Site Plan & Architectural Review Committee

LODI SITE PLAN AND AGENDA – Regular Meeting Date: March 8, 2023 ARCHITECTURAL REVIEW Time: 5:15 p.m. COMMITTEE Carnegie Forum 305 West Pine Street, Lodi For information regarding this Agenda please contact: Lorie Waters Administrative Assistant Telephone: (209) 333-6711 Notice Regarding Public Comments Public Comment may be submitted in the following ways: • In-person – The Carnegie Forum is open to the public in accordance with CDPH and CalOSHA guidelines. • Zoom Webinar ➢ Meeting ID: 815 1657 9017 ➢ Passcode: 226923 ➢ Phone number: +1 669 444 9171 • Link: https://us06web.zoom.us/j/81516579017?pwd=OTRCSUtzVHVqMThKZ1VsOXdLOE1kZz09 • Email – sparccomments@lodi.gov ➢ Received no later than two hours prior to the meeting • Mail – Community Development Department, P.O. Box 3006, Lodi, CA 95241 • Hand delivered to: Community Development Department, 221 W. Pine Street, Lodi, CA 95240 ➢ Received no later than two hours prior to the meeting 1. ROLL CALL 2. MINUTES “December 14, 2022” 3. COMMENTS BY THE PUBLIC (NON-AGENDA ITEMS) If you wish to address the Commission, please refer to the Notice at the beginning of this agenda. Individuals are limited to one appearance during this section of the Agenda. 4. REVIEW ITEMS a) Request of Site Plan and Architectural Review Committee (SPARC) to consider Site Plan and Architectural Review for the construction of a new McDonald’s restaurant at 2611 Reynolds Ranch Parkway (Project), (Applicant: Silman Ruiz; File Number: PL2022-030 SP; CEQA Determination: Exempt Per Section 15332) NOTE: The above items are quasi-judicial hearings and require disclosure of ex parte communications as set forth in Resolution No. 2006-31 5. REGULAR BUSINESS 6. COMMENTS BY THE COMMITTEE MEMBERS AND STAFF ON NON-AGENDA ITEMS 7. ADJOURNMENT Revised 10/2021 3/3/2023 9:36 AM SITE PLAN AND ARCHITECTURAL REVIEW MARCH 8, 2023 PAGE TWO Pursuant to Section 54954.2(a) of the Government Code of the State of California, this agenda was posted at least 72 hours in advance of the scheduled meeting at a public place freely accessible to the public 24 hours a day. ______________________________ Lorie Waters Administrative Assistant **Notice: Pursuant to Government Code §54954.3(a), public comments may be directed to the legislative body concerning any item contained on the agenda for this meeting before (in the cast of Closed Session items) or during consideration of the item. All staff reports or other written documentation relating to each item of business referred to on the agenda are on file in the Office of the Community Development Department, located at 221 W. Pine Street, Lodi, and are available for public inspection. Agendas and staff reports are also posted on the City’s website at www.lodi.gov. If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation contact the Community Development Office as soon as possible and at least 72 hours prior to the meeting date. Language interpreter requests must be received at least 72 hours in advance of the meeting to help ensure availability. Contact Lorie Waters at (209) 333-6711. Solicitudes de interpretación de idiomas deben ser recibidas por lo menos con 72 horas de anticipación a la reunión para ayudar a asegurar la disponibilidad. Llame a Lorie Wates (209) 333-6711. Members of the public may view and listen to the open session of this teleconference meeting at www.facebook.com/CityofLodi/ or https://zoom.us/j/92963331153?pwd=QVZlNVVVa3VEN1U2aTJRN1ZHMnZkZz09. Right of Appeal: If you disagree with the decision of the committee, you have a right of appeal. Only persons who participated in the review process by submitting written or oral testimony, or by attending the public hearing may appeal. Pursuant to Lodi Municipal Code Section 17.70.050, actions of the Site Plan and Architectural Review Committee may be appealed to the Planning Commission and then to the City Council by filing, within ten (10) business days, a written appeal with the City Clerk and payment of $300.00 appeal fee. The appeal shall be processed in accordance with Chapter 17.70, Appeals, of the Lodi Municipal Code. Contact: City Clerk, City Hall 2nd Floor, 221 West Pine Street, Lodi, California 95240 – Phone: (209) 333-6702.  SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE MEETING CARNEGIE FORUM, 305 WEST PINE STREET WEDNESDAY, DECEMBER 14, 2022 MINUTES 1. CALL TO ORDER / ROLL CALL The Regular Site Plan and Architectural Review Committee meeting of Wednesday, December 14, 2022, was called to order by Chair Slater at 5:15 p.m. Present: Committee Members Diehl, Stafford, Vice Chair Rosado, and Chair Slater Absent: Committee Members Craig Also Present: Community Development Director John R. Della Monica, Jr., City Attorney Janice Magdich, Contract Planner Eric Norris, City Planner Cynthia Marsh, and Administrative Assistant Lorie Waters 2. MINUTES “September 14, 2022” MOTION / VOTE: The Site Plan and Architecture Review Committee on motion of SPARC Member Diehl, Commissioner Stafford second, approved the minutes of September 14, 2022, 4-0. 3. COMMENTS BY THE PUBLIC None. 4. PUBLIC HEARINGS a) Notice thereof having been published according to law, an affidavit of which publication is on file in the Community Development Department, Chair Slater called for the public hearing to consider the request of Site Plan and Architecture Review Committee (SPARC) for approval of proposed site improvements: a 1400 square foot addition to house new men’s and women’s restrooms and storage space, the expansion of the parking lot, new accessible parking stalls, and the addition of a passenger drop-off area at the existing LOEL Center at 222 E. Oak Street (Applicant: Marjory Schrenk; File Number: PL2022- 025; CEQA Determination: Exempt Per CEQA Guidelines § 15303(c)) Contract Planner Eric Norris gave a brief presentation based on the staff report. Staff is recommending approval of the project as conditioned. Chair Slater asked about the roof line intersection on the south elevation. Director Della Monica stated that the applicant would have an extended cricket which is a small ridge to filter water out to either edge of the building. Vice Chair Rosado asked for clarification on the two driveways on Oak Street being existing, non-conforming. Contract Planner Norris agreed that they are existing, non- conforming. Vice Chair Rosado also asked if there was a roof plan. Contract Planner stated that there is a roof plan in the Agenda Package, but Vice Chair Rosado was not able to find it. Vice December 14, 2022 SPARC Meeting Minutes Page 2 of 4 Chair Rosado asked if there would be any roof top equipment. Contract Planner Norris advised that we can ask the applicant, but he did not recall any indicated in the plans. Member Stafford asked if landscaping would be required. Contract Planner Norris stated that there will be landscaping. Director Della Monica stated that the existing landscaping is adequate, therefore, this requirement was not included in the conditions of approval. Hearing Opened to the Public • The applicant, Marjory Schrenk of 76 Applewood and Sam Harper with WMB Architects of Stockton, came forward to answer questions. • Vice Chair Rosado asked if there was any roof top equipment on the addition. Mr. Harper responded that there will be two condensers, and a parapet will provide screening. • Chair Slater asked if there were plans to bring more detail to the windows to match the existing building. Mr. Harper advised that there are no plans. • Vice Chair Rosado asked if there are any plans to address stucco cracking. Mr. Harper advised that they are planning to do a three-coat with lapping paper. Public Portion of Hearing Closed MOTION / VOTE: The Site Plan and Architectural Review Committee on motion of SPARC Member Stafford, second by Member Diehl, moved that the proposed project is exempt from CEQA pursuant to CEQA Guidelines Section 15303(c) and approve site plan and architectural review for the proposed site improvements: a 1400 square foot addition to house new men’s and women’s restrooms and storage space, the expansion of the parking lot, new accessible parking stalls, and the addition of a passenger drop-off area at the existing LOEL Center at 222 E. Oak Street, PL2022-025, subject to the Conditions of Approval. The motion carried by the following vote: Ayes: Members - Diehl, Stafford, Vice Chair Rosado, and Chair Slater Noes: Members - None Absent: Members - Craig b) Notice thereof having been published according to law, an affidavit of which publication is on file in the Community Development Department, Chair Slater called for the public hearing to consider the request of Site Plan and Architecture Review Committee (SPARC) for approval of a façade upgrade (Exterior Alterations) to the existing automobile showroom exterior, including a new entry feature, at the main entrance of 1210 S. Cherokee Lane (Applicant: Nick Seward; File Number: PL2022-027; CEQA Determination: Exempt Per Section 15301(E)(2)(A)) Contract Planner Eric Norris gave a brief presentation based on the staff report. Staff is recommending approval of the project as conditioned. Vice Chair Rosado asked if the elevations were labeled incorrectly. Contract Planner Norris confirmed that the labels should be switched. J:\Community Development\Planning\MINUTES\2022 SPARC Minutes 2 December 14, 2022 SPARC Meeting Minutes Page 3 of 4 Hearing Opened to the Public • The applicant, Kini Sobon of 1210 S. Cherokee Lane and the Architect, Nick Seward, came forward to answer questions. • Vice Chair Rosado asked about the extent of improvements to the North and South elevations. Mr. Seward added that these elevations will be painted. • Member Stafford asked if there were any improvements on the service entrance side. Mr. Seward stated that there will be minor improvements. Member Stafford also asked if there would be new handrails. Mr. Seward stated that one of the handrails is being upgraded to meet current requirements. • Chair Slater asked if the painting will be added as a condition of approval. Director Della Monica stated that it would be added. Public Portion of Hearing Closed MOTION / VOTE: The Site Plan and Architectural Review Committee on motion of Vice Chair Rosado, second by Member Diehl, moved that the proposed project is exempt from CEQA per CEQA Guidelines Section 15301(E)(2)(A) and approve site plan and architectural review PL2022-027 for the exterior alterations at 1210 S. Cherokee Lane, subject to the Conditions of Approval, plus the additional painting that was discussed in tonight’s meeting. The motion carried by the following vote: Ayes: Members - Diehl, Stafford, Vice Chair Rosado, and Chair Slater Noes: Members - None Absent: Members - Craig 5. REGULAR BUSINESS None 6. COMMENTS BY SPARC MEMBERS AND STAFF Vice Chair Rosado asked if the new carports for the Wells Fargo on Ham Lane ever came before the SPARC for approval. Director Della Monica stated that they were a part of the master plan that was approved approximately 8 or 9 years ago. Vice Chair Rosado also asked if there were any plans to replace the trees that were removed at the site. Director Della Monica stated that he was not sure and would have to go back and look at the development plans for the project. Chair Slater asked for an update on the theater. Director Della Monica stated that the site work is still underway despite being delayed by rain. Chair Slater also asked for an update on the old Long John Silver’s site (Rally’s). Director Della Monica stated that plan approval is underway. Community Improvement has noticed the owners to clean up the blight. Chair Slater asked if there was any interest in the old Rosewood Restaurant location. Director Della Monica stated that the location is being discussed with Market Tavern of Stockton. J:\Community Development\Planning\MINUTES\2022 SPARC Minutes 3 December 14, 2022 SPARC Meeting Minutes Page 4 of 4 Chair Slater asked for an update on the bowling alley. Director Della Monica stated that the opening is expected at the end of the first quarter of 2023. Member Diehl asked why Door’s Plus on Lockeford Street did not come before the SPARC for approval. Director Della Monica stated that the approvals for that project happened before his time with the City of Lodi. Member Diehl also asked about Komachi Sushi’s and the boxcar project’s progression. Director Della Monica advised that the location of the boxcar project has moved and this change will come back before the SPARC for approval and Komachi Sushi is moving forward. Member Stafford expressed that he would like to thank Lisa Craig for her time on the SPARC and congratulate her on her City Council seat. 7. ADJOURNMENT There being no further business to come before the Site Plan and Architectural Review Committee, the meeting was adjourned at 5:57 p.m. ATTEST: Lorie Waters Administrative Assistant J:\Community Development\Planning\MINUTES\2022 SPARC Minutes 4  CITY OF LODI SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE Staff Report MEETING DATE: March 8, 2023 APPLICATION NO: PL2022-030 REQUEST: Request of Site Plan and Architectural Review Committee (SPARC) to consider Site Plan and Architectural Review for the construction of a new McDonald’s restaurant at 2611 Reynolds Ranch Parkway (Project), (Applicant: Silman Ruiz; File Number: PL2022-030 SP; CEQA Determination: Exempt Per Section 15332) LOCATION: 2611 Reynolds Ranch Pkwy Lodi, CA 95240 APN: 058-66-018 APPLICANT: Silman Ruiz, Core States Group 4240 E. Jurupa Street, Suite 402 Ontario, CA 91761 PROPERTY OWNER: Sandpiper Pennebaker Group, LLC 1420 South Mills Avenue, Suite M Lodi, CA 95242 RECOMMENDATION Staff recommends the Site Plan and Architectural Review Committee approve the proposed development of a new restaurant building, Application Number: PL2022-030, subject to the proposed conditions of approval, included as Attachment “A” hereto. SUMMARY The Applicant has requested approval to construct a new McDonald’s restaurant at 2611 Reynolds Ranch Parkway, Lodi, CA 95240 (“Site”), in the existing Reynolds Ranch Shopping Center located in the Reynolds Ranch Master Planned Community, known as Planned Development (39). In addition to the Site Plan and Architectural Review, the Applicant is seeking a Use Permit for the operation of a drive-through service. The Project would provide in-restaurant dining as well as drive-through service via a dedicated drive-through lane. PROJECT/AREA DESCRIPTION General Plan Designation: (C) Commercial Zoning Designation: Planned Development (39) Commercial Property Size: 0.71 acres (30,927 square feet) Site Plan and Architectural Review Committee March 8, 2023 Page 2 of 16 BACKGROUND The following sections describe the site and its setting: • Site Location Map • General Plan and Zoning • Existing Conditions Figure 1: Site Location Map  Site Plan and Architectural Review Committee March 8, 2023 Page 3 of 16 General Plan and Zoning The Project Site is located in Reynolds Ranch Shopping Center, an existing shopping center located along Harney Lane and Reynolds Ranch Parkway. The shopping center is part of the Master Planned Community known as Reynolds Ranch. Reynolds Ranch Shopping Center has a mix of retail, restaurants, and neighborhood services. The Site is the last vacant parcel of the surrounding shopping center known as Planned Development (39). Table A: General Plan Zoning Designations and Land Uses General Plan Zoning Classification Existing Land Use Project Site Commercial Planned Development (39) Undeveloped Commercial Designation North (LDR) Low Density (RLD) Residential Low Residential Residential Density South Commercial Planned Development (39) Commercial Commercial Designation East Commercial Planned Development (39) Fast-food Restaurant & Commercial Designation Retail West Commercial Planned Development (39) Shopping Center Parking Commercial Designation Lot Figure 2: Lodi General Plan LOW DENSITY RESIDENTIAL COMMERCIAL The Commercial General (C) Plan land use designation is described as follows: The classification provides sites for retail uses, including citywide shopping centers with off-street parking, Site Plan and Architectural Review Committee March 8, 2023 Page 4 of 16 neighborhood shopping with clusters of street-front stores, and hotels. This category includes large- parcel retail uses around Lower Sacramento Road and Kettleman Lane and highway-oriented commercial development near the exits of SR-99, as well as smaller-scale retail uses, including around the intersection of Vine Street and Central Avenue. The maximum FAR for this designation is 0.6. Figure 3: Zoning PD (39) RESIDENTIAL LOW DENSITY PLANNED DEVELOPMENT (39) RLD– Residential Low Density Planned Development (“PD”) 39 allows for commercial uses on this parcel. A PD zone is intended to allow deviations from standard zoning requirements to create a development pattern specifically designed for a project site that allows a more desirable and efficient use of land. In accordance with Municipal Code Section 17.28.040, a PD zone is intended to accommodate various types of development, including residential developments, public, quasi-public, commercial, retail, office, schools, and open space. Phase 3-A of The Reynolds Ranch Shopping Center covers approximately 300,000 square feet of commercial development in PD (39) zoning. On March 24, 2010, SPARC approved Resolution 10- 07 which adopted Design Guidelines for PD (39), which is included hereto as Attachment “B”. Existing Conditions The Site is currently an undeveloped, 0.71-acre (30,927 square feet) parcel within the Reynolds Ranch Shopping Center. The Site is zoned PD (39), which designates this parcel as “Commercial.” The new 3,781 square foot restaurant and drive-through will front Harney Lane. Access to the restaurant will be from the interior driveway leading into the Reynolds Ranch Shopping Center off Harney Road. Site Plan and Architectural Review Committee March 8, 2023 Page 5 of 16 Figure 4: Existing Site PROJECT SITE Figure 5: Site Aerial Chipotle Sleep First Mattress Sprouts PetSmart Kelly’s Car Wash Site Plan and Architectural Review Committee March 8, 2023 Page 6 of 16 PROPOSED PROJECT The Applicant is proposing to construct a new 3,781 square foot building with a two-lane drive- through. The proposed restaurant will accommodate an interior dining area with 41 seats and operate with a maximum of 24 employees on any given shift. Business hours will be from 5:30 a.m. to midnight, 7 days per week. Site Plan The Applicant proposes to construct a new 3,781 square foot restaurant on an undeveloped retail pad in a fully integrated development known as Reynolds Ranch Shopping Center. All shared public improvements have been constructed, including the adjacent parking lot and drive aisles. Figure 6: Proposed Site Plan Site Plan and Architectural Review Committee March 8, 2023 Page 7 of 16 Figure 7: Proposed Building Elevations Proposed Front Elevation (Facing Harney Lane) Proposed West Elevation (Facing Parking Area) Proposed East Elevation Site Plan and Architectural Review Committee March 8, 2023 Page 8 of 16 Proposed South Elevation Figure 8: Proposed Materials The proposed materials include prefabricated panels, which make up much of the façade of the building, and a “reveal metal wall panel system” on the stucco exterior. The corner edges of the building will use aluminum battens that mimic a wood treatment. Site Plan and Architectural Review Committee March 8, 2023 Page 9 of 16 Drive-Through The service drive-through is entered from the parking lot and includes two ordering lanes and two menu boards. The proposed drive-through meets the City’s Zoning Code requirement for eight- vehicle stacking capacity. Figure 9: Proposed Drive-Through 1 2 3 4 5 6 7 8 Menu Boards Highlighted in Red The exit from the drive through parallels the storefront and exits into the parking area to the southwest of the building. Site Plan and Architectural Review Committee March 8, 2023 Page 10 of 16 Landscaping The Project Site landscaping will integrate with the existing Reynolds Ranch Shopping Center’s Landscape Plan. The proposed landscape materials are shown on the following page Figure 10: Landscape Plan Site Plan and Architectural Review Committee March 8, 2023 Page 11 of 16 Figure 11: Plant Materials Site Plan and Architectural Review Committee March 8, 2023 Page 12 of 16 ANALYSIS The following sections address several topics associated with the proposed project: • Compliance with Zoning District Development Standards • Architecture and Landscape Design • Landscaping and Site Improvements • Parking Staff’s analysis of these issues is provided below. Compliance with Development Standards The table below shows the Project’s compliance with the development standards of PD (39). Table B: Compliance with PD (39) Development Standards PD (39) Proposed Project Compliance Standard Setbacks Front 10 feet 37 feet (approx.) Yes Side None 23 feet (approx.) Yes Rear None 116 feet (approx.) Yes Site 0.60 0.12% Yes Coverage Height Limit Max 2 Stories or 35 feet 18 “ Yes Parking 11 spaces 18 spaces Yes (1 per 4 seats) Site Plan and Architectural Review Committee March 8, 2023 Page 13 of 16 Architectural and Landscape Design Approval of the Reynolds Ranch Shopping Center included architectural design guidelines for PD (39) (Resolution No. P.C. 10-07). The guidelines for commercial development within PD (39) cover a variety of topics, including: • Site Planning • Building Placement • Building Orientation • Building Design and Architecture • Articulation and Detail • Roofs • Building Materials and Colors • Windows • Plazas • Parking and Circulation • Landscaping • Lightning • Signage and Gateways • Walls • Equipment, Service Area, and Refuse Screening In Staff’s opinion, the proposed Project at 2611 Reynolds Ranch Parkway meets the intent of the PD (39) design guidelines adopted in Resolution No. P.C. 10-07, and is a well-designed project. The proposed Project introduces a variety of colors and materials and includes a roof that both provides a varied roofline and shields roof-mounted equipment from view. The building frontage facing Harney Lane shows detailing and variety on par with other recent fast food restaurant approvals and presents a modernized version of the classic McDonald’s architecture. Staff’s comments on the original submittal focused on design elements and architectural features, such as the placement, style and scale of elements, and ensuring appropriate articulation techniques to promote a human scale by breaking up the building mass, along with contrasting colors and modern materials. The proposed Project design responds to Staff’s comments and includes the changes requested by Staff. Parking PD (39) is silent as to specific restaurant parking requirements in the later phases of PD (39)’s development, therefore, Zoning Code Section 17.32.040 will apply, requiring the commercial restaurant development to provide the following parking: • 1 space per every 4 fixed seats Based on these standards, the restaurant’s 41 fixed seats require a total of 11 parking spaces (41/4 = 11 when rounded). The proposed 18 parking spaces exceed this requirement. Site Plan and Architectural Review Committee March 8, 2023 Page 14 of 16 FINDINGS The Lodi Municipal Code (Section 17.14.040 F) requires that the SPARC make the following findings in order to approve a site plan and architectural review application: 1. The design and layout of the proposed project would: a. Be consistent with the development and design standards/guidelines of the applicable zoning district; b. Not interfere with the use and enjoyment of neighboring existing or future developments, and not create traffic or pedestrian hazards; c. Maintain and enhance the attractive, harmonious, and orderly development contemplated by this development code; and d. Provide a desirable environment for its occupants, neighbors, and visiting public through good aesthetic use of durable materials, texture, and color. 2. The proposed development: a. Would not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity; and b. Has been reviewed in compliance with the California Environmental Quality Act (CEQA) and the Lodi Environmental Review Guidelines [Zoning Code 17.040.020.E] Staff’s recommendations are shown below: 1a. The design and layout of the proposed project would be consistent with the development and design standards/guidelines of the applicable zoning district; Analysis: The proposed Project complies with the development standards of PD (39), and Lodi Municipal Code (where the PD standards are silent), including setbacks, minimum and maximum height, site coverage, and parking. 1b. The design and layout of the proposed project would not interfere with the use and enjoyment of neighboring existing or future developments, and not create traffic or pedestrian hazards; Analysis: The proposed Project will not create any impediments to surrounding developments. As conditioned, the Project includes safe, pedestrian access, separated from vehicle traffic, into the Site from adjacent public sidewalks. 1c. The design and layout of the proposed project would maintain and enhance the attractive, harmonious, and orderly development contemplated by this development code; and Analysis: The Project’s design, colors, and materials are appropriate for the type of building, and meet or exceed the City’s design expectations as adopted in Resolution 10-07. The materials and colors reflect a high level of design and quality. Site Plan and Architectural Review Committee March 8, 2023 Page 15 of 16 1d. The design and layout of the proposed project would provide a desirable environment for its occupants, neighbors, and visiting public through good aesthetic use of durable materials, texture, and color. Analysis: The proposed Project includes bright colors often associated with this type of fast food establishment, making it familiar and easy to find for patrons. The Project would be constructed with durable materials and finishes, including exterior and insulation finish system (EIFS) cladding panels, tile, and polished stainless steel. 2a. The proposed development would not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity; and Analysis: There is no evidence in the record to suggest that the proposed Project would result in any detriments to the public health, safety, or welfare. The Project has been designed to be consistent with PD 39 and its Design Guidelines, and all applicable public works, building, and other codes and requirements. 2b. Has been reviewed in compliance with the California Environmental Quality Act (CEQA) and the Lodi Environmental Review Guidelines. Analysis: The proposed Project can be found exempt from environmental review per CEQA section 15332, as discussed below. ENVIRONMENTAL REVIEW The proposed Project meets the criteria for a Class 32 exemption per CEQA Guidelines section 15332. CEQA defines projects in Class 32 as follows: “Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section. (a) The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare, or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services.” The Project meets all the conditions listed for a Class 32 exemption: a) The Project is consistent with the Lodi General Plan, site as Commercial, a land use category that provides for a mix of retail and other uses. The proposed use is permitted by the PD (39) zoning district. b) The Site is within the City, surrounded by existing development, and less than five acres in size. Site Plan and Architectural Review Committee March 8, 2023 Page 16 of 16 c) The Project Site is the last vacant building parcel in the surrounding shopping center, and contains no known habitat for wildlife species. d) The Project is not expected to result in any traffic, noise, air quality, or water quality impact. The types of uses expected to occur at the proposed Project are typical of the commercial district, and would not generate significant levels of traffic, noise, or other impacts. e) The Site is served with all needed utilities by the City and other agencies. CONDITIONS OF APPROVAL Staff’s recommended conditions of approval for the proposed project are included as Attachment “A” to this report. PUBLIC HEARING NOTICE Legal Notice for this item was published in the Lodi News Sentinel on Saturday, February 25, 2023. Thirteen (13) Public Hearing Notices were sent to all property owners of record within a 300-foot radius of the Site as required by California Government Code Section 65091(a)(3). Public notice also was mailed to interested parties who expressed their interest of the Project. RECOMMENDED MOTION Should the SPARC agree with Staff’s recommendation, the following motion is suggested: “I move that the Site Plan and Architectural Committee find that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines, and approve the Site Plan and Architectural Review File Number: PL2022-030 for a new McDonald’s restaurant at 2611 Reynolds Ranch Parkway, subject to the attached conditions of approval.” ALTERNTIVE SPARC ACTIONS • Approve the request with attached or alternate conditions • Approve a Project with revisions • Deny the Project • Continue the item to a future meeting Respectfully submitted, Cynthia Marsh John R. Della Monica, Jr. City Planner Community Development Director ATTACHMENTS: A. Proposed Conditions of Approval B. Resolution 10-07 – Design Guidelines for PD 39 C. Detailed Site Plans and Design Elements  CONDITIONS OF APPROVAL PROJECT NO. PL2022-030 Site Plan and Architectural Review for the Development of a New McDonald’s Restaurant and Drive-through at 2611 Reynolds Ranch Parkway APN: 058-66-018 Project No. PL2022-030 – Site Plan and Architectural Review for the development of a new McDonald’s restaurant building and drive-through (“Project”) at 2611 Reynolds Ranch Parkway, Lodi, California, 95240 (“Site”). The Project applicant is Silman Ruiz, from Core States Group, at 4240 E. Jurupa Street, Suite 402, Ontario, CA 91761 (“Applicant”). PLANNING DIVISION General Conditions 1. The Applicant shall sign below verifying the “Acceptance of the Conditions of Approval” and return the signed page to the Lodi Planning Division. Project approval is not final until a signed copy of these conditions is on file with the City. By signing my name electronically in the space provided, I intend to authenticate my receipt and acknowledgment of the Conditions of Approval for Project No. PL2022-030 SP and agree that my electronic signature has the same force and effect as a manual handwritten signature for purposes of validity, enforceability, and admissibility. Applicant Signature Print Name Date 2. The Applicant shall indemnify, protect, defend, and hold harmless the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, law suits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative, or adjudicatory in nature), and alternative dispute resolutions procedures (including but not limited to arbitrations, mediations, and other such procedures) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul any action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the Project, whether such Actions are brought under the California Environmental Quality Act (CEQA), the Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. 1 3. The Project shall be developed in accordance with the Site Plan and Architectural Review approved by SPARC on March 8, 2023, including the approved Site plan, architectural elevations, etc. The applicant may only request modifications or revisions to the approved Project as outlined in the Lodi Municipal Code Title 17, Articles 2 and 3. 4. This Project approval does not include signage. All signs shall be subject to separate review and approval by the Lodi Planning Department to ensure compliance with the sign regulations in the Lodi Municipal Code Title 17. 5. The Project plans shall ensure that rooftop mechanical equipment is screened by the parapet as visible from the street. 6. The Project trash enclosure shall be protected from rainfall. The enclosure may have a drain to the sanitary sewer, otherwise the enclosure should drain to landscaping, vegetated swales, permeable pavement, or bio retention basins, which must be sized to capture and treat the volume of runoff generated by one inch of rainfall every 24 hours. 7. The Project trash enclosure’s materials and colors shall match or compliment the primary building’s materials and colors. 8. Screening shall be provided on either side of rear exterior transformer box as to maintain unobstructed access from the front. Prior to Issuance of Building Permit 9. The Applicant shall submit a photometric plan showing compliance with the California Building Code (CBC), as adopted by the City, including a minimum of one foot-candle of light from all building exits to safe dispersal areas. 10. The Applicant shall submit landscape plans which are in substantial conformance with the Project plans as approved by the SPARC, and shall be submitted to, and approved by, the Community Development Department Director. a. A licensed Landscape Architect shall prepare the Project plans. b. All Project landscape and irrigation plans shall be consistent with the requirements of Lodi Municipal Code Chapter 17.30, Landscaping, PD (39), Resolution 10-07 and any other applicable codes and requirements. 11. The Project landscape plan submittal shall include the following: a. Complete project title and address. b. Square footage of on-site landscape (and off-site where applicable). c. Plan preparation date. d. City of Lodi project number PL2022-030 SP shall be shown on all plans. e. Match lines, limit lines, property lines, and project limit lines. 2  f. The following items need to be located on the site plan and a detail identifying them: walls, fences, easements, right-of-way, street names, and building footprint(s). g. Dimensioned setbacks for all buildings and parking areas. h. All existing trees and major shrubs, indicating whether they are to remain or be removed. i. Owner/developer name, address, telephone number, facsimile number, project manager's name, email. j. Planting Plans and Irrigation Design Plans shall be prepared by a landscape architect licensed by the State of California. The licensed landscape architect shall sign the plans verifying that the plans comply with this City of Lodi Water Efficient Regulations. Include Landscape Architects name, registration number, address, telephone number, and email. k. Provide intended irrigation approach/written statement of the type of irrigation design approach and equipment intended to be utilized for the subsequent construction plans. l. Plant legend, including the following: • Botanical Name • Common Name • Container Size • On-center spacing (not required for trees) • WUCOLS rating (very low, low, moderate, high) m. A note that all exposed surfaces of non-turf areas (soil area) within the landscape area shall be identified to receive a minimum of 3-inch layer of mulch. n. Notes, details, and specifications shall be included. o. Landscape plans shall be drawn at a scale of 20 feet equal to 1 foot or larger. p. Trees shall be installed at a minimum 24-inch box size. Prior to Issuance of Final Certificate of Occupancy 12. If the Site remains a B occupancy consistent with the prior site plan, fire service shall not be required. However, if alterations occur and the occupancy classification changes, then fire service requirements shall be installed according to the City of Lodi Design Standards §4.403. 13. All required landscaping and irrigation systems shall be installed in accordance with the plans approved by SPARC. If the Project Landscape Architect has inspected the landscaping, the Project Landscape Architect shall provide the City with a Certificate of Compliance stating that the landscaping was installed per the approved Project plans. The City will review the approved plans, and Certificate of Compliance, if applicable, and conduct inspections to ensure that the installation is in compliance with the approved plans. 3 BUILDING DIVISON 1. A building permit is required for all construction of building and related Site improvements. All plan submittals shall comply with the City of Lodi Municipal Code and related guidance documents, and the adopted California Building Code in effect at the time of submittal. Please review our policy handouts for specific submittal procedures. 2. Outdoor signage must be reviewed and approved by City staff under a separate signage permit. 3. All buildings and structures shall have the required fire separation distance separation to the property lines as specified by the 2022 CBC, Table 602 or shall provide the required fire rated protection of walls, limitations of protected and unprotected openings for each building, as per Sections 705, Tables 601, 602 ,705.8, and 716.5, as may be amended from time to time. 4. All Site plans shall provide occupancy load calculations for each area of the building based on square footage and the applicable occupant load factor from Table 1004.5. 2022 CBC, Section 1004.5, as may be amended from time to time. 5. If the occupant load for any area of the Site building exceeds 49, the plans shall show: a. A minimum of two (2) exits that are separated by a minimum of 1/2 (1/3 in sprinklered buildings) of the diagonal distance of the area served. 2022 CBC, Section 1007.1.1. b. Exit doors shall swing in the direction of egress travel. 2022 CBC, Section 1010.1.2.1. c. The exit doors and exit access doors shall be equipped with panic hardware. 2022 CBC, Section 1010.1.10. d. A means of illuminating the egress path of travel in case of power failure, including path to the egress doors, the corridor and the exterior landings. The emergency power system shall provide backup power for the duration of at least 90 minutes and shall illuminate the path of travel at the rate of an average of 1-foot candle at floor level. 2022 CBC, Sections 1008.1 thru 1008.3.5. e. Show locations of required illuminated exit signs. 2022 CBC, Section 1013. f. Provide complete and adequate details and locations of the required tactile exit signs at the following locations: 1. Each grade-level exterior exit door shall be identified by a tactile exit sign with the word, “EXIT.” 2. Each exit access door from an interior room or area that is required to have a visual exit sign, shall be identified by a tactile exit sign with the words, “EXIT ROUTE.” 2022 CBC, Section 1013.4. 6. All Site Plans shall show all building entrances and ground level exits (including gates) connected on an accessible route to other buildings on the Site, public transportation stops, accessible parking and passenger loading zones and to public streets and sidewalks. 2022 CBC, Sections 11B-206.4.1, 11B-404, 11B-Division 4. 4 7. Plans shall specify walkways and sidewalks along accessible routes of travel (1) are continuously accessible, (2) have maximum 1/2" changes in elevation, (3) are minimum 48" in width, (4) have a maximum 2% cross slope, and (5) where necessary to change elevation at a slope exceeding 5% (i.e., 1:20) shall have ramps complying with 2022 CBC, Section 11B-405 or 11B-406 as appropriate. Where a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas shall be defined by a continuous detectable warning which is 36” wide, complying with 2022 CBC, Sections 11B-247.1 & 11B-705.1.2.5. 8. Plans shall specify and show accessible parking spaces in compliance with 2022 CBC, Sections 11B-208.2, 11B-502 and Table 11B-208.2. At least one space shall be van accessible as per 2022 CBC, Section 11B-208.2.4. 9. Provide complete and adequate accessible parking details to satisfy the following requirements and identify each on the plans: a. At least 1 9’ wide x 18’ deep accessible parking space(s) with 5’ wide striped access aisle. All “Van accessible” parking spaces shall be a minimum 12’ wide x 18’ deep with a 5’ wide access aisle or 9’ wide with an 8’ wide access aisle. 2022 CBC, Section 11B- 502.2 b. The access aisle(s) may be located on either side of the accessible parking space(s), except “van accessible” parking spaces shall have the access aisle located on the passenger side of the accessible parking space. Two accessible parking spaces shall be permitted to share a common access aisle. 2022 CBC, Sections 11B-502.3.4, 11B-502.3 c. The access aisles shall be marked with a blue painted borderline around their perimeter. The area within the blue borderlines shall be marked with hatched lines a maximum of 36” on center in a color contrasting with the aisle surface, preferable blue or white. The words “NO PARKING” shall be painted in 12” high white letters in each access aisle. 2022 CBC, Section 502.3.3 d. The accessible parking spaces and the access aisles shall not exceed 2% cross slope in any direction. 2022 CBC, Section 11B-502.4 10. Plans shall specify location and provide complete and adequate details of the following required parking signage: a. "Unauthorized vehicles..." signs at all driveway entrances, or located adjacent to and visible from each accessible parking space. Indicate on the Site plans that the sign shall be filled out with the correct appropriate information to become a permanent part of the sign. 2022 CBC, Section 11B-502.8 b. Each accessible parking space shall be permanently posted with a parking space identification sign that is 70-sq. inches in area, reflective, and mounted a minimum of 60" (80” when located in the path of travel) from the bottom of the sign to the paved surface. A "van accessible" sign shall also be posted at each appropriate parking space. The accessible parking space signs may also be posted on a wall at the interior end of the parking space at a height of 36" above the finished walk or grade. An additional sign below the symbol of accessibility shall also be posted that states “Minimum Fine $250”. 202 CBC, Section 11B- 502.6 5  c. The Plans shall specify pavement-marking symbols at each accessible parking space. 2022 CBC, Section 11B-502.6.4 11. All Plans shall provide for long- and short-term bicycle parking as required by the 2022 California Green Building Code (CGBC), Section 5.106.4 and designated parking spaces for Clean Air/Van Pool/EV vehicles as required by the 2022 CGBC, Section 5.106.5.2, as each may be amended from time to time. 12. Plans shall show facilitation for future installations of Electric Vehicle Supply Equipment (EVSE) for the charging of electric vehicles. The number of Electric Vehicle (EV) charging spaces to be provided shall be as per the 2022 CGBS, Table 5.106.5.3.3. In accordance with 2022 CGBS, Section 5.106.5.3, the plans shall specify: a. The type and locations of the EVSE(s), b. Raceways that originate at the service panel or subpanel serving the area, and shall terminate in close proximity to the proposed location(s) of the charging equipment and into listed, suitable cabinets, boxes, enclosures or equivalent. c. Plan design shall be based on 40-amp minimum branch circuits. d. Electrical calculations shall substantiate the electric system design to include the rating of the equipment and any on-site transformers and have sufficient capacity to simultaneously charge all required EVs at its full rated amperage. e. The service panel or sub-panel shall have sufficient capacity to accommodate the required number of dedicated branch circuits for the future installation of the EVSE. f. Future EV charging spaces qualify as designated clean air vehicle spaces. 2022 CGBS, Section 5.106.5.3 13. The location(s) of the EVSE(s) shall also accommodate accessibility requirements for the future installation of EV charging spaces. The minimum number of accessible EV charging spaces will be required as per 2022 CBC, Table 11B-228.3.2.1 at the time of installation. Accessible EV charging spaces are required to comply with 2022 CBC, Section 11B-812 and to be located on an accessible route. The accessible EV charging spaces are not considered accessible parking spaces for the purpose of calculating the minimum number of accessible parking spaces as per 2022 CBC, Sections 11B-208.1, 11B-208.2, & Table 11B-208.2 14. Restrooms must be provided for employee and customer use. Unless the building/suites meet one of the exceptions of 2022 California Plumbing Code (CPC), Section 422.2 (allowing a unisex restroom), separate toilet facilities shall be provided for each sex. Plumbing occupant load shall be calculated using the plumbing occupant load factor specified by 2022 CPC Table A for each area use. The required number of plumbing fixtures (water closets, urinals, lavatories) shall be provided, as specified for each occupancy by 2022 CPC, Table 422.1. 15. Restrooms will be required to be accessible as per 2022 CBC, Section 11B-213. PUBLIC WORKS DEPARTMENT 1. Project design and construction shall comply with the City’s Stormwater Management Plan (SMP), and shall employ the Best Management Practices (BMPs) identified in the SMP. 6  a. Stormwater Development Standards will be required for this project. b. State-mandated, year around construction site inspections to assure compliance with the City of Lodi Storm Discharge Permit are required. The fee for the inspections is the responsibility of the Applicant. 2. The Applicant, or their successor in interest, shall submit a Project Stormwater Plan in compliance with the Multi-Agency Post-Construction Stormwater Standards Manual (PCSP) as adopted by City Council on November 4, 2015. 3. The Applicant, or their successor in interest, shall dedicate all necessary public utility easements required by the various utility companies and the City of Lodi for the construction of public improvements. 4. 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. Applicant, or their successor in interest, shall prepare and submit a hazardous materials report and shall indemnify the City against any and all hazardous materials and/or ground water contamination for all property/easements dedicated to the City. 5. All structures, including but not limited to private trees, shall be located outside of all Public Utility Easements (PUEs). 6. Per City of Lodi Design Standards Section 2.4 and 4.4, the City allows one water and wastewater service per parcel. Existing water, wastewater, and storm water services to the parcel shall be utilized for this project, if possible. Otherwise the Applicant is responsible for abandoning any excess/unused connections and installing new service connections to the public facilities at the Applicant’s expense. 7. Applicant shall install an appropriately sized grease waste interceptor in compliance with City of Lodi Standard Plan 204. 8. The Project parking lot shall be designed in conformance with City of Lodi Standard Plan 134. 9. The Project trash enclosure shall conform to the California Stormwater Quality Association (CASQA) Development BMP Handbook Section SD-32 and shall be wide enough to provide separate containers for recyclable materials and other solid waste. If no garbage drain is proposed, then the enclosure foundation and the surrounding concrete shall slope away from the enclosure. 10. Irrigation plans and plantings shall conform to the Model Water Efficient Landscaping Ordinance (MWELO) per the Governor’s Executive Order B-29-12 adopted on December 31, 2015, if the proposed landscape area is larger than 500 square feet. 11. Any trees proposed within 5 feet of public sidewalk or a public utility easement shall be selected from the City’s approved street tree list and be installed per City of Lodi Standard Plan 140. 12. As required by the CGBC, the Project shall participate in the Construction and Demolition Recycling Program. 13. Prior to any work within a City Right-of- Way, Public Utility Easements, or on existing public water, wastewater, and storm drain infrastructure, the applicant shall obtain an encroachment permit issued by the Public Works Department. 7 14. 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. 15. The Project shall obtain the following permits: a. Grading Permit issued from the City of Lodi Building Department (if desired). b. Building permit issued by the City of Lodi Building Department. 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. 16. The Applicant or their successor in interest must pay the following fees prior to building permit issuance unless noted otherwise: a. Fees and charges for services performed by City forces per the Public Works Fee and Service Charge Schedule. b. Installation of water and wastewater services by City Forces if property does not have existing services or current services shall be upsized. c. Abandonment of existing water and wastewater services by City Forces, if applicable. d. Water meter installation fees. e. Regional Transportation Impact Fee (RTIF). f. Encroachment permit fee, if applicable. g. County Facilities fees, if applicable. h. Stormwater Compliance Inspection Fee prior to building permit issuance or commencement of construction operations, whichever occurs first. i. Post Construction Storm Water Plan Check fee. j. MWELO Compliance Plan Check fee, if applicable. 17. The Applicant or their successor in interest must pay the Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule. 18. All fees referenced herein are subject to periodic adjustment as provided by the implementing ordinance or resolution. The fee charged will be that in effect at the time of collection indicated above. 19. Additional comments and conditions will be provided during the building permit review process when more detailed plans are available. 8 Proposed McDonald's Restaurant #004-5120 2611 Reynolds Ranch Parkway Lodi, CA 95240