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HomeMy WebLinkAboutAgenda Report - September 16, 2020 G-03 PHAGENDA ITEM G o,,3 JQ� CITY OF LODI COUNCIL COMMUNICATION TM AGENDA TITLE: Public Hearing to Consider the Appeal of JAS Real Properties Development Lodi LLC (JAS) Regarding the Planning Commission's Approved Conditions of Approval for the Reynolds Ranch Tentative Tract Map (Bennett) MEETING DATE: September 16, 2020 PREPARED BY: Community Development Director RECOMMENDED ACTION: Public Hearing to consider the appeal of JAS Properties Development Lodi LLC (JAS) regarding the Planning Commission's approved conditions of approval for the Reynolds Ranch Tentative Tract Map (Bennett) BACKGROUND INFORMATION: On August 12, 2020, the Planning Commission approved the Reynolds Ranch Tentative Tract, a map to subdivide 28.2 acres to create 150 lots for single family homes. The Commission's approval included conditions of approval. Following the Commission's approval, an appeal was filed by Chris Robles, who requested changes to several of the conditions prepared by the Planning and Public Works departments. On August 12, 2020, the Planning Commission voted 6-0 to recommend the City Council approve the proposed Reynolds Ranch Tentative Tract Map, including imposing conditions of approval affecting the tract map and development within the subdivision. The approved conditions of approval are included in the attachments to this staff report. In his appeal and subsequent correspondence with Planning and Public Works, the appellant requested changes to specific conditions. Planning and Public Works staff have met with the applicant on a number of occasions to discuss his requested changes. PROPOSED CHANGES TO CONDITIONS OF APPROVAL Planning Department Following discussion with the applicant and review of additional information submitted by the appellant, the Planning Department agreed that some of the changes to the conditions of approval proposed by the applicant were acceptable. Staff's conclusion was that some conditions had either been satisfied as part of prior development in the Reynolds Ranch Planned Development, or that the conditions did not apply or were duplicative and could be deleted. In some cases, Planning disagreed with the changes. A "track changes" version of the approved Planning Department conditions with staff's recommended changes is attached to this report. APPROVED: Steve Schwabauer Stephen Schwabauer, City Manager PH Appeal of Planning Commission Approved Conditions of Approval for Reynolds Ranch TTM Page 2 of 2 The appellant has responded that he concurs with Planning's suggested changes. Public Works Department Based on discussions involving the applicant, Planning, and Public Works, the conditions of approval for the subdivision have been revised as shown in the attachments. The recommended conditions are recommended to the City Council by Public Works. The appellant has indicated that he concurs with the Public Works conditions as revised. CONCLUSION The City Council has the following options: 1. Affirm the Planning Commission's action and adopt the conditions of approval as approved by the Commission. This action would deny the appeal. 2. Accept staff's recommendation and adopt revised conditions of approval. This action would uphold or uphold in part the appeal, depending on whether the Council agrees with all of the applicant's proposed revisions to the conditions of approval. 3. Make additional changes to the conditions of approval. This action would uphold or uphold in part the appeal, depending on the extent of the changes to the conditions of approval. 4. Postpone action to allow additional time for staff and the appellant to discuss the conditions of approval and either agree on changes or confirm where disagreement exists Based on staff's determination that some, but not all, of the Planning Department conditions can be changed, staff has prepared a Resolution to uphold in part the appeal. Should the City Council wish to deny or entirely uphold the appeal, action on this item may need to be postponed to allow staff time prepare a revised Resolution. FISCAL IMPACT: Not applicable. FUNDING AVAILABLE: Not applicable. <JQ.�?Qaz John ❑ Ila Monica Comm�.inity Development Dire or Attachments: 1. Planning Commission Staff Report (including Conditions of Approval Approved by Planning Commission) 2. Appellant's Submittal 3. Revised Planning Conditions of Approval 4. Revised Public Works Conditions of Approval 5. Draft Resolution CITY OF LODI PLANNING COMMISSION Staff Report MEETING DATE: August 12, 2020 APPLICATION NO: Tentative Tract Map: PL2020-016 REQUEST: Request for: 1) Planning Commission approval of a Tentative Tract Map to divide three parcels into 150 single family lots in the northwest quadrant of the Reynolds Ranch Planned Development (south of Harney Lane and west of S Stockton Street); 2) Recommendation to the City Council to approve a 2020 growth allocation of 39 low density and 111 medium density units and approve a set of Development Standards and Guidelines to regulate development and design in the proposed subdivision. Applicant: Bennett Homes Inc., P.O. Box 1597, Lodi CA 95241; CEQA Determination: Impacts have been addressed by the Final Environmental Impact Report for the Reynolds Ranch Project (CEQA Section 15162) LOCATION: Southeast quadrant of Harney Lane and S Stockton Street APN 058-130-21, -22 and -25 APPLICANT: Bennett Homes, Inc. P.O. Box 1597 Lodi, CA 95241 PROPERTY OWNERS: David and Linda Seeman Revocable Trust (APN 058-130-21) 2299 Greenbriar Ct, Yuba City, CA 95993 Pucinelli Revocable Trust (APN 058-130-22) 2719 S Stockton St, Lodi, CA 95240 Gary and Joyce Tsutumi 2011 Trust (APN 058-130-25) 3725 E Armstrong Rd, Lodi, CA 95240 RECOMMENDATION Staff recommends the Planning Commission approve a Tentative Subdivision Map to subdivide three parcels into 150 single family lots, subject to conditions of approval. Staff also recommends that the Planning Commission recommend approval by the City Council of the proposed Development Standards and Guidelines and the requested Growth Allocation. TOPICS IN THIS REPORT This report addresses the following major topics: • Project Site and Vicinity Description Page 2 • Background/Existing Setting Page 5 • Proposed Tentative Tract Map Page 11 • Tentative Tract Analysis Page 13 • Tentative Tract Map Findings Page 15 • Development Standards and Guidelines Page 17 • Growth Allocation Page 19 • Environmental Assessment Page 26 • Recommended Motion Page 28 PROJECT SITE AND VICINITY DESCRIPTION General Plan Designation: Medium Density and Low Density Residential Zoning Designation: PD 39 (Reynolds Ranch) Property Size: 28.2 acres ADJACENT ZONING DESIGNATIONS AND LAND USES GENERAL PLAN ZONING CLASSIFICATION EXISTING LAND USE Project Site Medium Density Residential PD 39* Vineyard Low Density Residential (Reynolds Ranch Vacant and North Industrial M (Industrial) Light Industrial (north of Harney Lane) South Medium Density Residential Low Density Residential Single Family Homes East Low Density Residential Low Density Residential Reynolds Ranch Commercial Retail Center West Industrial Low Density Residential Vacant, Railroad * - See additional detail below General Plan and Zoning maps for the project site and vicinity are shown below. As shown in Figure 1, portions of the site are designated for Low and Medium density residential development; approximately 19.3 acres are designated Medium, with the remaining 8.7 acres designated as Low. E Engiah Q tit '7renmry C. ons des STrud Ot Dorch_esteryClr. m se;r Beckman 5 ch oak Wimrbledon 6r. I = :ity of Lodi General Plan Map Law Density Residential I Medium Denety Residential High Density Residenllal Business Park Commercial Cownlrnm Mil Use N Mixed I.I. Center - Mixed Use Cemdor Industrial w E om® � � saaca � aamwa�aai-r�ml� S CallagWSchoW Placetblder Water ���Urban Reserve Arms ong Road Agricultural Clugter 5WdyA ear Sphere Of lnlluance + Ity Llml! Figure 1: General Plan Land Use Map ��., Century k _ �� jiaVen Ln pAockingbird❑r. hemrock Dr v Hartford Dr o c n� m Ridge❑r Idlewiltl br. V- Dagple J �' y - Sa[as Park LL - ACf Oriole u4 P. Hummin gird 6r. r vt Perleg- WWy. �] ��. WY Leryrp', rch.rdt is aaJ ` G�pnn BIa9tNN School I!, Ox U Arcatlia Pl. Schaffer Dr." -' �n� Sem hard[ v SRe Mv1pC[1y - EaN[-- Yia 1.1— Tuwclar, a Ls4_,.,'_.. X11. m Gut erlavn DG- 5 Pa; a Mullen Fir o MIdlb9frY ,S W _ d Ci _m R_>o In Dr m Y nnnN�re Q Y nnh Vbef SITE 4 1 ' Merson Wy. f ! LetJarar,, F.I: - O Isabella Gr a Breaks St Reynolds .... Ranch P:u'k Ch. Mi 3 Figure 2: Zoning Map Figure 3: PD 39 Land Use Diagram The Reynolds Ranch Planned Development (PD 39) as adopted in 2006 and amended in 2008 did not include development standards for the residential area. These standards were required as a condition of approval of the original approval of PD 39 to be submitted with a request for a tentative map and growth allocation. At the moment, therefore, there are no development standards for the area of the proposed tentative map. The applicant is proposing standards as part of a set of Planned Development Standards and Guidelines submitted with the map (see the discussion later in this report). BACKGROUND/EXISTING SETTING The proposed subdivision is located in the northeast portion of the Reynolds Ranch Planned Development (PD 39), a mixed-use residential/commercial/office project originally approved and annexed to the city in 2006. The project site is designated in PD 39 for medium density and low density development, as shown in Figure #, above. To date, much of the Reynolds Ranch project has been developed, including: • Blue Shield office complex • Costco, Home Depot and related retail • Sprouts Farmers Market and related retail • Fairfield Inn and Suites (under construction) • Single family homes • Rubicon apartments • Oakmont Senior Living • Orchard Lane Park A recent (2019) aerial photo of the Reynolds Ranch area is shown below. 5 Figure 4: Reynolds Ranch Aerial Photo Photos of the project site are provided below. Figure 5: Project Site Aerial Photo 7 Figure 6: Project Site Photos I"pp, Ism Z .% s. .:K View of the site looking northeast toward Harney Lane View of the site looking east toward Stockton Street E Existing vineyards As shown in the photos above, the project site is mostly vacant. Portions of the site are planted with vineyards. West of the project site is an active rail line (shown below). Potential noise from this rail line is discussed in more detail in the Analysis section of this report. Figure 7: Existing Rail Line MI Also located within the project site are several existing homes on the west side of Stockton Street. These homes, which would be removed prior to development of the proposed subdivision, are shown below. 9 Figure 8: Photos of Existing Homes a�,f1�• �* l Y--=. •fir` • � 1 Aerial view of existing homes (to be removed) View of existing homes (to be removed) from Stockton Street 10 PROPOSED TENTATIVE TRACT MAP The proposed subdivision is shown in Figure 9, below. A more detailed version of the Tentative Tract Map is included in the attachments to this report. The applicant is proposing a standard tentative subdivision map (not a Vesting Map). Figure 9: Proposed Tentative Map WIWl54 47 It PAW 1,ft rc k s11FC.ue iq,JL�I Y'I nS! �I f 'Ili {I L knslnle r renrc [awuu�nl `� 70 W 75 75 71 7s 7i firmly Ar7,0 .0 0.W r }� �a µ 10 -3l - S✓T b N sxPcs lure r a--"- 'I 41 ]9 .i7 'aLgrY` SKAIKK'Y>•�YS'-,ng aIOS $�4SPN �qr Y$aVsilrtli Ft3rtc IMFC7 f A _ __ j136 tnwfah,r! I23 Anu u t Y' - - — q 118 � Po�Y �s F [733 1� • ''D` I�w91 I 171 i � g N : � * ! 19 'p 727 134 �j W 1 .r} A 19�PV 90 it ifT Jt �,.Y xou•aarwe 33. 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Y :.nur d. eukml�c 9SaU3Yutltl 5*AcG+F'uio sr a, Y [�"'r tL'ILI I [L51N9 e�Elrrz , li I M F:9w t PO''K LKNB-L --�73� -- ..r .� 7a�d,- f`uenm els rlxx "s s 8 a B�a a ks a�a �64.' 7ZsS0.�4'f 150 y�fY$ N II _ .n ilX i.YIGIIMC tiICRA HSWs µ 10 -3l - S✓T b N o •r 41 ]9 .i7 'aLgrY` SKAIKK'Y>•�YS'-,ng aIOS $�4SPN �qr Y$aVsilrtli f�AT9 +� y i� i � •A 51 - Y' - - — �1 Y � w F sY � _ ➢3 Y1 P5 n se•- ;'. •. :: '. ifT Jt �,.Y xou•aarwe 33. Y :.nur d. eukml�c 9SaU3Yutltl 5*AcG+F'uio sr a, Y [�"'r tL'ILI I 95 , li sTRW a s,.enke una - rrr F:9w t --�73� 14 l2p�f1c etQo-o go`800 7a�d,- �JI�II sv 5aav�si�d� rs os -x, u:a: r•rr,;u u ur,v xoxvs.-rr.,tamr�;>�,� _r�'nR_' IXR'PIG a nxa Ir�col � °` I �IPr ixwu�[,' I I mmwr�o«sven w➢'+=rr�n.r.,.�- � HEm' -Y The proposed subdivision would create 150 lots for single family homes, plus lots for landscaping, trails and an on-site park. Most of the proposed lots are 5,000 square feet in size (generally 50x100 feet; some lots are smaller, some are larger). Lot sizes would be similar than in the existing subdivision to the south. The average of all lots in the subdivision is 5,314 square feet. The largest lot is 9,453 square feet. A summary of the sizes and dimensions of all lots in the subdivision is included in the attachments to this report. 11 All of the proposed lots meet the size and dimension standards proposed by the applicant for this tract: Dimension Minimum Lot Size 5,000 square feet Lot Width 50 feet Lot Width, Corner Lots 35 feet Lot Frontage Cul -de -Sac Lots 35 feet TENTATIVE TRACT MAP ANALYSIS The properties are currently zoned Low Density Residence (LDR) and designated Low Density Residential (1-8 units per acre) in the General Plan. As proposed, the lots will exceed minimum lot size and width and comply with land use density standards. General Plan Conformance The subject property is currently designated 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 following General Plan Land Use and Community Design and Livability (CDL) goals and policies are applicable to the proposed subdivision: The overall net density of the project, excluding areas set aside for roadways and the flood detention basin, 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 loss provisions of state housing law." 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. ' 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] 12 Zoning Compliance All of the proposed lots meet the development standards proposed for the project, which are: Dimension Size Frontage Depth Design Minimum Complies? 5,000 square feet Yes 50 feet Yes No standard N/A The Lodi Zoning Code provides basic guidelines for the design of residential subdivisions: "The guidelines provided here are intended to 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 preserve the traditional character of the city's older neighborhoods. " These guidelines are intended to encourage well designed residential neighborhoods that people enjoy living in, which: reduce the visual dominance of the automobile; promote pedestrian activity; create variety and interest in the appearance of residential streets; provide community open space; and protect significant features of the natural environment. [Zoning Code 17.18.050.A] 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 Lam i. Pedestrian orientation. Subdivision design should emphasize pedestrian connectivity within each project, to adjacent neighborhoods, nearby schools and parks, and to transit stops within one -quarter -mile of planned residential areas. All streets and walkways should be designed to provide safe and pleasant conditions for pedestrians, including the disabled, and cyclists. Staff's Analysis: The proposed subidivision 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 streets should be as short as possible, 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. Street Width and Design Speed. Streets within neighborhoods should be no wider than needed to accommodate parking and two low -speed travel lanes. Streets in new 13 subdivisions should be designed to accommodate traffic speeds of twenty-five miles per hour or less, with most streets 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. iv. Parkway/Planting Strips. Sidewalks should be separated from curbs by parkway strips of at least five feet in width. The parkways should be planted with canopy trees at a twenty -foot interval, or as appropriate to the species of the selected 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 v. Access to Open Areas. Single -loaded streets (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 schools, as well as a means for buffering homes from parks and schools. Staff's Analysis: None of the situations noted apply to this project. Open Space i. Natural amenities (such as views, mature trees, creeks, riparian corridors, and similar features) should be preserved and incorporated into proposed development to the greatest extent feasible. Staff's Analysis: 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: The project is adjacent to an existing park (Orchard Lane Park) and proposes an approximately 1.6 -acre addition to that park as part of this project. The existing and expanded park are visible from Kordia Lane, satisfying this requirement. Noise from Harney Lane and Nearby Rail Line Two potential sources of noise—Harney Lane and an active rail line—are located near the project site. Potential impacts to homes created by noise from Harney Lane and the railway were identified in the environmental impact report (EIR) for the Reynolds Ranch Planned Development. Because the roadway and railway were identified to have the potential to create unacceptable levels of noise, the following mitigation measures were included in the Reynolds Ranch EIR: Habitable second -story residential space, located within 245 feet of the Harney Lane centerline, must have upgraded structural protection including dual -paned windows and supplemental ventilation (air conditioning) to allow for window closure, in compliance with the City of Lodi Compatibility Standards. (Final EIR Mitigation Measure 3.8.3) Outdoor recreational space within 145 feet of the Harney Lane centerline must be shielded by solid perimeter walls of 6-7 feet in height or landscape berming, or any combination of the two to achieve the desired noise attenuation. (Final EIR Mitigation Measure 3.8.4) 14 New residential development both north and south of Harney Lane shall require installation of 6-7 foot high sound walls or landscape berming, or any combination of the two to achieve the desired noise attenuation. (Final EIR Mitigation Measure 3.8.5) Homes situated adjacent to the train tracks require either a setback distance of 430 feet or a 6 foot sound wall, landscape berming, or any combination of the two to mitigate train noise to 65 dB at the residential exterior and ground floor interior. This attenuation may be achieved by the design of the min storage facility. An interior noise analysis should be submitted in conjunction with building plan check, to verify that structural noise reduction will be achieved in a livable upstairs space, at the perimeter tier of homes by the specified structural components (windows, walls, doors, roof/ceiling assembly) shown on building plans. Disclosure of the presence of the tracks should be included in all real estate transfer documents to anyone buying or leasing a property within 500 feet of the train tracks. (Final EIR Mitigation Measure 3.8.6) All of these mitigation measures would apply to the project, for the following reasons: • Homes are within 245 feet of the Harney Lane centerline. This generally affects lots 117- 126 and 133-137. • Rear yards of some homes (defined as "outdoor recreational space") are within 145 feet the Harney Lane centerline. This affects lots 118, 125, 134, and 135. • Homes are proposed near the train tracks. All of these mitigation measures are included in the proposed conditions of approval. TENTATIVE TRACT MAP FINDINGS In order to approve the proposed tentative tract map, the proposed subdivision must be found consistent with the General Plan, Zoning Code, and the Subdivision Map Acte. The following are the required findings for approval of a subdivision, and staff's analysis for each. If any of the findings can be made, the map cannot be approved; staff's recommendation is that the map can be approved. 1. The proposed subdivision including design and improvements is not consistent with the General Plan or any applicable Specific Plan. Staff's Analysis: The overall density of the project, excluding areas set aside for roadways and the flood detention basin, 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 proposed map is consistent with the General Plan density requirements. The project is not located in a Specific Plan. 2. The site is not physically suitable for the type or proposed density of development. Staff's Analysis: No unusual topographic features are present onsite that would prohibit development of the proposed subdivision. The site is generally flat, with no regulated 2 Lodi Zoning Code Section 17.52.070 15 sensitive areas or other limiting topographic features. The subdivision would create lots with adequate land area to support 150 detached single-family lots that meet the size and width standards of the Zoning Code. 3. The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or injure fish or wildlife or their habitat. Staff's Analysis: The project site is not located in a sensitive environment. The entire site has been cleared of native vegetation or planted with a vineyard. No wildlife habitat will be affected. To ensure that protected species are not affected, the proposed conditions of approval require pre -grading surveys for a variety of protected bird species. No fish habitat is present on-site. 4. The design of the subdivision or type of improvements is likely to cause serious public health or safety problems. Staff's Analysis: The proposed subdivision has been reviewed by the Public Works Department and meets all applicable design and improvement standards. The lots being created will comply with all applicable single-family sanitary sewer service and stormwater runoff treatment requirements, as well as other similar environmental and life safety regulations and standards. 5. The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large for access through or use of, property within the proposed subdivision. This finding may not be made if the Commission finds that alternate easements for access or use will be provided, and that they will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record, or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the review authority to determine that the public at large has acquired easements of access through or use of property within the proposed subdivision. Staff's Analysis: There are no public easements that currently encumber the properties to be subdivided, and all modifications made to the existing public improvements fronting the project site will be required to be reconstructed to current City standards. 6. The discharge of wastewater from the proposed subdivision into the community wastewater system would result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. Staff's Analysis: The site will be served by the City of Lodi wastewater system. No discharges of wastewater will occur that could result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. 7. Information available to the City indicates adverse soil or geological conditions and the subdivider has failed to provide sufficient information to the satisfaction of the Public Works Director or the Commission that the conditions can be corrected in the plan for the development. Staff's Analysis: No information has been found to indicate the project site is considered contaminated, or may contain contaminant particles. A condition of approval requires the completion of detailed studies of on-site soils to ensure that no contamination is present before grading permits are issued. `[, 8. The proposed subdivision is not consistent with all applicable provisions of this Title, any other applicable provision of the Municipal Code, and the Subdivision Map Act. Comment: The procedural requirements of the Map Act are being followed. The proposed lots will comply with the applicable engineering and zoning standards pertaining to grading, drainage, utility connections, lot size (as proposed by the applicant) and density. Based on the analysis above, staff recommends approval of the Tentative Parcel Map subject to the findings and conditions of approval contained in the staff report. PROPOSED DEVELOPMENT STANDARDS AND GUIDELINES To provide development standards for the area covered by the proposed subdivision and regulate the design of homes and other improvements (street signs, landscaping, etc.), the applicant has submitted a set of proposed "Development Standards and Guidelines," (DSG) included in the attachments to this report. The DSG document includes the following sections: 1. Introduction — Including how the DSG document will be implemented and its relationship to the Lodi Zoning Code 2. Land Use — Land uses and development standards 3. Architecture — Architectural standards and guidelines 4. Circulation — Roadway cross-sections and designs 5. Community — Designs for community features and items in the public realm (street lights, benches, etc.) The proposed DSG document provides several key items: • Development standards, including lot size and dimension standards and setbacks (with minor exceptions the same as the City's RMD single family zoning district). A comparison of proposed development standards in the DSG and in the RMD zoning district is shown below: Lot Configuration Reynolds Ranch DSG Document Lodi Zoning Code RMD Minimum Lot Area (square feet) 5,000 5,000 Maximum Lot Coverage 50% 50% Minimum Lot Width, Interior Lots 50' 50' Minimum Lot Width, Corner Lots 55' N/A Minimum Lot Frontage along Public Streets on cul-de-sacs 35' N/A Setbacks Reynolds Ranch DSG Document Lodi Zoning Code RMD Minimum Front Setback to Garage 20' 20' Minimum Front Setback to Living Area 15' 15' 17 Minimum Front Setback to Porch or Entry 15' N/A Minimum Side Setback to Public Street (corner lot) 10' 10' Minimum Side Setback to Lot Line (adjacent Lot) 5' 5' Minimum Rear Setback to Living Area 10' 10' Minimum Rear Setback to Covered Patio 10' N/A Maximum Building Height 35' 35' N/A — No standard in the RMD zoning district As shown, the proposed DSG provides standards not included in the Lodi Zoning Code for front porch setbacks, rear yard patios, and lots on cul-de-sacs. All other standards are the same as the RMD zoning district. Permitted land uses, project processing procedures, variances and deviations from setbacks, etc., will all be per the Lodi Zoning Code and the RMD zoning district. • Architectural guidelines which establish both both standards and guidelines to establish a level of quality for the design of homes (which will be reviewed by the Site Plan and Architectural Committee): o Standards are mandatory regulations which must be complied with, and generally include words such as "shall" or "must" o Guidelines are recommendations that are not required to be complied with, and generally include words such as "should" or "encourage" The DSG document makes extensive use of photographs to show the level of quality which will be expected in the proposed designs for homes in the subdivision: 18 3.2.2 -Architectural Forms and QveraRCirarecter Homes within Reynolds Ranch -Site Asholl provide for a variety of materials and colors to compliment the overcllstyle and charcc ter at the Reynolds Ranch community. The following photos are examples of style and character -they ore not intended to be specific direction, but to offer inspiration for design and development. Greailvity in form, colors, and materials are encouraged with the goal of creating a warm and inviting community that is cohesive with the existing residential community to thesouthand c reates o natural progression of the overall design style of Reynolds Ranch. The ahave antl precedusg pages rcprcsenf an example as fo the vark}y of tlesfgn styles or homes and is nal lnfended to rh— exact home designs and mofehals. designs shcrN ca mpNm enfthaove kReynnlds Ronch s lyfe end the exrstingir esfa]hesouth. Staff feels that the text and illustrations will give staff and the SPARC sufficient grounds to ensure that homes built in the subdivision will meet the City's expectations for quality. • Roadway cross-sections which define how the roads will be built and landscaped • Streetscape, open space, and park designs showing how these features will be constructed and landscapes. The DSG document also includes designs for fences, walls, street signs, etc., which mirror the designs already in place in the adjacent subdivision to the south. The DSG document, which will be sent to the City Council for review and approval, will form the "zoning" for the site except for any issues not specifically included in the DSG, in which case the Lodi Zoning Code will apply. GROWTH ALLOCATION The applicant is requesting a 2020 allocation of 111 Medium Density units and 39 Low Density units. The following sections provide background on the Growth Allocation process, the current status of allocations granted by the City and available for 2020 projects, and staff's analysis of the applicant's request. Background and History of Growth Allocation The following is provided for context and to update the Planning Commission on recent action by the City Council related to the Growth Allocation process. 19 In the late 1980s and early 1990s, there was widespread concern about growth in Lodi, sparked in part growth in San Joaquin County, which at the time was one of the fastest-growing regions in the United States. The City feared "[r]apid uncontrolled growth" that would be "... a direct cause of serious adverse environmental and economic effects." [City of Lodi Ordinance No. 1521, adopted 1991 ] In response, the City Council adopted a "Growth Management Plan "3 to give the Council more control over the timing, location, and quality of future residential development. The City's growth allocation process was intended to, "... provide a growth management system to regulate the character, location, amount and timing of future development so as to achieve the policies stated in the Lodi General Plan. It is further the purpose of this Chapter to provide for increased housing opportunities for all segments of society and to promote and protect the public health, safety and welfare be regulating the future use and development of land in the City of Lodi." [Lodi Ordinance No. 1521 ] The growth management system was intended to ensure that Lodi's population did not grow more than 2% per year. Via a separate Resolution, the City Council in 1991 (City Council Resolution No. 91-170) established a "point system" to be used to review proposed residential projects. The point system measured each project's performance in a variety of areas, including: • Agriculture Land Conflicts • On -Site Agricultural Land Mitigation • General Location (with regard to "Priority Areas" to be established by the City Council) • Relation to Public Services (water, sewer, drainage, etc.) • Traffic • Housing • Schools • Fire Protection Finally, the City Council in 1991 also adopted Resolution No. 1991-171, which established the requirements for a "Development Plan" that was required by Ordinance No. 1521 to be submitted with proposed tentative parcel maps and tentative tract maps. The Development Plan was to include a schedule which estimated the time period over which the project would be developed, so that growth allocations could be apportioned over several years. Resolution 1991-171 also established a once -a -year schedule for considering the allocation of growth by the City Council, which was to occur each year in November. If a project did not receive an allocation in November of any given year, it would have to wait until the following year to reapply. ' Some readers may be aware that the state Housing Crisis Act of 2019 has invalidated some growth control/management programs, and now makes it illegal for cities to enact new growth control/ management plans. Lodi's plan, due to its adoption date in 1991, is exempt from these restrictions and can remain in force. If the City wished to enact a new growth control/management plan today, state law would prevent it from doing so. 20 In addition to these three foundational actions to establish and implement the Growth Management Program, the City Council took various actions to adjust the Program: • Resolution No. 2006-141 (adopted July 19, 2006) made a one-year adjustment to the timing for submittal of Growth Allocation applications. • Ordinance No. 1877 (adopted June 5, 2013) expired unused allocations and suspended the provisions of Resolution No. 91-171 from 2013 through December 31, 2019. This effectively eliminated the requirement for the submittal of a development plan. It also eliminated the once -a -year schedule for considering growth allocations. The result of these latest actions was that projects could file for a growth allocation at any time, and the City Council could approve an allocation at any time during the year. With the expiration of Ordinance No. 1877 at the end of 2019, the once -a -year allocation schedule returned, as did the requirement to submit a development plan. This had the effect of making it more difficult to submit tentative subdivision maps, since the next scheduled allocation of units would not occur until November 2020. At the City Council meeting of June 3, 2020, the Council reinstated the provisions of Ordinance No. 1877 that had expired on December 31, 2019. This allows the processing of the proposed Reynolds Ranch tentative map prior to receiving a growth allocation, and allows the City Council to approve a growth allocation for the map at any time during the year. Analysis The following analysis examines several factors: • Relationship of the project to the Priority Areas defined by the City Council • Relationship of the project to the amount of growth allowed by the Growth Allocation process • Growth Allocation Points System Priority Areas The Lodi General Plan includes a map (General Plan Figure 3-1, excerpted below) which identifies Phase I, II and III areas for growth. 21 Figure #: General Plan "Development Phases" Map (excerpt) ." q ----I • •* M j Phase Phase II Phase III Urban Reserve `y 51nML L ------- Sphere of Influence (2008) --- City Limits (2008) E. AAM5 While the project site is not specifically shown as being in a particular Development Phase, the City has historically defined Phase I as including "infill development," a category which includes sites such as the proposed Reynolds Ranch tentative map, which is surrounded on all sides by existing development. From the General Plan: "Phase 1 development includes:... 2. Infill development and redevelopment downtown, along the city's major corridors, and in the eastern industrial areas. " [General Plan Chapter 3, page 3-5] Relationship to Projected Growth When the City initiated the Growth Allocation process, a major component was to limit population growth in the city to 2 percent per year. From Ordinance 1521: 22 "The number of residential units approved by the City shall reflect a two percent (2%) yearly limitation on growth based on population, to be compounded annually. Calculations for residential building approval shall be based on a population figure of 50,900 as of September 1, 1989, and assuming an average number of persons per residential unit as determined annually by the State hof California] Department of Finance. " Had the City received and approved applications to grow at 2% per year every year since adoption of the Growth Allocation process, applying a compounded two percent annual growth rate to the starting figure of 50,900, the population of Lodi as of 2020 would be significantly higher than the current population could have been achieved. However, annual applications have historically lagged behind the maximum permitted annual growth. The City Council has also on several occasions "expired" unused allocations, effectively re- setting and lowering the maximum size of the city. As of January 1, 2020, the California Department of Finance estimated the population of Lodi at 67,9304. A summary of the city's population growth over the past ten years is shown below. Year Dept. of Finance Revised Population Estimate Growth Rate Percentage, Year to Year 2010 62,134 2011 63,317 1.9% 2012 63,447 0.21% 2013 63,788 0.54% 2014 63,975 0.29% 2015 64,415 0.69% 2016 64,920 0.78% 2017 65,911 1.53% 2018 67,121 1.84% 2019 67,430 0.46% 2020 67,930 0.74% The average annual growth for the period from 2010 to 2020 has been 0.89%, well below the maximum 2% annual growth allowed by the Growth Allocation process. Growth Allocations issued to projects from 2013 to 2019 are summarized below. a State of California, Department of Finance, E-1 Population Estimates for Cities, Counties and the State with Annual Percent Change — January 1, 2019 and 2020. Sacramento, California, May 2020 23 ISSUED GROWTH ALLOCATIONS 2013-2019 Project Low (0.1-7) Medium (7.1-20) High (20.1-30) TOTAL Bennett Interlaken Dr. 25 Camper - Sac 28 28 Garfield 6 6 Gateway North 107 98 329 534 Gateway South 560 0 0 560 Gianoni / Baker 18 18 Harvest Crossing 42 42 Iris Drive 9 9 Luca Place 17 17 Miller Property 65 65 Reynolds Ranch 227 330 557 Rose Gate 232 232 Rose Gate II 250 95 180 525 Sunwest Cottages 12 Tienda Square 8 8 Twin Arbors 27 Van Ruiten Ranch 145 55 88 288 Villa Fiore (VRR) 67 67 Vineyard Terrace 235 235 Vintner Square 57 57 TOTAL 1,520 871 939 3,330 Average Per Year: 253 145 156 555 As of the end of 2019, considering the expiring of unused allocations from prior years and the granting of allocations for 2019, the City had an available balance of 2,685 allocations available, in the following categories: • Low density (Up to 7 DU/acre): 1,257 Units • Medium density (7.1 to 20 DU/acre): 634 Unit • High density (20.1 to 30 DU/acre): 794 Units To calculate available allocations for 2020, these 2,685 available units are added to the 477 units which can be issued in 2020 based on limiting growth to 2% from 2019-2020. Growth from 2019 to 2020 is calculated as follows: 1. Two percent of the City's current population: 67,930 x 2% = 1,359 2. Divide 1,359 by the average number of persons per household 1,359/2.85 = 477 3. Divide the 477 (477 du) units into the three housing types: 24 44 percent low density = 210 units 28 percent medium density = 134 units 28 percent high density = 134 units Finally, Growth Allocations already issued for 2020 in prior years for the Gateway South (186 low density units), Bennett/Iris Drive (9 low density units) and Vineyard (75 medium density units) projects are deducted. The resulting total number of Growth Allocations available for 2020 are: Category Unused Add 2020 Deduct Total Available Allocations' Allocations 2020 Allocations for Allocations 2020 Already Granted Low Density 1,257 210 <186> 1,281 (Up to7 DU/Acre) Medium Density 634 134 <75> 693 (7.1 —20 DU/Acre) High Density 794 134 0 928 (20.1-30 DU/Acre) Totals: 2,685 478 <261 > 2,902 Growth Allocation Points System Ordinance 1521 called for the establishment of a "points system/criteria schedule to be established by Council resolution." The points system was to be used only if more allocations were requested than could be issued in any given year. Because the City is not approaching the maximum number of applications for growth allocation (the Reynolds Ranch project is the only current application), the points system does not apply and is not analyzed. Growth Allocation Analvsis Based on staff's review of the applicable portions of the Growth Allocation process (as revised by the City Council in May 2020), staff recommends that the Planning Commission recommend allocation of 150 units of growth by the City Council, including 111 Medium Density units and 39 Low Density units. Staff's reasoning is as follows: • The Reynolds Ranch site is in a Priority Area as an "infill" project. 25 • The requested allocation of 111 Medium Density units and 39 Low Density Units is less than the amount of allocations available for issuance in 2020 (693 Medium Density and 1,281 Low Density). • Review of Growth Allocation points is not necessary, because the number of allocations requested does not exceed the number of available allocations for 2020. ENVIRONMENTAL ASSESSMENT An environmental impact report (EIR) was prepared for the Reynolds Ranch Planned Development in 2006. In 2008, an addendum to the original EIR was prepared when the Planned Development was amended. The California Environmental Quality Act (Section 15162) allows the use of a prior EIR so long as none of the following findings can be made. Staff's analysis follows each potential finding. (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; Staff's Analysis: The proposed tentative subdivision map is consistent with the land use designations shown in the Reynolds Ranch Planned Development, and which was considered in the 2006 Final Environmental Impact Report and the 2008 Addendum. Because the land use and density of development proposed (single family homes at Low and Medium densities) are the same as the project examined in those documents, there is no evidence that any of the impacts identified would be substantially increased or made more severe. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or Staff's Analysis: The setting in which the project is proposed—the southeastern portion of Lodi and the City in general—have not changed substantially since the certification of the 2006 Final EIR and the approval of 2008 Addendum. At that time, development north of Harney Lane had already taken place (see photos below from 2006 and 2018) while the Reynolds Ranch Planned Development was vacant. 26 Image source: Google Earth Development which has occurred since 2006 is consistent with the assumptions included in the Final EIR and Addendum, including development within the Reynolds Ranch Specific Plan. No major changes in land use which would have resulted in changes in traffic, noise, or other impacts have taken place. Cumulative growth assumptions made in the 2006 Final EIR and 2008 Addendum remain valid. (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; Staff's Analysis: Because the project is consistent with the Reynolds Ranch Planned Development (low- and medium -density residential) is consistent with the project examined in the 2006 Final EIR and 2008 Addendum, it is not expected that any impacts would result that were not examined in the prior environmental analyses. (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; Staff's Analysis: Because the project is consistent with the Reynolds Ranch Planned Development (low- and medium -density residential) is consistent with the project examined in the 2006 Final EIR and 2008 Addendum, it is not expected that any impacts would result which are more severe than those examined in the prior environmental analyses. (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or Staff's Analysis: None of the mitigation measures in the 2006 Final EIR have been found to be infeasible. All of the mitigation measures from the 2006 Final EIR which apply to the proposed project are included in the conditions of approval for the Reynolds Ranch tentative map. (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the 27 environment, but the project proponents decline to adopt the mitigation measure or alternative. Staff's Analysis: None of the mitigation measures included in the 2006 Final EIR have been determined to be infeasible or ineffective. Impacts have been consistent with those examined in the 2006 Final EIR and the 2008 Addendum, and the City has not needed to identify either new mitigation measures or project alternatives to reduce impacts further. Based on the analyses above, none of the findings in CEQA section 15162 can be made, and the 2006 Final EIR and 2008 Addendum can be relied upon to be a complete and adequate environmental analysis for the proposed Reynolds Ranch tentative tract map. PUBLIC HEARING NOTICE Legal Notice for the Use Permit was published in the Lodi News Sentinel on Saturday, August 1, 2020. Sixty (60) 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 motions are suggested: "I move that the Planning Commission adopt a Resolution: 1) finding that the impacts of the proposed are fully addressed by the 2006 Final Environmental Impact Report for the Reynolds Ranch Planned Development and the 2008 Addendum to the 2006 Final Environmental Impact Report project per CEQA section 15162, 2) approving the Reynolds Ranch Tentative Parcel Map to subdivide three parcels into 150 lots for single family homes and two parcels for drainage and other purposes, subject to the conditions outlined in the draft resolution, 3) recommending that the City Council approve the Development Standards and Guidelines for Reynolds Ranch Site A; and 4) recommending that the City Council approve a Growth Allocation of 111 Medium Density units and 39 Low Density units." W. ALTERNATIVE PLANNING COMMISSION ACTIONS: Tentative Map • Approve the proposed tentative map • Approved the proposed tentative map with revised conditions of approval • Deny the proposed tentative map • Direct staff and/or the applicant to provide additional information and/or changes in the project and continue the item to a future meeting. Design Standards and Guidelines • Recommend approval by the City Council • Recommend approval with revisions • Recommend denial by the City Council • Direct staff and/or the applicant to provide additional information and/or changes and continue the item to a future meeting Growth Allocation • Recommend approval by the City Council • Recommend approval of a different level of Growth Allocation • Recommend denial by the City Council Respectfully Submitted, Concur, Eric Norris Contract Planner ATTACHMENTS: A. Tentative Map B. Development Standards and Guidelines C. Lot Summary John Della Monica Community Development Director D. Public Comment Letters E. Draft Resolution and Conditions of Approval 29 m> m� o� wN 0� o a_ L R/W 50, R/W 25 C,/L 25 LS SIDE - AREA WALK ROLL CURE, AND SIDEWALK (TYP.) I m 2.5% I 2.5% f1.5' SIDE- I LS WALK AREA n MINOR RESIDENTIAL 50' WW TYPICAL RESIDENTIAL STREET NOT TO SCALE P/L I I 25' R W LINEAR PATH rF F/C I r VERTICAL CURB AND GUTTER (TYP.) PARK LINEAR PATH VERTICAL CURB AND GUTTER (TYP.) R/W 1 4.5' 5.5' F/C LS AREA R/W EX. EX. LODI, CA 95240 TOP TOE T: (209) 333-6700 P/L QROFES EX. HARNEY B. 12'±-80'± BENNETT HOMES, INC. 20'± 6'± 18.5' LANE OAL\Fp��\P 1 OFF-SITE 1 F/C 18' IMPROVEMENTS I LINEAR `I 11.=III=III=1 IT C. ENGINEER: 2.5% "� =1 I I=1 I I=III=III=III=III=1 I I=1 I I=III=III III III, ; ,111„11111 I IIIII I IIII I -I I I I MODESTO CA, 95354 ==III=III=1 -"-1 I I I I I VERTICAL CURB AND ,1 T: (209) 524-3525 I I I GUTTER (TYP.) CONTACT: TONY DE MELO, P.E. D. ASSESSOR'S PARCEL NUMBERS: MINOR RESIDENTIAL 43.5' RNV E. CURRENT SITE USE: B F. PROPOSED SITE USE: SINGLE FAMILY HOMES G. AT OFF-SITE LINEAR PATH MDR & LDR (MEDIUM & LOW DENSITY RESIDENTIAL) H. PROPOSED GP DESIGNATION: NOT TO SCALE P/L I I 25' R W LINEAR PATH rF F/C I r VERTICAL CURB AND GUTTER (TYP.) PARK LINEAR PATH VERTICAL CURB AND GUTTER (TYP.) R/W 1 4.5' 5.5' F/C LS AREA SIDE - WALK VERTICAL CURB AND GUTTER (TYP.) R/W F/C 48' REYNOLDS RANCH RESIDENTIAL SUBDIVISION TENTATIVE SUBDIVISION MAP LODI, CALIFORNIA co I E HARNEY LANE R/W ---- ---------- - - 135 ' 43.5' ----+-------- I I I C/L 058-013-26 058-013-02 SIDE- I 1 _ _ 134 , Ls WALK AION � 125 2.5% REA _ 1 11 137 ~ I -I , I I- 118 1 1 126 I I 138 I ROLL CURB, GUTTER, ' 123 122 121 120 119 i 50' ' 50' AND SIDEWALK (TYP.) I i 124 117 I ' i 127 132 I � , 139 ' I i 116 1 128 I; 1 FI 140 1 109 110 111 112 113 1141 wll. , HII. 1 I 115 E 129 130 I I I I I I 10' PUE --_---- � 141�_ --- H - ---------- R/WS - STREET B - - ---- -- --- ----- - _ _ 142 - - _--- _ - - ---- --- ---- --- -------- -----------� 20.5' C/L ------ 27.5 1 I �---------- I I J0JJ "1 :3JJ� 107 106 105 104 103 102 101 100 99 98 97 961 i 143 20' 20' F/C 1 2 I I i 1 ' I L: � 108 WALK FAREA I 25' 48' �1 I I IDE- LS 2�5% 2.5% I I I t-111-1 - I I I I 1 r r-� r� �I II J J J , 11 I 1 J.�JJJ 1 JJ�,� I 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11=1 11-1 I I=1 "-' � , C I 95 � I 11 �I I. -'-I i 1=1 11=1 11=1 11=1 11=1 i I-1 \ ------ 83 84 85 86 87 88 89 90 91 92 93 94 1 1 145 I �, ROCKY LANE C MINOR RESIDENTIAL 48' RIW ► --- --------------------------- - ---- - 146 SII ----------- AT ON-SITE LINEAR PATH ► I _ __ �_____ ----- ---- ---- ----10' PUE -- - _ __-- --- \ --- NOT TO SCALE 1 - =- ---- - - - - - ----- - - - - - - - - - - - - - - - - =� STREET C - ,�I � x'47 , -- -- , 1 aI -----.- -- _ -- -- ------ -- ----- --- --- ---- I / X111 II 78 77 76 75 74 73 72 71 70 69 68 67 66 14.8 �� 058-066-20 182 81 80 79 I 1 ' III 50' R/W 149 I III F1 48' I I 1 1 1 I I 20.5' C/L 27.5' ' x i 51 52 53 54 55 56 57 58 59 60 rn 61 62 63 64 65 m I III 20' 20' F/C 5.5' 1 L� 49 50 IV - -150 II 2 � I � 1 SIDE- i i1 --10' PUE ---------- - - - - --- ---- --- _ _ J LS I _-- ---- --- - _ - 7 - - - - - ---- - - ---- - - WALK AREA i--- - - -.. .. .......:..... ---- - - --- - -- 2.5% 2.5% 2.5% - - I - - --- - - --- - - EET D- - - `�-� - III III 11 50 / 111 11 *mM NOR RESIDENTIAL 48' RNV AT ON-SITE PARK/BASIN NOT TO SCALE 60' 27.5' C/L 27.5' 20' 20' E1 80' PROJECT ENTRY NOT TO SCALE _ STR I - - --- --- --- ___ = __ _ ................ I LoE- E I --- ---- - 1 I E.., 1 1 III W II ---- - ---------------- ------ 47 46 45 44 43 42 41 40 39 38 37 36 35 J41 I � III I � e`A 2 II �2 _ 058-0/� 66-3-4 I � 1 I 3 II U II I � 20 21 22 23 24 25 26 27 28 29 30 31 32 33 \ j ` I i/1 II 11 10' PUE ---- --- ------------ - -- 4 R/W I i �--- ----- _---r--- - _ -- --- ---- --- I I ' PARK � ---- -. -._ c. - - - STREET E _ - --- - - --- ---- 5.5' 4.5' 1 ------ I SIDE- LS WALK AREA , 119 18 17 16 15 14 13 12 11 10 9 8 7 6 J 58 - J ] :3 LS SIDE- SIDE- LS AREA WALK 2.5% 2.5%_ WALK FAREA ..rte..-amu•-�u--u--1l--u--u•-�u, VERTICAL CURB AND GUTTER (TYP.) 55' STREET D NOT TO SCALE LEGAL DESCRIPTION THE LAND DESCRIBED HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN JOAQUIN, CITY OF LODI, AND IS DESCRIBED AS FOLLOWS: A PROTION OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 3 NORTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN. --- _ i 'II i I REYNOLDS RANCH ' I I -J I 05 � -065-3- I I 'y I I��-----�----L---1-----� ��. / ISI II EX. R/W 71' R�W R�W 71' EX. 6.5' R/W 7' 13' C/L 31' 13.5' 1 VAR. 5' VARIES CROWN 20' VAR. 5' VAR. 1 3'±-8.5' SIDE- 24'±-29.5'± 3' SIDE- 3' WALK MIN. WALK MIN_77. 2.5% _ 2.5% _ __ _ ________----_____________ --T T- -111-III=III-III= r-�----- - - ---- ---------------� EXISTING IMPROVEMENTS F1 STOCKTON STREET NOT TO SCALE EX. R/W EX. 6.5' R/W 7' 13' C/L 31' 13.5' 1 VAR. 5' VAR. 24' CROWN 20' 1 3' SIDE- 3' MIN. WALK MIN. 2.5% 2.5% ----------------------� - - EXISTING IMPROVEMENTS c- STOCKTON STREET NOT TO SCALE SHEET INDEX II �=1iGi1 i�:i E HARNEY LW f- / E HARVEY LN r--- E ARMSTRONG RD E LIVE OAK'RD 1. TM 1.1 COVER AND CROSS SECTIONS SHEET 2. TM2.1 DIMENSION AND TOPOGRAPHIC PLAN 3. TM2.2 GRADING AND DRAINAGE PLAN 3. TM2.3 UTILITY PLAN PROJECT INFORMATION VICINITY MAP NOT TO SCALE A. REGULATORY AGENCY: CITY OF LODI 221 W. PINE STREET LODI, CA 95240 T: (209) 333-6700 QROFES CONTACT: PLANNING DEPARTMENT B. APPLICANT: BENNETT HOMES, INC. ,61 1209 W TOKAY STREET #8 OAL\Fp��\P LODI, CA 95242 T: (209) 334-6385 CONTACT: DENNIS BENNETT C. ENGINEER: NORTHSTAR ENGINEERING GROUP, INC 620 12th STREET MODESTO CA, 95354 W a 0 T: (209) 524-3525 CONTACT: TONY DE MELO, P.E. D. ASSESSOR'S PARCEL NUMBERS: 058-130-21, 22, and 25 E. CURRENT SITE USE: AGRICULTURAL F. PROPOSED SITE USE: SINGLE FAMILY HOMES G. EXISTING GP DESIGNATION: MDR & LDR (MEDIUM & LOW DENSITY RESIDENTIAL) H. PROPOSED GP DESIGNATION: NO CHANGE I. EXISTING ZONING: PLANNED DEVELOPMENT J. PROPOSED ZONING: NO CHANGE K. TOTAL PROJECT SIZE: 28.2± ACRES L. TOTAL NUMBER OF LOTS: 150 M. GROSS DENSITY: 5.4 UPA N. CONTOURS: 1.0 -FOOT INTERVALS 0. RETURNS: PER CITY OF LODI STANDARDS P. UTILITIES: WATER SYSTEM - CITY OF LODI SANITARY SEWER - CITY OF LODI Q STORM DRAINAGE - CITY OF LODI Z GAS - PG&E ELECTRIC - LODI ELECTRIC UTILITY TELEPHONE - AT&T LL SCHOOL DISTRICT - LODI UNIFIED SCHOOL DISTRICT GENERAL NOTES 1. ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS PER THE CITY OF LODI STANDARD PLANS AND SPECIFICATIONS EXCEPT AS NOTED. 2. STORM DRAINAGE TO BE CONVEYED TO ON-SITE STORM DRAINAGE RETENTION SYSTEM WHICH WILL DISCHARGE TO THE CITY OF LODI STORM DRAINAGE SYSTEM. ALL IMPROVEMENTS TO BE CONSTRUCTED TO THE CITY OF LODI STANDARDS. 3. ALL STORM DRAINAGE IMPROVEMENTS AS PART OF FUTURE IMPROVEMENTS PLANS AND STUDIES SHALL CONFORM TO THE REQUIREMENTS SET FORTH IN NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT 2013-0001-DWQ AND THE MULTI -AGENCY POST -CONSTRUCTION STORMWATER STANDARDS MANUAL APPROVED OR ADOPTED PRIOR TO THE TIME OF THIS TENTATIVE MAP APPLICATION BEING DEEMED COMPLETE. 4. SANITARY SEWER TO BE CONSTRUCTED TO THE CITY OF LODI STANDARDS AND SPECIFICATIONS. 5. WATER SYSTEM TO BE CONSTRUCTED TO THE CITY OF LODI STANDARDS AND SPECIFICATIONS. 6. STREET LIGHTING SHALL BE INSTALLED PER CITY OF LODI STANDARD SPECIFICATIONS. 7. PUBLIC UTILITIES ARE TO BE INSTALLED UNDER GROUND IN EASEMENTS. 8. THE SUBDIVIDER HEREBY RESERVES THE RIGHT TO FILE "MULTIPLE SUBDIVISION MAPS" AS SET FORTH BY THE SUBDIVISION MAP ACT, ARTICLE 4, SECTION 66456.1., AND FILE PARCEL MAPS FOR REASON OF SALE. ALL PARCEL LINES SHALL CONFORM TO THIS TENTATIVE MAP. 9. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ALONG ALL STREET IN -TRACT FRONTAGES. 10. ALL EXISTING STRUCTURES AND TREES ARE TO BE REMOVED. SEPTIC TANKS, LEACH FIELDS, AND WELLS ON SITE WILL BE REMOVED OR ABANDONED AS PER CITY OF LODI REQUIREMENTS. Q 11. ALL LOT SETBACK REQUIREMENTS ARE TO BE IN ACCORDANCE WITH CITY OF LODI REQUIREMENTS. CITY ENGINEER'S CERTIFICATE I HEREBY CERTIFY THAT THIS MAP HAS BEEN REVIEWED FOR COMPLIANCE WITH THE REQUIREMENTS OF THE CITY OF LODI MUNICIPAL CODE AND THE SUBDIVISION MAP ACT AS TO FORM AND CONTENT CITY ENGINEER DATE COPYRIGHT ® 2020 NORTHSTAR ENGINEERING GROUP, INC QROFES ,61 OAL\Fp��\P 0 LU 0 a a a W a 0 z O > N z o W W a U N W 0 0 z Q Z LL ZJ ou a� �� W W �N Im m W NQ > LU it O cf) ZJ Lu0 Z W D 0 • tl' o 2 L` Q� � V �• I o� • W � •rte Z q W � I W' • O p JOB • 20-2521 DATE: 07/22/2020 SCALE - CALE:DRAWN: DRAW :PMH DESIGN: PMH KM CHK D: TPD SHEET NUMBER TM 1.1 U c) r > mL, o� w „ 0 o 810 -0 0 :# CENTERLINE :, RIGHT-OF-WAY - - LEGEND -- --_ -- -- -- -- -- - -- -- - XISTING GATE - E HARNEY LANE r; EXISTING GATE.µ EXISTING SHED 45' ---- -_ ,vrrrav� c� w . ..:........ _ / .... 135 ��` i I � , _ -``-- �--`- \���'��` ,4306, EXISTING SF EXISTING 6" WALL EXISTING 6' FENCE (CHAINLINK) - -� �'�. - ` 106' (MASONRY) BRIDGE FENCE ?':1 EXISTING 3' I ---- _ _ _ - l�'----` FENCE (WIRE) i - - _ _ - - _ - 136 _- --- =--' E y� - I 5,361 SF - _ -- ►7 r� TR ET �' `� 134 I� '• 100' ---- - - ----- - 1` 125 6,632 SF I :a _ / I W 1 100' _ _ _ _--------- - w_ ' -- _ -�Q' 6,256 SF 100' I- :::] - _ - - _ I E� 137 - r.a 118 I 1 100 I W I�' 5,300 SF I W 100' EXISTING 6' FENCE - :: [ I , : - � 6, 861 SF 1 100 �, 133 1 �0' - I- 5,300 SF' `i I WOOD '•`�����] , '' EXISTING _ 34--- 1 � 126 0 100' (WOOD) I � 100' GRAPE FIELD i . 10o' I I 5, 000 SF I 138 120 119 100' 1 100' 100' i "p 5, 300 SF "' 123 122 1 124 5,780 SF 6,223 SF Lr 117 a 50' 1 100' ;-, 132 , 50 100' 1 5, 408 SF 5, 524 SF � U, '�' 61019 SF 5, 301 SF o o N 5, 500 SF I �' 127 0 5, 300 SF 100 o o N N N N 100' I "p 5, 000 SF 100 , , ob O o 0 0 100 100' I `�' S, 300 F I' EXISTING 6' FENCE - ::::1 I i 63' 50 50 50' 50' 50 100 I 116 - ' I _ I 128 0 -0 131 -It, I ` 100' (WOOD) 63 50 50 50 50 50 � - ,n yn I 5 300 SF N N N N N N o 0 0 0 No 5 500 SF `�+ I 5, 000 SF 100' I 1 100' o 0 0 0 100 H ' 100' I: ;vl, 140 � � � 100' 5, 300 SF �' 109 110 111 112 113 114 1 oo' I w 100' _ I 6, 643 SF 5,101 SF 5,101 SF 5,101 SF 5,101 SF 5,101 SF 130 1 100' EXISTING 6' FENCE N �r E 129 "' o I 1CHAINLINK Co 115 E � �' 5,964 SF loo, (CHAINLINK) I 1 5, 503 F [::;::► I I 10' PUE 5,999 SF ,• �Si�---87'� -----�7'- 141 EXISTING GATE Lo ::::•.i , . 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I�• I I I [. t :. `1:::.1 I 1 I I � I i COPYRIGHT ® 2020 NORTHSTAR ENGINEERING GROUP, INC i RpFES Q Li �, W L AK7, 'I 0 W 0 a a W a 0 z 0 N N z j o W a U N W 0 0 z Q Z w Z O a LL J ZJ a a O0 = a� a �o a Zm O� O `� N a o= ~ p v) a cl Lu a ao Z ZJ O LuO Z Z W LV 0 0 lo Q � • � V I o� • c zq W � a W � I J C NO W' U N ori Q) 0 JOB • 20-2521 DATE: 07/22/2020 SCALE: DRAWN: PMH DESIGN: PMH KM CHK D: TPD SHEET NUMBER TM 2.1 EXISTING PROPOSED BOUNDARY LINE CENTERLINE RIGHT-OF-WAY - - - - PARCEL LINE --------- N/A CURB AND GUTTER N/A --------------------- EDGE OF PAVEMENT STORM DRAIN (MAIN) - - sD-,/Ex12"SD1 FORCE MAIN SD �8�`FM_j SD 8 FM DRAINAGE SWALE STORM DRAIN MAINTENANCE HOLE ail)®D BASIN OUTFALL STRUCTURE N/A CURB INLET DIRT ROAD=__ ___- N/A WATER (MAIN) - - W ---L7 - - Ex8'�W�- J 8 W ®V WATER VALVE �WV FIRE HYDRANT SEWER MAINTENANCE HOLE r SEWER (MAIN) - - ss-\/Ex12"SSI OVER HEAD ELECTRICAL N/A GAS LINE N/A CENTERLINE ELEVATION N/A 68.34 CL ORIGINAL GROUND o��� N/A DIRECTION OF FLOW N/A .003 WALL (SEE LABEL FOR TYPE) FENCE (CHAINLINK OR VINYL) 0 0 0 0 FENCE (WIRE OR HOGWIRE) x x x x x x FENCE (WOOD OR WROUGHT IRON) TREE OR SHRUB/TO BE REMOVED x N/A IRRIGATION LINE - s -Ex48 IRR N/A IRRIGATION VALVE IV N/A IRRIGATION PRESSURE MANHOLE/VENT N/A SIGN SERVICE POLE N/A -- --_ -- -- -- -- -- - -- -- - XISTING GATE - E HARNEY LANE r; EXISTING GATE.µ EXISTING SHED 45' ---- -_ ,vrrrav� c� w . ..:........ _ / .... 135 ��` i I � , _ -``-- �--`- \���'��` ,4306, EXISTING SF EXISTING 6" WALL EXISTING 6' FENCE (CHAINLINK) - -� �'�. - ` 106' (MASONRY) BRIDGE FENCE ?':1 EXISTING 3' I ---- _ _ _ - l�'----` FENCE (WIRE) i - - _ _ - - _ - 136 _- --- =--' E y� - I 5,361 SF - _ -- ►7 r� TR ET �' `� 134 I� '• 100' ---- - - ----- - 1` 125 6,632 SF I :a _ / I W 1 100' _ _ _ _--------- - w_ ' -- _ -�Q' 6,256 SF 100' I- :::] - _ - - _ I E� 137 - r.a 118 I 1 100 I W I�' 5,300 SF I W 100' EXISTING 6' FENCE - :: [ I , : - � 6, 861 SF 1 100 �, 133 1 �0' - I- 5,300 SF' `i I WOOD '•`�����] , '' EXISTING _ 34--- 1 � 126 0 100' (WOOD) I � 100' GRAPE FIELD i . 10o' I I 5, 000 SF I 138 120 119 100' 1 100' 100' i "p 5, 300 SF "' 123 122 1 124 5,780 SF 6,223 SF Lr 117 a 50' 1 100' ;-, 132 , 50 100' 1 5, 408 SF 5, 524 SF � U, '�' 61019 SF 5, 301 SF o o N 5, 500 SF I �' 127 0 5, 300 SF 100 o o N N N N 100' I "p 5, 000 SF 100 , , ob O o 0 0 100 100' I `�' S, 300 F I' EXISTING 6' FENCE - ::::1 I i 63' 50 50 50' 50' 50 100 I 116 - ' I _ I 128 0 -0 131 -It, I ` 100' (WOOD) 63 50 50 50 50 50 � - ,n yn I 5 300 SF N N N N N N o 0 0 0 No 5 500 SF `�+ I 5, 000 SF 100' I 1 100' o 0 0 0 100 H ' 100' I: ;vl, 140 � � � 100' 5, 300 SF �' 109 110 111 112 113 114 1 oo' I w 100' _ I 6, 643 SF 5,101 SF 5,101 SF 5,101 SF 5,101 SF 5,101 SF 130 1 100' EXISTING 6' FENCE N �r E 129 "' o I 1CHAINLINK Co 115 E � �' 5,964 SF loo, (CHAINLINK) I 1 5, 503 F [::;::► I I 10' PUE 5,999 SF ,• �Si�---87'� -----�7'- 141 EXISTING GATE Lo ::::•.i , . 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I�• I I I [. t :. `1:::.1 I 1 I I � I i COPYRIGHT ® 2020 NORTHSTAR ENGINEERING GROUP, INC i RpFES Q Li �, W L AK7, 'I 0 W 0 a a W a 0 z 0 N N z j o W a U N W 0 0 z Q Z w Z O a LL J ZJ a a O0 = a� a �o a Zm O� O `� N a o= ~ p v) a cl Lu a ao Z ZJ O LuO Z Z W LV 0 0 lo Q � • � V I o� • c zq W � a W � I J C NO W' U N ori Q) 0 JOB • 20-2521 DATE: 07/22/2020 SCALE: DRAWN: PMH DESIGN: PMH KM CHK D: TPD SHEET NUMBER TM 2.1 � o o N NLn o N N o NN N � c 0 L D g w¢ �z o � El- o L- 810 410 0 .1 CENTERLINE 80' RIGHT-OF-WAY - - LEGEND • - - - •- - - -I - - - - - - •_ � _ _- - - - - - -� - - - _ � �� .228 's �� 144 150-`� = I I • I h6 1�5 I ; GS E HARNEY LANE �� -- GS ex 44. ,I _ �ry933� '� 4 4 r,S x843 GS GAS x 43533 44p96 �' � - GS X 43' 5 1 1 _ _�'"�•�'� � - � � � � - � GS GS GS X 0�g • I L - - X 5 Gs - - - --- -1- -- - - - -- -_ -� X X 6 15 - I a. 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Prepared By: KLA, Inc. NorthStar Engineering REYNOLDS RANCH August 2020 Reynolds Ranch Tentative Tract Map Lot Summary ATTACHMENT B Reynolds Ranch Tentative Map Lot # Width Depth Area () Red=Irregular shaped or corner lots. 1 42' 100' 5,417 2 50' 100' 5,000 3 52' 93' 5,106 4 58' 93' 5,077 5 54' 123' 6,642 6 59' 92' 5,000 7 51' 101' 5,004 8 50' 101' 5,050 9 50' 101' 5,050 10 50' 101' 5,050 11 50' 101' 5,050 12 50' 101' 5,050 13 50' 101' 5,050 14 50' 101' 5,050 15 50' 101' 5,050 16 50' 101' 5,050 17 50' 101' 5,050 18 50' 101' 5,050 19 43' 101' 5,496 20 40' 100' 7,497 21 50' 100' 5,000 22 50' 100' 5,000 23 50' 100' 5,000 24 50' 100' 5,000 25 50' 100' 5,000 26 50' 100' 5,000 27 50' 100' 5,000 28 50' 100' 5,000 29 50' 100' 5,000 30 50' 100' 5,000 31 50' 100' 5,000 32 50' 100' 5,000 33 42' 100' 5,545 34 46' 100' 5,719 35 50' 100' 5,000 36 50' 100' 5,000 1 of 5 Reynolds Ranch Tentative Tract Map Lot Summary ATTACHMENT B Reynolds Ranch Tentative Map Lot # Width Depth Area () Red=Irregular shaped or corner lots. 37 50' 100' 5,000 38 50' 100' 5,000 39 50' 100' 5,000 40 50' 100' 5,000 41 50' 100' 5,000 42 50' 100' 5,000 43 50' 100' 5,000 44 50' 100' 5,000 45 50' 100' 5,000 46 50' 100' 5,000 47 50' 100' 5,000 48 50' 100' 5,000 49 56' 100' 9,543 50 51' 102' 7,823 51 50' 102' 5,026 52 50' 100' 5,000 53 50' 100' 5,000 54 50' 100' 5,000 55 50' 100' 5,000 56 50' 100' 5,000 57 50' 100' 5,000 58 50' 100' 5,000 59 50' 100' 5,000 60 50' 100' 5,000 61 50' 100' 5,000 62 50' 100' 5,000 63 50' 100' 5,000 64 50' 100' 5,000 65 44' 100' 5,670 66 48' 100' 5,940 67 50' 100' 5,000 68 50' 100' 5,000 69 50' 100' 5,000 70 50' 100' 5,000 71 50' 100' 5,000 72 50' 100' 5,000 73 50' 100' 5,000 2 of 5 Reynolds Ranch Tentative Tract Map Lot Summary ATTACHMENT B Reynolds Ranch Tentative Map Lot # Width Depth Area () Red=Irregular shaped or corner lots. 74 50' 100' 5,000 75 50' 100' 5,000 76 50' 100' 5,000 77 50' 100' 5,000 78 50' 100' 5,000 79 50' 100' 5,000 80 50' 100' 5,000 81 50' 100' 5,000 82 51' 100' 6,713 83 63' 100' 7,146 84 50' 100' 5,000 85 50' 100' 5,000 86 50' 100' 5,000 87 50' 100' 5,000 88 50' 100' 5,000 89 50' 100' 5,000 90 50' 100' 5,000 91 50' 100' 5,000 92 50' 100' 5,000 93 50' 100' 5,000 94 50' 100' 4,997 95 ^ 7' 100' 6,049 96 51' 100' 6,266 97 50' 100' 5,000 98 50' 100' 5,000 99 50' 100' 5,000 100 50' 100' 5,000 101 50' 100' 5,000 102 50' 100' 5,000 103 50' 100' 5,000 104 50' 100' 5,000 105 50' 100' 5,000 106 50' 100' 5,000 107 50' 100' 5,000 108 47' 100' 6,253 109 55' 102' 6,643 110 50' 102' 5,101 3 of 5 Reynolds Ranch Tentative Tract Map Lot Summary ATTACHMENT B Reynolds Ranch Tentative Map Lot # Width Depth Area () Red=Irregular shaped or corner lots. 111 50' 102' 5,101 112 50' 102' 5,101 113 50' 102' 5,101 114 50' 102' 5,101 115 47' 100' 5,999 116 55' 100' 5,500 117 55' 100' 5,500 118 64' 100' 6,861 119 51' 120' 6,223 120 50' 120' 5,780 121 50' 112' 5,524 122 50' 109' 5,408 123 50' 107' 5,301 124 34' 105' 6,019 125 42' 100' 6,256 126 50' 100' 5,000 127 50' 100' 5,000 128 50' 100' 5,000 129 44' 100' 5,503 130 47' 100' 5,964 131 53' 100' 5,300 132 53' 100' 5,300 133 53' 100' 5,300 134 48' 100' 6,632 135 44' 106' 7,436 136 53' 106' 5,361 137 53' 100' 5,300 138 53' 100' 5,300 139 53' 100' 5,300 140 53' 100' 5,300 141 53' 100' 5,300 142 53' 100' 5,300 143 53' 100' 5,300 144 53' 100' 5,300 145 53' 100' 6,259 146 50' 90' 5,970 147 56' 91' 5,005 4 of 5 Reynolds Ranch Tentative Tract Map Lot Summary ATTACHMENT B Reynolds Ranch Tentative Map Lot # Width Depth Area () Red=Irregular shaped or corner lots. 148 52' 100' 5,050 149 50' 100' 5,000 150 46' 100' 5,693 Average: 5,314 5 of 5 Kari Chadwick From: Kevin <spdmotorl@yahoo.com> Sent: Wednesday, July 01, 2020 1:41 PM To: Planning Commission Comments Subject: Reynolds Ranch additional homes Hello, I am writing in regards to the proposed additional 150 homes in the Reynolds Ranch area adjacent to the Orchard Lane development. First question/comment I have is, will these be low income or HUD homes? And if so this would be a huge disappointment for most of the Orchard Lane owners. We have invested a lot to own homes in this area and to do that would be a huge problem for myself and other homeowners here. We purchased homes here under the belief that we would be the only community built in the area. I'd would also like to mention the impact these homes would have on traffic congestion. This also brings up the issue of schools. There are not enough schools to support what is already built here and adding more homes would imply the school issues even more. If I could cast a vote on these homes that would count, I would vote No! Thank you for your consideration in this matter. Kevin Hachler Sent from my iPhone 7/6/20 Lodi Planning Division John R. Della Monica Jr. On June 29' 2020, we received a Notice of Public Hearing informing us of a public hearing on 7/8/20 @7PM. The letter stated that this meeting is a request for approval a division of three parcels of land into lots for 150 single family homes. And, an approval for `growth allocation' (not sure of meaning) for this proposed tentative tract. Also, that those interested could only view and listen on your Facebook live stream. As a homeowners and taxpayers residing at 155 Merton Way in this great city of Lodi, we have some concerns as to what due diligence has taken place to come a decision that considers the well-being for citizens as well as for the City of Lodi. If there were an Environmental Impact report completed, as stated, where can we (citizens) read this? It seems transparency is lacking for the public. When we received this notice on the evening of 6/29,1 called for more info on the morning of 6/30 to find more info. I was informed that there had been a `shirt sleeve' (not sure what this means) meeting that morning at 7AM to approve this development. We are not sure why we were not given any notice so that we could speak at an open meeting. Because we were told by your office that we could only participate by letter or email, we feel that our views have little value and that these decisions have already been made without our concerns being heard. We have many concerns that we trust will be taken seriously. First and foremost, Orchard Lane is a quiet family-oriented neighborhood with little safety concerns because direct access is limited to our neighborhood via two entrances one main LeBaron Blvd and now on Stockton St. From your map, it looks like you will be opening up Kordia Ave. which will completely change the dynamic of this community -minded neighborhood. It will go from quiet neighborhood to a through way to LeBaron and most likely Merton will be affected too. If you do not know, these streets are so narrow that only one car can pass if there are cars parked. These streets were not meant for through access, only neighborhood traffic. Also, when we purchased our home from FCB homes, we were informed that the train that is within 1/2 mile from our house (closer for our neighbors) was only a few per day. After living here for three years, we know that there are on most days, an average of 20 trains that are not only during the day but run all hours (mostly between 12AM to 6AM.) And that our house shakes ... so much so that my computer screen jiggles violently on my desk, our windows creek and pictures bang on the wall! This has caused us to wonder if this is doing something to the structure of our home. Our guess is that this land was very inexpensive at most. Profits over well-being! I'm sure if you took a survey of satisfaction you would find most homeowners unhappy with this aspect. Our quiet traffic at least makes it bearable. Now, you want to upset that dynamic by allowing this new subdivision. The building of the commercial property south-east from us has been a big disappointment too. The three-story building that towers over our beautiful landscape seems rushed as a development. And since they have not opened any of these buildings yet, we do not even know what the traffic impact surrounding us will be yet. This seems like a nightmare with parking and such. Secondly, we are wondering about the proposed builders Bennett Homes Inc. We researched them and were concerned that there were no pictures of any past subdivision homes on their web page or FaceBook page. There was an article from the Lodi News stating that in 2014 this builder was to build 288 homes on 74 acres between Lower Sacramento and Davis Rd. We could not find any homes there. Just wondering what happened with that proposal. Also, we read of some of comments of previous home buyers and most were not favorable in vivid detail of the disappointing quality of homes purchased. In addition, after checking with BBB, we found Bennett Homes Inc.is not listed as a member. For the past two years there has been so much noise with the commercial construction on Stockton St that our quality of life is greatly compromised. Now you are asking us to live through another two or so years of more construction. With the looming Covid 19 situation, just wondering how this is going to play out. Will this builder be able to bring this to completion in a timely manner? And with the economic burden of this virus how can people continue to afford new housing? Just because you can build homes doesn't mean you should before all these important issues are considered In peace and fairness for all. Thank you for your consideration, Judith Costa 155 Merton Way Lodi, CA 95240 change.org Recipient: City of Lodi Planning Commision members Letter: Greetings, The citizens that have signed this petition would value your consideration for our concerns. Signatures Name Location Date Judith Costa us 2020-08-04 Bradley Byrd Lodi, CA 2020-08-08 Kyle DeVusser Lodi, CA 2020-08-08 Ryan Cerezo Lodi, CA 2020-08-08 Tim Ivey Lodi, CA 2020-08-08 Alexis Papachristos San Diego, CA 2020-08-08 Jacquelyn Keigley Lodi, CA 2020-08-08 Elisa Bubak Lodi, CA 2020-08-08 Sara Angoletta Lodi, CA 2020-08-08 Chris Carey Sacramento, CA 2020-08-08 Lexi Tiago Lodi, CA 2020-08-08 Brieanne Baumbach Lodi, CA 2020-08-08 Connie Hinton Lodi, CA 2020-08-08 Bronc Hughes Lodi, CA 2020-08-08 Daisy Dickens Lodi, CA 2020-08-08 Jeff Verstl Lodi, CA 2020-08-08 Tania Deleva Rohnert Park, CA 2020-08-08 Andrew Dickens Lodi, CA 2020-08-09 Casey Leyva Lodi, CA 2020-08-09 Julia Tanaka Lodi, CA 2020-08-09 Name Location Date Brian Perez Lodi, CA 2020-08-09 Cynthia Billings Brentwood, CA 2020-08-09 Tiffany Ivey Lodi, CA 2020-08-09 Yuli Llamas Lodi, CA 2020-08-09 Wesley Kurz Lodi, CA 2020-08-09 Lacey Rosewall Los Angeles, CA 2020-08-09 Malou Adams Lodi, CA 2020-08-09 Yogesh Patel Lodi, CA 2020-08-09 Shawna Souza Lodi, CA 2020-08-10 Larry Way Lodi, CA 2020-08-10 Lidia Huiltron Stockton, CA 2020-08-10 Neelam Akbar us 2020-08-10 Elaine Gutierrez Lodi, CA 2020-08-10 Nassdira Solorzano Lodi, CA 2020-08-10 Jaclyn Guzman EI Dorado Hills, CA 2020-08-10 Alfredo Solorzano Lodi, CA 2020-08-10 Sherri Reese Waltham, MA 2020-08-10 Marco Gutierrez Lodi, CA 2020-08-10 Angela Gomez Stockton, CA 2020-08-11 Deona Jaramillo Lodi, CA 2020-08-11 Jesus Martinez Lodi, CA 2020-08-11 Travis Hager Lodi, CA 2020-08-11 Name Location Date Ching -Cheng Chan Lodi, CA 2020-08-12 Vladislav Romanyuk Lodi, CA 2020-08-12 Damon Duncan Lodi, CA 2020-08-12 change.org Recipient: City of Lodi Planning Commision members Letter: Greetings, The citizens that have signed this petition would value your consideration for our concerns. Comments Name Location Date Comment Casey Leyva Lodi, CA 2020-08-09 "Our schools are too over crowded. We need more schools to accommodate all of the new developments in Lodi. Lodi used to have one of the better school districts now we are one of the worst." Yogesh Patel Lodi, CA 2020-08-09 "I live at 173 Merton way and I prefer that the new community is constructed with isolation from orchard lane. The traffic should not be shared between the communities" Neelam Akbar Us 2020-08-10 "We are entitled to our privacy and a peaceful neighborhood. The plans they have don't make sense especially during these economically uncertain times." Kari Chadwick From: Brian Perez <brian.m.perez@att.net> Sent: Tuesday, July 07, 2020 10:34 AM To: Planning Commission Comments Subject: Concerns over projected development near Reynolds Ranch Hello, My name is Brian Perez and I live in the Orchard Lane community off Reynolds Ranch. I would like to voice some concerns over the proposed new housing and commercial storage development in the Reynolds Ranch area. I believe the commercial storage located in a residential area will create unwanted and unnecessary traffic in what are already narrow streets. There will be constant use of trucks with trailers and moving vehicles coming in and out of the area. Next, the addition of 150 houses will seem to cause a lot more congestion in this already congested area. Coming in and out of the Costco complex is already a nightmare and I can only imagine what it will be like with 150 houses added. Also, with an already impacted school system in Lodi, will there be a new school built? It seems more and more housing is being built in Lodi, for example, in the area by Wal- Mart off Kettleman; yet no new schools for these families. Finally, I think this is a horrible time to plan for this development. With the pandemic going on, the economy not doing great (unemployment in the millions) and civil unrest throughout the country, I think there should be other priorities met in Lodi before the need to build new houses. Thank you for your time and thank you for listening to my concerns. Sent from my iPhone Kari Chadwick From: Julia Tanaka <tanaka,julia2010@yahoo.com> Sent: Tuesday, July 21, 2020 4:12 PM To: Planning Commission Comments Subject: Fw: New proposed housing behind Merton Sent from Yahoo Mail on Android ----- Forwarded Message ----- From: "Julia Tanaka" <tanaka mulia2010(a)-yahoo.com> To: "pcomments(@-lodi.gov" <pcomments(a)_lodi.gov> Sent: Tue, Jul 7, 2020 at 3:21 PM Subject: New proposed housing behind Merton To Whom it May Concern, Hello, as a resident of Orchard Lane, I do not agree that putting in additional houses and storage unit is a good idea. I live on Merton and the streets are already so narrow. Only one car at a time can travel going in one dorection because there are always cars parked in the streets. Additional traffic in congested areas is not a welcomed idea. I also wonder what the plan is for additional schools. With an influx of 150 additional houses how will the, already crowded schools be addressed? More houses will bring in more people that do not live in the neighborhood causing crimes. We currently have people scoping out or neighborhood and cars being broken into and delivery packages being stolen. Thank you for your time, Julia Tanaka Sent from Yahoo Mail on Android Kari Chadwick From: Julia Tanaka <tanaka julia201O@yahoo.com> Sent: Tuesday, July 21, 2020 4:20 PM To: Planning Commission Comments Subject: New housing development To Whom it May Concern, My name is Julia Tanaka and I oppose the planned development of 150 homes on the northwest quadrant of Reynolds Ranch. I'm concerned about the potential impact of this project on our neighborhood and I'm most concerned about our inability to speak on the issue due to Covid. I urge you to oppose this project. Sincerely, Julia Tanaka 131 Merton Way tanaka julia2010(kyahoo.com Sent from Yahoo Mail on Android Kari Chadwick From: chrisroblesconsulting@gmail.com Sent: Wednesday, July 22, 2020 6:52 PM To: Planning Commission Comments Cc: John Della Monica; 'Dennis Bennett'; drjeffsaladin@gmail.com Subject: 7/22/20 PC agenda Item 4A, Tentative Tract Map for 150 lots Dear Planning Commission Chair Cummins and Planning Commissioners: On behalf Jeffrey Saladin the buyer who holds the options to purchase the Tentative Tract Map for 150 lots in the northwest quadrant of Reynolds Ranch we request that this item be continued to the next available Planning Commission meeting. As the project developer we received for the first time this morning thirty new conditions of approval. While we do not have concerns with most of the conditions, we do have significant concerns with some of the conditions. Given the late arrival of the conditions we have not had the opportunity to discuss these conditions with staff. In addition, a new condition has been added requiring project Design Guidelines to be approved by the Planning Commission. This condition has come as a surprise as we have submitted the Design Guidelines to the city some time ago and we have been informed that their lack of inclusion is a result of an internal staff mix up. We believe a continuation would allow us time to resolve any questions on the conditions and allow staff to include the Design Guidelines with the project so the Planning Commission could benefit from a complete review of the project. Thanks you for your consideration. Best regards, Chris Robles President Chris Robles Consulting LLC (916) 759-5940 RESOLUTION NO. P.C. 20- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI 1) APPROVING THE REQUEST OF BENNETT HOMES, INC., FOR A TENTATIVE TRACT MAP TO SUBDIVIDE THREE PARCELS (APN 058-130-21, -22, AND -25) COMPRISING 28.2 ACRES INTO 150 RESIDENTIAL LOTS AND TWO PARCELS FOR LANDSCAPING AND PARK PURPOSES, 2) RECOMMENDING APPROVAL OF A 2020 GROWTH ALLOCATION OF 39 LOW DENSITY AND 111 MEDIUM DENSITY UNITS FOR THIS PROJECT; AND 3) RECOMMENDING THE ADOPTION OF PLANNED DEVELOPMENT STANDARDS AND GUIDELINES FOR THIS PROJECT WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed public hearing, as required by law, in accordance with the Lodi Municipal Code, Section 17.74; and WHEREAS, the project proponent is Bennett Homes, Inc., P.O. Box 1597, Lodi, CA 95241; and WHEREAS, the project parcels are owned by: David and Linda Seeman Revocable Trust, 2299 Greenbriar Ct, Yuba City, CA 95993 (APN 058-130-21) Pucinelli Revocable Trust, 2719 S Stockton St, Lodi, CA 95240 (APN 058- 130-22) Gary and Joyce Tsutumi 2011 Trust, 3725 E Armstrong Rd, Lodi, CA 95240 (APN 058-130-25); and WHEREAS, the project is located at the southwest quadrant of E Harney Lane and S Stockton Street (APN 058-130-21, -22, and -25); and WHEREAS, the property has a General Plan designation of Low Density Residential and Medium Density Residential and is zoned PD39 (Reynolds Ranch Planned Development), which designates the site for Low and Medium density residential development; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred; and Based upon the evidence within the staff report and project file the Planning Commission finds: Environmental Analysis The impacts of the proposed tentative map were examined in the 2006 Final Environmental Impact Report for the Reynolds Ranch Planned Development and the 2008 Addendum to the Final Environmental Impact Report and there are no new facts supporting the findings in CEQA, California Code of Regulations, Title 14, section 15162, which would require the preparation of a new or updated environmental analysis, as follows: a. The proposed tentative subdivision map is consistent with the land use designations shown in the Reynolds Ranch Planned Development, and which was considered in the 2006 Final Environmental Impact Report and the 2008 Addendum. Because the land use and density of development proposed (single family homes at Low and Medium densities) are the same as the project examined in those documents, there is no evidence that any of the impacts identified would be substantially increased or made more severe. The finding in CEQA Section 15162(a)(1) can not be made. b. Development which has occurred since 2006 is consistent with the assumptions included in the Final EIR and Addendum, including development within the Reynolds Ranch Specific Plan. No major changes in land use which would have resulted in changes in traffic, noise, or other impacts have taken place. Cumulative growth assumptions made in the 2006 Final EIR and 2008 Addendum remain valid. The finding in CEQA Section 15161(a)(2) can not be made. c. Because the project is consistent with the Reynolds Ranch Planned Development (low- and medium -density residential) is consistent with the project examined in the 2006 Final EIR and 2008 Addendum, it is not expected that any impacts would result that were not examined in the prior environmental analyses. The finding in CEQA Section 15162(a)(3)(A) can not be made. d. Because the project is consistent with the Reynolds Ranch Planned Development (low- and medium -density residential) is consistent with the project examined in the 2006 Final EIR and 2008 Addendum, it is not expected that any impacts would result which are more severe than those examined in the prior environmental analyses. The finding in CEQA Section 15162(a)(3)(B) can not be made. e. None of the mitigation measures in the 2006 Final EIR have been found to be infeasible. All of the mitigation measures from the 2006 Final EIR which apply to the proposed project are included in the conditions of approval for the Reynolds Ranch tentative map. The finding in CEQA Section 15162(a)(3)(C) can not be made. f. None of the mitigation measures included in the 2006 Final EIR have been determined to be infeasible or ineffective. Impacts have been consistent with those examined in the 2006 Final EIR and the 2008 Addendum, and the City has not needed to identify either new mitigation measures or project alternatives to reduce impacts further. The finding in CEQA Section 15162(a)(3)(D) can not be made. Tentative Map 2. The site is designated by the General Plan for Low Density Residential and Medium Density Residential, reserved primarily for single-family residences and compatible uses. The density range allowed in the Low Density Residential General Plan designation is 2 to 8 dwelling units per net acre. The density range allowed in the Medium Density Residential General Plan designation is 8 to 20 dwelling units per net acre. The proposed map is consistent with the General Plan in that creation of 150 lots for single-family homes is within the overall maximum density for the site 4 permitted by the combination of the Low Density and Medium Density land use designations. 3. No unusual topographic features are present onsite that would prohibit development of the proposed subdivision. The site is generally flat, with no regulated sensitive areas or other limiting topographic features. The subdivision would create lots with adequate land area to support 150 detached single-family lots that meet the size and width standards of the Design Standards and Guidelines proposed for the site. A condition of approval requires that the Design Standards and Guidelines be approved as a condition of approval of the Tentative Tract Map. 4. The project site is not located in a sensitive environment. The entire site has been cleared of native vegetation or planted with a vineyard. No wildlife habitat will be affected. To ensure that protected species are not affected, the proposed conditions of approval require pre -grading surveys for a variety of protected bird species. No fish habitat is present on-site. 5. The proposed subdivision has been reviewed by the Public Works Department and meets all applicable design and improvement standards. The lots being created will comply with all applicable single-family sanitary sewer service and stormwater runoff treatment requirements, as well as other similar environmental and life safety regulations and standards. 6. There are no public easements that currently encumber the properties to be subdivided, and all modifications made to the existing public improvements fronting the project site will be required to be reconstructed to current City standards. 7. The site will be served by the City of Lodi wastewater system. No discharges of wastewater will occur that could result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. 8. No information has been found to indicate the project site is considered contaminated or may contain contaminant particles. A condition of approval requires the completion of detailed studies of on-site soils to ensure that no contamination is present before grading permits are issued. 9. The procedural requirements of the Map Act are being followed. The proposed lots will comply with the applicable engineering and zoning standards pertaining to grading, drainage, utility connections, lot size and density. Growth Allocation 10. The proposed map is consistent with the Growth Allocation process, and qualifies for a 2020 growth allocation, as follows: a. The proposed project is an "infill project" and therefore considered to be within a Priority 1 area for development; and b. Assuming an average household size of 2.8 persons (per the Housing Element of the General Plan), the proposed tentative map would generate approximately 420 residents. Adding these residents to the existing population would allow the city to remain below the maximum year-to-year growth rate of two percent; and 3 c. Because the City is not approaching the maximum number of applications for growth allocation (the Reynolds Ranch project is the only current 2020 application), the points system does not apply. Planned Development Standards and Guidelines 11. The Planning Commission has reviewed the proposed Planned Development Standards and Guidelines to ensure that they meet the City's expectations for quality development. NOW, THEREFORE, BE IT DETERMINED AND RESOLVED by the Planning Commission of the City of Lodi that: 1. The environmental impacts of the proposed project are fully considered in the 2006 Final EIR for the Reynolds Ranch Planned Development and the 2008 Addendum to the Final EIR, and all applicable mitigation measures from the Final EIR have been applied via conditions of approval. 2. The proposed Tentative Tract Map is hereby approved, subject to the attached conditions of approval, which are hereby incorporated in this resolution by reference. 3. The Planning Commission hereby recommends that the City Council approve a 2020 Growth Allocation of 39 low density and 111 medium density units for the proposed Reynolds Ranch tentative tract map. 4. The Planning Commission hereby recommends that the City Council approve the proposed Planned Development Standards and Guidelines for the project. I certify that Resolution No. 20- was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on August 12, 2020 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ATTEST Secretary, Planning Commission !! PC RES 20-?? Attachment A CONDITIONS OF APPROVAL Project No. PL2020-016 S — Reynolds Ranch Residential Subdivision to subdivide an approximately 28.2 -acre site into 150 single family lots. The site is located south of E Harney Lane and west of S Stockton Street in the Reynolds Ranch Planned Development (PD 39). Assessor's Parcel Numbers: 058-130-21, -22, and -25 Planning Commission Approval Date: August 12, 2020 14 low \�J Timing/ Enforcement/ Verification Conditions of Approval Implementation Monitoring (Date and Signature) General Conditions/Conditions Prior to Final Map 1. The applicant shall review and sign below verifying the "Acceptance ust be 971anning of the Conditions of Approval" and return the signed page to the completed to Department Planning Department. Project approval is not final until a signed copy finalize project of these conditions is filed with the City. approval Applicant Signature Date <7\ Print Name IL \�J Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 2 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) 2. The applicant shall indemnify, protect, defend, and hold harmless the O ing Planning City, and/or any of its officials, officers, employees, agents, Department departments, agencies, and instrumentalities thereof, from any and all claims, demands, law suits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or- seek to modi set aside, void, or annul any action of, or any ptrmit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project, whether such Actions are brought under CEQA, the Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall hav the right to approve, which approva will not be unreasonably withheld, the legal counsel providin City's defense and that applicant shall reimburse City for any cos expenses directly and necessarily incurred by the City in the course f the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. 3. This map shall expire 24 months after its effective date, unless the Ongoing Public Works and lifetime of the map is extended as provided in Zoning Code 17.52.130. Planning The effective date of this map shall be date on which a growth Departments allocation is approved by the City Council. 4. All of the Public Works conditions in the attached memorandum dated As Shown Public Works April 21, 2020, shall be satisfied. Final Conditions of Approval Page 2 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 3 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) 5. Approval of a Final Subdivision Map shall be contingent upon the O ing Public Works and approval of a growth allocation for the project by the City Council. Planning Departments 6. Prior to recordation of the final maps for homes adjacent to existin to Planning agricultural operations, the applicant shall submit a detAda record of Department fencing plan for review and approval by the Community Final M Department. (Final EIR Mitigation Measure 3.7. 1) 7. Prior to recordation of a final map, the applicant shall s Prior to Planning review and approval Development Standards and Guidelines (DS& ecordation of artment for this subdivision. The DS&G shall be subject to review an Final Map approval by the City Council based on recommendation by the Planning Commission and shall be made part of the Reynolds Ranch Planned Development (PD39). am— N The DS&G shall address at least the llowing t ics, plulthers as deemed necessary by the City: 1. Planning Commission - Development Standar including: • Setbacks, height lim' • Signs • Fences, Walls, edges • Landscaping, including landscaping e pu omain • Lighting • Parking • Permitted, conditionally permitted, and prohibited land uses 2. SPARC - Architectural Guidelines, including:' • Proposed architectural improvement documents • Colors and materials (physical submission) • Exterior elevations (all orientations) • Roof Plans • Specific site plans with driveways principal paths Final Conditions of Approval Page 3 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 4 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) • Fence lines The Development Standards and Guidelines (DS&G) shall include a statement that the most recent adopted version of the Lodi Zoning Code shall be used where the DS&G do not include a specific change Oes from the standards in the Zoning Code. The Development Standards and Guidelines shall refer to th recent adopted version of the Lodi Zoning Code for the follo • Site Plan and Architectural Review • Variances and Deviations To the extent possible, consistent with the desire to create a specific product type/style for this subdivision, the DS&G shall be consistent with the "Planned Development Overlay Standards & Guidelines" adopted in 2014 for the Reynolds Ranch Subdivision (project no. 2014-07 S), specifically in terms of landscaping, signage, etc., in the public domain where consistency among residential neighborhoods in the Reynolds Ranch project is desired. Conditions Prior to Development or Building Permit Issuance 8. No permits (building permit, grading pe 't, etc.) shall be issued prior Prior to Permit Public Works to recordation of a Final Map. Issuance Department 9. Prior to issuance of a building permit, the applican 1 pay an Prior to Permit Building and Agricultural Land Mitigation fee to the City of Lodi. Sai ee is to be Issuance Planning determined by the pending adoption of an ordinance of the City Departments establishing a fee mitigation program to offset the loss of agricultural land to future development. In the event said ordinance is not effective at the time building permits are requested, the applicant shall pay a fee to the Central Valley Land Trust (Central Valley Program) or other equivalent entity to offset the loss of the Prime Farmland. The City Council, acting within its legislative capacity and as a matter of policy, shall determine the sufficiency of fees paid to mitigate the loss Final Conditions of Approval Page 4 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 5 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) of Prime Farmland. (Final EIR Mitigation Measure 3.7.2) 10. Clearing, grubbing, and/or removal of vegetation shall not occur Prior to learing, Public Works and during the bird -nesting season (from February 1 - September 31) Grubbing, or Planning unless a biologist with qualifications that meet the satisfaction of the! Removal of Departments City of Lodi conducts a preconstruction survey for nesting spec Vegetation status birds including Swainson's hawk, western burrowing owl, white-tailed kite, California horned lark, and loggerhead shrike. If discovered, all active nests shall be avoided and provided with a er zone of 300 feet (500 feet for all raptor nests) or a buffer zone otherwise meets the satisfaction of the California Department of Fis and Game. Once buffer zones are established, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grubbing, and/or removal of vegetation phase, and any discovered active nest of a special -status bird shall be afforded the protectiorigiijentified above. Clearing, grubbing, and/or removal of vegetation conducted outside the bird - nesting season (from October 1 - January 31) will not require nesting bird surveys. (Final EIR Mitigation Measure 3.2.2) 11. Development on the subject site shall participate in the San Joaquin Prior to Clearing, Public Works and County Multi -Species Habitat Conservation and Open Space Plan Grubbing, or Planning (SJMHCP). This includes payment of Open Space Conversion fees in Removal of Departments accordance with the fee schedule in-place at the time construction Vegetation commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the SJMHCP. (Final EIR Mitigation Measure 3.2.2) 12. The City of Lodi shall not issue permits for construction activities on Prior to Permit Public Works and the project site unless the portion of the site involved in the requested Issuances Planning permit has been deemed clear of recognized environmental conditions Departments in writing by a California State Registered Environmental Assessor Final Conditions of Approval Page 5 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Conditions of Approval Timing/ Implementation Enforcement/ Monitoring Verification (Date and Signature) with HAZWOPER 40 -hour OSHA Certification. Portions of the site require further hazardous material investigations to make a determination of the presence of recognized environmental conditions. Such investigations shall be conducted in accordance with the most recent American Society for Testing and Materials (ASTM) standards, such as the ASTM's "Standard Guide for Environmental Site Assessments: Phase I [or II] Environmental Site Assessment Process". In total, the updated hazardous material investigations of the site shall minimally evaluate the areas previously inaccessible to hazardous material investigators, the southern -most barn on the eastern portion APN 058-110-41, the contents of the vault in the shO'on the southern portion of APN 058-110-04, the function of the "water" basin and its previous discharges must be determined, the exact location of the 10 inch Kinder Morgan refined product pipeline, the areas adjacent to the Union Pacific Railroad right-of-way onsite residential structures and buildings which wer iou accessible. (Final EIR Mitigation Measure 3.5. 1) 13. A Phase II Environmental Site Assessment (ESA) shall JLe completed Prior to Planning prior to the approval of in ividual development plans within the Approval of Department project area. Said Pha?e II ESA re shall include subsurface Development investigations and recbmmended rem actions if required, at specific locations as recommended in the I E mental Site plans Assessment prepared by Kleinfelder, Inc., or any subse t updated report. The following additional requirements shall apply: a. Soil sampling and analysis for pesticides shall only be conducted in those areas of the site that are still agricultural; and b. If levels of organochloride pesticides are found to be in excess of applicable residential or commercial Preliminary Remediation Goals/Maximum Contaminant Limits (PRGs/MCLS) then an evaluation shall be required to determine the depth and extent of these elevated concentrations. (Final EIR Mitigation Measure 3.5.2) Final Conditions of Approval Page 6 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 7 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) 14. Habitable second -story residential space, located within 245 feet of the Prior t uilding Building and Harney Lane centerline, must have upgraded structural protection Pe suance Planning including dual -paned windows and supplemental ventilation (air Departments conditioning) to allow for window closure, in compliance with the City of Lodi Compatibility Standards. (Final EIR Mitigation Meas 3.8.3) 15. Outdoor recreational space within 145 feet of the Harn ane Prior to Buil Building and centerline must be shielded by solid perimeter walls of 6-7 .n Pe �t Issuance Planning height or landscape berming, or any combination of the two to achieve partments the desired noise attenuation. (Final EIR Mitigation Nfeasure 3.8.4) 16. New residential development both north and south of Harney Lane Prior to Building Building and shall require installation of 6-7 foot high sound walls or landscape Permit Issuance Planning berming, or any combination of the two to achieve the desired noise Departments attenuation. (Final EIR Mitigation Measure 3. 17. Homes situated adjacent to the train tracks require either a setback Prio'IqWuilding Building and distance of 430 feet or a 6 foot sound wall, landscape berming, or any Permit Issuance Planning combination of the two to mitigate train noise to 65 dB at the Departments residential exterior and ground oor interior. This attenuation may be achieved by the design of the min storage facility. An interior noise analysis should be subrilitted in conjunction with building plan check, to verify that structural noise reduction will be achieve in a livable upstairs space, at the perimeter tier of homes by specified structural components (windows, walls, doors, roof/ceiling assembly) shown on building plans. Disclosure of the presence of the tracks should be included in all real estate transfer documents to anyone buying or leasing a property within 500 feet of the train tracks. (Final EIR Mitigation Measure 3.8.6) 18. A detention basin pump system will be required to empty the Prior to Building Building and detention basin. The planned proximity of homes to the basin would Permit Issuance Planning likely require substantial shielding if such pumps were to operate at Departments Final Conditions of Approval Page 7 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 8 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) night. To the satisfaction of the City of Lodi, noise levels at residences in proximity to any required basin pump system shall be attenuated to meet the City's noise standards. Said attenuation can be achieved through enclosing the pump system or using upgraded sound rating building materials in nearby residences. (Final EIR Mitigati n Measure 3.8.7) 19. Proponents of development onsite shall submit a constructio ficPrior to Buil Public Works Control Plan to the Public Works Department for review and a al Permit Issuance Department prior to commencing construction on the project and any relate site improvements. (Final EIR Mitigation Measure -3 -JA,4 0. To the satisfaction of the City of Lodi Public Works epartment, the Prior to Building Public Works and development shall be assessed its fair share of the cost of developing Permit Issuance Planning additional water sources, including but not limited to participation in Departments acquiring additional water rights, development and construction of surface water treatment or rechalte the groundwater system, construction of water transmission facilities, and other related water infrastructure. (Final EIR Mitigation Measure 3.11.4) Conditions To Be Implemented During Development/Construction 1. If buried Native American archaeological resourceL are discovered During Grading Public Works and during the project activities, work shallgop in4ftliately in the Planning vicinity of the discovery, until a qualified ar aeologi that meets the Departments satisfaction of the City of Lodi determines the significance of the discovery and develops plans to preserve the significance of any discovered CRHR eligible resources. Such archaeological resource preservation plans shall be implemented to the satisfaction of the City of Lodi. (Final EIR Mitigation Measure 3.3.4) 2. Should paleontological resources be encountered during construction During Grading Public Works and excavation, the project proponent shall halt excavation in the vicinity and Excavation Planning of the discovery and contact a qualified vertebrate paleontologist to Departments evaluate the significance of the find and make recommendations for Final Conditions of Approval Page 8 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 9 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) collection and preservation of discovered paleontological resources in a written report to the City of Lodi. Said recommendations shall be implemented to the satisfaction of the City of Lodi. (Final EIR Mitigation Measure 3.3.5) 3. If subsurface structures are encountered during site development or Durin ing Public Works and excavation onsite, care should be exercised in determining whether or and Exca Planning not the subsurface structures contain asbestos. If they contain Departments asbestos, it shall be removed, handled, transported, and disposed of in accordance with local, state, and federal laws and regulations. (Final EIR Mitigation Measure 3.5.3) - 4. The wells onsite should not be used as a water supply for any of the During Grading Public Works and proposed land uses unless the water from said wells is tested and and Excavation Planning found to meet state and federal drinking water standards as confirmed Departments by the City's water department. (Final EIR Mitigation Measure 3.5.4) 5. An asbestos and lead paint assessment shall be conducted for Prior to Building and structures constructed prior to 1980, if they are to e renovated or Demolition of Planning demolished prior to future developmen th . ct site. The Structures Departments following requirements app a. A Certified Cal -OSHA sbesto sulta all con ct said surveys. If asbestos isodetected, all rem shal ompleted by a licensed asbestos abatement contractor; and b. Any lead paint that is dete nd which is in poor c tion shall be removed prior to building olition. (Final EIR Mitigation Measure 3.5.5) 6. All locations of underground storage tanks (USTs) on the project site, Prior to Grading Public Works and where past releases are known or are suspected, shall be subject to and Excavation Planning further investigation and analysis to confirm or deny evidence of past Departments releases. Said investigations shall be conducted in accordance with Environmental Protection Agency (EPA) and per Leaking Underground Storage Tank (LUST) guidelines. (Final EIR Mitigation Final Conditions of Approval Page 9 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 10 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) Measure 3.5.6) AL 7. Miscellaneous debris located throughout the project site, and P Irading Public Works and described in the Phase I ESA, shall be removed prior to development an cavation Planning activities. Any petroleum products and/or hazardous materials Departments encountered should be disposed of or recycled in accordance with local, state, and federal regulations. (Final EIR Mitigation Measure 3.5.8) 8. Various sized buckets and drums containing petroleum products wVPrioGrading blic Works and noted at several locations on the project site in the Phase I ESA.cavation Tanning such drums and buckets shall be removed from the project site partments accordance with local, state, and federal regulations. In addition, sampling shall be conducted at those bucket and drum locations where staining was noted. (Final EIR Mitigation Measure 3.5.9) 9. To the satisfaction of the City of Lodi Public W ks Department, all Ongoing ring Public Works drainage facilities shall be constructed in co ance with the Development Department standards and specifications of the City (F EIR Mitigation Measure 3.6.3) V. 0. To the satisfaction of the City of Lodi Public Works Department, the/ Prior to Grading Public Works project proponents shall participate in a financing mechanism to fund Department the required drainage infrastructure to serve the demands of the project. (Final EIR Mitigation Measure 3.6.6) Ongoing Conditions 1. The applicant shall inform and notify prospective buyers in writing, During Home Planning prior to purchase, about existing and on-going agricultural activities in Sales Department the immediate area in the form of a disclosure statement. The notifications shall disclose that the residence is located in an agricultural area subject to ground and aerial applications of chemical and early morning or nighttime farm operations which may create noise, dust, et cetera. The language and format of such notification Final Conditions of Approval Page 10 of 11 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 11 of 11 Timing/ Enforcement/ Verification Conditions of Approval (Date and Implementation Monitoring Signature) shall be reviewed and approved by the City Community Development Department prior to recordation of final maps. Each disclosure statement shall be acknowledged with the signature of each prospective owner. Additionally, each prospective owner shall also be notified of the City of Lodi and the County of San Joaquin Right -t - 10A Farm Ordinance. (Final EIR Mitigation Measure 3.7. 1) 2. Buyer notification of the presence of possible agricultural rty Ongoing Duni Planning noise shall be made as part of any property transfer documents. al Sale of Homes Department EIR Mitigation Measure 3.8.8) AIL IL 3. All construction shall require a permit and shall be limited to the hour uring IRlding and of 7 a.m. to 10 p.m. Staging areas shall be located away from existing struction Planning residences, and all equipment shall use properly operating mufflers. Departments (Final EIR Mitigation Measure 3.8. 1) 4. The project contractor shall place al tationary constructionVO uri g Building and equipment so that emitted noise is directed way from sensitive ClWction Planning receptors nearest the project site. (Final EIR Mitigation Measure 3.8.2) Departments Final Conditions of Approval Page 11 of 11 IVY MEMORANDUM, City of Lodi, Public Works Department To: From: Date: Subject; Community Development Director Public Works Department April 21, 2020 Tentative Subdivision Map Conditions for 2739 South Stockton Street APN: 058-130-21, 058-130-22, and 058-130-25; File #PL2020-016 — Reynolds Ranch/Bennett Subdivision (150 units) 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: 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 the properties are above the 200 -year flood plain, which does not require any additional measures for compliance. The City's cost for the delineation map and study is $188 per lot. 2. 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. 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. 3. Utility Master Plans (Storm Drain, Water, and Wastewater) shall be approved prior to submittal of Public Improvement Plans. 4. Engineered improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Approved Stormwater Master Plan. c) Design shall conform to the Multi -Agency Post -Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC d) Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. i) Landscape Planting Plan required with the first submittal. Full landscape and irrigation plans are required with the second submittal. ii) MWELO landscape plan submittal will be required with the second submittal. e) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed engineer. f) Grading, drainage and erosion control plans. g) Copy of Notice of Intent for NPDES permit. A WDID number will be required prior to plan approval. h) All utilities, including street lights and electrical, gas, telephone and cable television facilities. i) Undergrounding of all overhead utilities fronting Stockton Street from the southern project boundary to Harney Lane. j) Joint trench plans (required with second submittal). k) Reverse frontage wall and details. Minimum wall height shall be 8 feet above the adjacent pad and/or ground elevation or as required by Community Development Department to satisfy the general plan requirements. 1) Street tree planting plan for landscaping areas require approval of the Community Development Director and Public Works Director. A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 5. Design and installation of public improvements shall be in accordance with City Master Plans. Street, wastewater, storm drainage, and water master plans and design calculations will be required for the development. a) Street i) All street designs shall conform to the City of Lodi Design Standards. ii) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iii) Provide an onsite fire-truck/garbage truck turning analysis for the street knuckles. If the fire -truck and garbage truck turning movements are not met, knuckles shall be designed in conformance with City of Lodi Standard Plan 133. iv) All residential streets shall contain vertical type (side lot) or rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC V) Install street lights along Stockton Street from Rocky Lane to the southern project boundary. a) Street light locations shall be properly coordinated. vi) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Stockton Street. a) Install "NO PARKING ANYTIME" signs along the Stockton Street frontage. vii) Install frontage improvements including but not limited to pavement, driveway, streetlights, reverse frontage wall, landscaping, curb, gutter and sidewalk along all streets in the subdivision in accordance with City Standards. viii) Install reverse frontage walls, landscaping, and irrigation improvements along Stockton Street. Frontage improvements and landscaping shall be constructed by the Developer at the Developer's expense to the approval of the Public Works Director and Community Development Director. ix) Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Minor Residential (Cross-sections A, B, C, and D) (1) All interior streets designated as "minor residential" shall be 36 feet, curb to curb. (2) The linear path noted in cross-sections B and C shall be 10 feet wide. b) Entry Street (Cross-section E) (1) The entry street shall be 40 feet, curb to curb, and have 55 feet of right of way. Street D shall be considered as an entry street. (2) Additional landscaping may be dedicated/installed (behind the sidewalk) at the developer's option to accommodate more robust landscaping. C) Stockton Street (1) The sidewalk shall meander as far north as possible to the northern boundary of the project (lot 146). (2) Developer shall make their best effort to obtain necessary easements and construct a pedestrian connection from the project's northern limits to the Harney Lane intersection (approximately 600 feet). (3) Sidewalk shall be installed fronting parcel 058-130-14 to provide an ADA path of travel. (4) A handicap ramp shall be installed at lot 147 to provide an ADA path of travel across Stockton Street. JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC (5) Unused driveways fronting Lots 1 through 5 and Lots 146 through 150 shall be removed. d) Install a 3 -way stop at the intersection of Kordia Avenue and Street D. e) The standard cross slope of all streets shall be a minimum of 2.5 percent. X) All public and private block walls are subject to the following criteria: a) Minimum reverse -frontage wall heights shall be 8 feet above the highest adjacent pad elevation or as required by the Community Development Department Director and Public Works Director. All walls 7 -feet and taller, including fencing on top of walls, require a building permit from the Community Development Department. b) A wall detail shall be included with the improvement and grading plans for reference. C) Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. The reverse frontage wall, landscaping and irrigation improvements shall be constructed by the developer at the developer's expense, to the approval of the Public Works Director and Community Development Director. d) Provide a public wall easement along all parcels containing a public masonry wall (including footings). The masonry walls along Stockton Street shall be in a public wall easement. A) Traffic striping modifications shall be performed as necessary along Stockton Street (from Rocky Lane to the south project limits). b) Wastewater i) Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. ii) Separate wastewater services in conformance with Standard Plan 201 shall be provided to each parcel from the public wastewater main in all public streets. iii) Flushing station(s) may be required at locations with peak flows below City Standards. c) Storm Drainage i) The storm drain system shall be designed in conformance with the City's Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. ii) Slopes for all parcels within the development shall flow towards the proposed street. All storm water shall be collected within the JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC development and cannot flow to neighboring parcels. Lots 5 and 6 shall not drain onto parcel 058-130-14. iii) An overland flood release pathway shall be incorporated in the street and circulation design plan for each subarea. For example, when any particular catch basin or pipe is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished floor elevation without releasing the excess water toward the planned flood release point. iv) An onsite basin will not be allowed with this project. The developer is required to excavate the existing Reynolds Ranch storm basin south of the proposed development to obtain the required storm water retention volume. An outlet structure with automatic slide gate at the southwest corner of the existing basin shall be constructed per the Reynolds Ranch Storm Drain Master Plan. The proposed basin land shall be flat and be landscaped with turf and bordering plants matching the area to the south. V) The storm water pipe connection shall be revised to connect to the existing storm water pipe in Stockton Street and Street D. vi) Developer shall take the storm water drainage of parcel 058-130-14 into consideration to provide proper drainage into the public storm drain system and not across any other private properties. d) Water i) The water system shall be designed in conformance with the City's Water Master Plan and design standards. ii) Separate water services in conformance with Standard Plan 403 shall be provided to each parcel from the public water main in all public streets. Service sizes shall be identified on the plans. iii) Provide a looped water system. A minimum of two connections to the City water system are required throughout all phases. iv) A water sampling station shall be provided within the subdivision. The location of the sampling station will be provided by the City Engineer during the plan check process. V) When possible, fire hydrants shall be placed between driveways. Fire hydrants shall be placed in side yards as opposed to front yards (for corner lots). Fire hydrants shall be installed along the trail side of Kordia Avenue. vi) Water meter boxes shall be located inside a public utility easement and outside of areas subject to vehicular travel. vii) All public landscape shall be designed to use non -potable water (NPW). The system should connect to the existing NPW system. 6. Provide street names for all of the streets in the development for approval. 7. Revise the subdivision name and provide it for approval. There was a map named Reynolds Ranch Residential in the file already. JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC 8. Provide a sound/noise study which addresses the railroad and overpass immediately adjacent to the project. 9. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 10. The slope of the Harney Lane overpass (parcel 058-130-26) to the north of the project and the 25-foot strip of land along the western boundary of the project shall be landscaped. 11. A split rail fence shall be installed along the north side of the trail along Street A. 12. A chain link fence shall be installed along the western boundary of the project. 13. All unused water, wastewater and storm drain stubs, services, and utility extensions shall be abandoned at the developer's expense. 14. All on-site water wells and septic systems shall be abandoned in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. A copy of the abandonment permit shall be submitted to the City after the completion of the abandonment. 15. 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. 16. The Developer shall provide on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees, as well as other public services by annexation to the City of Lodi Community Facilities District prior to final map filing. All costs associated with annexation to the District are the Developer's responsibility. 17. Developer is required to perform regular maintenance of the installed public landscape element and equipment for a period of 3 years after the final acceptance of the project. Proper maintenance securities and insurance shall be provided for the maintenance period. 18. 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. 19. 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. 20. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi. 21. 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 JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC against any and all hazardous materials and/or ground water contamination for all property/easements dedicated to the City. 22. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant to the proposed Vineyard Terrace Residential subdivision, and that the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 23. As required by the California Green Building Code (CALGreen), project shall participate in the Construction and Demolition Recycling Program. 24. Prior to any work within City Right -of- Way, the applicant shall obtain an encroachment permit issued by the Public Works Department. 25. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the applicant's responsibility to ensure that monuments are properly protected and/or perpetuated. If any of the monuments are to be disturbed or are near the area of construction, a licensed surveyor must confirm that the monuments have been protected and/or perpetuated and the appropriate documentation has been recorded. 26. 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. 27. Submit final map per City and County requirements including the following: a) Preliminary title report including copies of all referenced exception documents. b) Waiver of access rights at: i) All lots adjacent to Stockton Street. c) Waiver of vehicular access rights at: i) Lots 1 and 150 adjacent to Street D. ii) All lots adjacent to Stockton Street. d) Standard note regarding requirements to be met at subsequent date. e) Subdivision Map Guarantee. f) Annexation to Community Facilities District 28. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Building Permit issued from the City of Lodi Building Department for the walls. 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. JACommunity Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC d) San Joaquin County well/septic abandonment permit (if needed). e) NPDES Construction General Permit (SWPPP). f) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. 29. Payment of the following fees: a) Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Water meter installation fees at the time of building permit issuance for each parcel. c) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance. d) Encroachment Permit fee. e) Habitat Conservation Fee. f) Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. g) Annexation into the new City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. h) Neighborhood Park mitigation fee if any. i) Reimbursement fees per any approved agreements. 30. Payment of the following fee prior to temporary occupancy or occupancy of the building unless noted otherwise: a) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of final inspection of the homes. b) County Facilities Fees. The above fees are subject to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above. 31. Additional comments and conditions will be provided during the improvement plans review process when more detailed plans are available. Lyman Chang City Engineer / Deputy Public Works Director LC/ktvk cc: Assistant Engineer, Kiriu Senior Engineer Technician, Wiman J:\Community Develop ment\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC LAW OFFICE OF MARCUS J. LO DUCA COPY A Professional Corporation MARCUS J. Lo DUCA Ms. Jennifer Cusmir, CMC, MPA City Clerk City of Lodi 221 W. Pine Street Lodi, CA 95240 -ECFlefI August 20, 2020 AUG 2 0 202A '111 :LES► VIA PERSONAL DELIVERY Re: Appeal of Planning Commission Decision Regarding Reynolds Ranch Tentative Tract Map PL2020-015 Dear Ms. Cusmir: This office represents JAS Real Properties Development Lodi LLC ("JAS"), which is in contract to purchase properties owned by The David Alan and Linda Ellen Seeman Trust, The Ralph R. and Virginia M. Washburn 1988 Inter Vivos Revocable Trust (collectively, the "Seeman/Washburn Trusts")(APN 058-130-21), Grace Puccinelli and Guiseppe Puccinelli ("Puccinelli")(APN 058-130-22), and The Diane Y. Tsutsumi and Gary Tsutsumi Trust ("Tsutsumi Trust")(APN 058-130-25), which properties constitute the real property (hereinafter, the "Property") for which the Lodi Planning Commission approved Tentative Tract Map PL2020-015 on August 12, 2020 (hereinafter, the "Tentative Map"). The representative for JAS regarding the Tentative Map is Chris Robles of Chris Robles Consulting LLC, who submitted written comments to the Planning Commission on August 12, 2020, via electronic mail prior to the Commission meeting that evening, describing thirteen (13) separate conditions to which JAS objected or requested clarification in the list of proposed conditions from the City's Community Development Department, as well as objections to a number of proposed conditions from the City's Public Works Department. A copy of the correspondence emailed by Mr. Robles to the Commission is enclosed herewith. Mr. Robles received written confirmation that the City had received his comments from Kari Chadwick of the City's Community Development Department, a copy of which confirmation is enclosed herewith. Mr. Robles requested on behalf of JAS that, if the conditions could not be 3200 DOUGLAS BOULEVARD, SUITE 300 • RosEVILLE, CA 95661 TEL (916) 774-1636 • FAx (916) 774-1646 www.ladticalaw.com Ms.Jennifer Cusmir, CMC, MPA August 20, 2020 Page 2 modified to address his comments, the Tentative Map be continued to a future Commission agenda to provide time to the JAS team to work with City staff on the conditions at issue. Mr. Robles had previously that week requested that City staff address his comments regarding the conditions, or continue the hearing to allow additional time for Mr. Robles and City staff to negotiate needed revisions to the conditions. JAS and Mr. Robles therefore have standing to bring this appeal to the City Council. The Planning Commission ignored Mr. Robles' request, and acted to approve the Tentative Map, including all the conditions to which Mr. Robles had expressed objections or requested clarification. The Commission action mirrored the refusal of City staff to address the comments from Mr. Robles regarding the conditions. The comments from Mr. Robles were not read into the record, nor were any other comments from the public read into the record. Thus, members of the public viewing the hearing were prevented from hearing what public comments had been submitted to the Commission regarding the Tentative Map. In addition, the remote video structure of the meeting prohibited all but one member of the public from being able to voice telephonically their concerns directly to the Commission during the hearing. ,JAS, as represented by Mr. Robles, hereby appeals the Planning Commission action approving the Tentative Map, on the basis that the conditions highlighted in the enclosure to Mr. Robles' correspondence to the Planning Commission are either not reasonably and legally related to the impacts of the Tentative Map, and are thus inapplicable to the project, or require clarification to determine if they are either in fact applicable to the project, or, if applicable, are not sufficiently defined to allow JAS to develop the Property. In addition, allowing one member of the public, the applicant, to call into the Planning Commission hearing while not making such form of oral communication available to the public at large, including JAS, as represented by Mr. Robles, violated the due process Frights of JAS by precluding direct oral testimony to the Commission by JAS while allowing one member of the public to orally communicate with the Commission during the public hearing. If one member of the public is allowed to communicate orally with the Commission (or the City Council, for that matter), then all members of the public must be given the same means of communication, Clearly, while the Governor's Executive Order N-29-20 as amended March 17, 2020, allows a local agency to conduct its meetings via teleconference and allows members of the public to address such meetings telephonically or otherwise electronically, nothing in Ms.Jennifer Cusmir, CMC, MPA August 20, 2020 Page 3 the Governor's order allows a local agency to provide one means of communication for some members, or in this case, one member, of the public, while preventing other public members from having the same means of communication with that agency's hearing bodies. Thus, without waiving objections to the violation of JAS' due process rights by the Planning Commission, Mr, Robles and the undersigned request the ability to speak via telephone at the City Council hearing on the appeal, and not just be limited to written testimony. If you have any questions or request further documentation, please contact me at the address and phone number on this letter. Respectfully submitted, LAW OFFICE OF MARCUS J. LO DUCA A Professional Corporation Marcus J. o Duca Enclosures Cc: Client Chris Robles Marcus LoDuca From: chrisroblesconsulting@gmail.com Sent: Wednesday, August 12, 2020 5:20 PM To: 'John Della Monica'; 'Planning Commission Comments' Cc: Land Development Team; 'Lyman M Chang' Subject: 8112120 PC agenda Item 4A, Tentative Tract Map for 150 lots Attachments: Lodi request for modified conditions.pdf Dear Planning Commission Chair Cummins and Planning Commissioners: 0 behalf of the Developer who holds the options to purchase the Tentative Tract Map far 150 lots in the northwest quadrant of Reynolds Ranch we request that the attached modified Conditions of approval be incorporated into the project conditions. The revisions requested are of great importance to us to ensure that we have clarity in the development obligations requested by the City and to ensure that we deliver on the City's expectations. if the condition modifications cannot be incorporated into the project at tonight's meeting we request that this item be continued to allow the project developer to work with staff to resolve the outstanding issues with the conditions of approval. Thank you for your consideration. Best regards, Chris Robles President Chris Robles Consulting LLC j9I6f 759-5940 i Q c 0 jr ❑ V 7] d R 'N as C:) ❑ o •� ❑. C vi y U p V o� u G D d � a lam' J D N a T N � Q � 3 fl W 4. `, cid .O E] a N d V O Q1 b D raw Q 4 � N p � 3 it) N b O O� rry � d N sx .d kr) o � raj m R �O ❑ .O Q N � � 7 cu c 0 jr ❑ V 7] d R N � G o •� ❑. C C f7 U ¢o c 0 jr ❑ V 7] d R N � F; c o •� ❑. 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Conditions of Approval Attachment Al 0 MEMORANDUM, City of Lodi, Public Works Department To: Community Development Director From: Public Works Department Date: April 21, 25720 Subject: Tentative Subdivision Map Conditions for 2739 South Stockton Street APN: 058-130-21, 058-130-22, and 058-134-25; File #PL2020-016 — Reynolds Ranch/Bennett Subdivision (150 units) 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: 1. 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 the properties are above the 200 -year flood plain, which does not require any addit-ion al measures for compliance. The City's cost for the delineation map and study is $188 per lot. 2. Project design and constaletion 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. 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 fling or commencement of construction operations, whichever occurs first. 3. Utility Master Plans (Storm Drain, Water, and Wastewater) shall be approved prior to submittal of Public improvement Plans. 4. Engineered improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to Final map filing, incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Approved Stormwater Master Plan, c) Design shall conform to the Multi -Agency Past -Construction Stormwater Standards Manual (P CSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. J:lCnmmunity DevelopmenfflanninMFROJECT FILES1202012020-016 S GM PD Reynolds Ranch Subdivision - Dennis SennelhStaff CommentsWL2020-016 Reynolds Ranch TSM - aennett - Stockton 2739 S.DOC d) Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping Ordinance (MVVELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. i) Landscape Planting Plan required with the first submittal. Full landscape and irrigation plans are required with the second submittal. ii) MWELO landscape plan submittal will be required with the second submittal. e) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed engineer. f} Grading, drainage and erosion contra; plans. 9) Copy of Notice of Intent for NPDES permit. A VVDID number will be required prior to plan approval. h) All utilities, including street lights and electrical, gas, telephone and cable television facilities. Ij---L�i3&4@iFQF9kkn�Fl9g- 9f—all_ayeFhead ,.f,iaies ffoRtIng Sieekian SIFe t s...m she seatfaea n pre;e ! �G I;clary k^ klarA9Y LaRa This is an offsite Improvement and Formatted: Not Highlight � the City has not made a nexus to the pro1_ects impacts to warrant this improvement. The condition must be proportional to the proiect impacts. jai -Joint trench plans (required with second submittal). k)jj_Reverse frontage wall and details. Minimum wall height shall be & 6 feet above the adjacent pad and/or ground elevation or as required by Community Development Department to satisfy the general plan requirements. I)kLStreet tree planting plan for landscaping areas require approval of the Community Development Director and Public Works Director. A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 5. Design and installation of public improvements shalt be in accordance with City Master Plans, Street, wastewater, storm drainage, and water master plans and design calculations will be required for the development. a) S reEt i) All street designs shall conform to the City of Lodi Design Standards. ii) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iii) Provide an onsite fire-truck/garbage truck turning analysis for the street knuckles. If the fire -truck and garbage truck turning movements are not met, knuckles shall be designed in conformance with City of Lodi Standard Plan 133. iy)At$ residential streets shall contain vertical type (side lot) or rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. JACommunity Cevelopmen"PlanninglPROJECT FILE51202p12020-016 S GM Pp Reynolds Ranch SOdlvislon - Dennis Ben rMAStaff Ccmments1PL2020-016 Reynolds Ranch TSM - Bennelt - Stockton 2739 S•DOC vjiv] Install street lights along Stockton Street from Rocky Lane to the southern project boundary. a) Street light locations shall be properly coordinated. via)g) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Stockton Street. a) Instal$ "NO PARKING ANYTIME" signs along the Stockton Street frontage. vii)—Install frontage improvements including but not limited to pavement, driveway, streetlights, reverse frontage wall, landscaping, curb, gutter and sidewalk along all streets in the subdivision in accordance with City Standards. viiijvi) install reverse frontage walls, landscaping, and irrigation improvements along Stockton Street. Frontage improvements and landscaping shall be constructed by the Deveioper at the Developer's expense to the approval of the Public Works Director and Gommunity Develop inent Director. ixjA Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Minor Residential (Cross-sections A. 8. C. and ❑) (1) All interior streets designated as "minor residential" shall be 36 feet, curb to curb. (2) The linear path noted in cross-sections a and C shall be 10 feet wide. bj Entry Street (Cross-section E) (1 ) The entry street shall be 40 feet, curb to curb, and have 55 feet of right of way. Street D shall be considered as an entry street. (2) Additional landscaping may be ded icatedli nsta lied (behind the sidewalk) at the developer's option to accommodate more robust landscaping. cj Stockton Street (1) The sidewalk shaft meander as far north as possible to the northern boundary of the project Oat 146). DK (2) Del, lepeFshal rnakethelr-bes�~-to-alaWin-neGessawy estian from t7ae PfQj -ney--l=ane }ntersestien (app.^..;.nate'.. G^" (eel3-Comment: This is an offsite improvement and the City has not made a nexus to the protects impacts to warrant this improvement. Will the City reimburse for developers' expense in design and construction of these improvements? The _condition must he proportional to fhe project impacts^ (3) Developer shall make their best efforts to obtain the necessary _easements and construct a pedestrian connection cco.•,�F� ;a��I tie igstai}e fronting parcel 058- 130-14 to provide an-ADX_path of travel. If it is determined that the pedestrian connection will create drainage issues on the parcel or be determined to be detrimental to the property. the developer is relieved of this obligation. (4) handicap ramp shall be installed at lot 147 to provide an ADA path of travel across Stockton Street. (6)14LUnused driveways fronting Lots 1 through 5 and Lots 146 through 150 shall be removed. d) Install a 3 -way stop at the intersection of Kordia Avenue and Street D. e) The standard cross slope of all streets shall be a minimum of 2.5 percent. x3viii All public and private block walls are subject to the following criteria: a) Minimum reverse -frontage wail heights shall be 8 6 feet above the highest adjacent pad elevation or as required by the Community Development Department Director and Public Works director, All walls 7 -feet and taller, including fencing on top of walls, require a building permit from the Community Development Department. b) A wall detail shall be included with the improvement and grading pfans for reference. C) Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. The reverse frontage wail, iandscaping and irrigation improvements shall be constructed by the developer at the developer's expense, to the approval of the Public Works Director and Community Development Director. d) Provide a public wall easement along all parcels containing a public masonry wall (including footings). The masonry wails along Stockton Street shall be in a public wall easement. ALA— Traffic striping modifications shall be performed as necessary along Stockton Street (from Rocky Lane to the south project limits). b) Wastewater Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. i} Separate wastewater services in conformance with Standard Plan 201 shall be provided to each parcel from the public wastewater main in all public streets. iii) Flushing station(s) may be required at locations with peak flows below City Standards. c) Storm Drainage i) The storm drain system shall be designed in conformance with the City's Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. ii) Slopes for all parcels within the development shall flow towards the proposed street. All storm water shall be collected within the development and cannot flow to neighboring parcels. Lots 5 and 6 shall not drain onto parcel 058-130-14. iii) An overland flood release pathway shall be incorporated in the street and circulation design pian for each subarea. For example, when any particular catch basin or pipe is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished #nor elevation without releasing the excess water toward the planned flood release point. iv) An onsite basin will not be allowed with this project. The developer is required to excavate the existing Reynolds Ranch storm basin south of the proposed development to obtain the required storm water retention volume. An outlet structure with automatic slide gate at the southwest corner of the existing basin shall be constructed per the Reynolds Ranch Storm brain Master Plan. The proposed basin land shall be flat and be landscaped with turf and bordering plants matching the area to the south. Do we het parkland dedication credit for this area? V) The storm water pipe connection shall be revised to connect to the existing storm water pipe in Stockton Street and Street D. OK vf) Developer shall take the storm water drainage of parcel 058-130-14 into consideration to provide proper drainage into the public storm drain system and not across any other private properties. d) Water i) The water system shall be designed in conformance with the City's Water Master Plan and design standards. ii) Separate water services in conformance with Standard Plan 403 shall be provided to each parcel from the public water main in all public streets. Service sizes shall be identified on the plans, iii) Provide a looped water system. A minimum of two connections to the City water system are required throughout all phases. iv) A water sampling station shall be provided within the subdivision. The location of the sampling station will be provided by the City Engineer during the plan check process. v) When possible, fire hydrants shall be placed between driveways. Fire hydrants shall be placed in side yards as opposed to front yards (for corner lots). Fire hydrants shall be installed along the trail side of Kordia Avenue. vi) Water meter boxes shall be located inside a public utility easement and outside of areas subject to vehicular travel. vii] All public landscape shall be designed to use non -potable water (NP". The system should connect to the existing NPW system. Where is this located? 6. Provide street names for all of the streets in the development for approval. Revise the subdivision name and provide it for approval. There was a map named Reynolds Ranch Residential in the file already. aProvide a sedad4in se aludy Which addFes6e6 (h taty went to !he PF9JeGL 94, Provide a slope easement or retaining wail along the boundary of the development for all grade differentials of 0.5 feet or greater. 7-&8. The slope of the Harney Lane overpass (parcel 058-130-26) to the north of the project and the 25 -foot strip of land along the western boundary of the project shall be landscaped. VA split rail fence shall be installed along the north side of the trail along Street A: 1 7_ b�hs n In Ink-fencesha -oil ha iR 91 Ri ed-a16r,^g-i��. .uec.#• •FZ,t3�Nlive.rY$f�liB JTa.Ic'o� 13:9. All unused water, wastewater and storm drain stubs, services, and utility extensions shall be abandoned at the developer's expense. 44.10. All on-site water we Els and septic systems shalt be abandoned in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. A copy of the abandonment permit shall be submitted to the City after the completion of the abandonment. 14711. Aft 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 an the date of acceptance of the pubIfcimprove ments. 46-12. The Developer shall provide on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees, as well as at her public servlces by annexation to the City of Lodi Community Facilities District prior to final map filing. All costs associated with annexation to the District are the Developer's responsibility. l7--13. Developer is required to perform regular maintenance of the installed public landscape element and equipment for a period of 3 years after the final acceptance of the project. Proper maintenance securities and insurance shall be provided for the maintenance period. 4&14. Ail 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. 4 -PAS. 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. Is Is an application to SJCOG reouired aiven_there is an established reel 24.16. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi. 17. All property dedicated to the City of Lodi shall be free and clear of ail liens and encumbrances and without cast 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 andstsaif R-deRNWY 1,1 e Lily against any -a Fid -all Ian A+40 ,td AS aAdiGF gFOURd WateF 60Rta1niRa4Dt:i_-for all property/easements dedicated to the City, Formatted: List Paragraph, indent: Left: 0.17", Right: 0.85", Space Before: 6 pt, Numbered + Level:1 + Numbering Style -.11, 2, 3, ... + Start at: 1 + Alignment Left i Aligned at: 0.17" + Indent at: OA7", Tab stops: 0.47", Left --ka-arde to aseist-Nap i3y ^�}�^ ^F^,a.u.,p n adeg pie w ter-su a -- #� "`� Formatted: indent: Left: 0.17", Right: 0.85", Spare 9waar44ev9iepet- an 6egalf orf itself, 8, Gse"ars and- ass gins shall-enleF-iste-aro Before: 59 pt a fgpeewenc-..,nf w th the rlh n- ref., „f I midi be9ise. of any arid-all-everlyipW_wa4e ^ghts apt3aHeaaat ts}�d1e taFBpesed-alaeeyearff Tc�scasa? Rasidentwksubdivi5ion. and that !he Uy may e -de ivery� appropFiaiiye "lilt h ^ the nit„ The a emept-Mg4stabli6h-5ORG ^ ea oh ^^nveyarrse: Not th_e correct project. 2-2A 8. As required by the California Green Building Code (CALGreer), project shall participate in the Construction and Demolition Recycling Program. 24—Prior to any work within City Right -of- Way, the applicant shall obtain an encroachment permit issued by the Public Works Department, 24-99. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the applicant's responsibility to ensure that monuments are properly protected and/or perpetuated. If any of the monuments are to be disturbed or are near the area of construction, a licensed surveyor must confirm that the monuments have been protected and/or perpetuated and the appropriate documentation has been recorded. 24,20, Annexation to Community Facilities District 2007-1 (Pubtic Services) to cover the cost of providing various City services is required. Annexation shail be complete prior to final map filing. All costs associated with annexation to the Community Facilities District shalt be the responsibility of the developer. 0K 2£-21. Submit final map per City and Ccunty requirements including the following: a] Preliminary title report including copies of all referenced exception} documents. b] Waiver of access rights at: Ali lots adjacent to Stockton Street. c) Waiver of vehicular access rights at: i) Lots 1 and 150 adjacent to Street D. ii} All lots adjacent to Stockton Street. djtatandard note regardin5L equirements to be met at suhsequentdate. Vvhat does this mea t' Formatted: Highlight ej Subdivision Map Guarantee. Formatted: Highlight fi Annexation to Community Facilities District 222. 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 Far the walls in excess of seven (7) feet in height. cj 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 welllseptic abandonment permit (if needed). e) NPDES Construction General Permit (SWPPP). fj San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. 2-9-23. Payment of the following fees: aj Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Water meter installation fees at the time of building permit issuance for each parcel. cj Regional Transportation Impact Fee (RTIF) at the time of building permit issuance. d) Encroachment Permit fee. e�—Habitat Conservation Fee._ t3 Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. @)D Annexation into the new City of Lodi Community Facilities District – Estimated at $10,000 prior to recording the final subdlvis+on map. The annexation process generally requires 2-3 months to complete._ 4;ANeighborhood Park mitigation fee if any. _Do we get credit For park_ improvements and dedication of land? g!)I_Reimbursement fees per any approved agreements. r��v,r,en4 f the f,_,I{BiHi f - tt 6y-9f� ]Trrorrr-a-r"�vTo n�rcc=pr'r^voo -. ( &I Ag U le eteA.Otho a) Developmen.1�,,_ , ^+ nec_.�or 4he D.,hP.- 1R l..rL.- C�� ,..d Seeyise rat-H�ICYi Ae Q,Y fi aIL nP. pe Gha of 01a he y�v ThIS f g? Gh rncd Will he that i effe Gt at the VfAe Of 091'...Ags indicated -above These are not map conditions" qiaptSaAiWill ,ideddtheW2Q. 1t�.. , piiA&-F eIH1gaws6..'l,' ;'•'���`le'•a plans are ^.,^i3ab4- Conditions cannot be �i Formatted: Not Highlight added after the discretionary approval is granted. Lyman Chang City Engineer! Deputy Public Works Director Mldvk OC: Assistant Engineer, Kiriu Senior Engineer Technida n. VOrnan --"I Formatted: Justified, Indent: Left: 0.52", Right: 0", Space Before: 0 pL Line spacing: Exactly 9.1 pt Tab stops: Not at 2.08" Marcus LoDuca Subject: FW: 8112120 PC agenda Item 4A, Tentative Tract Map for 150 lots From: Chris Robles<chrisroblesconsulting@gmail.com> Sent: Wednesday, August 12, 2020 7:00 PM To: Planning Commission Comments <p >- John Della Monica <idellamonica@lodi.gov> Cc: Land Development Team <Landteam@trico rnm_ercia1.com>; Lyman M Chang <I_chang@lodi.gov� Subject: Re: 8/12/20 PC agenda Item 4A, Tentative Tract Map for 150 lots Thank you Kari much appreciated. Chris Robles Cell 916-759-5940 ch risroblesconsuitingEgmail.com From: Kari Chadwick <kchadwick@iodi.gov> on behalf of Planning Commission Comments <ccomrnents Lodi. ova Sent: Wednesday, August 12, 2020 6:21:48 PM To: chrisroblesconsulting@gmaiLcom <chrisroblesconsuIting@gmai1.com>; John Della Monica <idellamonica@Iodi-go v>; Planning Commission Comments <pcccmments@-lodi.g> Cc: Land DevelopmentTea m ELandteam@trico_mmercia1.com>; Lyman M Chang <Ichang@lodLgov> Subject: RE: 8/12/20 PC agenda Item 4A, Tentative Tract Map for 150 lots Thank you Mr. Robles. Your comments will be forwarded to the Planning Commissioners and made a part of the record. Kari Chadwick. Administrative Assistant Community Development 209-333-6711 or 209-269.4527 From: chrisroblescgnsulting@gmaiLcom[mailto:chrisroblesc_onsuiting@gmail.cC) Sent: Wednesday, August 12, 2020 6:20 PM To: John Della Monica; Planning Commission Comments Cc: Land Development Team; Lyman M Chang Subject: 8/12/20 PC agenda Item 4A, Tentative Tract Map for 150 lots Dear Planning Commission Chair Cummins and Planning Commissioners: an behalf of the Developer who holds the options to purchase the Tentative Tract Map for 150 lots in the northwest quadrant of Reynolds Ranch we request that the attached modified conditions of approval be incorporated into the project conditions. The revisions requested are of great importance to us to ensure that we have clarity in the development obligations requested by the City and to ensure that we deliver on the City's expectations. If the condition modifications cannot be incorporated into the project at tonight's meeting we request that this item be continued to allow the project developer to work with staff to resolve the outstanding issues with the conditions of approval. Thank you for your consideration. Best regards, Chris Robles President CONDITIONS OF APPROVAL Project No. PL2020-016 S — Reynolds Ranch Residential Subdivision to subdivide an approximately 28.2 -acre site into 150 single family lots. The site is located south of E Harney Lane and west of S Stockton Street in the Reynolds Ranch Planned Development (PD 39). Assessor's Parcel Numbers: 058-130-21, -22, and -25 Planning Cityio Council Approval Date: August 12September 16, 20 0 Timing Enforcement/ Verification Conditions of Approval Ilementatio Monitoring (Date and Signature) General Conditions/Conditions Prior to Final Map 1. The applicant shall review and sign below verifying the "Acceptance Must be completed Planning of the Conditions of Approval" and return the signed page* the Planning Department. Project approv nal until gned to iin�ze project a val Department of these conditions is filed with th ZApplicant Signature Date Print Name 2. The applicant shall indemnify, protect, defend, and hold harmless the Ongoing Planning City, and/or any of its officials, ofLcers, employees, agents, Department departments, agencies, and instrumentalities thereof, from any and all claims, demands, law suits, writs of mandamus, and other actions and Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 2 of 123 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions proceduresAff (including but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or \ any of its officials, officers, employees, agents, departments, gencies, I and instrumentalities thereof, that challenge, attack, or seeldmodify, set aside, void, or annul any action of, or any permit 619approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project, whether such Actions are brought under CEQA, the Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, ,or any deQision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action bro ht and City shall cooperate with applica in the defense of the Acti 3. This map shall expire 24 months after its effectiveW, unless the Ongoing Public Works lifetime of the map is extended as provided in Zoning Code 17.52.130. and Planning The effective date of this map shall be date on which a growth Departments allocation is approved by the City Council. f 4. All of the Public Works conditions in the attached memorandum dated As Shown Public Works April 21, 2020, shall be satisfied. 1W 5. Approval of a Final Subdivision Map shall be contingent upon the Ongoing Public Works Final Conditions of Approval Page 2 of 123 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 3 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) approval of a growth allocation for the project by the City Council. and Planning Departments 6. Pfier to ry er-d tie of the final maps for- homes ,,,a;, eent feneing plan for- review and approval by the Community Depaftment. (Final EIR Mitigation Measiffe 3-.7.4) it' fee,,, -dation &f Final AU- Plannin Depaftme 7. Prior to recordation of a final map, the applicant shall submit for City Prior to IV Planning review and approval Development Standards and Guidelines (DS&G) recordation of , Department for this subdivision. The DS&G shall be subject to review and Final Map approval by the City Council based on recommendation by the Planning Commission and shall be made part of the Reynolds nch Planned Development (PD39). The DS&G shall address at least( followingtopics, plus others as deemed necessary by the City: x 1. Planning Commission - Development Standards, including: • Setbacks, heigh40ts • Signs rr' � • Fences, Walls, and Hedges • Landscaping, including landscaping in the public domain • Lighting • Parking • Permitted, conditionally fitted, and prohibited land uses 2. SPARC - Architectural Guidelines, including: • Proposed architectural improvement documents • Colors and materials (physical submission) • Exterior elevations (all orientations) Final Conditions of Approval Page 3 of 12-3 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 4 of 123 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) • Roof Plans • Specific site plans with driveways principal paths • Fence lines The Development Standards and Guidelines (DS&G) shall include a statement that the most recent adopted version of the Lock Zoning Code shall be used where the DS&G do not include a specific change from the standards in the Zoning Code. The Development Standards and Guidelines shall refer to the t recent adopted version of the Lodi Zoning Code for the following: • Site Plan and Architectural Review • Variances and Deviations %rate To the extent possible, consistent with the desire to a specific product type/style for this subdivision, the DS&G shall be consistent with the "Planned Development Overlay Standards & Guidelines" adopted in 2014 for the Reynolds Ranch Subdivision (project no. 2014-07 S), specifically in terms of landscaping, signage, etc., in the public domain where consistency among residential neighborhoods in the Reynolds Ranch project is desired. Conditions Prior to Development or Building Permit Issuance 8. No permits (building pet:mi*,gr-ading pefmit, etc:)for production Prior to Permit Public Works homes shall be issued prior to recordation of aFinal Map. Issuance Department 9. Prior to issuance of a building permit, the applicant shall pay an Prior to Permit Building and Agricultural Land Mitigation fee to the City of Lodi. Said fee is to be Issuance Planning determined by the pending adoption o*+an ordinance of the City Departments establishing a fee mitigation program to offset the loss of agricultural land to future development. In the event said ordinance is not Final Conditions of Approval Page 4 of 123 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 5 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) effective at the time building permits are requested, the applicant shall ATV pay a fee to the Central Valley Land Trust (Central Valley Program or other equivalent entity to offset the loss of the Prime Farmland. The City Council, acting within its legislative capacity and as a matter of policy, shall determine the sufficiency of fees paid to mitigate the loss of Prime Farmland. (Final EIR Mitigation Measure 3.7.2) 10. Clearing, grubbing, and/or removal of vegetation shall ccur P 'or to Clea ng, Public Works during the bird -nesting season (from February 1 - Septemb ) bbing, or ' and Planning unless a biologist with qualifications that meet the satisfaction o Removal of Departments City of Lodi conducts a preconstruction survey for nesting specia Vegetation status birds including Swainson's hawk, western burrowing owl, white-tailed kite, California horned lark, and loggerhead shrike. If discovered, all active nests shall be avoided and provided with a buffe zone of 300 feet (500 feet for all raptor nests)' or a buffer zone tha otherwise meets the satisfaction of the California Department of Fish and Game. Once buffer zones a" stablished, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, ibbing, d/or removal of vegetation phase, and a iscovered ave nest special -status bird shall be afforded t rotection identified a e. Clearing, grubbing, and/or removal o etation conducted outside the bird - nesting season (from October 1 - January 31) will not require nesting bird surveys. (Final EIR Mitigation Measure 3.2.2) 11. Development on the subject site shall participate in the San Joaquin Prior to Wig, Public Works County Multi -Species Habitat Conservation and Open Space Plan Gfubi ifig' Of and Planning (SJMHCP). This includes payment of Open Space Conversion fees in moi Departments accordance with the fee schedule in-place at the time construction Final Conditions of Approval Page 5 of 12-3 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 6 of 123 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) commences and implementation of the Plan's "Measures to Minimize Veget Grading Impacts" pursuant to Section 5.2 of the SJMHCP. (Final EI Mitigation Measure 3.2.2) 12. The City of Lodi shall not issue permits for construction activities on Pri ermit Public Works the project site unless the portion of the site involved in the quested Issu and Planning permit has been deemed clear of recognized environments ditions Departments in writing by a California State Registered Environmental ssor with HAZWOPER 40 -hour OSHA Certification. Portions of to require further hazardous material investigations to make determination of the presence of recognized environmental conditions. Such investigations shall be conducted in accordance with the most recent American Society for Testing and Materials (ASTM) standards, such as the ASTM's "Standard Guide for Environmental Sit Assessments: Phase I [or II] Environmental Sit&Assessment Process". In total, the updated hazardous material investigations of the site shall minimally evaluate the areas previously inaccessible to hazardous material investigators, the southern -most barn on the eastern portion of APN 058-110-41, the contents of the vault in the shed on the southern portion of APN 058 110-04, the funqfti of the "water" basin and its previous discharges must be determin , the exact location of the 10 inch Kinder Morgan refined product pipeline, the areaLadjacent to the Union Pacific Railroad right-of-way, and the onsi e residential structures and buildings which were previously inaccessible. (Final EIR Mitigation Measure 3.5. 1) 13. A Phase Il Environmental Site Assessment (EA) shall be completed Prior to Approval Planning prior to the approval of individual development plans within the of Development Department project area. Said Phase II ESA report shall include subsurface Plans investigations and recommended remedial actions, if required, at specific locations as recommended in the Phase I Environmental Site Final Conditions of Approval Page 6 of 123 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 7 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) Assessment prepared by Kleinfelder, Inc., or any subsequent updated report. The following additional requirements shall apply: a. Soil sampling and analysis for pesticides shall only be conducte those areas of the site that are still agricultural; and b. If levels of organochloride pesticides are found to be in excess of applicable residential or commercial Preliminary Remediation Goals/Maximum Contaminant Limits (PRGs/MCLS) then an _ evaluation shall be required to determine the depth and extent of these elevated concentrations. (Final EIR Mitigation Miea`sure 3.5.2) 14. Habitable second -story residential space, located within 245 feet of the Prior to Building Building and Harney Lane centerline, must have upgraded structural protection Permit Issuance Planning including dual -paned windows and _ supplemental tilation (ai , Departments conditioning) to allow for window closure, irl comp li with th City of Lodi Compatibility Standds. (Final Mitigat n Measure 3.8.3) 15. Residentialr ar yards within 145 feet of the Prior to Building Building and Harney Lane centerline must be shielded by solid perimeter walls of Permit Issuance Planning 6-7 feet in height or landscape bermior any combination of the two Departments to achieve the desired noise atten ' n. (Final EIR Mitigation Measure 3.8.4) 16. New residential developm2Wth north and south o arney Lane Prior to Building Building and shall require installation of 6Nfoot high sound walls or landscape Permit Issuance Planning berming, or any combination of the two to achieve the desired noise Departments attenuation. (Final EIR Mitigation Measure 3.8.5) 17. Homes situated adjacent to the train tracks require either a setback Verify wall height Building and Prior to Building distance of 430 feet or a 6 foot sound wall, landscape berming, or any Planning combination of the two to mitigate train noise to 65 dB at the Permit Issuance Departments Final Conditions of Approval Page 7 of 12-3 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 8 of 123 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) residential exterior and ground floor interior. (Final EIR Mitigation _ Measure 3.8.6). This attenuation may be xehie .0,1 by the design of the min storage f4eility. An interior- noise analysis shoiild be s4 i netion with building p1m eheek, to verify that strae�afal r- P. d uetiefi;01411 be aehieved in a livable upstairs spaee, at the fief of homes by the speeified stndeWfal eempenents (windews- walls, doors, rvvrreeiling assembly) shown on building plans. Dnisqrelldsur-e of the presenee of the tracks should be ineludedall real estate t, -a -A%.- f i doetiments to anyone buying or- lea _ . --p-Ay within 50-1- 1 18. An interior noise analysis should be submitted in conjunction with bmit noise analysis with Building and building check, to verify that structural noise reduction will be Planning �plan achieved in a livable upstairs space, at the perimeter tier of homes by construe •on plans Departments the specified structural com is windows walls doors roof/ceilingassembly)shown uildin ns. ((Final EIR Mitigation Measure 3.8.6) 19. Disclosure of the presence of the tracks should be included in all 'real Submit disclosure Building and estate transfer documents to anyone buying or leasing a PropegY language with Planning within 500 feet of OWrain tracks. Final EIR Mitigation Measure construction plans Departments 3.8.6 0. A dete tion basin pump system will be F-equire, empty the detention .l.eq to the basin „l l likely night. Te the satisfaetion ef the City of Lodi, neise levels at r-esidenees in proximity to any r-equir-ed basin ptimp system shall be aehieved thfough o elasing the pump system o , 'ded sound rating Wilding materials in near -by r-esidenees. (Final EIR Nfitigalien Prior- to Bttildin Do,.mit Tss,,. nee Building a Plannin Final Conditions of Approval Page 8 of 123 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 9 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) Measuf 3.8.7) 1. Proponents of development onsite shall submit a construction Traffic Control Plan to the Public Works Department for review and approval Prior to Building Pe Issuance Public Works Department prior to commencing construction on the project and any related off- site improvements. (Final EIR Mitigation Measure 3.10.4) 2. To the satisfaction of the City of Lodi Public Works Depa ent, the development shall be assessed its fair share of the cost of developing Prior to Building Permit Issuance Public Works and Planning additional water sources, including but not limited to participation in Departments acquiring additional water rights, development and construction` of surface water treatment or recharge the groundwater- system, construction of water transmission facilities, and other related water infrastructure. (Final EIR Mitigation Measure 3.11.4) Conditions To Be Implemented During Development/Construction 3. If buried Native American archaeological resources are discovered during the project activities, work shall stop immediately in the During Grading Public Works and Planning vicinity of the discovery, w -T f a qualified archaeologist that meets the Departments satisfaction of the City of Lodi determines the significance of the discovery and develops plans to preserve the%*nificance of any discovered CRHR eligible resources. `Such arccal resource preservation plans shall be implemented to the san of the City of Lodi. (Final EIR Mitigation Measure 3.3.4) k 4. Should paleontological resources be encountered during construction excavation, the project proponent shall halt excavation in the vicinity During Grading and Excavation Public Works and Planning of the discovery and contact a qualified vertebrate paleontologist to Departments evaluate the significance of the find andwrnake recommendations for collection and preservation of discovered paleontological resources in a written report to the City of Lodi. Said recommendations shall be Final Conditions of Approval Page 9 of 12-3 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 10 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) implemented to the satisfaction of the City of Lodi. (Final ElR Mitigation Measure 3.3.5) 5. If subsurface structures are encountered during site development or excavation onsite, care should be exercised in determining whether or During Grading and Exc vation Public Works and Planning not the subsurface structures contain asbestos. If they contain Departments asbestos, it shall be removed, handled, transported, and disposed of in accordance with local, state, and federal laws and regulation final EIR Mitigation Measure 3.5.3) 26. The wells onsite should not be used as a water- RY 0i pr-epesed land ttses tmiess the water- ffem said is tested ,,,,a to moot state and federal drip inn. ,.,tor standards . nfffv.oa by4w-cky's water- depaftment. (Final EIR Mitigation Measttfe 3.5.4) )ufing &ading Publie WME and P! Men -S 7. An asbestos and lead paint assessment shall be conducted for Prior to Amolition Building and structures constructed prior to 1980, if they are to be renovated or of Planning demolished prior to future development on the project site. The Structures Departments following requirements apply: , dolb- a. A Certified Cal-O,$HA Asbestos Consultant shall conduct said surveys. If asbestos is detected, all removal shall be completed by a licensed asbestos abatement contractor' b. Any lead paint that is detected and whi in pndition shall be removed prior to building demolition. (Final Mitigation Measure 3.5.5) 8. All locations of underground storage tanks (USTs) on the project site, where past releases are known or are suspected, shall be subject to Prior to Grading and Excavation Public Works and Planning further investigation and analysis to confirm or deny evidence of past Departments releases. Said investigations shall be conducted in accordance with Environmental Protection Agency (EPA) and per Leaking Final Conditions of Approval Page 10 of 12-3 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision Final Conditions of Approval Page 11 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) Underground Storage Tank (LUST) guidelines. (Final EIR Mitigation Measure 3.5.6) 9. deseribed in the Phase 1 ESA, shall be r-emoved o Grading and vation Public Works and Planning aefivi tes Any petroleum products and/or hazardous m ials Departments encountered should be disposed of or recycled in accordance with local, state, and federal regulations. (Final EIR Mitigation Measure 3.5.8 and 3.5.9) 0. noted at sever -a! leeations on the pr-qjeet site in the Phase 1 ESA. All stieh dfums andbtiekets--sha'�zenovea�the r ee- staining was net itigationM ,iefl. Publ e W„r�,� and PI DepaAments 1. To the satisfaction of the City of Lodi Public Works Department, all drainage facilities shall, b onstructed in confo nce with the Ongoing During Development Public Works Department standards and specifications of the City of Lodi. (Final itig n Measure 3.6.3) , To atisfaetten of the ��fLodiPio Works D 'he pr-ejeet p orfs shall participate ; ., financing „,o..hanis„-, *.„ the equir-d drainage infFastfueture to serve the demands f the 4. (Final EIR Mitiga4ion Meastir-e 3.4,6) n,,, lie WerAE� Departmen Ongoing Conditions 3. The api lieant Home Builder shall inform and notify prospective buyers in writing, prior to purchase, about existing and on-going During Home Sales Planning Department agricultural activities in the immediate area in the form of a disclosure statement. The notifications shall disclose that the residence is located Final Conditions of Approval Page 11 of 12-3 Lodi Planning Commission Project No. PL2020-016 - Reynolds Ranch Residential Subdivision %J44446 I Final Conditions of Approval Page 12 of 12-3 Timing/ Enforcement/ Verification Conditions of Approval (Date and Im lementation Monitoring Signature) in an agricultural area subject to ground and aerial applications of chemical and early morning or nighttime farm operations which may.AAIV create noise, dust, et cetera. The language and format of such notification shall be reviewed and approved by the City Community Development Department prior to ,-eee,-dation of final m apst e sale of the first home. Each disclosure statement shall be acknow d with the signature of each prospective owner. Addition each prospective owner shall also be notified of the City of Lodi the County of San Joaquin Right -to -Farm Ord' ce. (Final Mitigation Measure 3.7. 1) 4. Buyer notification of the presence of possible a ricultural activity noise shall be made as part of any property transfer documents. (Final Ongoing During Sale f Homes Planning Department EIR Mitigation Measure 3.8.8) r 5. All construction shall require a permit and shlimited to the hours of 7 a.m. to 10 p.m. Staging areas shall be loca away from existing During Construction Building and Planning residences, and all equipment shall use proper y operating mufflers. Departments (Final EIR Mitigation Measure 3.8. 1) 6. The project contactor shall Tface all stationarycion equipment so that emitted noise is directed from )NMS During Construction Building and Planning receptors nearest the project site. (Final EIR Mitiga easure 3.8.2) Departments %J44446 I Final Conditions of Approval Page 12 of 12-3 CC RES 20-44 Attachment # MEMORANDUM, City of Lodi, Public Works Department To: Community Development Director From: Public Works Department Date: September 9,-2-0-2-0 _ - Deleted: April 21 Subject: Revised Tentative Subdivision Map Conditions for 2739 South Stockton Street APN: 058-130-21, 058-130-22, and 058-130-25; File #PL2020-016 — Reynolds Ranch/Bennett Subdivision (150 units) 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: 1. 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 the properties are above the 200 -year flood plain, which does not require any additional measures for compliance. The City's cost for the delineation map and studyis currently $20Q,per lot................................................................................................................................................................ Deleted:188 2. 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. 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. 3. Utility Master Plans (Storm Drain, Water, and Wastewater) shall be approved prior to submittal of Public Improvement Plans. 4. Engineered improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Approved Stormwater Master Plan. c) Design shall conform to the Multi -Agency Post -Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC d) Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. i) Landscape Planting Plan required with the first submittal. Full landscape and irrigation plans are required with the second submittal. ii) MWELO landscape plan submittal will be required with the second submittal. e) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed engineer. f) Grading, drainage and erosion control plans. g) Copy of Notice of Intent for NPDES permit. A WDID number will be required prior to plan approval. h) All utilities, including street lights and electrical, gas, telephone and cable television facilities. i) Undergrounding of all overhead utilities fronting Stockton Street along the j) Joint trench plans (required with second submittal). k) Reverse frontage wall and details. Minimum wall height shallmatch the Orchard Lane Subdivision to the south or as required by the Community Development 1) Street tree planting plan for landscaping areas require approval of the Community Development Director and Public Works Director._ A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans._ 5. Design and installation of public improvements shall be in accordance with City Master Plans. Street, wastewater, storm drainage, and water master plans and design calculations will be required for the development. a) Street i) All street designs shall conform to the City of Lodi Design Standards. ii) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iii) Provide an onsite fire-truck/garbage truck turning analysis for the street knuckles. If the fire -truck and garbage truck turning movements are not met, knuckles shall be designed in conformance with City of Lodi Standard Plan 133. iv All residential streets shall contain vertical type (side lot) or rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC Deleted: project Deleted: from the southern project boundary to Harnev Lane. Deleted: be 8 feet above the adjacent pad and/or ground elevation ... Deleted: to satisfy the general plan iv) Install street lights along Stockton Street from Rocky Lane to the southern project boundary. a) Street light locations shall be properly 4esigned and coordinated. Deleted: be V) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Stockton Street._ a) Install "NO PARKING ANYTIME" signs along the Stockton Street frontage. vi) Install frontage improvements including but not limited to pavement, driveway, streetlights, curb, gutter and sidewalk along all streets in the - Deleted: subdivision In accordance with City Standards. Deleted: reverse frontage wall, landscaping vii) Install reverse frontage walls, landscaping, and irrigation improvements Deleted:, along Stockton Street and along the entrance to the subdivision on "D" Street (between lots 1 and 150). Frontage improvements and landscaping shall be constructed by the Developer at the Developer's expense to the approval of the Public Works Director and Community Development Director. viii) Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Minor Residential (Cross-sections A. B, C, and D) (1) All interior streets designated as "minor residential" shall be 36 feet, curb to curb. (2) The linear path noted in cross-sections B and C shall be 10 feet wide. b) Entry Street (Cross-section E) (1) The entry street shall be 40 feet, curb to curb, and have 55 feet of right of way. Street D shall be considered as an entry street. (2) Additional landscaping may be dedicated/installed (behind the sidewalk) at the developer's option to accommodate more robust landscaping. C) Stockton Street (1) The sidewalk shall meander as far north as possible to the northern boundary of the project (lot 146). (2) Developer shall make their best effort to obtain necessary easements and construct a §idewalk from the project's Deleted: pedestrian connection northern limits to the Harney Lane intersection (approximately 600 feet). (3) Qeveloper shall make their best effort to install a sidewall& -.t Deleted: <#>q fronting parcel 058-130-14r Deleted; <#>s (4) A handicap ramp shall be installed at lot 147 to provide an Deleted: <#> shall be installed ADA path of travel across Stockton Street. Deleted: <#> to provide an ADA path of travel... J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC (5) Unused driveways fronting Lots 1 through 5 and Lots 146 through 150 shall be removed. - d) Install a 3 -way stop at the intersection of Kordia Avenue and Street D. e) The standard cross slope of all streets shall be a minimum of 2.5 percent. ix) All public and private block walls are subject to the following criteria: a) The reverse -frontage- wall- at the rear of the lots adjacent- to Street shall match height of the wall at the Orchard Lane Subdivision to the south of the development or as required by the Community Development Department Director and Public Works Director. - b) A wall detail shall be included with the improvement and grading plans for reference. C) Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. The reverse frontage wall, landscaping and irrigation improvements shall be constructed by the developer at the developer's expense, to the approval of the Public Works Director and Community Development Director. d) Provide a public wall easement along all parcels containing a public masonry wall (including footings). The masonry walls along Stockton Street shall be in a public wall easement. X) Traffic striping modifications shall be performed as necessary along Stockton Street (from Rocky Lane to the south project limits). b) Wastewater i) Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. ii) Separate wastewater services in conformance with Standard Plan 201 shall be provided to each parcel from the public wastewater main in all public streets. iii) Flushing station(s) may be required at locations with peak flows below City Standards. c) Storm Drainage i) The storm drain system shall be designed in conformance with the City's Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. ii) Slopes for all parcels within the development shall flow towards the proposed street. All storm water shall be collected within the J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC Deleted: Minimum Deleted: heights Deleted: be 8 feet above the highest adjacent pad elevation Deleted: All walls 7 -feet and taller, including fencing on top of walls, require a building permit from the Community Development Department. Deleted: A proper wall height shall be determined by sound studies. development and cannot flow to neighboring parcels. Lots 5 and 6 shall not drain onto parcel 058-130-14. iii) An overland flood release pathway shall be incorporated in the street and circulation design plan for each subarea. For example, when any particular catch basin or pipe is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished floor elevation without releasing the excess water toward the planned flood release point. iv) An onsite basin will not be allowed with this project. The developer is required to excavate the existing Reynolds Ranch storm basin south of the proposed development to obtain the required storm water retention volume. An outlet structure with automatic slide gate at the southwest corner of the existing basin shall be constructed per the Reynolds Ranch Storm Drain Master Plan. The proposed basin land shall be flat and be landscaped with turf and bordering plants matching the area to the south. V) The storm water pipe connection shall be revised to connect to the existing storm water pipe in Stockton Street and Street D. vi) Developer shall take the storm water drainage of parcel 058-130-14 into consideration to provide proper drainage into the public storm drain system and not across any other private properties. d) Water i) The water system shall be designed in conformance with the City's Water Master Plan and design standards. ii) Separate water services in conformance with Standard Plan 403 shall be provided to each parcel from the public water main in all public streets. Service sizes shall be identified on the plans. iii) Provide a looped water system. A minimum of two connections to the City water system are required throughout all phases. iv) A water sampling station shall be provided within the subdivision. The location of the sampling station will be provided by the City Engineer during the plan check process. V) When possible, fire hydrants shall be placed between driveways. Fire hydrants shall be placed in side yards as opposed to front yards (for corner lots). Fire hydrants shall be installed along the trail side of Kordia Avenue. vi) Water meter boxes shall be located inside a public utility easement and outside of areas subject to vehicular travel. vii) All public landscape shall be designed to use non -potable water (NPW). The system should connect to the existing NPW system. 6. Provide street names for all of the streets in the development for approval. 7. Revise the subdivision name and provide it for approval. There was a map named Reynolds Ranch Residential in the file already. JACommunity Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC 8. Provide an update of the noise analysis prepared for the 2006 Final EIR for the Reynolds Ranch Planned Developmento verify that the conclusions of the original Deleted: sound/noise study which addresses the noise analysis are correct and, if needed, make adjustments to recommended noise railroad and overpass immediately adjacent to mitigation measures. the project 9. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 10. The slope of the Harney Lane overpass (parcel 058-130-26) to the north of the project and the 25 -foot strip of land along the western boundary of the project shall be landscaped. 11. A split rail fence shall be installed along the north side of the trail along Street A. 12. A block wall shall be installed along the western boundary of the project—per Deleted: chain link fence - Community Development Department requirements. All unused water, wastewater Deleted:.¶ and storm drain stubs, services, and utility extensions shall be abandoned at the developer's expense. 13. All on-site water wells and septic systems shall be abandoned in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. A copy of the abandonment permit shall be submitted to the City after the completion of the abandonment._ 14. All public improvements shall be installed within one year Qf- the execution of a subdivision improvement agreement_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. 15. The Developer shall provide on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees, as well as other public services by annexation to the City of Lodi Community Facilities District prior to final map filing. All costs associated with annexation to the District are the Developer's responsibility. 16. Developer is required to perform regular maintenance of the installed public landscape element and equipment for a period of 3 years after the final acceptance of the project. Proper maintenance securities and insurance shall be provided for the maintenance period. 17. 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. 18. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi. 19. 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 submit a Phase 1 and 2 environmental report for all property/easements dedicated to the City. 20. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC Deleted: of final map filing under the terms of Deleted: upon the Deleted: n Deleted:, to be approved by the City Council prior to final map filing. of any and all overlying water rights appurtenant to the proposedrsubdivision, and that Deleted: Vineyard Terrace Residential the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 21. As required by the California Green Building Code (CALGreen), project shall participate in the Construction and Demolition Recycling Program. 22. Prior to any work within City Right -of- Way, the applicant shall obtain an encroachment permit issued by the Public Works Department. 23. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the applicant's responsibility to ensure that monuments are properly protected and/or perpetuated. If any of the monuments are to be disturbed or are near the area of construction, a licensed surveyor must confirm that the monuments have been protected and/or perpetuated and the appropriate documentation has been recorded. 24. 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. 25. Submit final map per City and County requirements including the following: a) Preliminary title report including copies of all referenced exception documents. b) Waiver of access rights at: All lots adjacent to Stockton Street. c) Waiver of vehicular access rights at: i) Lots 1 and 150 adjacent to Street D. ii) All lots adjacent to Stockton Street. d) Standard note regarding requirements to be met at subsequent date. e) Subdivision Map Guarantee. f) Annexation to Community Facilities District 26. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Building Permit issued from the City of Lodi Building Department for the walls over seven (7) feet in height. 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. J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC d) San Joaquin County well/septic abandonment permit (if needed). e) NPDES Construction General Permit (SWPPP). f) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. 27. Payment of the following fees: a) Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Water meter installation fees at the time of building permit issuance for each parcel. c) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance. d) Encroachment Permit fee. e) Habitat Conservation Fee. f) Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. g) Annexation into the new City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. h) Neighborhood Park mitigation fee if any. i) Reimbursement fees per any approved agreements. 28. In accordance with the Lodi Municipal Code, payment of the following fee prior to temporary occupancy or occupancy of the building(s) will be required unless noted otherwise: a) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of final inspection of the homes. b) County Facilities Fees. The above fees are subject to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above. 29. Additional comments and requests for corrections will be provided --_during the _ _ -- Deleted: conditions improvement plans review process when more detailed plans are available._ Lyman Chang City Engineer / Deputy Public Works Director LC/ktvk cc: Assistant Engineer, Kiriu Senior Engineer Technician, Wimar}____________________________________________________________ Deleted:¶ CC RES 20-## Attachment # 0 MEMORANDUM, City of Lodi, Public Works Department To: Community Development Director From: Public Works Department Date: Sealember 14, 2020 Subject: Revised Tentative Subdivision Map Conditions for 2739 South Stockton Street APN: 058-130-21, 058-130-22, and 058-130-25; File #PL2020-016 — Reynolds Ranch/Bennett Subdivision (150 units) 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: 1. 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 the properties are above the 200 -year flood plain, which does not require any additional measures for compliance. The City's cost for the delineation map and study is currently $2200 ,per lot. 2. 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. 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. 3. Utility Master Plans (Storm Drain, Water, and Wastewater) shall be approved prior to submittal of Public Improvement Plans. 4. Engineered improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Approved Stormwater Master Plan. c) Design shall conform to the Multi -Agency Post -Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. Deleted: April 21 Deleted: 9 Deleted: 188 Deleted: <object> G,03 d) Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. i) Landscape Planting Plan required with the first submittal. Full landscape and irrigation plans are required with the second submittal. ii) MWELO landscape plan submittal will be required with the second submittal. e) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed engineer. f) Grading, drainage and erosion control plans. g) Copy of Notice of Intent for NPDES permit. A WDID number will be required prior to plan approval. h) All utilities, including street lights and electrical, gas, telephone and cable television facilities. i) Undergrounding of all overhead utilities fronting Stockton Street along the, frontage 'or' the payment of $75,000 to the City to fund the undergrounding,. j) Joint trench plans (required with second submittal). k) Reverse frontage wall and details. Minimum wall height shallrnatch the Orchard Larte Subdivision to, the south or as required by the Community Development Department to address noise from Stockton Street 1) Street tree planting plan for landscaping areas require approval ofthe Community Development Director and Public Works Director. - A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans._ 5. Design and installation of public improvements shall be in accordance with City Master Plans. Street, wastewater, storm drainage, and water master plans and design calculations will be required for the development. a) Street i) All street designs shall conform to the City of Lodi Design Standards. ii) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iii) Provide an onsite fire-truck/garbage truck turning analysis for the street knuckles. If the fire -truck and garbage truck turning movements are not met, knuckles shall be designed in conformance with City of Lodi Standard Plan 133. iy] X111 residential streets shall contain vertical type (side lot) or rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. J:\Community Development\Planning\PROJECT FILES\2020\2020-016 S GM PD Reynolds Ranch Subdivision - Dennis Bennett\Staff Comments\PL2020-016 Reynolds Ranch TSM - Bennett - Stockton 2739 S.DOC Deleted: project Deleted: from the southern project boundaryto Harney Lane. Deleted: be B feet above the adjacent pad and/or ground elevation ... Deleted: to satisfy the general plan requirements... iv) Install street lights along Stockton Street from Rocky Lane to the southern project boundary. a) Street light locations shall be properly designed and coordinated. V) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Stockton Street._ a) Install "NO PARKING ANYTIME" signs along the Stockton Street frontage. vi) Install frontage improvements including but not limited to pavement, driveway, streetlights, curb, gutter and sidewalk along all streets in the subdivision in accordance with City Standards. vii) Install reverse frontage walls, landscaping, and irrigation improvements along Stockton Street and aloncl the entrants to the subdivision an "D" Street (between lots 1 and 150). Frontage improvements and landscaping shall be constructed by the Developer at the Developer's expense to the approval of the Public Works Director and Community Development Director. viii) Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Minor Residential (Cros"ections A. B. C. and Q) (1) All interior streets designated as "minor residential" shall be 36 feet, curb to curb. (2) The linear path noted in cross-sections B and C shall be 10 feet wide. b) Entry Street !Cross-section E) (1) The entry street shall be 40 feet, curb to curb, and have 55 feet of right of way. Street D shall be considered as an entry street. (2) Additional landscaping may be dedicated/installed (behind the sidewalk) at the developer's option to accommodate more robust landscaping. C) Stockton Street (1) The sidewalk shall meander as far north as possible to the northern boundary of the project (lot 146). 2 Develo er shall make their be st effort I 0in net ssa easements for the conslructiop of a sidewalk from Eie pro ect's northern _limils to the Homey,Lane intersection (approximately 600 feet). "Best efforts' shall cons#sl of contacting and aclive. (lood faitb negotiating for 120 days from the date of initial written Contacl made to the offsite property owner(s). If written aulhorizallon to install the sidewalk is nol received from the affected ro e rIV ❑ ners within tltal 120 day Don f, Upwind the initial writterq conlacl wilhin those affected nroperiv owners This condition to construct the sidewalk shall be deamed waived by the Clty, Deleted: be Deleted: Deleted: reverse frontage wall, landscaping Deleted:, -'Formatted: Font: (Default) Arial, 11 pt J .Deleted: j_31 peyelgper shall make their bast effort to obtain the necessary easements for the construction of a sidewalk fronting parcel 058-130-14. "Best efforts" shall consist of contacting and agtlye. good faith nefloliatinfl for 120 days from the date of initial written contact made to the offsite property owner of the referenced parcel. 11 written authorization to install the sidewalk is not received from the affected progedy owner within that 120 day aeriod folio wing_initial written contact with that affected Droerty owners this condition Zo construct the sidewalk fronting parce1058-130.14 shall be deemed waived by the City.^ (4) A handicap ramp shall be installed at lot 147 to provide an ADA path of travel across Stockton Street. (5) Unused driveways fronting Lots 1 through 5 and Lots 146 through 150 shall be removed._ d) Install a 3 -way stop at the intersection of Kordia Avenue and Street D. e) The standard cross slope of all streets shall be a minimum of 2.5 percent. ix) All public and private block walls are subject to the following criteria: a) The reverse -frontage wall at the rear of the lots admaoant to Stockton Street shalIjApttch height of the wall at the arChard Lane Sjj,bdivis1Qn tot�guth-of fte dgyelailmant oras required by the Community Development Department Director and Public Works Director. b) A wall detail shall be included with the improvement and grading plans for reference. C) Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. The reverse frontage wall, landscaping and irrigation improvements shall be constructed by the developer at the developer's expense, to the approval of the Public Works Director and Community Development Director. d) Provide a public wall easement along all parcels containing a public masonry wall (including footings). The masonry walls along Stockton Street shall be in a public wall easement. X) Traffic striping modifications shall be performed as necessary along Stockton Street (from Rocky Lane to the south project limits). b) Wastewater i) Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. ii) Separate wastewater services in conformance with Standard Plan 201 shall be provided to each parcel from the public wastewater main in all public streets. iii) Flushing station(s) may be required at locations with peak flows below City Standards. Deleted: 4,Developer shall make their best effort to obtain necessary easements and construct a pedestrian connection from the project's northern limits to the Harney Lane intersection (approximately 600 Feet).¶ 1l Formatted: Font: (Default) Arial, 11 pt, Font color: Auto, Pattern: Clear Formatted: Font: (Default) Arial, 11 pt Deleted: 4Developer shall make their best effort to install sSidewalk shall be installed fronting parcel 058-130-14 to provide an ADA path of travel.¶ Deleted: Deleted: Minimum Deleted: heights Deleted: be 8 feet above the highest adjacent pad elevation Deleted: All walls 7 -feel and taller, including fencing on top of walls, require a building permit from the Community Development Department. Deleted: A proper wall height shall be determined by sound studies. c) Storm Orainaoe The storm drain system shall be designed in conformance with the City's Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. Slopes for all parcels within the development shall flow towards the proposed street. All storm- Formatted: List Paragraph, Indent: Left: 0^, Right: 0", Space water shall be collected within thfdevelopment and cannot flow to neighboring parcels_ .-Lots 5 Before: 0 pt and 6 shall not drain onto parcel 058-130-14. Deleted: eq i] ii) An overland flood release pathway shall be incorporated in the street and circulation design plan for each subarea. For example, when any particular catch basin or pipe is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished floor elevation without releasing the excess water toward the planned flood release point. An onsite basin will not be allowed with this project. The developer is required to excavate the existing Reynolds Ranch storm basin south of the proposed development to obtain the required storm water retention volume. An outlet structure with automatic slide gate at the southwest corner of the existing basin shall be constructed per the Reynolds Ranch Storm Drain Master Plan. The proposed basin land shall be flat and be landscaped with turf and bordering plants matching the area to the south. iv) The storm water pipe connection shall be revised to connect to the existing storm water pipe in Stockton Street and Street D. V) Developer shall take the storm water drainage of parcel 058-130-14 into consideration to provide proper drainage into the public storm drain system and not across any other private properties. d) Water The water system shall be designed in conformance with the City's Water Master Plan and design standards. ii) Separate water services in conformance with Standard Plan 403 shall be provided to each parcel from the public water main in all public streets. Service sizes shall be identified on the plans. iii) Provide a looped water system. A minimum of two connections to the City water system are required throughout all phases. iv) A water sampling station shall be provided within the subdivision. The location of the sampling station will be provided by the City Engineer during the plan check process. V) When possible, fire hydrants shall be placed between driveways. Fire hydrants shall be placed in side yards as opposed to front yards (for corner lots). Fire hydrants shall be installed along the trail side of Kordia Avenue. vi) Water meter boxes shall be located inside a public utility easement and Deleted: outside of areas subject to vehicular travel. vii) All public landscape shall be designed to use non -potable water (NPW). The system should connect to the existing NPW system. 6. Provide street names for all of the streets in the development for approval. 7. Revise the subdivision name and provide it for approval. There was a map named Reynolds Ranch Residential in the file already. 8, Provide an updateI Elft. f2r the a Tho ana osis oreoa House red far the 2046 Fina _ Deleted: ��- Section Break (Next Page)- Regnotds Ranch Planned Development Jo verify that the conCttlsiy s_of the original sound/noise study which addresses the noise_analvsls are correct and, U needed, make adjustments to recommended noise ilroad and overpass immediately adjacent to the [o!eted:l mitigation measures. roject 9. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 10. The slope of the Harney Lane overpass (parcel 058-130-26) to the north of the project and the 25 -foot strip of land along the western boundary of the project shall be landscaped. 11. A split rail fence shall be installed along the north side of the trail along Street A. 12. A! ck w i shall be installed along the western boundary of the project_Rer Deleted: chain link fence Community Deyeinpment Department reauiruments. All unused water, wastewater Deleted:.¶ and storm drain stubs, services, and utility extensions shall be abandoned at the developer's expense. 13. All on-site water wells and septic systems shall be abandoned in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. A copy of the abandonment permit shall be submitted to the City after the completion of the abandonment._ 14. All public improvements shall be installed within one year !]f the execution of a, Deleted: of final map filing under the terms of subdivision improvement agreement_„The Developer will be required to provide Deleted: upon the 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 Deleted: n public improvements. Deleted: , to be approved by the City Council prior to final map filing. 15. The Developer shall provide on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees, as well as other public services by annexation to the City of Lodi Community Facilities District prior to final map filing. All costs associated with annexation to the District are the Developer's responsibility. 16. Developer is required to perform regular maintenance of the installed public landscape element and equipment for a period of 3 years after the final acceptance of the project. Proper maintenance securities and insurance shall be provided for the maintenance period. 17. 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. 18. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi. Deleted: 19. 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 submit a Phase 1 and 2 environmental report for all property/easements dedicated to the City. 20. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant to the proposedrsubdivision, and that Deleted: Vineyard Terrace Residential the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 21. As required by the California Green Building Code (CALGreen), project shall participate in the Construction and Demolition Recycling Program. 22. Prior to any work within City Right -of- Way, the applicant shall obtain an encroachment permit issued by the Public Works Department. 23. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the applicant's responsibility to ensure that monuments are properly protected and/or perpetuated. If any of the monuments are to be disturbed or are near the area of construction, a licensed surveyor must confirm that the monuments have been protected and/or perpetuated and the appropriate documentation has been recorded. 24. 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. 25. Submit final map per City and County requirements including the following: a) Preliminary title report including copies of all referenced exception documents. b) Waiver of access rights at: i) All lots adjacent to Stockton Street. c) Waiver of vehicular access rights at: i) Lots 1 and 150 adjacent to Street D. ii) All lots adjacent to Stockton Street. d) Standard note regarding requirements to be met at subsequent date. e) Subdivision Map Guarantee. f) Annexation to Community Facilities District 26. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Building Permit issued from the City of Lodi Building Department for the walls over seven (7) feet in height. 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. • Deleted: d) San Joaquin County well/septic abandonment permit (if needed). e) NPDES Construction General Permit (SWPPP). f) San Joaquin Valley Air Pollution Control District (SJVAPCD) permits. 27. Payment of the following fees: a) Filing and processing fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b) Water meter installation fees at the time of building permit issuance for each parcel. c) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance. d) Encroachment Permit fee. e) Habitat Conservation Fee. f) Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. g) Annexation into the new City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. h) Neighborhood Park mitigation fee if any. i) Reimbursement fees per any approved agreements. 28. In accordance with the Lodi Municipal Code, payment of the following fee prior to temporary occupancy or occupancy ofthe building{s)_will be required unless noted otherwise: a) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of final inspection of the homes. b) County Facilities Fees. The above fees are subject to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above. 29. Additional comments and jequests for corrections will be provided during_ the improvement plans review process when more detailed plans are available._ Lyman Chang City Engineer / Deputy Public Works Director LC/ktvk cc: Assistant Engineer, Kiriu senior Engineer Technician, Wirnar� Deleted: conditions Deleted: ¶ Page 5: [1] Deleted Eric Norris 9/14/20 2:47:00 PM MARc;us J. Lo DUCA LAW OFFICE OF MARCUS J. LO DUCA A Professional Corporation September 1.4, 2020 The Honorable Doug Kuelule, Mayor The Honorable Alan Nakanishi., Mayor Pro Tempore The Honorable Mark Chandler, Councilmember The Honorable JoAnne Mounce, Councilmember Lodi City Council 221 W. Pine Street Lodi, CA 95240 Re: Agenda Item G-03 — Appeal of JAS Real Properties Development Lodi LLC (JAS) Regarding the Planning Commission's Approved Conditions of Approval for the Reynolds Ranch Tentative Map Honorable Members in Session: On behalf of JAS Real Properties Development Lodi LLC ("JAS"), appellant in the above -referenced agenda item on your September 16, 2020 agenda, I am pleased to confirm my client's agreement with the .revised conditions of approval attached in red- line format to the staff report, and as modified with an errata sheet .for the Public Works Department conditions 5.c)(2) and (3). My client and his team would like to express our appreciation to John Della Monica and Eric Norris for all their efforts over the past three weeks to resolve our concerns with a number of the conditions approved by the Planning Commission for the Reynolds Ranch Tentative Map. With their dedicated effort, we have resolved all of our outstanding issues, and on that basis, we would respectfully request that you accept staff's recommendation to uphold the appeal and approve the tentative map subject to the revised conditions of approval. Myr client and his project team are very thankful to put this appeal behind them, and they look forward to bringing forward an outstanding residential neighborhood to Lodi. 3200 DOUGLAS BOULEVARD, Sura; 300 • RosRVILLE, CA 95661 TEL (916) 774-1636 • FAx (916) 774-1646 www.loducalaw.com Honorable Mayor and Council, City of Lodi September 14, 2020 Page 2 On behalf of the project team, I look forward to what I hope is your favorable action on Wednesday. Thank you in advance for your consideration. Respectfully submitted, LAW OFFICE OF MARCUS J. LO DLT A Professional Corporation Marcus J o Duca Cc: Jennifer. Cusmir, City Clerk John Della Monica, Community Development Director Eric Norris, Contract Planner Dr. Jeffrey Saladin Chris Robles RESOLUTION NO. 2020-205 A RESOLUTION OF THE LODI CITY COUNCIL APPROVING REVISED CONDITIONS OF APPROVAL FOR THE REYNOLDS RANCH TENTATIVE TRACT MAP, APPROVING GROWTH MANAGEMENT ALLOCATIONS, AND APPROVING PLANNED DEVELOPMENT STANDARDS AND GUIDELINES FOR THE PROJECT WHEREAS, on August 12, 2020, the Planning Commission approved the Reynolds Ranch Tentative Tract, a map to subdivide 28.2 acres to create 150 lots for single-family homes, which approval included conditions of approval; and WHEREAS, an appeal was timely filed by JAS Real Properties Development Lodi LLC (Appellant), regarding the conditions of approval imposed by the Planning Commission on the approval of a Tentative Tract Map in the Reynolds Ranch Planned Development on APNs 058-130-21, 058-130-22 and 058-130-25, and requested changes to several of the conditions of approval set forth in Planning Commission Resolution No. 20-10; and WHEREAS, Community Development and Public Works staff met numerous times with Bennett Homes, Inc., (Applicant) to discuss the Appellant's requested changes to the conditions of approval; and WHEREAS, notice of the public hearing on the appeal was published according to law, an affidavit of which is on file in the office of the City Clerk; and WHEREAS, both the Applicant and Appellant agreed prior to the City Council hearing on the appeal of Planning Commission Resolution No. 20-10 to accept the revised conditions of approval for the proposed subdivision, which are set forth in Attachment 1 and Attachment 2, both of which are attached hereto and made a part of this Resolution; and WHEREAS, Appellant JAS Real Properties Development Lodi LLC withdrew its appeal prior to Council's consideration, based on the revised conditions of approval, negating the need for a public hearing on the appeal; and WHEREAS, the City Council held a duly -noticed public hearing to consider approving the Planning Commission's recommendation to authorize 39 Low-density and 111 Medium -density 2020 Residential Growth Management Allocations and approve planned development standards and guidelines for Reynolds Ranch Tentative Tract Map of applicant Bennet Homes, Inc.; and WHEREAS, the City Council considered and accepted the revised conditions of approval for the proposed subdivision, set forth in Attachment 1 and Attachment 2. NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby approve the Planning Commission's recommendation to authorize 39 low-density and 111 medium -density 2020 residential growth management allocations and approve planned development standards and guidelines for Reynolds Ranch Tentative Tract Map of applicant Bennett Homes, Inc., subject to the revised conditions of approval for the Reynolds Ranch Tentative Tract Map as set forth in Attachment 1 and Attachment 2, attached hereto and made a part of this Resolution as though fully set forth herein. Dated: September 16, 2020 I hereby certify that Resolution No. 2020-205 was passed and adopted by the City Council of the City of Lodi in a regular meeting held September 16, 2020, by the following vote: AYES: COUNCIL MEMBERS — Chandler, Nakanishi, and Mayor Kuehne NOES: COUNCIL MEMBERS — Mounce ABSENT: COUNCIL MEMBERS — None ABSTAIN: COUNCIL MEMBERS — None Jennife Smit City CI roc 2020-205 z CW G V Q Ln O N O N O N ,A W V 0 CITY COUNCIL RES. 2020-205 ATTACHMENT 1 ob o° kn u .� >AED o a) Q wo to y O a� cp N CU 00 N a/ 0 ° U a� b d o U - C o w ° o a acf) � o W p 'o o � cn O � 3 V � � O O � N cOd N x ° O ° b C a 4-4 �" ¢+rte v� o y' � o � r--• ° r z cd 0 N o4-4 • o o^ o a CITY COUNCIL RES. 2020-205 ATTACHMENT 1 ob >AED wo to y O C 0 0 ° U U - C o cl y ° C a 4-4 �" ¢+rte v� o y' •� ^d � 71 r--• ° r cd 0 N o4-4 • o o a bb o xi C H �C.� ° � w HU•v V� •--� N r+ 0 N b cd 0 CL 4. O 0 a 0 Cd r. w �A b a a 0 0 b � A d a 64 O N U a) 4, Q) r �". 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To: From: Date: Subject: CITY COUNCIL RES. 2020-205 ATTACHMENT 2 MEMORANDUM, City of Lodi, Community Development Director Public Works Department Public Works Department September 14, 2020 Revised Tentative Subdivision Map Conditions for 2739 South Stockton Street APN: 058-130-21, 058-130-22, and 058-130-25; File #PL2020-016 — Reynolds Ranch/Bennett Subdivision (150 units) 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: 1. 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 the properties are above the 200 -year flood plain, which does not require any additional measures for compliance. The City's cost for the delineation map and study is currently $200 per lot. 2. 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. 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. 3. Utility Master Plans (Storm Drain, Water, and Wastewater) shall be approved prior to submittal of Public Improvement Plans. 4. Engineered improvement plans and cost estimates shall be submitted for approval per the City Public Improvement Design Standards for all public improvements prior to final map filing. Incomplete submittals will not be accepted. Plan submittal shall include the following: a) Approved tentative map, signed by the Community Development Director. b) Approved Stormwater Master Plan. c) Design shall conform to the Multi -Agency Post -Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015 and all state and federal requirements. 1 of 8 d) Landscape and irrigation plans shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor's Executive Order B-29-12 adopted on December 31, 2015. i) Landscape Planting Plan required with the first submittal. Full landscape and irrigation plans are required with the second submittal. ii) MWELO landscape plan submittal will be required with the second submittal. e) Current soils report. If the soils report was not issued within the past three (3) years, provide an updated soils report from a licensed engineer. f) Grading, drainage and erosion control plans. g) Copy of Notice of Intent for NPDES permit. A WDID number will be required prior to plan approval. h) All utilities, including street lights and electrical, gas, telephone and cable television facilities. i) Undergrounding of all overhead utilities fronting Stockton Street along the frontage *or* the payment of $75,000 to the City to fund the undergrounding. j) Joint trench plans (required with second submittal). k) Reverse frontage wall and details. Minimum wall height shall match the Orchard Lane Subdivision to the south or as required by the Community Development Department to address noise from Stockton Street. 1) Street tree planting plan for landscaping areas require approval of the Community Development Director and Public Works Director. A complete plan check submittal package, including all the items listed above plus the Map/Improvement Plan Submittal cover letter, Improvement Plan Checklist and engineering plan check fees, is required to initiate the Public Works Department plan review process for the engineered improvement plans. 5. Design and installation of public improvements shall be in accordance with City Master Plans. Street, wastewater, storm drainage, and water master plans and design calculations will be required for the development. a) Street i) All street designs shall conform to the City of Lodi Design Standards. ii) Curb returns and corner cut-offs shall conform to City of Lodi Standard Plans 611 and 612. iii) Provide an onsite fire-truck/garbage truck turning analysis for the street knuckles. If the fire -truck and garbage truck turning movements are not met, knuckles shall be designed in conformance with City of Lodi Standard Plan 133. iv) All residential streets shall contain vertical type (side lot) or rolled type (fronts) curb, gutter and sidewalk as reflected in the tentative map submittal; and shall conform with City of Lodi Standard Plan 135 and 136 respectfully. 2 of 8 iv) Install street lights along Stockton Street from Rocky Lane to the southern project boundary. a) Street light locations shall be properly designed and coordinated. V) Provide all necessary traffic signs for the entire subdivision, including any necessary traffic signs along Stockton Street. a) Install "NO PARKING ANYTIME" signs along the Stockton Street frontage. vi) Install frontage improvements including but not limited to pavement, driveway, streetlights, curb, gutter and sidewalk along all streets in the subdivision in accordance with City Standards. vii) Install reverse frontage walls, landscaping, and irrigation improvements along Stockton Street and along the entrance to the subdivision on "D" Street (between lots 1 and 150). Frontage improvements and landscaping shall be constructed by the Developer at the Developer's expense to the approval of the Public Works Director and Community Development Director. viii) Street Design shall comply with the following requirements on the following streets, unless otherwise approved by the City Engineer: a) Minor Residential (Cross-sections A, B, C, and D) (1) All interior streets designated as "minor residential" shall be 36 feet, curb to curb. (2) The linear path noted in cross-sections B and C shall be 10 feet wide. b) Entry Street (Cross-section E) (1) The entry street shall be 40 feet, curb to curb, and have 55 feet of right of way. Street D shall be considered as an entry street. (2) Additional landscaping may be dedicated/installed (behind the sidewalk) at the developer's option to accommodate more robust landscaping. C) Stockton Street (1) The sidewalk shall meander as far north as possible to the northern boundary of the project (lot 146). (2) Developer shall make their best effort to obtain necessary easements for the construction of a sidewalk from the project's northern limits to the Harney Lane intersection (approximately 600 feet). "Best efforts" shall consist of contacting and active, good faith negotiating for 120 days from the date of initial written contact made to the offsite property owner(s). If written authorization to install the sidewalk is not received from the affected property owners within that 120 day period following the initial written contact with those affected property owners, this condition to construct the sidewalk shall be deemed waived by the City. 3of8 (3) Developer shall make their best effort to obtain the necessary easements for the construction of a sidewalk fronting parcel 058-130-14. "Best efforts" shall consist of contacting and active, good faith negotiating for 120 days from the date of initial written contact made to the offsite property owner of the referenced parcel. If written authorization to install the sidewalk is not received from the affected property owner within that 120 day period following initial written contact with that affected property owners, this condition to construct the sidewalk fronting parce1058-130-14 shall be deemed waived by the City. (4) A handicap ramp shall be installed at lot 147 to provide an ADA path of travel across Stockton Street. (5) Unused driveways fronting Lots 1 through 5 and Lots 146 through 150 shall be removed. d) Install a 3 -way stop at the intersection of Kordia Avenue and Street D. e) The standard cross slope of all streets shall be a minimum of 2.5 percent. ix) All public and private block walls are subject to the following criteria: a) The reverse -frontage wall at the rear of the lots adjacent to S Stockton Street shall match height of the wall at the Orchard Lane Subdivision to the south of the development or as required by the Community Development Department Director and Public Works Director. b) A wall detail shall be included with the improvement and grading plans for reference. C) Wall shall be setback to accommodate reverse frontage landscaping and irrigation improvements. The reverse frontage wall, landscaping and irrigation improvements shall be constructed by the developer at the developer's expense, to the approval of the Public Works Director and Community Development Director. d) Provide a public wall easement along all parcels containing a public masonry wall (including footings). The masonry walls along Stockton Street shall be in a public wall easement. X) Traffic striping modifications shall be performed as necessary along Stockton Street (from Rocky Lane to the south project limits). b) Wastewater i) Wastewater system shall be designed in conformance with the City's Wastewater Master Plan and design standards. ii) Separate wastewater services in conformance with Standard Plan 201 shall be provided to each parcel from the public wastewater main in all public streets. iii) Flushing station(s) may be required at locations with peak flows below City Standards. 4 of 8 c) Storm Drainage i) The storm drain system shall be designed in conformance with the City's Storm Drain Master Plan and design standards. The engineer shall submit a C factor calculation to show the proposed development meets the current standard runoff coefficient, otherwise the engineer shall consider using higher C factors to calculate storm water runoff from the development. Slopes for all parcels within the development shall flow towards the proposed street. All storm water shall be collected within the development and cannot flow to neighboring parcels. Lots 5 and 6 shall not drain onto parcel 058-130-14. ii) An overland flood release pathway shall be incorporated in the street and circulation design plan for each subarea. For example, when any particular catch basin or pipe is obstructed or overwhelmed with water, the street drainage design (high points and low points) shall be calculated so that no water shall pond higher than 1 -foot below any finished floor elevation without releasing the excess water toward the planned flood release point. iii) An onsite basin will not be allowed with this project. The developer is required to excavate the existing Reynolds Ranch storm basin south of the proposed development to obtain the required storm water retention volume. An outlet structure with automatic slide gate at the southwest corner of the existing basin shall be constructed per the Reynolds Ranch Storm Drain Master Plan. The proposed basin land shall be flat and be landscaped with turf and bordering plants matching the area to the south. iv) The storm water pipe connection shall be revised to connect to the existing storm water pipe in Stockton Street and Street D. V) Developer shall take the storm water drainage of parcel 058-130-14 into consideration to provide proper drainage into the public storm drain system and not across any other private properties. d) Water i) The water system shall be designed in conformance with the City's Water Master Plan and design standards. ii) Separate water services in conformance with Standard Plan 403 shall be provided to each parcel from the public water main in all public streets. Service sizes shall be identified on the plans. iii) Provide a looped water system. A minimum of two connections to the City water system are required throughout all phases. iv) A water sampling station shall be provided within the subdivision. The location of the sampling station will be provided by the City Engineer during the plan check process. V) When possible, fire hydrants shall be placed between driveways. Fire hydrants shall be placed in side yards as opposed to front yards (for corner lots). Fire hydrants shall be installed along the trail side of Kordia Avenue. 5of8 vi) Water meter boxes shall be located inside a public utility easement and outside of areas subject to vehicular travel. vii) All public landscape shall be designed to use non -potable water (NPW). The system should connect to the existing NPW system. 6. Provide street names for all of the streets in the development for approval 7. Revise the subdivision name and provide it for approval. There was a map named Reynolds Ranch Residential in the file already. 8. Provide an update of the noise analysis prepared for the 2006 Final EIR for the Reynolds Ranch Planned Development to verify that the conclusions of the original noise analysis are correct and, if needed, make adjustments to recommended noise mitigation measures. 9. Provide a slope easement or retaining wall along the boundary of the development for all grade differentials of 0.5 feet or greater. 10. The slope of the Harney Lane overpass (parcel 058-130-26) to the north of the project and the 25 -foot strip of land along the western boundary of the project shall be landscaped. 11. A split rail fence shall be installed along the north side of the trail along Street A. 12. A block wall shall be installed along the western boundary of the project per Community Development Department requirements. All unused water, wastewater and storm drain stubs, services, and utility extensions shall be abandoned at the developer's expense. 13. All on-site water wells and septic systems shall be abandoned in conformance with applicable City and County codes and requirements prior to the approval of the public improvement plans. A copy of the abandonment permit shall be submitted to the City after the completion of the abandonment. 14. All public improvements shall be installed within one year of the execution of a subdivision improvement agreement. 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. 15. The Developer shall provide on-going maintenance and replacement of reverse frontage walls, landscaping and irrigation improvements, street trees, as well as other public services by annexation to the City of Lodi Community Facilities District prior to final map filing. All costs associated with annexation to the District are the Developer's responsibility. 16. Developer is required to perform regular maintenance of the installed public landscape element and equipment for a period of 3 years after the final acceptance of the project. Proper maintenance securities and insurance shall be provided for the maintenance period. 17. 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. 18. The developer shall dedicate all public utility easements required by the various utility companies and the City of Lodi. 6 of 8 19. 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 submit a Phase 1 and 2 environmental report for all property/easements dedicated to the City. 20. In order to assist the City of Lodi in providing an adequate water supply, the Owner/Developer on behalf of itself, its successors and assigns, shall enter into an agreement with the City that the City of Lodi be appointed as its agent for the exercise of any and all overlying water rights appurtenant to the proposed subdivision, and that the City may charge fees for the delivery of such water in accordance with City rate policies. In addition, the agreement shall assign all appropriative or prescriptive rights to the City. The agreement will establish conditions and covenants running with the land for all lots in the subdivision and provide deed provisions to be included in each conveyance. 21. As required by the California Green Building Code (CALGreen), project shall participate in the Construction and Demolition Recycling Program. 22. Prior to any work within City Right -of- Way, the applicant shall obtain an encroachment permit issued by the Public Works Department. 23. All existing survey monuments are to be preserved per California Senate Bill 1467. It is the applicant's responsibility to ensure that monuments are properly protected and/or perpetuated. If any of the monuments are to be disturbed or are near the area of construction, a licensed surveyor must confirm that the monuments have been protected and/or perpetuated and the appropriate documentation has been recorded. 24. 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. 25. Submit final map per City and County requirements including the following: a) Preliminary title report including copies of all referenced exception documents. b) Waiver of access rights at: All lots adjacent to Stockton Street. c) Waiver of vehicular access rights at: Lots 1 and 150 adjacent to Street D. ii) All lots adjacent to Stockton Street. d) Standard note regarding requirements to be met at subsequent date. e) Subdivision Map Guarantee. f) Annexation to Community Facilities District 26. Obtain the following permits: a) Grading Permit issued from the City of Lodi Building Department. b) Building Permit issued from the City of Lodi Building Department for the walls over seven (7) feet in height. 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. 7 of 8 d) San Joaquin County well/septic abandonment permit (if needed). e) NPDES Construction General Permit (SWPPP). f) 3an Joaquin Valley Air Pollution Control District (SJVAPCD) permits. 27. Payment of the following fees: a) 7iling and processing fees and charges for services performed by City forces per he Public Works Fee and Service Charge Schedule. b) ater meter installation fees at the time of building permit issuance for each a rcel. c) Regional Transportation Impact Fee (RTIF) at the time of building permit issuance. d) Encroachment Permit fee. e) Habitat Conservation Fee. f) Stormwater compliance inspection fee prior to map filing or commencement of construction operations, whichever occurs first. g) Annexation into the new City of Lodi Community Facilities District — Estimated at $10,000 prior to recording the final subdivision map. The annexation process generally requires 2-3 months to complete. h) Neighborhood Park mitigation fee if any. i) Reimbursement fees per any approved agreements. 28. In accordance with the Lodi Municipal Code, payment of the following fee prior to temporary occupancy or occupancy of the building(s) will be required unless noted otherwise: a) Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule at the time of final inspection of the homes. b) County Facilities Fees. The above fees are subject to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above. 29. Additional comments and requests for corrections will be provided during the improvement plans review process when more detailed plans are available. Lyman Chang City Engineer / Deputy Public Works Director LC/ktvk ccAssistant Engineer, Kiriu Senior Engineer Technician, Wiman 8of8 SUBJECT: Please immediately confirm receipt of this fax by calling 333-6702 CITY OF LODI P. O. BOX 3006 LODI, CALIFORNIA 95241-1910 ADVERTISING INSTRUCTIONS 4 PLANNING COMMISSION HEARING NOTICES PUBLISH DATE: SATURDAY, SEPTEMBER 5, 2020 TEAR SHEETS WANTED: One (1) please SEND AFFIDAVIT AND BILL TO: JENNIFER CUSMIR, CITY CLERK LNS ACCT. 00510052 City of Lodi P.O, Box 3006 Lodi, CA 95241-1910 DATED: THURSDAY, SEPTEMBER 3, 2020 ORDERED BY: JENNIFER CUSMIR CITY CLERK PAMELA M. FARRIS DEPUTY CITY CLERK KA L CLAYTON ADMINISTRATIVE Ci ER Emailed to the Sentinel at dianer@lodinews.com at (time) on (date) (pages) LNS Phoned to confirm receipt of all pages at [time) KC PMF (initials) Forms\advins.doc X DECLARATION OF POSTING NOTICE OF PUBLIC HEARING TO CONSIDER APPEAL SUBMITTED BY JAS REAL PROPERTIES DEVELOPMENT LODI, LLC (JAS) REGARDING PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 39 LOW-DENSITY AND 111 MEDIUM -DENSITY 2020 RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS AND APPROVE PLANNED DEVELOPMENT STANDARDS AND GUIDELINES FOR REYNOLDS RANCH TENTATIVE TRACT MAP On Thursday September 3, 2020, in the City of Lodi, San Joaquin County, California, a Notice of Public Hearing to consider appeal submitted by JAS Real Properties Development Lodi, LLC (JAS) regarding Planning Commission's recommendation to authorize 39 low-density and 111 medium -density 2020 Residential Growth Management Allocations and approve Planned Development Standards and Guidelines for Reynolds Ranch Tentative Tract Map (attached and marked as Exhibit A) was posted at the following locations: Lodi City Clerk's Office Lodi City Hall Lobby Lodi Carnegie Forum WorkNet Office I declare under penalty of perjury that the foregoing is true and correct. Executed on September 3, 2020, at Lodi, California. PAMELA M. FARRIS ASSISTANT CITY CLERK ORDERED BY: JENNIFER CUSMIR CITY CLERK KA L E CLAYTON ADMINISTRATIVE CLERK '6,cveflv0l\adminisLration$\AdministralicnlCLERKTubliv HealingsWFADAVIT5IDECPOSTCDD.DOC DECLARATION OF MAILING PUBLIC HEARING TO CONSIDER APPEAL SUBMITED BY JAS REAL PROPERTIES DEVELOPMENT LODI. LLC (JAS) REGARDING THE PLANNING COMMISSION'S RECOMMENDATION TO AUTHORIZE 39 LOW-DENSITY AND 111 MEDIUM -DENSITY 2020 RESIDENTIAL GROWTH MANAGEMENT ALLOCATIONS AND APPROVE PLANNED DEVELOPMENT STANDARDS AND GUIDELINES FOR THE REYNOLDS RANCH TENTATIVE TRACT MAP On Tuesday, September 8, 2020, in the City of Lodi, San Joaquin County, California, I deposited in the United States mail, envelopes with first-class postage prepaid thereon, containing a Notice of Public Hearing to consider appeal submitted by JAS Real Properties Development Lodi, LLC (JAS) regarding the Planning Commission's recommendation to authorize 39 low-density and 111 medium -density 2020 Residential Growth Management Allocations and approve Planned Development Standards and Guidelines for the Reynolds Ranch Tentative Tract Map, marked Exhibit A. The mailing list for said matter is attached hereto, marked Exhibit B. There is a regular daily communication by mail between the City of Lodi, California, and the places to which said envelopes were addressed. I declare under penalty of perjury that the foregoing is true and correct. Executed on September 8, 2020, at Lodi, California. PAMELA M. FARRIS DEPUTY CITY CLERK Forms/decmail.doc ORDERED BY: JENNIFER CUSMIR CITY CLERK, CITY OF LODI KAYLEE CLAYTON ADMINISTRATIVE CLERK •. UT'Y OF LODI s.,*� Carnegie Forum • 305 West Pine Street, Lodi NOTICE OF PUBLIC HEARING Date: September 16, 2020 Time: 7:00 p.m. For information regarding this notice please contact: Jennifer Cusmir City Clerk Telephone: (209) 333-6702 NOTICE OF PUBLIC HEARING EX�,H I E B 11f NOTICE IS HEREBY GIVEN that on Wednesday, September 16, 2020, at the hour of 7:00 p.m., or as soon thereafter as the matter may be heard, the City Council will conduct a public hearing at the Carnegie Forum, 305 West Pine Street, Lodi, to consider the following item: a) Appeal submitted by JAS Real Properties Development Lodi, LLC (JAS) regarding the Planning Commission's recommendation to authorize 39 low-density and 111 medium -density 2020 Residential Growth Management Allocations and approve Planned Development Standards and Guidelines for the Reynolds Ranch Tentative Tract Map. While social distancing measures are imposed due to COVID-19, Council chambers are closed to the public during meetings of the City Council. Members of the public may view and listen to the open session of the meeting at www facebook.coi-nlCityofLodi/ or htt s://Zoom. usl'197854587709? w�1w3c90Ky____ 9_W_SZ MQ.W1s�FFNS1N62x00. Information regarding this item may be obtained in the Community Development Department, 221 West Pine Street, Lodi, (209) 333-6711. All interested persons are invited to present their views and comments an this matter. Written statements may be filed with the City Clerk by emailing GouncilcaiT11ilents a Lodi. ov, All comments received prior to the close of the public hearing will be read into the record. Oral comments may be made at: htf�:l/zoon7iusli/97854687709?pwd=bE[-3c&OK09WSzNMQWIsZi= "NSIN62z09. If you challenge the subject matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to the close of the public hearing. By Order of the Lodi City Council: ennifer Cu it City Clerk Dated: September 2, 2020 Approved as to form: Janice -E), -K6gdich City Attorney CLERMPUBHEARINOTICESINOTCDD_ aleconf,Appeal 8127120 09-16-20 - Reynolds Ranch Subdivision CC public hearing 300 foot Radius Mailing List APN OWNER ATTN ADDRESS CITY STA UNION PACIFIC C/O UNION PACIFIC J RAILROAD RAILROAD 1400 DOUGLAS ST 05801001 COMPANY COMPANY STOP 1640 OMAHA NE 68179 UNION PACIFIC C/O UNION PACIFIC RAILROAD RAILROAD 1400 DOUGLAS ST 05801002 ICOMPANY COMPANY STOP 1640 OMAHA NE 68179 UNION PACIFIC C/O UNION PACIFIC RAILROAD RAILROAD 1400 DOUGLAS ST 05801004 COMPANY COMPANY STOP 1640 OMAHA NE 68179 UNION PACIFIC C/O UNION PACIFIC RAILROAD RAILROAD 1400 DOUGLAS ST 05801007 COMPANY ICOMPANY STOP 1640 OMAHA NE 68179 VARNER, SEAN & 2601 S STOCKTON 05813002 SUMMER ST LODI CA 95240 8804 2621 S STOCKTON 05813003 IBARRA JESSE P ST LODI CA 95240 DARRELL & 2635 S STOCKTON 05813004 MCLAUGHLIN RUTH ST LODI CA 95240 ZARATE, STEPHEN A 05813005 TR 156 BERNICE AVE STOCKTON CA 95210 1903 DELLA MAGGIORA, 2719 S STOCKTON 05813006 DOMENICO TR ETL ST LODI CA 95240 8817 GOMEZ, SALVADOR 2845 S STOCKTON 05813014 & MARIA A ST LODI CA 95240 8868 SEEMAN, DAVID RALPH R & ALAN & LINDA E TR VIRGINIA 2299 GREENBRIAR 05813021 ETAL WASHBURN TR CT YUBA CITY CA 95993 PUCCINELLI GRACE 2719 S STOCKTON 05813022 TR ST LODI CA 95240 8868 3725 E 05813025 TSUTSUMI, DIANE Y GARY T TSUTSUMI ARMSTRONG RD LODI CA 95240 9425 05813026 LODI CITY OF 221 W PINE ST LODI CA 95240 PUBLIC WORKS 05865031 LODI CITY OF DEPT PO BOX 3006 LODI CA 95241 1420 S MILLS AVE 05865034 LODI LV LOCA STE M LODI CA 95242 PUBLIC WORKS 05866014 LODI CITY OF DEPT PO BOX 3006 LODI CA 95241 05866015 LODI CITY OF PO BOX 3006 LODI ICA 95241 DI 09-16-20 - 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Reynolds Ranch Subdivision CC public hearing 300 foot Radius Mailing List APN OWNER ATTN ADDRESS CITY STATE ZIP I ZIP2 TIMOTHY M & 05867041 KITTA M 121 LEBARON BLVD LODI CA 95240 CHAMIZO, CLYDE E 05867042 & AMBER C 115 LEBARON BLVD LODI CA 95240 8222 GUTIERREZ TAFOL, 05867043 HECTOR 109 LEBARON BLVD LODI CA 95240 8222 UNION PACIFIC C/O UNION PACIFIC RAILROAD RAILROAD 1400 DOUGLAS ST 06201001 COMPANY COMPANY STOP 1640 OMAHA NE 68179 VALLEY IRON 2205 ROARING 06241025 WORKS INC JOSEPH M COUBAL CAMP DR GOLD RIVER CA 95670 ROBERT L & CAROLYN W 06241026 REYNOLDS FAM LLC 33 E TOKAY ST LODI CA 95240 ERGONIS LAND CO 06241034 LP 19991 FAIRWAY CT WOODBRIDGE CA 95258 9220 DN ACQUISITIONS 10940 TRINITY 06241035 LLC PKWY STE C 274 STOCKTON CA 95219 7234 "a o` :C T Y a m Harney Ln. M m •c 058-130-25 0 E ul z Rocky Ln s 2,731 �' f 058-130-21 2825 05&13022 Merton WV. O ID Lebaron Blvd dim• 9L a