Napa Planning Commission Regular Meeting - February 16, 2023

The Napa Planning Commission held a regular meeting on February 16, 2023, at 5:30 PM in City Hall Council Chambers. The meeting covered two public hearings: an appeal of a single-family home design review at 41 Hazelwood Drive and a use permit and design review for a 60-foot faux water tower cellular facility at 3125 California Boulevard. Both items were decided unanimously.

Consent Calendar

• No items were listed on the consent calendar.

Public Comments & Testimony

• No public comments were made during the general public comment period on non-agenda items.
• During the Hazelwood Residence appeal, one member of the public, James Gonzalez of 10 Ridge Top Way, spoke about his personal experience with a neighboring taller house causing light and landscaping issues, but did not take a formal position on the appeal.

Discussion Items

Hazelwood Residence Appeal (PL22-0089)

• Background: The appeal was filed by Francois and Ann Vignot, owners of 2890 Pinewood Drive, against an Administrative Design Review Permit approved by staff on December 15, 2022. The approved project is a 3,636-square-foot, 4-bedroom, 2-story single-family home on the last remaining vacant lot at 41 Hazelwood Drive (APN 041-780-016). The home is designed in a Spanish revival style with stucco, clay tile roofs, and wood railings. The lot is approximately 0.5 acres (70 feet wide) with a unique shape at the terminus of Hazelwood Drive.
• Appellants' Arguments: The Vignots requested (1) redefining the 30-foot rear yard setback to the northwestern portion of the lot adjacent to their property, (2) re-establishing the building height from the lowest point of the lot to reduce the perceived height from their yard (31 vs 26 feet), and (3) reducing the number of second-story windows facing their property for privacy. They also expressed concerns about the house towering over the neighborhood of 1960s ranch homes and potential property value impacts.
• Staff Response (Michael Allen, Planning Manager): Staff demonstrated that the project exceeds all RS-20 zoning standards: maximum height 26 feet (30 ft allowed), lot coverage well below 25%, all setbacks met or exceeded (front/rear 30 ft, side 15 ft for second story). The 30-foot rear setback was determined by staff based on the original 1990s subdivision intent, not the applicant. From the appellant's property to the proposed home the distance is over 75 feet. The second-story office/den area has no windows on the side facing the appellants' home. A landscape plan (not required) includes 30-foot evergreen trees along the property line. The appellant conceded that after staff clarifications, the rear setback and window concerns were resolved, leaving the height and massing as the primary issues.
• Commission Deliberation: Commissioners expressed sympathy but noted the project meets all codes. The height is not measured from the lower adjacent grade but from the building's base grade (26 ft max, 29 ft from lowest lot corner). The property is not in a hillside overlay zone that would require a lower average-grade measurement. The commission voted unanimously to deny the appeal.

AT&T Cellular Facility at 3125 California Boulevard (PL22-0081)

• Background: An application for a Use Permit and Design Review to construct a wireless telecommunications facility with 12-panel cellular antennas within a 60-foot-tall faux water tower. The site is on a 8,366 sq ft parcel in the Light Industrial (IL) zone, adjacent to Highway 29 and California Boulevard. The IL zone height limit is 40 feet, but the use permit allows exceedance. The facility includes a 30 kW diesel generator with a 190-gallon fuel tank, a pre-manufactured walk-in cabinet, and a 30 ft x 30 ft lease area. Access via an existing driveway with a gate, to be reviewed for emergency access.
• Staff Presentation (Ryder Dilley): Staff guided the applicant through three design iterations, reducing the tank size to better resemble a standard water tower and conceal all antennas. The proposal complies with RF safety standards (report by EBI Consulting) and is categorically exempt from CEQA (Sections 15332 and 15303). The recommended action was approval.
• Applicant and Expert Testimony: Macy Habibie (applicant representative) stated the facility will fill a coverage gap and provide capacity relief. Brian Palmer (RF engineer, Hammett Netison) explained that 5G is an encoding method, not a change in radio wave physics, and that the facility will meet FCC safety limits. He described antenna radiation patterns (horizontal swath) and noted that co-location by other carriers is possible but would require compliance with federal laws (Section 6409). Any substantial change (e.g., height increase >10% or 10 ft) would need city review; minor additions meeting