Napa Planning Commission Regular Meeting - November 17, 2022

The Napa Planning Commission met on November 17, 2022, at 5:30 PM in City Hall Council Chambers. The meeting covered routine consent calendar items, two major public hearings (Lone Oak Subdivision and Clay Street Care Facility), and commissioner comments. Key actions included recommending approval of the Lone Oak Subdivision with conditions and approving the Clay Street Care Facility use permit.

Consent Calendar

• Unanimously approved the Planning Commission Regular Meeting Minutes of September 1, 2022.

Public Comments & Testimony

Lone Oak Subdivision:

• Rose Jager (neighbor representative): Urged the commission to include a pedestrian/bike path connecting Grove Avenue to Lone Oak Avenue, citing general plan goals for connectivity and safety. Filed a letter with photo comparisons of similar paths in Napa.
• Tom Andrews (neighbor and retired contractor): Opposed a path due to past criminal activity (dumping, encampments) and advocated limiting construction access to Lone Oak Avenue to protect the creek from vibration and potential cave-ins. Supported the project and praised the removal of the path option.
• Neil Colwell (neighbor, 2560 Bradford Street): Supported the path for broader community connectivity. Criticized the project for producing only six high-cost homes (estimated $1.5–1.8 million) that are unaffordable to local workers, and argued the plan fails to address housing needs or integrate with the neighborhood. Suggested the commission have authority to require a better plan.
• Cindy Deutsch (neighbor, 2375 Lone Oak): Opposed a path due to observed crime (e.g., drunk drivers) and potential creek access issues; noted the property is private and development is inevitable.
• Ingrid (neighbor on Grove Avenue): Asked for a path only from Grove to Lone Oak (not to the creek). Inquired about tree removal (especially a 100-year-old redwood) and water availability for new homes and ADUs. Expressed concerns about flood risk and construction access routing.

Clay Street Care Facility:

• No public comments were made.

Discussion Items

7A. Lone Oak Subdivision (2394 Lone Oak Avenue):

• Staff presentation by Kevin Payne (consultant) and Michael Allen (city planner). The project proposes subdividing a 2.97-acre infill parcel into six single-family lots (three flag lots). On October 20, 2022, the commission continued the hearing and formed a subcommittee (Vice Chair Masaro and Commissioner Kelly) to address ADU feasibility, architecture, and solar alignment.
• Subcommittee report: Vice Chair Masaro and Commissioner Kelly stated the applicant agreed to prepare ADU building pads (graded, compacted, with stubbed utilities) and upgraded electrical panels (320 amp) to facilitate future ADUs. The craftsman elevation was removed, replaced by a modern style. The ranch elevation was modified with lower rooflines and ranch-style porch details. A solar array exhibit was added. The applicant also agreed to use high-definition 40-year shingles and white window trim.
• Applicant (Eric Swag, Edenbridge Homes) and architect (Jeff Potts): Emphasized the revised designs and opposition to any pedestrian path, citing trespassing, police calls, property damage, and long-term maintenance burdens on six homeowners. They confirmed 20 of 145 trees on site will be removed (three native, to be mitigated). The applicant argued two construction access points (Lone Oak and Grove) would expedite construction and reduce neighborhood impacts.
• Commissioner discussion: Vice Chair Masaro noted the project is not exciting but cannot oppose it; he suggested future projects should involve earlier commission input. Commissioner Kelly supported the architecture changes and ADU preparation but favored a minimal path with fencing; he suggested referring buyers to Napa Sonoma ADU. Commissioner Kelly also raised concerns about the front asphalt. Commissioner Shotwell praised the ADU concept but opposed forcing a path, citing police concerns about it being an attractive nuisance. Chair Hoother supported two-sided construction access and opposed the path, noting potential security risks and minimal connectivity benefit (as staff argued). City planner Michael Allen explained that a path would be difficult due to creek constraints, would not provide regional connectivity, and was opposed by police.
• The applicant accepted the conditions included in the draft resolution (ADU grading, stubbed utilities, etc.).

7B. Clay Street Care Facility (2025 Clay Street):

• Staff presentation by Ryder Dilley. The applicant requests a use permit for a 10-bed residential care facility for the elderly (RCFE) and allowance of tandem parking. The existing 2,779 sq ft single-family home (damaged by fire in 2020) would be repaired with an 831 sq ft rear addition. Four parking spaces provided (one in garage, one in driveway, two tandem) meet the minimum of three for a 10-bed facility. The facility will have three caregivers during the day and two at night; no residents will have vehicles.
• Commissioner questions: Commissioner Kelly asked about age restrictions (60+ confirmed), signage (none proposed), front asphalt paving, and landscaping. Vice Chair Masaro inquired about accessible doors and the possibility of a loading zone. Commissioner Hurtado noted the area’s narrow streets and suggested emergency service access considerations.
• Applicant (Chris Music, owner) and architect (Toby Long) confirmed their intent to remove much of the front asphalt and replace it with landscaping to improve aesthetics, though no permit was initially required. They agreed to a condition requiring removal and landscaping.
• Commission discussion: All commissioners expressed strong support for the project, noting it returns a fire-damaged property to beneficial use for seniors. Vice Chair Masaro moved to approve with an additional condition that the front pavement be removed and replaced with landscaping (drought-tolerant). The motion carried unanimously.

Key Outcomes

• Lone Oak Subdivision (PL22-0031): The commission voted unanimously to recommend the City Council adopt a resolution determining the project is exempt from CEQA (Section 15332) and approve the Tentative Subdivision Map, Design Review Permit, and Use Permit, as conditioned (including ADU pad preparation, stubbed utilities, upgraded electrical panel, and architectural modifications). No path was required. Chair Hoother encouraged the applicant to partner with ADU companies for potential buyers.
• Clay Street Care Facility (PL22-0091): The commission voted unanimously to adopt a resolution determining the project is exempt from CEQA (Section 15332) and approve the Use Permit for a 10-bed residential care facility for the elderly and tandem parking, with an added condition that the front pavement be removed and replaced with landscaping.
• Next Meeting: The next regular meeting is scheduled for December 1, 2022 (agenda not yet set) and December 15, 2022. Commissioner comments included plans for a bus tour of approved projects and residential design guideline updates.