ATCH 2 - PC Reports — Napa City Council, December 6, 2022

M E M O

TO:

CHAIR HUETHER, MEMBERS OF THE PLANNING COMMISSION

FROM:

EVIN PAYNE,

CONSULTANT & MICHAEL ALLEN, SENIOR PLANNER

DATE:

NOVEMBER 17, 2022

SUBJECT:

PL22
-
0031 LONE OAK TENTATIVE SUBDIVISION MAP CONTINUATION

On
October 20, 2022, the Planning Commission continued the review of the Lone Oak Tentative Subdivision Map application, located at 2394 Lone Oak Avenue to a date uncertain and appointed a sub
-
committee consisting of Commissioners Massaro and
Kelley to work w
ith the Applicant to address the issues identified by the Planning Commission at the hearing. The project proposes to subdivide a 2.97 acre parcel into 6 single family residential lots. The project will create a private driveway for three flag lots and the

creation of a new public cul
-
de
-
sac. The new cul
-
de
-
sac will provide access
for the three non
-
flag lots. This memorandum (memo) serves as supplemental analysis to the October 20, 2022, Planning Commission meeting packet on this item, which may be referred

to in (Attachment 1).

Planning Commission
Meeting

October 20, 2022
:

After a significant discussion, the Commission expressed concerns with regards to the subdivision’s design and the future ability for the lots to support Accessory Dwelling Units (AD
Us). The Commission also voiced an overall concern with the architectural elements associated with the individual building elevations. The item was continued to allow the Applicant to work with the Planning Commission Sub -
Committee to address
both of these

issues. The Sub
-
Committee met with the Applicant on November 7, 2022

Proposed Project Revisions
:

Following the Applicant’s meeting with the Sub
-
Committee, the Applicant submitted

new

building elevations
, which revised the Project as described
below.

ADU’s
–

In order to promote alternative forms of housing within the community, the Planning Commission expressed an interest to ensure that the individual lots could accommodate future ADU construction. The Applicant has provided an exhibit (Sheet EXH, pg. 16 of Attachment 3) that informs the future homeowners of their ability to construct an ADU on the lot, should they desire. The exhibit indicates where the ADUs could potentially be constructed on each individual parcel .

ATTACHMENT 2
PL22
-
0031 Lone Oak Tentative Subdivision Map

Continuation

November 17
, 2022

Page
2 Community Development Dept.:

1600 First Street
, Napa CA 94559


Mailing Address: P.O. Box 660, Napa CA 94559


(707) 257
-
95 30



www.cityofnapa.org

The building envelopes sho
wn in (Attachment 1 and 3) reflect the City’s setback
requirements for ADUs. In order to ensure the ability of future homeowners to construct ADUs on the lots, the Applicant has offered to provide compacted pads meeting residential development standards a
nd to provide opportunities for utility connections
to the main residential home (water, sewer, and electric) as part of the residential home construction. To document the Applicant’s offer, two new conditions of approval have been added to the attached r
esolution (Conditions 1 and 2 of Attachment 2) to
read as follows:

1. Prior to issuance of individual building permits for each lot, the Applicant shall provide the Planning Manager with verification that the potential Accessory Dwelling Unit (ADU) pad si
te on the lot meets the compaction requirements set
forth in NMC Chapter 15.04.

2. Prior to issuance of a certificate of occupancy for each lot, the Applicant shall install stubs on the lot from the rear of the main residence capable of providing future u
tility connections (sub
-
feeds for water, sewer, and electric) to the ADU
pad on the lot.

Architectural Modifications
–

The
Planning Commission

expressed their concerns with
the proposed architecture for project. The following summarizes the results of this discussion and the current project proposal:

▪

The project will no longer offer a “Craftsman” style elevation;

▪

The project will incorporate a
new “Modern” style elevation;

▪

The “Ranch” elevation has been modified to reflect a lower roof line and porch post that are more reflective of this architectural style, verses bulky Craftsman pillars
. It also reflects a change in material applications that reflect the Sub
-
Committee’s input
;

▪

Each unit will be constructed with high definition roof shingles of 40 -
year, or
better;

▪

Where white vinyl windows are utilized they will have white trim elements to provide a more cohesive elevation; and,

▪

An exhibit will
be provided, indicating the solar array locations
.

These modifications and changes in architectural styles (Attachment
3 )

will be applied
to the individual lots, reflecting the following unit mix:

Lot 1
-

Plan 1D
-

Ranch

Lot 2
-

Plan 2B
-

Farmhouse

Lot 3

Plan 1A
-

Modern (formerly Craftsman)

Lot 4
-

Plan 2B
-

Farmhouse

Lot 5
-

Plan 2A
-

Modern (formerly Craftsman)

Lot 6
-

Plan 1D
-

Ranch

ATTACHMENT 2
PL22
-
0031 Lone Oak Tentative Subdivision Map

Continuation

November 17
, 2022

Page
3 Community Development Dept.:

1600 First Street
, Napa CA 94559


Mailing Address: P.O. Box 660, Napa CA 94559


(707) 257
-
95 30



www.cityofnapa.org

The footprints and callouts on the attached architectural site plan from the landscape plan package are still accura
te.

The Applicant has

taken the 'A' elevations that were
the Craftsman style and replaced them with the new Modern style elevations.

Solar
Panel

Exhibit
-

The Sub
-
Committee expressed
an

interest
in ensuring the home
provid
e

the necessary
area and orientation for
the installation of
solar panel
s as
required by Title 24 of the
Uniform Building Code
.

Sheet AOA
,

(
pg.
3 of Attachment

3 )

provides a scaled exhibit of solar panel locations.

Staff Analysis

Staff finds that the Planning
Commission’s interest in providing the opportunity to
construct ADUs in the future has been satisfied. This has been accomplished with the Applicant providing an attachment indicating the locations to construct ADUs on each lot in compliance with City Stan
dards. It is also reinforced by including two new
conditions of approval in the proposed resolution that require that the ADU pads meet compaction requirements for residential construction and that the Applicant provide utility connections for the future A
DUs on each lot.

The project architecture has also been modified to eliminate the “Craftsman” style elevation and replace it with a “Modern” style elevation. Additionally, modifications have been made to the “Ranch” elevation based on the input from the S ub
-
Committee.

It is Staff’s opinion that the Project modifications made by the Applicant address the concerns expressed by the Commission during the November 20, 2022 Planning Commission meeting.

Recommendation

Staff recommends that the Planning Commission forward a recommendation to the City Council to adopt a resolution: (a) determining that the project is exempt from CEQA pursuant to CEQA Guidelines Sections 15332; and (b) approving the Design Review Permit, U
se Permit, and
Vesting
Tentative Subdivision Map based on a determination
that the application is consistent with the City’s General Plan, Zoning Ordinance, and all other applicable City requirements and policies.

ATTACHMENTS

ATCH 1
–

Staff Report
& Corr
espondence
(from
October
20 ,
2022 meeting)

ATCH 2
–

Draft Resolution

ATCH 3
-

Revised
Plans including e
levations for
“
Modern
”

and
“
Ranch
”

homes

and ADU
site locations

ATTACHMENT 2
1 Community

Development

Department

–

Planning

Division
1600 First Street + P.O. Box 660

Napa,

94559
-
0660

(707)

257
-
9530

PLANNING

COMMISSION

STAFF

REPORT

OCTOBER 20
, 2022

Co
ntinued to November 17, 2022

AGENDA

ITEM

7. A

File

No.

PL22
-
0031

–

LONE OAK TENTATIVE SUBDIVISION MAP

GENERAL

INFORMATION

PROJECT
SUMMARY:

Vest
ing

Tentative Subdivision M
ap
, Design R
eview

Permit and
Use Permit

to create 6

single family residential lots
, three of which
will be

f
lag
l
ot
s

LOCATION

OF
PROPERTY:

2394
Lone Oak Avenue

APN 042
-
210
-
025

GENERAL

PLAN:

Single
-
Family

Infill

(SF
I
-
70 )

ZONING:

Single
-
Family

Infill

(R
I
-
7)

APPLICANT

PROPERTY
OWNER:

Eric Zweig

Edenbridge
H
omes

21771 Stevens Creek Blvd. STE 200A,
Cupertino, CA 95014

Phone:

(
669
)

231
-
4240

STAFF
PLANNER:

Michael

Allen,

Senior

Planner

Kevin Payne, Planning Consultant

Phone:

(707)

257
-
9530

(916) 316
-
2127

LOCATION

MAP

ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

2 I.

PROJECT

DESCRIPTION

The Applicant,
Edenbridge Homes, is reques
ting the approval of a
Vesting

Tentative
Subdivision Map, Design R
eview

Permit
and Use Permit

to subdivide a 2.97 acre parcel
into 6 single family residential lots.

The project includes creating a private driveway
along the north side of the project. Lots 1
-
3 will be accessed from a new cul
-
de
-
sac
extended from Grove Avenue. Lots 4
-
6 will be flag lots that access the street by the
northern driveway. Site improvement
s include grading, retaining walls, fencing,
landscaping and underground utilities to support six new single family residential units.

The cul
-
de
-
sac

off of Grove Avenue

will include parking in designated areas and an
attached sidewalk on both sides. A design exception request letter is included with this application for the proposed alternate attached sidewalk.

The

project

includes

the

following

entitlements:

1. Design

R
eview

Permit

for

house plans and the Tentative S
ubdivision

M
ap;

2. Use Permit to apply Flag Lot standards, and;

3. Vesting

Tentative

Subdivision
Map

subdivide

the

2.97 -
acre

property

into

six

single
-
family

residential
lots.

CONTEXT

The parcel has
historically been vacant land with low density residential use. An orchard was present on the northeast portion from 1947 to 1951. A single family home and garage were constructed around 1947 and demolished in 1995. Existing vegetation consisting of non
-
na
tive grasses, remnant orchard and some native trees, and blackberry bushes will be removed outside the riparian corridor in conjunction with development.

Most of the

on
-
site native trees will be preserved and no development or construction will occur withi
n the riparian zone.

The new single family homes will be
accessed from the existing stub
-
end of Grove Avenue via a new public cul
-
de
-
sac.

FIGURE

1 –

PROPOSED SITE PLAN

ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

3 II.

ANALYSIS

GENERAL PLAN

The General Plan designation for the site is SFI
-
70 , Single
-
Family Infill, which provides
for detached and attached single family homes, second units, planned unit and cluster developments, duplexes, triplexes, mobile homes, manufactured housing at a density of 2 to
4 units per acre.

The 2.97
-
acre lot woul
d allow
for a minimum of 2 units and a
maximum of 11

units. The Applicant
is proposing

six

(
6 ) single
-
family residential units
which is
within

the permitted density range in compliance with the SFI
-
70 General Plan
Designation.

Housing Element
Policy H1.1 encourages the efficient use of land. Land Use Element

Policy LU
-

4.5 encourages projects to be compatible with the surrounding neighborhood.

The proposed residential use is designed to allow for the property to be developed at a

density consist
ent with the General Plan and is compatible with existing residences in

the area consistent with these policies.

ZONING

The project is located within the
RI
-
7 , Single
-
Family Infill Zoning District, which
implements the single
-
family infill category of th
e General Plan and applies in areas that
are primarily of single
-
family detached housing, although duplexes, triplexes and attached single
-
family homes also exist and may be permitted. RI areas include subdivisions typically with regular lot patterns, vari
ed designs and a limited mix of unit
types. Single
-
family detached developments are a permitted use within the RI
-
7 Zoning
District. The
six

single
family units, each with an attached garage, satisfies the development standards of the RI
-
7 District as illu
strated in Table 1.

T
ABLE 1

–

RI
-
7 DEVELOPMENT STANDARDS

As proposed, all lots conform to R1
-
7 development standards. Lot
s 4
-
6 conform

the

City’s flag lot standards when considering the proposed setbacks.

NMC
Section

17.62 .050 requires City Council approval of a Design Review Permit for Tentative Subdivision Maps
.

Design review analysis is further discussed in Subsection IV.F of this report.

Criteria

Standard

Lot 1

Lot 2

Lot 3

Lot 4

Lot 5

Lot 6

Lot Area (sq.ft.
)

min. 7,
000

7,057

17,594

16,797

22,163

20,281

36,285

Height (feet)

m
ax
.

30 23’

27’

23’

27’

23’

Front Setback
(feet)

min. 20

20 20

20 25

25 20’ Drive

15’ Porch

Side Yard
–

1 st

story (feet)

min. 5/10

10/5

22/33

5/54

10/10

15/7

Side Yard
–

2 nd

story (feet)

min. 5/10

27/19

22/30

19/130

13/10

10/13

29/80

Rear Yard (feet)

min. 20

20 27

2 0

2 1
0 2
3 0

7 0

Lot
Coverage
(percentage)

m
ax
.

45 38

12 15

10 11

7 ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

4 C.

PARKING

NMC
Section 17.54.040 identifies the parking minimum requirements for each land use classification. The

requirement for

single
-
family

residential detached units
require
s
:

2 parking spaces per unit, at least 1 in a garage plus 1 space for each bed room in excess
of 2, plus 1 guest parking space per unit. The following table identifies how the Project complies with the parking requirements.

TABLE

2 –

PARKING REQUIREMENTS

Lot

Bedroom
Count

Guest

Provided
Garage

Driveway

*Required

Total
Provided

1 5

1 2

2 6

5 2

5 1

3 2

6 5

3 5

1 2

2 6

5 4

5 1

3 2

6 5

5 5

1 3

2 6

5 6

5 1

2 2

6 5

**
Cul
-
de
-

sac

3 ***
Driveway

6 Total

30 6

15 12

36 39

Surplus

3 *

The required

parking
section

includes parking for the residence plus guest parking.

The c
ul
-
de
-
sac design provides additional on
-
street parking
.

***

The p
rivate driveway provides
an
additional parking resource for the project.

As identified in the table above,

the Project require
s a minim
um of

36 parking spaces for
the
proposed
residences.

As proposed, Plan
2 could be either a 4 or 5 bedroom unit.

This
parking analysis
assumes the maximum development for each unit is a 5 bedroom unit.

Each lot provides a total of 4
to 5
parking sp
aces for the residence
for a total of
30 parking
spaces.

The addition of parking that is available on
-
street within the cul
-
de
-
sac

and the
private driveway add 9

more spaces to the overall project parking.

As proposed

surplus
of 3

parking spaces

will be

provided
.

Staff has
determined

that
the Project is consistent
with the
City’s
parking requirements
.

VESTING

TENTATIVE SUBDIVISION MAP

1. Tree Impacts
:

As part of the project submittal an Arborist Report has been provided.

The project contains
145 trees

on
-
site of which 30 are identified as protected trees by
City ordinance. Of the 30 protected trees on
-
site
,

the project proposes to remove 3. Two
(2) of
these qualify for the City’s standard mitigation bas
ed on a Diameter Breast Height
(DBH) greater than
12 inches. The combined DBH for these 2 trees is 68 total inches.

Overall,
the arborist is recommending the removal of 20 trees.

Of the 20 trees to be
rem
oved
,

3 are
the
Coast Live O
ak trees
previously
discussed.

The

arborist’s
recommendations
for removal
are based on multiple factors associated with both the
ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

5 health of the trees and their proximity to the proposed construction.

The City regulates
the removal of protected trees
under NMC Chapter

12.45. As such, the project will be
required to comply with the replacement/replanting requirements and the construction mitigation measures that are
required by NMC Chapter 12.45
.

2 .

Re
dwood Creek
:

Redwood Creek and the southwestern portion of the parcel are currently with
in

the 100
-
year floodplain. The base flood elevations are below the surveyed top of bank and therefore are confined within the creek banks.

Given the proximity of Red
wood Creek to the future home development, a General
Biological Resources Assessment was performed. This assessment evaluated the project in the context of impacts to: riparian habitat, nesting birds, fish habitats, sensitive plant communities, wildlife co
rrid
ors and nursery sites. Although
Redw
ood Creek likely

provides a wildlife corridor connection to Napa Creek and the Napa River downstream,

t
he study found that there are no known wildlife nurseries on or near this development parcel, other than potentia
l fish spawning habitat. The assessment states, that there are no known nesting bird colonies such as heron rookeries or blackbird colonies in the area. Also, there are no known bat maternity roost or mammal denning sites in the area.

The study also identi
fied that there is a very low potential for the California red legged frog, a Special Status Species, to occur at this site.

No construction will occur within the riparian zone. However, there are potential short -
term project construction impacts to wate
r quality that could adversely impact aquatic
species as a result of erosion, sedimentation or accidental release of construction fuels/fluids. To mitigate this potential short
-
term impact the project will be required to
comply with Section 402 of the Clea
n Water Act (CWA) including the preparation of
Storm Water Pollution Prevention Plan (SWPPP) and the implementation of Best Management Practices (BMP’s) for erosion control and water quality protection during and following construction.

The new homes wil
l be setback from the toe of Redwood Creek a minimum distance of two times the depth of the creek bank plus 20 feet. Additionally, the

biological
assessment has

identified that there are no impacts to the riparian habitat, nesting birds, fish habitats, sen
sitive plant communities, wildlife corridors or nursery sites and that short
-
term impacts to water quality will be addressed through standard construction requirements,
and
the
impacts to biological resources

have been adequately
addressed.

3. Fault Anal
ysis:

The western portion of the parcel is in the Alquist
-
Priolo Special
Studies Zone for a strand of the West Napa fault mapped 400 feet west of the project’s western boundary. A site specific fault investigation was performed for the project and no fault
s were found. The fault investigation report supports construction of the project as proposed. The report concluded that, “habitable” structures can be constructed as proposed with no special setbacks being required.

4. Design Exception Request:

The
project is requesting a design exception for curb
-
adjacent sidewalks along both sides of the new public street cul -
de
-
sac, per the
“Alternate Residential Sidewalk Section” shown in City Standard Plan S -

4. The site has
several significant constraints inclu
d
ing the parcel shape, limited site

access and creek
setbacks. To mitigate

for

these
,

the project proposes curb adjacent sidewalks. This will provide pedestrian access as a standard sidewalk width and still allow for maximizing the lot sizes and yard areas.

This cul
-
de
-
sac design also provides additional parking
ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

6 area for the project.

The 3

parking spaces that
are available as part of these frontage
improvements help the projec
t to ultimately achieve a

surplus in
parking for the overall
project.

Staff has re
viewed the request and
the Public Works Director has approved the
Design Exception
.

FIGURE 2
–

ALTERNATIVE CUL
-
DE
-

SAC DESIGN

5. Consistency
:

NMC Section 17.62.050 requires
approval of a
Design Review
Permit
by the City Council for
the
Tentative Subdivision Map
. T
his project is located within an
“
Evolving Infill Area
”
.

The
Resi
dential Design Guidelines for
Evolving Infill Area
s

look to
achieve a mix of older houses, established landscapes and scattered contemp orary
housing. In these areas, development should fit into the community by incorporating historic and natural features with an emphasis on pedestrian -
friendly design.

The
following provides an evaluation of the a
pplicable

infill
policies associated with
t
his
project.

2.21 Creating a Sense of Place. New projects in evolving neighborhoods should create a sense of place by using a strong organizational concept with a hierarchy of streets, parks and public facilities.

This project is not of a scale to requi
re its own parks or street hierarchy. It fits into the
existing neighborhood’s organizational concept and hierarchy of streets by using a cul
-
de sac and flag lot design
built to an acceptable low density residential standard.

2.22 Connections to the City. New development in evolving infill areas should be planned as part of an interconnected neighborhood of existing and future streets.

They should be planned and designed as an extension of adjacent neighborhoods’ ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

7 auto, bicycle,

pedestrian, and open space systems.

This site is an infill property, and there are no opportunities to build through streets.

An
extension of Lone Oak Avenue connecting to Grove Avenue was analyzed

and discussed
by City staff
. Due to the location of Redw
ood Creek and the riparian impacts
, Staff
concluded

that an extension would not be technically feasible
.

The depth of the creek at
this location could very well create an under
-
cut of a street extension.

Given the size and
orientation of the property
, it i
s Staff’s opinion that

a single cul
-
de
-
sac design

with a
private driveway serving 3 flag lots

is appropriate.

2.23 Creating Residential Streets. New infill development in evolving areas should be organized around pedestrian oriented residential streets ra ther than driveways
and parking lots.

The developm
ent is oriented around a cul
-
de
-
sac and private driveway

standard
approved by City of Napa’s Public Works Department. The street design incorporates side
walks throughout the cul
-
de
-
sac, p
romoting pedestria
n access

to the new units
.

2.24 Streetscape. Streetscape planting should be a unifying and defining feature of new residential neighborhood streets.

The new street

and driveway

will be lined with red maples and trident maples. These will provide a unifyi
ng and def
ining feature for the new cul
-
de
-
sac and driveway
. All front
yards and bio retention areas will be fully landscaped with a diverse use of plants.

2.25 Block Sizes, Lot Patterns and Building Orientation. New subdivisions developed in evolving par
ts of the community should use block sizes, lot patterns and housing orientation that supports pedestrian friendly and social neighborhoods.

The
115

linear
-
foot
cul
-
de
-
sac extension
street is typical of the other dead
-
end streets in
the immediate area. Th
e development’s dead
-
end street will create a pedestrian
-
friendly
place free of through
-
traffic.

The proposed driveway will be
constructed with pavers
creating an attractive access for lots 4
-

6. 2.26 Parking. Parking in new subdivisions should be in less visible locations such
as toward the rear of the site, side yards, and along new alleys.

There is not adequate space on the site to add an alley while achieving the target density.

The designs set garage doors back from the main front façades, and

on
-
street parking
has been thoughtfully integrated into both the public street and private driveway designs .

2.27 Integrating Natural and Historic Features. New development located in evolving infill areas where there are existing natural features and hi storic
structures should incorporate these features into the neighborhood plan. Historic structures should be used as an architectural reference.

The design avoids riparian habitats and preserves trees within those areas.

The homes
are setback from the cr
eek in compliance with the City’s ordinance

that requires
a
minimum distance of two times the depth of the creek bank plus 20 feet.

ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

8 Based on Staff’s review of the project, the general design of the Tentative Subdivision Map is reasonable given the
shape of the property and the configuration of surrounding parcels.

The project is consistent with the Residential Design Gui delines for “Evolving
Infill A
reas.” Lot sizes and orientation are consistent with the variety of lot sizes existing within the nei
ghborhood and as desired by the Guidelines. Staff has determined that the creation of
six

single
-
family lots and detached single
-
family dwelling units will not have
an adverse effect on public health,

safety or welfare due to the fact the density is
consis
tent with the General Plan density designation.

USE PERMIT

As identified in the residential land use regulations,
NMC
Section 17.08.020 requires Use
Permit approval of a subdivi
sion with one or more flag lots.

Lots are required to be
consistent with t
he flag lot standards outlined in NMC Section 17.52.190. Additionally, the guidelines for Evolving Infill Areas address the use of flag lots.

2.29 Flag Lots. Flag lots are not a preferred method for subdividing land, but when necessary to develop a rear p
ortion of a parcel, they should be planned to reflect
the traditional patterns in the neighborhood and reduce isolation or rear lots.

Lot
s 4
-
6 are identified as a flag lots that have

access to the public street cul
-
de
-
sac
provided by a
n enhanced

private d
riveway.

The driveway provides the minimum width
required for access and provides space for guest parking. The City of Napa Fire Prevention Staff has determined that the proposed
design of the
s
e

flag lot
s

is consistent
with the Fire Department regulations.

DESIGN REVIEW

NMC
Section 17.62.050 requires Design Review of Tentative Subdivision Maps and the house plans. The Tentative Subdivision Map has been designed to provide access to the proposed lots using
an extension of Grove

Avenue
, via a
new public cul
-
de
-
sac,

and the
new driveway. The Tentative Subdivision Map is consistent with the Resi dential Design
Guidelines for “Evolving I
nfill
A
reas.” Lot sizes and orientation are consistent with the variety of lot sizes within the neighborhood and
as desired by the Guidelines.

Each lot will have one single
-
family detached unit, two
-
stories, ranging in size from 2,
813
-
2,
931

s
quare feet, with an attached three
-
car garage. The following describes each
proposed
residence in further detail:

Lots 1, 3

and 6

–

Plan 1
:

Two
-
story, 5
-
bedroom, 2,
813

square
-
foot residence including
2,110

square
-
foot first floor and
70 3

squa
re
-
foot second floor. Attached 581 square
-
foot
three
-
car garage.

Identified

as Plan 1, this design has two different elevations that can be selected for future construction. These facades consist of a Ranch design and a Craftsman design.

See Figure 3
.

ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

9 FIGURE 3

–

LOT
S

1 , 3 AND 6

RESIDENCE FAÇADE

Lots 2, 4 and 5
–

Plan 2
:

Two
-
story
, 4 or 5
-
bedroom,
2,931

square
-
foot residence
including
1,474

square
-
foot first floor and
1,437

square
-
foot second floor. Attached
6 74
square
-
foot three
-
car

tandem

garage. Although these lots have the same house plan
type, the plan type will “mirror” so it continues to alternate

facades and the variations in
material colors will enforce the alternating facades. See Figure 4 .

FIGURE
4 –

LOTS 2
, 4 AND 5

RESIDENCE FAÇADE

The Residential Design Guidelines address three design principles for single -
family
developments. The foll
owing are the three principles, followed by Staff’s analysis of the Applicant’s efforts to meet each principle.

1. Site Planning:

New single
-
family housing and subdivisions should result in residential design and site planning that supports overall neigh
borhood design objectives and
context.

The dwelling units are located so as to be compliant with required setbacks for the lots.

The driveway will be paved to provide a textured surface and provides adequate ac cess
for vehicles from Grove

Avenue. The hous
ing is oriented both towards the public street
and towards the new driveway, consistent with surrounding development. The orientation and design of the lots reduces the visibility of the garages .

The entrances, windows, and
landscaping will dominate the fr
ont facades of the residences. The garages are
aligned
with
the front elevations
, but recessed behind the front porches
. The grading will limit the
visual distinction between grading of existing neighborhood streets and surrounding ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

10 neighborhoods. The subdi
vision is designed in a manner that is consistent with the surrounding single
-
family residential neighborhood.

2. Massing and Architectural Design:

New single
-
family housing should be high quality
architecture and provide a variety of styles and
design within each block, respecting the
neighborhood setting.

The architecture is intended to reflect a contemporary residential aesthetic while appearing contextually consistent with the single
-
family homes in the surrounding
neighborhood. The architect
ure adds a pleasing variety of homes to the neighborhood.

Roof forms are consistent on all parts of the house and garage. The homes all provide a coherent architectural composition where the roof, walls and materials gracefully transition from front, sides
, and rear elevations. The second stories of the homes are subordinate in scale and do not project or overhang the first -
floor footprint. The second
stories are stepped back from the first floor. The varying roof heights, step backs, and changes in wall pl
anes are used to break up the mass of the buildings.

3. Materials and Color
:

The choice of materials and colors should provide an enduring quality and enhance architectural and massing concepts.

Exterior materials will be charcoal colored roof in
asphalt shingles
, light colored cement
plaster siding and horizontal cement siding,
bronze

window frames, colored wooden front
doors in various paint finishes, coachman style steel glazed garage doors in various gray -

and stone
-
colored finishes that will match the trim color for each residence. The Project will include fully landscaped fr
ont yards including trees, grass and shrubbery in each yard, and sidewalks to front porches. Each residence has a prominent front entry identified by a roofed porch or overhang. As designed, the hierarchy of fenestration treatment, detailing, and exterior
wall materials provide visual interest and reduce the overall perceived bulk and height. The proposed elevations include three -
dimensional elements
that break up the wall surfaces, such as roof lines, trim details, window and door placement, and material a
nd color changes. Each elevation will have the same quality as the front elevation to provide four
-
sided architecture.

PUBLIC COMMENTS RECEIVED

In addition to providing the City’s standard public notice, the applicant held a community meeting to pres
ent the project to the surrounding neighborhood. This meeting was held at the Hampton Suites Inn on September 21, 2022 at 5:30 p.m. Approximately ,

twelve
(12) people attended the meeting from the neighborhood. The following summarizes the comments and disc
ussion that occurred at the meeting.

1. Connectivity:

The majority of

neighbors were not in favor of a vehicle connection
between Lone Oak Avenue and Grove Avenue. There was a general interest in pedestrian connectivity being provided. The applicant expresse d that, although
considered, the project could not accommodate a path due to the existing riparian corridor, long
-
term maintenance, liability concerns and impacts to the proposed lotting pattern.

2. Impacts to existing street improvements
:

Neighbors were co
ncerned that streets
that were recently paved would be damaged by the construction activities. The applicant noted that the City would collect an improvement bond, and any ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

11 damage due to the project would need to be repaired to the City’s satisfaction.

This

is also a standard condition of approval, contained in the attached project resolution.

3. Traffic Impacts during and after construction:

Concern was expressed about the
traffic
impact
s

to the surrounding n
eighborhood during construction and following
const
ruction. Construction a
ccess

to the site

is available through two locations,

Lone Oak Avenue and Grove Avenue
. These two entry points allow

for
construction
traffic to be dispersed between the two roadways. Long term traffic impacts are
negligib
le with the addition of 6 units. This number of homes

is
consistent with what is anticipated by the General P
lan and Zoning for the
property, so the surrounding streets

have been developed to accommodate the
traffic from these new homes.

4. Riparian area and environmental impacts:

Neighbors had several comments
regarding the riparian area. Some expressed a greater need for maintenance within the corridor, while others were

disappointed that it was not a public
resource. It was explained that the project will not disturb this area and the future maintenance will be the future homeowner’
s responsibility. It was expressed

that
this area is heavily regulated by state and federa
l entities
, and that as such,

there
would
not
be much change to the existing riparian environment.

V
I
.

ENVIRONMENTAL REVIEW

City Staff recommends that the Planning Commission determine that the recommended action is exempt from the requirements of the C
alifornia Environmental Quality Act
(CEQA) in accordance with Section 15332 (Categorical Exemptions; Class 32) of the CEQA Guidelines, which exempts in
-
fill development projects consistent with the
applicable general plan designation and on a project site of no more than five acres
substantially surrounded by urban uses.

The exceptions to categorical exemptions identified in Section 15300.2 of the CEQA Guidelines are inapplicable because the land is in an urbanized area with no environmentally sensitive h
abitats or species of concern on the property, there has been no successive effort to intensify land uses in the area, and no unusual circumstances exist that would pose a reasonable possibility of having a significant effect on the environment, and the pr
oject does not negatively affect historic resources. Based on this analysis, no significant environmental effects would result from this project and the use of categorical exemptions is appropriate
.

V
I
I.

REQUIRED FINDINGS

The Planning Commission’s recommendation of this project is subject to the required findings in NMC Section 17.62.080 relating to Design Review Permits, NMC Section

17.60.070 relating to Use Permits and NMC Section 16.20.070 relating to Vesting

Tentative Subdivision Maps. These findings are provided in the draft Resolution attached to the Staff Report. These findings relate to consistency of the project with the General Plan and Zoning Ordinance. Staff has determined that the proposed project cou ld be
deemed consistent with these findings and the attached Resolution (see Attachment 1) contains the basis for this recommendation.

ATTACHMENT 2

PL22
-
0031 Lone Oak Subdivision

12 VIII.

PUBLIC

NOTICE

Notice

that

this

application

was

received was

provided

the

City

March 14, 2022
,
and notice of the
scheduled public hearing was provided o
n
October
7 ,

2022

by US
Postal Service to all property owners within a 500
-
foot radius of the subject property.

Notice of the public hearing was also published in the Napa Valley Register o n October
7, 2022

and provid
ed to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication.

IX.

STAFF RECOMMENDATION

Tentative Subdivision Map based on a determination
that the application is consistent with the City’s General Plan, Zoning Ordinance, and all other applicable City requirements and policies.

ALTERNATIVE TO RECOMMENDATION

1. Continue t
he application with direction for modifications and allow the Applicant an opportunity to prepare a revised proposal.

2. Direct Staff to return to the Planning Commission with a resolution documenting findings from the hearing record to support denial of the

proposed project.

X
I
.

DOCUMENTS ATTACHED

ATCH 1
–

Draft Resolution Approving a Design Review Permit, Use Permit, and Vesting

Tentative Map for the Lone Oak Subdivision

ATCH 2
–

Project
P
lans

ATTACHMENT 2
Date:
10/19/2022

Re:

Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)

Napa, Ca 94558

To:

City of Napa, Planning Commission

From:

Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)

—

Sta
ﬀ
’s Report p. 6-7:

PL22-0031 Lone Oak Subdivision 7 auto, bicycle, pedestrian, and open space systems. “This site is an in
ﬁ
ll property, and there are no opportunities to build through streets. An extension of Lone Oak Avenue connecting to Grove Avenue was analyzed and discussed by City sta
ﬀ
. Due to the location of Redwood Creek and the riparian impacts, Sta ﬀ
concluded that
an extension would not be technically feasible. The depth of the creek at this location could very well create an under-cut of a street extension. Given the size and orientation of the property, it is Sta
ﬀ
’s opinion that a single cul-de-sac design with a private driveway serving 3 ﬂ
ag lots is appropriate.”
Resident’s Response:

Residents of the neighborhood are in agreement with Sta ﬀ
’s
ﬁ
ndings that a through vehicular-
street would not be feasible. However, the signi
ﬁ
cance of bicycle and pedestrian systems are
lacking from Sta
ﬀ
’s report and therefore not congruent with the goals of the General Plan.

Given the Applicant has not included a route for pedestrian and bicycle access nor has Sta ﬀ

commented on this, it is paramount that the neighboring Residents of the proposed Lone Oak Subdivision comment on this critical need. A foot and bicycle path is absolutely necessary for climate sustainability and the inclusive future of the neighborhood and community of Napa.

We ask the Planning Commission for a modi
ﬁ
cation of the Applicant’s plan to allow a
pedestrian and bicycle path with a 1) dead-end path along the back of Lots 3, 4, and 5 for greenspace inclusivity and creek visibility and 2) requesting a path to Lone Oak Ave for connectivity.
10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
The Neighbors to the proposed Lone Oak Subdivision are in unity with the City of Napa’s General Plan. We too want a “more sustainable transportation system”. And speci ﬁ
cally, we
want to “build an even more livable, sustainable, and inclusive future” for our neighborhood.

We see a bicycle and pedestrian route as the direct implementation of the City of Napa’s General Plan in action.

See below map for the requested foot & bicycle access.
(Note: A larger version of map is enclosed
within this document.)

Here are

4 bene
ﬁ
ts
to this pedestrian and bicycle path
bene
ﬁ
ting this
neighborhood and the community more widely within Napa, however many more are readily available:

1. Providing a safer alternative bike/foot route for children and students attending West Park Elementary for school and sporting events “walking along West Park Avenue for students living in the neighborhoods west of the school. - Walk Audit Report, Napa
Valley Bicycle Coalition
10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
•
West Park Elementary serves as a Napa Soccer designated practice and game site, and as such participants arrive from all directions for weeknight practice and weekend games. If a bike path existed it would be a safer means of travel for children and families to walk or ride their bikes than the heavy volume of cars along Linda Vista Ave.

2. Continued access to admire the green space along the creek to build an “inclusive community”, a direct goal of Napa’s General Plan.
•
The European Union initiated a “Blue Health” policy in 2020, understanding that the e
ﬀ
ect of aquatic environments can improve the well-being of people in busy cities.

•
A “deep biological connection has been shown to trigger an immediate response in our brains when we're near water. In fact, the mere sight and sound of water can induce a
ﬂ
ood of neurochemicals that promote wellness, increase blood ﬂ
ow to the
brain and heart and induce relaxation.” -Wallace Nichols, Marine biologist and author of the 2014 book
Blue Mind

3. Maintaining a natural riparian habitat.
•
Residents have come to see more deer, racoons, skunks, and possums in residential areas and along the vehicular streets of the neighborhood since the Applicant has installed a deer-proof 8-9’ high barrier fence surrounding the perimeter of the property.

•
For years, there was no fence or barrier preventing animals from getting to the creek and the open areas of this property. Since it has been fenced, there has been a huge increase in wildlife sightings by the neighbors.

•
Given that each of the proposed properties in the Applicant’s plan will back to the creek and likely have property line fences and gates preventing wildlife access, the wildlife of this area will continue to be forced from their natural homes and habitats.

It is foreseeable that in addition to property fences/
gates, dogs or property owners discouraging animal activity in their yards through the abatement or other harmful means, could be destructive elements to the riparian habitat.

4. Adding one more safe bicycle route for Napa-based bicycle commuters. •
Being able to bicycle through safe, low-vehicular routes is a dream for bicyclists, taking the stress from worrying about cars to enjoying the route and the ride.

Adding a bicycle and pedestrian path through this area would shorten the route to connect to other bike routes. Additionally, making it safer for residents from the North/West (Browns Valley/Linda Vista/Lone Oak neighborhoods) commuting to downtown on their bikes. This is congruent to the mission statement of the City’s General Plan.

10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
Applicant’s Concerns:

The Applicant held a community meeting to present the project to the surrounding neighborhood. This meeting was held at the Hampton Suites Inn on September 21, 2022 at 5:30 p.m. Approximately, twelve (12) people attended the meeting from the neighborhood. The following summarizes the comments and discussion that occurred at the meeting.

There was a general interest in pedestrian connectivity being provided. The applicant expressed that, although considered, the project:

Applicant’s Concern #1:
“Could not accommodate a path due to the existing riparian corridor.”

Resident Response To Applicant’s Concern #1:

We’re asking for a path between the parcels’ property lines and the edge of the riparian corridor. There will be more harm to the riparian corridor by private owners’ fencing and preventing wildlife access to move along their natural water-seeking routes. Therefore, we request a natural and accessible open space for animals and people to share symbiotically.

•
Residents have come to see more deer, racoons, skunks, and possums in residential areas and along the vehicular streets of the neighborhood since the Applicant has installed a deer-proof 8-9’ high barrier fence surrounding the perimeter of the property.

Applicant’s Concern #2:
“Long-term maintenance & liability concerns.”

Resident Response To Applicant’s Concern #2:

There is maintenance and liability in every part of construction and development.

Development is the Applicant’s business: to develop residential subdivisions.

Maintenance and liability are a part of doing business. The maintenance or liability of this walking/bike path will likely have very little impact to the Applicant’s overall maintenance and liability overhead on this project.

Applicant’s Concern #3:
“Impacts to the proposed lotting pattern.”

10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
Resident Response To Applicant’s Concern #3:
•
The Applicant is in the business of residential property development FOR PROFIT.

Re-doing a small adjustment to the lotting pattern is a normal course of business for a developer like this, and for a project like this. There will be a small expense, but by no means will the impact of adding a small walking/bike path impact the Applicant pursuing this project.

•
Additionally, there will be NO negative impact to the value of these homes by adding a community walking/biking path, with the impact to a slight adjustment of lot size.

The Applicant will surely meet if not exceed the pro
ﬁ
t margins they’re looking to
make on this project given the desirability of the neighborhood and that the proposed homes are 2.5 times the size of the comparable homes in the existing neighborhood. There will be no impact to value therefore nor to the Applicant’s pro ﬁ
t
margins to add a small walking path.

Planning Commission Special Note:

The request and implementation of a foot/bike path in an in ﬁ
ll project like this is not
uncommon. It has been done successfully throughout recent residential development projects in Napa. It has connected residential areas throughout north Napa to Vintage High, the little league
ﬁ
elds, over creek bridges, along riparian areas, and abutted private property lines.

Making biking and walking a safe and relaxing experience in those areas — and keeping kids and people away from the busy vehicular streets. These paths add to the uniqueness of Napa:
a marriage of country, agricultural and residential making this a beautiful place to live and work.

Please see enclosed photos of residential in-
ﬁ
ll projects, just like the Applicant’s Lone Oak
Subdivision - 2394 Lone Oak Avenue (PL22-0031). You will see that these paths achieve all of the goals of what we the residents of Napa & neighbors of the Applicant’s project are asking for.

—

In conclusion, a foot and bicycle path is absolutely necessary for climate sustainability and the inclusive future of the neighborhood and community of Napa. We ask the Planning Commission for a modi
ﬁ
cation of the Applicant’s plan
to allow a pedestrian and bicycle path with a 1) dead-end path along the back of Lots 3, 4, and 5 for greenspace inclusivity and creek visibility and 2) requesting a path to Lone Oak Ave for connectivity.

-
Photos & Larger Map Image Enclosed Below -
10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
-
Requesting a
dead-end path
along the back
of Lots 3, 4,
and 5 for
greenspace
inclusivity and
creek visibility.
- Requesting a
path to Lone
Oak Ave for
connectivity.

10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2

- END -
10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
ATTACHMENT 2
1 Patricia Baring
From:

PlanningCommissionClerk <[email protected]> Sent:

Thursday, November 17, 2022 10:35 AM
To:

Patricia Baring
Subject:

FW: Lone Oak Development Discussion tonight
Attachments:

LoneOakPedPathway.png; LoneOakPedPathCircuit.png
[EXTERNAL]
Good morning,

Please see below.

Thank you,

Alexandria Quackenbush

Administrative Secretary I

Planning, Building and Environmental Services

County of Napa 1195 Third Street, Suite 210 Napa, CA 94559

[email protected]

CONFIDENTIALITY NOTICE: This email message is intended only for the use of the individual or entity to which it is addressed, and may contain information that is privileged, confidential, and/or exempt from disclosure under applicable law. If you are not the intended recipient of the message, please contact the sender immediately and delete this message and any attachments. Thank you.

From:

Rick Vega

Sent:

Thursday, November 17, 2022 7:32 AM
To:
[email protected]; PlanningCommissionClerk <[email protected]>; Rick Vega
Subject:

Lone Oak Development Discussion tonight

[External Email - Use Caution]
Hello,

I am writing in regards to the future Lone Oak Development. In particular I would like to suggest a Pedestrian Path way be included in the development that would allow for continued access between Grove Avenue and Lone Oak Avenue. It would be beneficial to keep a corridor open between Grove Ave and Lone Oak Ave. As you can see from the attached Satellite imaging the field has frequent pedestrian and bike traffic. People from the impacted neighborhood next to the development and beyond on over to Browns Valley East and the streets that follow Napa Creek from West Pueblo Avenue are popular walking and jogging routes for those residents due to the low traffic and the sense of safety and ATTACHMENT 2
2 security strolling through that nice and quiet neighborhood offers. The Lone Oak Project will inevitably become part of this neighborhood and those future homeowners would definitely like to have an option to access Lone Oak from their homes and use the proposed Grove Avenue to Lone Oak Avenue Ped Pathway as a route to create a walking or jogging circuit around the West Park Elementary Neighborhood. I think it is safe to assume that there are many people in the surrounding neighborhoods that would be incredibly disappointed that their walking or jogging route has been terminated due to the lack of foresight the Lone Oak Developers might appear to have had if a Ped Pathway to Lone Oak is not included in the future development.

Thank You,

Rick Vega
ATTACHMENT 2
ATTACHMENT 2
ATTACHMENT 2
Date:
10/19/2022

Re:

Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)

Napa, Ca 94558

To:

City of Napa, Planning Commission

From:

Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)

—

Sta
ﬀ
’s Report p. 6-7:

Given the Applicant has not included a route for pedestrian and bicycle access nor has Sta ﬀ

We see a bicycle and pedestrian route as the direct implementation of the City of Napa’s General Plan in action.

See below map for the requested foot & bicycle access.
(Note: A larger version of map is enclosed
within this document.)

Here are

4 bene
ﬁ
ts
to this pedestrian and bicycle path
bene
ﬁ
ting this
neighborhood and the community more widely within Napa, however many more are readily available:

10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
Applicant’s Concerns:

There was a general interest in pedestrian connectivity being provided. The applicant expressed that, although considered, the project:

Applicant’s Concern #1:
“Could not accommodate a path due to the existing riparian corridor.”

Resident Response To Applicant’s Concern #1:

Applicant’s Concern #2:
“Long-term maintenance & liability concerns.”

Resident Response To Applicant’s Concern #2:

There is maintenance and liability in every part of construction and development.

Development is the Applicant’s business: to develop residential subdivisions.

Applicant’s Concern #3:
“Impacts to the proposed lotting pattern.”

•
Additionally, there will be NO negative impact to the value of these homes by adding a community walking/biking path, with the impact to a slight adjustment of lot size.

Planning Commission Special Note:

—

10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2

- END -
10/19/2022 - From the Concerned Residents & Neighbors of the Proposed Lone Oak Subdivision - 2394 Lone Oak Avenue (PL22-0031)
ATTACHMENT 2
November 17, 2022

C
ity of Napa Planning Commission Members

Gordon Huether,
Chairperson

Ricky Hurtado

P
aul Kelley

Bob Massaro

Beverly Shotwel
l

Re: Agenda Item 7.A File No. PL22
-
0031
-

LONE OAK TENTATIVE SUBDIVISION MAP

have the following
important c
oncerns
and conditions
for your consideration to be included in the
Subdivision

Approval:

A
ll construction access must

be from Grove Avenue to limit any further under
-
cut of Redwood Creek
at the end of Lone Oak Avenue.

Before Construction commences, a

sturdy, non
-
climbable

permanent

f
ence must be constructed at
the end of Lo
ne Oak Ave
nue to prevent
any access; this fence must also

be constructed at the
subdivision property line on the North side of Lone Oak Avenue .

Quoting from the Staff Report:

“
This site is an infill property, and there are no opportunities to build through streets. An extension of Lone Oak Avenue connecting to Grove Avenue was analyzed and discussed by City staff. Due to the loca
tion of Redwood Creek and the riparian impacts, Staff concluded that an extension would not be technically feasible. The depth of the creek at this location could very well create an under -
cut of a street
extension. Given the size and orientation of the pr
operty, it is Staff’s opinion that a single cul
-
de
-
sac
design with a private driveway serving 3 flag lots is appropriate.

“

Thank you for your
consideration,

Thomas Andrews

Napa, CA 94559

On
behalf

of Lone Oak

Avenue
and Nyla Drive/Court
Neigh
bors

ATTACHMENT 2

Napa City CouncilDecember 6, 2022

Napa City Council
December 6, 2022