In slow-growing Healdsburg, a proposal for 40 single-family detached homes is almost certain to stir controversy, especially if they are squeezed onto a 3-acre site.
That's what happened Tuesday night when residents turned out in force at a Planning Commission meeting to protest the "Midtowne-Healdsburg" project, which they said was a bad fit for the neighborhood and would pack people and homes in like "sardines."
"We're shoehorning in a project that's simply too dense," agreed Planning Commission Chairwoman Jil Hales, who like her fellow commissioners could not support the proposal on the 3.2 acres on the east side of Healdsburg Avenue, between Monte Vista Avenue and Ferrero Drive.
"You've tried to squish too much in there," Commissioner Kathi Engler told the development team from DRG Builders of Pleasant Hill.
Rather than vote to reject it outright, the commission continued the matter to allow the developers to resume talks with city staff and make modifications.
Commissioner Jerry Eddinger noted the project could actually be more dense, but not with single-family homes. Commissioners said that by redesigning the project to create some "eight-plexes" or apartment units it would create more open space overall.
While there was some support for the architectural style of the two-story houses, they were criticized for their six-foot proximity to each other, canyon-like lack of sunlight on the sides and small, average 2,200-square-foot lots.
Residents in neighboring Piedmont Terrace said it would lead to traffic headaches on their streets, and make it even tougher to make turns to and from Healdsburg Avenue at peak times.
"We'll have collisions," resident Mike Williams told the commission. "It's 10 pounds in a 5-pound bag," he said of the density of the project.
Traffic consultants said although the project would result in 383 additional daily vehicle trips, levels of service at nearby intersections would be within acceptable levels.
Applicant Doyle Heaton, president of DRG Builders, said immediately after the meeting "I'm just going to talk to the city" but declined to elaborate about his plans, saying, "I can't tell you."
His proposal of 40 houses, averaging 12.6 units per acre, included two-car garages, 27 guest parking spaces, pedestrian walkways and a quarter-acre private park.
Heaton told the Planning Commission he has been building homes in Northern California for 50 years and has built more than 2,000 of them in Santa Rosa, Petaluma and Napa.
Plans called for a homeowners association and three different home models in a variety of color schemes in Midtowne Healdsburg. Six of the proposed lots would be for affordable housing.
But nearby residents said they were shocked and even "horrified" by the proposed density, including the proximity of the homes to each other.
"In my opinion, this kind of concentration of houses on tiny lots doesn't belong anywhere in Healdsburg and certainly not adjacent to an upscale subdivision with lots in the neighborhood of 6,000 to 7,000 square feet or even larger," said Al Loebel, a resident of Ferrero Drive. "The design of the houses, in order to fit them on the lots, is anything but pleasing to the eye. They are all two-story, skinny and long."
According to city records, the site has never been developed beyond a single-family home that exists there currently, although it's been proposed for various projects.
Title: chief scientist and president, Pure Analytics
Stance on Proposition 64: No
Quote: “For those of us who have been in the industry and watched the cycles of federal letters and dispensary crackdowns, it’s an exciting time, a time of greater permissions.”
Other figures shaping North Coast marijuana trade
The Lawmaker: North Coast state Sen. Mike McGuire, co-author of 2015 medical marijuana law
The Advocate: Tawnie Logan, executive director of the Sonoma County Growers Alliance
The Consultant: Craig Litwin, cannabis industry adviser, ex-Sebastopol councilman