Napa Planning Commission Meeting – April 6, 2023

The Napa Planning Commission met on April 6, 2023, at 5:30 PM in City Hall Council Chambers. The meeting covered three major items: a use permit denial for a bed-and-breakfast at 962 Jackson Street, a recommendation to the City Council for the Old Sonoma Road Mixed Use Project (2344 Old Sonoma Road), and a preliminary review of modifications to the Pueblo Self Storage facility (1890 Pueblo Avenue).

Consent Calendar

• Approved the Planning Commission minutes from March 16, 2023, by a single vote.

Public Comments & Testimony

• Devlin Bed & Breakfast: Two speakers testified. Aram Chikarian (neighbor) expressed conditional support, requesting that off-street parking be reserved for the manager and that signage comply with city code. Hal Leggett (neighbor) supported the project but suggested the city consider updating the bed-and-breakfast ordinance to allow smaller historic homes.
• Old Sonoma Road Mixed Use Project: Seven speakers spoke in favor, including representatives from Napa County Landmarks, a nearby resident, a former planning commissioner, a local architect, and members of the Napa Housing Coalition. They praised the project's historic preservation, affordable housing component, community outreach, and design.
• Pueblo Self Storage: No public comments were made.

Discussion Items

• Devlin Bed & Breakfast (File PL22-0080): Staff recommended denial, arguing the 1,200-square-foot house was too small to meet the ordinance’s intent of preserving large historic homes and that the use would remove housing stock. Applicant Robert Devlin stated the home needs repairs and that he would use the income for renovations. Commissioners debated whether the ordinance allowed discretion; Commissioner Kelly noted the ordinance lacked specific size requirements, but ultimately joined the majority in supporting staff’s position. The commission voted 3–1 to deny the use permit (Commissioner Kelly dissenting).
• Old Sonoma Road Mixed Use Project (File PL23-0002): Staff presented the proposal for a master plan district, tentative subdivision map, and design review permit. The project includes 162 mixed-income for-sale units (eight single-family homes and 154 condominiums) plus approximately 9,138 square feet of commercial space on the former Health and Human Services site. The design preserves historic buildings and incorporates craftsman-style architecture. The applicant detailed affordable housing increases if state grants are secured (from 25 to 66 units at 80% AMI and from 23 to 47 units at 120% AMI). Commissioners unanimously praised the project for its historic sensitivity, housing benefits, and community engagement. They voted unanimously to recommend approval to the City Council.
• Pueblo Self Storage Modification (File PL23-0020): This was a preliminary review with no formal action. The applicant proposes adding stories to existing approved buildings, increasing total square footage from 44,598 to 94,555 and adding 520 storage units. Commissioners provided feedback on the long, unarticulated facade visible from Highway 29, objecting to the proposed white and lime-green corporate colors and requesting more articulation, earth-toned materials, and expanded public art. The applicant acknowledged the comments and agreed to revisit the design.

Key Outcomes

• Devlin Bed & Breakfast: Motion passed 3–1 to deny the use permit (Commissioner Kelly opposed), determining the project is exempt from CEQA per Section 15061(b)(4).
• Old Sonoma Road Mixed Use Project: Motion passed unanimously to recommend City Council approval of the zoning amendment, tentative map, and design review permit, with CEQA exemption under Section 15183.
• Pueblo Self Storage: No action taken; applicant to return with revised plans addressing color, articulation, and art.
• The commission also discussed the need to revisit the bed-and-breakfast ordinance. Staff will consider adding it to their work plan.