Napa Planning Commission Regular Meeting – October 5, 2023

The Napa Planning Commission held a regular meeting on October 5, 2023, beginning at 5:30 PM in City Hall Council Chambers. The meeting opened with a moment of silence in memory of former Commissioner Reed Ornate. The Consent Calendar and Consent Hearing items were approved without discussion. The main agenda item was a public hearing for the Vintage Farm Subdivision (PL21-0063) at 1185 Sierra Avenue, a 10.45-acre proposal for 53 single-family lots with five open space parcels, four house plans, and an option for up to 13 accessory dwelling units (ADUs). After public testimony and deliberation, the Commission voted 4-1 (with one abstention counting as a yes) to recommend approval to the City Council.

Consent Calendar

• Planning Commission Minutes (September 7, 2023) – Approved 4-0 with Commissioner Huether recusing (later abstained).

Consent Hearings

• 1229 Darling Street Tentative Parcel Map – Approved unanimously to subdivide 0.95 acres into three single-family lots. No public comment was received.

Public Comments & Testimony

• Susan Rushing Hart (resident adjacent to Salvador Creek) – Expressed concerns about cumulative water runoff from the development, stating the proposed retention basins may be insufficient to prevent flooding. She also noted dangerous traffic conditions on Villa Lane without sidewalks between Highway 29 and Jefferson.
• Rob Minguella (Assistant Superintendent, Napa Valley Unified School District) – Voiced strong support for the project, emphasizing that proceeds from the land sale are critical to constructing a new, modern farm facility for the district. Groundbreaking could begin as early as February or March 2024.
• Jennifer Kellogg (3816 Villa Court) – Raised concerns about water overflow into Garfield Park Creek, weight restrictions on residential streets, construction dust, and potential rodent infestation from site clearing. She stated the developer had not contacted her.
• Elizabeth Kirklandie (22 Summerbrook) – Asked for clarification about the homeowners’ association (HOA) structure and expressed uncertainty about the appeal of dark window frames.
• Tracy Peller (Blackberry Drive) – Highlighted safety hazards on Villa Lane, including heavy traffic from doctors’ offices, a retirement home, hospital parking, ambulances, and a gym. She urged installation of crosswalks or speed bumps.

Discussion Items

• Vintage Farm Subdivision (1185 Sierra Avenue) – Staff planner Ryder Dilley presented the project: the site is zoned RI-4 (single-family infill) with Low Density Residential designation, allowing 3–8 units per acre. The proposed density (53 units on 10.45 acres) falls in the middle of that range. Lot sizes range from 4,823 to 8,246 square feet. House plans range from 1,870 to 2,862 square feet, with three style options per plan. Plan four includes an optional 406-square-foot attached ADU. The project includes extending Sierra Avenue, relocating the Austin Miller Memorial Bike Path, constructing bioretention facilities, and providing three public street access points. Five flag lots require a Use Permit.
• Applicant Presentation – Steve Abs (Davidon Homes) described the project as “the most efficient plan” for the site, originally developed by the school district. He noted that the architecture was redesigned to a contemporary style at staff and commission urging. Features include standing seam metal roof elements, dark-framed windows, and a wood-toned fiber cement product. He confirmed an HOA will maintain bioretention basins and perimeter landscaping. Abs estimated groundbreaking in February–March 2024, with model homes starting in the “high eights” ($800,000+).
• Commissioner Questions and Deliberation
  • Commissioner Huether praised the improved architecture but insisted on true divided light windows (no applied mullions) to match renderings. He stated he could not support the project as rendered and later abstained, saying he wanted to vote no but abstained to avoid killing the project.
  • Commissioner Kelly supported the project, suggesting the ADU option be a “junior ADU” (no full kitchen) by default to allow a fifth bedroom without stigma. He urged the city to study Villa Lane safety improvements.
  • Vice Chair Shotwell supported the project despite disliking the roofing material, noting the importance of the farm relocation and housing numbers.
  • Commissioner Hurtado supported the project, acknowledging the developer’s responsiveness and the need for housing.
  • Chair Massaro voted no, citing concerns that the project will worsen climate change (no all-electric options, no awnings, no battery storage) and that the affordable housing in-lieu fee (~$603,000) is insufficient. He argued that the city’s lack of objective design standards allows developers to ignore sustainability. He called for a future study session on design guidelines.
• Staff Response – Planning Manager Ricky Caperton noted the comprehensive zoning update RFQ is underway; a consultant will be selected in early 2024 to develop residential design standards. He encouraged the commission to continue pushing for better design.

Key Outcomes

• Motion – Commissioner Hurtado moved to recommend approval of the Tentative Subdivision Map, Design Review Permit, and Use Permit to the City Council, with modifications from late communications (Memo 2) that swapped a two-story lot for a single-story lot adjacent to a resident on Blackberry Drive and updated conditions 1 and 34. Seconded by Commissioner Kelly.
• Vote – Ayes: Commissioners Hurtado, Shotwell, Kelly (3). Abstention: Commissioner Huether (later stated intent was a no vote, but abstention counts toward the majority per policy). Nay: Chair Massaro (1). The effective count was 4-1 in favor of recommendation.
• Next Steps – The recommendation will be forwarded to the Napa City Council for final action. The developer plans to close escrow in early 2024 and begin construction in March 2024. The Napa Valley Unified School District will use the sale proceeds to break ground on a new farm facility.