Site Plan & Architectural Review Committee

LODI SITE PLAN AND AGENDA – Regular Meeting Date: May 22, 2024 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. • 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 “May 8, 2024” 3. COMMENTS BY THE PUBLIC (NON-AGENDA ITEMS) If you wish to address the Committee, 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 Architecture Review Committee (“SPARC”) for approval of the construction of a two-story triplex at 425 East Lodi Avenue (Applicant: Octavio Gonzalez; File Number: PL2024-004 SP; CEQA Determination: Exempt Per CEQA Guidelines Section 15332) NOTE: The above item is a quasi-judicial hearing and requires 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 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 Revised 10/2021 5/16/2024 11:54 AM SITE PLAN AND ARCHITECTURAL REVIEW MAY 22, 2024 PAGE TWO **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 Waters (209) 333-6711. Members of the public may view and listen to the open session of this teleconference meeting at www.facebook.com/CityofLodi/. 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, MAY 8, 2024 MINUTES 1. CALL TO ORDER / ROLL CALL The Regular Site Plan and Architectural Review Committee meeting of Wednesday, May 8, 2024, was called to order by Chair Slater at 5:15 p.m. Present: Committee Members Donaldson, Hamilton, Vice Chair Rosado, and Chair Slater Absent: Committee Members Diehl Also Present: Community Development Director John R. Della Monica, Jr., Deputy City Attorney Brian Gabriel, City Planner Cynthia Marsh, and Administrative Assistant Lorie Waters 2. MINUTES “February 28, 2024” MOTION / VOTE: The Site Plan and Architecture Review Committee on motion of SPARC Member Diehl, Vice Chair Rosado second, approved the minutes of February 28, 2024, 4-0. 3. COMMENTS BY THE PUBLIC Member Donaldson disclosed that he participated in preliminary land planning in the early stages of the project being heard at this meeting. He stated that the site plan now differs from the plans that he prepared, and he has no further interest or participation in the project moving forward, nor will he have any interest in the future. He also stated that he has discussed this matter with Director Della Monica and his staff, and it has been determined that there is no conflict of interest. Member Donaldson stated that his participation was nearly 18 months ago. Director Della Monica introduced the new Deputy City Attorney, Brian Gabriel. 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 a new 210 apartment complex (“12 West Apartments”) at 2925 Gala Drive (Applicant: NJA Architecture, File Number: PL2024-005 SP, CEQA Determination: Exempt Per CEQA Guidelines Section 15183) City Planner Marsh gave a presentation based on the staff report and the design package. Chair Slater asked for clarification that the property to the east of the project site is City property and will be used for a switching station in the future. Director Della Monica clarified that the property will hold a substation and will include a water tank. Vice Chair Rosado asked if all of the driveways and pedestrian access points for the project are gated. City Planner Marsh confirmed that all are gated. May 8, 2024 SPARC Meeting Minutes Page 2 of 4 Member Hamilton asked if there were any plans for any additional stop signs or crosswalks for the existing street. City Planner Marsh stated that all of were considered in the 2017-2018 EIR, and no additional stop signs or crosswalks are planned. She added that a higher capacity was taken into consideration in the EIR, and no changes to the existing street was warranted. Chair Slater asked how would tenants of the site get safely to the park across the street. Director Della Monica stated that Staff would have to speak with Public Works to see if there were any plans for a crosswalk in the area. Hearing Opened to the Public • The Applicant, Nick Seward of NJ Architects & Associates of 212 W. Pine Street, St. 1, came up to the podium to answer questions. He stated that this project was previously approved in 2021, and briefly described the changes from the prior approval. • Chair Slater asked about the location of the bicycle racks. Mr. Seward stated that the racks will be located in the breezeways of each building. • Chair Slater asked where HVAC equipment would be located. Mr. Seward stated that they’ve changed the design to include mini-split systems on the ground. • Chair Slater asked about roof material. Mr. Seward stated that they are now hoping that a metal roof will fit into the budget, but it may change to composite. • Chair Slater asked if there would be piping for solar and EV chargers. Mr. Seward stated that solar will be considered in the next phase of Building permits, and EV requirements are shown on the site plan. • Chair Slater asked if there would be designated parking spots for tenants and visitors. Mr. Seward confirmed that all spots will be marked. • Chair Slater also asked Mr. Seward if he had met with his neighbors. Mr. Seward stated that he did not reach out to neighbors. • Vice Chair Rosado asked about the fence line and materials. Mr. Seward stated that three sides are CMU and the south side would consist of wrought iron. He also stated that the gates would have key-card access. • Chair Slater asked for trash enclosure locations. Mr. Seward stated that he worked with Waste Management on trash enclosure locations and they are located throughout the site. • Member Hamilton stated concerns about food waste smells from the trash enclosures. Mr. Seward stated the they have attempted to place most enclosures around the perimeter of the site. Member Hamilton asked if the enclosures were set up for different kinds of waste. Mr. Seward stated that he is now talking the Waste Management on how to accommodate the different types of waste. • Vice Chair Rosado and Mr. Seward discussed relocating the enclosures that were located closer to buildings. • Vice Chair Rosado asked for the height of the carport along Kettleman Lane. Mr. Seward stated that it is either 8.8 or 9 ft. Vice Chair Rosado requested that the height of the carport not exceed the wall to eliminate any light glare beyond the wall. J:\Community Development\Planning\MINUTES\2022 SPARC Minutes 2 May 8, 2024 SPARC Meeting Minutes Page 3 of 4 • Chair Slater asked Mr. Seward if he had spoken with CalTrans concerning the lighting. Mr. Seward stated that CalTrans has approved the design. • Vice Chair Rosado asked about the screening of the HVAC units. Mr. Seward stated that the units will be grouped and surrounded by landscaping. • Vice Chair Rosado asked if there would be any exterior lighting. Mr. Seward confirmed that lighting will be on the entry ways and more lighting will be on the pathways than the buildings to avoid glare for residents. • Vice Chair Rosado asked for clarification on the materials for the balconies. Mr. Seward stated that the material would be a perforated metal. • Vice Chair Rosado asked Staff if there were any regulations on the storage of items on balconies. Mr. Seward clarified that each unit will have a storage unit in the breezeway. • Member Hamilton asked about lighting in the parking areas. Mr. Seward stated the canopies will have lighting. • Member Donaldson asked if there would be an exhaust hood for the preparation kitchen. Mr. Seward stated that the kitchen has a prep area only and is not a commercial kitchen. • Member Donaldson stated that the elevations show a fireplace element that is not showing in the renderings. Mr. Seward stated that there were last minute updates to the floor plan, but anticipates that there will be a chimney and a gas fireplace. • Member Donaldson expressed concerns over using a silver corrugated metal and the material creating a significant glare for the neighborhood. Mr. Seward stated that they will likely use a material that is darker. • Member Donaldson asked Mr. Seward to consider removing some walkways to make the site more pleasant for first-floor tenants. • Chair Slater asked about signage. Mr. Seward stated that there will be monument signage along Gala Drive. • Chair Slater asked Mr. Seward to consider noise remedies for the HVAC units. Mr. Seward stated that the units are small and very efficient, so there haven’t been any considerations for noise reduction. • Vice Chair Rosado asked if there were plans to screen the roof top equipment on the clubhouse. Mr. Seward stated that there will not be any roof equipment. • Vice Chair Rosado asked about the plans for roof vents. Mr. Seward stated that he is currently looking at the options to cluster or go out the side walls, and the goal is keeping a clean roof. • Diana Moffitt of 1515 Marigold, came up to the podium to express concerns about crosswalk safety. Additionally, she expressed concerns over having enough personnel to house an influx of people in the area. J:\Community Development\Planning\MINUTES\2022 SPARC Minutes 3 May 8, 2024 SPARC Meeting Minutes Page 4 of 4 • Vice Chair Rosado asked if the park would be utilized for storm water management. Mr. Seward came back up to the podium to answer the question and stated that there is no storm water management required for the site. Public Portion of Hearing Closed MOTION / VOTE: The Site Plan and Architectural Review Committee on motion of Member Donaldson, second by Member Hamilton, finds that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332, and adopt a resolution approving the proposed project for a new apartment complex at 2925 Gala Drive, subject to the Conditions of Approval in the draft resolution. The motion carried by the following vote: Ayes: Members - Donaldson, Hamilton, Vice Chair Rosado, and Chair Slater Noes: Members - Absent: Members - Diehl 5. REGULAR BUSINESS Director Della Monica advised the Committee that there will be a regular meeting on May 22, 2024. Chair Slater asked for any updates on the Lakehouse Project. Director Della Monica gave a brief update regarding the traffic concerns on the project. 6. COMMENTS BY SPARC MEMBERS AND STAFF Chair Slater stated that he will be traveling to Germany, likely in late July and August. 7. ADJOURNMENT There being no further business to come before the Site Plan and Architectural Review Committee, the meeting was adjourned at 6:16 p.m. ATTEST: Lorie Waters Administrative Assistant J:\Community Development\Planning\MINUTES\2022 SPARC Minutes 4 Item 4a.  CITY OF LODI SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE Staff Report MEETING DATE: May 22, 2024 APPLICATION NO: PL2024-004 REQUEST: Request of Site Plan and Architecture Review Committee (“SPARC”) for approval of the construction of a two-story triplex at 425 East Lodi Avenue (Applicant: Octavio Gonzalez; File Number: PL2024-004 SP; CEQA Determination: Exempt Per CEQA Guidelines Section 15332) LOCATION: 425 East Lodi Avenue Lodi, CA 95240 APN: 043-130-25 APPLICANT: Octavio Gonzalez 124 Chestnut Street Lodi, CA 95240 PROPERTY OWNER: Same as Applicant RECOMMENDATION Staff recommends the Site Plan and Architectural Review Committee approve SPARC Review PL2024- 004, subject to the proposed conditions of approval, included in Attachment A hereto. PROJECT / AREA DESCRIPTION General Plan Designation: Mixed Use Corridor Zoning: Mixed Use Corridor (MCO) Property Size: 0.13 acres (5,525 square feet) SUMMARY The applicant, Octavio Gonzalez (“Applicant”), proposes to construct a new two-story triplex (“Project”) that will replace an existing single-family residence at 425 East Lodi Avenue, Lodi, California, 95240 (“Site”). The Project will have a residential unit and covered parking spaces on the first floor and two residential units on the second floor. In the rear of the Site there will be a driveway, landscaping and parking. Per the Lodi Municipal Code (“LMC”) Zoning regulations, the Project requires approval of a site plan and architectural review by the Site Plan and Architectural Review Committee. 1 357890.1 Gonzalez Triplex May 22, 2024 Page 2 of 18 BACKGROUND The following sections describe the Site and its setting: • Site Location Map • General Plan and Zoning • Existing Conditions Figure 1: Site Location Map General Plan and Zoning The General Plan designation for the Site is Mixed Use Corridor and the zoning district is Mixed Use Corridor (MCO). In the MCO zoning district, triplexes are allowed by right. 357890.1 Gonzalez Triplex May 22, 2024 Page 3 of 18 Table A: Adjacent General Plan, Zoning Designations and Land Uses (1) General Zoning Classification Existing Land Plan Use North Medium Residential Medium Density (RMD) Single-Family Density Residential Residential South Mixed Use Mixed Use Corridor (MCO) Single-Family Corridor Residential East Mixed Use Mixed Use Corridor (MCO) Single-Family Corridor Residential West Mixed Use Mixed Use Corridor (MCO) Single-Family Corridor Residential Project Mixed Use Mixed Use Corridor (MCO) Single-Family Site Corridor Residential Figure 2: Lodi General Plan Designation – Mixed Use Corridor MEDIUM DENSITY RESIDENTIAL MIXED USE CORRIDOR 357890.1 Gonzalez Triplex May 22, 2024 Page 4 of 18 The Mixed Use Corridor General Plan land use designation is described as follows: Mixed Use Corridor: The Mixed-Use Corridor classification includes a variety of office and general commercial uses, as well as low-, medium-, and high-density residential along the city’s major corridors: Kettleman and Cherokee Lanes and Lodi Avenue. This category allows for somewhat more intensive development along these corridors to take advantage of vacant and underutilized sites and provide shopping and services to residents in highly accessible corridors. The maximum FAR for this designation is 1.2. Figure 3: Zoning – Mixed Use Corridor (MCO) RESIDENTIAL MEDIUM DENSITY (RMD) MIXED USE CORRIDOR (MCO) The Mixed Use Corridor zoning district is described as follows: The MCO zoning district is applied along the city's major corridors: Kettleman and Cherokee lanes and Lodi Avenue. This category provides for a variety of office and general commercial uses, as well a low-, medium-, and high-density residential. The maximum FAR is 1.2. The MCO zoning district is consistent with the mixed use corridor land use designation of the general plan. Existing Conditions The Site is currently developed with a single-family residence and accessory structures behind the residence. One can access the Site from East Lodi Avenue and an alleyway adjacent to the Site’s rear property line. The Site is in a predominantly single-family residential area with small businesses interspersed among residences. 357890.1 Gonzalez Triplex May 22, 2024 Page 5 of 18 Aerial photos and street views of the Site are shown below. Figure 4: Existing Site and Vicinity Aerial View South Central Ave. South Garfield St. 357890.1 Gonzalez Triplex May 22, 2024 Page 6 of 18 Figure 5a: View of Project Site from the South (Across East Lodi Ave.) Figure 5b: View to the South from Project Site 357890.1 Gonzalez Triplex May 22, 2024 Page 7 of 18 Figure 5c: View to the East from Project Site Figure 5d: View to the West from Project Site PROPOSED PROJECT The Applicant proposes to construct a new two-story triplex on a 5,525 square foot parcel. The Project will have a residential unit and three parking spaces on the first floor and two residential units on the second floor. In the rear of the Site there will be a driveway and two additional parking spaces. 357890.1 Gonzalez Triplex May 22, 2024 Page 8 of 18 Site Plan The site plan below shows the Project layout. The triplex’s façade will be oriented toward East Lodi Avenue and will have a front yard setback of 10 feet. This building will cover approximately 45 percent of the parcel. To the rear of the triplex will be a driveway that will connect the parking spaces within the main building with an alleyway. There will also be two parking spaces adjacent to the driveway with one space at the northwest corner of the parcel and another space at the northeast corner. There will be no vehicular access into the Site from East Lodi Avenue but there will be pedestrian access. Figure 6: Proposed Site Plan 357890.1 Gonzalez Triplex May 22, 2024 Page 9 of 18 Floor Plans and Roof Layout Figures 7a, 7b and 7c below show the Project floor plans and roof layout. The Project will have two stories with a 909 square foot residential unit and three parking spaces on the first floor and two 1,017 square foot residential units on the second floor. Each of the residential units will have a kitchen, two bedrooms, a bathroom, a living room, and a dining room. The roof layout includes HVAC screening consisting of solid walls. Figure 7a: Floor Plan – Ground Floor 357890.1 Gonzalez Triplex May 22, 2024 Page 10 of 18 Figure 7b: Floor Plan – Upper Floor Figure 7c: Roof Layout 357890.1 Gonzalez Triplex May 22, 2024 Page 11 of 18 Building Elevations The exterior façade of the Project facing East Lodi Avenue will be articulated with a number of elements. There will be three pitched roofs facing the street – the main roof, one roof over one of the windows on the first floor, and the roof over the porch area. The building entrance will be accented with a roof and columns that will comprise an entry porch area. There will be variation in building materials and siding orientation with the use of ledgestone for the foundation, exterior vertical siding for the first floor and horizontal siding for the second floor. There will also be variation in colors with light green used for the first floor and beige for the second floor. The dark brown frames around the door and windows will contribute to color variety. Like the front elevation, the rear elevation will differentiate the floors by using different colors and the windows will have dark brown frames. The wall facing the alleyway will be setback behind the covered parking spaces. Within this wall, there will be two doors providing access to stairwells that lead up to the residential units on the second floor. The parking spaces will be open carports (no garage doors). The east elevation will be articulated with windows, a door, and an opening to the carports. The west elevation will have windows and an opening to the carports. Elements that will be used for all four sides of the triplex include the ledgestone foundation, windows with dark brown frames, and a dark brown horizontal board (“belly wrap”) that adds further delineation between the first and second floors. Figure 8a: South Elevation (Front of Triplex), View from East Lodi Avenue 357890.1 Gonzalez Triplex May 22, 2024 Page 12 of 18 Figure 8b: North Elevation (Rear of Triplex, View from Alleyway Figure 8c: East Elevation 357890.1 Gonzalez Triplex May 22, 2024 Page 13 of 18 Figure 8d: West Elevation Figure 8e: Finishes 357890.1 Gonzalez Triplex May 22, 2024 Page 14 of 18 Landscaping The Project includes landscaping within the front yard setback and adjacent to the parking lot in the rear of the Site (See Figure 6 – Proposed Site Plan). Within the front yard, there will be two street trees (maple) and foundation shrubbery. Within the rear of the Site there will be landscape strips adjacent to the side property lines. There will also be two shade trees and four galvanized horse troughs with mixed perennials within the landscape strips. ANALYSIS The following sections address several topics associated with the 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 Table B below shows the Project’s compliance with the development standards of the MCO zoning district. Table B: Compliance with LMC Development Standards for MCO Zoning District LMC Proposed Compliance Standard Project Setbacks Front 10 feet 10 feet Yes Side 5 feet 5 feet Yes Rear 10 feet 45 feet Yes Side Street NA NA NA Site Coverage 1.20 0.50 Yes Height Limit Max 4 Stories 25.5 feet Yes or 60 feet Min 15 feet Parking 2 Spaces Per 5 Spaces Yes with Unit (3 Covered) Administrative (1 Covered) Deviation Architectural and Landscape Design The mixed-use corridor design guidelines for development within MCO zoning district cover a variety of topics, including: • Site Planning • Building Placement 357890.1 Gonzalez Triplex May 22, 2024 Page 15 of 18 • 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 Project meets the intent of the mixed use corridor design guidelines listed in LMC Section 17.22.070 and is a well-designed project. The Project building has a variety of colors and materials with all sides well-articulated with windows, contrasting materials and colors. Parking and Vehicle and Pedestrian Access According to Table 3-1 of LMC Section 17.32.040, two-bedroom multifamily units require two parking spaces (one covered, one uncovered). Because the Project will have three residential units, at least three covered spaces and three uncovered spaces are required. The Project proposes five parking spaces with three covered parking spaces and two uncovered. Thus, there is a shortage of one uncovered parking space. However, the Community Development Director will grant an administrative deviation to allow the Project to have five spaces instead of the required six spaces. LMC Section 17.40.050 allows an administrative deviation of up to 25 percent (up to two parking spaces) from parking standards. Vehicular access will be via an alleyway adjacent to the rear property line of the Site. There will be pedestrian access into the Site from East Lodi Avenue (See Figure 6 – Proposed Site Plan). FINDINGS The LMC Section 17.40.020 E 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 357890.1 Gonzalez Triplex May 22, 2024 Page 16 of 18 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. Staff believes that SPARC can make the required findings and determination as described 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 Project complies with the LMC development standards of the MCO zoning district, including setbacks, minimum and maximum height, site coverage, and parking (with an administrative deviation). 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; and Analysis: The Project will not create any known impediments to surrounding developments. 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 listed in LMC Section 17.22.070. The materials and colors reflect a high level of design and quality. 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 Project includes colors consistent with the type of building used for the proposed use, and would be constructed with durable materials and finishes. 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 Project buildings would result in any detriments to public health, safety, or welfare. The Project has been designed to be consistent with the design guidelines of the LMC and will be reviewed for compliance with 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. 357890.1 Gonzalez Triplex May 22, 2024 Page 17 of 18 Analysis: The Project is exempt from environmental review per CEQA Guidelines 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 as Mixed Use Corridor is a land use category that provides for triplexes. The MCO zoning district permits the Project’s proposed use by right. b) The Site is within the City, surrounded by existing development, and less than five acres in size. c) The Site is a developed parcel surrounded by development, 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 impacts. The types of uses expected to occur at the proposed Project are typical of buildings in the Mixed Use Corridor zoning 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 Project are included in Attachment A of this report. STRATEGIC PRIORITY ADDRESSED: 5.A. Infrastructure: Community Development: Examine both public and private underutilized or vacant property City wide and consider approaches for achieving highest and best use, including policy or zoning modifications, for Council’s consideration. 357890.1 Gonzalez Triplex May 22, 2024 Page 18 of 18 PUBLIC HEARING NOTICE Legal Notice for this item was published in the Lodi News Sentinel on Saturday, May 11, 2024. Fifty-five (55) Public Hearing Notices were sent to all property owners of record within a 300-foot radius of the Project Site as required by California Govt Code §65091(a)(4) and LMC Section 17.74.020. Public notice also was mailed to interested parties who expressed their interest of the Project. RECOMMENDED MOTION Staff recommends that the SPARC approve Site Plan and Architectural Review PL2024-004, subject to the attached Conditions of Approval. Should the Committee agree with Staff’s recommendation, the following motion is suggested: “I move that the Site Plan and Architectural Review Committee find that the proposed Project is exempt from CEQA per CEQA Guidelines Section 15332, and approve site plan and architectural review for a triplex located at 425 East Lodi Avenue, File Number PL2024-004, subject to the Conditions of Approval.” ALTERNATIVE SPARC ACTIONS • Approve the request with attached or alternate conditions • Approve the Project with revisions • Deny the Project • Continue the item to a future SPARC meeting Respectfully submitted, Tim Kohaya John R. Della Monica Jr. Associate Contract Planner Community Development Director ATTACHMENTS: A. Detailed Site Plans and Design Elements B. Proposed Conditions of Approval 357890.1  ATTACHMENT A FLOOR PLAN FLOOR PLAN GONZALEZ  FRONT ELEVATION ROOF LAYOUT SITE REAR ELEVATION GONZALEZ RIGHT ELEVATION LEFT ELEVATION GONZALEZ GONZALEZ  ATTACHMENT B CONDITIONS OF APPROVAL PROJECT NO. PL2024-004 SP Site Plan and Architectural Review for the Development of a Triplex at 425 East Lodi Avenue APN: 043-130-25 Project No. PL2024-004 SP– Site Plan and Architectural Review for the development of a new triplex (“Project”) at 425 East Lodi Avenue, Lodi, California, 95240 (“Site”). The Project applicant is Octavio Gonzalez, at 124 Chestnut Street, Lodi, California, 94240 (“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. PL2024-004 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, Property Owner, and/or any successor(s) in interest shall, jointly and severally, 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, Property Owner, and/or any successor(s) in interest 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, Property Owner, and/or any successor(s) in interest Applicant, Property Owner, and/or any successor(s) in interest of any Action brought and City shall cooperate with Applicant in the defense of the Action. 357891.1 1 3. The Project shall be developed in accordance with the Site Plan and Architectural Review approved by SPARC on May 22, 2024, 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 (“LMC”) Title 17, Articles 2 and 3. 4. This Project approval does not include signage. All Project signs shall be subject to separate review and approval by the Lodi Planning Department to ensure compliance with the sign regulations in the LMC Title 17. 5. The Project plans shall ensure that any rooftop mechanical equipment is screened by the parapet as visible from the street. Prior to Issuance of Building Permit 6. 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 landscape architect licensed by the State of California shall prepare the Project plans (the “Project Landscape Architect”). b. All Project landscape and irrigation plans shall be consistent with the requirements of LMC Chapter 17.30, Landscaping, and any other applicable codes and requirements. 7. 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 PL2024-004 SP shall be shown on all plans. e. Match lines, limit lines, property lines, and Project limit lines. f. The following items need to be located on the landscape 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 the Project Landscape Architect licensed by the State of California. The licensed Project Landscape Architect shall sign the plans verifying that the plans comply with this City of Lodi Water Efficient Regulations. Include Project Landscape Architect’s name, registration number, address, telephone number, and email. 357891.1 2  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 8. 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. BUILDING DIVISION 1. The construction of the new buildings and related Site improvements shall require building permits. All plan submittals shall be based on the City of Lodi Building Regulations and currently adopted 2022 California Building Code (“2022 CBC”). Please review our policy handouts for specific submittal procedures. 2. All buildings and structures shall have the required fire separation distance separation to the property lines and other structures as specified by the 2022 CBC, Table 705.5 or shall provide the required fire rated protection of walls, limitations of protected and unprotected openings for each structure, as per 2022 CBC, Sections 705.3, 705.5, 705.8, 705.11, 716, Tables 601, 705.5, 705.8 and 716.1(2). 3. Fire rated separation may be required between different occupancies in the building as per 2022 CBC, Section 508.4 and Table 508.4 4. Plans shall show fire rated separation between sleeping units in accordance with 2022 CBC, Section 708 and fire rated horizontal assemblies between the floors separating residences in accordance with Section 711. 2022 CBC, Section 420 357891.1 3 5. Plans shall provide occupancy load calculations for each area of each building based on square footage and the applicable occupant load factor from Table 1004.5. 2022 CBC, Section 1004.5 6. Site Plan to show all building entrances and ground level exits shall be 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 7. Plans to 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. (6) Circulation paths contiguous to vehicular traffic shall be physically separated from vehicular traffic. Vehicular traffic includes travel through parking facilities, into and out of parking spaces, into and out of electrical vehicle charging spaces, and along roadways, driveways and drive aisles. Physical separation shall be provided with circulation paths raised 4” minimum above the area where vehicular traffic occurs. 8. Plans to 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. Provide complete and adequate accessible parking details to specify and show: a. A 9’ wide x 18’ deep accessible parking space(s) with 5’ wide striped access aisle. “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 9. Plans to 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 plans that the sign shall be filled out with the correct appropriate information to become a permanent part of the sign (Lodi Police Department, 209-333-6725). 2022 CBC, Section 11B-502.8 357891.1 4  b. Specify permanently posted reflectorized parking space identification sign at each accessible parking space, 70-sq. inches in area, and mounted a minimum of 60" (80” when located in the path of travel) from bottom of sign to paving. Provide a "van accessible" sign at appropriate parking spaces. The sign 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 state “Minimum Fine $250”. 2022 CBC, Section 11B-502.6 c. Specify pavement-marking symbols at each accessible parking space. 2022 CBC, Section 11B-502.6.4 10. Provide long and short-term bicycle parking as required by 2022 CGBS, Section 5.106.4.1.1. 11. The Fire Sprinkler system shall be submitted under a separate permit and cover to the Building Department by a C-16 licensed contractor. 12. A manual fire alarm and a smoke detection system is required by 2022 CFC, Sections 907.2.9.1 & 907.2.9.2. The Fire Alarm and Smoke Detection System shall be submitted under a separate permit and cover to the Building Department by a C-10 licensed fire alarm contractor. 13. All automatic sprinkler systems shall require a fire department connection (FDC) in a location approved by the Fire Chief. On Site FDC’s shall be within 50 feet on a fire hydrant unless placed along a public street within 20 feet of the property line. FDC’s shall be placed on the same side of fire access roads as the fire hydrant. Plans to show the location of the Fire Department Connection within the required distance to a hydrant. 14. Buildings that are to be protected by an automatic fire extinguishing system shall have an approved fire control room. [LMC 15.20.180 & Lodi Fire Standard D-01] Plans shall include a fire control room with the following: a. Fire control rooms shall contain all fire sprinkler system control valves, fire alarm control panels, extra fire sprinkler heads, and other fire equipment required by the Chief. b. Fire control rooms shall be located within the building at a location approved by the Chief, and shall be provided with a means to access the room directly from the exterior with an approved door of minimum dimensions of 36” x 80”. c. Durable signage shall be provided on the exterior side of the access door to identify the fire control room. The sign shall indicate “FIRE CONTROL ROOM” with 3” tall letters that contrast with their background. d. Keys shall be located within an approved Knox® Company key box located adjacent to the main entrance door on the exterior of the building at 6’ above finished floor. Keys shall include keys for manual pull stations, fire alarm control panel, breakaway locks for PIV, locks for OS &Y chains and exterior doors and essential rooms as determined by the Chief. e. Fire control rooms for commercial buildings shall be a minimum dimension of 5’ x 7’ not less than 35 square feet. 357891.1 5  f. The fire sprinkler riser shall be located at least 12” from any wall. Fire riser SHALL NOT block doorway. g. The fire equipment room may contain other building service equipment. This other equipment shall not be within 3’ in front of any fire equipment in the room. Rooms may be enlarged to share with other equipment such as electrical. However, rooms may not be used as storage areas. PUBLIC WORKS DEPARTMENT 1. Project design and construction shall be in compliance with applicable terms and conditions of the City’s Stormwater Management Plan (SMP), and shall employ the Best Management Practices (BMPs) identified in the SMP and the City’s Stormwater Development Standards Plan. Some notable requirements include the following: a. All roof drains shall be directed to a permeable area or an infiltration trench before the stormwater enters the City of Lodi’s municipal stormwater system. b. State-mandated, year-round 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 or Project developer. 2. Submit Project Stormwater Plan(s) for the Project in compliance with the Multi-Agency Post- Construction Stormwater Standards Manual as adopted by City Council on November 4, 2015, if adding or removing and replacing at least 2,500 square feet of impervious surface. 3. The developer shall dedicate all PUEs required by the various utility companies and the City of Lodi. 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. 4. All property lines and proposed Public Utility Easements (PUEs) shall be shown and clearly identified on Project plans. No structures shall cross property lines or be located inside City Right-of-Way (ROW) or PUEs. 5. 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(s) shall be utilized for this Project, if possible. Otherwise the developer is responsible to abandon any excess/unused connections and install new service connections to the public facilities at the developer’s expense. 6. If fire service is needed it shall be installed according to the City of Lodi Design Standards § 4.403. 7. All backflow preventers installed with this Project (Reduced Pressure Backflow Device Assemblies per City of Lodi Standard Plan 413) shall be certified by the property owner prior to final inspection. Test reports will only be accepted from a tester on the City’s approved list. 8. Project onsite parking shall be designed in conformance with City of Lodi Standard Plan 134. 357891.1 6 9. All walls, fences, buildings, landscaping shall be installed in conformance with the site distance requirements specified in Section 1.303 of the City of Lodi Public Improvement Design Standards. 10. Project 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 private trees proposed within 5 feet of public sidewalk shall be selected from the City’s approved street tree list and be planted per City of Lodi Standard Plan 140. 12. As required by the California Green Building Code, the Project shall participate in the Construction and Demolition Recycling Program. 13. Remove and replace all damaged or non ADA-conforming curb, gutter, and sidewalk fronting the parcel in conformance with City of Lodi Standard Plans, if applicable. 14. The Applicant/Project developer is responsible for ensuring that all Project design and construction complies with the Americans with Disabilities Act (ADA). 15. Prior to any work within City ROW, PUEs, or on existing public water, wastewater, and storm drain infrastructure, the Applicant shall obtain an encroachment permit issued by the City of Lodi Public Works Department. 16. The Applicant and/or Project developer must obtain the following permits: a. Building permit issued by the City of Lodi Building Department. b. Encroachment Permit issued from the City of Lodi Public Works Department for any work within City ROW, PUEs, or on existing public water, wastewater, and storm drain infrastructure. 17. The Applicant and/or Project developer must pay the following fees prior to building permit issuance unless noted otherwise: a. Filing and processing 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, if applicable. e. Regional Transportation Impact Fee (RTIF). f. Encroachment permit fees, if applicable. g. PUE dedication fee, if applicable. 357891.1 7  h. County Facilities fees, if applicable. i. Stormwater Compliance Inspection Fee prior to building permit issuance or commencement of construction operations, whichever occurs first. j. Post Construction Storm Water Plan Check fee. k. MWELO Compliance Plan Check fee, if applicable. 18. The Applicant and/or Project developer must also pay the following fee prior to temporary occupancy or occupancy of the building unless noted otherwise: a. Development Impact Mitigation Fees per the Public Works Fee and Service Charge Schedule. (The fees referenced above are subject to periodic adjustment as provided by the implementing ordinance/resolution. The fee charged will be that in effect at the time of collection indicated above.) 19. Additional comments and conditions will be provided during the building permit review process when more detailed plans are available. 357891.1 8