Napa Planning Commission Regular Meeting – March 19, 2026

The Napa Planning Commission held a regular meeting on March 19, 2026, to consider a use permit and design review for Cadet Wine Bar’s expansion and to receive a pre-application presentation for a mixed-use project at 919 Trankis Street. The meeting included consent items, public testimony, staff reports, and commissioner discussions. No votes were taken on the pre-application; the commission provided feedback only.

Consent Calendar

• Approved the February 19, 2026 regular meeting minutes by unanimous vote.
• Approved the consent hearing item 6A (Kaiser Farmers Market use permit at 3285 Claremont Way) without discussion.

Public Comments & Testimony

• Ryan Stuttgans (owner of Compline restaurant) – Spoke in support of Cadet Wine Bar’s expansion, citing the operators’ 12 years of experience and thoughtful growth.
• Grayson Young (local business owner, Remix Growth) – Expressed strong support, calling the owners “some of the most important business leaders we have” and noting their role in building community and supporting small winemakers.
• Nicole Driscoll (local floral business owner) – Supported the project, emphasizing that Cadet employs local vendors for special events, which benefits her family business.

Discussion Items

7A – Cadet Wine Bar Modification Use Permit (926 & 930 Franklin Street)

• Staff Report (Ryder) – The applicant seeks a design review permit to expand the outdoor patio and a use permit to allow expanded bar operations with regular indoor amplified music (up to 1:30 a.m. seven days a week) and limited outdoor amplified music (three special events per year, tied to Bottle Rock weekend). The site is outside the entertainment overlay district. Staff recommended approval with additional language to condition of approval #8, emphasizing collaboration with police and fire on noise management and crowd control. Noise levels would be limited to 67 decibels at the property line; indoor occupancy is 49, patio 25, with expanded private event space adding 20 indoors and 15 on patio (total approx. 109). Outdoor event capacity (100–120) would be set in consultation with the fire marshal.
• Applicant Testimony (Taylor Doman, co-owner) – Noted 12 years of operation, community fundraising, and the expansion as a “natural and thoughtful evolution.” Requested continued hours conducive to business survival in a challenging economy.
• Commissioner Questions – Focused on outdoor event details, capacity variability, alley barriers, egress, and coordination with adjacent businesses (e.g., Marquee Pinball, Wine Girl). Staff clarified that egress to First Street is the plan, barriers are removable, and adjacent suites have separate access.
• Outcome – The commission voted unanimously to approve the resolution (as presented, with the supplemental condition) for the design review permit and use permit, finding the project CEQA-exempt.

8A – 919 Trankis Street Pre-Application (Mixed-Use Project)

• Staff Report (Angela) – The 1.11-acre site at 919 Trankis Street (zoned Medical Office) would be rezoned to Office Commercial (C-2) to allow a mixed-use project: ground-floor commercial space and 50 residential units (23 studio, 24 one-bedroom, 3 two-bedroom). Eight units would be deed-restricted very low-income for 55 years via a density bonus. The project includes 68 parking spaces, short- and long-term bicycle parking, a quasi-public plaza with a water feature, and a private residential courtyard with two spas. The site is within the Active Frontage Overlay.
• Applicant Remarks (Ken McNabb, agent; Farhad Ashafte, architect) – Emphasized the project’s alignment with the general plan’s vision for Trancas as a pedestrian corridor, workforce housing, and proximity to transit and employment. The architect noted the aim to create a “legacy project” with high-quality materials and public space.
• Commissioner Comments
  • Commissioner Masaro – Suggested adding windows to corner units for more natural light; praised the small unit sizes and the private courtyard amenities. Asked about elevator access (confirmed to serve both floors from parking).
  • Commissioner Ebach – Inquired about retaining the planting strip between sidewalk and street (staff confirmed it would be preserved); requested a buffer for pedestrian comfort. Recommended maximizing glazing on the commercial facade.
  • Commissioner Shotwell – Strongly supported the project as “checking so many boxes” for the general plan. Critiqued the residential facade as “sterile” compared to the commercial front; suggested more varied textures and materials (citing recent projects like Cortland Commons and J&D Railroad).
  • Vice Chair Myers – Questioned parking allocation; staff clarified that commercial parking meets requirements (15 spaces) and total parking exceeds minimum by one space. Expressed hope that the plaza would feel safe and welcoming.
• Outcome – No formal action. The commission offered design feedback and encouragement to refine the residential aesthetics, pedestrian connections, and plaza landscaping.

Key Outcomes

• Cadet Wine Bar (Item 7A): Approved unanimously (5-0) the design review permit and use permit with additional condition language, including an annual debrief with police and fire after outdoor events. The project is exempt from CEQA.
• 919 Trankis Street (Item 8A): Pre-application only; no vote. The commission provided feedback to the applicant, who will incorporate suggestions into a formal application.
• Administrative Updates: Staff noted that building permits for First Street redevelopment were issued March 12, 2026; a joint Planning Commission/City Council session is scheduled for April 7, 2026; and the Redwood Building financing is expected to close (anticipated March 20, 2026).

Next Steps

• The Cadet Wine Bar expansion will proceed under the approved conditions.
• The applicant for 919 Trankis Street will submit a formal application addressing commissioner comments on design, parking, and pedestrian amenities.