Napa Planning Commission Regular Meeting - August 18, 2022

The Napa Planning Commission met on August 18, 2022, at 5:30 PM to consider two public hearings: a Use Permit for a Dish Wireless telecommunications facility and the comprehensive City of Napa General Plan Update (Napa 2040). The commission also conducted an annual vacancy rate determination for condominium conversions. The commission voted to continue the Dish Wireless item to a date uncertain and continued the General Plan Update to the September 1, 2022 meeting for further deliberation.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• General Public Comment: One speaker addressed the nuisance of two-cycle engines (leaf blowers, etc.); the chair referred them to City Council.
• General Plan Update Public Comments:
  • Lynn Posner urged preservation of the Foster Road gateway and opposed dense development in that area.
  • Cindy Deutsch strongly opposed the Linda Vista Avenue extension, citing neighbor opposition, cost, environmental impacts (54-70 trees), and lack of priority.
  • Maureen Tripp (Slowdown Napa) requested inclusion of a goal to protect residential neighborhoods from high-speed, high-volume traffic.
  • Glenn Lovall (Napa Working Families Coalition) expressed support for inclusive growth and recommended specific language on workforce development, childcare, anti-displacement measures (rent stabilization), and environmental protection.
  • Kara Verner (Napa County Bicycle Coalition) requested that the plan include a mode share target (10% bike, 10% walk by 2035) and level-of-service standards for all modes, not just automobiles.
  • Patty expressed concern that allowing development on agricultural land would open the door to losing the gateway.
  • Andrew Healy (Browns Valley Action Group) thanked the commission and endorsed the greenbelt designation and remapping of parcels to open space.
  • Sharon Marks raised concerns about safety on Foster Road and Imola Avenue, and the need for road maintenance and beautification.

Discussion Items

Dish Wireless at Jackson Street (File No. PL22-0036)

• Staff presented a Use Permit to install six panel antennas and a ground-mounted equipment cabinet on an existing industrial building at 849 Jackson Street, screened from view. The project was determined to be CEQA-exempt (Class 3).
• The applicant, representing Dish Wireless, stated that Dish will be the fourth wireless carrier in Napa, launching mid-2023, and will improve network capacity and emergency resilience.
• Commissioners raised concerns about radio frequency (RF) emissions, particularly after receiving a late RF report indicating that FCC limits may be exceeded within 32 feet (general public) and 8 feet (occupational) of the antennas. They also questioned safety for maintenance workers and firefighters, and noted that previous requests for a technical engineer to be present were not fulfilled.
• Chair Huether moved to continue the item to a date uncertain, with the request that the applicant bring an engineer and obtain input from the fire department.
• Vote: Unanimous to continue.

City of Napa General Plan Update (Napa 2040)

• Staff provided a detailed overview of the multi-year process, including GPAC meetings, community workshops, and three prior planning commission meetings on the land use plan. Key changes included corrections to parcel-based land use designations, redesignation of 16 acres (Balao Street to Lincoln Avenue) as Industrial Flex, and additions to the climate change and sustainability element (e.g., references to SB 1383, climate emergency resolution). The Final EIR identified three significant unavoidable impacts: air quality, greenhouse gas emissions, and agricultural resources; a Statement of Overriding Considerations was included.
• Public testimony focused on Foster Road (long-designated for development but considered a sensitive gateway), the Linda Vista Avenue extension (opposed by neighbors, kept as a study corridor), transportation policies (traffic calming, bike/walk mode share), and climate change.
• Commissioners discussed:
  • Foster Road: Concerns about timing, RHNA numbers, and whether housing would serve local needs. Staff clarified that Foster Road is not needed for the current 6th cycle RHNA (2023-2031) and that a master plan is required before development.
  • Linda Vista Extension: Staff explained that keeping it as a study corridor allows future evaluation of options (emergency, bike/ped, etc.) without committing to a vehicular bridge.
  • Transportation: Commissioners supported incorporating public suggestions on traffic calming, mode share targets, and level-of-service for all modes.
  • Climate: Commissioner Massaro requested adding language on regenerative/resilience and addressing natural gas in new construction and sea-level rise.
• The commission voted to continue the item to September 1, 2022, for further discussion and to allow staff to prepare responses to public comments.
• Vote: Unanimous to continue.

Vacancy Rate Determination (Administrative Report)

• Staff presented the annual survey of multifamily rental properties (20+ units) conducted July 20-27, 2022. The vacancy rate was determined to be 2.0% (up from ~1.5% in prior years, but still below the 5% threshold). As a result, no condominium conversion use permits may be processed.
• Commissioner Kelly asked about the impact of new projects; staff noted that new units fill quickly and are not surveyed until six months after occupancy.
• The commission adopted the resolution (motion carried), with one opposing vote.

Key Outcomes

• Dish Wireless Use Permit: Continued to a date uncertain; applicant to bring an engineer and fire department input at a future hearing.
• General Plan Update: Continued to the September 1, 2022 planning commission meeting; staff to incorporate public comments and propose edits.
• Vacancy Rate Determination: Approved (2.0% rate confirmed; no condo conversions processed). Vote was 4-1.
• Next Meeting: The next regular meeting is scheduled for September 1, 2022.