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Agenda Report - August 20, 2003 G-01 PH
CIrsw ry OF LODI COUNCIL COMMUNICATION AGENDA TITLE: The appeal of Richard 0. Wright of a Planning Commission approval of a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned Development, PD(21) located at 1441 S, Mills Avenue. MEETING DATE: August 20, 2003 PREPARED BY: J.D. Hightower, City Planner RECOMMENDED ACTION: Staff recommends that the City Council affirm the Planning Commission's approval of the request by Mitch Scheflo. and Randy Snider for a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre an four separate parcels totaling approximately 2.83 acres Within the Lakeshore Village Planned Development PD (21). BACKGROUND INFO RMATIONI The Lakeshore Village Planned Development was established in June of 1980 by the Grupe Development Company, The Pb encompasses approximately 97 -acres including single-family homes fronting Lakeshore Drive, apartments fronting Mills Avenue north of Lakeshore Drive, and office development fronting Kettleman Lane. The general boundary is Kettlernan Lane on the north, the Woodbridge Irrigation District Canal on the east, the rear yard lines of the homes fronting Lakeshore Drive and Camphor Way on the south, and the boundary tine between the Sand Creek Apartments on Mills Avenue and the Fountains Apartments on Sylvan Way. Of all the land within this PD the only land remaining undeveloped are the parcels of this request, and three pardels on the southwest corner of Kettleman Lane and Lakeshore Drive. In fact, two of these parcels, 1423 Lakeshore Drive and 1806 West Kettleman Lane, were recently amended by the Planning Commission to allow for medium density residential development. KEY POLICY QUESTIONS The Planning Commission considered the following key policy questions when approving the. requested use permit to amend the Lakeshore Village Planned Development: 1) Is the proposed amendment consistent with the General Plan? 2) Would the amendment result in the orderly development of Lodi? 3) Does the project fit the character of the existing neighborhood? 4) Are there adequate facilities to serve the proposed development? APPROVED� H. Dixoh Flynn -- City wills avenue townhames W03 Council Communication Meeting Date: August 20, 2003 Page 001 A AW Yes, the Planning Commission found that although the General Plan designation for the site is Office. This designation allows for residential development, The General Plan description offthe Office designation states that residential densities shall be in the range of 7.1 — 20 units per gross acre, The project proposes a density of 17 units per acre; thus, the project is consistent with the Land Use Element of the General Plan. Furthermore, the requested increase in density at this location directly implements Policy C.1 of the Land Use and Growth Management Element. This policy states that "The City shall encou e higher density housing located in areas served by thefull range of urban services, preferably along collector, arterial and major arterial streetsr and within walking distance of shopping areas". The proposed increased housing density, being off of Mills Avenue, orae -half block from Kettleman Lane and in close proximity to a full range of shopping, offices and other urban services, fits all of the criteria of this policy. Thus, the Planning Commission action implements this important policy of the City. The project, by providing additional housing opportunities greater than that of single-family development, is consistent with the Housing dement of the General flan. Specifically, Coal ``A" of the Dousing dement is "To provide a range of housing types and densities for all economic segments of the community while emphasizing in high quality development and omeownership". The development of the site at 17 dwelling units per acre will provide. for an alternative housing type that will be reviewed by the Site Plan and Architectural review Committee, It is the applicant's intent to provide a higher density product type that will allow for affordable homeownership, The Planning Commission's approval of the requested increase in density directly implements this goal. The vehicular trips generated that could potentially be generated by higher density development will be less than office use. Additionally, residential uses and office use have differing peak hours of trip generation, This is an important aspect as related to the let -ter submitted by PAM, property management. The similar traffic patterns of additional offices located in the area will lead towards more traffic in the area daring peak hours and a higher probability of vehicular conflicts. Thus the PlanningCommission's decision is consistent with Circulation Element Policy A.7 "The City shall require that public and private street design n and neer development access meet applicable City street standards and minimize accident hazards". Additionally, because of the amount of traffic generated by higher density residential is less than office uses, the development of the site will not trigger improvements to the public circulation systema. Another policy that the Planning Commission took into account is the mandate of the Conservation Element, "To promote the economic viability of agriculture in and surrounding Lodi and to discourage the premature conversion of agricultural lands to nonagricultural uses, while providing for urban needs". The site is an infill site that is suitable for higher density housing. The best way to promote economic viability of agriculture in and around town is to maximize the efficiency of converted urban land. Compounding this is the well documented urban need to provide a wide range of affordable housing within Lodi. With a regional fair sham: housing allocation of over 4,000 dwelling units, with nearly 2,400 units needed for families with moderate incomes or below, it Council Communication Meeting Date: August 20, 2003 Page 3 is imperative that Lodi encourage higher density housing within existing urban lands. Again, the Planning Commission action was entirely consistent with policy of the General Plan, Therefore, the Planning Commission's approval is entirely consistent with the principles mandated by the General Plan and should be affirmed by the City Council. Would the amendment result in the orderly development of Lodi? Yes, the Planning Commission found that besides being consistent with the General Plan, the project will provide for a greater utilization of the City's limited land resources, It is important to note that the proposal does not necessarily change the potential development of the project site itnerely increases the density of the residential component. Office space supply will not be reduced by this project because the land could have developed as homes anyway, just at a lower density. Furthermore, the potential loss of office space is accounted for by the General Plan in that it anticipates that some land designated Office will develop as residences. The Planning Commission determined that the increase in density makes development of hornes more feasible, but that office development still remained an option. The Planning Commission also determined that either development type is appropriate for this land and either would result in the orderly development of Lodi. Does the project fit the character of the existing neighborhood? Yes, the Planning Commission found that the proposed increase in density will fit the existing. development pattern of the Lakeshore Village area by providing a transition from the commercial activity found along Kettleman Lane and the Sand Creek Apartments to the south and fronting Mills Avenue, Staff anticipates that the development will consist of attached or detached two-story townhouses, condominiums, or cottages. It is our understanding that the individual units willbe for sale. The requested increase of density from 10.89 to 17.0 dwelling units per acre would allow for an additional 18 dwelling units within the 2.83 acres. The proposed increase in density would create an additional 13 peak hour trips and an additional 108 daily trips. For comparison, residential development at the proposed 17 dwelling units per acre will generate 34 peak hour trips and 288 daily trips, while office development would generate 51 peak hour trips and 362 daily trips. Development of residences at 10.89 or 17 dwelling units per acre would both not only reduce the amount of traffic otherwise permitted with office development, but also reduce the accompanying noise, light and glare. This reduction in the amount of traffic generated by residential land use compared to office use is a key point in determining if the project fits the character of the existing neighborhood. The appellant has indicated a concern that the traffic generated by the request would be inconsistent with neighboring office use, however, common traffic engineering standards indicate differently. Thus, the Planning Commission's approval of the project is consistent with the character of the neighborhood. Are there adequate facilities to serve the proposed development? Yes, the Planning Commission determined that there is a private water and wastewater system on- site with water and sewer service lines located in the east/west private drive providing access to the properties. This private driveway doubles as a City Public Utility Easement. Storm water is also Council Communication Meeting Late. August 20, 2003 Page 4 available at the site but may need to be relocated depending on the layout of the development plan. The Electric Utility Department has indicated that the project can be served without major modifications to the distribution system. Mills Avenue and its intersection with Kettlernan Lane are not expected to experience a decrease in the Level of Service provided because of this amendment. The existing driveway facilities se . ruing the project area and the offices to the north have been installed and operational for many years. Thus the Planning Commission's decision is in accordance with the infrastructure master plans covering the area. The proposed increase in density will make the residential development of these properties more feasible and put the properties that have remained vacant for over 20 -years to good use. The applicant and staff have, and will continue, to work closely together to ensure that the development plan for the site is designed properly to provide for a compact and orderly development, Thea anticipated project includes more than 5 dwellings so it is subject to Growth Management Development Plan review. The Planning Commission is expecting to review a development plan for this site in the fall of this year. Prepared by: J.D. Hightower, City Planner JDH/lw Attachments: 1 ) Appeal letter 2) Letter of support of appeal from PAM 3) Planning Commission MernorandUrn 4) Planning Commission Staff Report 5) Planning Commission Draft Minutes 6) Final Planning Commission Resolution RECEIVED ce MAY 30 PH 3, 33 CITY L K,Wcman Law o'�,:ii Ha 9_5242 T� -08' CITY OF L0131 c . (2'0')� 334 /0 _',)4 - 10359 P 0. Boy 41 �1524 I 1UTMWERM Community Development Director City of Lodi 221 W. Pine Street Lodi, Ca. 95240 RE 1441 South Mills Avenue and 2024, 2106, and 2116 West Kettleman Lane, Lodi, Ca. We would like to file a formal appeal of the decision of the Lodi Planning Commission on May 28, 2003 to approve the increase in residential density from 10,813 units per acre to 17 units per acre. Please advise us when this matter will come before the Lodi City Council, Jr Sincerely Richard 0. Wright SCC Workingfor MVIe & HR -7cm —is A Ll E3 /D PR P D _EUD PW —FIN busy se Q&ca!i¢-; M a n a g e d P 7. O P? Y t i e 3 S i n c c 1 4 6 9 P KOFESS E()NAL MANAGEMENT 2020 West Kettlemcan Lane P.0- Box 1570 Lodi, GA 95241 2€34-334-656.5 Fax 204-3.34-3722 webs€e: sagew PAMCatrrpanie5.c-om July 21, 2003 Ms, Susan J, Slackston City Clerk Mr. Randall A. lays City Attorney City of Lodi Carnegie Forums 305 tf, Pine Street Lodi, California 96241 ftUse Permit Lakesh ; ore Village Planned Development PD(21) Located at-. 1441 S. Mills Avenue Dear Ms. Blackston and Mr. Hays: I am sending this written correspondence in order to oppose the Use Permit increasing the residential density from 10.89 dwelling € nits. per acre to 17 dwelling: units per acre on four separate parcels totaling proxir ately 2.33 acre within tete Lakeshore Village Planned Development. Our office is located immediately adjacent to these parcels at 2020 W. Kettlernan Lane. The traffic between our office and ftse. ar els is significant at this paint In time, given the commercial uses in the adjacent immediate area. We have recently (in the last 30 days), installed speed bumps to control the speed of traffic through this area and have also witnessed tura significant accidents within a seven day period, High density residential is not appropriate for this area. Increasing the density in these parcels will not be conducive.to a flew of traffic for the limited amount of space in this area, If the City/Community Development Department nt were to consider s. ch a request for increase density i would suggest a full traffic study be done, which P am confident would show that the traffic: circulation is not adequate for such huge density. Thank you in advance for your consideration. Sincerely, Old. Wtchaei President DJM/ cc 08/7.2/03 16.07 FAX 209 474 3634 13. F. S. Y. 4002/€302 AUG -12-03 TUE 03:22 PH THE PRM CO, FAX NO. 209 334 3712 P. 02/02 QsrAtt ey I=ro�r�'ttsas Srsk�� t 96 RE: Uso Permit LakesOore Village Planned Oevelopment P0(21) 4 Clear Ms. Bl ckgt n and Mr, Hays, B am opposed to ttte rernal Ing portion Of the site hold by The n�dar Group increasing. the density fit residential, The sOn f r p i in that it,;�t the increased density on the remainder of the Site, tba tr f I6 flow through the enrmm �isi businesseq frontingRfOM and Mile will be impacted sign).ka gtly. Thank you in advance for your copsider tlon, David J- Michael Pr��id�t DDM/cm Ce. Michael Hakeem via fax: (209) 4-14-36,54 P R 0 F C, S S 1 0 NAL MANAUUMENT 3010 We$; Keprleman Lana P,0, Box 9370 -Odlt CA 95241 209-334.6565 Fax 209-334-37)2 www, PAM C,umjianies,ccm llbjl�t; The request of Mitch Scheflo and Randy Snider for a Use Perinit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2,83 acres within the Lakeshore Village Planned Development PD (21). The project site is made up of four separate and adjacent properties to the south of the existing office buildings fronting the 2000 and 2100 block of West Kettleman Lane. The original use permit established the land use for these properties under the zoning standards of RCS', residential Commercial Professional. The RCF standard allows the development of offices, and residences at a density of 10.89 dwelling units per acre or l unit for every 4000 square -feet attached or detached. The request of the property owners is to amend the existing PD to increase the density to 17 dwelling .nits per acre. The subject parcels total 2.83 acres and could develop as 30 dwellings ander the current Toning or 48 under- the proposed. As envisioned, this use permit amends the planned development allowing the subsequent filing of a Growth Management development plan for review and approval by the Planning Commission at a future date. BACKGROUND The Lakeshore Village Planned Development was established in June of 1980 Lakeshore Village by the Grupe Development Company. The PD encompasses approximately 97 -acres including single- family homes fronting Lakeshore Drive, apartments fronting Mills Avenvie north of Lakeshore Drive, and office development fronting Ko-ttleman Lane. The general boundary is Kettleman Lane on the north, the Woodbridge Irrigation District. Canal on the east, the rear yard lines of the homes fronting Lakeshore Drive and Camphor Way on the south, and the boundary line between the Sand Creek Apartments on Mills Avenue and the. Fountains Apartments on ,Sylvan 'flay. Of all the land within this PD the only land reniain.ing undeveloped are the parcels of this request, and three parcels on the southwest corner of KfttJQman Lane and Lakeshore Drive. In fact, two of these parcels, 1423 Lakeshore. Drive, and 1806 Test Kettlernan Lane, were recently amended by the Planning Commission to allow for medium density residential development. Y POLIO U STIQNSS The proposed amendment to the Lakeshore Village Planned Development brings forth the following key policy questions: 1) Is the proposed arnendrnent consistent with the General Plan') 2) Would the amendment result in the orderly development of Lodi? 35) Does the project fit the character of the existing neighborhood? 4) Are there adequate facilities to serve the proposed development? U'-o.s_007. d oQ ALNALY STS Is the proposed amendment dx ent consistent with the General Flan? Yes, although the General Plan designation for the site is Office this designation allows for residential development. The General. Plan description of the Office designation states that residential densities shall be in the range. of 7.1 — 20 units per gross acre. The project proposes a density of 17 units per acre; thus, the project is consistent with the Land Use Element of the General flan. The project, by providing additional Dousing opportunities greater than that of single-family development is consistent with the Housing Element of the General Plan. The vehicular trips generated by the project will not trigger improvements to the public circulation system; therefore, the project is consistent with the Circulation Element of the General Flan. No other impacts to other General Plan Elements are expected because of this request. Would the amendment result in the orderly development of Lodi? Yes, besides being consistent with the General Plan, the project will provide for a greater utilization of the City's limited land resources. It is important to nate that the proposal does not necessarily change the potential development of the project site it merely increases the density of the residential component. Office space supply will not be reduced by this project because the lard could have developed as homes anyway, just at a lower density. Furthermore, the potential loss of office space is accounted for by the General Plan in that it anticipates that some land designated Office will develop as residences. Staff finds that the increase in density makes development of homes more feasible,, but that office development remains an option. Staff finds that either development type is appropriate for this land and either would result in the orderly development of Lodi. Does the project fit the character of the existing neighborhood? Yes, the proposed increase in density will fat the existing development pattern of the Lakeshore Village area by providing a transition from the commemia.l activity found along Kettlernan Lanae and the Sand Creek Apartments to the south and fronting Mills Avenue. The project proposes a one unit per acro highor density of residences than these apartments, which are built at 16 units per acre. Staff anticipates that the development will consist of attached or detached two-story townhouses, condominiums, or cottages. It is our understanding that the individual units will be for sale. The proposed increase In density would create aro additional 13 peak. hour trips and an additional 108 dafly trips. For comparison, residential development at the proposed 17 dwelling units per acre will generate 34 peak hour trips and 2$$ daily trips, while office development would generate 51 peak hour trips and 362 daily trips. Development of residences at 10.89 or 17 dwelling units per acre would both not only reduce the amount of traffics otherwise permitted with office development, but also reduce the accompanying noise, light and glare. Are there adequate facilities to serve the proposed development? Yes, there is a private water and wastewater system onsite with water and sewer service lines located in the east/west private drive providing access to the properties. This private driveway double: as a pity Public Utility Easement, Storm water is also available at the site but may need to be relocated depending on the laymit of the development plan. The Electric _Utility Department his indicated that the project can be served without major modifications to the distribution system. U-03-00-'.doc Mills Avenue and its intersection with Kettleman Lane are; not expected to experience a decrease; in the Level of Service provided because of this amendment. The existing driveway facilities serving the project area and the offices to the north have been installed and operational for many years. The proposed increase in density will make the residential development of these properties more feasible and put the properties that have remained vacant for over 20 -years to good use. Staff will work closely with the applicants to ensure that the development plan for the site is designed properly to provide for a compact and orderly development. The anticipated project includes more than 5 dwellings so it is s lject to Growth Management Development plan review. We expect to bang a development plan to the Planning Commission for review in the fall of this year. Because there are no key policy impacts created by the requested amendment to the Lakeshore Village Specific Plan, PD(21), staff recommends approval. 1 EEQO II SNDA` ION Staff recommends that the Planning Commission approve the request of Mitch Sche=flo and Randy Snider for a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.83 acnes within the Lakeshore Villager Planned Development PD (21), subject to the conditions in the attached resolution. ALTFRNATI PLANNING C iMi ISSI�t� ACTIONS: Approve the Requests with Alternate Conditions Deny the Requests Continue the Rc'quersts Respe=ctfully Submitted, a J Marieeissner Associate Planner Reviewed and Concur, J.D. Hightower City Planner CITY OF LODI PLANNINGSSS Staff Report MEETING DATE. May 28, 2003 APPLICATION NO. Use Permit: U -03-O07 REQUEST: The request of Mitch Scheflca and bandy Snider for a Use Pen -nit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on tour separate parcels totaling approximately 2.83 acyes within the Lakeshore Village Planned Development PD (21). LOCATION: 1441 South bills A.veznuv. (APP 059-160-39) 2024 West Kettleman Lane. (APN 058-160-45) 2106 West Kettlernan Lane. (APN 058-160-46) 21.16 Fest Kettleman Lane. (APN 058-1.60-90) APPLICANT: Mitch Scheflo Randy Snider 1711 Windjammer Managing Partner Lodi, CA 95242 Kettleman IT Partnership 301. South Harm Laze, Suite A Lodi, CA 95242 OWNER; Angelo J. Anagnos Kettleman Il partnership 725 Atherton Drive 301 South Alam L=ane, Suite A Lodi, CA 95242 Lodi, CA 952.42 ,left€ cha cteristi€:s: General PlanDesignation: Q, Office Zoning Designations: PD(21), Planned Development Property Size: 2.83 acres .ducat Zoning and Land Use'. North-: PD(21), Planned Development (Office); ®, Office, South: PD(21) Planned Development (Apartments); MDR, Medium Density Residential, East; PD(24) Planned Development (Office); 0, Office. West: PD(21) Planned Development (,Like); Q, Office. Nei hrr€�ca Clratacteristis: The parcels of the project site. are vasa„t aind sand,�viched between the, oxdsti ng office buildings franting the 2000 and 21.00 block of Fest Kettlernan Lane to thF-, north and the Sand Creek Apartment Complex over a block wall to the south. To the west over an eight -foot block wall is an Alzheimer's care facility, and to the east across South Dills Avenue is a private recreation facility for thc, homeowners of the Lakeshore area that accesses Mallard Lake. Each of the four parcels is accessed along a common driveway between the subject parcels and the existing offices on Kettleman. This common driveway connects to Kettleman Lane to the north in two locations and to/lills Avenue at the west end. Iw J:`,E, ommauity D4'mlo��mer.elPiaz}nin 1ST IIT 2 2 30 li.;-O -C}i) lcdcx ENVIRONMENTAL ASSESSMENTS: The project was found to be Categorically exempt according to the California Environmental Quality Act, Article 19 § 15332, Class 32. The project is classified as aro "In -Fill Development Project," meeting the conditions described as follows: "(a) The project is consistent with the general plan and all applicable general plan policies as well as with applicable zoning designation and regulations. " The existing O, Office General Plan designation allows for the development of homes up to 20 dwelling units per acre, and the parameters of Ply zoning allow for all rases upon approval by the Planning Commission. "(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. " The proposed project is within the City Limits, is 2.83 acres in size, and has existing and mature, development on all sides. "(c) The project site has no value as h.abitat.for- endangered, rare or threatened. species." The project has been maintained in a state of preparation for development for many years and has no value as. habitat for endangered, rare or threatened species. "(d) Approval gf the project -would not result in any significant effects relating to traffic, noise, air duality, or nater quality. " Development of the project ,site as residences will not result its an increase in any unavoidable impacts due to traffic or noise. The proposed amendment will have no impact on air quality or water quality that would not otherwise occur with the development of the property without the amendment. "(e) The site can be adequately served by all required utilities and public services. " The site is surrounded by existing development and the required utilities are available on site. No significant impacts are anticipated and no nn0sation measures are required_ PUBLIC HEARING NOTICE: Legal Notice for the Use Permit was published on May 17, 2001 A total of 15 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 approve the request of Ditch xScheflo and Randy Snider for a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling € nits per acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned Development Ply (21), subject to the conditions in the attached resolution, ALTERNATIVE PLANNING COMMISSION ACTIONS: Approve the bequest with Alternate Conditions 'deny the bequest COn.63111e the Request ATTACHMENTS, L Vicinity Map 2, Draft Resolution lw ?:!Cujmmnmly -03-007r.dov 2 1 12,y�q i 1241 0 -- ]✓ ..........__. 1215 w �' �� ai 2G8 ce I ,n ` m "- I T j 12n3 � izes � � p�_„€€� 1,.�.„„ �a f, .220 ! 1259 Bird L n . . . 1211 >f2?u 122? �p 1 `.279 1224._..... � '3da' '^S� � .�. lC� �Q� � ��� i! — t22? 1292 i c'! ” 3C6 �rni271 ( `mom' m h $ ,.... ___.._ 1397 , i 31S ��........_. ...�c5 3273 ` 39613C7�� © �1°d6 i 1323 mi :� 320` '�h, n 1311 ti�� Syn '32 32t � 1 330 '32> 328 �� 13232 9 732 7 �I1I' 1 � 8 4 � 1331 i 34 �33Y N 1330 F 32 f. I i�T t333 1340 13 1338 na: 13'deff ii 1352 1341 3,R 4338 33 1345 13 1342 3a3 1. 1349 - 13 54 ' 34. t is " I / V" I C I NkH TY MAP"' Mitch Scheflo - Use Permit to Amend PD 1441 S. Mills Av, [ I1 t, pR " I / V" I C I NkH TY MAP"' Mitch Scheflo - Use Permit to Amend PD 1441 S. Mills Av, [ I1 t, RESOLUTION NO, P.C. 03-- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OF MITCH SCHEFLO AND RANDY SNIDER FOR A USE PERMIT TO ALLOW AN INCREASE IN RESIDENTIAL DENSITY FROM 10 89 DWELLING UNITS PER ACRE TO 17 DWELLING UNITS PER ACRE ON FOUR SEPARATE PARCELS TOTALING APPROXIMATELY 2.83 ACRES WITHIN THE LAKESHORE VILLAGE PLANNED DEVELOPMENT PD (21) WHEREAS, the Planning Commissiori of the City of Lodi has heretofore held a duly noticed public hearing, as required by law, on the requested Use Permit, in accordance with the Lodi Municipal Code, Section 17-72.070. WHEREAS, the project proponents are Mitch Scbeflo, 2926 Pacific Avenue, Stockton, CA; and Randy Snider, 301 South Ham Lane, Lodi, CA; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, the project is within the Lakeshore Village Planned Development and comprises four properties that are zoned PD(21); and WHEREAS., the properties are designated for the development of homes and professional offices-, and WHEREAS, the applicant is seeking a use permit to amend PD (2 1) to allow an increase in residential density on the four properties pursuant to Section 17,33.030; and WHEREAS,, the General Plan designation for the site is 0, "Office" which allows residential land uses developed at a range of 7.1 to 20 units per acre in that the site may be df,velope,d at 17 dwelling units per acre; and WHEREAS, the area is within the City of Lodi corporate limits and is surrounded by urban development on all sides; and WHEREAS, the site has no value as habitat for endangered, rare or threatened species in that the site is ad ' jacent to the Kettleman Lane corridor and is lacking any extraordinary or unusual topographic features; and WHIR AS, the increased density will not significantly increase traffic or arribient noise M levels of the area, nor would the project adversely impact air or water resources of the area-, and WHEREAS, the properties are located at 1441 South Mills Avenue, 2024, 2106, and 2116 West Kettleman Lane, and coramonly referred to by Assessor Parcel Numbers 058-160- 39, 45, 46 & 90, in Lodi, California. NOW, THEREFORE, BE, IT FOUND, DETERMINED AND RESOLVED by the Planning Commission of the City of Lodi as follows, I. 'The project was found to be categorically exempt according to the California Environmental Quality Act, § 15332, Class 32 (Infill Development), RcsforU03007.doc 2. The Planning Cormnission finds that approval of the Use Permit will advance sound planning practice in that the project will provide fuller utilization of an infill site in Lodi than what was originally permitted, It is found that the pmposed amendment is consistem with all applicable General Man policies, Housing ElerneuV Goal A - To provide a range of housing types and densities for all: economic segments of the community while emphasizing high quality development and homeownership, Policy 1. - The City shall promote the development of a broad mix of housing types. Urban Design and Cultural Resources: Goal F - To preserve existing community character and fabric, and promote the creation of a small town atmosphere in newly developing ureas. Policy l — The City shalt respect existing neighborhood scale and character when infilling and/or upgrading existing residential areas. 4. The Planning Cort nission hereby approves the requested use permit subject to the following conditions: A) .Allowable land uses for the properties referenced above, shall be limited to residences ,it no greater than 17 dwellitag ua�i.ts per acre, specialty retail, and professional offices. 13) No residential development or mixed use project shal.1 occur on any one of the four properties referenced above: without first establishing a development plan, which shall be reviewed by City Staff and approved by the Planning Commission, and the Site Plarr and Architectural Review Committee. C) Specialty retail and professional office development shall remain under the development standards of the City's RCP zoning designation. D) No variance from any City of Lodi adopted code, policy or specification is granted or implied by the approval of this resolution. Dated: May 28, 2003 I hereby certify that Resolution No. 03-_ was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on May 28, 2003, by the following vote., AYES: Commissioners: NOF,S: Commissioners: ABSENT: C:om issioners., ABSTAIN, Commissioners: Secretary, Planning Commission Rtt.s orL;Oat 07,do ORAPlanning Commission minutes from 5/28103 The request of bitch Schello and Randy c y Snider for a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling grits per acre on four separate parcels totaling approximately 2.42 acres within the Lakeshore Village Planned Development (PD -21). Associate Planner Meissner present.od the itQm to the Commission. The four vacant parcels are located behind existing office buildings fronting onto Ketdeman Lane, The RCP zoning designation was. established in 1980 and set the development standard that allows for offices and residences at 10.89 unit per acre. The proposed amendment would allow 48 horses to be wilt rather than 30 homes ender the current designation. The project is consistent with the Housing Element and Circulation Element in the General Plata.. Providing homes at a. greater density within the City is not only orderly, but also more efficient. Staff felt the proposed density would make the residential development of the properties more feasible and peat the properties that have remained vacant for over 20 years to good use. Chaim-aan Heinitz tasked about ingress & egress for the project. Mr. Meissner replied that. there would be one access driveway rots Mills Avenue and another access driveway from Kettleman bane. Mike Hakeem., 3414 Brookside; road., Stockton. Mr. Hakeem was present to represent the applicant. The subject property has remained vacant for 20 years. The RCP zoning allows for residential, commercial, and professional uses. The requested density increase. is a use increase and not a type increase.. He mentioned that a commercial project would generate more traffic than a residential project. Commissioner Crabtree asked if the project would be sut1ject to SPARC review. Mr. Meissner replied it would be subject to SPARC review depending on the product. The project probably would be going through. a SPARC review. Rich Wright, 13675 Hartley Lane, Dodi. Mr. Wright and his brother own Wright's Insurance Agency located at 2100 W. Kettleman Lave, which is located directly next to the project. He was in.. opposition of the project. lie felt the development of the property with residence-, rather than office rases might diminish the value: of his property, which he. purchased at a premium price 16 years ago. He was concerned about the potential for increased vandalism and trash generated from homes, Access to his building was already difficult, since there is only one entrance from Kettlerxran Lane and the other from dills Avenue and when the divider is installed on Kettlernan Lane, Mills Avenue will become the primary entrance and exit for west hound traffic. He felt it was imperative to have a buffer zone between offices and residential areas. Ele further- stated that the project should not have any homes built upon it, and if so, Jaen only be: allowed to build 30 hornets rather then the requested 48 horses. He urged the. Planning Commission to deny the: request, Commissioner Mattheis pointed out that the General Plan does allow for housing in the subject area. Mr, Wright replied that when they originally purchased the property they were directly under the impression that the area was office professional. They learned Tater (in 1990 that was not the case, Chaai naan Heinitz asked about a barrier or block wall to separate the commercial and residential uses from one another. Mr. Hightower replied that it would be addressed at the Development flan ;stage of the project. l caring Closed to the Public Commissioner Mattheis felt the project was a good mix of buildings and. noted the reed in Lodi for more rjdlti-family units. Commissioner Haugan was in favor of the increased density. He felt a barrier wall. would> solve the problem between the commercial and residential propeties. The Planning Commission on motion of Commissioner Crabtree, Mattheis second, approved the request of Mitch Scheflo and Randy Snider for a Use Permit to allow an increase in residential density fronn 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.82 acres within the Lakeshore Village Planned Development (PD -21). by the following; vete: AYES; Commissioners: Aguirre, Crabtree, Haugan, Mattheis, Phillips, White and Chairman Heinitz NOES. Con- issioners, ABSENT, Commissioners, ABSTAIN. Commissioners RESOLUTION NO. PX03-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LODI APPROVING THE REQUEST OFMITCH SCHEFLO AND RANDY SNIDER FOR I.'`SE PERMIT TO ?'ALLOW AN INCREASE IN RESIDENTIAL DENSITY FROM I0.$ DWELLING UNITS PER . ACRE TO 17 DWELLING UNITS PER ACRE ON FOTO SEPARATE PARCELS TOTALING APPROXIMATELY 2.83 ACRES WITIBIN THE LA ESHORE VILLAGE PLANNED DEVELOPMENT PD (21) WHEREAS, the Planning Coinrrx issian of the City of Lodi has heretofore held a duly noticed public bearing, as required by law, on the requested Use. Peri' >t, in accordance with the Lodi Municipal Code, Section 17,72.070. WHERFAS; the project proponents are Mitch Scheflo, 2926 Pacific Avenue, Stockton, CA and bandy Snider, 301 South Hary Lane, Lodi, Cry.; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, the project is within the Lakeshore Village Planned Development and comprises four properties that are zoned PD(21); and WIIEREAS, the properties are desi-hated for the developrueut of homes and professional offices; and WHEREAS, the applicant is seeking a use perrr�t to amend RD (2I) to allow an hicrease in residential density on the four properties pursuant to Section 17.33.030; and WHEREAS, the- General Plan designation for the site is 0, "Office" which allows residential land uses developed at a range of 7.1. to 2{1 units per acre in that the site may be developed at 17 dwelling units per -acre; and WHEREAS, the area is within the City of Lodi corporate tirrrit.s anal is surrounded by urban develop.nent on all sides, and WHEREAS, the .site has no value as habitat for endangered, rare or threatened species ill that the site is adjacent to the Kettleman Inane corridor and is lacking any extraotdinary or unusual topographic features; acrd WHEREAS, the increased density will not significantly increase traffic. or arnbien.t noise levels of the area, nor would tbo project adversely impact air or water resources of the area; and WHEREAS, the properties axe located at 1441 South Mills Avenue, 2024, 2106, and 2116 West Kettleman Latae, and commonly referred to by Assessor Parcel Numbers 058-160- 39, 45, 46 & 90, in Lodi, California. NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED by the Planning Corm ssion of the City of Lodi as follows. 1. The project was found to be categorically e-xe— pt according to the California Environmental Quality pct, § 15332, Class 32 (Infill Development). 03-13.doo The Planning Commission Finds that approval of the Use Permit will advance scaund planning practice in that the project will provide fuller utilization of an infill site in Lodi than what was originally permitted. It is found that the proposed amendment is consistent with all applicable General Plan policies. Housing Element: Goal A - To provide a range of housing typos and densities for all ec oDoirdc segments of the comi-nunity while emphasizing high equality development and homey ownea,ship. Policy 1. - The City shall promote the development of a broad mix of housing types. Urban Desion and Cultural Resources- Goal F - To preserve existing community character and fabric,. and promote the citation of a small town atmosphere .in newly developing areas_ Policy l --- The City shall respect existing neighborhood scale and character vihen infilling and/or upgrading existing residential areas. 4. The Planning Cornmissi.on hereby approves the requested use permit subject to rhe following conditions: A) Allowable land uses for the properties referenced above, shall be limited to residences at no omater than l7 dwelling knits per. acre, specialty retail, and professional offices, B) No residential development or mixed use project shall occur on any one of the four properties referenced above without first establishing a development plan, which shall be reviewed by City Staff and approved by the Planning Commission, and the Site P1411 and Architectural Review Committee. C) Specialty retail and professional office development shall remain under the development standards c)f the City's RCP zoning designation. D) No vi i4ace f om any City of Lodi adopted code, policy or specification is granted or. implied by the approval of this resolution. Date& May 2$, ` 003 I hereby certify that Resolution leo. 03-14 was passed and adopted by the Planning Commission of the City of Lodi at a regular meeting held on May 29, 2003, by the following vote: AYES: Cornnlissioners: Aguirre, Crabtree, Haugan, Mattheis, Phillip, White and Heinstz NOES: Co r��issiox�ers: ABSENT. Conunissioners: ABSTAIN: Caxri issioners: ATTEST: _ Seer ° a y, Ian sSn is Q3-13,doc RESOLUTION NO. 2003-152 A RESOLUTION OF THE LODI CITY COUNCIL UPHOLDING THE PLANNING COMMISSION'S DECISION APPROVING THE ISSUANCE OF USE PERMIT NO. U-03-007 ALLOWING AN INCREASE IN RESIDENTIAL DENSITY FROM 10.89 DWELLING UNITS PER ACRE TO 17 DWELLING UNITS PER ACRE ON FOUR SEPARATE PARCELS TOTALING APPROXIMATELY 2.83 ACRES WITHIN THE LAKESHORE VILLAGE PLANNED DEVELOPMENT, PD(21), LOCATED AT 1441 SOUTH MILLS AVENUE NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council hereby upholds the Planning Commission's approval of the issuance of Use Permit No. U-03-007, requested by Mitch Scheflo and Randy Snider, to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned Development, PD(21), located at 1441 South Mills Avenue, Lodi, California. Dated: August 20, 2003 I hereby certify that Resolution No. 2003-152 was passed and adopted' by the Lodi City Council in a regular meeting held August 20, 2003, by the following vote: AYES: COUNCIL MEMBERS — Hansen and Howard NOES: COUNCIL MEMBERS — Mayor Hitchcock ABSENT: COUNCIL MEMBERS — Beckman and Land ABSTAIN: COUNCIL MEMBERS — None SUSAN J. BLACKSTON City Clerk 2003-152 CITY OF LODI I% Cariiegie Forum 305 West Pipe Street, Lodi For information regarding this flOtiGe please contact: Susan J. lac stop City Clerk Telephone: (209) 333-6702 NOTICE OF PUBLIC HEARING 1EXHIB" NOTICE IS HEREBY GIVEN that on Wednesday, August 20, 2003, 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: the appeal of Richard 0. Wright of a Planning Commission approval of a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned Development, PD(21), located at 1441 South Mills Avenue, Information regarding this item may be obtained in the office of the Community Development Department, 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: July 16, 2003 Approved a form: Randall A. Hays City Attorney 7117/03 x �€ thl" A��33300.6702 CITY OF LORI P. 0. BOX 3006 LOI, CALIFORNIA95241-1910 PUBLISH DATE: SATURDAY, JULY 1 , 2003 TEAR SHEETS WANTED: lhM l3L&A§ THURSDAY, JULY 17, 2003 JACQUELINE L. TAYLOR DEPUTY CITY CLERK SUSAN BLACKSTON, CITY CLERK City of Lodi P.O. Box 3006 Lodi, CA 95241-1910 ((( PATRICIA OCHOA ADMINISTRATIVE CLERK C�—dl—ol�O—S "' t 369-10i al � ffi�� &S r tt0r d tcl confirm rele[pt of 6 A 9 #onnsladvims.dc c On Thursday, July 17, 2003, in the City of Lodi, San Joaquin County, California, a copy of the notice to set a Public Hearing for August 20, 2003, to consider t he a ppeal of. Richard 0. Wright of a Planning Commission approval of a Use Permit to allow an. increase in residential density from 10,89 dwelling units per acre to 17 dwelling units per. acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned Development, PD(21), located at 1441 S oath M ills Avenue (attached hereto, marked Exhibit "A") was posted at the following four locations: Lodi Public Library Lodi City Clerk's Office Lodi City Hall Lobby Lodi Carnegie Forum I declare under penalty of perjury that the foregoing is true and correct. Executed on July 17, 2003, at Lodi, California. Patricia Ochoa Administrative Clerk fGMTS\deCPGSt.d0r 111111 1 4 ., . — FAT " 1#klft CITY CLERK Jacqueline L. Taylor Deputy City Clerk Jennifer M. Perrin Deputy City Clerk DECLARATION OF MLING On July 17, 2003, 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 Public Hearing notice to set a Public Hearing for August 20, 2003, to consider the appeal of Richard 0. Wright of a Planning Commission approval of a Use Permit to allow an increase in residential density from 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned: Development, PD(21), located at 1441 South Mills Avenue, 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 July 17, 2003, at Lodi, California. WNFOORT400-1m DAN Niag-14MM .. i . AcQual-NE L. TAYLOR DEPUTY CITY C�� PATRICIA OCHOA ADMINISTRATIVE CLERK FOM-Is/dm=iLdoc NA1,11114M EXHIBIT B MAILING LIST LM I 321= Richard 0, Wright Wright Insurance Agency 2100 W. Kettlern.an Lane Lodi, CA 96242 P0. BOX 87407 'C,hicago, IL 60680 Lakeshore Village Association 2291 West March Lane Stockton CA 95207 Angelo J. 0 TR Etal Anagnos 725 Atherton Drive Lodi CA 95242 Kettlernan 11 PTP 301 South Ham Lane, Suite A Lodi CA 95242 David J. & Pamela J. TR Michael 2020 West Kettleman Lane Lodi CA 95242 John T. TR Etal Archer 8717 West 110th Street, Suite 300 Overland Park, KS, 66210 Garland & Ruth Etal Wright 13675 North Hartley Lane Lodi CA 95242 John M. Jr & Kerry TR Etal Giannoni 2000 West Ketbernan Lane, Suite 107 Lodi CA 95242 Mike & Lard Kay Maloney 1420 South Mills Avenue, Suite J Lodi CA 95242 f,)rmsi,DmMai1LtT.d00 Larry & G, Etal Anderson 420 West Pine Street Lodi CA 95240 Lodi Care Group LLC P.O. Box 820528 Vancouver WA 98682 Mitch Scheflo 1711 Windjammer Court Lodi CA 95242 fomsiDmMailUr.doc CITY COUNCIL SUSAN HITCHCOCK, Mayor EMILY HOWARD Mayor Pro Tempore JOHN BECKMAN LARRY 0. HANSEN KEITH LAND NFAININE A T CITY OF Richard 0. Wright Wright Insurance Agency 2100 W. Kettleman Lane Lodi, CA 95242 CITY HALL, 221 WEST PINE STREET P.O. BOX 3006 LORI, CALIFORNIA 95241 -1 91 0 (209)333-6702 FAX(209)333-6807 citycirk@lodi.gov H. DIXON FLYNN City Manager SUSAN J. BLKSTON City Clerk RANDALL A,HAYS City Attorney This letter is to notify you that a public hearing will be held by the City Council on Wednesday, August 20, 2003, at 7:00 p.m., or as soon thereafter as the matter can be heard, at the Carnegie Forum, 305 W. Pine Street, Lodi. 1 11 F . . . . . . . . . . .. . . . . . 10.89 dwelling units per acre to 17 dwelling units per acre on four separate parcels totaling approximately 2.83 acres within the Lakeshore Village Planned Development (PD -21) located at 1441 S. Mills Avenue. I If you challenge the proposed action 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 Council at, or prior to, the public hearing. Note: Written correspondence for the City Council may be mailed in c/6 the City Clerk's Office, P. 0. Box 3006, Lodi, CA 95241-1910, or delivered to the City Clerk at 221 West Pine Street, Lodi, Califomia. Should you have any questions, please contact my office or Community Development Director Konradt Bartlam at (209) 333-6711, Sincerely, Susan J. Blackston City Clerk M. Community Development Director