Napa Planning Commission Special Meeting on General Plan Update - March 8, 2021

The Napa Planning Commission held a special meeting on March 8, 2021, via Zoom to continue its review of the draft Land Use Plan for the Napa 2040 General Plan update. The meeting focused on the Big Ranch Road area, key corridors (Trancas, Jefferson, Soscol-Lincoln, Soscol-Imola), downtown Napa and the Oxbow district, build-out projections, and several individual property requests. No formal actions were taken; the commission provided considerations to be forwarded to the City Council for further policy direction.

Public Comments & Testimony

• Jay Jacobson (Napa County Landmarks): Supported historic preservation, citing economic benefits and the green component of embedded energy. Requested a public education commitment regarding preservation and maintained that a communication matrix for public input should be kept.
• Marie Reese (via email): Opposed medium density (8-18 du/ac) on Big Ranch Road, stating it is incompatible with surrounding low-density neighborhoods and should remain low density residential.
• Teresa Stags and Dorothy (adjacent property owners on Big Ranch Road): Expressed family opposition to medium density, preferring single-family housing. They cited traffic concerns on Big Ranch Road.
• Eve Kahn (Trancas corridor): Asked for clarification on land use designations near the hospital and expressed concern about preserving medical offices.
• Chuck Shineman (public comment on downtown): Emphasized the need to prioritize locals before visitors in land use policies, referencing the Urban Land Institute (ULI) report on the Oxbow district.
• Vic Patel (owner of Ballet Green, 2466 Third Street): Requested that the 2466 Third Street parcel be designated hospitality commercial to allow expansion of his hotel and improve parking.
• Scott Klingel (representing Patel): Supported the request, noting the parcel is currently shown as industrial but should match the adjacent hospitality commercial designation.
• Jeremy Sill (owner of 515 Silverado Trail): Requested that his site retain a mixed-use designation to allow housing (currently commercial with residential allowed up to 40 du/ac); warned the new commercial-only designation would make his existing residential non-conforming.
• JB Lemer (515 Silverado Trail): Supported Sill's request, stating that mixed-use with residential is appropriate for the area.
• Jeff Dodd (Sawyer Tannery, 68 Coombs): Requested higher density and development flexibility for the 9-acre tannery site, citing impending flood control improvements that would spur redevelopment.
• Wayne O'Connell (1890 Pueblo): Requested an increase in floor area ratio (FAR) from 0.5 to 1.0 for light industrial uses, arguing it better utilizes urban land and aligns with general plan goals.
• Teresa (nursery owner, 1890 Pueblo area): Expressed concern that an equipment rental business in the area would cause traffic impacts on her nursery.
• Perry Murray (Milliken Creek property, Silverado Trail): Requested low density residential instead of very low density, arguing the property could accommodate more units while preserving open space; noted previous investment and constraints.
• Friends of the Napa River (via letter): Urged the commission to treat the Oxbow district as a unique area separate from downtown, recommending that ULI recommendations be incorporated into the general plan.

Discussion Items

Conflict of Interest Sites

• Lincoln Avenue Focus Area (Vice Chair Oñate recused): Commissioners discussed the existing floodway constraints, the proposed hospitality commercial along the Napa River, and the potential for mixed-use redevelopment including the city corporate yard. A public question about a river trail was noted. Commissioners supported further study of mixed-use and housing along the corridor.
• 2466 Third Street (Chair Kelly recused): The commission heard from property owners requesting hospitality commercial designation for the corner parcel to match adjacent hotel properties. Commissioners unanimously agreed to recommend making the entire block hospitality commercial ("pink").

Big Ranch Road (71 acres)

The commission considered the proposed medium density residential (8-18 du/ac). Staff noted the site is within the RUL and would require circulation improvements (e.g., Trower Avenue extension). Commissioners supported medium density with flexibility, emphasizing need for a master-planned approach, feathering density toward edges, and preserving gateway character. Several public comments opposed the density, but the majority of commissioners (Massaro, Hurtado, Heuther, Oñate, and Kelly) favored medium density to address housing needs, while acknowledging potential for future site-specific plans.

Trancas Street Corridor

Staff proposed retaining commercial clusters near the freeway, creating a medical/wellness hub around Queen of the Valley Hospital (business professional designation with 1.2 FAR), and allowing mixed-use in between. Commissioners supported the plan but emphasized safe pedestrian/bicycle connections and urged retention of existing retail tax base. Commissioner Oñate suggested considering mixed-use high density for larger parcels like the Staples site.

Jefferson Street Corridor

Envisioned as a walkable "locals main street" with focused mixed-use development, active ground floor uses, and enhanced bike/pedestrian infrastructure. Commissioners (Massaro, Heuther, Oñate, Hurtado, and Kelly) generally supported higher densities and mixed-use but recommended: (1) expanding the depth of mixed-use designations to allow larger redevelopment sites; (2) splitting the corridor into two segments (north of Lincoln and south of Lincoln) due to distinct character; (3) avoiding encroachment on historic neighborhoods west of Jefferson; (4) exploring potential housing on the Caltrans yard and DT Davis school site.

Soscol-Lincoln Focus Area

The area includes industrial uses, the city corporate yard, flood-prone areas, and existing hotels. Commissioners discussed: (1) supporting a mix of uses, including potential housing on the corporate yard site along Lincoln; (2) rejecting a continuous river trail on the east side due to private property constraints; (3) favoring hospitality commercial only where it currently exists; (4) general support for the proposed land use designations.

Soscol-Imola Corridor

Preserving auto row, redesignating South Napa Marketplace as mixed-use, and improving streetscape and river connectivity. Commissioners commended the plan, noting it enhances the southern gateway into Napa. Commissioner Hurtado queried coordination with Napa Valley College on housing opportunities. Commissioner Kelly suggested studying a potential overhead crossing to connect to the college.

Downtown Napa and Oxbow District

The commission discussed the existing Downtown Specific Plan (2012) and the ULI recommendations for the Oxbow. Staff indicated that a full Downtown Specific Plan update would follow the general plan adoption. Commissioners supported treating the Oxbow as a distinct subdistrict with its own planning criteria. Concerns were raised about parking constraints inhibiting housing development, the need for locals-first policies, and the potential for a future housing overlay. Chair Kelly emphasized the importance of revisiting the Downtown Specific Plan to encourage housing.

Build-Out Projections

Consultant Rajiv provided projections: ~4,000 new housing units (above 3,200 in pipeline), ~10,700 new jobs, and ~15,900 new residents (20% increase). Commissioners noted that projections are planning tools and actual development will depend on market forces. Commissioner Massaro clarified that the plan allows but does not compel growth. Commissioner Hurtado asked about pandemic impacts; staff noted that industrial land preservation was a key goal.

Individual Property Requests

• 500 Silverado Trail (Discovery Inn): Staff proposed medium density residential; owner requested hospitality. Commissioners split: Hurtado and Massaro favored residential; Heuther and Kelly favored hospitality. No consensus.
• 1200 Silverado Trail (former gas station): Shown as commercial on draft map (error); Commissioners unanimously supported commercial designation.
• 515 Silverado Trail (Sill property): Commissioners generally favored retaining a mixed-use or high density residential designation to allow housing, rather than the proposed general commercial (which would prohibit residential).
• 2178 Silverado Trail (Altamir property): Proposed agriculture designation; owner sought hotel/wine resort. Commissioners divided: Massaro, Hurtado, and Oñate supported agriculture; Heuther supported hospitality; Kelly expressed openness but concerned about constraints.
• 2601 Solano Avenue: Non-conforming auto use; Commissioners leaned toward commercial designation to conform, with some suggestion of mixed-use.
• 1890 Pueblo (O'Connell): Requested FAR increase to 1.0 for light industrial. Commissioners generally supported studying an increase citywide, with caution about traffic and use intensity.
• Milliken Creek property (Perry Murray): Requested low density instead of very low. After discussion of floodway and access constraints, most commissioners (Heuther, Massaro, Hurtado, Oñate) favored very low density, as proposed.

Key Outcomes

• No votes were taken; all recommendations are considerations to be forwarded to the City Council for further policy direction in April 2021.
• Staff will incorporate commissioner comments on land use designations, FAR adjustments, corridor planning, and specific sites into the draft Land Use Element.
• Commissioners emphasized the need for: (1) gross vs. net acreage clarity; (2) further study of FAR flexibilities; (3) safe multimodal transportation corridors; (4) retention of industrial/commercial lands; (5) a future comprehensive update to the Downtown Specific Plan with Oxbow as a distinct district; (6) policies to incentivize affordable and workforce housing.
• Public comments will be attached to the staff report for the City Council.