Napa Planning Commission Regular Meeting – September 17, 2020

The Napa Planning Commission met on September 17, 2020, at 5:30 PM via Zoom due to the COVID-19 pandemic. The meeting included approval of consent calendar items, a public hearing on the Lavender Hill Remodel (967 First Street), and an extended administrative report on the General Plan Update – Preferred Land Use Plan Draft. The commission received extensive public comment and decided to continue the General Plan discussion to November 5, 2020.

Consent Calendar

• Approved the minutes from the August 20, 2020 regular meeting, with Commissioner Painter recusing himself from that item (conflict of interest). Commissioner Painter abstained from the September 3, 2020 minutes. The motion passed on a roll call vote with the remaining four commissioners voting in favor.

Public Comments & Testimony

• General Public Comment (non-agenda): Eve Kahn, representing the Napa Housing Coalition, announced a candidate forum on housing scheduled for September 24, 2020.
• Lavender Hill Remodel (Item 7A): No public comments were offered.
• General Plan Update (Item 7B): Numerous members of the public spoke, representing groups such as the Browns Valley Action Group, Stop Napa Oaks, Napa Vision 2050, Napa County Progressive Alliance, Napa Climate Now, Napa Valley Horseman’s Association, and individual residents. Key themes included:
  • Strong opposition to proposed higher-density designations (very low density residential) for Timber Hill/West Browns Valley and Napa Oaks, citing wildfire risk, seismic hazards, loss of open space, traffic, and lack of affordability. Speakers urged greenbelt designations.
  • Support for the Gisletta (horsemen’s) property to be preserved for equestrian and community uses; calls for further study and a master plan.
  • Concern about proposed streamlining of historic residential conversions to commercial uses in downtown neighborhoods; speakers argued the current permit process should remain.
  • Requests to include climate change, environmental justice, and health-in-all-policies elements in the General Plan.
  • Appeals to prioritize infill development and address unincorporated islands (e.g., Pueblo Linda Vista) for annexation and representation.
• Written comments (read into the record) echoed these positions, with many referencing the GPAC’s unanimous recommendation for greenbelt designations.

Discussion Items

• Lavender Hill Remodel (Item 7A): Staff presented a design review permit for exterior modifications to the former Burger Fi building at 967 First Street, to accommodate a new tiki-themed restaurant. Proposed changes include wood veneer, stone accents, a canopy, and a future mural. The commission discussed:
  • Concerns about the stone material feeling out of place; preference for more wood.
  • Temporary nature of tiki carvings on columns; they should be removable.
  • The mural: should not constitute signage; applicant committed to a mural but design is not final (subject to staff approval).
  • Connectivity to future river trail: staff explained that a trail crossing mid-block is not feasible; a future alignment under the First Street bridge is preferred.
• General Plan Update (Item 7B): Consultant Rajiv Bhatia and staff presented the draft preferred land use plan, including four corridor focus areas (Trancas, Jefferson, Soscol/Lincoln, Soscol/Imola) and downtown. The plan adds new residential designations and proposes changes to key properties (Timber Hill, Napa Oaks, Gisletta, Big Ranch Road). Commissioners expressed:
  • Strong concerns that the draft plan contradicts the community’s stated values of preserving open space and small-town character.
  • Need for more data on infill potential, infrastructure capacity, housing targets, and environmental impacts before making decisions.
  • Support for greenbelt designations for Timber Hill and Napa Oaks, as recommended by GPAC.
  • Interest in a specific plan or master plan for the Gisletta property, considering seismic issues, viewsheds, and equestrian uses.
• Commissioner Painter noted a conflict of interest regarding 237 2nd Street (property in draft plan) and recused from that portion; Commissioner Murray recused from 592–598 Lincoln Avenue. Those properties were deferred to a future meeting.

Key Outcomes

• Lavender Hill Remodel (Item 7A): The commission voted 4-0 (Commissioner Painter recused) to approve the design review permit, finding it exempt from CEQA under Section 15301. Approval was conditioned on staff working with the applicant to refine the design based on commissioner comments (less stone, more wood, removable tiki elements, mural not used as signage).
• General Plan Update (Item 7B): The commission voted unanimously to continue this item to its November 5, 2020 regular meeting. Staff will prepare a framework for future discussions, addressing commissioner questions and incorporating public input. The commission will not take final action on the preferred land use plan until further study and public input are completed.