Napa Planning Commission Meeting – June 10, 2025: Zoning Re-adoption, ADU Continuance, Development Report
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Napa Planning Commission Meeting – June 10, 2025
The Napa Planning Commission held a regular meeting on June 10, 2025, at 5:30 PM in City Hall Council Chambers. The meeting addressed an interim zoning ordinance re-adoption, an accessory dwelling unit (ADU) ordinance amendment (continued to July 17), a use permit for a dental office, and a quarterly development report. The commission also adjusted its meeting schedule for upcoming holidays.
Consent Calendar
- None.
Consent Hearings
- Item 6C – 3191 Jefferson Street Use Permit: Approved unanimously by consent. The permit authorizes a dental office exceeding 5,000 square feet at 3191 Jefferson Street. Commissioner Ebach disclosed no conflict, but noted the applicant was her former dentist.
Public Comments & Testimony
- Paul Kelly (former commissioner, architect, 541 Jefferson Street): Expressed full support for allowing accessory dwelling units (ADUs) in the Business Professional zoning district, which was created by the 2040 General Plan rezoning. He argued it would activate underused commercial properties with residential use and add housing. Staff responded that ADU allowances in that district would be considered during the comprehensive zoning ordinance update, not in the interim ordinance before the commission.
Discussion Items
- Item 6A – Interim Zoning Ordinance Re-adoption: This item was pulled from the consent hearing by public comment. Staff presented the ordinance to re-adopt zoning districts and regulations implementing the 2040 General Plan, originally adopted as an urgency ordinance in 2023 (expired April 2025). The ordinance re-adopts mixed-use zoning categories and establishes interim permit review procedures until a full zoning update is completed in early 2026. The commission heard testimony from Paul Kelly (see Public Comments), then voted to forward a recommendation to the City Council.
- Item 8A – Quarterly Development Report (Q1 2025): Staff reported that in the first quarter of 2025 (through March 31), the city issued 61 residential building permits: 47 single-family/townhome permits and 14 ADU permits. Year-over-year trends were provided for 2021–2025. Commissioner Massaro asked about the drop in permits since 2022; staff cited multiple factors including interest rates and noted the numbers are consistent with recent years. Commissioner Massaro also inquired about ADU locations and whether permits are counted for ADUs that are roughed-in but not yet finished; staff confirmed permits are issued at the time of building permit issuance.
Key Outcomes
- Item 6A – Interim Zoning Ordinance Re-adoption: Moved (by Commissioner Massaro) and seconded (by Vice Chair Owen) to forward a recommendation to the City Council to adopt the ordinance. Passed unanimously (4-0, with Commissioner Ebach absent).
- Item 6B – ADU Ordinance Amendment: Continued to July 17, 2025, by staff recommendation, upon motion and second, passed unanimously.
- Item 6C – 3191 Jefferson Street Use Permit: Approved by consent (motion by Commissioner Myers, second by Vice Chair Owen), passed unanimously.
- Meeting Schedule Changes: The commission will not meet on June 19 (Juneteenth) or July 3 (canceled). The next regular meeting is July 17, 2025.
- No action taken on Quarterly Development Report (administrative report).
Meeting Transcript
Myra, are we ready? Yes, we can go ahead and start. Good evening and welcome to the June 10th, 2025 City of Napa special meeting for the Planning Commission. Roll call, please. Commissioner Masaro. Present. Commissioner Myers. Present. Vice Chair Owen. Present. Chair Shotwell. Present. And then I have Commissioner Ebacas absent. Kindly rise for the pledge of allegiance. I pledge allegiance to the flag of the United States of America. And to the Republic for which it stands one nation under God, indivisible with liberty and justice for all. The Planning Commission conducts all meetings in accordance with the Ralph Milton Brown Act. California Government Codes Sections 54950 et SEC and pursuant to the city's rules of order for planning commission meetings, policy resolution 10. Staff, any changes to this evening's agenda. Yes. Staff would like to recommend that we continue item 6b for the accessory dwelling unit ordinance to a date certain of July 17th. Do I have a motion? Um I'll motion to approve. Second. Second. All in favor, aye. Aye. Motion passes. Any commissioners, any proposed changes, other changes to the agenda. Public comment. Public comment provides an opportunity for members of the public to directly address the planning commission on items of interest not otherwise noted on the agenda. Each speaker's comments will be limited to three minutes and will comply with the rules of order for planning commission meetings. Do we have any members of the public who wish to provide public comments on non-agenda items? Consent calendar. We have none tonight. Consent hearings. These are items that are required to be noticed as a public hearing, but the city is not aware of any interest from members of the public to comment on the item. However, any members of the public or a commissioner may remove an item from the consent hearing calendar, and the item will be considered during the public hearing portion of the agenda. Tonight we have item 6A, interim zoning ordinance, readoption. Item 6C, 3191 Jefferson Street use permit. Is there a request from a commissioner or a member of the public to pull one of these items or either either or both from the consent hearing? I have one public comment uh card from Paul Kelly. Okay. So uh Paul would you like to pull the item? Yes. Okay, so we'll be pulling item six A, the interim zoning ordinance readoption. Okay, is there a motion to approve item six C 3191 Jefferson Street use permit? So moved. Second. Second.
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