Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707)

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Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA 94559-0660 (707) 257-9530 PLANNING COMMISSION STAFF REPORT MARCH 15, 2018 AGENDA ITEM 7.A File No.

1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT MARCH 15, 2018 AGENDA ITEM 7.A File No HARVEST VILLAGE EXTENSION I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Request for a two-year extension of the Tentative Subdivision Map, Design Review Permit, and Administrative Permit for the Harvest Village single-family residential project. 804 Capitola Drive APN SFI-173, Single-Family Infill RI-5, Single-Family Infill APPLICANT: Beth Farley Harvest Village LLC 630 Airpark Road Napa, CA Phone: (707) STAFF PLANNER: Kevin Eberle, Contract Planner Phone: (707)

2 PL Harvest Village Extension 2 LOCATION MAP II. PROJECT DESCRIPTION The Applicant requests a two-year extension of the previously approved Harvest Village Tentative Subdivision Map, Design Review Permit and Administrative Permit (File No. PL ). Similar to the original project approval, the extension request must be reviewed by the Planning Commission with final approval by the City Council. The project was originally approved by the City Council on March 1, 2016 with an initial expiration date of March 1, Although this expiration date has already passed, the Applicant submitted the extension request prior to the map s expiration. Pursuant to Sections (e)of the Subdivision Map Act and NMC , the filing of an extension application before the map s expiration date automatically extends the map for 60 days or until final action on the extension request is taken by the City Council, whichever occurs first. The project subdivides the 1.35-acre property into nine single-family residential lots. The lots range in size from approximately 4,607 square feet to 8,458 square feet. Four of the proposed home plans are for two-story dwellings ranging in size from approximately 1,409 square feet to 2,203 square feet. One of the house plans (for two of the lots) includes a 632 square foot, attached accessory dwelling unit. The houses front on a central courtyard and vehicular access to rear-loaded garages is provided from Capitola Drive via a loop road along the perimeter of the site. Four different architectural treatments, with a variety of details and exterior materials, are proposed so that no identical house model with the same treatment occurs on adjacent lots. The proposed corner lots (Lots 1 and 9) have architectural details that are carried from the front elevation to the street-facing elevation to provide a consistent design when 2

PL18-0004 Harvest Village Extension 3 viewed from the public right-of-way. The proposed landscaping includes a mixture of ornamental trees, shrubs, and perennials.

3 PL Harvest Village Extension 3 viewed from the public right-of-way. The proposed landscaping includes a mixture of ornamental trees, shrubs, and perennials. Required project approvals include: (1) a Tentative Subdivision Map to subdivide the 1.35-acre site into nine single-family lots; (2) a Design Review Permit for the subdivision map and house plans; and (3) an Administrative Permit to authorize accessory dwelling units. The project also included a Zoning Amendment to establish a Planned Development Overlay District and to establish development standards within the Overlay District. There is no expiration date associated with the Planned Development Zoning Amendment. III. PROJECT CONTEXT The project site is located on the east side of Capitola Drive at the intersection of Capitola Drive and Capitola Court. The property slopes towards Capitola Drive with the eastern portion of the site approximately 21 feet higher than the western portion of the site. The site is currently developed with a 300 square foot shed. The existing shed will be demolished as part of the project. Surrounding uses are exclusively single-family residential. FIGURE 1 SITE PLAN LOT 1 LOT 2 LOT 3 LOT 4 LOT 9 LOT 8 LOT 7 LOT 6 LOT 5 3

4 PL Harvest Village Extension 4 IV. ANALYSIS A. General Plan The property is located within the SFI-173, Single-Family Infill General Plan Designation, which allows for detached and attached single-family homes at a density of four to eight units per acre. Subdivision of the 1.35-acre project site into nine lots results in a density of 6.6 units per acre, consistent with the density range. Housing Element Policy H1.1 encourages the efficient use of land. Housing Element Policy H1.4 encourages approval of well-designed projects in the mid to high range of the General Plan density. The proposed nine-lot subdivision has been designed to achieve a density that is slightly above the midpoint of the density range for this property, consistent with Policies H1.1 and H1.4. Housing Element Policy H3.1 encourages high quality design and varied housing types. The proposed development provides for an alternative community design that is not typically developed within the City, and is consistent with this policy to provide for a variety of housing options. Land Use Element Policy LU-4.5 encourages projects to be compatible with the surrounding neighborhood. The proposed single-family use and homes are similar in size and architecture with the existing residences in the area consistent with this policy. Land Use Goal LU-11 seeks to encourage sustainable practices. The proposed development proposes to produce a portion of its own electricity, to utilize grey-water systems, and to utilize sustainable materials and practices consistent with this goal. B. Zoning The property is located within the RI-5, Single-Family Infill Zoning District, which allows residential development with a minimum lot size of 5,000 square feet. The original application included approval of a Planned Development (PD) Overlay District to allow flexibility in the application of base district development standards. Provisions for Planned Development Overlay Districts are discussed in Subsection IV.C below. As previously mentioned, the Planned Development Overlay does not require an extension approval. Section of the Zoning Ordinance requires a design review permit for developments within a PD Overlay District. Section of the Zoning Ordinance requires a design review permit of subdivision maps and new single-family homes within the proposed subdivision. These are further discussed in Subsection IV.F of this report. Section of the Zoning Ordinance requires an administrative permit for accessory dwelling units. This is further discussed in Subsection IV.E of this report. 4

5 PL Harvest Village Extension 5 C. Planned Development Overlay District The purposes of the PD Overlay District are to: (a) Encourage high quality, innovative, and creative development design, and possibilities for varied or mixed-uses consistent with the General Plan, by allowing flexibility in underlying zoning standards; and (b) Provide a mechanism for preservation of open space, natural, or historic features while continuing to permit efficient use of land. The following modifications to base development standards were authorized with the previously approved Planned Development Overlay zoning: 1. Minimum Lot Size reduction from 5,000 square feet to 4,607 square feet. 2. Maximum Lot Coverage increase from 45 percent to 46 percent 3. Lot Width reduction from 50 feet to 47 feet. 4. Side Setback reduction from 15 feet to 10 feet (Capitola Drive). 5. Side Yard reduction from 5 feet on one side and 10 feet on the other side to 5 feet on both sides. 6. Rear Yard reduction from 20 feet to 15 feet. 7. Guest Parking modification for Lots 2, 3, 6, 7, and 8 to allow for guest spaces to be credited on Capitola Drive rather than on private street frontage adjacent to lot. 8. Parking in Setback modification to allow for accessory dwelling unit and guest parking for Lots 4 and 5 to be within a side setback. 9. Sidewalks modification to eliminate a detached sidewalk on a private street. 10. Curb-Adjacent Landscape Areas modification to eliminate a curb adjacent landscape area on a private street. 11. Fence within Setback modification to allow for a fence four feet in height within the front setback and side setback. 12. Fence within Visibility Area modification to allow for a fence with an open design within the 10-foot driveway visibility area to be greater than three feet in height. All the proposed lots satisfy the development standards of the PD Overlay District. D. Parking Section of the Zoning Ordinance establishes parking requirements for detached single-family uses. Resident parking is calculated at a base rate of two parking spaces per unit. For homes with more than two bedrooms, one additional parking space 5

PL18-0004 Harvest Village Extension 6 is required for each additional bedroom. One of the required spaces must be within a garage. All the proposed units satisfy the resident parking requirements.

6 PL Harvest Village Extension 6 is required for each additional bedroom. One of the required spaces must be within a garage. All the proposed units satisfy the resident parking requirements. Section of the Zoning Ordinance also establishes requirements for guest parking. Single-family homes are required to provide one guest parking space. This space is typically located on-street or in a commonly available location designed for public use. Due to the reduced pavement width, parking on the new street is prohibited. Lots 1, 4, 5, and 9 provide guest parking on the frontage adjacent to their lot. The PD Overlay District allows guest spaces for Lots 2, 3, 6, 7, and 8 to be credited on Capitola Drive. The parking requirements for accessory dwelling units were amended after the approval of the project. Parking is no longer required for accessory dwelling units within one-half mile of a bus stop, and this project is located within a half-mile of a bus stop on Terrace Drive. However, the Applicant is not proposing to remove the two proposed on-site parking spaces for the accessory dwelling units. E. Accessory Dwelling Units The project includes 632 square foot attached accessory dwelling units in the dwellings on Lots 4 and 5. The City adopted a comprehensive revision of its accessory dwelling unit regulations after the approval of the project. The proposed accessory dwelling units comply with all applicable provisions of the new regulations. Owner occupancy of the lots with accessory units is no longer required. As such, Condition 11 of the original approval requiring owner occupancy has been deleted in the attached resolution. F. Design Review Section of the Zoning Ordinance requires a design review permit for developments within a PD Overlay District. Section of the Zoning Ordinance requires a design review permit for subdivision maps and new single-family homes within the proposed subdivision. Consistent with this requirement, the Applicant has submitted four house plans. The houses range in size from 1,409 square feet to 2,203 square feet and are all two-story. FIGURE 2 ELEVATIONS EAST FROM CAPITOLA DRIVE 6

PL18-0004 Harvest Village Extension 7 FIGURE 3 ELEVATIONS SOUTH FROM COURTYARD The Residential Design Guidelines address three design principles for single-family developments.

7 PL Harvest Village Extension 7 FIGURE 3 ELEVATIONS SOUTH FROM COURTYARD The Residential Design Guidelines address three design principles for single-family developments. The project was found consistent with the design guidelines as part of the original approval. The following are the three principles, followed by Staff s analysis of the project: 1. Site Planning: New single-family housing and subdivisions should result in residential design and site planning that supports overall neighborhood design objectives and context. Four different treatments are proposed so that no identical model with the same treatment occurs on adjacent lots. The proposed corner lots (Lots 1 and 9) have architectural details that are carried from the front elevation to the street-facing elevation to provide a consistent design when viewed from the public right-of-way. The proposed landscaping includes a mixture of ornamental trees, shrubs, and perennials. 2. Massing, Transitions, 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 proposed architecture provides a variety of details and exterior materials that do not create any incompatible models. The homes are clad in either earth-toned shingle siding or board and batten siding. The galvanized corrugated wainscot base is trimmed with galvanized sheet metal. Porch bases are clad with stone veneer. Decks are composed of steel railings with perforated metal panels. The roofs are finished in galvanized corrugated steel with cement fiber board fascia. Door, window, and corner trim are also composed of cement fiber board. The gabled roof forms are consistent in each house design, and all roofs have similar pitch. The corrugated wainscot base and the roof brackets are found on all elevations. Additionally, architectural details such as door trim, window trim, and eave brackets are carried through on multiple elevations. The models are consistent in form and materials and provide an overall coherent design for the entire project. The neighborhood surrounding the project site is comprised of one and two story homes. The Guidelines encourage that where more than half of the homes adjacent to a proposed subdivision are one-story, at least half of the house designs be one-story or have a predominately one-story appearance, and that second 7

8 PL Harvest Village Extension 8 stories be subordinate in scale to the first floor. All of the proposed houses provide for a second story that is smaller in area than the first story and utilize differing exterior materials and architectural details to break up the apparent bulk of the houses. Houses with a FAR of 0.35 or more require more careful design scrutiny to ensure compatibility with houses within 100 feet. All nine of the proposed houses exceed this threshold. There are eight two-story houses located within 100 feet of the proposed development. Table 5 identifies those properties and provides a comparison of the FARs against the proposed homes. The lot sizes of the proposed development and the house sizes are most comparable to the homes located in Capitola Court which was developed in the early 1990s and Chelebrooke Court which was developed in the early 2000s. 3. Materials and Color: The choice of materials and colors should provide an enduring quality and enhance architectural and massing concepts. The proposed palette of materials conveys an image of quality and durability. The homes are clad in either earth-toned shingle siding or board & batten siding. The galvanized corrugated wainscot base is trimmed with galvanized sheet metal. Porch bases are clad with stone veneer. Decks are composed of steel railings with perforated metal panels. The roofs are finished in galvanized corrugated steel with cement fiber board fascia. Door, window, and corner trim are also composed of cement fiber board. V. ENVIRONMENTAL REVIEW The City Council had previously determined that the potential environmental effects were adequately examined by the Initial Study and Mitigated Negative Declaration for the original Harvest Village project (File No. PL ) adopted on March 1, Staff has determined that there have been no changes in the project, City requirements, or circumstances which would require subsequent environmental review. Therefore, Staff recommends that the Planning Commission and City Council determine that the potential environmental effects of approving the extension application were adequately analyzed in the previously adopted Initial Study and Mitigated Negative Declaration pursuant to Section of the California Environmental Quality Act Guidelines. VI. REQUIRED FINDINGS Since the circumstances upon which the original approvals were based on have not substantially changed, the project remains in compliance with the required findings in NMC Section relating to Tentative Maps and NMC Section relating to Design Review Permits. These findings are provided in the draft resolution in Attachment 2. 8

9 PL Harvest Village Extension 9 VII. PUBLIC NOTICE Notice that this application was received was provided by the City on January 11, 2018, and notice of the scheduled public hearing was provided on March 2, 2018, 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 on March 2, 2018 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. The Applicant was also provided a copy of this report in advance of the public hearing. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission forward a recommendation to the City Council to: (1) determine that the project s potential environmental effects were adequately analyzed by a previously adopted mitigated negative declaration pursuant to CEQA Guidelines Section 15162; and (2) approve a two-year extension of Tentative Map, Design Review Permit, and Administrative Permit for the previously approved Harvest Village Subdivision based on a determination that the application is consistent with the City s General Plan, Subdivision Ordinance Zoning Ordinance, and other applicable City requirements and policies. IX. ALTERNATIVES TO RECOMMENDATION 1. Recommend that the application be denied by the City Council. X. REQUIRED ACTIONS Forward a recommendation to the City Council to adopt: 1. A resolution approving a two-year Extension of the Tentative Map, Design Review Permit, and Administrative Permit for the Harvest Village Subdivision. XI. DOCUMENTS ATTACHED 1. Draft City Council Resolution 2. Previous Initial Study and Mitigated Negative Declaration (no attachments) 3. Project Description, Tentative Map, Architectural Plans, Preliminary Landscape Plan, and Materials 4. Extension Request c: Applicant 9

10 10

11 ATTACHMENT 1 RESOLUTION R2018- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING A TWO-YEAR EXTENSION OF THE TENTATIVE MAP, DESIGN REVIEW PERMIT, AND ADMINISTRATIVE PERMIT FOR THE PREVIOUSLY APPROVED HARVEST VILLAGE PROJECT AT 804 CAPITOLA DRIVE, DELETING CONDITION 11 OF RESOLUTION R AND DETERMINING THAT THE ACTIONS AUTHORIZED BY THIS RESOLUTION WERE ADEQUATELY ANALYZED BY THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION FOR THE HARVEST VILLAGE PROJECT WHEREAS, Harvest Village LLC (the Applicant ) submitted an application for a two-year extension of the previously approved Tentative Map to subdivide the property into nine single-family residential, the Design Review Permit for design of the Tentative Map and dwellings, and the Administrative Permit to authorize two accessory dwelling units at 804 Capitola Drive (the Project ) (APNs ); and WHEREAS, the application for an extension was filed prior to the expiration of the Tentative Map; and WHEREAS, pursuant to the applicable requirements of the California Environmental Quality Act ( CEQA ) and its implementing regulations (the CEQA Guidelines ), the City Council of the City of Napa, State of California, previously adopted Resolution No. R on March 1, 2016 adopting a Mitigated Negative Declaration for Pietro Place, and adopted Resolution No. R on March 1, 2016 approving the Harvest Village project (File No. PL ); and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on March 15, 2018, and has recommended approval of the subject application; and WHEREAS, the City Council of the City of Napa, State of California, held a noticed public hearing on April 27, 2018 on the subject application. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Napa as follows: Section 1. The City Council hereby finds that the facts set forth in the recitals to this Resolution are true and correct, and establish the factual basis for the City Council s adoption of this Resolution. Section 2. The City Council hereby determines, pursuant to Section of the CEQA Guidelines, that the potential environmental effects of the actions authorized by this R2018- Page 1 of 2 April 17,

12 ATTACHMENT 1 Resolution were adequately analyzed by the Initial Study and Mitigated Negative Declaration for Harvest Village (File No. PL ), adopted March 1, 2016, pursuant to the applicable provisions of CEQA and Sections through of the CEQA Guidelines. Section 3. The City Council hereby finds that the circumstances upon which the approval of the Tentative Map, Design Review Permit, and Administrative Permit were based have not substantially changed and that the findings made for the Harvest Village in Resolution Nos. R and R still apply to this project and adequately support the requested extension of the approvals. Section 4. The City Council hereby deletes Condition 11 of Resolution R as subsequent revisions to Section of the Napa Municipal Code have made this condition inapplicable to the project. Section 5. The City Council hereby grants a two-year extension of the Tentative Map, Design Review Permit, and Administrative Permit for Harvest Village to March 15, This extension is granted subject to compliance with the conditions of approval contained in Resolution Nos. R and R , except as modified herein. Section 6. This Resolution shall take effect immediately. I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the City Council of the City of Napa at a regular meeting of said City Council held on the 17 th day of April 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Approved as to form: ATTEST: Dorothy Roberts City Clerk Michael W. Barrett City Attorney R2018- Page 2 of 2 April 17,