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

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1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA Napa (707) PLANNING COMMISSION STAFF REPORT JUNE 16, 2016 AGENDA ITEM # 6.B EXT; MORNINGSIDE PARCEL MAP EXTENSION I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Request for a two year extension to the expiration of a previously approved Parcel Map, Design Review Permit and Use Permits. Western terminus of Morningside Drive APN: RA-053, Resource Area AR:HS, Agricultural Resource: Hillside Overlay APPLICANT/ PROPERTY OWNER: STAFF PLANNER: George Tedeschi th Avenue San Francisco, CA Scott Klingbeil, Senior Planner LOCATION MAP Phone: (415) Phone: (707)

2 Morningside Parcel Map Extension #PL II. PROJECT OVERVIEW The Applicant requests approval of a two year extension to the expiration of the previously approved tentative parcel map which subdivides the approximately 49 acre parcel located at the western terminus of Morningside Drive into two residential lots. Parcel 1 will be acres in size and Parcel 2 will be acres. The two lots will take access from a proposed cul-de-sac bulb to be constructed at the end of Morningside Drive. Each proposed lot has an identified building site and although no specific house plans have been included with the application, the applicant has noted that the future homes would not exceed 3,600 square feet in size, but could have detached garages, possibly with a second dwelling attached to the garage. With the exception of the proposed building areas and driveway, the majority of the two proposed lots will be encumbered with a conservation easement which will restrict future development that encompasses approximately 81% of the site. This Parcel Map was approved by the Planning Commission at their April 15, 2010 meeting with a two year expiration date (April 15, 2014). Subsequently, due to the downturn in the economy the State enacted legislation 1 on two occasions between 2012 and 2014 that automatically extended the life of the subdivision map for an additional four years. As a result, the Morningside s Parcel Map s expiration date was extended to April 15, As the extension application was submitted prior to the expiration date, it is automatically extended until the extension is approved as provided in Section of the Subdivision Map Act. III. SITE CONTEXT The 49 acre property is located on the western end of the Morningside Drive terminus within the western hills of the City. The property is currently undeveloped and is characterized by relatively steep hillsides dominated by non-native annual grassland. Existing unimproved ranch roads are routed through the project site, which have been maintained by cattle ranchers for many years. The northeastern facing slope in the center of the property is dominated by oak/bay woodland, and the incised drainages on the site support mature riparian woodland communities. The site is essentially surrounded by open space, with the exception of the residential subdivision to the east which consists of 5 single family residences on larger estate lots. The northern boundary of the property is a tributary of Browns Valley Creek with dense riparian vegetation with an undeveloped 95 acre property that borders the north and west sides of the site. The southern boundary of the property is another tributary of Browns Valley Creek and its associated riparian corridor with the abutting property an undeveloped open space which is the large, 53 acre remainder parcel of the Hidden Hills development. 1 Assembly Bill No. 208 (2012); granted a 2 year extension, Assembly Bill No. 116 (2013); granted a 2 year extension. 2

3 Morningside Parcel Map Extension #PL FIGURE 1 APPROVED TWO LOT PARCEL MAP IV. ANALYSIS A. SUBDIVISION ORDINANCE AND SUBDIVISION MAP ACT In accordance with Section of the City s Subdivision Ordinance and Section of the Subdivision Map Act, approved tentative parcel maps shall expire 24 months after they are approved. Tentative maps must be filed and recorded as a Final Map prior to this deadline before grading and building permits can be issued for project construction. Section of the City s Subdivision Ordinance (Extension of Time Limits) states that [e]xcept as may be limited by state law, any time limits specified by law, may be extended by mutual consent of the sub-divider and the city. Section of the Subdivision Map Act provides for an extension of a tentative parcel map for a period not to exceed five years. However, the State enacted legislation on two occasions between 2012 and 2014 which automatically extended the life of this subdivision map for four additional years. The Applicant has requested a two year extension and since there have been no substantial changes in City policies regarding subdivisions nor changes to the findings that were made in support of the subdivision s approval, Staff believes that a two year time extension would be acceptable. B. GENERAL PLAN The property is located within POD RA-053, Resource Area Land Use designation 3

4 Morningside Parcel Map Extension #PL which is applied to sensitive lands inside the RUL that require special standards due to viewshed, resource, habitat, geotechnical or other considerations that further the conservation and resource protection goals of the General Plan. Limited, very lowdensity residential use (up to 1 home per existing parcel) is permitted, with discretionary review of the site development details. Other low intensity uses, such as rural residential (to a maximum of 1 dwelling unit per 20 acres) or agriculture, may be considered at the discretion of the City on a case-by-case basis. All uses will be assessed to determine if they will impact or change the underlying character or feature that is intended for preservation by the RA designation. The two lot parcel map with a density of 1 unit per 24.5 acres is consistent with the density range of the RA-053 General Plan designation. C. ZONING The project site is within the AR:HS, Agricultural Resource:Hillside Overlay District which allows for detached single-family residential development. The proposed lots are consistent with the development criteria of the AR:HS Zoning District with the inclusion of Flag Lot Development standards. The project was previously determined to be consistent with the Zoning Ordinance, and there have been no subsequent changes to the Zoning Ordinance which would conflict with the original findings. D. PARCEL MAP DESIGN REVIEW The general design of the subdivision is the most appropriate for the size and shape of the property, and its relation to adjoining development and roadways. No specific house designs have been proposed for this project at this point; however, the design of the future homes will be subject to approval of a Design Review Permit by the Community Development Department per NMC The Parcel Map s Design Review Permit was previously determined to be consistent with the Chapter (Design Review Permits), and there have been no subsequent changes to the Zoning Ordinance which would conflict with the original findings. E. USE PERMIT AUTHORIZING FLAG LOT STANDARDS A Use Permit was required in order to utilize Flag Lot development standards as provided in NMC The proposed lot dimensions for the Flag Lot are consistent with the City's Flag Lot development standards. The driveway that will serve Parcel 1 provides sufficient room for guest parking and for vehicle turnaround, which is required for flag lot development. The project s flag lot design was previously determined to be consistent with Chapter (Flag Lots), and there have been no subsequent changes to the Zoning Ordinance which would conflict with the original findings. F. USE PERMIT FOR INCREASED DENSITY WITHIN THE HILLSIDE OVERLAY Under the HS designation, one unit per lot is allowed; any additional units are subject to approval of a Use Permit and must demonstrate consistency with the hillside development criteria. Generally, the steepness of the slopes on the site determines the theoretical density that might be possible to consider for a subdivision: however, in this 4

5 Morningside Parcel Map Extension #PL case the AR Zoning District with the 1 unit per 20 acre minimum is a more restrictive density limitation than the hillside overlay. Based on the AR Zoning, the maximum number of units for this property is 2 units. The project s density was previously determined to be consistent with Chapter (Hillside Overlay), and there have been no subsequent changes to the Zoning Ordinance which would conflict with the original findings. V. ENVIRONMENTAL REVIEW A Negative Declaration for the tentative parcel map was adopted by the Planning Commission on April 15, Section of the CEQA Guidelines provides that where a Negative Declaration has previously been prepared for a project, no additional CEQA review is required for subsequent approvals unless there are new significant environmental impacts which were not addressed in the previous environmental impact report. The adopted Negative Declaration addresses all environmental impacts of this project, and no new significant environmental impacts have been identified by City Staff. VI. PUBLIC NOTICE A notice of application was provided by US Postal Service to all property owners within a 500-foot radius of the subject property when the application was submitted. Notice of the public hearing was provided by US Postal Service on June 1, 2016 to all property owners within a 500-foot radius of the subject property. Notice of the public hearing was also published in the Napa Valley Register on June 3, 2016 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. Legal notice included a general explanation of the matter to be considered and any related permits, identification of the location of the property involved where site specific, a description of the date, time and place of the public hearing, the identity of the hearing body, and a statement consistent with the Code of Civil Procedure regarding the time limit to commence any legal challenge and matters that may be raised by such challenge. VII. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings in NMC ; Parcel Maps, NMC ; Design Review ; Use Permits. These findings are provided in the original resolution attached to this Staff Report as Attachment 2. VIII. STAFF RECOMMENDATION Staff recommends approval of the two year extension of a previously approved Parcel Map, Design Review Permit and Use Permits for the Morningside Parcel Map Extension located at the western terminus of Morningside Drive. IX. ALTERNATIVES TO RECOMMENDATION 5

6 Morningside Parcel Map Extension #PL Direct Staff to return to the Planning Commission with a resolution documenting findings from the hearing record to support denial of the proposed project. X. REQUIRED ACTIONS Final action by the Planning Commission: 1. Adopt a resolution approving a two year extension of a previously approved Parcel Map, Design Review Permit and Use Permits for the Morningside Parcel Map Extension located at western terminus of Morningside Drive. XI. DOCUMENTS ATTACHED 1. Draft Resolution 2. Original Approved Resolution 3. Tentative Parcel Map and Grading / Drainage Plans c: Applicant 6

7 ATTACHMENT 1 RESOLUTION NO. PC2016- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING A TWO YEAR EXTENSION TO A PREVIOUSLY APPROVED PARCEL MAP, DESIGN REVIEW PERMIT AND USE PERMITS FOR THE MORNINGSIDE PARCEL MAP (APN: ;)(PL ) WHEREAS, George Tedeschi submitted an application for an extension of the expiration of a Parcel Map, Design Review Permit and Use Permits for the Morningside Parcel Map at the western terminus of Morningside Drive. (APN: ); and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on June 16, 2016 on the subject application. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Napa as follows: Section 1. The Planning Commission hereby determines that this project is exempt from the requirements of CEQA pursuant to Section of the CEQA Guidelines, which provides that where a Negative Declaration has previously been prepared for a project, no additional CEQA review is required for subsequent approvals unless there are new significant environmental impacts which were not addressed in the previous negative declaration. Section 2. The Planning Commission hereby finds that the circumstances upon which the original Tentative Parcel Map, Design Review Permit and Use Permit approvals were based on have not substantially changed and that the findings made for the Morningside Parcel Map still apply to this project. Section 3. The Planning Commission hereby grants an extension to the Parcel Map, Design Review Permit and Use Permits for the Morningside Parcel Map, which extension shall expire on April 15, This extension is granted subject to compliance with the conditions of the original approval contained in Resolution No CQ, UP(1), UP(2), DR, PM. Section 4. Approval of this permit will become effective immediately, provided no appeals are received within 10 calendar days of the Planning Commission meeting date of June 16, Resolution No. PC2016- Page 1 of 2 7

8 ATTACHMENT 1 I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the Planning Commission of the City of Napa at a regular meeting of said Planning Commission held on the 16 th day of June 2016 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: SECRETARY OF THE PLANNING COMMISSION Resolution No. PC2016- Page 2 of 2 8

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