Napa Planning Commission Regular Meeting – September 19, 2024

The Napa Planning Commission met on September 19, 2024, at 5:30 p.m. in City Hall Council Chambers. The meeting covered routine approvals, a consent hearing for a hotel addition extension, and two public hearings on a nine-lot subdivision (Harvest Village II) and a proposed annexation and pre-zoning of approximately 66 acres on Big Ranch Road. The Commission voted unanimously to forward recommendations to the City Council on both public hearing items.

Consent Calendar

• Planning Commission Minutes (September 5, 2024): Approved by a single vote. Commissioner Kelly was absent; Commissioner Huether abstained due to a conflict of interest. Motion passed unanimously.

Consent Hearings

• Embassy Suites Addition Extension II – 1075 California Boulevard & 2420 First Street: A second, two-year extension of a previously approved Use Permit and Design Review Permit for a 53,720-square-foot, 54-room hotel addition. The item was not pulled from the consent calendar. Commissioner Huether abstained due to a conflict. Motion passed.

Public Comments & Testimony

• General Public Comment (non-agenda): None.
• Harvest Village II: One speaker, Mary Ann Ellsworth (Capitola Court resident), expressed concerns about parking and traffic congestion due to the nine ADUs, and asked about future connection of Capitola Drive. Staff clarified that parking requirements are governed by state law and that future adjacent development will connect the road.
• Big Ranch Road Annexation: Twelve speakers provided public comment. The majority opposed the annexation and medium-density zoning, citing:
  • Lack of notification about the 2022 General Plan update that changed density to 8–18 units per acre.
  • Existing traffic congestion on Big Ranch Road, with afternoon backups from Trancas Street to Garfield Lane.
  • Drainage and flooding issues (Salvador Channel overflow) affecting adjacent properties.
  • Emergency vehicle access concerns, especially during wildfire evacuations.
  • Wildlife habitat (e.g., salmon in Salvador Creek, owls).
  • Property value impacts and the desire for “feathering” of densities near agricultural edges.
  • Several speakers (Karen Mueller, Francie Winnon, and others) expressed support for annexation or requested that the master plan process include full neighbor involvement.
• Brendan Freeman, LAFCO Executive Officer, clarified that LAFCO is an independent agency and will review the annexation if forwarded; he noted the sphere of influence was amended in 2005 and that the city may initiate island annexations under state law.

Discussion Items

Harvest Village II – 804 Capitola Drive (PL23-0161)

• Staff Report (Michael Allen): The project proposes a Zoning Amendment to Planned Development Overlay (PD-35), a Tentative Subdivision Map, and Design Review to subdivide 1.35 acres into nine single-family lots, each with an attached accessory dwelling unit (ADU). The project is consistent with the 2040 General Plan (Low Density Residential, 3–8 units/acre). The only requested variation is a reduction of the front setback from 20 feet to 15 feet on one lot. The design includes sustainable features: net-zero energy, all-electric, solar panels, gray water systems, and EV charging. The project is environmentally superior to the previously approved 2016 Harvest Village (less grading, same unit count).
• Applicant Presentation (Lisa Masaro, Beth Farley): The applicant, representing the late Bob Masaro’s firm, emphasized the addition of an ADU to each home, an infill site near transit and schools, and contemporary architecture with varied colors and materials. The stormwater management uses bioretention areas. The private street features a hammerhead turnaround approved by Public Works and Fire Marshal.
• Commission Questions: Commissioner Owen asked about emergency egress—only Fairview Drive provides access; staff noted future development to the south will connect Capitola Drive. Commissioner Huether praised the design and sustainability.
• Public Comment: One speaker raised parking concerns; staff clarified ADU parking is not required within ½ mile of a bus stop.
• Commission Deliberation: All commissioners expressed strong support. Commissioner Myers noted the project stands on its merits. Chair Shotwell called it “one of the greenest, most sustainable projects in city history.”

Big Ranch Road Annexation – 2275, 2285, 2305, 2331 Big Ranch Road, and 1438 Rosewood Lane (PL23-0143)

• Staff Report (Michael Allen): The request is to pre-zone approximately 66 acres to a Master Plan District (a placeholder) and authorize staff to petition LAFCO to annex ~51.5 acres of six parcels. The properties are within the Rural Urban Limit (RUL) and Sphere of Influence (SOI) for over 30 years. The 2040 General Plan (2022) designated the area as Medium Density Residential (8–18 units/acre). The pre-zoning is necessary because the existing county pre-zones (RS-5, RS-7, etc.) are inconsistent with the new General Plan. No development proposal is before the Commission; the master plan will come later with full public hearings. The annexation does not change density or create development; it only moves the city boundary.
• Applicant Presentation (Rob Anglin): Representing the Van Winden family (owners of Van Winden’s Garden Center), Mr. Anglin reiterated that the density was set by the 2022 General Plan, not this application. The master plan district will ensure any future development undergoes a public process. He noted that the Van Windens have owned the property for decades and are not developers; they are simply seeking annexation to allow eventual planning.
• Commission Questions: Commissioner Huether asked about the master plan process (staff confirmed it will come to Planning Commission and City Council). Commissioner Myers asked about the 30-year history; staff noted the area has been in the SOI since 1987. Commissioner Owen asked about notification issues; staff acknowledged that the city relies on the county assessor’s tax roll and that one address was missing, but noted the General Plan update was widely publicized.
• Public Comment: See above. Residents expressed strong opposition, but several also acknowledged the need for housing. Many speakers felt they were not given proper notice of the General Plan change.
• Commission Deliberation: Commissioners Huether, Myers, Owen, and Shotwell each spoke in favor of the annexation, noting the city’s legal obligation to provide housing, the limited remaining growth areas, and the thorough public process that will occur during the master plan phase. They encouraged neighbors to stay engaged. All four commissioners voted to recommend the item to City Council. Commissioner Kelly was absent.

Key Outcomes

• Consent Calendar: Approved unanimously (with Commissioner Huether abstaining on the minutes due to conflict).
• Consent Hearings – Embassy Suites Extension: Approved (Commissioner Huether abstained).
• Harvest Village II: Motion to forward a recommendation to City Council to approve the Zoning Amendment, Tentative Subdivision Map, and Design Review Permit, and to determine CEQA adequacy. Passed unanimously (4-0).
• Big Ranch Road Annexation: Motion to forward a recommendation to City Council to adopt a resolution authorizing staff to submit a LAFCO petition and to adopt an ordinance establishing a Master Plan District (pre-zoning ~66 acres), and to determine CEQA adequacy. Passed unanimously (4-0).
• Next Steps: The City Council will consider both recommendations. The applicant for the annexation will then submit a petition to LAFCO. A future master plan application will come before the Planning Commission for full public hearing.

Meeting adjourned at approximately 8:45 p.m. The next regular meeting is scheduled for October 17, 2024.