HomeMy WebLinkAboutResolutions - No. 2020-205RESOLUTION 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
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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.
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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.
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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.
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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
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