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PROJECTDESCRIPTIONfor
PROPOSEDSUBDIVISIONat125KENNEDYLANE
Healdsburg,CA
Submittedto:CityofHealdsburg
PlanningCommissionc/oBuildingandPlanningDepartment
401GroveStreetHealdsburg,CA95448
Submittedby:PropertiesNorth,LLC
Healdsburg,CA95448
UpdatedMarch1,2018
511JohnsonStreetHealdsburg,CA95448
T:4152186709F:7073950792www.urbangreen.net
March1,2018Ms.MayaDeRosaDirectorofPlanningandDevelopmentCityofHealdsburg401GroveStreetHealdsburg,CA95448RE:ProposedSubdivisionat125KennedyLaneDearMs.DeRosa;OnbehalfofthemembersofPropertiesNorth,LLC,IampleasedtosubmittheenclosedApplicationforafive-lotsubdivisionat125KennedyLane.The.897acresiteislocatedsouthoftheMemorialBridgealongKennedyLane.TheproposedprogramincludesfivesinglefamilydetachedcottagesandthreeAccessoryDwellingUnits(ADUs).Grossdensityis5.57unitsperacre,consistentwithHealdsburg’sadoptedGeneralPlanMRdesignationof6.0unitsperacre.TheproposedTentativeMapconformstoR1-6000zoningstandards,thesite’scurrentzoning.WhiletheprojectmeetsexistingCityofHealdsburgzoningandlandusestandards,greatefforthasgoneintointentionallyshapingtheresidentialunitstocreateHealdsburg’sfirst‘PocketNeighborhood’.Healdsburg’sinterestinCottageCourtsemergedfromthe2015HousingOurCommunityseries,wheremanyparticipatingresidentsexpressedadesirefornewformsofhousingthatwouldmeettheirchanginglifestylesorlifestage.The‘PocketNeighborhood’orCottageCourtwasconsistentlyfavoredoverallotherformsofnewresidentialdevelopment.CottageCourtscreativelyorganizesmallerhomesaroundasharedgreenspacetouselandmoreefficiently,reducemaintenance,createamoreconnectedandintentionalneighborhood,andprioritizewalkingoverdriving.Theproposedplanhasbeendesignedtoachievefiveobjectives:
• Provideadifferentiatedhousingoptionforchanginghouseholds,whiledeliveringHealdsburg’sfirsttrueCottageCourt;
• UseoneofHealdsburg’sremaininginfillresidentialsitesmorecreativelyandefficiently;
• Offersmaller,welldesignedhomesbasedontheprinciplesofthe‘Not-So-Large-House’;
• Acknowledgethesite’sadjacencytotheRussianRiverandthroughmorethoughtful
developmentbecomeastewardshippartnerforimprovedhabitat;
• IncorporatethebestofgreendesignintooneprojectasanexampleforfuturehousingdevelopmentinHealdsburg.
511JohnsonStreetHealdsburg,CA95448
T:4152186709F:7073950792www.urbangreen.net
Overa15monthshavegoneintotestingmultiplesiteplansandprograms.Extensivethree-dimensionalmodelingstudieswereusedtocreateappropriatelyscaledopenspaceswhilepreservingexistingsitetreesandmeetingR1-6000designrequirements.Greatcarewastakentoensurethefinishedhomeswouldnotimposeupon-ortowerover-existingresidentialunitstothenorth,westandsouth.Thefinalplandrawsuponlessonslearnedfromaward-winningprojectsthathavecreateda‘frontporch’lifestyleandthoughtfullylayeredpublic,semi-publicandprivatespacesinpocketneighborhoods.Theproposedplanincorporatesmanygreenfeaturesincluding
• exceedingcoderequirementsforstormwatermanagement• anemphasisonalternativemobilityandlinkagetoHealdsburg’stransitcenter• creatingawarenessof,andeducatingresidentson,propercarefortheRussianRiver• greenbuildingtechniquesthatmeetorexceedCalGreenrequirements
ThisapplicationseeksapprovalforaMajorSubdivisionunderexistingCityofHealdsburgLandUseCodeandStateofCaliforniaMapAct.FollowingresponsefromstaffandPlanningCommissionontheproposedplanandconcept,theMajorDesignReviewprocesswillbeundertaken,consistentwithCityofHealdsburgrequirements.AfterreviewofcriteriaunderCEQASection15332,includingaBiologicResourcesAssessmentbyWRAEnvironmentalConsultants,ithasbeendeterminedthisprojectmeetsallrequirementsnecessaryforaClass32In-FillDevelopmentExemption.Finally,itshouldbenotedtheapplicantintendstodevelopboththehorizontalandverticalelementsoftheproposedplan.Bycommittingtoserveasmasterdeveloperfortheentireproject,theapplicantwillbeabletodeliverunitsasshown,andcommitthattheproposedADUsaredeliveredasprogrammed.WelookforwardtoCityofHealdsburg’sPlanningCommissionreviewanddeliberationofthisproposal.Sincerely
JimHeid,FASLAManagingMemberPropertiesNorth,LLC
PROPOSED SUBDIVISION AT 125 KENNEDY LANE
Subdivisionat125KennedyLane ii
PROPOSEDSUBDIVISIONAT125KENNEDYLANETENTATIVEMAPAPPLICATIONTABLEOFCONTENTS
PROJECTDESCRIPTION Page
1.0 ProposedProject 12.0 ProjectSetting 33.0 ProjectSite 43.1 BiologicalResourceAssessment 63.2 ExistingSiteTrees 63.3 HeritageTreeAssessment 74.0 ExistingLandUseandZoning 95.0 RequestedandRequiredApprovals 96.0 CEQAClass32In-FillExemption 97.0 SubsequentApprovalsRequiredBeforeConstruction 108.0 AffordableandInclusionaryHousing 109.0 CirculationandParking 1010.0 UtilitiesandPublicServices 1111.0 PhasingandGrowthManagement 1212.0 CommonAreaOwnershipandManagement 1213.0 Sustainability 1314.0 ProjectTeam 14
FIGURES Figure1 ConceptualSitePlan 2Figure2 ConceptualMassingIllustrative 2Figure3 ProjectContextandSetting 3Figure4 SitePlaninNeighborhoodContextAerial 4Figure4 SiteAerial 5Figure5 PropertyViewLookingWestfromKennedyLane 6Figure6 PropertyViewLookingNorthfrom131KennedyLane 6Figure7 TreePreservationPlan 9
APPENDICES
A1 AnalysisofAlignmentwithCityofHealdsburgPolicies A2 NeighborhoodOutreachRecord A3 TreeProtectionAnalysisandRecommendations A4 DirectorsInterpretationre:RussianRiverSetback A5 DirectorsInterpretationre:ReplacementCredit A6 RecordedPropertyLineEncroachmentAgreement
CHARACTERSTUDIESANDILLUSTRATIVEPLANS-(UnderSeparateCover)Forinformationonly-ProvidedtoassistCommissionerswithunderstandinghowtheproposedTentativeMapsupportsurbanformofproposedCottageCourt.DetaileddesignreviewanddiscussiontobeheldatsubsequentDesignReviewHearing
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PROJECTDESCRIPTIONThisapplicationisbeingfiledPropertiesNorth,LLC(Applicant),theOwnerof125KennedyLane.TheproposedprojectwillcreateanewpocketneighborhoodconsistentwithCityofHealdsburgLandUseCode(Zoning)ofR1-6000andtheCityofHealdsburgGeneralPlanDesignationofMediumDensity(MR)Residential.TheproposeddevelopmentiscompatiblewithexistingpoliciesoftheCityofHealdsburg’s2011GeneralPlan,2015HousingElementUpdate,and2016HousingActionPlan.1.0ProposedProjectTheproposedprojectisaninfillresidentialdevelopment,locatedwithintheCityofHealdsburg’sexistingUrbanGrowthBoundary.Thesiteconsistsof39,106SFwithexistingcityservices.Theproposedprogramincludes:ResidentialComponent
Fivesinglefamilyresidentialcottagesofapproximately1300SFeach.ThreedetachedAccessoryDwellingUnitsranginginsizefrom400-600SF.Atatotalsizeof.897acres,thiswillyieldagrossdensityof5.57unitsperacre(UPA),consistentwiththesite’smaximumallowabledensityof6.0UPA.Theproposedsubdivisionwillcreatefiveindividuallotsranginginsizefromapproximately6,005SFto7,716SF.LotswillbeservedbyasharedprivateLanethataccessesdetachedgaragesbehindtheresidences,inkeepingwithtraditionalneighborhooddesign(TND)bestpractice.
OpenSpace 4,996SFCommonparcelknownasTheGreen.TheGreenwillactasasharedopenspaceandcentralorganizingfeaturefortheresidences.LotsandfutureresidentialunitsareorientedtofrontontheGreen,andmaintenanceandownershipwillbebyanewlyformedPropertyOwner’sAssociation(POA).Siteplanhasachievedpreservationofthemajorityofexistingsitetrees.Residentialunitsaretobeorganizedtoprotectexistingtreeswhilecreatinguniquesemi-privateopenspacesineachyard.Residenceandpavingconstructionwillemploybestpracticesasestablishedbytheproject’sLandscapeArchitectandArboristtoreduceimpactstotrees.
PublicBenefits • DedicationofKennedyLaneROW,whichiscurrentlyanexceptiontothecurrentlot,asestablishedin1897.
• Twonewon-street,public,parkingspacesalongKennedyLanefrontage
• UndergroundingofOHutilitiesonwestsideofKennedyLane
• NewpublicwalkwayalongKennedyLane’swesternedgetoconnectPresidentialEstatestoareasnorthoftheprojectsiteincludingtheCity’sintermodaltransferstationandfutureSMARTstation.
• StormwatermanagementimprovementsthatexceedCitycoderequirements.ProposedimprovementswillincludeadvancedLowImpactDevelopment(LID)raingardensalongtheKennedyLanefrontageaswellason-site
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Figure1:ConceptualSitePlan
Figure2:ConceptualMassingIllustrative
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2.0ProjectSettingTheprojectissituatedinthesoutheastquadrantofHealdsburg.LocatedsouthofthenewlyrefurbishedMemorialBridge,thesitesitsbetweenRiverviewEstatesandPresidentialEstates,twoexistingresidentialneighborhoods.Anumberofamenitiesandservicesexistwithina1/2milewalkingradiusofthesite,andinclude:
• MemorialBeach• CHAPdesignatedmixedusenodeatHudsonandFrontStreets.• NewSCTAMulti-ModalTransitFacility• SouthendofFossCreekTrail,whichprovidesuninterruptedClass1bikepath
connectivityfromFrontStreetthroughdowntowntoCarsonWarnerSkatePark
Figure4:ProjectContextandSetting
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3.0ProjectSiteThepropertycontainsanexisting1,500SFsinglefamilyhomebuiltinthe1950’sanda400SFaccessorystructurebuiltinthemid1980’s.Abarn,convertedtoatwo-cargarage,occupiestherearofthesite.ThepropertyisrelativelyflatandcontainsmultipleHeritageRedwoodsandawidevarietyoffruittreesincludingfig,avocado,orange,tangerineandpersimmon1.ThepropertyisconnectedtoCitywaterandelectric.PacificGasandElectricCompany(PGE)providesgasservice.CityofHealdsburgoverheadpowerlines,ATTandComcastfronttheproperty.In2015thepriorownerdecommissionedanundergroundstoragetank(UST)thatwasusedtostoreheatingoilforthehome2.Thetankremains,buthasbeenfilledwithconcrete.Thepropertyisnotconnectedtothecity’ssewernetworkandstillreliesonaprivatesepticsystem.DevelopmentofthisprojectwillresultinthepermanentremovalofboththeUSTandsepticsystem,importantenvironmentalbenefitsgiventhesite’sadjacencytotheRussianRiver.
Figure5:SiteAerialOblique
1TreePreservationandMitigationReport,HorticulturalAssociates,20172ReportofInvestigationPedroniProperty125KennedyLane,EnvironmentalBuildingAssociates,2015
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Figure6:PropertyViewLookingWestfromKennedyLane
Figure7:PropertyViewLookingNorthfromAdjoiningProperty(131Kennedy)
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3.1BiologicalResourceAssessmentInadditiontothestructuresandtreesonthesite,theremainderofthepropertyconsistsoflawnandornamentalgardens.Surroundinglandusesincluderesidentialtothenorth,south,andwestandKennedyLanetotheeast,adjoiningtheRussianRiverripariancorridor.OnAugust16,2017,WRA,Inc.(WRA)performedanassessmentofbiologicalresourcesattheprojectsite.ThepurposeoftheassessmentwastogatherinformationnecessarytocompleteareviewofbiologicalresourcesundertheCaliforniaEnvironmentalQualityAct(CEQA).Thisanalysisconcludedthatthesiteprovidednopotentialforrare,endangeredorthreatenedplantspecies,perCEQAguidelines,§15380.AdditionalsiteassessmentwasconductedonNovember10,2017,todeterminesuitabilityofthesiteaspotentialhabitatfortwoSpeciesofConcern.Thismoredetailedreviewofsiteconditions,includingsitestructures,concludedthatthesiteprovidednopotentialforrare,endangeredorthreatenedplantspecies,perCEQAguidelines,§15380.WRAhasalsodeterminedthattherearenowetlandsorcreeksontheprojectsitepotentiallysubjecttoSanFranciscoCorpsofEngineersjurisdictionpursuanttoSection404oftheCleanWaterAct,NorthCoastRegionalWaterQualityControlBoardjurisdictionpursuanttoSection401oftheCleanWaterActandtheStatePorter-CologneAct,andCaliforniaDepartmentofFishandWildlifejurisdictionpursuanttoSection1602oftheCaliforniaFishandGameCode.3.2ExistingSiteTreesInJune2017,HorticulturalAssociatesconductedadetailedinventoryandanalysisofallexistingtreesontheproperty,aswellasanytreesonadjoininglotsthatmaybeaffectedbydevelopmentoftheproposedproject.Alltreesweretaggedanddocumentedastotheircurrentcondition,andadetailedreportofconditions,anticipatedimpactsandrecommendationsweredevelopedconsistentwiththeCity’sTreeProtectionOrdinance3.Atotalof14treesover6”indiameterwereinventoriedspecificallyontheproposeddevelopmentsite,andanother11thatwerelocatedoff-propertywereinventoriedastheirdriplineencroachedontheprojectsite.Thecurrentsubdivisionplanhasbeencarefullydesignedtoretainthemajorityofsitetrees.However,duetominimumdimensionalstandardsandsetbackrequirementsoftheR1-6000zoning,someimpacttoexistingtreeswilloccur.Thisincludesencroachmentofsomestructuresandpavingintorootzonesoftrees.Geotechnicalrecommendationsforfoundationdesignandconstructionhavebeendirectedtowarddrilledpierswithgradebeams4,whichwillresultinlessimpacttotreeroots5whenencroachmentintotreedriplinesisrequiredforimprovements. 3CityofHealdsburgLandUseCode20.24.080 4Page5,ReportSoilInvestigation125KennedyLane,Reese&AssociatesFebruary20175TreePreservationandMitigationReport,HorticulturalAssociates,2017
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3.3HeritageTreeAssessmentFiveoftheon-propertytrees,andfouroff-propertytreesmeettheCityofHealdsburg’sHeritageTreestandard6.ThroughtheinventoryprovidedbyHorticulturalAssociates,theproject’ssharedLane,sidewalks,parkingareasandsetbackshavebeenorganizedtoavoiddirectconflictswithexistingon-propertyHeritageTrees.WhileCityofHealdsburgHeritageTreeOrdinanceusestreedriplineasthestandardforevaluatingimpacts,theplanningteamhaveexpandedtheiranalysisandareaofcaretoevaluateimpactswithinthelargerCriticalRootZone(CRZ)asrequestedbytheCity’sArborist,andconsistentwiththerecommendationsoftheInternationalSocietyofArboriculture.OnlyoneHeritageTreeisseverelyimpactedbythefinallayoutoftheproject.Thiswillmostlikelyrequireremoval,pendingfinalresidentialunitdesign.TheotherfourHeritagetreeswillnotrequireremovalbutwillhavetheirCRZencroacheduponbynewconstruction.However,futureencroachmentislessthanorequaltocurrentconditionsforallfiveon-sitetreesgivenexistingsitestructuresandpavedconditions.ThismeansthatthetotalprojectimpactwithintheCRZisaboutequivalenttocurrentconditions.Furtherbenefitingexistingtrees,newconstructionwillbringmitigationandtreesensitiveconstructiontechniques,asdefinedinHorticulturalAssociatesJune2017ReporttothesiteforpavingandbuildingsencroachingintotheCRZ.Thesesametechniqueswerenotusedwhenthepropertywasoriginallydeveloped,noraspartofthepriorowner’smaintenanceregimen.ThefollowingsummarizesbothonandoffpropertyHeritagetrees,andanticipatedimpacts: TotalTrees PotentialRemoval
pendingResidentialUnitDesign
ProposedEncroachmentbyImprovements
On-propertyHeritageTrees
5 1 3
Off-propertyHeritageTrees 4 0 0
HorticulturalResources’reportprovidesgeneraltreeprotectionandimpactminimizationstrategiesincluding:
• Installingtemporaryprotectivefencingattheedgeofthedriplinepriortogradingandconstruction
• Maintainingexistinggradewithinthefencedareaofthedripline• Placea4”layerofchippedbarkoversoilsurfacewithinthedripline• Prunetoclean,raise,reduceweightandprovidenecessaryclearanceperISAstandards
Astheprojectmovesintothedetaileddesignstage,theApplicantwilldevelopmoredetailedmeasuresforeachtree,asspecificfoundationlocationsandpavingdesignsaredetermined.Thesewillbeavailableforreviewanddiscussionduringtheproject’sforthcomingDesignReviewprocess.
6 30”Diameterormore,measured24”fromtheground.CityofHealdsburgHeritageTreeProtectionRequirements,LandUseCodeChapter20.24.045
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Figure8–TreePreservationPlan
(SeeAppendixA4fortreeinventoryandrecommendations)
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4.0ExistingLandUseandZoningTheproposedplanisconsistentwiththesite’sexistingGeneralPlanMRdesignationandR1-6000zoning.MRorMediumDensityResidentialprovidesfor:
“single-familyunitswithinthedensityrangeof3to6dwellingunitspergrossacre,publicandquasi-publicuseswhencompatiblewiththeoverallpurposeandcharacterofthedesignation,andsimilarandcompatiblelanduses.Clusteringoflotsanddwellingunitsisencouragedtoprotectnaturaland/orscenicresources,and/ortoavoidgeologichazards.”
R1-6000zoningpermitssinglefamilydwellings(detachedandattached)onlotsof6,000sformore.Minimumlotdimensionsmustbe50’x90’.Setbackrequirementsandpermittedorconditionalusescanbefoundinsection20.08.025oftheCityofHealdsburgLandUseCode.5.0RequestedApprovalsThisapplicationseeksapprovalfora5lotsubdivisioninaccordancewithArticle2oftheSubdivisionMapActandChapter17.04oftheCityofHealdsburgMunicipalCode.Italsoseeksapermitforremovalofone,andencroachmentupon,threeHeritagetrees.6.0CEQAIn-FillExemptionTheCaliforniaEnvironmentalQualityActprovidesacategoricalexemptionforIn-FillDevelopmentprojectsunderSection15332.Perthecode,Class32projectscharacterizedasin-filldevelopmentmustmeetfivecriteria,listedbelowwithanexplanationofhowthisprojectcomplies.
a.Theprojectmustbeconsistentwiththeapplicablegeneralplandesignationandallgeneralplanpoliciesaswellaswithapplicablezoningdesignationandregulations.Theprojectisconsistentwiththesite’sMRGeneralPlandesignation,andmeetsallrequirementsoftheR1-6000zoning.ForamoredetailedanalysisofhowtheprojectalignswithGeneralPlanpolicies,refertoAppendixA2.b.Theproposeddevelopmentoccurswithincitylimitsonaprojectofsiteofnomorethanfiveacresandissubstantiallysurroundedbyurbanuses.Theprojectsiteis.897acres,andissurroundedonallfoursidesbyimprovements–threesidesareresidentialunitsandthefourthsideisacitystreet.c.Theprojecthasnovalueashabitatforendangered,rareorthreatenedspecies.WRAconductedabiologicresourcesassessmentoftheproposedprojectsite.Basedonthatanalysis,WRAconcludedthesiteholdsnopotentialforhabitatforplantsorwildlifethatmeetthedefinitionofendangered,rareorthreatenedspeciesunderCEQA§15380.d.Approvaloftheprojectwouldnotresultinanysignificanteffectsrelatingtotraffic,noise,airqualityorwaterquality.AsaprojectconsistentwiththecurrentcityGeneralPlan,theprojectwouldbeconsistentwith,andfallunder,allimpactsmeasuredbytheCityofHealdsburg’scurrentGeneralPlanEIR.e.ThesitecanbeadequatelyservedbyallrequiredutilitiesThesiteiscurrentlyservicedbypublicutilitiesincludingwater,sewer,gas,electric,phoneanddata.PerSection10.0,AdobeAssociateshasevaluatedthecapacityofexistinginfrastructureandfoundittobesufficienttosupporttheproposeddevelopment.
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7.0SubsequentApprovalsRequiredBeforeConstructionFuturesubmissions,approvalsandrequirementsbeforeconstructioncanbeginwillinclude:
• MajorDesignReview• Finalmapforsubdivisionof125KennedyLane• Improvementplansforfacilitiesinsupportofthesubdivision• HousingAllocationsconsistentwiththePoliciesandProceduresaccompanyingtheCity
ofHealdsburg’sGrowthManagementOrdinanceFuturerequiredpermitsbeforeconstructioncanbeginwillinclude:
• Demolitionpermitforthestructuresat125KennedyLane• Gradingpermitforonsitedevelopmentofthesubdivision• Encroachmentpermitforanyworkrequiredinthepublicrightofway(ROW),including
KennedyLanelowimpactdevelopment(LID)improvements,parkingbaysandapublicwalkwayonthewestsideofKennedyLane
• Buildingpermitsforindividualhomeconstruction8.0AffordableHousingandInclusionaryHousingThesubdivisionwillcreatefivenewfor-saleunits.Assuch,theproposedsubdivision’sInclusionaryHousingobligationis.75unit(15%of5units).ConsistentwiththeCity’sInclusionaryHousingOrdinance,whenaproject’sIHOrequirementislessthanawholeunit,theapplicantmaychoosetopayanin-lieufeeconsistentwiththeAffordableHousingFeetableatthetimeofapproval7.For125KennedyLane,theAffordableHousingcontributionwillbemetinthismanner.Additionalaffordable8housingwillbeprovidedviatheprovisionofAccessoryDwellingUnits(ADU)whichwillbeconstructedconcurrentwithprimaryresidencesbythemasterdeveloper.DeliveryofAccessoryDwellingUnitshelpstofulfilloneoftheprimaryObjectivesofthe2016CityofHealdsburgHousingActionPlan.ThefinaldesignoftheseunitswillbepresentedingreaterdetailduringtheDesignReviewprocess.9.0CirculationandParkingTheprojectwillutilizerear-loadedgaragesservicedfromasharedprivateLane.Utilitarianfunctions–parking,trashpick-up,utilityrouting–willbeaccessedfromthislane.Garageswillbeintentionallylocatedacrosstheaislefromeachresidenceinordertofacilitatemoreneighbor-to-neighborinteractionasindividualsleavetheircarandengagewiththeirneighborsontheirwaytothehouse.FrontsoftheunitsfaceTheGreen,creatingahighlyconnected,frontporchbasedlivingexperience.Walkingwillbeprioritizedwithaninternalnetworkofwalkwaysthatprovideaccesstoeachresidentialunit.ThesharedLanewillprovideaccesstogarageslocatedbehindthehomesandwillbedesignedandbuiltasa‘sharedstreet’,mixingautoandpedestrianmovement.Attentionwillbegiventodesigncharacterwithpavingstripstovisuallynarrowthedrivelaneandprovideapermeablepaverinfiltrationstripalongitssouthernedge.
7CityofHealdsburgLandUseCodeChapter20.20.030, sub-section C 8Meaningaffordable-by-design,duetosmallersize.
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ParkingwillbeprovidedconsistentwithexistingCityofHealdsburgcodes,at2.0spacesperfor-saleresidentialunit.TwonewonstreetparkingspaceswillbecreatedalongKennedyLane,inadditiontothenewpublicwalkway.ThewalkwaywilladdoneincrementofthemissingpedestrianconnectionbetweenPresidentialEstatesandHealdsburgAvenue.InterpretivesignagedevelopedinconjunctionwithRussianRiverkeeperwillbeinstalledalongthispathtoraiseawarenessoftheRussianRiver’sadjacency,andproperstewardship.10.0UtilitiesandPublicServicesThesiteiscurrentlyservicedviaKennedyLanebyallutilities.AdobeAssociates,Inc.hasperformedareviewoftheprojectplanalongwiththeexistingutilitiesadjacenttothesite.Basedontheproximityandcapacityoftheexistingutilitiesithasbeendeterminedtheproposedprojectisfeasibletoconnecttotheexistingwaterandsewerinfrastructure.Sewer-willbeprovidedtotheproposeddevelopmentbyconstructingan8”publicmainintheproposedsharedLaneandconnectingtoanexistingmanholeinKennedyLane.SinglelateralsforthenewlotswillbesharedbyprimarydwellingsandADUs.Allnecessaryeasementswillbeestablishedforthesewersystemtoaccommodatethefinaldesigncondition.Domesticwater-willbebroughtintothesubdivisionviainstallationofapublicwatermaininthesharedLane,containedwithinapublicutilityeasement.ServicestoADUswillpassthroughplumbingforthemainresidences,orbranchofffrommainresidenceplumbingjustpriortoenteringthemainresidence.NoadditionalmeterswillbeinstalledfortheADUs.FireProtection-ConsultationswiththeHealdsburgFireDepartment9wereheldonseveraloccasionstoconfirmaccessoftheprojectforemergencyresponders.TheplanhasbeendeemedacceptabletotheDepartment.Fireprotectionwillbeprovidedthroughanexisting,relocatedfirehydrantinfrontof125Kennedy.UnitswillbeequippedwithfiresprinklersinaccordancewithCityBuildingandFireCoderequirements.DryUtilities-Gas,electric,dataandvoicewillbeprovidedtotheunitsviajointtrenchinstalledinthesharedLane.AlloverheadlinesonthewestsideofKennedyLanewillbeundergrounded.StormDrainage–Stormwatermanagementbasis-of-designfortheprojecthasbeenestablishedtoexceedcurrentCityandCountystandards.Projectdesigngoalistoretainthe85thpercentile24-hourraineventandtoattenuatethe100year24-hourraineventvsthecurrentcodestandardofconveyanceonlyforthe25and100yearevents.Thedesignapproachwillincludeaseriesofdecentralizedretentionandinfiltrationfeaturesdistributedthroughouttheproperty.Techniquestobeusedwillinclude:
• TheGreenasaprimarystormwaterreceiverandinfiltrationstrategy• Porouspavinginuncoveredparkingareas• InfiltrationpavementstripalongthesharedLane’ssouthedge• Downspoutsconnectedtoasubsurfaceinfiltrationsystemusedtonaturallyirrigate
privategardensandcommonareas,ordirectedtoonsiteraingardens
9Planningmeeting12/23/16,andDepartmentReviewcompletedatHFFHon1/31/2017andreviewed11/10/17byLindaCollister,FireMarshall
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Additionally,aGreenStreetsdesignwillbeincorporatedalongthewesternedgeofKennedyLanetoinfiltrateandcleanseroadwayrunofffromKennedyLaneprojectfrontage.Thedesignwillincluderaingardensinproposedbulboutsflankingtheon-streetparkingbay.11.0PhasingandGrowthManagementTheprojectisintendedtobebuiltinitsentirety,atonetime,bytheapplicantandaBuilderPartner.Fourallocations,plusonereplacementcredit(fromtheexistingresidentialstructure)willberequiredtocompletebuildout.AllocationswillbeappliedforconsistentwithPoliciesandProceduresassociatedwiththeCityofHealdsburg’sGrowthManagementOrdinance.12.CommonAreaOwnershipandManagementTheproposedsubdivisionwillincludeacombinationofthreepropertytypes
a) PrivateResidentialLots-ownershipandmaintenanceofthelandandimprovementswillbetheresponsibilityofthebuyer(withexceptionoftheimprovementsineasementarea–seec).
b) CommonAreaLot(knownas“TheGreen”)-eachlotownerwithhaveanundivided
interestinthisparcel.Maintenanceoflandscapeandanysitefeaturesinthisarea,aswellasrelatedpropertytaxes,willbetheresponsibilityofato-be-formedPropertyOwnersAssociation(POA).
c) PrivateAccessEasementoverportionofeachPrivateResidentialLot–access
easementswillbecreatedforthesharedLaneandwalkwaysthroughoutthesubdivision.Theunderlyinglandwillbeownedbyeachlotowner,butthePOAwillmaintaintheimprovementswithintheeasement.OngoingmaintenanceandreservesforlongtermreplacementwillbetheresponsibilityofthePropertyOwnersAssociation.
ThePropertyOwnersAssociationwillbeorganizedasanon-profit,mutualbenefitcorporation,fundedbymonthlyorquarterlyfees,andmanagedbyaBoardofDirectors.ThePOAwillformedbytheprojectsponsoratthestartoftheproject.Accesstounits,overthesharedLane,orwalkways,willbeviarecordedReciprocalUseEasement(RUE).13.0SustainabilitySustainabilityandenvironmentallyresponsibledesignisanimportantobjectiveoftheproposedproject.Startingwithbetterutilizationofanexistinginfillsiteandcontinuingwithsmallerlivingunits,theprojectprogramanditsdesignhaslookedtobestpracticesingreendesign.Keyfeaturesoftheproposedprojectthatsupportthetenetsofsustainabledesigninclude:
• Re-useandintensificationofanalreadyimpacted,previouslydevelopedinfillsite• Emphasisonpedestrianconnectivityandaccessibilitytofuturetransit• Minimizedsitegrading• Preservationofexistingtrees• Clustered/compactsitedesign• Lowimpactdevelopmenttechniquesformanagingstormwaterrunoff• Greenbuildingdesignforhomes• Lowwateruse,RussianRiverappropriatelandscapepalette
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14.0ProjectTeam
OwnerPropertiesNorth,LLCHealdsburg,CADeveloperUrbanGreen,IncHealdsburg,CASitePlanner/UrbanDesignerOpticosDesignBerkeley,CACivilEngineerAdobeAssociates,Inc.SantaRosa,CAArchitectJZMKCostaMesa,CA
LandscapeDesignUrbanGreen,IncHealdsburg,CASurveyorCurtisandAssociatesHealdsburg,CAGeotechnicalReeseandAssociatesSantaRosa,CAEnvironmentalScientistLucyMacmillanMillValley,CABotanist/BiologistWRAEnvironmentalSanRaphael,CAArboristHorticulturalAssociatesKenwood,CAEnvironmentalCounselLawOfficesofTinaWallisSantaRosa,CARealEstateCounselWeltyWeltyHealdsburg,CA
APPENDIXA1CompliancewithCityofHealdsburgPoliciesThefollowingsummarizesthealignmentofthisprojectwiththeCityofHealdsburg’s2011GeneralPlan,2015HousingElementUpdate,and2016HousingActionPlanHealdsburgGeneralPlan(2011)GOALLU-A-Orderlydevelopmentwithinwell-definedurbanboundariesmaintainedbytheCity’sadoptedUrbanServiceArea/UrbanGrowthBoundary(UGB).125KennedySubdivisionislocatedwithintheexistingCityofHealdsburgUGB.Bybuildingtothesite’smaximumdensity,lesspressurewillbeputontheUGBinthefuture.GOALPS-I-Anetworkofpedestrian/hikingtrailsconnectingmajoropenspaceareasanddestinationpointswithinHealdsburganditssurroundings.
PS-I-1TheCitywilldevelopapedestrian/hikingsystemtolinkcityparksandmajorpublicopenspaceareas,includingthetrailssystemsownedbytheSonomaCountyAgriculturalandOpenSpaceDistrict.Thepedestrian/hikingtrailsystemshallprovideaccesstotheRussianRiverandFossCreekatasmanypointsaspossible,consistentwiththeneedforpublicsafetyandsecurityofprivatepropertyownersandthelevelofliabilityacceptabletothecommunity.
RiverHousewillinitiateamissingsegmentofpublicwalkwaylinkingPresidentialEstatestoMemorialPark,RailroadPark,theFossCreekTrailandSMARTTransitstation.GOALNR-AImprovewaterqualityandflowsintheRussianRiver,DryCreekandFossCreektoprotectthecity’swatersupply,recreation,fishandwildlife.Policies
NR-A-1Theestablishmentofanynewindividualsepticsystemswithinthecitylimitsisprohibited,exceptasotherwiseprovidedinthisGeneralPlan,andshallsupporttheeffortsoftheCounty,theRegionalWaterQualityControlBoard,andresidentstoreplaceexistingsepticsystemsintheFitchMountainareawithacentralizedcollectionandtreatmentsystemorequallyeffectivealternativetoserviceexistingdevelopment.
Redevelopmentof125KennedywillremoveanexistingseptictankandsystemcurrentlyadjoiningtheRussianRiverbank,andremoveanidentifiedUST.
NR-A-2TheCitywillseektominimizesiltation,sedimentationandpollutiondischargeintoreceivingwaterwaysfromconstructionactivitiesandongoingoperations.
Lowimpactdevelopmenttechniqueswillbeutilizedacrossthesiteforallprivatelotsandsharedopenspace.Newbio-retentionfacilitieswillcaptureKennedyLanerunoffintheprojectarea,improvingstormwaterqualityandattenuatingpeakflowsintotheRussianRiver.
125KennedyProjectDescription
125KennedySubdivision:PolicyAnalysis AppendixA1
GOALNR-BConservationandrestorationofHealdsburg’snativeplantsandwildlife,ecosystemsandwaterways.
NR-B-2Large,maturetreesthatcontributetothevisualqualityoftheenvironmentorprovideimportantwildlifehabitatshallbeprotected.NR-B-3Newdevelopmentshallbesitedtomaximizetheprotectionofnativetreespecies,riparianvegetation,importantconcentrationsofnativeplants,andimportantwildlifehabitat.NR-B-4Theuseofnativeplantspeciesinlandscapingandinthereplantingofcutslopesisencouraged.
125KennedySubdivisionwillutilizeRussianRiverfriendlyriparianplantpaletteinthelandscapedesignforimprovedhabitatqualityandtoeducateresidentsastothevalueandbeautyofnativelandscapes.
NR-C-3DevelopmentshallbeallowedonlyinamannerthatprotectsimportantviewsandlandmarkssuchasFitchMountain,RussianRiver,andthefoothillstothenorth,westandeastofthecity.NR-C-6Protectionofdistinctivenaturalvegetationsuchasoakwoodlands,ripariancorridors,andmixedevergreenforestisencouraged.
Thesubdivisionplanfor125KennedyhascarefullyconsideredkeyviewsfromthepropertytolandmarkssuchasFitchMountain.Existingredwoodsandheritagetreeshavebeenevaluatedandplannedforretentionwherepractical,aspartofthesiteplanningprocess.GOALNR-EReducegreenhousegasemissionsandincreaseenergyefficiencycommunitywide.
NR-E-4TheCitywillsupportsustainabledevelopmentandbuildingpracticesandleadbyexampleinmunicipalprojects.
125KennedySubdivisionwillprovideanexampleofinfillresidentialdevelopment,withanemphasisonreducingenvironmentalimpactandgreenhousegasemissionsthroughcompactdevelopment,reduceddependenceonprivateautomobiles,increasedenergyefficiencyofresidentialunitsandwaterconservationinboththehomesandthelandscape.GOALNR-FProtectionandimprovementofairqualityintheHealdsburgarea.
NR-F-1TheCitywillencouragetheuseoftransitsystemsandotheralternativestoautomobileuse.NR-F-2TheCitywillpromotelandusepatternsthatsupporttheuseoftransitsystemsandpedestrianandbicyclefacilities.
125KennedyProjectDescription
125KennedySubdivision:PolicyAnalysis AppendixA1
125KennedySubdivisionislocatedwithinthe½milepedshedforthefutureSMARTTransitStation.TheprojectwillcreateadditionalpedestrianlinkagebetweentheadjacentneighborhoodandtheTransitStation,increasingpotentialforalternativestouseofprivateautomobiles.GOALCD-APreservationandenhancementofthemostdesirablequalitiesofHealdsburg’sbuiltenvironment.
CD-A-1TheCitywillencouragebuildingdesignofhighqualitythatisinscalewithadjacentdevelopmentandthatharmonizeswithsurroundingdevelopment.CD-A-7TheCitywillrequiretheundergroundingofutilitiesasnewdevelopmentoccurstotheextentthatthisdoesnotadverselyimpacttreesorcausesimilarundesirableconsequences.
Thedesignofhomesfor125KennedySubdivisiondrawfrombestexamplesofHealdsburg’sheritageforsmallcottagesandbungalows.Aspartofthesite’sdevelopment,overheadutilitylinesonthewesternsideofKennedyLanewillbeundergrounded,openingupforegroundviewstotheRussianRiver,andmiddlegroundviewstoFitchMountainandnearbyridgelines.HealdsburgHousingElementUpdate(2015)GOALH-AACCOMMODATIONOFHOUSINGDEVELOPMENTMaximizeopportunitiesforthedevelopmentofavarietyofhousingtypestoaccommodateanticipatedgrowth,facilitatemobilitywithinboththeownershipandrentalmarkets,andencourageadiversecommunity.
H-A-2Encourageresidentialprojectstodevelopatthehigherendoftheallowabledensityrange.
125KennedySubdivisionwillachieveagrossdensityof5.57unitsperacre(UPA).ThemaximumdensityallowedundertheCURRENTGeneralPlandesignationofMRforthesiteis6.0UPA.GOALH-GCONSERVATIONOFENERGYTopromoteenergyconservationinresidentialdevelopmentandreducegreenhousegasemissions.
H-G-2Requireenergy-efficiencyperformanceinnewhousingthatmeetsorexceedsminimumStatestandards.H-G-3Promoteenergy-efficientresidentialsitedevelopmentpractices.H-G-4Reduceresidentialcoolingneedsassociatedwiththeurbanheatislandeffect.
125KennedyProjectDescription
125KennedySubdivision:PolicyAnalysis AppendixA1
125KennedySubdivisionisaresidentialinfillproject,locatedwithintheCityofHealdsburg’sUGB.Itsitsbetweentwopreviouslydevelopedneighborhoods.ProductswillbedesignedtotakeadvantageofCalGreenandLEED-Hstandardsforenergyandwaterefficiency.Lowimpactdevelopmenttechniqueswillbeemployedforallsemi-publicopenspace,andintroducedtocaptureKennedyLanerunoffintheprojectarea,improvingstormwaterqualityandattenuatingpeakintotheRussianRiverflowsduringstormevents.Retentionofexistingshadetreesanduseofpermeablepaving,lowsolarreflectanceindex(SRI)materialsandnativelandscapeareaswillreduceurbanheatislandeffects,andcoolingdemands.
H-G-5Accommodatepedestrians,bicyclists,andtransitinnewresidentialdevelopment.H-G-7Promoteinfilldevelopmenttomaximizetheuseofexistinginfrastructureandencourageuseofalternativetransportationmodes.
TheprojectwillinitiateamissingsegmentofpublicwalkwaybetweenPresidentialEstatestotheFossCreekTrailandSMARTTransitstation.HousingActionPlanAlignment(2016)Thesubdivisionat125KennedyLanehasbeendesignedtohelpfulfillthestatedObjectivesofthe2016HousingActionPlan(HAP).ThefollowingdescribeshowtheplanhelpstomeeteachoftheHAP’srelevantobjectives.Objective2.0EncourageandFacilitatePrivateDevelopmentofSecondaryDwellingUnits1Thesubdivisionat125KennedywilldeliverthreenewADUs,2.4%oftheHAP’s2022target.Objective3.0DevelopMiddleIncomeHousingThesmallercottagesandADUsproposedforthesubdivisionat125Kennedyaredesignedconsistentwithemergingconceptsandsolutionsbeingdevelopedfor‘MissingMiddle’housingtypes.Objective5.0EncourageDevelopmentofMixedProductTypesThecarefulintegrationandweavingofsmallSingleFamilyDetachedCottagesandAccessoryDwellingUnitsintoasinglecohesivedesigndemonstratesthecreativeuseofexistinginfillsitesbuilttomaximumallowabledensitytoachieveMixedProductTypes.
1InSeptember2016,AB1069standardizedthetermstatewidetoAccessoryDwellingUnits
APPENDIXA2NeighborhoodOutreachSinceclosingonthepropertyinJulyof2017,PropertiesNorth,hascommunicatedandreachedouttoimmediatelyadjoiningpropertyownersonseveraloccasions.ThefollowingTablesummarizestheseinteractionsandresults.Copiesofrelevantcorrespondenceareincludedafterthesummary.OutreachEffort Dates OutcomeHanddeliverednotificationtoalladjoiningpropertyownersre:propertypurchase,withcontactinformation,andinformationonupcomingtreepruning.
November2016 Receivedcontactsandresponsefromtwoadjoiningowners
IndividualmeetingwithHomeownertodiscussfencelineandprovisionofemergencyaccess.
October2017 Adjustedplanstoaccommodaterequest
HanddeliveredandemailednotificationstoallsurroundingpropertyownersthatPlanningApplicationhadbeensubmitted.Offeredtoprovideapplicationdirectlyifrequested.
November/December2017
ReceivedrequestfromtwoownersforcopyofSubmittal.Receivedonequestionontiming,andonequestionre:directimpactstoadjoiningunit
Metwithadjoininghomeownerwhosemobilehomeencroachesonpropertyby1.08”.
October/December2017
Agreedtodevelopencroachmentagreement.DraftedagreementwhichwasexecutedandrecordedJanuary2018
ReceivedinquiryfromadjoiningMobileHomeownerconcernedaboutimpactofdevelopmentonunitdaylightandventilation.
JanuaryandFebruary2018
Metwithhomeownerandcreatedasbuiltsfortheirwindows.Metagainaftercreatingtwodetailedoptionsforthemtoreviewandprovideguidance
Handdeliveredandemailednotificationsadjoiningpropertyownersre:PlanningCommissionHearingandneighborhoodOpenHouse.
February2018
HostedneighborhoodOpenHouseatHudsonStreetWineryon2/28from3pmto7pm.
February,28th2018
32attendees,7fromneighborhood
DirectemailtoPresidentofRiverviewEstatesHOA,andadministratorofPresidentialEstatesNextDoorofferingtoprovidepresentationandQ+Asessionwithneighbors.
March2,2018 Noresponsebytimeofprintingofthisdocument.
5 1 1 J o h n s o n S t r e e t H e a l d s b u r g , C A 9 5 4 4 8
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To: Neighbors of 125/131 Kennedy Lane RE: TREE WORK AT 125 AND 131 KENNEDY LANE November 14, 2016 Dear Neighbor – You are receiving this letter as a courtesy re: the property that adjoins your lot. This summer we purchased both 131 Kennedy (the empty lot) and 125 Kennedy (the Pedroni home). As you are well aware, both properties have some lovely old trees. We met many of you helping harvest the figs and other bounty this fall! This is to let you know that next Friday (November 18th) we will begin some much needed tree care including pruning, fertilization and in some cases removal. We have been working with an arborist to determine which trees are past their prime, stressed or crowded out after years of growth by surrounding trees. Our goal is to retain as many trees as possible, including all the Redwoods and Citrus. Some of the stone fruit and walnuts will be removed, however, due to crowding or declining health. We have reviewed this work with the City of Healdsburg and confirmed all permitting and approval requirements are in order. Work will begin Friday, November 18th. In accordance with City regulations work will NOT begin before 7:30 am. Given anticipated effort, work should be complete before the Thanksgiving holiday. Wood will be kept on site for use by our tenants at 125 Kennedy and wood chips will be used for mulch around the site. If you have any questions or concerns before or during the work, please feel free to contact me at 415-‐218-‐6709 or via email [email protected]. Thank you for your patience and consideration. Sincerely
Jim Heid
Tuesday,March6,2018at11:51:15AMCentralStandardTime
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Subject: Hi,Neighbor!Date: Monday,November28,2016at9:09:45AMCentralStandardTimeFrom: [email protected]: [email protected]: [email protected]
Good Morning, JimWelcome to the 'Hood. I'm your neighbor at 116 Washington Court, directly behind the small rental at the property formerly owned byEvelyn Pedroni. Thank you so much for notifying us of the tree pruning. I was on vacation 11/15-22, but was pleased to see upon myreturn I have much more light now (although it took quite awhile to determine what was so different out my kitchen window!) Alsoreally glad to see tall redwoods got topped off very nicely.
Thanks again for your thoughtful note & consideration. I'm sure you will enjoy owning this large, lovely, historic property in our quietlittle neighborhood.Happy, healthy trails - Lou Jourdan
NOTICE TO RECIPIENT: If you are not the intended recipient of this e-mail, you are prohibited from sharing, copying, or otherwise using or disclosing its contents. If you have received this e-mail in error, please notify the sender immediately by reply e-mail and permanently delete this e-mail and any attachments withoutreading, forwarding or saving them. Thank you.
5 1 1 J o h n s o n S t r e e t H e a l d s b u r g , C A 9 5 4 4 8
T : 4 1 5 2 1 8 6 7 0 9 F : 7 0 7 3 9 5 0 7 9 2 w w w . u r b a n g r e e n . n e t
To: Neighbors of 125 Kennedy Lane RE: SHARING PROPOSED DEVELOPMENT PLANS November 14, 2016 Dear Neighbor – You are receiving this letter as a courtesy re: the property that adjoins your lot. As you may be aware from prior correspondence, we purchased the property at 125 Kennedy Lane 15 months ago. Since that time we have been working on a subdivision and master plan for the property, in collaboration with City Staff, and a talented team of planners, designers and landscape architects. In an effort to keep communications open, and our process transparent, I invite you to join our list of interested neighbors. After we submit our application to the City, we will be happy to forward a copy for your review, saving you the trouble of having to dig through the City files. We will also be hosting 2-‐3 neighborhood information sessions during December, as the City reviews the package. We can explain the process at that time, which for the next few months will be fairly mundane Tentative Map process. That process will be followed by the Design Review stage which will provide much more detail on the look and feel of the proposed residential units, the landscape approach and amenities and building height and mass. Please note that the current application will only encompass the parcel at 125 Kennedy Lane. If you have questions or would like to learn more, please feel free to call me at 415-‐218-‐6709. If you would like to receive the planning application or be notified of our Neighborhood Meetings, please email me at [email protected] We are very excited about what has been proposed and look forward to sharing with you soon. Sincerely
Jim Heid
Tuesday,March6,2018at11:59:46AMCentralStandardTime
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Subject: Re:KennedyLanepropertyDate: Wednesday,November15,2017at9:05:08PMCentralStandardTimeFrom: JimHeidTo: karencallahan
Karen-FollowingupfromourconversaOonafewweeksago.IwantedtosharealeRerIhanddeliveredtoyourneighborsonWashingtonCourttonight(seeaRached).AsyouandIhavealreadyspokenIwantedtosendtoyoudirectly.ThisisnoOfyingeveryonethatwearesubmiVngourplanstostarttheCity’sreviewprocessandwouldwelcomeanopportunitytosharetheplansanddiscusswithneighbors.
OurgoalistohaveanopenhouseortwoinDecember.TheleRerisjustleVngpeopleknowwearestarOngtheprocess,andencouragingtosendmetheircontactinfosoIcanemailthemdirectlywithdatesandOmesfortheopenhouse.I’vealsoofferedtosharetheplanswithfolkssotheydon’thavetogothecityandfindthem.
Ifyouhaveanyotherthoughtsonhowbesttoreachpeople,orhearofconcernsthatwouldbegoodformetoknow,Iwouldappreciateit.
FYI,peryourrequestwehaveincludedagate/emergencyexitfromtheSEcornerofyourlotontheplans.
Ilookforwardtoshowingyouourconceptsinthenearfuture.
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.net
From:karencallahan<[email protected]>Date:Monday,October23,2017at10:13AMTo:JimHeid<[email protected]>Subject:KennedyLaneproperty
HiJim,pleasefindmycontactinfo.Iwillsendyoutheneighbor'snameswithinaweek.Myphone#707-326-0626
Tuesday,March6,2018at11:53:45AMCentralStandardTime
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Subject: Re:125KennedyDevelopmentDate: Thursday,February22,2018at7:37:48PMCentralStandardTimeFrom: [email protected]: JimHeidCC: [email protected],RogerTurk
HiJim,Thankssomuch.Lookingforwardtotalking:seeingthetestsbeforetheopenhouse.WereallyappreciateyourRmeworkingwithusonthis.
Stephanie
Sentviamobilephone.
OnFeb21,2018,at4:43PM,JimHeid<[email protected]>wrote:
Stephanie-YouwillhavereceivedaseparateemailfrommeinviRngtheneighborhoodtoanOpenHousetosharetheprojectwiththeneighbors,nextWednesday2/28.ButwantedtoletyouknowwearesRllworkingonsometestsperourconversaRonslastweekandIwasn’tignoringyou.Ishouldhavethoseforyoubeforetheopenhousetotalkabout.
ThanksforyourpaRence,
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.net
From:StephanieCallimanisTurk<[email protected]>Date:Monday,February12,2018at11:27AMTo:JimHeid<[email protected]>Cc:JoelGalbraith<[email protected]>,RogerTurk<[email protected]>Subject:Re:125KennedyDevelopment
HiJim,Wednesdayat3:30workforyou?Rogerwillbeavailabletomeetthenaswell.Thankssomuchforofferingtocometoourhouse.WelookforwardtomeeRngyou!
Stephanie(707)237-1945cell
Sentviamobilephone.
OnFeb11,2018,at5:51PM,JimHeid<[email protected]>wrote:
Stephanie-ThisisagoodweekformeandIamfairlyflexibletomeetyourschedule.Wednesdayiswideopenforme,andI’m
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ThisisagoodweekformeandIamfairlyflexibletomeetyourschedule.Wednesdayiswideopenforme,andI’mhappytocometoyourhouse.Letmeknowifthatisagoodday,andwhatRmemightbeconvenient.Icanalsocomeintheearlyeveningifyouwouldlikeyourhusbandtojoinus.
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.net
From:"[email protected]"<[email protected]>Date:Friday,February9,2018at11:28AMTo:JimHeid<[email protected]>Cc:JoelGalbraith<[email protected]>Subject:Re:125KennedyDevelopment
ThanksfortheinformaRon,Jim.Iappreciateit.WehadaliglegirlonJan9.SheisoneofthemainreasonswhyI’msointerestedinthefutureofourneighborhood!Thanksalsoforofferingtomeetwithus.We’dsRllliketoseetheplansandunderstandtheproposedlocaRonsofthenewstructuresnexttoourhouse.Iamhomemostofthedayonmaternityleaverightnow.WhenisagoodRmeforyou?Lookingforwardtolearningmoreabouttheproject.
Stephanie
OnFeb7,2018,at5:03PM,JimHeid<[email protected]>wrote:
HiStephanie-ThanksforyournoteandcongratulaRonsonyournewfamilymember!Boyorgirl?
Youhavenotmissedanything.Wehavebeenworkingthroughthe‘completenessprocess’withtheCity,whichthenleadstoafirmdateforPlanningCommissionhearing.MygoalwastomakesuretheCityhadeverythingtheywanted/neededandsettheCommissiondateandthenscheduletheOpenHouse.IwanttomakesurewehaveenoughRmeforneighborstoseetheplanandcomment,butnotsomuchRmetheyforgetaboutitbytheRmeitgetstoCommission.
Wefinallygotallthosepiecessortedoutthisweek.AsofTuesday,wewillbepresenRngtoPlanningCommissiononMarch13th.TheOpenHouseistargetedfortheweekof2/19or2/26–eitheranearlyeveningoralernoon,pendingsomelogisRcsIneedtofinalize.
Asidefromthat,Iammorethanhappytomeetpersonallywithyouifyouprefer,givennewRmedemandsandtheconcernsthatarespecifictoyourindividualsituaRon.
Apologiesforthenoisethismorning.WeweresimplypickingupsomematerialsthatIhadstoredat125.Therewon’tbeanyworkforsomeRme…earliestthisfall.Soshouldnotbeaconcernforyouandbabysleeping.
ThanksagainforreachingoutandlookforwardtomeeRngyou.JimHeid|FASLA
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FounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.net
From:"[email protected]"<[email protected]>Date:Wednesday,February7,2018at10:44AMTo:JimHeid<[email protected]>Cc:JoelGalbraith<[email protected]>,RogerTurk<[email protected]>Subject:Re:125KennedyDevelopment
HelloagainJim,Ihaven’theardfromyouinseveralweekssothisisjustareminderI’dlikeyoutokeepmepostedaboutanyopportunitytodiscussyoursiteplanwiththecity.YoumenRonedanopenhouseinyourlastemailbutIwasn’tnoRfiedaboutit,ifitdidhappenonyoursuggesteddates.CanwesRllscheduleameeRngwithyou?Wenowhaveaone-montholdathomeandthismorningwewereawokentoaworkcrewat125Kennedybefore8am.IexpectthisisthebeginningofalotofconstrucRonandIwouldliketounderstandmoreabouttheproject.
Thanks,Stephanie
Sentviamobilephone.
OnJan7,2018,at4:39AM,JimHeid<[email protected]>wrote:
ThanksStephanie.CongratulaRonsonyourimpendingfamily.CoupleofnotestoyourquesRonsbelow:
1. IamhappytomeetwithyouandRogerasconvenient.Thebestwaytodothiswouldbewhenwehaveouropenhouse,IwouldbegladtosetasidesomeRmetomeetinprivatebeforeoralerweopentothepublic.ThatwayIwouldhaveallthematerialshandy.WearelookingathosRngtheopenhouseatoneofthewineriesatOldRoma(cornerofFrontandHudson)soitsclosefortheneighbors,butmorecomfortableforfolkstodropinandmingle.IwillknowmoreaboutRmingalerImeetwiththeCitythisweek,butamlookingatSunday1/22or2/5aspotenRaldates.
2. Justtoclarify,Riverviewdoesnothavea‘special’regulaRon.Itsjustthatasamobilehomepark,itis(oddlyenough)regulatedbythestateDOT,notlocaljurisdicRons.TheStatehasdifferentregulaRons,whichallowunitstobeplacedrightonthepropertyline,aslongastheymeetcertainfireraRngstandards.Icannotspeaktoyourhome’sdesignorthedisclosuresunderwhichyoupurchased,butthisiswhatIlearnedwhenIinquiredaboutoneofthenewstorageunitsthatwerebuiltalerweacquiredtheproperty.Hopethathelps.
IlookforwardtomeeRngyouandRogerinthenearfuture.
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.netProject:www.craEworkhbg.com
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From:StephanieCallimanisTurk<[email protected]>Date:Saturday,January6,2018at7:36PMTo:JimHeid<[email protected]>Cc:JoelGalbraith<[email protected]>,RogerTurk<[email protected]>Subject:Re:125KennedyDevelopment
DearJim,ThanksforyourresponseandexplanaRon.Also,Iwasn'tawarethatRiverviewhadaspecialregulaRonthatallowshomeownerstoplacehomesuptothepropertyline.Ipurchasedthehouseasitisandthatwasn'tdisclosedtome.It'sunfortunateasfivefeetbetweenstructureswillbequiteRght.UnderstandingthattheprojectfootprintwillbedifficulttoeditIappreciateyouroffertogoovertheplacementofthewindows.AsImenRoned,theimpactonourwindowsisimportanttousforlightandprivacy,especiallyinlightoftheshortdistancebetweenbuiltstructures.WouldyoubeabletoshowusthelocaRonofthenewunitsinrelaRontoourhouseeitheronadetailedplanorinperson?EitherIormyhusbandwouldbehappytomeetwithyou.Pleaseletmeknowwhatworks.I'mhesitanttomakeappointmentstoofarinadvanceasweareexpecRnganewbabyanydaynow.(OneofthewindowsinquesRonisinthenursery,asitwere!).
Thanks,Stephanie(707)237-1945
OnTue,Jan2,2018at8:29AM,JimHeid<[email protected]>wrote:Stephanie-ThanksforyourdetailedreviewofthepackageandthoughtulquesRons.Herearetheanswers.KnowthatIamhappytomeetanddiscussyourconcernsinmoredetail,aleryouhavehadachancetoreview.
PropertySetbackTheADUandGaragewillbe5’fromthepropertyline,whichistheminimumrequirementbycode,forasideyardsetback.YoumayalreadyknowthatRiverviewEstatesisnotunderthejurisdicRonoftheCitycodes,sotheverylimitedsetbackonyoursouthsideisafuncRonofthisannomaly.Ifitwasinthecityitwouldbe5’-creaRng10’ofseparaRonbetweenbuildings.ButStatelawallowsmobilehomestoberightatthepropertyline,whichcreatesamismatchofseparaRon.
BuildingHeightsTheADUandgaragewillbeonestoryeach.WehadexploredpuungtheADUontopofthegarage,whichwouldbepermissiblewithinthe5’setbackunderrecentstatelegislaRon,butfeltitwouldoverpowertheadjoiningproperResincludingyours.Sowhilehavingeverythingonestoryincreasestotalfootprint,itwillreducehavingtheunitloomingoveradjoininghomesandfeltmoreinscalewiththesurroundingneighborhood.
AirandLightIrecognizethatyouhavewindowsalongthesouthline.WemayhavesomeveryminorflexibilitytomovethebuildingsandtheADUparkingspace(whichisuncovered),toalignwithakeywindow.ButtheenRreplanisaverycomplexrubric’scubetomeetcode,providerequirednumberofparkingspaces,meetminimumlotdimensionsandsetbacksandachievetheCity’shousinggoals.SowhileIamhappytoexploresomeveryminoradjustments,knowitwillbedifficulttomakewholesalechanges.
LetmeknowifyouhaveanyfurtherquesRonsorifyouwouldliketomeetanddiscusstheplaninmoredetail.
Best-
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Best-
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.netProject:www.craEworkhbg.com
From:StephanieCallimanisTurk<[email protected]>Date:Saturday,December30,2017at10:43PMTo:JimHeid<[email protected]>,RogerTurk<[email protected]>Subject:Re:125KennedyDevelopment
HiJim,
Thanksagainforsendingtheplans.WewerewonderingifyoucouldsharesomemoreinformaRonaboutit,specificallyhowfarfromthepropertylinewilltheLot2ADUandlot2garagebesetbackandhowtalltheywillbe.Wearegladtoseetheorangeandpersimmontreeswillremainandwearehopefultherewillbeenoughspaceandlightforthemtothrive.IsthereanyfencingplannedalongthenorthernpropertylinebehindLot2ADUandgarage?
OurhouseisadjacenttotheproposedLot2ADUandthegarage,andwe'reconcernedthattheconstrucRonthesestructuresclosetothesideofourhousewillblocklightandreduceairflowthroughthefoursouth-facingwindowsofourhouse,fromwhichwedrawasignificantamountofnaturallight.
Welookforwardtoyourresponse,StephanieandRogerTurk
OnTue,Dec26,2017at9:53AM,JimHeid<[email protected]>wrote:HiStephanie-HappyHolidays!ThanksforsendingmeyourcontactinformaRon.Iwilladdyoutomyemaillistandletyouknowwhenouropenhouseisplanned.LookinglikemidJanuary13thor14th.Willkeepyouposted.
Peryourrequest,youcanfindtheprojectdescripRonandtentaRvemapfilinghere:hgps://www.dropbox.com/s/gowp4u6335s687h/C%20-%20PROJECT%20DESCRIPTION%20CNDSD%20171116.pdf?dl=0hgps://www.dropbox.com/s/z9hggym459sl558/E%20-%20TENTATIVE%20MAP%20FINAL%20171115.pdf?dl=0
FeelfreetoletmeknowifyouhaveanyquesRons.
Best-
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]
Tuesday,March6,2018at11:54:53AMCentralStandardTime
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Subject: OpenHousefor125KennedyLaneDate: Monday,February26,2018at10:49:36PMCentralStandardTimeFrom: JimHeidTo: [email protected]
Phil-Ijustreceivedyouremailaddress,andtheinformaPonthatyouarethePresidentoftheRiverviewEstatesHOA.IhavebeeninconversaPonwithafewoftheresidentsaboutourcurrentproposalfortheredevelopmentof125KennedyLane.ThepeopleIhavebeenspeakingwithdirectlyadjoinourproperty,butallofyourresidentswillreceiveanoPceinafewdaysfromtheCityre:anupcomingPlanningCommissionhearingfortheproject’sTentaPveMap.
WewillbehosPnganOpenHouseforimmediateneighborstolearnmoreabouttheprojectandwhatisproposed,inadvanceofthepublichearing.IfyouareavailabletoaYendsoIcansharemoreabouttheprojectintentandplansthatwouldbegreat.Feelfreetobringmembersthatwouldbenefitfromlearningmore.
TheOpenHouseisTHISWednesday(February28th)from3pmto7pmatHudsonStreetWinery,468HudsonStreet.
IfyouhavefurtherquesPonsorifthereisanotherwaytosharethisprojectwithyourmembersIamhappytodiscuss.
Thanksinadvanceforyourinterest.
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.net
Tuesday,March6,2018at11:54:24AMCentralStandardTime
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Subject: RiverHouseDate: Thursday,March1,2018at1:05:30PMCentralStandardTimeFrom: JimHeidTo: [email protected]
Tara-PleasuremeeFngyoulastnightandthankyoufortakingFmetocomebytheOpenHouseandsharetheworkingsoftheneighborhood.Itsunfortunatewedidn’tmeetearliersoyoucouldhavehelpedmespreadthewordabouttheOpenHouse.However,ifthereissufficientinterestinan‘encore’presentaFon,IwouldbehappytodoafollowuppresentaFonorQ+AwithneighborsbeforetheMarch13thPlanningCommissionhearingifdesired.
Sundaythe9thwouldbethebestdayforme.Youcanalsoreferpeopletoourwebsitetoseemuchofwhatweshowedlastnight.hVp://riverhousehbg.comThepresentaFonboardswillbepostedonthesiteinabout24hours.
LetmeknowifyouhaveotherquesFonsorhowelseIcanhelp.
Thanks!
JimHeid|FASLAFounderURBANGREEN®
T:415-218-6709E:[email protected]:www.chasingbe,er.comWeb:www.urbangreen.net
125KENNEDYLANEHERITAGETREESUPPLEMENTALANALYSISSource:HorticultarualAssociates,UrbanGreen
DateFebruary7,2017
TreeNumber
Species CurrentCondition(1) ProposedCondition(1) PotentialImpacts Recommendationtoreduceimpact
ONPROPERTY32 CoastRedwood Approx>40%ofareawithin
driplineisencroacheduponbypavedwalkwayandgarage/barnstructure
Approx<40%ofareawithindriplineisencroacheduponbydrivewaypavement,ADUfootprintandlimitedUGutiltiies
PotentialdirectimpactoffoundationconstructionandundergroundutilitieswithintheTPZ;potentialindirectimpactofsoilcompactionduringconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
ReducepotentialimpactsbyutilizingapierandbeamfoundationtopreventsignificantcuttingofrootswithintheTPZ;incorporateanaeratedpavingsurfaceforthedrivewaywithintheTPZ;eliminategradinginundevelopedareasoftheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;alleviateanypotentialcompactionbeneaththeexistingstructureandpavingfootprintafterdemolitionunderguidanceoftheprojectarborist;standardprotectivefencingduringallphasesofconstruction.
31 CoastRedwood Approx>50%ofareawithindriplineisencroacheduponpavedwalkwayandgarage/barnstructure
Toberemoved N/A N/A
4 BlackWalnut Approx>30%ofareawithindriplineisencroacheduponpavementofKennedyLane
Approx<30%ofareawithindriplineisencroacheduponbynewpedestriansidewalkandKennedyLane.UndergroundingofOHutilitieswillcrossrootzone
PotentialdirectimpactoffoundationconstructionandundergroundutilitieswithintheTPZ;potentialindirectimpactofsoilcompactionduringconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
Nodirectimpactsofconstructionareexpected;eliminateindirectimpactsbyincorporatinganaeratedpavingsurfaceforthesidewalkwithintheTPZ;incorporateanextrudedcurbdesigninsidetheTPZ;eliminategradinginintheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZwherepractical;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;incorporatedroughttolerantlandscapingwithintheTPZ;standardprotectivefencingduringallphasesofconstruction.
125KENNEDYLANEHERITAGETREESUPPLEMENTALANALYSISSource:HorticultarualAssociates,UrbanGreen
DateFebruary7,2017
TreeNumber
Species CurrentCondition(1) ProposedCondition(1) PotentialImpacts Recommendationtoreduceimpact
22 CoastRedwood >60%ofareawithindriplineisencroacheduponbyexistingdrivewayandresidentialdeck
<30%ofareawithindriplineisencroacheduponbypedestriansidewalkandresidentialfootprint
PotentialdirectimpactoffoundationconstructionandundergroundutilitieswithintheTPZ;potentialindirectimpactofsoilcompactionduringconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
ReducepotentialimpactsbyutilizingapierandbeamfoundationtopreventsignificantcuttingofrootswithintheTPZ;incorporateanaeratedpavingsurfaceforthesidewalkwithintheTPZ;eliminategradinginundevelopedareasoftheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;alleviateanypotentialcompactionbeneaththeexistingstructureandpavingfootprintafterdemolitionunderguidanceoftheprojectarborist;standardprotectivefencingduringallphasesofconstruction.
25 CoastRedwood Approx>80%ofareawithindriplineisencroacheduponbyexistingdrivewayandresidence
Approx<20%ofareawithindriplineisencroacheduponbypedestriansidewalk
PotentialdirectimpactoffoundationconstructionandundergroundutilitieswithintheTPZ;potentialindirectimpactofsoilcompactionduringconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
ReducepotentialimpactsbyutilizingapierandbeamfoundationtopreventsignificantcuttingofrootswithintheTPZ;incorporateanaeratedpavingsurfaceforthesidewalkwithintheTPZ;eliminategradinginundevelopedareasoftheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;alleviateanypotentialcompactionbeneaththeexistingstructureandpavingfootprintafterdemolitionunderguidanceoftheprojectarborist;standardprotectivefencingduringallphasesofconstruction.
125KENNEDYLANEHERITAGETREESUPPLEMENTALANALYSISSource:HorticultarualAssociates,UrbanGreen
DateFebruary7,2017
TreeNumber
Species CurrentCondition(1) ProposedCondition(1) PotentialImpacts Recommendationtoreduceimpact
OFFPROPERTY15 CoastRedwood Unencumbered Unencumbered Potentialindirectimpacts
fromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
PreventgradinginoverhangingareasoftheTPZ;
locateallundergroundutilities,trenching,andstormdrainsoustidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinoverhangingareasoftheTPZ
priortothestartofconstructionandmaintain
untilconstructioniscomplete;standard
protectivefencingduringallphasesofconstruction.
16 CoastRedwood Unencumbered Unencumbered Potentialindirectimpactsfromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
PreventgradinginoverhangingareasoftheTPZ;
locateallundergroundutilities,trenching,andstormdrainsoustidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinoverhangingareasoftheTPZ
priortothestartofconstructionandmaintain
untilconstructioniscomplete;standard
protectivefencingduringallphasesofconstruction.
34 CoastRedwood Unencumbered Approx<20%ofareawithindriplineisencroacheduponbydrivewayandADUfootprint
Potentialindirectimpactsfromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
PreventgradinginoverhangingareasoftheTPZ;
locateallundergroundutilities,trenching,andstormdrainsoustidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinoverhangingareasoftheTPZ
priortothestartofconstructionandmaintain
untilconstructioniscomplete;standard
protectivefencingduringallphasesofconstruction.
125KENNEDYLANEHERITAGETREESUPPLEMENTALANALYSISSource:HorticultarualAssociates,UrbanGreen
DateFebruary7,2017
TreeNumber
Species CurrentCondition(1) ProposedCondition(1) PotentialImpacts Recommendationtoreduceimpact
36 CoastRedwood Unencumbered Unencumbered Potentialindirectimpactsfromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.
PreventgradinginoverhangingareasoftheTPZ;
locateallundergroundutilities,trenching,andstormdrainsoustidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinoverhangingareasoftheTPZ
priortothestartofconstructionandmaintain
untilconstructioniscomplete;standard
protectivefencingduringallphasesofconstruction.
(1)Areasofencroachmentestimatedbasedonsitesurveyandcurrentconceptplans
CRITICAL ROOT ZONE
EXISTING CONDITION
URBAN GREEN
511 Johnson Street, Healdsburg, CA
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401P. (707) 541-2300 F. (707) 541-2301Website: www.adobeinc.com
"A Service You Can Count On!"
civil engineering I land surveying I wastewater
HERITAGE TREE CRITICAL ROOT ZONES(CRZ) HEREON ARE SHOWN AT A RATE OF1' RADIUS PER 1" OF TRUNK DIAMETER
ORANGE = CRITICAL ROOT ZONE (CRZ)BLUE = DRIPLINERED = HARDSCAPE ENCROACHMENT
INTO DRIPLINE
S
CRITICAL ROOT ZONE
PROPOSED CONDITION
URBAN GREEN
511 Johnson Street, Healdsburg, CA
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401P. (707) 541-2300 F. (707) 541-2301Website: www.adobeinc.com
"A Service You Can Count On!"
civil engineering I land surveying I wastewater
HERITAGE TREE CRITICAL ROOT ZONES(CRZ) HEREON ARE SHOWN AT A RATE OF1' RADIUS PER 1" OF TRUNK DIAMETER
ORANGE = CRITICAL ROOT ZONE (CRZ)BLUE = DRIPLINERED = HARDSCAPE ENCROACHMENT
INTO DRIPLINE