Napa Planning Commission Regular Meeting – August 4, 2022
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Napa Planning Commission Regular Meeting – August 4, 2022
The Napa Planning Commission convened on Thursday, August 4, 2022 at 5:30 PM in City Council Chambers. The meeting covered a consent calendar, consent hearings, public hearings, and administrative reports. Key items included a second extension for the Keller Apartments, a zoning interpretation request for commercial campgrounds in residential districts, a preliminary review of a major housing development on the former HHS site, and a quarterly development report. The Commission also heard one public comment at the start of the meeting.
Public Comments & Testimony
- Jim Hinton (3574 Hunter Circle, Napa): Spoke against the long tenure of Commissioner Huether, alleging conflicts of interest due to his art business benefiting from developer-funded art requirements. Called for term limits on the Planning Commission.
Consent Calendar
- Approved: Planning Commission minutes from July 7, 2022, with a motion and second; all in favor.
Consent Hearings (Pulled)
- Keller Apartments Extension II (1057 Freeway Drive, File PL22-0048): Pulled from the consent calendar by Commissioner Kelly for discussion. The request was a second two-year extension of a previously approved 24-unit multifamily development and sign permit (originally approved in 2016). Staff recommended approval. After discussion and no public testimony, the Commission voted 5-0 to approve the extension to May 15, 2024.
Discussion Items
Silverado Trail Zoning Interpretation (Citywide, File PL22-0058)
- Staff Report (Michael Allen): The request asked the Commission to determine that a commercial campground is a substantially similar use to "clubs and lodges" or "recreation facilities" listed in NMC Section 17.08.020.B.2 for all residential districts. Staff strongly recommended against this, noting that campgrounds are only explicitly allowed in tourist commercial and agricultural resource districts. Staff emphasized the determination would apply citywide, not just to the applicant's property.
- Applicant Presentation (Perry Mead Murray, JB Lemer, Jeremy Sill, Greg Pitts): Presented a conceptual plan for a recreational glamping site on their 13-acre Silverado Trail property, including a pool, grange hall, trails, and about 20-30 tent/trailer units. They argued it was consistent with general plan policies for private recreation and would serve locals and tourists. They believed the use could be a conditional use under existing residential zoning.
- Commission Deliberation: Several commissioners expressed support for the project concept but agreed with staff that the proper path is a general plan and zoning amendment, not a broad zoning interpretation. Concerns included precedent setting, potential impact on all residential properties, and consistency with current code. The Commission voted 5-0 to adopt the staff recommendation: determining that commercial campgrounds are not substantially similar to clubs, lodges, or recreation facilities as listed in the code.
HHS Housing Preliminary Review (2344 Old Sonoma Road, File PL22-0068)
- Preliminary Review Only – No Action: The applicant (Charles Lovman, Heritage Housing Partners) presented a conceptual plan for a 159-unit for-sale mixed-income development on the 8.9-acre former Napa County Health and Human Services site. The project includes preserving three historic buildings (National Register) and features a mix of stacked flats, courtyard condos, single-family homes, and new buildings along the crescent. Unit mix: ~50% affordable (15% low-income, 15% moderate, 17% workforce), 50% market rate. Density proposed is 159 units.
- Public Testimony: Four speakers (Bill Chadwick, Austin Hall, Carol Barge, Jay Jacobson, plus Michael Holcomb and Greg Pitts) expressed strong support, citing thoughtful design, preservation, and housing diversity.
- Commission Feedback: All commissioners praised the project overall but offered design suggestions. Key points: The “Redwood building” (stacked flats on Walnut Street) needs redesign – either more modern/unique or more cohesive with the craftsman style. Requested further detail on solar panels, greywater systems, bike storage, affordable unit phasing, public interface at the crescent, and potential connection to adjacent county property. Commissioners encouraged inclusion of public art. The Commission gave positive feedback and looks forward to a formal application.
Quarterly Development Report (Q2 2022)
- Staff Report (Mike Walker): Summarized development applications and permits issued in the second quarter of 2022. Notable: 199 residential units at Braden Phase II, renovation permits for Valverde project converting existing facility to SROs and senior units. Commissioner Masaro requested adding trend data for future reports.
Key Outcomes
- Keller Apartments Extension: Approved unanimously (5-0) to extend approvals to May 15, 2024.
- Silverado Trail Zoning Interpretation: Adopted staff recommendation unanimously (5-0) that commercial campgrounds are not substantially similar to the listed conditional uses in residential districts.
- HHS Housing Review: No formal action; preliminary feedback only.
- Quarterly Report: Received and filed.
Meeting Transcript
I'll check your phones and your pagers and whatnot, turn them off, silence, library. Let's see, I'm calling this meeting to order and ask staff to conduct roll call. Patty. Commissioner Hurtado. Present. Commissioner Kelly. Present. Commissioner Shotwell. Present. Vice Chair Masaro. Present. And Chair Heather. I'm present. And I'm wondering, is there seem louder than usual? Is there a knob on here? We have uh a brand new AV system. So you get surround sound and sounds like a new airport. Could you all um please uh rise and join me for the pledge of allegiance? I pledge allegiance to the flag of the United States of America and to the Republic for which it stands one nation under God, indivisible with liberty and justice for all. The Planning Commission conducts all meetings in accordance with the Ralph Brown Act and pursuant to the city's rules of order for planning commission meetings. Are there any this is directed to staff? Are there any changes to this evening's agenda? No. Oh sorry, I we have a new face. No changes to the agenda, Mr. Chair of In Smith, community development director. But I did want to take the opportunity. Whoa. I'll step back just a minute here. Um I did want to take the opportunity to introduce formally introduce uh Ricky Caperton, our planning manager. Ricky started uh three weeks ago now, I believe. Um, and I think he's introduced himself via email to to all of you five. Um Ricky comes uh with uh 10 plus years of of planning experience both in the private sector with the city of uh Fresno and most recently as the deputy city planner for the city of Clovis. Um he and his family uh relocated to uh Fairfield and uh so he is doing the commute. He's an early riser, so he doesn't have to deal with any morning traffic. Um but we're super happy to have him uh on on our team. He's getting to know the city, and uh he'll be uh sitting in that seat for the foreseeable future. Um have you informed Ricky first? Ricky welcome. Have you informed him about the initiation rituals we do down the center aisle right here? No, or he has to uh do the do the serpentine like uh he's breakdancer. It's more that spank thing, right? Okay, well thank you for that, Vin. And um Ricky, uh welcome. We look forward to uh working with you and for you to ramp up Clovis and Fresno's different than Napa, obviously. So good luck. Ricky, all you have to do is uh you and Aaron can move. We can switch homes and it'll be much shorter commute for totally so now um on to are there um from my colleagues up here any proposed changes to this evening's agenda. Uh yes, yes, chair. I uh I would like to move that we move consent calendar item uh or consent hearing item a color apartments to a public hearing.
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