Napa Planning Commission Regular Meeting – October 17, 2024

The Planning Commission met on Thursday, October 17, 2024, at 5:30 PM in City Hall Council Chambers. The main agenda items were a zoning text amendment and use permit for a 100-unit glamping campground (The Grange) and a tentative parcel map to subdivide a property on Silverado Trail. Commissioners heard extensive public testimony on both items, deliberated, and voted to forward a recommendation on The Grange to the City Council and approved the parcel map.

Consent Calendar

• Item 5A – Minutes: Approved the Planning Commission Regular Meeting Minutes for September 19, 2024, by unanimous vote (Commissioner Myers abstained).

Public Comments & Testimony

Item 7A – The Grange Glamping Campground: 13 speakers provided comment.

• Supporters (4 speakers) emphasized the need for affordable family-friendly accommodations, the project's low environmental impact (5% floor area ratio), preservation of oak trees, and potential community benefits such as a pool and clubhouse open to the public. A representative of the Napa County Bicycle Coalition praised the developer's offer to build a Class I bike path along Silverado Trail.
• Opponents (9 speakers) raised concerns about: traffic safety on Silverado Trail (a dangerous, high-injury corridor with no left-turn lane), increased congestion, noise, fire risk (100 fire pits in a wildfire-prone area), floodplain management, loss of wildlife habitat and corridors, property value impacts, and the project's incompatibility with the surrounding residential neighborhood. Several neighbors shared personal experiences of accidents and near-misses.

Item 7B – 1804 Silverado Trail Tentative Parcel Map: Two speakers provided comment:

• Chuck Shineman asked for a shared driveway to improve safety on Stonecrest Drive (a downhill slope) and urged preservation of a neighborhood monument.
• Terry Tracy argued that street improvements (sidewalks, bike lanes) should be required at the subdivision stage, not deferred to future building permits.

Discussion Items

Item 7A – The Grange Zoning Text Amendment, Use Permit, and Design Review Permit (PL22-0120)

• Staff presented the proposal for a glamping campground on 12.5 acres west of Silverado Trail, including up to 100 units (70 Airstream trailers, 30 yurts), five permanent buildings, and recreational space. The project requires a zoning text amendment, mitigated negative declaration (CEQA), and various permits.
• The applicant team (Perry Murray, JB Lemer, Greg Pitts, Jeremy Sill, and AutoCamp representatives) described the project as low-impact, with 95% open space, tree preservation, pervious surfaces, and flood-compliant seasonal removal of units. They highlighted AutoCamp's operational experience, community partnerships, and commitment to fire safety.
• Commissioners discussed traffic impacts, fire prevention, flood management, and design. The applicant offered to widen the proposed pedestrian path to an 8-10 foot Class I bike trail, but declined to commit to a left-turn lane, citing a traffic study that did not warrant one.
• Chair Shotwell and Vice Chair Kelly expressed support for the project but stressed the need for a left-turn lane and a maintained bike trail to address safety concerns.

Item 7B – 1804 Silverado Trail Tentative Parcel Map (PL23-0124)

• Staff presented a proposal to subdivide a 1.44-acre parcel into four lots (including a flag lot) with a remainder parcel, located in a hillside overlay district. No frontage improvements were required; staff noted that sidewalk and tree mitigation conditions would be imposed at future building permit stages.
• Commissioners asked about driveway access, slope analysis, and potential future shared access. The applicant was not present (owner recovering from injury). Staff clarified that the parcel map does not remove the adjacent neighborhood monument, which is mostly on city right-of-way.

Key Outcomes

Item 7A – The Grange Glamping Campground

• Motion: To forward a recommendation to the City Council to adopt the mitigated negative declaration, approve the zoning text amendment, use permit, and design review permit, with recommendations that the applicant 1) work with the city to install a Class I bike trail with a maintenance plan, and 2) install a northbound left-turn lane into the site (to be evaluated for feasibility and required if feasible).
• Vote: The motion passed unanimously (4-0, with Commissioner Myers recused due to financial interest). The recommendation will be sent to the City Council for final action.

Item 7B – 1804 Silverado Trail Tentative Parcel Map

• Motion: To adopt a resolution approving the tentative parcel map, design review permit, and use permits, including authorization for increased density in the hillside overlay and one flag lot, and determining the project is exempt from CEQA.
• Vote: The motion passed unanimously (4-0, with Commissioner Myers recused).

Other Actions:

• Item 6A (764 Central Avenue tentative parcel map) was approved on the consent hearing calendar without discussion.
• The meeting adjourned at approximately 8:45 PM. The next regular meeting is scheduled for November 7, 2024.