Napa Planning Commission Meeting – October 21, 2021

The Napa Planning Commission met on October 21, 2021 at 5:30 PM in City Hall Council Chambers. The meeting covered consent items, a revised solid waste enclosure standards update, and a contested hotel project at 1330 Clay Street. The Commission approved consent hearings for a variance and a project extension, forwarded a recommendation to the City Council on the solid waste standards, and voted to deny a use permit and design review permit for the Clay Street Hotel due to parking deficiencies.

Consent Calendar

• Planning Commission Minutes (September 16, 2021): Approved 4-0 (Chair Kelly abstained due to absence from that meeting).

Consent Hearings

• Brumm Variance (1500 Seminary Street): Approved on consent hearing. Chair Kelly recused himself (applicants are his clients, monetary interest). The variance allows a 167-square-foot addition encroaching up to 7 feet into the required 20-foot rear yard setback. Staff had originally recommended denial, but the Commission directed staff to prepare a resolution of approval, which was adopted. Vote: 3-0-1 (Commissioner Hurtado present? Actually transcript shows Commissioner Ortello absent, Chair Kelly abstained, others voted aye).
• Trinitas Mixed-Use Extension II (2650 Napa Valley Corporate Drive): Approved. A second two-year extension of the Use Permit and Design Review Permit for a 253-room dual-branded hotel, winery, and office project. Vote: 4-0 (Commissioner Ortello absent).

Public Hearings / Appeals

7A. Revised Solid Waste Enclosure Standards (Citywide)

• Staff Presentation: Kevin Miller, Materials Diversion Administrator, presented updated standards to accommodate compostables, recyclables, and wheeled carts, driven by state law SB 1383 (75% reduction in organic waste by 2025). Key changes include new definitions ("Compostables", "Significant Addition", "Significant Remodel"), explicit allowance for cart-only enclosures, and enhanced requirements for food facilities (roof, sewer connection).
• Commission Discussion: Commissioner Massaro questioned the sewer connection and potential sewer gas issues; staff clarified it is a Napa Sanitation District requirement. Vice Chair Oñate raised flexibility for infill projects regarding truck clearance (32 feet) and backup distances, noting that standards are guidelines and case-by-case flexibility exists. Commissioner Huether expressed overall support for the updated standards.
• Public Comments: None.
• Action: Motion to forward a recommendation to the City Council to adopt the ordinance amending Sections 5.60.060 and 17.52.390 of the Napa Municipal Code and approve the updated Enclosure Standards, with a CEQA exemption determination. Passed unanimously (4-0).

7B. Clay Street Hotel (1330 Clay Street) – Denied

• Project Description: Applicant (Hodge family) sought a Use Permit and Design Review Permit for a 4,970-square-foot, five-room hotel (six room keys including a two-bedroom suite) with off-site/shared parking. The site is 40 ft by 120 ft, within the Downtown Mixed Use Parking Exempt Overlay.
• Staff Recommendation: Denial (staff report by Michael Allen). Issues: (1) Off-site parking proposed at Robert Louis Stevenson Plaza (1,600 ft away) – not convenient, lease had five-year increments not long-term (staff requires 20-year term); (2) Secondary off-site site on Yahomie Street (2,000+ ft away) – would require converting residential parcels to commercial parking, not appropriate; (3) Valet service proposal deemed impractical for a small hotel with one staff member; (4) Parking garage lease (Clay Street or Pearl Street garages) not supported by staff because city policy reserves garage capacity for large catalyst projects (Archer, Andaz), overnight parking is not permitted, and there is no significant public benefit.
• Applicant Testimony: Thomas Hodge and Alex Myers (attorney) argued that the Commission has discretion under Municipal Code Section 17.44.030 to allow use of public parking garages via a development agreement or to accept valet parking at off-site lots. They noted they could provide a 20-year lease for the off-site lot and own the Yahomie site which would provide 13 parking spaces (7 for hotel, 6 for replacement residential units). They emphasized the hotel would generate significant Transient Occupancy Tax (approximately $75,000–$80,000/year) and improve a blighted property.
• Public Comments:
  • Beverly Shotwell (1441 Center Street): Expressed concern that parking needs would include hotel staff, housekeeping, and spa services, not just guests.
  • Patrick Hodge (appellant’s family): Supported the project, noted family's long investment in downtown Napa, and stressed the Yahomie site would provide permanent parking.
• Commission Discussion:
  • All commissioners praised the architectural design (attractive, boutique quality).
  • Parking was the central issue. Commissioners debated the feasibility of valet over 1,600 ft, the lack of a clear policy for private use of public garages, and the precedent set by Archer/Andaz (which involved development agreements with significant public benefit).
  • Commissioner Massaro suggested the Commission could continue the item to allow the applicant to negotiate a development agreement for leasing seven spaces in a city parking garage, noting that the garages likely have vacancy. Vice Chair Oñate and Commissioner Hurtado expressed openness to this idea but noted staff opposition.
  • Commissioner Huether and others felt staff's 150+ years of combined experience should be respected and that the parking proposals were not credible. They also cited concerns about setting a precedent and the lack of a complete application review beyond parking.
  • The applicant stated they wanted a final decision (denial) to appeal to the City Council, not a continuance.
• Vote: Motion to deny the Use Permit and Design Review Permit. Passed 4-0 (Commissioner Ortello absent).
  • Commissioner Huether requested that Napa Police presence be requested for future hearings involving this applicant due to uncivil behavior.

Administrative Reports

• Quarterly Development Report (Q3 2021): Presented by staff (Walker). Year-to-date: 212 development applications; residential building permits remain robust. Discussion of upcoming Senate Bill 9 (effective January 2022), which allows ministerial lot splits and duplexes on single-family zoned parcels. Staff will provide a briefing to the Planning Commission and City Council before year-end.

Key Outcomes

• Consent Calendar & Consent Hearings: Approved as noted.
• Revised Solid Waste Enclosure Standards: Forwarded to City Council with recommendation for approval.
• Clay Street Hotel (PL19-0001): Denied (4-0). Applicant intends to appeal to City Council.
• SB 9 Briefing: Scheduled before end of 2021 for both Planning Commission and City Council.
• Security: Commissioner Huether requested Napa Police presence at future meetings involving the Hodge family due to disruptive behavior.