for proposed subdivision

PROJECTDESCRIPTIONfor

PROPOSEDSUBDIVISIONat125KENNEDYLANE

Healdsburg,CA

Submittedto:CityofHealdsburg

PlanningCommissionc/oBuildingandPlanningDepartment

401GroveStreetHealdsburg,CA95448

Submittedby:PropertiesNorth,LLC

Healdsburg,CA95448

UpdatedMarch1,2018

THISPAGEINTENTIONALLYLEFTBLANK

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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Figure3:SitePlaninNeighborhoodContextAerial


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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.



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.



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.

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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


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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

mailto:[email protected]



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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,



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.


Stephanie-ThisisagoodweekformeandIamfairlyflexibletomeetyourschedule.Wednesdayiswideopenforme,andI’m



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ThisisagoodweekformeandIamfairlyflexibletomeetyourschedule.Wednesdayiswideopenforme,andI’mhappytocometoyourhouse.Letmeknowifthatisagoodday,andwhatRmemightbeconvenient.Icanalsocomeintheearlyeveningifyouwouldlikeyourhusbandtojoinus.



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


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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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.


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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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-


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https://www.dropbox.com/s/gowp4u6335s687h/C%20-%20PROJECT%20DESCRIPTION%20CNDSD%20171116.pdf?dl=0

https://www.dropbox.com/s/z9hggym459sl558/E%20-%20TENTATIVE%20MAP%20FINAL%20171115.pdf?dl=0

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Text Box

FEBRUARY 28TH OPEN HOUSE SIGN IN LIST


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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.




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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!



http://riverhousehbg.com/

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


Nodirectimpactsofconstructionareexpected;eliminateindirectimpactsbyincorporatinganaeratedpavingsurfaceforthesidewalkwithintheTPZ;incorporateanextrudedcurbdesigninsidetheTPZ;eliminategradinginintheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZwherepractical;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;incorporatedroughttolerantlandscapingwithintheTPZ;standardprotectivefencingduringallphasesofconstruction.

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APPENDIX A3 SUPPLEMENTAL TREE RECOMMENDATIONS AND ANALYSIS PAGE A3.1


DateFebruary7,2017

TreeNumber


22 CoastRedwood >60%ofareawithindriplineisencroacheduponbyexistingdrivewayandresidentialdeck

<30%ofareawithindriplineisencroacheduponbypedestriansidewalkandresidentialfootprint


ReducepotentialimpactsbyutilizingapierandbeamfoundationtopreventsignificantcuttingofrootswithintheTPZ;incorporateanaeratedpavingsurfaceforthesidewalkwithintheTPZ;eliminategradinginundevelopedareasoftheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;alleviateanypotentialcompactionbeneaththeexistingstructureandpavingfootprintafterdemolitionunderguidanceoftheprojectarborist;standardprotectivefencingduringallphasesofconstruction.

25 CoastRedwood Approx>80%ofareawithindriplineisencroacheduponbyexistingdrivewayandresidence

Approx<20%ofareawithindriplineisencroacheduponbypedestriansidewalk


ReducepotentialimpactsbyutilizingapierandbeamfoundationtopreventsignificantcuttingofrootswithintheTPZ;incorporateanaeratedpavingsurfaceforthesidewalkwithintheTPZ;eliminategradinginundevelopedareasoftheTPZ;locateallundergroundutilitiesandtrenchingofanytypeoutsidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinundevelopedareasoftheTPZpriortothestartofconstructionandmaintainuntilconstructioniscomplete;alleviateanypotentialcompactionbeneaththeexistingstructureandpavingfootprintafterdemolitionunderguidanceoftheprojectarborist;standardprotectivefencingduringallphasesofconstruction.

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APPENDIX A3 PAGE A3.2


DateFebruary7,2017

TreeNumber


OFFPROPERTY15 CoastRedwood Unencumbered Unencumbered Potentialindirectimpacts

fromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.

PreventgradinginoverhangingareasoftheTPZ;

locateallundergroundutilities,trenching,andstormdrainsoustidetheTPZ;placea4inchlayerofchippedbarkmulchoverthesoilsurfaceinoverhangingareasoftheTPZ

priortothestartofconstructionandmaintain

untilconstructioniscomplete;standard

protectivefencingduringallphasesofconstruction.

16 CoastRedwood Unencumbered Unencumbered Potentialindirectimpactsfromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.






34 CoastRedwood Unencumbered Approx<20%ofareawithindriplineisencroacheduponbydrivewayandADUfootprint

Potentialindirectimpactsfromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.






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DateFebruary7,2017

TreeNumber


36 CoastRedwood Unencumbered Unencumbered Potentialindirectimpactsfromperipheralsitegradingorstormdrainconstruction.Potentialimpactsaremitigatedbytherecommendedprotectionmeasures.






(1)Areasofencroachmentestimatedbasedonsitesurveyandcurrentconceptplans

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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

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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

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APPENDIX A5

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for proposed subdivision

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