PLANNING COMMISSION STAFF REPORT SEPTEMBER 7, 2017

Transcription

1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT SEPTEMBER 7, 2017 AGENDA ITEM 7.A: ; REDWOOD DUETS AMENDMENT I. GENERAL INFORMATION PROJECT SUMMARY: Amendments to a previously approved 34-unit multi-family development including a reduction from three-story units to two-story units, conversion of a private street to public, change in exterior materials and a Density Bonus concession for reduced parking to convert the approved project to an affordable housing development. LOCATION OF 2033 Redwood Road PROPERTY: APN GENERAL PLAN: ZONING: MFR-61 Multi-Family Residential RM Multi-Family Residential APPLICANT: Burbank Housing Phone: (707) Sonoma Avenue Santa Rosa, CA PROPERTY Trinity Education Center Phone: (707) OWNER: 2055 Redwood Road Napa, CA STAFF PLANNER: Michael Allen, Associate Planner Phone: (707) LOCATION MAP 1

2 Redwood Duets Amendment PL II. PROJECT DESCRIPTION The Applicant, Burbank Housing Development Corporation, requests amendments to the previously approved Use Permit, Design Review Permit, and Tentative Subdivision Map for the Redwood Duets Subdivision (PL ). The 34 unit, duplex townhouse project was approved on June 3, Due to several State mandated extensions and a recently approved City extension, the tentative map remains active until Burbank Housing, a nonprofit affordable housing developer, is in contract to purchase the townhouse project with the intent to construct the project as a 100% affordable housing development offering homeownership opportunities to low and moderate income households. The amended project would provide 14 units (42%) affordable to low income households and 20 units (58%) affordable to median and below median income households. Of the 14 low income units, four would provide the households with a housing payment ratio of no greater than 30% of the household s gross income. Down payment assistance loans to the homebuyers is the proposed mechanism to make the housing affordable. Burbank Housing is pursuing a range of public and private sources for down payment assistance and will work with each homebuyer to qualify for such loans. According to the Applicant, for the project to be economically feasible as an affordable housing development, the following modifications to the approved project are necessary: Reduce all units from three-stories to two-stories. Separate the single four-plex building into two duplex buildings. Convert the street serving the development from a private street to a public street. Remove the 1,296 square foot pocket park between Lot 28 and Lot 29. Reduce private open space for all units by the removal of balconies that some units were to have. Modify the tree replacement condition to eliminate redwood trees, provide different replacement trees, and to provide an in-lieu payment instead of providing all replacement trees on-site. Convert all units from 2-bedrooms and 1-den to 3-bedrooms. Grant a Density Bonus concession to allow reduced parking requirements. The reduction from three-story to two-story units, is requested to reduce construction costs. Conversion of the private street to a public street and elimination of a 0.05 acre pocket park are requested to eliminate the requirement for a homeowner s association (HOA), which would reduce monthly housing payments for each household. The City s Tree Preservation Ordinance provides a replacement program for trees that are removed in conjunction with a new development. It allows projects to either replace trees on-site or pay an in-lieu fee. The approved project proposed planting redwood trees as part 2

3 Redwood Duets Amendment PL of their mitigation therefore a condition requiring these trees was included in the original approval. The Applicant requests modification of this condition to allow payment of the inlieu fee instead of planting the redwood trees. The amended plans include an updated landscape plan proposing the planting of 28 trees on-site. These trees are drought tolerant, low maintenance species including crepe myrtle, red maple, western maple and swan hill olive. (see landscape plan in Attachment 2). In addition to small private yards, the approved project provided balconies for some units ranging from 21 square feet to 156 square feet. The balconies have been eliminated on the new elevations to reduce costs. All units maintain the minimum 200 square foot back yard similar to the approved project. The conversion of the den into a third bedroom is intended to allow for larger households. However, the addition of a third bedroom requires additional parking. As the site does not allow for additional parking and the project is a 100% affordable housing project, a density bonus is requested with one concession in accordance with State density bonus law for a reduced parking ratio (see forthcoming Density Bonus discussion). III. PROJECT BACKGROUND Burbank Housing applied for $900,000 from the County of Napa Affordable Housing Trust Fund, which was recently approved for commitment by the Board of Supervisors on June 6, 2017, and $900,000 from the City of Napa Affordable Housing Trust Fund. These monies will be used by Burbank Housing to purchase the site and will convert to down payment assistance to the homebuyers at sale. Each home will have deed restrictions and/or shared equity requirements that will limit the resale of the home to other low and moderate-income households. This will ensure that the homes remain available and affordable to other future low to median income households. IV. SITE CONTEXT The 2-acre property is primarily vacant with the exception of an older single-family home. The site has a number of redwood trees and other non-native tree species, the majority of which are to be removed. Adjacent to the subject property to the east is the Redwood Plaza Shopping Center. To the west is the Kolbe Academy and Trinity Prep school. To the north, across Redwood Road, is a senior living facility and other medium-density residential uses. To the south are one- and two-story single family residential homes. FIGURE 1 APPROVED TENTATIVE MAP Pocket Park 4-plex 3

4 Redwood Duets Amendment PL FIGURE 2 AMENDED TENTATIVE MAP 4-Plex split into 2 Duplexes Pocket Park Removed VI. ANALYSIS A. GENERAL PLAN The subject property is located within the MFR-61 Multi Family Residential General Plan Designation, which permits a density range of units per acre. MFR areas are intended to develop into medium to high density attached units; with an emphasis on developing at the higher range of density if the property is located near thoroughfares, transit corridors and community serving commercial areas. The approved development provides 34 residential units attached in paired or duet units on two acres of land, and results in a density of 17 dwelling units per acre. Although the site is located near commercial uses and a major thoroughfare, the constraints of the property due to its lot size and shape make it difficult to develop at a higher density. The project was previously determined to be consistent with the General Plan, and there have been no subsequent changes to the General Plan which would conflict with the original findings. The proposed project amendments do not alter the project s density or consistency with General Plan policies. Because the proposed amendments would make the affordable housing project economically feasible, the amended project furthers the following General Plan Goals and Policies: Housing Element Policy H1.1 seeks to promote creative and efficient use of vacant and built on land within its RUL to help maintain the City s pre-eminent agricultural environment and open space. The 34-unit development provides an efficient housing development that will provide housing for lower income levels on an underutilized parcel of land consistent with this policy. Housing Element Policy H1.5 (Lower Cost Homeownership) seeks to assist in creating new lower cost home ownership opportunities. The amendments to the approved Redwood Duets Townhomes project facilitates its transition into an affordable housing development which will provide lower cost housing opportunities to Napa residents. 4

5 Redwood Duets Amendment PL Housing Element Goal H-2 encourages the development of a variety of housing types and choices. Housing Element Policy H2.2 also encourages an increased mix of various types of housing throughout the City to meet community housing needs, provide greater housing choices, and improve transportation choices. The Redwood Duets townhomes is a multi-family development located in close proximity to services and transit. Furthermore, it provides for income-restricted, three-bedroom townhome units that are currently in demand and needed to satisfy the community housing needs consistent with this goal and policy. Housing Element Policy H2.1 requires that the City continue to support and encourage new affordable housing projects and Policy H5.1 commits the City to fast-track the processing of affordable housing projects. The City has given priority to the processing of this application which provides for the construction of a 100% affordable on-site housing development consistent with these policies. Land Use Element Policy LU-3.4 seeks to provide for the efficient development and redevelopment of land within the RUL in order to allow job and housing growth The proposed 34-unit development provides for an efficient housing development that will provide housing for lower income levels on an underutilized parcel of land consistent with this policy. B. ZONING The project site is within the RM Multi-Family Residential District which provides opportunities for a mix of attached residential development patterns including medium and higher density multi-family apartments, single family attached units, group residential, livework housing and larger residential care facilities. Townhouse/condominium developments and attached single-family homes are a permitted use within the RM District. The project was previously determined to be consistent with the Zoning Ordinance, and there have been no subsequent changes to the Zoning Ordinance which would conflict with the original findings. None of the proposed project amendments alter the project s consistency with the RM residential district. As noted in the project description, the elimination of the pocket park and private balconies reduces on-site open space available to future residents. The loss of usable open space may be slightly detrimental to the livability of the affordable housing development. However, this potential impact is off-set by the project s location near two public schools containing substantial playgrounds and sports fields. Redwood Middle School is located 750 feet to the north and Pueblo Vista Elementary School is one-half mile southwest. 5

6 Redwood Duets Amendment PL C. PROJECT AMENDMENTS NMC Section (Amendments), specifies that minor amendments to a discretionary permit approved by the Planning Commission or City Council, including conditions of approval, may be approved by the Community Development Director if certain findings can be made. As outlined below, the proposed amendment is generally consistent with the findings. However, due to the requested Density Bonus concession to allow the project to implement the State mandated parking ratio of not more than 2 parking spaces per three-bedroom unit, the amendments are considered major. Procedures for processing a major amendment are the same as those established for a new permit application. Therefore, this major amendment request requires final approval by the City Council. In accordance with NMC (C)(3), Density Bonus requests also require final approval by the City Council. Findings for approval of an Amendment are outlined below followed by a brief Staff response: a. No substantially new uses will be added, density will not be substantially increased, and the structure will not be substantially enlarged; The proposed amendments do not add any new uses, the density is not being increased and the structures are not being enlarged. The revised project reduces the height and number of stories from three-story to two-story. FIGURE 3 APPROVED ELEVATIONS 6

7 Redwood Duets Amendment PL FIGURE 4 AMENDED ELEVATIONS b. The changes are consistent with the intent and spirit of the original approval; The proposed amendments do not alter the intent and spirit of the approved multi-family residential development. The project remains a 34-unit townhouse development providing the same type of housing as originally approved, but will now provide affordable housing instead of a market-rate development. These changes bring the project into greater consistency with General Plan and Housing Element policies related to multi-family and affordable housing development. The proposal to modify the condition of approval requiring that redwood trees be planted to allow an updated landscape plan with different replacement trees and payment of an inlieu fee is preferred by the Applicant due to limited space and related maintenance issues associated with the growth patterns of redwood trees. c. There are no resulting violations of this code or state law; The amended project is consistent with Napa Municipal Code and State law, including State Density Bonus law, California Government Code Section (p)(1)(B) which prescribes that a city shall not require a parking ratio greater than two onsite parking spaces for a three-bedroom unit of a development providing at least ten (10) percent of the total units of a housing development for lower income households. The amended project qualifies for the density bonus concession as a 100% affordable housing project. d. There will be no new significant adverse environmental effects. The amendments to the project will not present any new significant adverse environmental effects as the amended project complies with the General Plan s Multi-Family land use designation, Zoning Code development standards, and State Density Bonus law. D. DENSITY BONUS The Applicant has requested a Density Bonus concession pursuant to NMC Section As established by State Density Bonus Law, California Government Code 7

8 Redwood Duets Amendment PL Section 65915(p)(1)(B), a city shall not require a parking ratio greater than two (2) onsite parking spaces for a three-bedroom unit of a development providing at least ten (10) percent of the total units of a housing development for lower income households. The amended project will provide 42 percent (14 units) to low income households and the 20 remaining units to households not exceeding 100 percent of the median income. Although the project is not seeking a Density Bonus for increased density, it qualifies for a concession for reduced vehicular parking ratios. The Zoning Ordinance sets forth the following parking requirements for townhouse developments: (34) 3 bedroom 2.5 spaces per unit = 85 spaces Guest 1 space per 4 units = 8.5 spaces TOTAL REQUIRED = 93.5 spaces TOTAL PROVIDED = 85 spaces With approval of the density bonus, the State parking ratio must be applied as such: (34) 3 bedroom 2 spaces per unit = 68 spaces TOTAL REQUIRED = 68 spaces TOTAL PROVIDED = 85 spaces The Zoning Ordinance requires one parking space per residential unit be housed within a garage. Each of the units has its own one-car garage, and a driveway parking space to accommodate the second residence parking. The remaining 17 parking spaces are uncovered guest parking spaces located along the west side of the street. The project provides 17 spaces more than required by the State parking ratio. VII. ENVIRONMENTAL REVIEW The original Tentative Map approvals were determined to be exempt from the California Environmental Quality Act (CEQA) in accordance with Section of the CEQA Guidelines (Categorical Exemption; Class 32), which exempts in-fill development projects that are consistent with the General Plan; are consistent with applicable Zoning; and the project occurs within the city limits on a site smaller than five acres, has no value as habitat for endangered, rare or threatened species, would not result in any significant effects relating to traffic, noise, air, or water quality, and can be adequately served by all required utilities and public services. With the proposed amendments, the project remains exempt from CEQA as an infill project. VIII. PUBLIC NOTICE Notice that this application was received was provided by US Postal Service to all property owners within a 500-foot radius of the subject property when the application was submitted. Notice of the public hearing was provided by US Postal Service on August 23, 2017 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 August 25, 2017 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 and the associated attachments in advance of the public hearing on the project. 8

9 Redwood Duets Amendment PL IX. REQUIRED FINDINGS The requested amendments including a density bonus do not substantially alter the general configuration and improvements of the original Tentative Map. Therefore, the project with the amendments remains in compliance with the original required findings in NMC ; Use Permits, NMC ; Design Review and NMC ; Tentative Maps. These findings relate to consistency of the project with the General Plan, zoning and subdivision ordinances, and avoiding impacts of the project on the surrounding neighborhood and the larger community. Staff believes that the proposed project complies with these findings and the attached Resolution (see Attachment 1) contains the basis for this recommendation. X. STAFF RECOMMENDATION Staff recommends that the Planning Commission forward a recommendation to the City Council recommending approval of the project amendments including a density bonus for the Redwood Duets Amendments based on a determination that the application is consistent with the City s General Plan, Zoning Ordinance, and other applicable City requirements and policies. XI. ALTERNATIVES TO RECOMMENDATION 1. Continue the application with direction for modifications and allow the Applicant an opportunity to prepare a revised proposal. 2. Recommend that the application be denied by the City Council. XII. REQUIRED ACTIONS Applications for final action by the City Council after recommendation from the Planning Commission: Make the findings set forth in the attached draft resolution and forward a recommendation to the City Council to adopt: 1. A resolution approving amendments including a density bonus to the previously approved Redwood Duets Tentative Subdivision Map located at 2033 Redwood Road. DOCUMENTS ATTACHED 1. Draft Resolution 2. Redwood Duets Approved Resolution (R ) and Building Plans 3. Project Description, Amended Tentative Map and Building Plans 9

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11 ATTACHMENT 1 RESOLUTION R2017- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING AMENDMENTS TO THE REDWOOD DUETS USE PERMIT, DESIGN REVIEW PERMIT AND TENTATIVE SUBDIVISION MAP, INCLUDING A DENSITY BONUS AND DETERMINING THAT THE ACTIONS AUTHORIZED BY THIS RESOLUTION ARE EXEMPT FROM CEQA WHEREAS, Burbank Housing Development Corporation (the Applicant ) submitted an application for amendments to a previously approved Use Permit, Design Review Permit and Tentative Subdivision Map for the Redwood Duets (PL ) including a Density Bonus (the Project ) located at 2033 Redwood Road (APN ); and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on September 7, 2017 and has recommended approval of the subject application; and WHEREAS, the City Council has considered all information related to this matter, as presented at the public meetings of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings. 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 that the actions authorized by this Resolution are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section which exempts in-fill development projects that are consistent with the General Plan and Zoning Ordinance; that occur within City limits and are on sites no more than 5 acres in size; that are on sites with no value as habitat for endangered, rare or threatened species; that would not result in any significant effects relating to traffic, noise, air quality, or water quality; and that can be adequately served by existing utilities. Section 3. The City Council hereby approves Amendments to the Redwood Duets Use Permit as defined on the plans submitted as a part of the subject application and makes the following findings in support of the approval: R2017- Page 1 of 8 11

12 ATTACHMENT 1 A. The proposed use is in accord with the General Plan, applicable specific plans, the objectives of the Zoning Ordinance and the purposes of the district and overlay district in which the site in located. The proposed amendments to the 34 unit attached residential development are in conformance with the General Plan and the objectives of the Zoning Ordinance, in that they provide for the residential development to be converted into affordable housing for the citizens of Napa. The affordable housing development aligns with Housing Element Policy H1.5 which seeks to create new lower cost homeownership opportunities and Policy H1.7 which recognizes that density bonuses help achieve housing goals to promote opportunities for lower and moderate income housing development. B. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity, or to the general welfare of the City. The proposed project with inclusion of the conditions of approval does not create any significant impacts to the public, health, safety and welfare of the community. All proposed improvements have been conditioned to comply with the City s construction and development standards which ensure appropriately designed streets and proper building construction, thereby creating a safe and healthy residential environment. C. The proposed use complies with each of the applicable provisions of the Zoning Ordinance. The proposed development meets or exceeds all applicable provisions of the Zoning Ordinance by complying with setbacks, height limitations, open space and landscaping requirements. While the proposed development does not meet the City s parking requirements, State law governing density bonuses requires the City to grant a reduction in parking ratios to density bonus applicants meeting the applicable State requirements. Therefore, with approval of a Density Bonus and such a reduction in parking ratios in accordance with State law, the project would be in compliance with State Density Bonus regulations for parking ratios. Section 4. The City Council hereby approves Amendments to the Redwood Duets Design Review Permit as defined on the plans submitted as a part of the subject application and makes the following findings in support of the approval: A. The project design is in accord with the General Plan and any applicable Specific Plan design policies. The proposed development is consistent with the goals and policies of the General Plan in that it provides housing for the city, and all new construction is designed to be consistent with the neighborhood through transition standards and other R2017- Page 2 of 8 12

13 ATTACHMENT 1 mitigations included in the project. There are no applicable Specific Plan design policies. B. The project design is consistent with applicable Design Review Guidelines adopted by the City Council. The proposed site layout and architecture are consistent with the goals, policies, and recommendations outlined within the Residential Design Guidelines which encourage multi-family developments to be designed to be respectful of the scale and rhythm of Napa s traditional neighborhoods. A mix of coherent forms, details, and materials are proposed to create a contemporary development of homes that complement the neighborhood. Parking is located in garages, on driveways and in the street similar to a typical single-family neighborhood, albeit the development provides multi-family duplex units. Landscaping includes a mixture of plantings and hardscape that defines public, semi-private, and private spaces and creates opportunities for social interaction. 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. C. The Design Review Permit is in accord with provisions of Title 17 of the City of Napa Municipal Code (the Zoning Ordinance) and will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare. Residential multi-family developments may be established with Design Review Permit approval. The development was determined to have been designed consistent with the provisions of the Zoning Ordinance when it was previously approved and with approval of the requested amendments including a Density Bonus, the proposed project will be in compliance with the provisions of the Zoning Ordinance. The proposed amendments to the previously approved duplex townhome development on the underdeveloped multi-family designated area is not likely to result in any impacts that would be detrimental to the public health, safety or welfare. Staff has circulated the application to other affected departments and agencies; their comments and special conditions have been incorporated to ensure the proposed development will not pose a nuisance to the community. The proposed residential development will not cause any health, safety, and/or general welfare hardship to the community. Section 5. The City Council hereby approves Amendments to the Redwood Duets Tentative Map as defined on the plans submitted as part of the subject application and makes the following findings in support of the approval: A. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. R2017- Page 3 of 8 13

14 ATTACHMENT 1 The proposed subdivision, improvements, layout, design and multi-family use of the property are consistent with the Multi-Family Residential General Plan designation. B. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as described in the State Subdivision Map Act and any guidelines promulgated by the Council. The proposed lot sizes and duplex configurations allow for passive heating and cooling opportunities with building orientation and landscaping. Section 6. The City Council hereby approves the Density Bonus as defined in the plans submitted as a part of the subject application and makes the following findings in support of the approval: The property is located within the MFR-61, Multi-Family Residential General Plan Designation, which allows for multi-family residential development at density of 15 to 20 units per acre. The 2-acre project site would allow for the development of between 30 and 40 units. The previously approved 34-unit townhouse development provides a density of 17 units per acre which falls within the General Plan density range. As approved and in accordance with the City s Inclusionary Ordinance in effect at the time of approval, the project is required to provide three (3) affordable for sale units, two of the three to be sold at prices affordable at 100% of the median income and the third at 120% of the median income. Now that the project is being developed by Burbank Housing, which is receiving project funding from the City of Napa s Affordable Housing Trust Fund as well as funding from the County of Napa s Affordable Housing Trust Fund, the development will be providing 100 % of the units to low and moderate income households. 14 of the units will be restricted to households earning 80% or less of the Area Median Income (AMI) and 20 units to households earning 100% or less of the AMI. Although not actually seeking an increase in the project density beyond the General Plan maximum, the Applicant has requested a density bonus pursuant to the State Density Bonus Law (California Government Code Title 7, Division 1, Chapter 4.3, Sections 65915, et seq.), locally implemented by Napa Municipal Code (NMC) Section in order to receive one concession for reduced parking requirements. According to California Government Code Section 65915(p)(1)(B), a city cannot require a vehicular parking ratio that exceeds 2 onsite parking spaces for a three bedroom unit as long as the project seeking the concession meets the requirements of any of the categories of projects listed in subsections (A) through (E) of Section 65915(b)(1). The amended project as currently proposed will meet Section 65915(b)(1)(A) in that at least 10% of the total units of the project will be restricted to lower income households (as defined in Section of the Health and Safety Code) which is essentially households earning 80% AMI or lower. R2017- Page 4 of 8 14

15 ATTACHMENT 1 Burbank Housing plans to set aside and restrict at least 40% of the 34 units for households earning 80% AMI or lower, which is well above the 10% required under Section 65915(b)(1)(A). Since the project will meet the criteria under the state density bonus law, Burbank Housing s request for a concession for the reduced parking ratio of 2 onsite parking spaces for each of the 34 units the Density Bonus complies with the requirements of NMC Section and the State Density Bonus Law. Based the plans submitted as a part of the Project and the affordable housing impact fee authorized by NMC Chapter and adopted by the City Council (Resolution R ), the Applicant would be required to pay an estimated fee of $205,861 for the 34 multi-family residential units. As an alternative to payment of the fee the Applicant will further affordable housing opportunities through the on-site construction of 34 affordable units. While the monies generated by the collection of this fee contribute to the production of affordable housing units, the City would be unable to construct 34 affordable units for the monetary equivalent of the estimated fee. The dedication of real property for the construction of affordable units mitigates the affordable housing impact of the project and advances affordable housing opportunities to a greater extent than the payment of the affordable housing fee. As conditioned, the Density Bonus complies with the requirements of NMC Section The Applicant is obtaining relief from requirements of NMC Section , E, G, and as described in the Planning Commission Staff Report of September 7, 2017 for Redwood Duets Amendment (File No. PL ). The Applicant is thus obtaining one of the forms of assistance specified under California Government Code Section 65915, and accordingly, the Project is exempt from the requirements of the California Costa- Howkins Act under California Civil Code (b). Section 7. The City Council approval of the Amendment to the Redwood Duets Use Permit, Design Review Permit, Tentative Subdivision Map and Density Bonus is subject to the following conditions: Community Development Department Planning Division: 1. This resolution authorizes Amendments to the Use Permit, Design Review Permit and Tentative Map for the Redwood Duets Subdivision (PL ) to include a reduction from three-story buildings to two-stories, separation of the four-plex unit into two, duplex units, conversion of the private street to a public street, removal of the pocket park, modification of the tree replacement condition to allow for in-lieu payment, conversion of all units from 2-bedroom and 1-den, to 3-bedrooms and no den and approval of a density bonus with a concession for reduce parking requirements consistent with State requirements. R2017- Page 5 of 8 15

16 ATTACHMENT 1 2. The Developer (Burbank Housing) shall sell the 34 attached multi-family homes to low and moderate-income households, restricting 14 units to households earning 80% of the area median income (AMI) or lower, and restricting the remaining 20 units to households earning no more than 100% AMI. Of the 14 units restricted to households earning 80% AMI, 4 of those units will be dedicated to households in which the housing payment ratio will be no greater than 30% of such household s gross income. The affordability of these homes will be in the form of down payment assistance loans to the homebuyers. 3. All conditions contained in Redwood Duets Tentative Subdivision Map Resolution R shall remain in full force and effect except as amended by this resolution. 4. The Planning Manager is authorized to determine whether the Applicant is in compliance with the requirements and conditions of the Project Amendment and Density Bonus. 5. Prior to issuance of the first Certificate of Occupancy for the development, the Developer shall pay an in-lieu fee of $300 dollars per protected redwood tree that will be removed. The 38 trees to be removed results in payment of $11,400 which shall be payed to the Parks and Recreation Department. This condition supersedes condition #1 of Resolution R The Developer shall prepare CC&R s for the multi-family attached affordable housing development, the substance of which shall be approved by the Community Development Director, and the form of which shall be approved by the City Attorney. The CC&R s shall include provisions such as but not limited to; requiring garages to be reserved exclusively for vehicle parking and not for storage, parking only in designated spaces, requiring trash bins to be stored within garages or in rear yards behind a fence, and proper maintenance of landscape areas by individual property owners. 7. The plans submitted for Building Permit for the future building within the development shall include building elevations that provide the same level of architectural detail found on the front elevation for all elevations. The exterior treatment of each building elevation shall be consistent in form and materials, and provide an overall coherent design for the entire building. 8. The plans submitted for Building Permit shall include final landscape plans for the proposed development that shall be reviewed and approved by the Parks and Recreation Department and Public Works Water Division prior to issuance of a Building Permit. All front yard landscaping shall be installed in compliance with approved landscape plans prior to the issuance of a Certificate of Occupancy. 9. The plans submitted for Building Permit shall include the fences, walls, trash enclosures and carport details shown on the images for the development and included R2017- Page 6 of 8 16

17 ATTACHMENT 1 within the staff report. These features shall be designed in the same architectural style and include the same details and quality materials. 10. All mechanical and utility equipment, including transformers and backflow devices, shall be screened and/or integrated in to a building structure. Screens shall not be used where they would disproportionately increase the mass of the building or introduce elements that are inconsistent with the high level of design quality reviewed as part of this approval. Because transformers and backflow prevention devices are regularly maintained and tested, screening is required to meet certain criteria for the accessibility and visibility. Landscaping and screening of devices must be installed prior to issuance of a Certificate of Occupancy on the project. Fire Prevention: 11. More than one fire apparatus road is not required for this project as current Fire Code only requires more than one fire apparatus road for residential developments that exceed 50 units. This condition supersedes condition #22 of Resolution R Napa Sanitation: 12. The proposed sanitary sewer main shall have a minimum slope of 0.5% and shall be installed a minimum of 8 feet from the face of curb, a minimum of 5 feet from all storm drain facilities, and a minimum of 10 feet from the proposed water main. This condition supersedes condition #36 of Resolution R Public Works: 13. Condition #8.d. of Resolution R is no longer applicable to this project as the street serving the development shall no longer be private. 14. Domestic water shall be provided by a public water main in the new road serving the project with individual water meters placed in the public right of way extending to the point of use. The Developer will be required to pay the meter installation and capacity charge that is current at the time of water service application. This condition supersedes condition #13.e. of Resolution R The Final Map shall show easements for the public street, drainage facilities and utilities as required by the Public Works Director, and in a form approved by the City Attorney. This condition supersedes condition #16.b. of Resolution R Condition numbers 8.d., 13.f., 13.g., 16.c., and 16.f. of Resolution R are no longer applicable to this amended project and are hereby superseded by this resolution. R2017- Page 7 of 8 17

18 ATTACHMENT 1 Community Development Department Housing Division: 17. Based upon the Applicant s proposal, the City Council has approved the on-site construction of 14 units affordable to low income households as an alternative to paying the affordable housing impact fee. Approval of the Amendments to the Use Permit, Design Review Permit, Tentative Map and Density Bonus are expressly conditioned upon the Applicant s execution of appropriate regulatory agreements with the City, in a form approved by the City Attorney, which shall ensure the continued affordability of at least 10 percent (4 units) of units for a minimum of a 55 years, with sale prices set at an affordable price defined in California Health and Safety Code Prior to recordation of a Final Map for the Project, the Applicant shall execute regulatory agreements with the City that are approved by the Community Development Director and the City Attorney. In the event the Applicant does not execute such approved regulatory agreements with the City, these Amendments to the Use Permit, Design Review Permit, Tentative Map and Density Bonus shall be void. This condition supersedes conditions #45, #46, #47, #48 and #49 of Resolution R This Resolution shall take effect immediately upon its adoption. 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 3 rd day of October 2017 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Approved as to form: ATTEST: Dorothy Roberts City Clerk Michael W. Barrett City Attorney R2017- Page 8 of 8 18

19 ATTACHMENT 2 RESOLUTION R RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, AUTHORIZING A USE PERMIT, A DESIGN REVIEW PERMIT AND A TENTATIVE SUBDIVISION MAP FOR REDWOOD DUETS WHEREAS, RMCI Group requests approval for a use permit for the use of small lot development standards; a design review permit of the parcel layout and unit design; and a tentative subdivision map to divide the 2.0 acre property into 34 lots for residential use. (APN: ); and WHEREAS, the City Council has considered all information related to this matter, as presented at the public meetings of the City Council identified herein, including any supporting reports by City staff, and any information provided during public meetings. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Napa, as follows: Section 1. The City Council hereby finds that this project is exempt from the requirements of CEQA Section of the Guidelines (Categorical Exemptions; Class 32), which exempts infill development meeting the following requirements: 1) The project is consistent with the General Plan and Zoning Ordinance; 2) The proposed development occurs within City limits and is on a site no more than 5 acres is size; 3) The project site has no value as habitat for endangered, rare or threatened species; and 4) The site can be adequately served by existing utilities. Use Permit: Section 2. The City Council makes the following findings: 1. The proposed use is in accord with the General Plan, applicable specific plans, the objectives of the Zoning Ordinance and the purposes of the district and overlay district in which the site in located. The proposed 34 unit attached residential development is in conformance with the General Plan, all applicable specific plans and objectives of the Zoning Ordinance as well as the Planned Development Overlay District, in that it provides housing for special needs citizens of Napa, and is consistent with the development regulations set forth in the Zoning Ordinance. 2. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity, or to the general welfare of the City. R Page 1 of 18 19

20 ATTACHMENT 2 The proposed project with inclusion of all mitigation measures and conditions of approval does not create and significant impacts to the public, health, safety and welfare of the community. 3. The proposed use complies with each of the applicable provisions of the Zoning Ordinance. The proposed development meets or exceeds all applicable provisions of the Zoning Ordinance by complying with setbacks, height limitations, parking and open space and landscaping requirements. A Use Permit is required for small lot development standards. Approval of the subject permit will satisfy the Use Permit requirement. Design Review: 1. The project design is in accord with the General Plan and any applicable Specific Plan design policies. The proposed development is consistent with the goals and policies of the General Plan in that it provides housing for the city, and all new construction is designed to be consistent with the neighborhood through transition standards and other mitigations included in the project. 2. The project design is consistent with applicable Design Review guidelines adopted by the City Council. The proposed architecture and site layout is consistent with the goals and recommendations outlined in within the Residential Design Guidelines. 3. The Design Review Permit is in accord with provisions of Title 17 and will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety and welfare. The proposed development is consistent with Title 17 of the City of Napa Municipal Code and has been determined to not be detrimental or injurious to property or improvements in the vicinity of the development site, or the public health, safety and welfare. Tentative Subdivision Map: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The proposed subdivision, improvements and multi-family use of the property are consistent with the Multi Family Residential General Plan designation. R Page 2 of 18 20

21 ATTACHMENT 2 2. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as described in the State Subdivision Map Act and any guidelines promulgated by the Council. The proposed lot size and configuration allow for passive heating and cooling opportunities with building orientation and landscaping. Section 3. The City Council hereby approves the requested Use Permit, Design Review, and Tentative Subdivision Map prepared for Redwood Duets attached to the staff report of June 3, 2008, which is on file in the Community Development Department Planning Division, subject to compliance with the following conditions: SPECIAL CONDITIONS: Community Development Department Planning Division: 1. Prior to the issuance of Certificate of Occupancy for the site, the developer shall be responsible for the planting of replacement trees as follows: per the submitted Arborist Report a total replacement of 38 Redwood trees, a minimum size of 15-gallons, shall be provided by the developer. Of the 38 trees, 27 shall be planted on the site in accordance with the landscape plans approved with the project; the remaining 11 trees will be donated to the city Community Resources Department in the form of an in-lieu fee of per tree. 2. The applicant shall meet 50 points with minimum points per category on the Green Point Checklist contained within the 2007 Edition, New Home Construction Green Building Guidelines. Applications for building permits shall submit 2 sets of a completed Green Points Checklist and supporting documentation indicating the measures to be used. The submitted Green Point Rating shall be prepared or certified as accurate by a Certified Green Building Rater. Building plans shall indicate in the general notes or individual detail drawings, where appropriate, the green building measures to be used. A certified Green Building Rater shall verify that the green building measures indicated in the approved green building documentation have been implemented. The costs of the plans and verification shall be borne by the applicant. 3. The developer shall meet the minimum noise standards by conforming to the recommended mitigation measures of the Site Noise Assessment conducted by Rosen Goldberg Der & Lewitz, Inc. on July 13, Public Works Development Engineering: 4. Approval of this project shall be subject to the requirements of (and all improvements shall be constructed in accordance with) the Napa Municipal Code, the Public Works Department Standard Specifications and Standard Plans, the Manual on R Page 3 of 18 21

22 ATTACHMENT 2 Uniform Traffic Control Devices 2003 Edition (and its California Supplement) and the Caltrans Highway Design Manual. 5. The Developer shall construct all on and offsite improvements in accordance with improvement plans and supporting calculations that are prepared by a registered civil engineer and reviewed and approved by the City of Napa Community Development Department (CDD) Engineering Division. The improvement plans and supporting calculations shall include detailed designs for all utilities, water, grading, drainage, erosion control and paving. The plans and calculations must be approved by the City Engineer prior to the approval of the Final Map. 6. The improvement plans shall be prepared in accordance with (and submittals shall be accompanied by) the "Initial Submittal Checklist", the "Improvement Plan Checklist", and the "Subdivision Map Checklist". The checklists are available on the City of Napa Website ( ) under the Community Development Department Development Engineering Division menu. 7. The following items related to public street frontage shall be shown on the improvement plans prior to approval of the plans: a. Curb, gutter, standard 4' sidewalk and 6' planter strip, street paving, street lights, street type driveway approach, drainage facilities, and street trees shall be installed on the development's public street frontage. Any additional right-of-way necessary to accommodate these improvements shall be dedicated to the City. b. Curb return pedestrian ramps meeting current ADA and City Public Works Standards shall be installed at the project entrance on Redwood Road. c. Public street access points and street corners shall be designed to satisfy the City of Napa Visibility and Fencing Standard (Std. Detail S-25). The sight distance and visibility triangle lines shall be shown on the grading and drainage plans. The visibility height limits are measured from the top of curb of the fronting street to the top elevation of the obstruction. d. The Developer shall incorporate the group mailbox concept into the project design. Proposed locations shall be reviewed and approved by the Post Office and Public Works. e. The improvement plans shall include a Public Street Repair Plan (showing the repair details and limits of repair) for all improvement installations that will result in the cutting, demolition, destruction, etc. of any existing improvements within the public right of way including but not limited to the installation of curb, gutter, sidewalk, utilities (water, sewer, storm drain, electrical, cable TV, telephone, etc.). This plan shall be updated during the construction process as necessary to reflect any unanticipated street repairs. Associated with said plan are the following requirements: (i) The Developer shall resurface the existing street pavement whenever a street is cut, either by a longitudinal or transverse cut, for utility or other improvement installations. The resurfacing shall extend a sufficient distance beyond R Page 4 of 18 22

23 ATTACHMENT 2 any cut to ensure a smooth transition and shall consist of either a 1 inch asphalt concrete overlay, or petromat with a minimum 1 1/2 inch asphalt concrete overlay, depending upon the extent of the proposed pavement cuts and the condition of the existing pavement section, as determined by the City Engineer. Developer shall also provide digouts and reconstruction of any potholed and/or alligatored areas. Installation of street paving by the Developer shall include reconstruction of the existing pavement section as required to provide adequate conforms. The limits of such reconstruction shall be reviewed by the Community Development Department Engineering Division and approved by the City Engineer as part of the construction plan review. (ii) The Developer shall repair all pavement, curb, gutter and sidewalk that are damaged by the construction process in accordance with The Public Works Department Standard Specifications and Standard Plans. (iii) Any unanticipated street cuts or other street repair items that become evident following improvement plan approval shall be included by way of revisions to the Street Repair Plan. 8. The following items related to on-site access and circulation shall be shown on the improvement plans prior to approval of the plans: a. Curb, gutter, 5.5' sidewalk adjacent to curb, street paving, driveway approaches modified to meet ADEA standards, and drainage facilities shall be installed on the development's private street frontage. b. All curb frontage intended for no parking shall be painted red and posted with signs (R26F - No Stopping Fire Lane). c. The Developer shall pave all required onsite parking areas and drive aisles thereto in conformance with the minimum City of Napa standard structural section standard (equivalent to a minimum 3 inches of Asphalt Concrete over 10 inches of Class II aggregate Base material) and the project's geotechnical reports recommendations, whichever is larger. d. The private street shall be clearly distinguishable from the public street. To accomplish this, a 10 foot wide stamped concrete strip shall be installed on the project parcel (behind the sidewalk) along the right of way line at the Redwood Road entrance. 9. The following items related to grading and drainage shall be shown on the improvement plans prior to approval of the plans: a. Lot grading and drainage system improvements shall be installed by the developer as part of the subdivision improvements. Constructed lot pad elevations shall not deviate more than 0.5 feet from the pad elevations shown on the tentative map. b. The grading plans provided by the Developer for review shall include the existing topography shown with contour line labeled at one foot intervals and R Page 5 of 18 23

24 ATTACHMENT 2 extending a minimum of 100-feet beyond the limits of the site, or a sufficient distance to indicate impacts on adjacent properties. c. The grading and drainage plan shall include a design that allows for a 100-year overland release with all finish floor and garage slab elevations a minimum of one foot above the 100-year overland release elevation. d. On-site storm drains, outside of City right-of-way, shall be made of SDR-35 plastic or reinforced concrete pipe. e. Any retaining walls which are greater than one foot in height, which are adjacent to a property line, shall be masonry or concrete. Wood retaining walls shall not be installed adjacent to property lines. f. It is the City's policy to require all new parcels to be graded to drain independently from adjoining parcels. If surface drainage is currently passing from adjoining properties onto the subject property, the grading plan for the project shall be designed to continue to accept such drainage and easements shall be established to allow such drainage patterns to continue. All surface drainage must be collected and conveyed to a public street, storm drain or approved outfall. 10. The following notes shall be shown on the improvement plans prior to approval of the plans. The Developer and the construction contractor shall satisfy the requirements stated in the following notes. The Developer's engineer shall include the following notes on the improvement plans prior to approval of the plans by the CDD Engineering Division: a. No grading and/or excavation shall be performed except in accordance with the approved erosion control plan and schedule. The contractor shall have all erosion control measures on site during the course of the work and installed in accordance with the approved erosion control plan schedule. b. During the course of the project construction (including non-working hours), the contractor is to provide appropriate signage, flashers, and barricades for open trenches that are approved by the Community Development Department Engineering Division Construction Inspector to warn oncoming motorists, bicyclists, and pedestrians of potential safety hazards. c. Any existing pedestrian access through and/or adjacent to the project site shall remain unobstructed during the project construction or an alternate route shall be established as approved by the Police Chief and City Engineer. d. During the course of the project construction, all project-related grading, trenching, backfilling, and compaction operations shall be conducted in accordance with the City of Napa Public Works Department Standard Specifications. e. All construction activities shall meet the Uniform Building Code regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls, bracing parapets, etc.). R Page 6 of 18 24

25 ATTACHMENT 2 in use. f. Grading and construction equipment shall be shut down when not g. For all construction activity the contractor shall control dust in accordance with the requirements of the City of Napa Public Works Department Standard Specifications and Standard Plans (Part II General Provisions Dust Control); the National Pollution Discharge Elimination System requirements; and the California Department of Transportation Construction Manual (Chapter 4 Construction Details Section 10 Dust Control). Use of any City of Napa water for this purpose shall be from a metered source that is approved by the City of Napa Water Division and shall be requested in writing by the Contractor. h. During the construction/demolition/renovation period of the project, the contractor shall use the franchised garbage hauler for the service area in which the project is located to remove all wastes generated during project development, unless contractor transports project waste. If the contractor transports the project's waste, the contractor must use the appropriate landfill for the service area in which the project is located. The contractor shall provide for the source separation of wood waste for recycling. The contractor shall use the franchised garbage hauler for the service area in which located for collection of such wood waste, unless the contractor transports such wood waste to a location where wood waste is recycled. 11. Construction Water Quality Measures - In accordance with the NPDES Construction General Permit, the Developer shall incorporate water quality Best Management Practices (BMP's) into the project construction process. a. The overall project grading involves an area of disturbed surface soil that is greater than or equal to one acre, therefore the project property owner shall file a Notice of Intent (N01) with the State Water Resources Control Board and prepare a Construction Storm Water Pollution Prevention Plan prior to any construction activity. The Developer shall submit copies of the NOI (including the State Water Resources Control Board WDID Number) and the Storm Water Pollution Prevention Plan (SWPPP) (along with a copy of the transmittal that went along with this material to the SWRCB) to the Community Development Department Engineering Division prior to the commencement of any project construction activity and the issuance of a building permit, grading permit or improvement plan approval. b. The construction BMP's shall be shown on the project erosion control plans. c. The property owner is responsible for incorporating water quality measures into the project construction operation. The project property owner shall insure that the contractor manages all construction activities; and handles, stores and disposes of all hazardous and non-hazardous waste in a manner that eliminates or minimizes (to the maximum extent practicable) the discharge of pollutants (e.g. motor R Page 7 of 18 25

26 ATTACHMENT 2 oil, fuels, paints/stains and solvents, asphalt products, concrete, herbicides and pesticides, etc.) to the storm drains, ground water, and/or waterways. The project property owner shall insure that the contractor incorporates spill prevention and cleanup measures into the construction operation. All discarded materials shall be removed from the site and disposed of at an approved disposal facility. The project property owner shall insure that the contractor incorporates protected and designated equipment cleanup and fueling areas into the construction operation. The project property owner shall pay all cleanup, testing, disposal and City administrative costs associated with the discharge of pollutants into the storm drains and/or waterways as a result of the project construction activity. 12. Post Construction Water Quality Measures - In accordance with the City of Napa June 20, 2006 "Post Construction Storm Water Pollution Prevention (PCSWPP) Standards" (which have been adopted by the City Council to conform to the State of California NPDES General Permit requirements) the developer shall incorporate post development measures (BEST MANAGEMENT PRACTICES (BMP'S)) into the project design to mitigate project impacts to water quality. a. The project post-construction BMP's shall include but not be limited to the applicable items listed in the City Council adopted PCSWPP Standards and Attachment 4 of the State General Permit. b. The post-construction BMP's shall be shown on the project improvement plans. c. To treat storm water runoff from the site the developer is proposing to install storm water detention and biofilters at storm drain inlets. d. Storm Drainage Detention System - The Developer shall install storm drain detention system improvements as required to maintain post development 10 year, 25 year and 100 year runoff from the site at pre-development levels. The detention system shall be shown on the improvement plans. The Developer shall install detention system storm drain inlets sized to pass at a minimum the 100-year flows. Detention facilities shall be located entirely on private property (outside of the public rights of way) and shall be privately maintained through the required association. The Developer shall submit storm drain detention system supporting calculations for review and approval by CDD Engineering Division prior to improvement plan approval. e. The post construction BMP measures shall be installed by the developer and designed and sized by a registered civil engineer in accordance with the City's adopted PCSWPP Standards and an accepted design method such as that which is outlined in the "California Storm Water Association BMP (CSWA-BMP) Handbook". The design and calculations are to be reviewed and approved by the Bridge and Urban Drainage Division. R Page 8 of 18 26

27 ATTACHMENT 2 f. The Developer shall submit storm drain system design calculations that are prepared by a registered civil engineer for review and approval by the CDD Engineering Division. Storm drain system design flows shall be calculated based on the requirements listed in the City of Napa Public Works Department Standard Specifications and Standard Plans. The calculations shall include a drainage basin map showing basin limits and area in acres, hydrology and system hydraulic calculations, pipe size calculations, inlet capacity calculations, and other information necessary to support the proposed design. Storm drains will be sized to carry the flows generated by the design storm per City of Napa Standards. The storm drain system design calculations shall show that the pipes have a self-cleaning minimum velocity of three feet (3') per second when flowing half full (Design Manual Concrete Pipe, Page 7 and Caltrans Highway Design Manual, Page ). 9. Grassy swales, bio-retention areas, underground treatment systems, and all other flow or treatment based BMP systems are to be sized in accordance with calculations that conform to the City's PCSWPP Standards and the State General Permit criteria and are to be reviewed and approved by the Bridge and Urban Drainage Division. 13. The following items related to water facilities shall be shown on the improvement plans or completed prior to approval of the plans. The Water Division shall review and approve these items: a. The plans shall show all existing and proposed public water facilities and easements within a minimum of 50 feet of the proposed project boundaries. b. All existing service laterals to the project parcel shall be used prior to the installation of new services from the City water main. c. Any unused service shall be abandoned at the City water main. d. If frontage improvements move the curb line or if new curb is installed along the property frontage, existing water facilities fronting the project shall be relocated to the new back of curb. e. Domestic water shall be supplied by a master meter placed in the public right-of-way with private service laterals extending to the point-of-use. f. A separate irrigation service shall be installed from the City water main if the project contains 5000 square feet or more of landscaping. 9. A separate dedicated fire service shall be installed from the City water main for fire sprinklers and private hydrants. On-site hydrants, if required, shall be privately owned and maintained. h. All new and existing public water facilities, including but not limited to water meters, backflow devices, service laterals, and fire hydrants, shall be located outside of all driveways and driveway approaches. R Page 9 of 18 27

28 ATTACHMENT 2 Approved backflow prevention devices shall be installed on all new and existing domestic, irrigation, and fire water services. j. If the domestic and/or fire service double check backflow device is to be installed in a vault or other structure, the plans shall include specifications for the vault or structure and shall specify which backflow device(s) will be placed in the vault or structure. k. No signs, fences, trees, foundations, streetlights, or other permanent structures shall be installed within 10 feet of a City water main or water facility, or within a public water utility easement. The applicant shall provide a copy of the landscaping plan to the Water Division for approval prior to the approval of the improvement plans, to ensure these requirements are met. Fire hydrants shall be kept a minimum of 5-feet from driveways and driveway approaches. m. Proposed separations between public water facilities and other utilities shall meet the required minimum separations as specified by the Department of Health and the City of Napa Public Works Standards and shall be approved by the City of Napa Water Division. n. Existing services and/or service laterals that conflict with the driveway and driveway approaches shall be abandoned at the main and installed in a new location at the sole cost of the Developer. Existing service laterals shall not be laterally extended across driveway frontage in order to avoid placement within a driveway or driveway approach. Existing water facilities located within the proposed driveway, if any, shall be relocated to 3-feet outside the driveway approach. o. Water services may not be shared across property boundaries per Section of the Municipal Code. Each parcel shall be served by a separate water meter and service from the City main. p. All proposed hot taps to an existing City water main shall be labeled "Hot Tap By City Forces at Contractors ExpenseTM. 14. Miscellaneous - The following items shall be shown on the improvement plans prior to approval of the plans: a. The improvement plans shall include a Joint Trench Plan. b. The improvement plans shall include an Erosion Control Plan. c. Developer shall provide an erosion and sediment control plan and a schedule for implementation of approved measures to the CDD Engineering Division for review and approval with the first improvement plans submitted for review. A grading permit shall not be issued until the erosion control plan is approved. Plan. d. The improvement plans shall include a Construction Traffic Control R Page 10 of 18 28

29 ATTACHMENT 2 e. For trenching within existing roadway areas, the Developers engineer shall ascertain the location of all underground utility systems and shall design any proposed subsurface utility extensions to avoid disrupting the services of such systems. f. The Developer is responsible for all coordination with utility companies and the design of all utility service installations that are required to serve the project, including utility layout, design and costs associated with any necessary facilities upgrades, revisions, relocations and/or extensions. The developer shall relocate or underground any overhead utilities that conflict with the new improvements. 0. The Developer shall connect the project to the Napa Sanitation District for sanitary sewer service. Sewer services shall show on the improvement plans and shall be installed in accordance with Napa Sanitation District standards and reviewed and approved by the Napa Sanitation District. 15. Prior to approval of the improvement plans for the project the Developer shall submit documentation to the CDD Engineering Division for review and approval that indicates that the following items have been addressed: a. The Developer shall pay all water connection fees to the Water Division prior to the approval of the improvement plans. No inspections or water service from the Water Division will be initiated until all connection fees for the project have been paid. Fees can be paid at the Water Division office, 1340 Clay Street, in Napa. b. Any work performed on neighboring properties shall be done in accordance with temporary construction easements from the impacted neighbor(s). The easements shall be obtained with copies submitted to the CDD Engineering Division for review prior to the approval of the improvement plans. c. The Developer shall submit to the Community Development Department Engineering Division a Soils Investigation/Geotechnical Report in accordance with Section of the City of Napa Municipal Code with the first improvement plan submittal. The improvement plans shall incorporate all design and construction criteria specified in the report. The geotechnical engineer shall sign the improvement plans and approve them as conforming to their recommendations prior to improvement plan approval. The geotechnical engineer shall also assume responsibility for inspection of the work and prior to acceptance of the work shall certify to the City that the work performed is adequate and complies with their recommendations. Additional soils information may be required by the Chief Building Inspector during the plan check of building plans in accordance with Title 15 of the City of Napa Municipal Code. 16. The Developer shall submit the project Final Map for review by the CDD Engineering Division and approval by the City Engineer. The form and approval of the final map shall meet the following requirements. R Page 11 of 18 29

30 ATTACHMENT 2 a. Any additional right-of-way necessary to accommodate the' project public street improvements shall be dedicated to the City by the Developer on the Final Map. b. The Final Map shall show private easements for the private street, drainage facilities and utilities as required by the Public Works Director. c. The Developer shall include a "Private Water Easement" on the final map to extend the water service from behind the public water meter to each of the properties, as approved by the Water Division. d. The Developer shall grant 10 foot wide public utility easements adjacent to the public street right-of-way. The easement shall be dedicated and shown on the Final Map and shown on the improvement plans. e. Type A, B, or C drainage easements shall be established for the drainage facilities shown on the improvement plans according to the City of Napa Public Works Department Standard Specifications and Standard Plans, Drainage Easements. Easements shall have a minimum width of 15-feet. Pipes exceeding 24-inches in diameter or deeper than 5-feet will require wider easements as required by the Public Works Director. All drainage easements must be shown on the improvement plans and the Final Map and offered for dedication on the Final Map or by separate instrument. f. The Owner of the property shall record CC&R's and establish an incorporated homeowner's association to provide long term maintenance, financing and monitoring for all shared private street improvements, private storm drains and the post construction storm water best management practices that are incorporated as part of the project. (i) The City Engineer and City Attorney must approve the substance and form of the CC&R's and associated documents prior to the approval of the final map. the final map. (ii) The documents shall be recorded contemporaneously with (iii) The CC&R's and homeowners association must provide a detailed outline of responsible parties, inspections, maintenance procedures, the perpetual maintenance and replacement of the improvements, monitoring documentation and annual reporting to the City Public Works Department, and procedures for administration and oversight. (iv) In addition, the CC&R's and homeowners association must provide for appropriate provisions relating to enforcement options, the right of the City to access the property to perform work, the right of the City to recover its costs, indemnification and enforcement provisions, as well as any other provisions deemed necessary or convenient to accomplish the City's objectives. The City of Napa shall either be a signatory to the agreement or a third party beneficiary to the agreement with Ft Page 12 of 18 30

31 ATTACHMENT 2 the right but not the obligation to enforce the obligations and secure attorney's fees for legal counsel to enforce such obligations. 9. Prior to approval of the Final Map, the Developer shall either install all onsite and offsite improvements or work with the COD Engineering Division to execute the City's Standard Improvement Agreement, provide bonds and provide proof of workers compensation insurance and general liability insurance in the forms and amounts as required by the Risk Manager and City Attorney. Typically one million dollar general liability insurance is required. h. Prior to approval of the Final Map, the Developer shall furnish the Community Development Department Engineering Division with proof of the payment of the mapping service fee as required by Napa County Board of Supervisors Resolution No If multiple final maps are filed, all required improvements shall be installed with the first final map unless a plan showing the detailed phasing of the multiple final maps and installation of improvements is approved by the Community Development Director prior to approval of the first map. j. The developer shall obtain approval from all parties owning an interest in any existing rights-of-way or easements within the subdivision, which are proposed to be changed, modified, or deleted. Deeds shall be recorded concurrently with the Final Map to reflect the proposed revision, modification or removal of any existing rights-of-way or easements. The deeds shall be submitted to the CDD Engineering Division and shall be in forms approved by the City Attorney. 17. Prior to issuance of the building permit for the project the Developer shall submit documentation to the Building Division for review and approval that indicates that the following items have been addressed: a. The Developer shall furnish proof satisfactory in form to the City Attorney of the acquisition of all rights of entry, permits, easements, etc., necessary to construct the project or to satisfy required project mitigation measures and/or conditions prior to issuance of a building permit. b. Street Improvement Fee - In accordance with Napa Municipal Code Chapter and implementing resolutions to pay for the traffic improvements identified therein the Developer shall pay the Street Improvement Fee prior to issuance of any building permit for the project. The fee is required to mitigate the cumulative impact of the traffic generated by the subject project on the City's arterial and collector street system. Such fee shall be payable at the rate in effect at the time of payment. The findings set forth in the ordinance and implementing resolutions are incorporated herein. The City further finds that the calculation of the fees in accordance with the trip generation capacity of development demonstrates there is a reasonable relationship between the amount of the fees imposed and the cost of the street improvements attributable to this project. Per the Standard Fees and Charges for Fiscal Year 2005/2006 (Policy Resolution 16), the current rate for the Street Improvement Fee for R Page 13 of 18 31

32 ATTACHMENT 2 this project is $4,723 per new dwelling unit. The total SIF for the development = 34 DU's x $4,723 = $160, Prior to issuance of a certificate of occupancy for the project the Developer shall submit documentation to the Building Division for review and approval that indicates that the following items have been completed as reviewed and approved by the CDD Engineering Division: a. The Developer shall complete the water demand mitigation requirements of this project as specified by the City of Napa Water Division. The Developer will be contacted by the City of Napa Water Division after obtaining a building permit specifying the requirements for the proposed project. b. The improvements identified on the Public Street Repair Plan shall be completed. c. All road surfaces shall be restored to pre-project conditions after completion of any project-related pipeline installation activities. d. Developer shall replace any damaged curb and gutter along street frontages in accordance with Public Works Department Standard Specifications prior to occupancy. occupancy. e. All onsite and offsite improvements shall be installed prior to f. The Developer shall submit to the CDD Engineering Division all improvement plans in digital auto-cad format, compatible with the City's current version, and tied to the City's coordinate system for all storm drain facilities, water lines, lot lines, sanitary sewer lines, sidewalks and streets. Auto-cad files shall be updated for as-built information and submitted to and approved as complete by the Community Development Department Engineering Division prior to occupancy. 19. Prior to initiation of water service: a. The Developer shall have all backflow devices installed. The Developer shall have all backflow devices tested by an AWWA certified tester from a list of testers provided by the City of Napa. The test results shall be submitted by the Developer to the City of Napa Water Division. b. The Developer shall pay all meter set fees and hot tap fees to the Water Division at the time of installation. Fees shall be paid at the Water Division office, 1340 Clay Street, in Napa. Fire Marshall: 20. In accordance with the Standard Mitigation Measures and conditions of approval set forth in the City of Napa Policy Resolution 27, and the Standard Fees and R Page 14 of 18 32

33 ATTACHMENT 2 Charges (Policy Resolution 16), the developer shall pay the Fire and Paramedic Impact Fee prior to the issuance of any building permits. 21. Fire apparatus access shall be provided to within 150 feet of the most remote exterior portion of all buildings as measured by an approved route around the exterior of the building or facility. 22. More than one fire apparatus road shall be provided when it is determined by the chief that access by a single road might be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access or egress. Developments where the number of one and two family units exceeds 30 shall be provided with at least 2 means of fire apparatus access. 23. Dead end access roads in excess of 500' are prohibited. When two points of access are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between the accesses. 24. Fire apparatus access roads shall have an unobstructed minimum width of 20 feet (curb to curb) and a minimum unobstructed vertical clearance of 13' 6". They shall have an all-weather paved surface capable of supporting an H-20 load (80,000 lbs.), not be impeded by gates, vertical traffic calming, bollards or other barriers 25. An approved fire apparatus turnaround area shall be provided for any access road or driveway exceeding 150 feet in length. The hierarchy of design preferences shall be through connections, an 80 foot cul-de-sac and lastly a three point turning movement. Maximum cross slope on turnarounds areas shall not be more than 5%. 26. Access roads shall be completed with all-weather surfaces prior to the stockpiling of combustible materials or beginning combustible construction. 27. Access roads shall be designed to AASHTO standards and local fire apparatus turning specifications. A fire apparatus access and circulation plan shall be submitted an approved as part of the project design. 28. Properties having common ownership shall provide the Fire Department with a notarized copy of the recorded conditions, covenants, and restrictions agreement stating that all components of fire access roads will be maintained by a maintenance district, owner's association, or similar legally responsible entity. 29. Fire apparatus access roads shall be designated as Fire Lanes and appropriate signs and/or markings installed in accordance with the California Vehicle Code. R Page 15 of 18 33

34 ATTACHMENT Parking shall be restricted on streets narrower than 28 feet in width. Parking on one side is permitted on a roadway of 28 feet but less than 36 feet. Parking is permitted on both sides of a roadway 36 feet or more in width. 31. An approved water supply capable of supplying the required fire flow for fire protections shall be provided to all premises upon which facilities or buildings are hereby constructed or moved into or within the City. Required fire flow and hydrant distribution shall be in accordance with Appendix III-A and III-B of the Fire Code. 32. Fire hydrants shall be installed, inspected and in service prior to combustible construction. 33. An automatic fire sprinkler system shall be installed in accordance with provisions set forth in the Uniform Fire Code as amended by the City and the applicable National Fire Protection Association Standard. All plans and calculations shall be submitted and approved prior to the issuance of a building permit. 34. New buildings and additions to existing buildings shall conform to requirements set forth in the currently adopted editions of the Uniform Building Code; Uniform Fire Code, adopted City Standards and nationally recognized standards. Napa Sanitation District: 35. The owner shall obtain a demolition permit from the District prior to removal of the existing building. Demolition credits shall be valid for a period of two years from the date the demolition permit is issued. 36. The private street shall be dedicated to the District as a sanitary sewer easement. The proposed sanitary sewer main shall have a minimum slope of.5% and shall be installed a minimum of 8 feet from the face of curb, a minimum of 5 feet from all storm drain facilities, and a minimum of 10 feet from the proposed water main. 37. Sanitary sewer facilities are required to have a minimum of 24" of cover at all points within the public right of way and/or easement area. The proposed sanitary sewer facilities shall be designed to meet this requirement. 38. Each parcel shall be served by a separate sanitary sewer lateral. The cleanouts shall be located outside of the driveway areas. 39. Downstream sanitary sewer upgrades may be required by the owner in order to serve this project pending further study. 40. A plan showing the required sanitary sewer improvements shall be prepared by a registered civil engineer conforming to NSD standards, and shall be submitted to the District for approval. R Page 16 of 18 34

35 ATTACHMENT The owner/developer shall enter into a subdivision agreement with the District, and post the appropriate bonds covering the sanitary sewer work. 42. The proposed development would be subject to the following fees, based on the rates in effect at the time they are paid: a. Demolition Permit (presently $35.00 per lateral) b. Plan Check Fees (presently $40.00 per lot) c. Inspection Fees (presently $1.25 per lineal foot for main lines and $35.00 per each 4" street lateral and $35.00 per each 4" onsite lateral) d. Connection Fees (presently $5, per single family dwelling) Environmental Management: 43. If any well(s) are to be destroyed, a well destruction permit must be obtained by a licensed well driller, from the Napa County Department of Environmental Management. 44. If this parcel presently is serviced by an individual sewage disposal system, the existing structure(s) must be demolished and/or connected to the Napa Sanitation District prior to any clearing, grubbing or grading on any parcel. Until such time, the septic system must be protected from damage. Upon connection of the structure to Napa Sanitation District or demolition of the structure, the existing septic tank must be properly destroyed. Housing Division: 45. The applicant shall enter into a development agreement subject to the review and approval of the City of Napa Attorney's Office with the Housing Division of the City of Napa as the agent for the City of Napa prior to building permit approval to provide the required three (3) affordable for sale units. Two of the three units will be sold at prices affordable at 100% of the median income and the remaining one unit will be sold at prices affordable at 120% of median income. The applicant shall also pay forty percent (40%) of the calculated Inclusionary fee on the remaining 31 market rate units. Should the actual number of units in the development change, the requirement will remain at 10% of the total units be available under the terms of NMC and the remaining fractional amount be calculated as a percentage of fees on the market rate units. 46. The total Inclusionary for sale unit requirement for the Redwood Duets project shall be three (3) of the total for sale units with an affordable distribution among the unit mix and bedroom sizes proportional to the total requested units in the development. If there are any revisions between the proposed and approved number of total units, the Inclusionary requirement will be adjusted accordingly. 47. Prior to the issuance of certificate of occupancy or approval of the final R Page 17 of 18 35

36 ATTACHMENT 2 inspection for affordable units, regulatory agreements and/or other documents, all of which must be approved by the Housing Director and City Attorney and consistent with the requirements of Section of the Municipal Code shall be recorded against parcels having such affordable units and shall be transferred to the buyer of the unit, to remain in effect for 30 years. 48. No household shall be permitted to purchase an affordable unit unless the Housing Authority has approved the household's eligibility. 49. If the Housing Division or its designee maintains a list of eligible households, households selected to purchase the affordable units shall be selected first from that list to the extent provided in the regulatory agreement. 50. No temporary or permanent certificate of occupancy shall be issued, final inspection approved or release of utilities authorized for any new dwelling unit in a residential development project until the developer has satisfactorily completed the requirements of Section Section 4.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 5.This Resolution shall take effect immediately upon its adoption. I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Napa at a public meeting of said City Council held on the 3 rd day of June 2008, by the following vote: AYES: NOES: Techel, Inman, Krider van Gorder, Mott ABSENT: ABSTAIN: ATTEST:. CITY CLERK OF THE CITY OF NAPA R Page 18 of 18 36

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69 ATTACHMENT 3 Project: 2033 Redwood Road Napa, CA Applicant: Burbank Housing Development Corporation Project Modification Application to the City of Napa June 2017 Project Description and Proposed Modifications 1. Project Modifications to the Tentative Subdivision Map, Design Review, and Conditions of Approval Burbank Housing Development Corporation, a nonprofit public benefit corporation, in partnership with the City and County of Napa, proposes to build and sell 34 affordable attached single family homes to low and moderate income households. Burbank Housing is under contract to purchase the 2.0 acre site at 2033 Redwood Road, Napa, California (APN: ) from Trinity Education Center. A proposal for a townhouse project at the site was previously approved by the City Council of the City of Napa on June 3, 2008, known as Redwood Duets # , a multi-family townhome development by RMCI Group. The approval included a use permit for the use of small lot development standards, a design review permit for the tentative parcel map and unit design, and a tentative subdivision map to divide the 2.0 acre property into 34 lots for residential use. The revised project as currently proposed will be substantially similar to the previous project with a similar site plan and lot configuration of 34 attached duet-style single family homes. Whereas the previous project was intended by RMCI Group to be market-rate townhomes, Burbank Housing is developing this project to be an affordable housing development offering homeownership opportunities to low and moderate income households. To make the revised project economically feasible as an affordable housing development, and to make the homes as affordable as possible for the homebuyers, Burbank Housing is requesting approval for certain project modifications as highlighted in the table below: 69

70 ATTACHMENT 3 Requirements Previous Project Revised Project General Plan designation MFR multi-family residential MFR multi-family residential Zoning designation RM multi-family residential RM multi-family residential Front setback requirement 20 feet 20 feet Rear setback requirement 15 feet 15 feet Parking requirement 77 total (68 onsite + 9 guest) 94 total (85 onsite + 9 guest)* Plans As Previously Approved As Currently Proposed Number of units Type of building style duet-style (townhouse) duet-style (attached single family) Building height 3 stories 2 stories Number of bedrooms 2 bedrooms + 1 den 3 bedrooms (no den) Parking spaces 85 total (68 onsite + 17 guest) 85 total (68 onsite + 17 guest) Common space 1 pocket park None Subdivision street Private street Public street HOA requirement HOA No HOA Stormwater detention in private street [to be determined] Replacement of redwood trees 27 on-site, 11 in-lieu 38 in-lieu *Due to the change from 2 bedroom to 3 bedroom homes, the parking requirement for the revised project increased to 94 parking spaces. Since the project can only accommodate 85 parking spaces, Burbank Housing is requesting the City of Napa for a parking concession under the California state density bonus laws. While the previous project contemplated duet-style townhouses, Burbank Housing plans to maintain the duet-style but construct the houses as attached single family homes so that there are no shared walls between the houses allowing for greater sound privacy. Attached single family homes are permitted in the RM Multi-Family Residential zoning designation so no zoning change is required. The previous project also contemplated that the homes be 3 stories with 2 bedrooms, while the revised project as currently proposed will be 2 stories with 3 bedrooms to allow flexibility for larger households. The change from 3 stories to 2 stories is a reduction so no change in the building height maximum requirement is required. The previous project required the formation of a homeowners association (HOA) for the maintenance of the shared or common spaces (namely the pocket park and private street). Burbank Housing is requesting the elimination of the HOA requirement to make the homes more affordable to the homeowners. Removing the HOA would significantly reduce the monthly housing payments of each household. But it also means that there can be no shared or common spaces among the homeowners as there would be no HOA to pay for the maintenance of such spaces. The pocket park as originally planned in the previous project is therefore proposed to be eliminated and land re-distributed among the lots so that each lot is expanded by roughly 2 feet in width. The previous 70

71 ATTACHMENT 3 project also assumed a private street for the subdivision with ongoing maintenance to be paid for by the HOA. Burbank Housing is requesting that the street become a public street owned and maintained by the City of Napa. The previous project required the replacement of certain redwood trees with 27 redwood trees to be planted onsite and 11 to be donated to the City in the form of an inlieu payment. Burbank Housing is requesting that it be permitted to donate all 38 redwood trees in-lieu, as the yards on each lot are not sufficient in scale to maintain the long term growth of such trees. Burbank Housing proposes to utilize the landscape plan that was previously approved with the following modifications: the redwood trees substituted with the planting of other moderately sized trees on approximately every other lot, other plants and shrubs substituted with low water usage plants and shrubs, and no common area plants as the pocket park will be eliminated. Please see Attachment A Revised Building Plans and Attachment B Revised Landscape Plan. 2. Application for Parking Concession under State Bonus Density Law Pursuant to Napa Municipal Code Section (C) and California Government Code Section 65915(b), (d), and (p), Burbank Housing is requesting a concession under the state density bonus law for a reduced vehicular parking ratio. The Napa Municipal Code requires 2.5 onsite parking spaces per single family attached unit in the RM districts. Burbank Housing is requesting a parking ratio of 2 onsite parking spaces per unit as permitted under the state density bonus law. The total number of parking spaces in the project as previously approved and currently proposed is 85 spaces (68 on-site and 17 guest). The project as previously approved and currently proposed is accommodating 8 more guest parking spaces than required under the zoning code. The proposed change from 2 to 3 bedrooms, however, has increased the parking requirement under the Napa Municipal Code from 77 spaces to 94 spaces (85 onsite and 9 guest). The project cannot accommodate 85 onsite parking spaces as each of the 34 units can only hold 2 onsite spaces (1 car in the garage and 1 car in the driveway). The guest parking ratio of 1 guest space per 4 units has not changed. According to California Government Code Section 65915(p)(1)(B), a city cannot require 71

72 ATTACHMENT 3 a vehicular parking ratio that exceeds 2 onsite parking spaces for a three bedroom unit as long as the project seeking the concession meets the income targeting categories set forth in California Code Section 65915(b). The revised project as currently proposed will meet Section 65915(b)(A) in that at least 10% of the total units of the project will be restricted to lower income households (as defined in Section of the Health and Safety Code) which is essentially households earning 80% of Area Median Income (AMI) or lower. Burbank Housing plans to set aside and restrict at least 40% of the 34 units for households earning 80% AMI or lower, which is well above the 10% required under Section 65915(b)(A). Since the project will meet the criteria under the state density bonus law, Burbank Housing s request for a concession for a reduced parking ratio of 2 onsite parking spaces for each of the 34 units should be granted by right. 3. Storm Drainage Analysis (pending) Burbank Housing staff and the civil engineering firm of Chaudhary Associates met with Public Works Director Jack LaRochelle and Timothy Woods on June 29, 2017 to discuss stormwater retention issues that arise when converting the private street into a public street. Public Works has indicated that they will look into alternatives and respond to Burbank Housing with some possible solutions for stormwater retention. As soon Burbank Housing receives a response from Public Works, it will submit a revised site plan and stormwater drainage analysis. To come: Attachment C Revised Site Plan and Stormwater Analysis. 4. Conditions of Approval Burbank Housing is requesting changes to the conditions of approval that were originally adopted on June 3, 2008 to reflect all the project modifications as described above. Please see Attachment D Requested Changes in Conditions of Approval. 5. Affordability of the Homes Burbank Housing will sell these 34 attached single family homes to low and moderate income households, restricting 14 units to households earning 80% AMI or lower, and restricting the remaining 20 units to households earning no more than 100% AMI. Of the 14 units restricted to households earning 80% AMI, 4 of those units will be 72

73 ATTACHMENT 3 dedicated to households in which the housing payment ratio will be no greater than 30% of such household s gross income. The affordability of these homes will be in the form of down payment assistance loans to the homebuyers. Burbank Housing is pursuing a range of public and private sources for down payment assistance and will work with each homebuyer to qualify for such loans. Burbank Housing has applied for $900,000 from the County of Napa Affordable Housing Trust Fund (which was recently approved for commitment by the Board of Supervisors on June 6, 2017) and $900,000 from the City of Napa Affordable Housing Trust Fund. These monies will be used by Burbank Housing to purchase the site and will convert to down payment assistance to the homebuyers at sale. Each home will have deed restrictions and/or shared equity requirements that will limit the resale of the home only to other low and moderate income households. This is a way of helping to preserve and ensure that the homes will remain available and affordable to other future homebuyers. Burbank Housing has a purchase agreement with Trinity Education Center to acquire the site for $1.7 million, with an anticipated closing date of September 5, Burbank Housing is therefore requesting an expedited review of the project modifications in order to secure commitment of the remaining $900,000 funds from the City of Napa in a timely manner so as to meet the closing date of September 5,

74 2033 Redwood Road Project Burbank Housing Requested Changes ATTACHMENT 3 Napa City Council Resolution R SPECIAL CONDITIONS 1. Delete and replace with: Trees shall be planted on the site in accordance with the revised landscape plans approved with this project modification application. In lieu of replacement of the Redwood trees, 38 trees will be donated to the city s Community Resources Department in the form of an in-lieu fee of $ per tree. 8d. Delete 13e. Delete and replace with: Domestic water shall be supplied by public meters placed in the public right-of-way with laterals extending to the point-of-use 13f. Delete 13g. Delete and replace with the following: A separate dedicated fire service shall be installed from the City water main for fire sprinklers and hydrants. On-site hydrants, if required, shall be owned and maintained by the City. 16b. Delete and replace with: The Final Map shall show the subdivision street as a public street and drainage facilities and utilities as required by the Public Works Director. 16c. Delete 16f [including (i), (ii), (iii), and (iv)]. Delete 22. Can we change to require only 1 mean of fire apparatus access? 36. Delete first sentence only. 45. Delete 46. Delete 47. Delete the final clause to remain in effect for 30 years. 48. Delete 49. Delete 74

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78 N77 04'13"E ' 5'-0" '-0" 40' DIAMETER CUL-DE-SAC 19 5' 10' 20 SCALE: 1" = 10'-0" 21 40' Napa, California 13 10'-0" TYPICAL at TWO STORY WALL REDWOOD ROAD HOUSING 10'-0" P.U.E. 15'-0" 0' CONCEPTUAL SITE SECTION PUBLIC STREET ' 9 ON-STREET PARKING 26 S13 00'20"E S13 00'20"E ' 20' SCALE: 1" = 20'-0" 10' 40' 10'-0" P.U.E '-0" TYPICAL '-0" ARCHITECTS AIA TIERNEY / FIGUEIREDO 34'-0" TYPICAL at LOTS 1-4, 7, 8, and SITE 32'-0" 4 31 VICINITY MAP TYPICAL at LOTS 5, 6, 9, 10, 13 and 20 5 PUBLIC STREET 34 NUMBER OF HOMES: CONCEPTUAL SITE PLAN 5'-0" TYPICAL at ONE STORY WALL ' APPROX ACRES (87,143 S.F.) APPROX ACRES (84,930 S.F.) After proposed frontage dedication to City SITE AREA (Net): 28'-0" SITE AREA (Gross): RM (Multifamily Residential) ASSESSOR PARCEL #: ZONING: 2033 REDWOOD ROAD NAPA, CA PROJECT LOCATION: PROJECT DATA 20'-4" 1 BACK of SIDEWALK 20'-1" BACK of SIDEWALK S77 25'00"W ' ATTACHMENT 3 CT PROJE H NORT NOR TH REDWOOD ROAD

79 K-342 WEL TOILET VI TREO L 2 WORTH S US CHINA UP Floor above LIVING K-3422 WELLWORTH TOILETS VITREOUS CHINA WELLWORTH VITREOUS K-3422 TOILETS CHINA 11'-5" 6'-4" 10'-2" K-3422 WELLWORTH TOILETS VITREOUS CHINA D K-3422 WELLWORTH TOILETS VITREOUS CHINA 11'-5" 8'-3" 8'-3" WELLWORTH VITREOUS K-3422 TOILETS CHINA PORCH UP Floor above LIVING K-3422 WELL TOIL VITREOUS ETS WORTH CHINA K-3422 WELLWORTH TOILETS VITREOUS CHINA K-342 WEL TOILET VI TREO L 2 WORTH S US CHINA ATTACHMENT 3 11'-5" 16'-6" 11'-5" 16'-6" 11'-5" 18'-6" BEDRM 2 LINEN W DOWN MASTER BEDRM BEDRM 3 25'-0" 5'-6" 18'-6" 12'-9" 5'-9" 13'-1" 7'-8" 9'-9" 30'-6" 18'-6" 10'-6" 14'-6" 25'-0" DOWN BEDRM 2 BEDRM 3 D W MASTER BEDRM BEDRM 2 DOWN BEDRM 3 D W 27'-11" 27'-11" 29'-11" 11'-5" 8'-8" 9'-10" KITCHEN KITCHEN UP Floor above LIVING KITCHEN 2 23'-0" 7'-6" 25'-0" 5'-6" PORCH PORCH 20'-0" 3'-6" 20'-0" 3'-6" 20'-0" 3'-0" 5'-0" 5'-0" 11'-5 1/2" 5'-7" 13'-5 1/2" 30'-6" 30'-6" 18'-0" 8'-0 1/2" 9'-11 1/2" MASTER BEDRM 5'-0" HOME TYPE 'A' SECOND FLOOR HOME TYPE 'B' SECOND FLOOR HOME TYPE 'C' SECOND FLOOR HOME TYPE 'A' FIRST FLOOR CONCEPTUAL FLOOR PLANS SCALE: 3/16" = 1'-0" 0' 2' 4' 8' TIERNEY / FIGUEIREDO ARCHITECTS AIA 817 Russell Ave., Suite H Santa Rosa, CA info@tfarch.com 08/09/17 TFA #1708 HOME TYPE 'B' FIRST FLOOR HOME TYPE 'C' FIRST FLOOR 2033 REDWOOD ROAD HOUSING Napa, California 79

80 W DOWN BEDRM 2 BEDRM 3 PORCH UP LIVING WELLWORTH VITREOUS K-3422 TOILETS CHI NA D 15'-0" 17'-3" 30'-6" 11'-5" 18'-6" MASTER BEDRM LINEN 29'-11" 11'-5" 6'-4" 12'-2" 25'-0" 5'-6" KITCHEN K-3422 WELLWORTH TOILETS VITREOUS CHINA K-3422 WELLWORTH TOILETS VITREOUS CHINA 20'-0" 5'-0" Alternate window location DOWN MASTER BEDRM 11'-5" 8'-6" 7'-4" PORCH UP LIVING K-3422 TOILETS WELLWORTH VITREOUS CHINA BEDRM 2 BEDRM 3 K WE TOI V -34 ITR LL L 22 EOUS ETS WORTH CH INA 11'-3" 22'-6" 15'-8" 6'-10" 13'-10" 10'-5" 35'-6" 11'-5" 15'-10" LINEN W 27'-3" 22'-6" 28'-0" 7'-6" KITCHEN CONCEPTUAL FLOOR PLANS SCALE: 3/16" = 1'-0" 0' 2' 4' 8' D K WELL TOIL V -34 ITREOUS 22 ETS WORTH CHINA ATTACHMENT 3 TIERNEY / FIGUEIREDO 3 08/09/17 ARCHITECTS AIA 817 Russell Ave., Suite H Santa Rosa, CA info@tfarch.com TFA # '-3" HOME TYPE 'D' SECOND FLOOR HOME TYPE 'D' FIRST FLOOR 2033 REDWOOD ROAD HOUSING Napa, California HOME TYPE 'E' SECOND FLOOR HOME TYPE 'E' FIRST FLOOR 80

81 12 FRONT ELEVATION: HOME TYPES A+B LEFT ELEVATION: HOME TYPE A ARCHITECTURAL GRADE COMPOSTION SHINGLES COLOR: LEMONGRASS HARDIEPANEL and BATTEN SIDING VINYL FRAMED DUAL GLAZED WINDOWS with 2x TRIM BELLY BOARD COLOR: GRAY-BROWN HARDIEPLANK FIBER-CEMENT HORIZONTAL LAP SIDING with 8" EXPOSURE REAR ELEVATION: HOME TYPES A+B RIGHT ELEVATION: HOME TYPE B DUET HOME TYPES A + B CONCEPTUAL ELEVATIONS SCALE: 3/16" = 1'-0" 0' 2' 4' 8' TIERNEY / FIGUEIREDO ARCHITECTS AIA 817 Russell Ave., Suite H Santa Rosa, CA info@tfarch.com 4 08/09/17 TFA # REDWOOD ROAD HOUSING Napa, California 4 ATTACHMENT 3 81

82 SHINGLE COLOR: WEATHERED WOOD COLOR: PENNY 12 ARCHITECTURAL GRADE COMPOSTION SHINGLES VINYL FRAMED DUAL GLAZED WINDOWS with 2x TRIM HARDIEPLANK FIBER-CEMENT HORIZONTAL LAP SIDING with 8" EXPOSURE HARDIEPLANK FIBER-CEMENT HORIZONTAL LAP SIDING with 4" EXPOSURE FRONT ELEVATION: HOME TYPE D+D LEFT ELEVATION: HOME TYPE D COLOR: BEIGE DUNE COLOR: PEANUT SHELL RIGHT SIDE ELEVATION: HOME TYPE D REAR ELEVATION: HOME TYPE D+D 5 TIERNEY / FIGUEIREDO 12 DUET HOME TYPES D + D CONCEPTUAL ELEVATIONS SCALE: 3/16" = 1'-0" 2033 REDWOOD ROAD HOUSING Napa, California 4 4 ARCHITECTS AIA 8' 4' 2' 0' 08/09/ Russell Ave., Suite H Santa Rosa, CA info@tfarch.com ATTACHMENT 3 TFA #

83 ATTACHMENT 3 ARCHITECTURAL GRADE COMPOSTION SHINGLES VINYL FRAMED DUAL GLAZED WINDOWS with 2x TRIM HARDIESHINGLE FIBER-CEMENT SIDING BELLY BOARD HARDIEPLANK FIBER-CEMENT HORIZONTAL LAP SIDING with 6" EXPOSURE 6 FRONT ELEVATION: HOME TYPE E+E LEFT ELEVATION: HOME TYPE E 08/09/17 ARCHITECTURAL GRADE COMPOSTION SHINGLES VINYL FRAMED DUAL GLAZED WINDOWS with 2x TRIM COLOR: LEMONGRASS COLOR: LIGHTHOUSE HARDIEPLANK FIBER-CEMENT HORIZONTAL LAP SIDING with COLOR: PEANUT SHELL 6" EXPOSURE REAR ELEVATION: HOME TYPE E+E DUET HOME TYPES E + E CONCEPTUAL ELEVATIONS SCALE: 3/16" = 1'-0" 0' 2' 4' 8' TIERNEY / FIGUEIREDO ARCHITECTS AIA 817 Russell Ave., Suite H Santa Rosa, CA info@tfarch.com TFA #1708 RIGHT SIDE ELEVATION: HOME TYPE E 2033 REDWOOD ROAD HOUSING Napa, California 83

84 REDWOOD ROAD HOUSING Napa, California FRONT ELEVATION: HOME TYPES C+D LEFT ELEVATION: HOME TYPE C COLOR: OFF-WHITE COLOR: LIGHTHOUSE (LIGHT) REAR ELEVATION: HOME TYPES C+D RIGHT SIDE ELEVATION: HOME TYPE D DUET HOME TYPES C + D CONCEPTUAL ELEVATIONS TIERNEY / FIGUEIREDO SCALE: 3/16" = 1'-0" 0' 2' 4' 8' ARCHITECTS AIA 817 Russell Ave., Suite H Santa Rosa, CA info@tfarch.com 4 08/09/17 TFA # ATTACHMENT 3 84

85 MATCH LINE SEE ABOVE N77 04'13"E ' ' S13 00'20"E 10' LOTS FLOWERING ACCENT TREE CRAPE MYRTLE FLOWERING ACCENT TREE CRAPE MYRTLE 34 REAR YARD FENCE, TYPICAL SHRUB AND GROUND COVER AREAS, TYPICAL LOTS 1-8 AND FRONT YARD CUT-OFF FENCE 4' FROM BUILDING CORNER, TYPICAL DECIDUOUS SHADE TREE RED MAPLE, TYPICAL 10' WIDE PUE WESTERN REDBUD ENTRY ACCENT TREES, SWAN HILL OLIVE ENTRY ACCENT TREES, SWAN HILL OLIVE VISION TRIANGLE, TYPICAL BOTH SIDES OF STREET WESTERN REDBUD DESIGNATED CITY STREET TREE IN PLANTER STRIP (MEDIUM SIZE TREE UNDER POWERLINES) 26 S13 00'20"E SIDE YARD FENCE, TYPICAL ' ROAD TREES COMMON NAME 24 5 L L L 2' O.C., TRI. SPACING MIXED COLORS YARROW DWARF BUTTERFLY BUSH L L 24" DEPTH; INSTALL WHERE TREE IS CLOSER THAN 5' TO EDGE 3" DEPTH; ALL LANDSCAPE AREAS LANDSCAPE DESIGN INTENT ROOT SOLUTIONS, OR EQUAL L SLOPE FOOTING AWAY FROM POST 2 X 4 RAIL BETWEEN TOP & BOTTOM; EACH SIDE SECTION 4 X 6 PTDF POST, 8' OC MAX. 1 X 2 VERTICAL POST, BOTH SIDES OF PANEL 2 X 6 CAP ELEVATION 2 X 6 CAP 2" CLEARANCE 2 X 4 RAIL BETWEEN TOP & BOTTOM 1" X 6" X 6' FENCE BOARDS, NO GAP 2 X 4 RAIL BETWEEN TOP & BOTTOM CONCEPTUAL LANDSCAPE PLAN WOOD FENCE DETAIL NTS GOOD NEIGHBOR ONE CUBIC FOOT DRAIN GRAVEL AT BOTTOM OF POST CONCRETE FOOTING, 14" DIAMETER FINISHED GRADE 2" CLEARANCE 1" X 6" X 6' FENCE BOARDS, NO GAP 4 X 6 PT WOOD 8' OC THE PROPOSED TREE SHALL BE SEPARATE, DEDICATED BUBBLER CIRCUIT. ALL OTHER LANDSCAPE AREAS SHALL BE IRRIGATED VIA AN IN-LINE DRIP EMITTER IRRIGATION SYSTEM. THE INTENT OF THE LANDSCAPE AND WATER DELIVERY SYSTEMS IS TO MEET ALL ASPECTS OF THE CITY OF NAPA WATER EFFICIENCY LANDSCAPE ORDINANCE (WELO). ALL LANDSCAPE AREAS SHALL BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM WITH WEATHER SENSOR OVERRIDE. SENSOR SHALL BE CAPABLE OF CALCULATING EVAPOTRANSPIRATION AND SHALL ADJUST FOR LOCAL WEATHER. THE ENTIRE IRRIGATION SYSTEM SHALL BE ON AN AUTOMATICALLY CONTROLLED SYSTEM WITH SEPARATE PROGRAMS CAPABLE OF IRRIGATING EACH HYDROZONE INDEPENDENTLY. IRRIGATION DESIGN INTENT THE STREET TREES ALONG REDWOOD ROAD ARE SELECTED FROM THE CITY OF NAPA STREET TREE LIST FOR PLANTER 3-5 UNDER POWER LINES. THE TREES AT THE ENTRY SHALL BE BROAD EVERGREEN TREES, FRUITLESS OLIVES. DECIDUOUS, FLOWERING ACCENT TREES ARE PROPOSED TO CREATE INTEREST AND CHARACTER IN THE NARROW FRONT YARDS. LARGER DECIDUOUS SHADE SHALL PROVIDE CANOPY SHADE ON THE STREET IN THE CUL DE SAC. PLANTING SHALL INCLUDE A MIXTURE OF HORTICULTURALLY APPROPRIATE SHRUB AND GROUND COVER PLANTINGS. SHRUBS AND GROUNDCOVER PLANTINGS SHALL CONSIST OF MEDIUM, LOW WATER USE PLANTS (AS DEFINED BY THE 2014 EDITION WUCOLS IV). L 1 3' OC, Triangular Spacing 1 CALIFORNIA NATIVE, 18" OC TRI SPACING 1 DEER GRASS DWARF FOUNTAIN GRASS ATLAS FESCUE L 1 L BLONDE AMBITION BLUE GAMA L 1 1 2' O.C. TRI SPACING 1 L L VERBENA LAMBS EARS MEXICAN BUSH SAGE CATMINT DWARF RED-HOT-POKER SOCIETY GARLIC 2' O.C. TRI SPACING L 5' O.C. TRI. SPACING 1 COTONEASTER L L L L 3' O.C. TRI. SPACING 5 5 L 5 5 L 5 L L VL MULTI-TRUNK; SPECIMEN TREE CALIFORNIA NATIVE 24 VL 24 WATER USE PER WUCOLS IV M CITY STREET TREE, CALIFORNIA NATIVE REMARKS 24 SIZE 5 DWARF MOCK ORANGE NEW ZEALAND FLAX HEAVENLY BAMBOO NCN LAVENDER VINE HILL MANZANITA FRUITLESS OLIVE CRAPE MYRTLE WESTERN REDBUD SCARLET MAPLE TYPICAL PLANT PALETTE THE DESIGN INTENT OF THIS PROJECT IS TO PROVIDE AN ATTRACTIVE, DURABLE, LOW MAINTENANCE AND LOW WATER CONSUMING LANDSCAPE. LINEAR ROOT BARRIER MULCH: FIR BARK, 1/2" MINUS OTHER PENNISETUM ALOPECUROIDES 'HAMEIN' MUHLENBERGIA RIGENS FESTUCA MAIREI BOUTELOUA GRACILLIS 'BLONDE AMBITION' GRASSES VERBENA TENUISECTA STACHYS BYZANTINA SALVIA LEUCANTHA NEPETA FAASSENII 'WALKER'S LOW' KNIPHOFIA UVARIA 'BALLET' BUDDLEIA 'BLUE CHIP' ACHILLEA - ASSORTED VARIETIES PERENNIALS TULBAGNIA VIOLACEA COTONEASTER DAMMERI 'CORAL BEAUTY' GROUNDCOVER PITTOSPORUM TOBIRA 'WHEELER'S DWARF' PHORMIUM TENAX 'JACK SPRATT' NANDINA DOMESTICA 'MOYE'S RED' LOROPETALUM CHINENSE 'RAZZLEBERRI' LAVANDULA INTERMEDIA 'PHENOMENAL' CISTUS 'SUNSET' ARCTOSTAPHYLOS D. 'HOWARD MCMINN' SHRUBS OLEA EUROPAEA 'SWAN HILL' LAGERSTROEMIA x FAURIEI 'ARAPAHO' CERCIS OCCIDENTALIS ACER RUBRUM 'OCTOBER GLORY' BOTANICAL NAME ED A No CA LI Exp OF PE A FO RN TEL (707) RLA #2800 don@macnairlandscapes.com POST OFFICE BOX 251 K E N W O O D, C A L A N D S C A P E A R C H I T E C T U R E E D SC A G. MA C L AN LD MACNAIR T 85 DM 1 OF L-1 SHEET 1 1 = 20 DRAWN: SHEET SCALE: 8/4/17 ATTACHMENT 3 JOB: DATE: 2033 REDWOOD ROAD HOUSING MATCH LINE SEE BELOW COPYRIGHT 2017 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED. THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF MACNAIR LANDSCAPE MACNAIR LANDSCAPE ARCHITECTURE. ARCHITECTURE IS NOT RESPONSIBLE FOR THE ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. CONCEPTUAL LANDSCAPE PLAN NAPA, CALIFORNIA APN # REAR YARD ACCESS IS PROVIDED THROUGH GARAGE, TYPICAL S77 25'00"W ' R DO NA T REDWOOD IA E REG I S T S 2'-0" * 5'-10 87/128" IR NA 6'-0" I T EC T * H RC