Napa Planning Commission Regular Meeting - November 7, 2024

The Napa Planning Commission held its regular meeting on November 7, 2024, at 5:30 PM in City Hall Council Chambers. The meeting covered a consent calendar, consent hearings, two public hearing items, and an administrative report. Key actions included approving previous meeting minutes, approving a tentative parcel map for a subdivision on Trower Avenue, continuing a bed-and-breakfast use permit application for 1831 First Street with specific conditions, and revoking four vacation rental permits for non-payment of fees. Commissioners also announced upcoming departures.

Consent Calendar

• Approved the Planning Commission Regular Meeting Minutes for October 17, 2024.

Consent Hearings

• Approved the Trower Tentative Parcel Map (PL24-0067) at 2427 & 2433 Trower Avenue, which subdivides two parcels into four flag lots. The project was found exempt from CEQA.

Public Hearings & Appeals

Item 7A: 1831 First Street Bed & Breakfast Use Permit (PL24-0036)

• Project Description: The applicant sought a Use Permit to convert a Local Landmark property into a six-guest-room bed-and-breakfast inn, operating in conjunction with the existing 1801 First Street inn next door. The site has two APNs and currently receives a split zoning (RT-5 and commercial office). Staff recommended a best-fit zoning determination of RT-5 for the entire parcel. The project proposed 17 parking spaces, but several did not meet city standards (driveway width 12 ft instead of 14 ft; parking within front setback prohibited; parallel spaces undersized). An access easement across a neighboring parcel (1835 First Street) and a 10-ft driveway were points of contention.
• Public Testimony: Six speakers opposed or raised concerns:
  • Laudanne Dalabeta (resident) opposed adding commercial use in a residential zone and removing potential housing; worried about future separation of parcels turning the B&B into a vacation rental.
  • Mary Dunow (resident) cited parking and access issues, and argued the applicant was cherry-picking rules.
  • Nancy St. Clair (neighbor) noted parking already scarce on Warren Street and that a new B&B within 300 feet of others could harm residential character.
  • Matt O'Malley (trustee for Warren Street property owner) disputed the easement use, stated the applicant never notified them, and requested denial; argued commercial use exceeds easement rights and that Google Earth imagery shows little past use of the easement.
  • Kevin O'Malley (resident on Warren Street) described his bedroom being close to the easement, feared noise and traffic, and noted the block is mostly businesses except his home.
  • Adam Gizletta (owner of 1835 First Street) stated the easement would need renegotiation and that on-street parking should remain first-come, first-served.
• Applicant Rebuttal: The applicant argued the project is not a separate B&B but an expansion of the existing inn, that parking would be reduced from previous commercial use, and that they would only use the easement on 1835 (not the Warren Street portion). They offered to restrict left turns onto Warren Street.
• Commissioner Deliberation: Commissioners expressed that the application was not fully baked. Key concerns included the unresolved easement dispute, non-compliant parking (including spaces in the front setback, undersized driveway, and inadequate dimensions), lack of neighbor engagement, ADA accessibility, and potential over-concentration of B&Bs. Most commissioners were supportive of the B&B concept in principle but wanted the easement issue resolved and a revised parking plan meeting city standards before approval.
• Outcome: The commission voted unanimously to continue the application to a date uncertain. Specific direction to the applicant: resolve the easement dispute with neighbors, submit a revised parking plan that meets city standards (including no parking in front setback, 14-ft driveway width), and provide a parking management plan. Reducing the number of guest rooms was suggested as an alternative if parking cannot be met. The commission also noted that a planned development (PD) overlay could be a cleaner approach but left it to the applicant.

Item 7B: Vacation Rental Permit Revocations (VR16-0036, VR17-0003, VR17-0052, VR19-0016)

• Staff Report: Staff initiated revocation of four hosted accommodation vacation rental permits for non-payment of annual fees for 2024 (and some for 2023). Multiple reminder emails and certified mail went unanswered. One property (1629 Seminary) is for sale and the owner indicated desire to relinquish the permit.
• Public Testimony: None.
• Commission Action: The commission adopted a resolution revoking the four permits for non-payment of fees and found the action exempt from CEQA. The motion passed unanimously.

Administrative Reports

• Quarterly Development Report (Q3 2024): Staff presented summary of development activity. Highlights: 65 residential building permits issued (29 single-family/townhome, 12 multifamily, 24 ADUs). Year-to-date total: 134 units. Also noted one Mills Act contract request (to be reviewed by Cultural Heritage Commission). The commission received the report without formal action.

Comments by Commissioners and Staff

• Vice Chair Paul Kelley and Commissioner Gordon Huether announced their upcoming departures from the commission. Commissioner Kelley noted his 11+ years of service and recommended Alex Myers for Chair and Lindsay Owen for Vice Chair. Commissioner Owen expressed appreciation for Kelley's mentorship. The commission acknowledged their contributions. The next regularly scheduled meeting is December 5, 2024 (the previously scheduled November 21 meeting was cancelled).

Key Outcomes

• Consent Calendar & Consent Hearings: Approved.
• 1831 First Street B&B (PL24-0036): Continued to a date uncertain with directions to resolve easement, revise parking plan, and provide parking management plan.
• Vacation Rental Revocations: Approved (unanimous).
• Administrative Report: Received and filed.
• Commissioner Departures: Acknowledged; recruitment for two seats will begin.