HomeMy WebLinkAboutAgenda Report - January 2, 2002 G-03 PHCITY OF LODI COUNCIL COMMUNICATION
AGENDA TITLE: Public Hearing to consider the Planning Commission's recommendation of approval to the
City Council to amend the General Plan designation from ER, Eastside Residential to O,
Office and a change in zoning designation from RE -1, single-family residential eastside to
RCP, Residential Commercial Professional for properties located at 314, & 322 West Locust
Street.
MEETING DATE: January 2, 2002
PREPARED BY: Community Development Director
RECOMMENDED ACTION: That the City Council approve the Planning Commission's
recommendation to amend the General Plan designation from ER,
Eastside Residential to O, Office and a change in zoning designation
from RE -1, single-family residential Eastside to RCP, Residential -
Commercial Professional for properties located at 314, & 322 West
Locust Street.
BACKGROUND INFORMATION: The requested General Plan amendment and Rezone is prompted by a
desire of the St. John's Episcopal Church to sell its properties on West
Locust Street. The Church is moving to their new location under
construction on Lower Sacramento Road. Part of their move to Lower
Sacramento Road included relocating the Chapel, which has already taken place. The remaining structures on the
affected Church properties include a dwelling converted to the St. John's thrift store, a 30 -foot by 40 -foot modular
classroom building behind the thrift store near the alley, and the St. John's Parish building and classrooms near the
alley behind what was the Chapel site. Aside from the converted dwelling, the remaining buildings are non-
conforming to the single-family zoning and have limited potential for reuse or sale with single-family zoning.
The recommend area of rezone and general plan amendment is a 100 -foot square encompassing the Parish Hall and
its classrooms, with enough room for an off-street parking lot east of the Parish Hall and accessed from the alley.
The properties are 170 -feet deep, so there will be 70 -feet of single-family zoning remaining at the Locust Street
frontage (See Maps).
Permitted uses for the current zoning (RE -1 residential single-family) are limited to single-family residences and
farming and gardening with a minimum lot size of 4,000 square -feet. Uses allowed with a use permit are a school,
park, playground, community center, church, museum, and recreational uses of a non-commercial nature.
Permitted uses for the recommended zoning (RCP residential commercial professional) are limited to single-family
residences on no less than 5,000 square -foot lots, institutions of an educational or philanthropic nature, business and
professional offices, barbershops, and convalescent homes. Uses allowed with a use permit are a hospital, lodge or
private club, funeral homes and mortuaries, dispensing pharmacy or coffee shop when completely enclosed within a
professional office complex or hospital and when serving as an accessory use, and the business of the rental and
sale of special respiratory and convalescent equipment.
Under RE -1 zoning the existing dwelling structure could be reused as a home, but the Parish Hall and classroom
buildings would be limited to the uses listed above requiring a use permit. We believe that these buildings should
be allowed to be reused in a similar nature to those uses across the alley to the south and on the ones on the 300 and
APPROVED: `-
H. ixon FI n -- City Manager
01-41.doc 12/21/01
Council Communication
Meeting Date: January 2, 2002
Page 2
400 block of West Pine Street, which are zoned RCP. Staff finds that changing the zoning increases options for
these properties and removes the non -conformity of the church's non-residential structures.
As you will read in the attached minutes, the Planning Commission's recommendation was reached after two public
hearings involving a substantial amount of discussion with the applicant and the neighbors near the project area.
The Planning Commission meeting of October 24`h was continued due to a deadlocked two to two vote. Generally,
the Planning Commission found that the neighbor's were concerned that a change in zoning, as originally proposed
to include 306 through 322 West Locust Street, could potentially impact the residential character of their
neighborhood. The applicant stated that he had no intention of converting the properties to an office complex; and
that in fact his desire is to reuse only the Parish Hall for commercial purposes and relocate single-family homes
from the new Police Facility project area on Elm Street onto the Church properties. At the continued meeting of
November 14`h the Planning Commission and Staff were able to formulate a compromise between the applicant and
the neighborhood, which is the current recommendation.
Staff finds the Planning Commission's recommendation accomplishes the task of reuse of the Church's existing
structures while maintaining the residential character of the existing neighborhood to the west and north.
FUNDING: None required
Konradt Bartlam
Community Development Director
Prepared by: Associate Planner, Meissner
MUT
Attachments
m
. 4`. MEMORANDUM, City of Lodi, Community Development Department
To: Planning Commission
From: Community Development Department
Date: november 14, 2001
Subject: The continued request of Gary Buzunis and Dan Clark to amend the General
Plan designation from ER, Eastside Residential to O, Office and a change in
zoning designation from REA, single-family residential eastside to RCP,
Residential Commercial Professional for properties located at 306, 310, 314, &
322 West Locust Street.
SUMMARY
The Buzunis-Clark General Plan amendment and rezone is a proposal to change the land use
designation of three parcels totaling close to one -acre of land at the southeast corner of Locust Street
and Lee Avenue from the ER, Eastside Residential to O, Office; and for consistency to rezone these
properties from RE -1, single-family residential eastside to RCP, residential commercial professional
office. The properties are located at 306, 310, 314, & 322 West Locust Street, Assessor Parcel
Numbers: 037-270-11, 12 & 13.
BACKGROUND
The project area and the surrounding parcels were originally zoned R -HD, Residential High Density
which explains the number of multi -family dwellings in the immediate area. The 300 block of West
Locust Street, including both the north and south frontages is made up of nine parcels of which 302,
306, and 333 are the only remaining single-family residences. In the late 80's, increasing
infrastructure problems due to increasing densities required the City to "down zone" a large portion
of the older residential areas of the eastside and downtown to RE -1, single family residential
eastside. The area was established as the "Eastside Boundary" and the subject properties are within
this area.
Permitted uses for RE -1 zoning are limited to a single-family residence and farming and gardening.
Properties with existing multi -family residences at the time the ordinance was adopted are deemed
conforming with the option to rebuild demolished or damaged dwellings after obtaining a Use
Permit. Other uses allowed with a use permit are a school, park, playground, community center,
church, museum, and recreational uses of a non-commercial nature.
Permitted uses for RCP zoning within the eastside boundary are also limited to a single-family
residences, institutions of an educational or philanthropic nature, business and professional offices,
barbershops, and convalescent homes. Uses allowed with a use permit are a hospital, lodge or
private club, funeral homes and mortuaries, dispensing pharmacy or coffee shop when completely
enclosed within a professional office complex or hospital and when serving as an accessory use, and
the business of the rental and sale of special respiratory and convalescent equipment.
Each of the parcels involved in this request are fully developed. 306 Locust Street is developed with
a single-family residence and a dilapidated detached garage converted to a small dwelling prior to
the 1940's. These original structures still remain. 310 Locust Street is developed with a dwelling
structure converted into the St. John's Episcopal Church office. 314 and 322 Locust Street are on
the same property. A dwelling structure converted to St. John's thrift store "The Hut", fronts 314
Z-01-03.doc
with a 30 -foot by 40 -foot classroom building near the alley. The St. John's Chapel fronts 322 with
the St. John's Parish building and classrooms near the alley.
ANALYSIS
The request was prompted from a desire of the St. John's Episcopal Church to sell its two properties
at 310, (314, & 322) West Locust Street. The Church wants to sell because they will soon be moving
to their new location on Lower Sacramento Road. Part of their move includes relocating the Chapel
to the new site. The Church understands that without the Chapel, reuse of their property as a church
is not likely. The remaining non-residential buildings as outlined in the paragraph above are non-
conforming to this zone, and therefore have limited potential for reuse or sale under the existing
single-family residential eastside zoning. The residential property at 306 West Locust Street is not
owned by the Church and was voluntarily included in this rezone to help close the RCP zone
boundary, which runs along the south side of the project area and includes 302 West Locust Street
adjacent to the east.
Under RE -1 zoning the existing dwelling structures at 306, 310 & 314 West Locust could continue
or be reused as homes, but the remaining buildings behind the house at 314 & behind the Chapel at
322 would be limited to the uses requiring a use permit. Those uses are limited to a school,
community center, church, museum, and recreation hall. Staff finds that these buildings should be
allowed to be reused in a similar nature to those uses found on the 300 and 400 block of West Pine
Street, which is zoned RCP.
The change in zoning to RCP will allow the use of each of the structures in the project area as an
office or those uses listed in the third paragraph of the background section above. Given that the
home at 306 West Locust Street is the only dwelling structure in the project area actually being used
as a home, staff finds that the zone change really only has the potential to change the use of this
property. In a similar vein, staff finds that it is likely that the church's office and thrift store at 310
and 314 Locust could revert back to use as homes. Staff finds that the requested change in zoning
increases options for these properties and removes the non -conformity of the church's non-
residential structures. It is important to note that the properties are still within the Eastside zone
boundary, and that a change in zoning does not change their ability to add additional dwelling units.
Residential development remains limited to what currently exists on these properties.
As an aside and to provide a better perspective of the future of the project site, it is important to note
that the properties across the alley to the south fronting Elm Street are planned for construction of
the new two-story Public Safety Building. This area also contains the San Joaquin Superior Court
Building, and an office building.
Staff would like to point out that if the properties of the project area have a substantial change in use,
the property owners are required to provide the necessary improvements for the new use. For
example, if the residence at 306 Locust were converted to an office use, it would be required to
provide off-street parking at 4 spaces per 1,000 square -feet of floor area within a parking lot
designed in compliance with the City's Parking Design Standards. Conversion of the non-residential
Church structures will be required to meet the same parking requirements.
As a final note, given the viability of the existing structures, staff finds that reuse of each of the
structures is more likely than the individual or wholesale conversion of the properties to office
buildings or a complex. However, in the event that this occurs, the new structure/s would be
required to develop under the current commercial development standards including a 20 -foot
landscaped setback, a parking lot with landscaping and lighting, and Site Plan and Architectural
Z-01-03.doc
RESOLUTION NO. P.C. 01-32
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI
RECOMMENDING APPROVAL OF THE REQUEST OF GARY BUZUNIS AND DAN CLARK
FOR REZONING Z-01-03 TO THE LODI CITY COUNCIL.
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed
public hearing, as required by law, on the requested rezoning in accordance with the Government
Code and Lodi Municipal Code Chapter 17.84, Amendments;
WHEREAS, the property is located at 314, & 322 West Locust Street, 95240 Assessor's
Parcel No: 037-270-11;
WHEREAS, the project proponents are Gary Buzunis, 417 River Meadows Drive,
Woodbridge, CA 95258, and Dan Clark, 2037 Tyler Street, Lodi, CA 95242;
WHEREAS, the property has a Zoning designation of RE -1, Residential Single Family
Eastside;
WHEREAS, all legal prerequisites to the approval of this request have occurred.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED by the Planning
Commission of the City of Lodi as follows:
1. The Planning Commission finds with certainty that no significant impacts due to the General
Plan Amendment and Rezone are anticipated and that the request does not constitute a
"project" as defined by CEQA Section 15061 (b, 3).
2. It is found that the parcel to be rezoned is the parcel located at 314 & 322 West Locust Street,
(south west 100 x 100 -foot portion only), Lodi, CA 95240, Assessor's Parcel No: 037-270-11.
3. It is found that the requested zoning of RCP, Residential Commercial Professional is not in
conflict with adopted plans or policies of the General Plan of the City and will serve sound
Planning practice_
4. It is further found that the land of the proposed rezone is physically suitable for development
under RCP zoning.
5. The Planning Commission of the City of Lodi hereby recommends approval of Rezone Z-01-03 to
the City Council of the City of Lodi.
Dated: November 14, 2001
I hereby certify that Resolution No. 01-32 was passed and adopted by the Planning
Commission of the City of Lodi at a regular meeting held on November 14, 2001, by the following
vote:
AYES: Commissioners: Beckman, Heinitz, Phillips, McGladdery and White
NOES: Commissioners:
ABSENT: Commissioners: Crabtree
ABSTAIN: Commissioners: Mattheis
ATTEST
Res0133.doc
PROPOSED
LAND USE
GENERAL PLAN
DIAGRAM
—t0n E,_
_j
1-1 I iI
LEGEND
RESIDENTIAL:
LOR- LOW DENSITY RESIDENTIAL
MDR - MEDIUM DENSITY RESIDENTIAL
HDR - NIGH DENSRY RESIDENTIAL
ER - EASTSIDE RESIDENTIAL
PR - PLANNED RESIDENTIAL
COMMERCIAL: _
NCC - NE"SORHOUDJCOMMUNITY COMMERML
GC - GENERAL COMMERCIAL
DC - DOWNTOWN COMMERCIAL
0 - OERCE
OTHER:
POP - PUEUC/QUASI PUBLIC
DBP - DETENTION BASINS AND ?ARKS
A - AGRICULTURE
Review Committee review and approval. All things considered, the resulting development would be
designed appropriately and attractively to maintain the character and personality of the area.
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval to the City Council the
request of Gary Buzunis and Dan Clark to amend the General Plan designation from ER, Eastside
Residential to O, Office and a change in zoning designation from RE -1, single-family residential
eastside to RCP, Residential Commercial Professional for properties located at 306, 310, 314, & 322
West Locust Street, subject to the conditions listed in the attached resolutions.
ALTERNATIVE PLANNING COMMISSION ACTIONS
• Approve the Request with Alternate Conditions
• Deny the Request
• Continue the Request
Respectfully Submitted,
ark Meissner
Associate Planner
MGM
Z-01-03.doc
Reviewed and Concur,
I&adt�]=
artlam
Community Development Director
CITY OF LODI
PLANNING COMMISSION
Staff Report
MEETING DATE:
November 14, 2001
APPLICATION NO'S:
Rezone, Z-01-03
General Plan Amendment, GPA -LU -01-02.
REQUEST:
The continued request of Gary Buzunis and Dan Clark to amend
the General Plan designation from ER, Eastside Residential to
O, Office and a change in zoning designation from R-1 *, single-
family residential eastside to RCP, Residential Commercial
Professional for properties located at 306, 310, 314, & 322 West
Locust Street.
LOCATION:
306, 310, 314, & 322 West Locust Street (037-270-11, 12 & 13)
APPLICANT:
Gary Buzunis & Matt McCarty
417 River Meadows Drive
Woodbridge, CA 95258
OWNERS:
Parcel (037-270-11 & 12) Parcel (037-270-13)
St. John's Episcopal Dan Clark
P.O. Box 297 2037 Tyler St
Lodi, CA 95241 Lodi, CA 95242
Site Characteristics: Parcels 11 & 12 are fully developed and make up the St. John's
Episcopal Church complex. These parcels combine to
encompass about 0.74 acres or 32,234 square feet. Parcel 13 is a
developed single-family residential property encompassing
approximately 10,200 square -feet.
General Plan Designation: ER, Eastside Residential
Zoning Designation: RE -1 , Residential Single Family Eastside
Property Size: Three parcels totaling 0.97 acres.
Ad.iacent Zoning and Land Use:
North: RE -1, Residential Single Family Eastside; ER, Eastside Residential.
South: R -C -P, Residential Commercial Professional; O, Office.
East: R -C -P, Residential Commercial Professional; O, Office.
West: RE -1, Residential Single Family Eastside; ER, Eastside Residential.
Neighborhood Characteristics:
l he project site at the western trmge of the City's downtown business district. The
neighborhood is fully developed with single family residences, a large number of multi -family
residences, a small number of residences converted to office space, and close proximity to
County and City governmental facilities. These facilities include the County Courthouse directly
across the alley to the south, the City's Library a block to the west, and the City's Public Safety
LW JACommunity Development\Planning\STAFFRPT%1-001\Z-01-03r.doc
Building across Elm Street to the south. These characteristics are due to the surrounding zoning
designations. The project site is adjacent to office and commercial zoning to the east, office
zoning to the south, and single-family eastside zoning to the north and west. Single-family
eastside zoning encompasses parcels with multi -family structures. The 300 block, including both
the north and south frontages of Locust Street is made up of nine parcels of which 302, 306, and
333 are the only single-family residences.
ENVIRONMENTAL ASSESSMENTS:
Staff finds with certainty that no significant impacts due to the General Plan Amendment and
Rezone are anticipated and that the request does not constitute a "project" as defined by CEQA.
CEQA Regulations Section 15061 (b, 3). "The activity is covered by the general rule that CEQA
applies only to projects which have the potential for causing a significant effect on the
environment. Where it can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment, the activity is not subject to CEQA."
PUBLIC HEARING NOTICE:
Legal Notice for the General Plan Amendment and Rezone was published on October 13, 2001.
A total of 43 notices were sent to all property owners of record within a 300 -foot radius of the
subject property.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval to the City Council the
request of Gary Buzunis and Dan Clark to amend the General Plan designation from ER, Eastside
Residential to O, Office and a change in zoning designation from R-1 *, single-family residential
eastside to RCP, Residential Commercial Professional for properties located at 306, 310, 314, &
322 West Locust Street, subject to the conditions listed in the attached resolutions.
ALTERNATIVE PLANNING COMMISSION ACTIONS:
• Approve the Requests with Alternate Conditions
• Deny the Requests
• Continue the Requests
ATTACHMENTS:
1. Vicinity Map
2. Land Use and Zoning Maps
3. Draft Resolutions
LW ECommunity Development\Planning\STAFFRPT2001\Z-01-03r.doc
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VICINITY MAP
C E U W E
I
C0fv1!,1UN!TY DEVELOPMENT DEPT.
CITY OF LODI
October 16, 2001
Konradt Bartlam
City of Lodi
Community Development Department
P. O. Box 3006
Lodi, CA 95241-1910
Re: REZONING OF 306, 310, 314 & 322 WEST LOCUST STREET
Dear Mr. Bartlam:
As an owner of property on the effected block, I support the
rezoning request.
Residential lots of the size of these parcels, when located
adjacent to a highly developed, non-residential, urban setting
are an archaism.
I feel that a redevelopment of this half block to R.C.P.
standards, when properly planned, will be beneficial to the City
and neighborhood.
Sincerel
TERRY PIAZZA
MEOW
TP:jc
City OL Ti�.i'"ai. •i
Dear Sirs:
U
�
NOV 6 2M1
C MMUNITY DEVELC ?PMENT -13T.
CITY uF
T,Te ;:5e x"cci r'lent.C. Of T.^. wxuq 1. v.}.... -.-...t, ism and around the St
john's pro -e torr ask that you keep the zoning of tbat
rnrt�_it�rAr^vi"= }iii only. T.:;zconcerned withn
• ate= concereth nay
v _J i+ +i
sues that nay ar 1ST out of -'-I-e changing of tno G: in- on
our etre = t
l: SAFETY 7CCTTF: We are very concerned that 7..n''�ivid :.als
dri-ring up and Mos..:n v^i.:..r. street with the +.nt ration of
doi,= or xJ.''.SjtJn� i x'S?.:'cSSeS *.ill not I— looking
�
- n+g O�
y
chilCl� a:: pias s ray I7 I and v "^.l:nµ t : �� a� . 17vr. i c ^'.: ytr_
ynry i:a u +. .. ��-.�u::ii t.�,.u1 '++•�+ni nheT'..viii^u ^v �.a do Pay l^ser atten-
on a:C7.:.
1d +r '
..l'-=iP
r., t:i`n yat=i ^.,�..xe.rC.', on. `
`?\ i�-PVi:`.12. TQST:�. St- et parlynrg 1S already .a..t a r,rexl'11.xm
1^
our e-icyyhiuCrh^C,due to multiple e unit- d.yell a. -c TTe
dO not —ant ux'Silnes es in our nei r-rh1{•xnrhvvd r n .+v a tine
twe I V t0 t don. ty-four emrn.., o ees r p!us patrons rahlnh
result
'ay 1n `l oS` rn 100 additional Veh�.c-lac.. :Z our.
+t ^eat on a daily
} Future y.�; Sx. — T�TaT .. understand the int n*'.ion of the
IS Use ;xTr n1f" �^Y C1tV bus4n=OQoa
r•tine•y at yon ^. x.:t ^.A hn-ry^�c •m � er� fi 4m ri'lm Strcct
no gu. ran tee that --ft-r the city builds 4 + S
.acility on Elm tIt-at the owner teand •-�ra_
r down an -
!.?',.:;_l'.";.. or :all to- Ja new cwner,,ho ail i ro}zuJ-Id a ----n-
^-rete and glass St-nuct-ure not-is-irrh-
!Do--hoc . temporary N-.,zmit with a -n e. `'pi r ax...'«on ula ---
T. ou .a awl SOT.T t -Ina ^yt-- trC^-r. 1pla'"a .'�}S transact on an
ys`....t_mr::SS 3n`^"T':reUSa rarun"=a tnat •.nen the city
f.a:.'7 lj t_j r eOt c. have homes
not huSineSSaS
i eft J --,n .v,ur n^l rrhu,v,..t�n.n.3
in cios;-nr-r :,e believe that. nnnrd -1 unn4 n Jo n^t 'based on
the pro-fitity Of tl = Sala m '.c.2 Oi rr•.ho r,rnnort-s hi.: .t..
ori the har'm7 -d r.nnrluctiv'_ty of tl
`�nCyra� �r
r
t
November '7 2001
�-
Mayor Alan Nakan--;shl &
Lodi City Council
Dear Mayor s Council Members:
We are families homeowners, parents and concerned
cZt Zens res: ding' on T.Cc'.:st Sreet 4 n and around the St.
John's property. We as a collective are vehemently Opposed
to the changing of the zoning of the St. John's Property
to RCP _
At the initial meeting of the planning -mission to
decide the matter, the vote was 2 to 2 and another meeting
±s planned On November 1 dth to a -a4 - Ca -c4 -1- the matter. it
is our understands.^.g that the potential new owner
attempting to purchase the property as well as St. Johns
:.ill profit if the sale of the property is changed to RCD
zoning. We believe that good planning is not based on
profitablity of the sale or use of the porperty in
-
question, but on :.hat is conducive tO the s'urrou'nding
area, which is a community of homes.
Another Point brought foward from the pro individuals on
the planning commission Vias one of "natural progression".
The context of the statement was that with the city
offices, police department and fire department being in
close proximity, we should have expected this to happen in
ouir not ghborhoorl
We did not D rchase our homes or decade to live 1n this
neighborhood with the knowledge or intention of having
businesses move or be forced upon 'us at any point in time.
We feel there are many issues besides the obvious
detriment t^ the NrOp�rttr evalI.:es o.f Our n ighborhoed or
the decreased `'r"ality of � life for our
1; SAFETY ISSUE'S - Increased traffic and parking :.ill be
a major concern. Having businesses with emLnloyees and
patrons will increase ythe daily number of vehicles on
our street dramatically. Three businesses ,,ith six
employees each and 30 patrons per day will result in
over 100 additional cars Per day on our street
2; CONTINUED EXPANSION OF BUSINESSES - Should you allo..,
the change at St. john's property what will stop Mr.
Collins. who owns the property on the corner of Locust
and Hutchings from seek4na changes to RCP thus allow-
ing, more businesses in our neighborhood When and
;here do you stop - at Hutchings Californiar �Rose
,
or agena Where are you gong to draw the line anA
stop chopping up and destroying the traditional neiggh-
borhoods of this community :':s I—= and "J- 1n.
3 i Upon a change to RCP we would not nor would the City
have any guarantees that the potential owners
or any fixture c.•;ners of that property would not
eventually }build a concrete and glass or similar
structure that would not he conducive to a residential
neighborhood.
We love and care for our nelyhbor�:ood. S:e are raising our
families, renovating. and maintaining our properties and
contributing to the ambiance of the wonderful, olden areas
of Lodi. I7e contn.ue to expect that we will be allowed to
live in a community of homes and families. We do not want
a business stricture or structures on our street.
Please encourage the members of the planning Commission to
keep our street a community of Lam111es and homes.
Ci»cerel�r
The Concerned Residents of Locust Street
Draft Minutes from November 14, 2001
PUBLIC HEARING
The continued request of Gary Buzunis and Dan Clark to amend the General Plan
designation from ER, Eastside Residential to O, Office and a change in zoning
designation from RE -1, single-family residential eastside to RCP, Residential
Commercial Professional for properties located at 306, 310, 314, & 322 West Locust
Street. Community Development Director Bartlam presented the item to the
Commission. He noted that the item had been continued from a previous Planning
Commission meeting due to a 2 to 2 vote. Dennis White, a new Planning Commissioner,
had listened to a tape of the previous meeting so that he would be informed of the issue.
Since the last meeting, staff met several times with the applicant and came to a
modification of the original request. The applicant asked that 314 and 322 West Locust
Street (south west 100 x 100 -foot portion only) go through the General Plan Amendment
and Rezone process. The change would create 3 separate residential properties and have
the Parish Hall stand on its own for use as Residential -Commercial -Professional.
Hearing opened to the public
Gary Buzunis, 964 Lucas St., Lodi. Mr. Buzunis stated the seller had contacted him
regarding the property. The only value remaining on the property was a 4,000 square -
foot Parish Hall and he did not want to tear it down. He wanted to rezone the property to
RCP because he wanted to keep the Parish Hall and utilize it for commercial purposes.
The remaining residential lots would be generous in size. His intent was to move older
homes onto several of the lots.
Commissioner Phillips asked what the plans were for the remaining Parish Hall. Mr.
Buzunis responded it would be used for something that would benefit the area. He would
be refurbishing the hall and add handicap requirements.
John Ledbetter, Cherry Road, Lodi. Mr. Ledbetter was a representative from St. John's
Church. He made it clear that the church was not asking for the rezone, they were just
selling the property. The church was moving because they wanted to expand and could
not meet the current City Parking Standards. The church had been there for 91 years, and
the Parish Hall was built in the 1920's.
Terry Piazza, 323 W. Elm Street, Lodi. Mr. Piazza sent a letter to Commission
recommending the rezone. He stated the church property had never been residential, and
they weren't asking for anything different.
Tim Walth, 420 W. Locust Street, Lodi. He noted that it was nice that the applicant
wanted to preserve the integrity of the Parish Hall. He was concerned about more traffic
generated from potential businesses on the property. He wanted to preserve the
neighborhood. Community Development Director Bartlam pointed out that if the Parish
Hall remains, there would be ample parking located east of the building. He further
mentioned that with the zoning of RCP, retail businesses would not be allowed in the
zoning.
Commissioner Phillips noted that if the lots were all zoned residential, the Parish Hall
would be removed. Mr. Walth responded he would be disappointed if the Parish Hall
were to be removed.
Denise Marsh, 333 W. Locust Street, Lodi. Ms. Marsh was very much in favor of
keeping the Parish Hall and limiting the RCP use. She loved the church and was sorry
that it was now gone.
Denzil Sweat, 411 W. Elm Street, Lodi. Mr. Denzil asked how many businesses the
Parish Hall could accommodate. He was also concerned about increased traffic in the
area due to businesses occupying the Parish Hall. Community Development Director
Bartlam responded since the hall was only 4000 square feet, there would not be too many
businesses that needed a building that small. He further noted that on a daily basis there
would be more traffic generated from a single-family home rather than a business and he
had facts and figures that could defend his statement.
Lisa Hayes, 708 W. Elm Street, Lodi. Ms. Hayes was concerned about the vacant spaces
downtown and felt that businesses belong downtown not in the neighborhood.
Community Development Director Bartlam responded that the spaces available in the
downtown area were mainly second floor spaces. Most people desire a first floor
business.
Robin Sefula, 410 W. Oak Street, Lodi. Ms. Sefula stated that the area was a very viable
residential neighborhood and she was against the rezone.
Hearing Closed to Public
The Planning Commission on motion of Commissioner McGladdery, Beckman second
approved the request to amend the General Plan designation from ER, Eastside
Residential to O, Office and a change in zoning designation from RE -1, single-family
residential eastside to RCP, Residential Commercial Professional for properties located at
314 & 322 West Locust Street (south west 100 x 100 -foot portion only) by the following
vote:
AYES: Commissioners: Beckman, Heinitz, McGladdery Phillips,
and White
NOES: Commissioners:
ABSENT: Commissioners: Crabtree
ABSTAIN: Commissioners Mattheis
RESOLUTION NO. P.C. 01-33
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI
RECOMMENDING APPROVAL OF THE REQUEST OF GARY BUZUNIS AND DAN CLARK
FOR GENERAL PLAN AMENDMENT 01-02 TO THE LODI CITY COUNCIL.
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a duly noticed
public hearing, as required by law, on the requested General Plan Land Use Amendment in
accordance with the Government Code and Lodi Municipal Code Chapter 17.84, Amendments;
WHEREAS, the properties are located at 314, & 322 West Locust Street, 95240 Assessor's
Parcel No: 037-270-11;
WHEREAS, the project proponents are Gary Buzunis, 417 River Meadows Drive,
Woodbridge, CA 95258, and Dan Clark, 2037 Tyler Street, Lodi, CA 95242;
WHEREAS, the properties have a General Plan designation of ER, Eastside Residential;
WHEREAS, all legal prerequisites to the approval of this request have occurred.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED by the Planning
Commission of the City of Lodi as follows:
1. The Planning. Commission finds with certainty that no significant impacts due to the General
Plan Amendment and Rezone are anticipated and that the request does not constitute a
"project" as defined by CEQA Section 15061 (b, 3).
2. It is found that the parcel to be rezoned is the parcel located at 314 & 322 West Locust Street
(south west 100 x 100 -foot portion only) Lodi, CA 95240, Assessor's Parcel No: 037-270-11.
3. It is found that the requested General Plan Land Use Amendment from ER, Eastside Residential
to O, Office is not in conflict with adopted plans or policies of the General Plan of the City and
will serve sound Planning practice.
4. It is hereby found that the project site is physically suitable for the proposed type of development.
5. The Planning Commission of the City of Lodi hereby recommends approval of General Plan Land
Use Amendment 01-02 to the City Council of the City of Lodi.
Dated: November 14, 2001
I hereby certify that Resolution No. 01-33 was passed and adopted by the Planning
Commission of the City of Lodi at a meeting held on November 14, 2001, by the following vote:
AYES: Commissioners: Beckman, Heinitz, Phillips, McGladdery, and White
NOES: Commissioners:
ABSENT: Commissioners: Crabtree
ABSTAIN: Commissioners: Mattheis
ATTEST: 4,R�
Secretary, Planning Commission
Res0134.doc
PROPOSED ZONING MAP
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R-1 - sING1E FA LY
R-2 - SOIGIE FAIRLY
R -ID-
W. DENSELY 1
R -GA- GARDEN APARTMENT
R -YD- Y£DIDY DENSELY (APAP.TY£NT) 1
R -HD- HIGH DENBHY (APAAriCN'T)
P -D - PIAIINED DCYEIDPYFNi
R-1•- SINGL£-FAMILY (EAS251DE)
COMMERCIAL ZONES:
R -GP- PRDFESBIONAL '-"Gm
R -GP•- PROFESSIONAL OFPfCCS (BATIBIDE)
C-1 - NEIGHBORHOOD
G-2 - GENERAL
C -S - RHDPPDIG CENTER
OTHER ZONES:
U -H - UNGLAssinED HOLDING
(AGRIGVLTURAL)
F -P - PUBU PUJN
PJB -PUBLIC
• CITY OF LODI NOTICE OF PUBLIC HEARING
" Date: January 2, 2002
Carnegie Forum
305 West Pine Street, Lodi Time: 7:00 p.m.
For information regarding this notice please contact:
Susan J. Blackston
City Clerk
Telephone: (209) 333-6702
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, January 2, 2002 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 matter:
a) Planning Commission's recommendation of approval to the City Council to amend the General Plan
designation from ER, Eastside Residential to 0, Office and a change in zoning designation from
RE -1, Single -Family Residential Eastside to RCP, Residential Commercial Professional for
properties located at 314 and 322 West Locust Street.
Information regarding this item may be obtained in the office of the Community Development Department
Director, 221 West Pine Street, Lodi, California. All interested persons are invited to present their views and
comments on this matter. Written statements may be filed with the City Clerk at any time prior to the hearing
scheduled herein, and oral statements may be made at said hearing.
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 Public hearing.
By Order of the Lodi City Council:
Susan J. Blackston
City Clerk
Dated: December 19, 2001
Approved as to form:
Randall A. Hays
City Attorney
JACITYCLMFORMSWotcddplan.doc 12/12/01
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C/FOAL` DECLARATION
SET PUBLIC HEARING FOR JANUARY 2, 2002 TO CONSIDER
GENERAL PLAN AMENDMENT AND REZONING OF 314 & 322 WEST LOCUST STREET
On December 20, 2001 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 notification of public hearing to be held on January 2, 2002 regarding Growth
Management Allocations, marked Exhibit "A"; said envelopes were addressed as is
more particularly shown on Exhibit "B° attached hereto.
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 December 20, 2001, at Lodi, California.
ORDERED BY:
deemail/forms
ORDERED BY:
SUSAN BLACKSTON
CITY CLERK, CITY OF LODI
JENNIFER M. PERRIN
DEPUTY CITY CLERK
1) APN; OWNER; ADDRESS; CITY; STATE; ZIP
2) 03726008;REILLY, KEVIN & BRENDA TR ;5603 PINTAIL CT ;STOCKTON ;CA;95207
3) 03726009;KASHNER, RICHARD & CARRIE ;1732 WINDJAMMER CT ;LODI ;CA;95242
4) 03726010;CARROLL, JAMES W ;PO BOX 2398 ;LODI ;CA;95241
5) 03726013;BRANDT, GARY & NORMA ;PO BOX 78 ;WALDPORT ;OR;97394
6) 03726014;YACOPETTI, RONALD & MARJORIE T;316 W LOCKEFORD ST ;LODI ;CA;95240
7) 03726015; NICKEL, STEVE ETAL ;7608 BRENTWOOD DR ;STOCKTON ;CA;95207
8) 03726016; JOHNSON, WALTER S & DELORES K ;324 W LOCKEFORD ST ;LODI ;CA;95240
9) 03726017;BROWN, LESTER R EST ;13455 VENTURA BLVD SUITE 207 ;SHERMAN OAKS
;CA;91423
10)03726018;KOOYMAN, BERNARD C & DONNA K T;19317 N PERRYMAN RD ;LODI
;CA;95242
11)03726019;MILLER, RUTH H TR ;401 W LOCUST ST ;LODI ;CA;95240
12)03726020;PARISIS, ANGELOS S TR ;9949 FERNWOOD AVE ;STOCKTON ;CA;95212
13)03726021;COFIELD, LONNIE & WILLIE ;PO BOX 215 ;COPPEROPOLIS ;CA;95228
14)03726022;SWEAT, DENZIL E & MAUREEN TR ;411 W LOCUST ST ;LODI ;CA;95240
15)03726023;FERRY, ADRIANA S TR ;PO BOX 2411 ;LODI ;CA;95241
16)03726026;BAIRD, HANNELORE L ;419 W LOCUST ST ;LODI ;CA;95240
17)03726035;GALINDO, PAUL E ETAL ;310 W LOCKEFORD ST ;LODI ;CA;95240
18)03727005;WALTH, TIMOTHY ETAL ;420 W LOCUST ST ;LODI ;CA;95240
19) 03727006; DELLA MONICA, JOHN R JR & CIND;416 W LOCUST ST ;LODI ;CA;95240
20) 03727007; PORTER, ROBERT J & DARLENE F ;5900 STARBOARD DR ;DISCOVERY BAY
;CA.;94514
21)03727009;SIEGFRIED, MARY C ;402 W LOCUST ST ;LODI ;CA;95240
22)03727010;HICKS, NEVA ANN ;1404 CHELSEA WAY ;STOCKTON ;CA;95209
23) 03727011; SAINT JOHNS EPISCOPAL CHURCH ;PO BOX 297 ;LODI ;CA;95241
24) 03727012; PROTESTANT EPISCOPAL BISHOP ;PO BOX 297 ;LODI ;CA;95241
25) 03727013;BURKE, SUSAN ELAINE ETAL ;11260 GOLFVIEW RD ;LODI ;CA;95240
26) 03727014;COTTRELL, STEVEN & AMANDA ;125 N PLEASANT AVE ;LODI ;CA;95240
27) 03727016; LODI, CITY OF ;CALL BOX 3006 ;LODI ;CA;95241
28) 03727017; DEAN, JAMES E & CAROL A TR ;16 N CRESCENT AVE ;LODI ;CA;95240
29)03727018;SAN JOAQUIN, COUNTY OF ;222 E WEBER ST ;STOCKTON ;CA;95202
JACommunity Development\Planning\DATA\2001\GPA01-02.doc
30) 03727021;ALLEN, ALVINA TRUSTEE ;403 W ELM ST ;LODI ;CA;95240
31)03727022;FILES, ROSAMOND M ;407 W ELM ST ;LODI ;CA;95240
32) 03727023;KNUST, FREDERICK W & LINDA M ;411 W ELM ST ;LODI ;CA;95240
33)03727024;COY, JOSEPH C JR & FRANCINE JO;415 W ELM ST ;LODI ;CA;95240
34)03727025;MENKE, WILLIAM P & PAMELA TR E;80 LAUREL DR ;FAIRFAX ;CA;94930
35)03727030;1ST CHURCH OF CHRIST SCIENTIST;322 W ELM ST ;LODI ;CA;95240
36) 03 72703 1; JOHNSON, FRANK ;3016 PARK OAK DR ;LODI ;CA;95242
37)03727040;BAUMBACH, GLEN I & C A TR ETAL;323 W ELM ST ;LODI ;CA;95240
38)04302201;PINNELL, BETTY ANN TR ;806 BEL AIR CT ;LODI ;CA;95240
39)04302202;AMIN, BOBBY B ;120 N PLEASANT AVE ;LODI ;CA;95240
40)04302203;VEERKAMP, BARBARA A ;6393 EMBARCADERO DR ;STOCKTON ;CA;95219
41)04302212;DELTA PACIFIC ENTERPRISES ;PO BOX 1360 ;LODI ;CA;95241
C 1D (Ann. ,Q�
JACommunity Development\Planning\DATA\2001\GPA01-02.doc
RESOLUTION NO. 2002-05
A RESOLUTION OF THE LODI CITY COUNCIL AMENDING
THE LAND USE ELEMENT OF THE LODI GENERAL PLAN BY
REDESIGNATING 314 AND 322 WEST LOCUST STREET
(APN 037-270-11) FROM ER, EASTSIDE RESIDENTIAL
TO O, OFFICE
WHEREAS, the Planning Commission of the City of Lodi has heretofore held a
duly noticed public hearing as required by law on November 14, 2001; and
WHEREAS, the Planning Commission, having found no significant impacts due
to the General Plan Amendment and Rezone being anticipated, adopted Resolution No.
P.C. 01-33 approving the same; and
WHEREAS, the City Council having held a duly noticed public hearing on
January 2, 2002, hereby acts as follows:
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Lodi,
that the Land Use Element of the Lodi General Plan is hereby amended by
redesignating the south west 100 square foot portion only of parcel located at 314 and
322 West Locust Street (APN 037-270-11) ER, Eastside Residential to O, Office, as
shown on Exhibit "A" attached, which is on file in the office of the Lodi City Clerk.
Dated: January 2, 2002
I hereby certify that Resolution No. 2002-05 was passed and adopted by the Lodi
City Council in a regular meeting held January 2, 2002 by the following vote:
AYES: COUNCIL MEMBERS — Hitchcock, Land, Nakanishi, and Mayor
Pennino
NOES: COUNCIL MEMBERS — Howard
ABSENT: COUNCIL MEMBERS — None
ABSTAIN: COUNCIL MEMBERS — None
SUSAN J. BLACKSTON
City Clerk
2002-05
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