Napa Planning Commission Regular Meeting - April 1, 2021
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Napa Planning Commission Regular Meeting - April 1, 2021
The Napa Planning Commission met on April 1, 2021 at 5:30 PM via teleconference to consider several items including a design review for a 23-unit apartment project, amendments to the General Plan for a bicycle plan and vehicle miles traveled (VMT) policy, a preliminary review of the Soscol Square shopping center, and a review of constructed projects. The meeting was held under COVID-19 teleconference rules.
Consent Calendar
- The Planning Commission unanimously approved the minutes from the March 18, 2021 regular meeting, with Vice Chair Oñate abstaining.
Public Comments & Testimony
- St. James Place Apartments: Roger Collinson, a neighboring property owner, expressed overall support for the project but raised concerns about a 10-foot easement, an oak tree, and requested a solid fence on the west side. Ginger Gregory asked how many units would be affordable; staff responded that no affordable units are proposed but the project will pay affordable housing impact fees.
- Bicycle Plan & VMT Policy: Patrick Van (Napa County Bicycle Coalition) supported the plan but urged a stronger VMT threshold (16.8% instead of 15%) and clearer language on exemptions. A written comment from Chris Benz (Napa Climate Now) also advocated for the higher threshold and more specific policies.
- Soscol Square Preliminary Review: Kara (Napa County Landmarks) objected to the demolition of a potentially historic auto dealership without proper historic review, stating it violated city procedures. Patrick Van commented on the bike trail design and public art placement.
Discussion Items
- St. James Place Apartments (File No. PL20-0133): Staff presented a Design Review Permit for two three-story buildings with 23 apartments (11 one-bedroom, 12 two-bedroom), 41 parking spaces, and 2,900 sq ft of common area on a 1.06-acre site. The project is exempt from CEQA as infill (Section 15332). The commission discussed parking coverage (needs 23 covered spaces, currently 21), fencing, stormwater retention, and affordable housing. Commissioner Hewther suggested adding awnings on rear elevations and adjusting color palette. The commission voted unanimously to approve with conditions, including a solid fence on the south and west sides, two additional covered parking spaces, and awnings to be coordinated with staff.
- City of Napa Bicycle Plan & Vehicle Miles Traveled (VMT) Policy: Staff presented the updated bicycle plan adding 59.2 miles of proposed facilities (including 13.2 miles of study corridors) to the existing 49 miles, and adoption of VMT significance thresholds (15% below regional average for residential/office, net increase for retail). The commission discussed the relationship between VMT analysis and level of service (LOS), mitigation measures, and implementation. The commission recommended approval to the City Council with a unanimous vote, keeping the 15% threshold and noting that VMT analysis will be used for CEQA while LOS may be retained for local analysis.
- Soscol Square Preliminary Review (File No. PL20-0162): Staff presented preliminary design for a 69,770-square-foot regional shopping center on 7.02 acres, including a Kohl's department store, retail building, and Chick-fil-A with a drive-through. Key issues included the Chick-fil-A canopy, 24-foot light poles (vs. 14-foot guideline), and public art placement. Commissioners expressed strong criticism of the architecture as generic and lacking Napa character, and urged improvements in energy performance, orientation to the creek, and pedestrian/bicycle connectivity. No action was taken; staff will incorporate feedback for future design.
- Virtual Tour of Constructed Projects: Staff presented a comparison of approved design plans versus actual construction for 10 projects (Cambria Hotel, Hampton Inn, In-Shape Fitness, Napa Crossing South, Shops at Maya Comas, Watermark Senior Care, Napa Creek Village, Byway East, Napa Villas). Commissioners noted discrepancies between renderings and built outcomes, emphasizing the need for detailed renderings in context and better enforcement of approved designs. No formal action was taken.
Key Outcomes
- St. James Place Apartments: The Commission approved the Design Review Permit (Resolution) unanimously, with conditions requiring a solid fence on the south and west property lines, two additional covered parking spaces, and awnings on the rear elevations.
- Bicycle Plan & VMT Policy: The Commission voted unanimously to recommend adoption to the City Council of the City of Napa Bicycle Plan, VMT significance thresholds, and the associated General Plan amendment, as presented.
- Soscol Square: The Commission provided extensive design feedback but took no formal action; the preliminary review serves as guidance for the applicant.
- Commissioner Comments: Staff provided updates on upcoming projects: Grey Haven (community meeting in April), Saratoga Vineyards under construction, Braden 2 filing building permits, and Napa Pipe progress.
Meeting Transcript
Okay, Paul, we are live. All right, very good. And good evening. Welcome to April 1st, 2021, City of Napa regular meeting for the Planning Commission. First item is roll call. I would like to call this meeting to order and ask staff to conduct the roll call, please. Commissioner Hurtado. Questions. Commissioner Masaro. Present. Commissioner Hewther. I'm here. Vice Chair O'Neante. Here. Chair Kelly. I am present. All commissioners present. Thank you. 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 Zoom's raise your hand button to indicate that they would like to speak. And this appears as an on-screen button for those who have joined 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 would like to speak when the item of interest comes up. And if members of the public submit email comments with 500 words or less to planning staff before the start of the meeting and request that the comments be read at the meeting, we will read those into the record when the item is called. Thank you. Thank you, Aaron. Um item three agenda review. The planning commission conducts all meetings in accordance with the Ralph M. Brown Act and pursuant to the city's rules of order for planning commission meetings. Due to the COVID 19 pandemic, the commission will conduct this meeting as a teleconference in accordance with the governor's executive orders. Staff, are there any changes to this evening's agenda? No, there are not. Commissioners, do you have any changes to the agenda? None. Our item number four is public comment. Public comment provides an opportunity for members of the public to directly address the planning commission on items of the interest not otherwise on the agenda for this evening. Aaron, do we have any members of the public who wish to provide uh comment on non-agenda items? And if you are in the public and want to speak uh on anything not on the agenda tonight, please indicate uh by a raise of hand. Uh chair, I do not see any raised hands at this time. Okay. So moving on, item number five is our consent calendar. These routine items may be approved by a single vote. However, any member of the public or commissioner may remove an item from consideration during the public hearing portion of the agenda. If a member of the public wishes to pull an item from the consent calendar, they should use the raise hand feature in Zoom or press star nine on their phone. Um, our consent calendar item tonight are the planning commission minutes for the regular meeting for March 18th. Um, do we Aaron? Do we have any requests to speak on the consent calendar? Or anyone uh I do not see any raised hands. Commission.
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