Napa Planning Commission Meeting: Soscol Square Shopping Center and Vacancy Rate

2021-08-19 13:30:00

The Napa Planning Commission held a regular meeting on August 19, 2021, at 5:30 PM in City Hall Council Chambers. The main items were a public hearing on the Soscol Square Shopping Center project and an administrative report on the annual multi-family vacancy rate determination. The commission approved the shopping center with numerous conditions after extensive discussion, and unanimously accepted the 1.7% vacancy rate, which prohibits condominium conversions.

Consent Calendar

• Approved unanimously: The Planning Commission meeting minutes from August 5, 2021, were approved by a voice vote.

Public Comments & Testimony

• Carlota Sainado (Program Manager, Napa County Bicycle Coalition): Expressed concerns about the drive-through restaurant's impact on air quality, safety, and vehicle miles traveled (VMT). Noted that transportation is the largest source of GHG emissions in the Bay Area and that over 60% of vehicle trips in Napa County are less than five miles. Requested confirmation that the class I bike trail would connect to Gasser Drive and encouraged connection to the Vine Trail. Also urged improved bike parking standards.
• No other public speakers on the hearing item.

Discussion Items

Soscol Square Shopping Center (PL20-0162)

The project proposed a 69,000 sq ft regional shopping center on a 7.02-acre site at 333 & 407 Soscol Avenue. Entitlements requested: Design Review Permit, Use Permit for a drive-through facility, Tentative Parcel Map, and Sign Program. The plan included a 55,000 sq ft Kohl's department store (single-tenant building), a 9,800 sq ft retail building (up to 7 tenants), and a 4,970 sq ft fast-food restaurant with a double-lane drive-through (originally Chick-fil-A, removed as tenant). The site would be subdivided into three parcels with 306 auto and 32 bicycle parking spaces. A class I bike path along Tulocay Creek and public art were proposed. The initial study supported a Mitigated Negative Declaration (comment period ended August 16, 2021).

Key staff presentation (Laurie McNabb, planning consultant):

• Architecture was revised after the April 1, 2021 preliminary review (commission deemed it too generic). The new design uses brick veneer, aluminum composite panels, and Coronado stone, aiming for a mid-century modern style.
• The drive-through has a double lane with capacity for 26 queued cars; the queue length from Gasser entry is 100 ft, from Soscol entry 260 ft.
• Public art: an interactive piece with panels celebrating Napa County landscapes.
• Landscape includes low-water-use plants, bioretention facilities, and shade trees.

Applicant team presentation (Kerrick Beauchart, Malcolm Architects; Eric Warkenhagen, Kohl's; Jerry Parko, civil engineer; Doug Frosney, developer representative):

• Emphasized collaboration with staff and responsiveness to commission feedback.
• Noted that Kohl's building is a custom design not built elsewhere; energy star and Title 24 compliance; solar panels are under study with a "better than 75% chance" of installation within a few years.
• Confirmed bike path connection to Gasser Drive (city has easement) but not directly to the Vine Trail; the city is working to bridge the gap across railroad tracks.
• The three-parcel subdivision is for financing; developer intends to hold long-term but will include CC&Rs for common maintenance.

Commission disclosures:

• Commissioners Massaro, Huether, Kelley, and Vice Chair Oñate disclosed prior meetings with the applicant and/or review of updated plans. Commissioner Hurtado had none.

Public hearing closed after no other speakers. Applicant was given 5 minutes for rebuttal (no testimony offered).

Commission Deliberation and Conditions: Key issues raised by commissioners:

1. Drive-through use permit: Commissioners Massaro, Hurtado expressed opposition based on GHG emissions, climate change, and inconsistency with general plan goals. Massaro said he could not support the project with the drive-through. Chair Kelley and Vice Chair Oñate were open to the drive-through with conditions (EV charging, potential alternatives). Huether noted the difficulty of opposing a use that meets code requirements. Commissioner Massaro later indicated he might support a single-lane bypass but still opposed the drive-through.
2. Architecture and blank walls: Concerns about the large blank wall on the south side of Kohl's building (visible from northbound Soscol) and the west wall of the restaurant. Applicant agreed to a mural on the Kohl's wall and additional treatment (landscape/architectural) on the restaurant wall.
3. Landscape and trees: Need for year-round attractive planting; enhanced landscape plan with evergreen trees preferred. Applicant offered three-year maintenance and annual review.
4. Sustainability and energy: Commissioner Massaro pushed for LEED Silver equivalent on all three core shells. Applicant initially offered LEED Silver on shell buildings (Kohl's, retail, restaurant) but later clarified through representative Scott Klingville that they would build to LEED Silver equivalent (verified by third party). The city attorney noted such a condition may not be legally enforceable but staff indicated they would hold the applicant to it.
5. Water use: Concern about irrigation with city water during drought. Applicant offered to install purple pipe for future recycled water connection but could not commit to graywater system at this time.
6. EV charging: Five additional EV charging stations (on top of the 19 already required) to offset drive-through emissions.
7. Enhanced paving: Stamped/colored concrete at all pedestrian pathways and driveway entries.
8. Public art safety: Commissioner Hurtado raised concerns about sharp edges; artist confirmed ADA-compliant path and rounded edges.
9. Trash enclosures: Commissioner Huether requested stone veneer on all trash enclosures; applicant agreed.
10. Bike path connection: Confirmed connection to Gasser Drive; city continues to work on crossing railroad tracks to reach the Vine Trail.
11. Traffic and queuing: Chair Kelley questioned whether a single-lane drive-through reduced idling; it was noted the queue would simply lengthen. The applicant offered to design as a single lane with bypass, and if future operations required dual lane, they would return to the commission for approval.

Motion and Vote: Vice Chair Oñate made a motion to approve the Mitigated Negative Declaration, Design Review Permit, Use Permit for the drive-through, Tentative Parcel Map, and Sign Program with the following conditions adopted:

• Mural on the southeast corner of Kohl's building.
• Additional architectural/landscaping treatment on the west wall of the restaurant building.
• Enhanced landscaping with three-year maintenance review, preference for evergreens.
• Five additional EV charging stations.
• Enhanced paving throughout the site, including at front doors.
• All core shells built to LEED Silver equivalent (verified by third-party consultant).
• Install purple pipe for future recycled water connection for landscape irrigation.
• Stone veneer on trash enclosures.
• The public art piece to be ADA compliant with rounded edges.

The motion was seconded by Commissioner Hurtado.

Roll Call Vote:

• Commissioner Hurtado: Yes
• Commissioner Massaro: No (due to drive-through)
• Commissioner Huether: Yes
• Vice Chair Oñate: Yes
• Chair Kelley: Yes Motion passes 4-1.

Vacancy Rate Determination (Annual Administrative Report)

Staff (Mike Walker) presented the annual survey of multifamily rental vacancy rate (units over 20). The survey conducted July 19-23, 2021, achieved nearly 90% response. The vacancy rate was determined to be 1.7%, qualifying as a severe rental housing shortage (under 5% threshold), thus no condominium conversion use permits may be processed for the period September 1, 2021 through August 31, 2022. Commissioner Huether noted that despite adding the Braden project (large new complex), vacancy remains extremely low, indicating strong demand. Discussion touched on housing element update (expected in 1-1.5 years) and ongoing efforts to streamline housing production.

Motion to accept the 1.7% vacancy rate was made and seconded, passed 5-0.

Key Outcomes

• Soscol Square Shopping Center approved with 14 specific conditions (see motion). The drive-through use permit was included over one commissioner's objection. The Mitigated Negative Declaration was adopted.
• Vacancy rate set at 1.7%, prohibiting condominium conversions until at least September 1, 2022.
• Next regular Planning Commission meeting scheduled for September 2, 2021, but was later canceled due to BottleRock festival.