and by PD 39 for medium density and low density development. Land use maps from the General Plan, Zoning Code, and PD39 are included in the attachments to this report. 3 S¡TE ANALYSIS Conformance with General Plan Density The subject property is desígnated Low Density Residential (2-8 DU/ acre) and Medium Density Residential (8-20 DU/acre) on the Land Use Map of the General Plan. The overall density of the project, excluding areas set aside for roadways and the flood detention basinl, is 8.2 dwelling units per acre, which substantially complies with the density ranges of the Low Density Residential (2-8 DU/acre) and Medium Density Residential (8-20 DU/acre) General Plan land use categories. The General Plan requires that residential developments be at least as dense as the minimum for each land use category: LU-P3 Do not allow development at less than the minimum density prescribed by each residential land use category, without rebalancing the overall plan to comply with the "no net /oss provisions of state housing law." Number of Lots/Homes As discussed above, the proposed project meets the density requirements for the Low- and Medium Density Residential land use categories, consistent with Policy LU-P3. The City Council may wish to note that the minimum number of dwelling units which must be provided on the site is 146 units (based on the net acreage for the currently proposed subdivision). Below this number, the project would not meet the minimum density requirement of the General Plan. Zoning Compliance All of the proposed lots meet the standards of the RLD zoning district, which is used by the Reynolds Ranch Planned Development to establish standards for lots. Dimension Minimum Complies? Size 5,000 square feet Yes Frontage 50 feet Yes Depth No standard N/A Design The Lodi Zoning Code provides basic guidelines for the design of residential subdivisions: "The guidelines provided here are intended fo assist project designers and property owners in understanding and implementing the city's goals for attaining high quality residential development. They are also intended to help presewe the traditional character of the city's older neighborhoods." Ihese guidelines are intended to encourage well designed residential neighborhoods that people enjoy living in, which: reduce the visual dominance of the automobile; t Per the General Plan: "Residential density is expressed as housing units per net acre (excluding existing and proposed public streets and other rights of way).' [General Plan, page 2-7] 4 promote pedestrian activity; create variety and interest in the appearance of residential sfreefs; provide community open space; and protect significant features of the natural environmenf. [Zoning Code 1 7.1 8.050.4] The guidelines in the Zoning Code address two basic topics: 1) Street Layout and 2) Open Space and Natural Features. The suggested guidelines, and staff's analysis of each, are shown below. Street Layout Pedestrian orientation. Subdivision design should emphasize pedestrian connectivity within each project, to adjacent neighborhoods, nearby schoo/s and parks, and to transit sfops within one-quarter-mile of planned residential areas. AII streets and walkways should be designed to provide safe and pleasant conditions for pedestrians, including the disabled, and cyclists. Staff's Analvsis: The proposed subdivision provides direct pedestrian access to the nearby retail area to the east and to the public park to the south. All of the streets in the subdivision have sidewalks on both sides (except the streets and the north and west edges of the tract, which are have homes and sidewalks only on one side). ii. Block Length. The length of block faces between intersecting sfreefs should be as short as possrb/e, ideally no more than four hundred feet, to provide pedestrian connectivity. Staff's Analysis: The longest block faces are 750-900 feet long, which exceeds the recommended length. However, these blocks are oriented in the direction in which most pedestrians will want to travel (east toward the nearby retail center). Direct pedestrian access is provided to the public park south of the project. Staff feels that the design provides sufficient pedestrian access. iii. Sfreef Width and Design Speed. Sfreefs within neighborhoods should be no wider than needed to accommodate parking and two low-speed travel lanes. Sfreefs in new subdivisions should be designed to accommodate traffic speeds of twenty-five miles per hour or less, with most sfreefs in a subdivision designed for lower speeds. Staff's Analysis: The streets in the proposed subdivision comply with City of Lodi standards for local public streets. (See additional discussíon below.) iv. Parkway/Planting Sfnps. Sidewalks should be separated from curbs by parkway strips of at least five feet in width. The parkways should be planted with canopy frees at a twenty- foot interual, or as appropriate to the species of the se/ecfed street tree, to produce a continuously shaded sidewalk. The parkways should also be planted with ground covers and other plant materials that will withstand pedestrian traffic. Staff's Analysis: The proposed internal roadways are designed to conform with the City's standards for a Minor Residential Street (City Standard Drawing 101). The standards provide two basic options for a Minor Residential Street: Option A. A cross-section that includes a 34-foot-wide paved roadway with sídewalks adjacent to the curb; and 5 a a Option B: A cross-section that includes a 3O-foot-wide paved roadway with a planted parkway between the curb and sidewalk. Option A: Minor Residential Street with 34-foot Paved Roadway c&s c&s Rìs 2.5' See Poving Detoil 2.5's4&5 Verticol C,G&S. (Notes 3 A 6) -t /2:1 Mox slope to ex, ground xcept @ drivewoys (See Ðesign Stds Sec. 1.500) Option B: Minor Residential Street with 3O-foot Paved Roadway Rolled C,G&S. (ttotes 3 & 6) Cross Section l 3 2.5% 8" C.o,G. @ 9A% RC (Typ.) op of curb Nominol Foce of Curb R/wR/w AI 10'U r0' 6 Þ 4' Sidewolkc 2% I Do noi 2.5% dreo 2% ks$ Plo nterïll thru prror to Sireet Clossificotion Minor Residenliol Minor Residentiol compoct oreo (Typ.). compoclect plonting,Vert. Curb Gutter Plonter strip Sidewqlk per Std Plon 121 & Cross Section 2 Standard Dimensions for Minor Residential Street Section Dirnension Toble & I J5 (Typ ) (A) R/w 50' 50' (2xC) F-r J4' J0' Min. C&S 5,5' Rolled 4.0' sídewolk SW w/ 0.5' Verticol curb Cross Section I z Stru c tu rol Section A A The City has since approximately 2016 consistently used Option A for new subdivisions v. Access to Open Areas. Single-loaded sfreefs (those with residential development on one side and open space on the other) should be used to provide public access to, and visibility of natural open spaces, public parks, and neighborhood schoo/s, as well as a means for buffering homes from parks and schools. 6 34 ft. 2*letricol 2.5% 30 ft. Staff's Analvsis: None of the situations noted apply to this project. Open Space and Natural Features i. Natural amenities (such as views, mature trees, creeks, riparian conidors, and similar features) should be preserued and incorporated into proposed development to the g reatest extent feasible. Staff's Analvsis: None of the situations noted apply to this project. ii. Development adjacent to parks or other public open spaces should be designed to provide maximum visibility of these areas. Staff's Analysis: None of the situations noted apply to this project. FISCAL IMPAGT: Not applicable FUNDING AVAILABLE: Not applicable John R. Commu la Monica Jr. Development Attachment: 1. General Plan, Zoning, and PD39 Land Use Maps 7 Attachment 3: General Plan Land Use, Zoning Maps and PD39 Land Use Map General Plan Land Use Map SITE Zoning Map PD35 PD36 RLD M PD39 PD43 PD10 GC OS SITE PD 39 Land Use Diagram SITE City Council Shirtsleeve Review and Comment Proposed 150-Lot Subdivision Map, Reynolds Ranch Applicant: Bennett Homes GENERAL PLAN City Council SITE MDR LDR PD 39 LAND USE MAP City Council SITE PROPOSED PROJECT City Council The applicant is proposing to subdivide 28.2 gross acres into 150 lots for single family homes with lot sizes of 5,000 square feet and up (average of 5,314 square feet) A Growth Allocation will need to be approved, and the Planning Commission will need to approve the Tentative Subdivision Map. City Council has requested the opportunity to review and comment on the proposed map before formal consideration by the Planning Commission. PROPOSED MAP City Council MAP REVIEW City Council Density: Per the General Plan, at least 146 homes must be built on the site to meet minimum density requirements. 150 homes are proposed. Roadway Widths:Proposal includes internal streets with a 34-foot-wide paved roadway. ROADWAY WIDTH OPTIONS City Council 34 ft. Roadway Option: 34-foot Paved Section Roadway Option: 30-foot Paved Section 30 ft. EXAMPLE ROADWAY WIDTH City Council Roadway Option: 34-foot Paved Section EXAMPLE ROADWAY WIDTH City Council Roadway Option: 30-foot Paved Section