Napa Planning Commission Regular Meeting – September 5, 2024
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Napa Planning Commission Regular Meeting – September 5, 2024
The Napa Planning Commission held a regular meeting on September 5, 2024, at 5:30 PM in City Hall, Council Chambers. The meeting covered routine approvals, a consent hearing for a restaurant's liquor license and extended hours, an annual vacancy rate determination, and staff updates on zoning and planning initiatives. All actions were approved unanimously.
Consent Calendar
- Minutes Approval: The Planning Commission unanimously approved the minutes from the regular meeting of August 1, 2024. (Commissioner Myers abstained.)
Consent Hearings
- 3012 Jefferson Street Use Permit (PL24-0090): The Commission approved a Use Permit authorizing (1) upgrade from a Type 41 (on-sale beer and wine) ABC license to a Type 47 (on-sale general) license, and (2) extended operating hours until midnight, seven days a week, at the existing restaurant Aroma (known for its saag paneer). The item was not pulled for discussion; a commissioner commented favorably on the restaurant. The vote was unanimous. The project was determined exempt from CEQA under Section 15301.
Administrative Reports
- Vacancy Rate Determination (Multi-Family Rental): Staff presented the annual survey of apartment complexes with 20+ units. The survey period was August 5–9, 2024, with a 75% response rate covering 83.3% of qualifying units. The calculated vacancy rate was 2.8%, representing the highest rate in ten years (prior years: 2017-1.7%, 2009-11: 4%, 3%, 3.2%). This rate still indicates a severe housing shortage per the zoning ordinance (below 5% is a shortage; below 3% is severe). The rate is effective September 1, 2024, through August 31, 2025, and prohibits processing of condominium conversion applications. Commissioners discussed possible factors: new units coming online (e.g., Brayton Apartments), student housing at Napa Valley College drawing renters from city apartments, and improved transportation (roundabout) allowing workers to live farther away. Commissioner also noted that ADUs are not included in the survey. The Commission adopted a resolution determining the 2024 multi-family rental vacancy rate as 2.8%. Motion passed unanimously.
Comments by Commissioners and Staff
- Zoning Ordinance Update: Staff (Michael Walker) reported that the city has formally begun a multi-year zoning ordinance update with consultant Lisa Wise Consulting. A two-day kickoff meeting occurred August 20-21, 2024. The process will include technical review, public outreach, stakeholder interviews, a community survey (fall 2024), and workshops/study sessions in early 2025. Adoption is anticipated in early 2026.
- Downtown Specific Plan Update: Planning Manager Ricky Caperton noted that the City Council received an update on the downtown specific plan on September 3, 2024. The same update will be presented to the Planning Commission on October 3, 2024.
- Welcome to New Commissioner: The Commission congratulated and welcomed Commissioner Lindsay Owen on her appointment.
- Design Guidelines Discussion: Commissioner Heuther criticized the recently built Napa Valley College student housing as “severely ugly” and energy-inefficient, expressing hope that upcoming objective design guidelines would prevent similar buildings in the future. He proposed a mock design review of the building. Staff noted the new zoning update includes work on objective design standards.
Key Outcomes
- Consent Calendar Approved (minutes) with one abstention.
- 3012 Jefferson Street Use Permit Approved unanimously.
- 2024 Vacancy Rate Resolution Adopted (2.8%) unanimously.
- No public comment on non-agenda items.
- No appeals or public hearings were held.
The next regular Planning Commission meeting is scheduled for September 19, 2024.
Meeting Transcript
Commissioner Heuther. I'm here. Commissioner Myers. Present. Commissioner Owen. Present. Vice Chair Kelly. And Chair Shotwell. Present. Please rise for the Pledge of Allegiance. Pledge allegiance to the flag of the United States of America. And to the Republic for which it stands. One nation under God, indivisible with liberty just as far. Present. The Planning Commission conducts all meetings in accordance with the Ralph M. Brown Act. California Government Code Sections 54950 et SEC and pursuant to the city's rules of order for planning commission meetings. Policy resolution 10. Staff, any changes to this evening's agenda? There are no changes. Commissioners, any proposed changes to this evening's agenda? Nope. Public comment. Public comment provides an opportunity for members of the public to directly address the planning commission on items of interest not otherwise noted on the agenda. Each speaker's comments will be limited to three minutes and will comply with the rules of order for planning commission meetings. Do we have any members of the public who wish to provide public comments on non-agenda items? Great. Consent calendar. These routine items may be approved by a single vote. However, any member of the public or commissioner may remove an item for consideration during the public hearing portion of the agenda. This evening we are reviewing the planning commission regular meeting minutes for August 1st, 2024. Do I have a motion to approve the consent calendar as submitted? Motion to approve. Second. Second. All in favor. I will abstain. Thank you. Motion passes. Consent hearing. Although she did watch the meeting, so just wanted to mention that. Consent hearings. These are items that are required to be noticed as a public hearing, but the city is not aware of any interest from members of the public to comment on the item. However, any members of the public or commissioner may remove an item from the consent hearing calendar, and the item will be considered during the public hearing portion of the agenda. Tonight we have item 6A 3012, Jefferson Street use permit. Is there a request from a commissioner or member of the public to pull this item from the consent hearings? Okay, we will move forward then. Um did could we do we need to if we wish to, can we comment on it before? I okay. Any comments on the use permit?
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