City of Napa Planning Commission Regular Meeting – June 5, 2025

The Napa Planning Commission met on June 5, 2025, at 5:30 PM at City Hall, 955 School Street. The commission voted to postpone several consent items to a special meeting on June 10, approved the May 15, 2025 meeting minutes, and conducted public hearings on two major projects. It unanimously approved the 24-unit Courtland Commons apartment complex and voted 4-1 to recommend approval of the First Street Napa Phase II redevelopment with conditions.

Agenda Review & Procedural Actions

• The commission voted unanimously to move items 6A (Interim Zoning Ordinance Re-Adoption), 6B (Accessory Dwelling Unit Ordinance Amendment), 6C (3191 Jefferson Street Use Permit), and 8A (Quarterly Development Report) to a special meeting on Tuesday, June 10, 2025, at 5:30 PM.
• The consent calendar, consisting solely of the May 15, 2025 Planning Commission Regular Meeting Minutes, was approved by unanimous voice vote.

Public Comments & Testimony

Courtland Commons (7A)

• Carol Barge, a nearby resident, spoke in favor of developing the vacant site, which she called an eyesore, but asked about the number and safety of proposed on-street parking spaces.
• Chuck Shineman of the Napa Housing Coalition expressed strong support for the project, emphasizing the need for housing and urging the inclusion of real shade trees.
• Andres, a local real estate broker, supported the project and noted the developer's track record, hoping the development would spur improvements to the adjacent intersection.

First Street Napa Phase II (7B)

• Supporters: Jerry Hansen (Napa Chamber of Commerce) praised the project's economic benefits; Dave Whitmer, a lifetime Napa resident, highlighted its connection to a Methodist Church affordable housing project; Kathleen Baker urged acceleration of workforce housing; Garrett Murphy, a downtown business owner, called the project exactly what the 2012 Downtown Specific Plan envisioned; Todd Zapolski of First Street Napa and the Gordon Building endorsed the project; Gordon Heuther, artist of the 9-11 Memorial, strongly supported it; Adam Housley and Ryan Stettons, local business owners, spoke of bringing vitality downtown; John Dunbar, former Yountville mayor, supported the fiscal benefits; Lisa Stockin provided historical context that hotels have long been central to Napa's prosperity.
• Opponents/concerns: Chris Craker, an architect, objected to losing Dwight Murray Plaza and questioned whether the project fits Napa's character. Chuck Shineman raised concerns about the design review process, the loss of public gathering space, and how housing fees are calculated for hotel developments. Alison Hallam, a displaced business owner (Acacia restaurant), expressed support but urged more community engagement and parking consideration for employees. Christine Madridge French of Napa County Landmarks supported the project but requested an expedited initial study to assess impacts on the adjacent First National Bank Building.

Discussion Items

Courtland Commons (7A)

• Staff (Paul O'Neill) described the proposed 24-unit multifamily building on a 0.85-acre vacant site at 2431 West Imola Avenue. The project includes 40 parking spaces, common areas, a dog run, and public sidewalk improvements. It is subject to SB 330, which limits design review to objective standards in effect at the time of application completeness, meaning the commission's discretion was limited to the existing 2004 design guidelines.
• Emergency access from West Imola would be blocked by bollards, with primary access from Golden Gate Drive. The applicant, Chris Camerzel of Discovery Homes, answered commissioner questions about trees (non-fruiting pistache) and stucco texture.
• Commissioner discussion focused on bicycle parking, amenity space, and the project's efficiency in delivering workforce housing. A condition was added for the applicant to work with staff on a reasonable number of secure bicycle parking spaces.

First Street Napa Phase II (7B)

• Staff (Ricky Caperton) presented the project: redevelopment of the former Kohl's/Dwight Murray Plaza site at 1118 First Street, including up to 161 hotel rooms, 78 for-sale condominiums, approximately 30,000 square feet of non-residential space, a planned development overlay, a Downtown Napa Specific Plan amendment extending the entertainment zone, a tentative parcel map, and a development agreement.
• Applicant Jerry Hunt (3V Group) presented the design, emphasizing public spaces, the relocated 9-11 Memorial, the Brown Street corridor, a new pedestrian paseo, and the hotel's semi-public conservatory. He noted over 100 people across 23 firms contributed to the project.
• The development agreement includes a TOT sharing arrangement: the city would reimburse the developer up to $33 million over 10 years for public improvements (90% of TOT in years 1-4, 70% in years 5-8, 50% in years 9-10, with termination when either cap or time is reached). It also includes over $2 million toward a previously approved affordable housing project and $2 per square foot per residential unit sold for affordable housing.
• Commissioner questions addressed parking (net loss of surface spots offset by structured parking), the land swap for Dwight Murray Plaza (an easement dedication), TOT rebate mechanics, valet/drop-off operations, maintenance obligations, and design review procedures. City staff and applicant counsel provided answers.
• Commissioner Alex Myers expressed concerns about the loss of public plaza space and parking, and the overall public benefit exchange. Vice Chair Lisa Massaro proposed an ad hoc design review advisory committee.

Key Outcomes

• Courtland Commons (7A): Approved unanimously (5-0) by voice vote. Conditions included adding secure bicycle parking in a quantity and location determined by staff in consultation with the applicant.
• First Street Napa Phase II (7B): Approved 4-1 (Commissioner Myers opposed) to forward a recommendation to the City Council to approve the development agreement, planned development overlay, entertainment zone amendment, and tentative parcel map. Conditions attached to the recommendation included:
  • Shorten the city manager's design review decision-making authority from 18 months to 12 months.
  • Direct staff to recommend to the City Council the creation of an ad hoc design review advisory committee composed of two planning commissioners (one design professional, one non-design professional) and appropriate city staff, acting in an advisory capacity to the city manager.
• The next regular Planning Commission meeting is scheduled for July 3, 2025; a special meeting was set for June 10, 2025, to address the postponed consent items.