Napa Planning Commission Regular Meeting – September 4, 2025
Napa Planning Commission Regular Meeting – September 4, 2025
On September 4, 2025, at 5:30 PM, the Napa Planning Commission held a regular meeting at City Hall, Council Chambers, 955 School Street. The Commission approved consent items, discussed two public hearing items, and voted on recommendations. The meeting included public comment on the Wilkins Townhomes and Elite Sports Pavilion projects.
Consent Calendar
- Approved the Planning Commission Regular Meeting Minutes for August 21, 2025.
Consent Hearings
- Item 6A (House Plant Tattoo Use Permit – 1541 Third Street): Approved a Use Permit for a 245-square-foot tattoo parlor in an existing office building. CEQA exemption under Section 15303.
- Item 6B (101 S Coombs Street Suite J Use Permit): Approved a Use Permit for an 850-square-foot non-alcoholic wine production facility (distilling) within an existing industrial suite. CEQA exemption under Section 15301.
- Item 6C (Wilkins Townhomes): Pulled by a commissioner for discussion (see below).
Public Comments & Testimony
- Wilkins Townhomes: Chris Craker opposed the project, calling it “terrible” and substandard, citing lack of landscape plan, 8-foot bedrooms, insufficient parking setback (noting 40 feet vs. code requirement), and missing roof plans and material palettes. He urged the Commission to ask for more information.
- Elite Sports Pavilion: Multiple speakers (including Napa Little League president Nasser Ali Musa, parents, coaches, and community members) expressed strong support. Key points: Napa lacks indoor sports facilities; youth athletes must travel to Vacaville, Fairfield, etc.; 50% of spring practices canceled due to weather; 50% of Napa 11th graders feel sad or hopeless (19% consider suicide); Napa’s suicide rate is 11 per 100,000 (above state average of 10.8). Speakers urged approval and removal of condition #12 regarding parking obstructions. The Napa County Bicycle Coalition supported bike parking accessibility.
Discussion Items
- Wilkins Townhomes (Item 6C) – Tentative Parcel Map, Use Permit for Modified Parking, and Design Review Permit: The project proposes an 11-unit condominium development on an ~0.6-acre parcel at 2005-2069 Wilkins Avenue. Originally approved in 2023 for 10 units, the new general plan required higher density, so an 11th unit (10A, deed-restricted affordable) was added. The Commission discussed: parking setback (staff confirmed 45 feet from garage face to curb, per code), bedroom sizes (8 feet wide acceptable per building code), lack of roof plan and landscape plan (landscaping to be handled at building permit), window materials (Commissioner suggested non-vinyl), and color palette (city doesn’t regulate colors but can condition materials). The Commission voted 5-0 to forward a recommendation to City Council to approve the Tentative Subdivision Map, Use Permit, and Design Review Permit, with a CEQA exemption under Section 15332.
- Elite Sports Pavilion (Item 7A) – Use Permit for Indoor Recreation Facility at 100 Coombs Street: The applicant seeks a 12,000-square-foot indoor sports facility (batting cages, turf, training) in an existing industrial building. Key issue: Condition #12 required clearing all 72 on-site parking spaces of obstructions (shipping containers, storage) before certificate of occupancy. The applicant argued that the parking study showed surplus parking even with obstructions (peak demand: 37 spaces for this use; existing uses require 57 spaces total; 72 spaces available). Staff noted an ongoing code enforcement issue for the property owner. The Commission discussed alternatives, including removing the condition. After public comment, the Commission voted 5-0 to approve the Use Permit with condition #12 removed, acknowledging that the city will pursue code enforcement separately. The applicant also committed to providing bike parking.
Key Outcomes
- Wilkins Townhomes: Motion passed 5-0 to forward a recommendation to City Council to approve the Tentative Subdivision Map, Use Permit for Modified Parking Standards, and Design Review Permit, with CEQA exemption.
- Elite Sports Pavilion: Motion passed 5-0 to adopt a resolution approving a Use Permit for the indoor recreation facility, removing condition #12, and determining CEQA exemption under Section 15303.
- Design Standards Update: Staff noted that for residential projects, the Commission lacks objective design standards until the zoning code update is completed (expected spring 2026). Future staff reports will include boilerplate language clarifying limited design review authority for residential projects.
- Next regular meeting: October 2, 2025.
Meeting Transcript
Welcome. And good evening. We are going to now begin the September 4th, 2025, City of Napa regular meeting for the Planning Commission. Roll call, please. Commissioner Ebach. Present. Commissioner Masaro. Present. Commissioner Myers. Vice Chair Owen. Present. And Chair Shotwell. Present. Please 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. The Planning Commission conducts all meetings in accordance with the Ralph Milton Brown Act. California Government Code 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 agendas or supplemental reports. No changes to this uh agenda tonight and the reports that you've received earlier today. The late communications are early supplemental reports. Thank you. Commissioners, any proposed changes to this evening's agenda? No. No. 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 hearing oh consent calendar. These routine items may be approved by a single vote. However, any member of the public or commissioner may remove an item for consideration during the public hearing portion of the agenda. This evening we are reviewing the planning commission regular meeting minutes for August 21st, 2025. Is there a motion to approve? I'll make a motion. Second. All in favor? Aye. Motion passes. 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 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, the house plant tattoo use permit at 1541 3rd Street, item 7B, 101 South Coombs Street, Suite J use Permit. Item 6C, Wilkins Town Homes Tentative Map and Design Review. Is there a request from a commissioner or member of the public to pull this item from any of these items from the consent hearings? I do. Can we pull six C absolutely? Okay, so for item 6A, the House Plant Tattoo use permit and item 7B 101 Comb Street Suite J use permit. Do is there a motion to approve those consent hearings as submitted? I move that we present or that we approve those consent items as presented.
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