City of Napa Planning Commission Regular Meeting Summary – August 5, 2021

The City of Napa Planning Commission held a regular meeting on Thursday, August 5, 2021, beginning at 5:30 PM via teleconference due to the COVID-19 pandemic, in accordance with the Governor's executive orders. All five commissioners were present: Chair Paul Kelley, Vice Chair Reed Oñate, Commissioner Gordon Huether, Commissioner Ricky Hurtado (who joined later), and Commissioner Bob Massaro. The commission took action on two public hearing items: a use permit allowing on-street parking for residential conversions in the Young Building, and a recommendation to the City Council for the Western Meadows subdivision. Both items were approved unanimously (5-0). The meeting was adjourned after staff and commissioner comments.

Consent Calendar

• Approved the Planning Commission Regular Meeting Minutes for July 15, 2021, by a 4-0 roll call vote. Commissioner Hurtado was not present for the vote due to technical difficulties; the vote stood as recorded.

Young Building Residential Condominiums On-Street Parking Use Permit (PL21-0039)

Staff presented a request to authorize the use of on-street parking in the Downtown to satisfy parking requirements for converting three existing commercial condominium units on the second floor of the Young Building (801 & 809 Coombs Street and 1220 Third Street) into three residential condominiums. The condo conversion is permitted by right, but residential uses trigger parking requirements under the Downtown Specific Plan. The applicant requested a Use Permit (allowed for developments of three or fewer units) to use on-street parking. Staff noted that the project would need approximately five parking spaces (based on 1.3 spaces per three-bedroom unit) and that 21 on-street spaces are adjacent to or across from the building. These spaces are limited to two-hour parking on weekdays from 8 AM to 6 PM; residents would use nearby parking facilities during the day. Staff also noted that guest parking is not required because the building is not within 200 feet of a residential neighborhood, and that if the space remained commercial, approximately 20 spaces would be required, so the conversion reduces parking demand.

Public comment: None were offered.

Commission questions and comments included inquiries about parking permit programs, future parking management, and the precedent for downtown housing. All commissioners expressed support, noting the project aligns with the goal of encouraging housing downtown. The commission voted 5-0 to adopt the resolution determining the project is exempt from CEQA and approving the Use Permit, with a condition that CC&Rs notify future owners of parking limitations and the non-exclusive nature of the on-street spaces.

Western Meadows Subdivision (PL19-0048)

The commission considered a request to subdivide a 7.56-acre parcel at 1044 Borrette Lane into 12 single-family residential lots (with a private street and five flag lots) at the north end of Borrette Lane. The project also includes the creation of a mitigated negative declaration (MND). The hearing had been continued from a prior meeting (note: the agenda states the item was continued from June 17, 2021, while staff referred to the Planning Commission's July 1, 2021 hearing) to allow the applicant to provide exterior elevations matching the renderings. The applicant returned with new drawings and voluntarily agreed to apply wildland-urban interface (WUI) building standards (California Building Code Chapter 7A) even though the site is not in a WUI area.

Public comments and testimony:

• Mary Bryden (Broadmoor Drive) opposed the project, citing concerns about house height (25–27 feet), size (approximately 5,500 square feet), loss of property values, lack of affordable housing, potential timeshare use, impact on wetlands and wildlife corridors, and the absence of a buffer from her property.
• Xavier (spouse of Annette) spoke in opposition, reiterating concerns about traffic, noise, pollution, utility load, water supply, potential for short-term rentals, fire egress, environmental impacts, and the use of eminent domain against the Reeds. He questioned the community benefit and price point.
• Kirk Reed (property owner whose land provides access) requested postponement until the access issue is resolved through negotiation or litigation, objected to eminent domain, proposed a stop sign at the new street's intersection with Borrette Lane, and raised concern about a 32-year-old redwood tree near the proposed roadway.
• Catherine Burke (1127 Broadmoor Drive) asked the commission to negotiate with the Reeds and not "rubber stamp" the project. She noted that developer Randy Gillardi had promised landscaping screening to her family in 2017, and suggested reducing the number of units to eight or nine.
• John Bryden (former Cal Fire captain) raised concerns about ongoing drought and water supply, arguing that no new water connections should be approved, and about the lack of a substantial fuel break, citing recent wildfires.

Applicant response: Randy Gillardi, the applicant, stated the project follows the General Plan and zoning, with no variances, and includes fire-hardened construction and four accessory dwelling units (ADUs), though not subsidized affordable units. He disputed the redwood tree distance (engineering says 6–7 feet, not 2 feet), expressed willingness to add a stop sign and provide screening trees for the Burkes, said that pricing is unknown, and noted fire-hardening measures and water conservation.

Commission discussion: Commissioner Massaro requested conditions including WUI compliance (already in Condition 14), an arborist report for the redwood tree, and screening trees for the Burkes. Commissioner Hurtado asked about the legal status of the access lawsuit, traffic impacts, and the potential for fewer units. Staff responded that there is no legal barrier to proceeding; the access issue will need resolution before the final map, and the city could seek eminent domain, which would only acquire a public right-of-way over the Reeds' property within the existing easement. Engineering staff estimated 120 vehicle trips per day (12 in peak hours), below the threshold for a traffic impact report. The initial study found no significant environmental impacts. Commissioner Oñate noted the property is zoned for up to 15 lots and supported the project with additional conditions. Commissioner Huether said the commission follows the General Plan and zoning, and that the houses represent high-quality design. The commission voted 5-0 to forward a recommendation to the City Council to adopt the Mitigated Negative Declaration and approve the Design Review Permit, Use Permit, and Tentative Subdivision Map, with conditions: (1) submission of an arborist report at construction drawing submittal; (2) planting of screening trees to address the Burkes' view; and (3) staff review of a stop sign and downlighting.

Key Outcomes

• Young Building Use Permit: Approved 5-0 (CEQA exemption and Use Permit).
• Western Meadows Subdivision: Recommended for approval 5-0 to the City Council, including the Mitigated Negative Declaration and permits, with additional conditions as noted.
• Consent calendar approved 4-0.
• The next regular Planning Commission meeting is scheduled for August 19, 2021.