Napa Planning Commission Regular Meeting - February 4, 2021

The Napa Planning Commission met on February 4, 2021, at 5:30 PM in City Hall Council Chambers. The meeting included a public hearing on the Westin Verasa Condo Hotel amendment to increase allowable owner stays, a public hearing on proposed sign ordinance amendments, an administrative report on quarterly development activity, and commissioner discussions on future agenda priorities. All votes were unanimous.

Consent Calendar

• No discussion was recorded for the Consent Calendar (Item 5, Planning Commission Minutes of January 21, 2021) or Consent Hearings (Item 6A, Wampler Carter Parcel Map Extension at 1031 Laurel Street; Item 6B, Sunshine Café Liquor Service at 1540 Trancas Street). These items were presumably approved as recommended, as the meeting moved directly to Public Hearings.

Public Comments & Testimony

• For the Westin Condo Hotel Amendment, two written comments were read into the record: a letter from Peter and Gwen Jacobson expressed support for increasing allowable owner stays to 56 days, noting the owners' pride in the hotel and their contributions to the community. A letter from Peter P. Lee also supported the increase, stating that 28 days per year is insufficient for owners who feel like part of the Napa community.
• Charles Stewart, a member of the Westin Verasa homeowners association board, spoke in support of the amendment, stating that it aligns with current city regulations (56 days) and that owners want consistency.
• No public comments were received on the Sign Ordinance Amendment.

Discussion Items

Westin Condo Hotel Amendment (PL20-0165) – 1314 McKinstry Street

• Staff presented the request to amend the existing use permit to allow condominium hotel unit owners to stay up to 56 days per year (with a 14-day per quarter limit), matching the city's current ordinance. The previous limit was 29 days per year. No changes to the hotel's exterior or interior are proposed. The project is exempt from CEQA under Section 15301.
• Applicant Sarah South, property manager and secretary of the homeowners association board, stated that owners are long-term investors in Napa, contribute to Transient Occupancy Tax (TOT) and property taxes, support local businesses, and the change would help maintain property values and marketability.
• Commissioners asked about parking and traffic studies (staff confirmed studies assumed full occupancy; change in owner days does not affect assumptions), the number of condo units (45 units, which are whole-ownership, not fractional), and whether the amendment could conditionally align with any future ordinance changes (staff clarified a new use permit would be required if the city ordinance is amended in the future).
• Commissioners uniformly characterized the item as straightforward and a "no-brainer" since it aligns with the existing city code.

Sign Ordinance Amendment – Amendment to Napa Municipal Code Chapter 17.55 "Signs"

• Staff presented proposed amendments to correct unintended consequences of the 2019 sign ordinance. Key changes include: restoring the allowable number of signs per building from one to up to three per street frontage (with a maximum of three), reducing monument signs from one per street frontage to one per site by right, and allowing the Uniform Sign Program and Creative Sign Program to grant up to 100% more signs (e.g., up to six signs for a multi-tenant development) instead of only minor deviations in area and height.
• Staff showed examples (car dealerships, hotels, pharmacies, Stone Brewery) that would not have been allowed under the current code but would be permissible under the amendments, though still subject to planning commission discretion for larger requests.
• Commissioners discussed the importance of retaining discretion over sign size, proportion, and creativity. Staff confirmed that the amendments do not relax letter height or area limits beyond the new parameters and that the commission retains authority to approve or deny requests exceeding by-right limits.
• The commission expressed strong support for the amendments, noting they restore flexibility while maintaining control. No opposition was voiced.

Quarterly Development Report (Q4 2020)

• Staff presented a summary of building and planning permit activity for the fourth quarter of 2020, with a year-end table showing: 70 single-family/townhouse permits, 51 multi-family permits (Manzanita affordable housing project), 36 ADU permits, totaling 157 residential units. Staff noted that despite the pandemic, the building division was busy with large commercial projects like Stanley Ranch.
• Commissioner Huether requested more contextual data, such as year-over-year comparisons, and expressed appreciation for the year-end summary table.

Key Outcomes

• Westin Condo Hotel Amendment: Approved unanimously (5-0). The commission adopted a resolution finding the project exempt from CEQA (Section 15301) and approving the Use Permit to allow owner stays of up to 56 days per year (14 days per quarter).
• Sign Ordinance Amendment: The commission voted unanimously (5-0) to forward a recommendation to the City Council to adopt the proposed amendments to Napa Municipal Code Chapter 17.55 (Signs), based on the staff analysis and findings.
• Future Agenda Items: Staff announced that the February 18, 2021 meeting will focus on the General Plan update (continued to March 4) and the annual Housing Element report. Staff committed to developing a schedule with a break for the lengthy General Plan discussions. Commissioner Massaro requested a future discussion on standardizing application materials (e.g., photorealistic renderings for larger projects) and improving the quality of meeting minutes. Staff agreed to work on scheduling and noted an upcoming review of application completeness requirements.