Napa Planning Commission Regular Meeting - March 18, 2021
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Napa Planning Commission Regular Meeting - March 18, 2021
On March 18, 2021, at 5:30 PM, the Napa Planning Commission met via teleconference due to the COVID-19 pandemic. The meeting covered consent items, two public hearings (Embassy Suites Parcel Map and Modrall Subdivision), and an administrative report on the Housing Element Annual Progress Report. All votes were unanimous where taken, with Vice Chair Reed Oñate absent and Commissioner Gordon Huether recused on the first hearing.
Consent Calendar
- Minutes: Approved the Planning Commission Regular Meeting minutes for March 4, 2021, and Special Meeting minutes for March 8, 2021, unanimously.
- Consent Hearings: Approved use permits for liquor service at Taqueria Maria (640 Third Street) and Dragon Valley (1675 Trancas Street), both exempt from CEQA, with no public comment or commissioner discussion.
Public Comments & Testimony
- No members of the public spoke on any agenda item. No written comments were submitted.
Discussion Items
- Embassy Suites Parcel Map (File No. PL20-0056): The applicant requested splitting an 8.55-acre property at 1075 California Boulevard into two commercial parcels (1.23 and 7.32 acres) to achieve a Floor Area Ratio (FAR) of 1.0 on Parcel One and authorize shared parking. Staff (Bon Mendez) and applicant Scott Lingman presented. Commissioner Huether recused himself because his partner was contacted regarding the project's public art component. Commissioner Massaro asked whether conditions from the original hotel expansion still applied (yes) and if the new parcel could be sold separately (it would still be bound by the shared parking agreement). Chair Kelly confirmed staff and amenities sharing would continue. The commission approved the project on a 3–0 vote (Huether abstaining, Oñate absent).
- Modrall Subdivision (File No. PL18-0079): A re-approval of a previously approved but expired tentative map to divide 5.53 acres at 45 Los Robles Drive into six single-family residential lots. Staff explained the expiration was due to an administrative error and recommended full re-approval. Applicant Thomas Hodge stated the intent is to eventually build custom homes. Commissioners expressed concerns about the dated house plans (submitted as part of the original 2008 approval). Commissioner Huether and Massaro criticized the architecture and the municipal code that does not require house plans for hillside subdivisions. Commissioner Massaro moved to approve only the subdivision map, design review permit, and use permit, but to withhold approval of the home plans (since they are not required by code). The applicant did not object. The motion passed unanimously (4–0, Oñate absent). The commission also directed staff to consider updating the hillside design review code.
- Housing Element Annual Progress Report (Agenda Item 8A): Staff presented the 2020 report covering January 1 to December 31, 2020. The city issued 139 housing permits, including 45 ADUs, and added 68 low-income units (including River Park Manor rehabilitation with 104 affordable units, of which 11 very low and 93 low income). The report must be submitted to HCD and OPR by April 1, 2021. Commissioners praised the report, with Commissioner Huether highlighting the River Park Manor project. The commission voted unanimously (4–0) to forward a recommendation to the City Council to accept the report and direct staff to file it.
Key Outcomes
- Embassy Suites Parcel Map: Approved (3-0-1, Huether abstained, Oñate absent). Determined project exempt from CEQA; approved tentative parcel map, design review permit, and two use permits.
- Modrall Subdivision: Approved subdivision map, design review permit, and use permit (4-0). Home plans were not approved; future homes will require separate design review. Staff to explore code update for hillside design review.
- Housing Element Annual Progress Report: Recommended to City Council for acceptance and filing with HCD/OPR (4-0).
- Other: Staff announced upcoming council direction on priorities, parklet extension, and Brown Ranch Phase II (218 rental units). Commissioner Huether previewed a design review field trip for April 1, 2021.
Meeting Transcript
We're recognized your board. That sounds like Rick. So Aaron, Aaron, are you happy? No, Patty's here. She's in the chamber and I'm here. And I believe we might be live. I'm trying to get my teams up to confirm that just a second. Yes, we're live. Yeah, live. Well, no time to wait us then. Um, okay. Well, let's see. We have seen everybody's here except both will find out who's here. Um, good evening, everyone, and welcome to the March 18th, 2021 City of Napa regular meeting for the Planning Commission. Our first item is roll call. Um, Chair Kelly. Present. Vice Chair Onyate. Commissioner Hewther. I am still present. Commissioner Masaro. Commissioner uh Hertado. Present. So all commissioners are present with uh Vice Chair O'Neate noted absent. Very good. And I guess I should have said it would like to call the meeting to order, so we are we're thus they call. Um item number two, summary of meeting procedures. Staff, can you please explain to our viewers how the public will participate in the meeting this evening? Thank you, Chair Kelly. For each section of the agenda, when public comment is asked for, members of the public who wish to speak on the item should use them to raise your hand button to indicate that they would like to speak. And this appears in the on-screen button for those who have joined us uh via the teleconference online. For those members of the public who have joined the meeting by calling into the teleconference from their phone, they should push star nine to indicate that they wish to speak when the item of interest comes up. And if there are members of the public who submit email comments with 500 words or less to planning staff before the start of the meeting and requested that the comments be read at the meeting, we'll read those into the record when the item is called. Thank you, Erin. Um, our next item is agenda review. The planning commission conducts all meetings in accordance with the Ralph and Brown Act and pursuant to city rules of order for planning commission meetings. And due to the COVID-19 pandemic, the commission will conduct this meeting as a teleconference in accordance with the governor's executive orders. Staff on any changes to this evening's agenda. No, they're not very well. Moving on. Um, our next item is public comment. And public comment provides an opportunity for members of the public to directly address the planning commission on any items of interest that are not otherwise on this evening's agenda. And there will be a time later for the public to speak. Um, do we have any members of the public who wish to provide public comment on non-agenda items? And you can indicate by raising your hand if you still wish to comment this evening. I don't see any raised hands at this time. Okay, good. All right, our next item is our consent calendar. Um these are routine items that 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.
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