Planning Commission Regular Meeting – October 20, 2022

The Napa Planning Commission met on October 20, 2022, at 5:30 PM in City Hall Council Chambers. The meeting included two public hearings: a two-year extension for a four-lot subdivision at 2038 West Lincoln Avenue (approved) and a contested six-lot subdivision at 2394 Lone Oak Avenue (continued with direction for design subcommittee and ADU footprints). The Commission also received a quarterly development report and discussed the recently adopted General Plan.

Consent Calendar

• Approved the August 4, 2022 and August 18, 2022 Planning Commission minutes unanimously.

Public Comments & Testimony

• West Lincoln Extension (2038 West Lincoln Ave): No public comments were offered.
• Lone Oak Subdivision (2394 Lone Oak Ave): Multiple neighbors spoke.
  • Tom Andrews (2165 Lone Oak Ave) supported the applicant's site plan regarding no pedestrian path, expressed concerns about construction access and fencing at the terminus of Lone Oak Avenue.
  • Neil Calwell (2560 Bradford St) urged a pedestrian connection between Grove Street and Lone Oak, citing neighborhood desire for connectivity and noting that 25 of 40 neighbors signed a petition supporting a walking path. He argued the large homes (2,900 sq. ft., two-story) are out of scale with existing single-story homes (~1,200–1,800 sq. ft.).
  • Dave Latona (neighbor) confirmed about 25 neighbors favored a pedestrian path and cited concerns about wildlife access.
  • Jennifer Longstaff (Creekside) supported a walking path and expressed concerns about wildlife (deer, great horned owls) and creek debris.

Discussion Items

• West Lincoln Parcel Map and Design Review Permit Extension (Item 6A): This item was moved from consent to a public hearing at the request of Commissioner Kelly. Staff (Paul) reported the applicant, Ron (new owner), requested a two-year extension due to pandemic-related staffing shortages. The project subdivides a 0.84-acre parcel into four lots (two existing homes remain, two new lots). No changes to previously approved entitlements. The extension is the first under Government Code §66452.6 (allowing up to six years). Commission questions focused on the history of extensions and encouragement to build. Public comment was none. The Commission approved the two-year extension unanimously.
• Lone Oak Subdivision (Item 7A): Staff (Kevin Payne) presented the proposal to subdivide a 2.97-acre parcel into six single-family lots (three flag lots) at 2394 Lone Oak Avenue. The project includes a public cul-de-sac from Grove Avenue, a private driveway for lots 4–6, and preservation of the Redwood Creek riparian corridor. The applicant (Eric Swag, Eden Bridge Homes) emphasized no work below the creek bank, a 7-foot fence (6 ft + 1 ft lattice), and opposition to a pedestrian path due to previous vandalism, trespassing, and liability for six homeowners. Commissioners expressed concerns: architecture is generic, homes are too large (2,800–2,900 sq. ft.) and out of scale with the neighborhood, lack of ADU provisions, and missed opportunity for pedestrian connectivity. The applicant offered to include junior ADU options and confirmed detached ADUs could fit in rear yards. Public Works Director Tim Wood stated the city would not take ownership or maintenance of a path, citing liability and lack of connection to a larger system. After extensive deliberation, Vice Chair Masaro moved to continue the item with direction to: (1) appoint a two-member design subcommittee (Commissioner Kelly and Vice Chair Masaro) to work with the applicant on architectural improvements, and (2) require the applicant to show on the plans where future ADUs could be placed consistent with city code. The motion carried unanimously.
• Quarterly Development Report (Item 8A): Mike Walker presented the Q3 2022 report, noting a decline in project submittals but strong building permits (70 residential permits issued, including 17 ADUs and a chunk of the 171-unit SOCO/Pietro Place development). Commissioners discussed the report and noted the importance of reviewing design guidelines in future meetings.
• Commissioner and Staff Comments: Commissioners praised staff for the General Plan adoption (unanimous city council vote on October 18), discussed outdated design guidelines, and welcomed new planner Ryder Dilly.

Key Outcomes

• West Lincoln Extension (PL22-0066): Approved a two-year extension of the Tentative Parcel Map and Design Review Permit (motion by Commissioner Kelly, second by Commissioner Huether; vote 5-0).
• Lone Oak Subdivision (PL22-0031): Continued to a future meeting (date uncertain). The Commission directed staff to form a two-member design subcommittee (Commissioner Kelly and Vice Chair Masaro) to provide architectural feedback. The applicant must return with plans showing feasible ADU footprints on all lots, as endorsed by city staff. The pedestrian path proposal was not advanced; public works and the applicant opposed it.
• Administrative Report: Received the Q3 2022 development report; no action required.
• General Plan Update: The City Council adopted the 2022 General Plan on October 18, 2022; the Commission acknowledged the completion of the planning process.