Planning Commission Meeting June 1, 2023: Snell B&B Use Permit Approved
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Planning Commission Meeting – June 1, 2023
The Napa Planning Commission held a regular meeting on June 1, 2023, at 5:30 PM in City Hall Council Chambers. The primary action was the unanimous approval of a use permit to legalize a fifth guest room at the Snell Bed & Breakfast at 2531 Main Street, following resolution of prior illegal conversions. Commissioners also received updates on citywide design guideline revisions and development review process improvements.
Consent Calendar
- Minutes of May 4, 2023: Approved unanimously without discussion.
Public Comments & Testimony
- No public comments were made on non-agenda items.
Discussion Items
Snell Bed & Breakfast Use Permit (File PL22-0133)
Staff presented an application from Tom and Judy Snell to amend a 2013 use permit to add a fifth guest room at the existing four-room bed and breakfast inn. The property is at 2531 Main Street in the RI-5 (Single-Family Infill) zoning district. The commission learned that the applicants had previously made illegal conversions: a shed converted to a guest room, an Airstream rented as a guest room, and a garage converted to a guest room. The shed and Airstream have been corrected (utilities disconnected, no longer rentable). The current request is to legally recognize the garage conversion (approximately 362 sq. ft., with a bed, full bathroom, and kitchenette). The applicant acknowledged the violations and expressed commitment to compliance. Neighbor Ben Donner spoke in support, citing the business’s success and potential revenue for the city.
Commissioners noted that the proposal does not remove housing stock (the inn already existed) and commended the applicants for their responsiveness to code enforcement. The project is exempt from CEQA under Guidelines Sections 15301 and 15303.
Design Guidelines and Process Improvement Update
Planning Manager Ricky Caperton reported that the city is seeking a budget request in June 2023 for a code update that will include design guideline revisions. Additionally, a consultant (Baker Tilly, formerly Management Partners) has provided a draft implementation action plan to improve the development review process from planning through building permits. The plan will be finalized internally and rolled out over time. Commissioner Massaro requested a future presentation of the game plan once the budget is approved.
Key Outcomes
- Motion to Approve Snell B&B Use Permit: Commissioner Kelley moved, Vice Chair Shotwell seconded. The motion passed unanimously (4-0; Commissioner Huether absent). The resolution approves a use permit for a fifth guest room at 2531 Main Street, subject to conditions including prohibiting rental of the shed and Airstream, and requiring subsequent building permits to legalize the garage conversion. The project is determined to be exempt from CEQA.
- Next Steps: The next regular Planning Commission meeting is scheduled for June 15, 2023.
Meeting Transcript
The countdown. Ten seconds. Hi, Ricky. Hello. Great. Thank you. Okay, we're good to go. Good evening, everyone. Welcome to the June 1st 2023, City of NAPA regular meeting for the Planning Commission. I'd like to call this meeting to order. Staff, would you please conduct rule call? Commissioner Udalo. Present. Commissioner Kelly. Present. Vice Chair Shotwell. President. Chair Masaro. Present. And Commissioner Heather noted absent. Pledge of allegiance, please. I pledge allegiance to the flag of the United States of America. And to the republic for which it stands. One nation under God. Indivisible was liberty and justice for all. The planning commission conducts all meetings in accordance with Mr. Brown's Act. And pursuant to the city's rules of order for planning commission meetings. Staff any changes to tonight's agenda? There are none. Very good. Commissioners, any changes to the agenda? No. No. Very good. Um public comment. This is the opportunity for the public to talk about anything they would like to talk about that is not on the agenda tonight. Do we have anyone who wishes to do that? Very good. The consent calendar, these routine items may be approved by a single vote. However, any member of the public or commission may remove an item for from the consent calendar. This evening, the only item on the consent calendar is the planning commission regular meeting minutes from May 4th. Is there a motion to approve the consent calendar as submitted? Do I have a motion? So thank you. Second. Sometimes I go too fast, I'll leave you behind. We have a motion and a second. All in favor? Aye.
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