Napa Planning Commission Regular Meeting – December 5, 2024
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Napa Planning Commission Regular Meeting – December 5, 2024
The Napa Planning Commission met on December 5, 2024, at 5:30 PM in City Hall Council Chambers. The meeting included public comments, approval of consent calendar minutes, and two administrative reports: a pre‑application design review for Hilario's Wheel & Tire accessory structures and a progress review of the Downtown Specific Plan. The meeting also featured a special recognition of outgoing Commissioner Paul Kelly for his years of service.
Consent Calendar
- The Planning Commission approved the Regular Meeting Minutes of November 7, 2024, with Commissioner Owen abstaining.
Public Comments & Testimony
- Maureen Trippi (co‑founder of Slow Down Napa) urged the Commission to consider updating the circulation element of the General Plan now rather than waiting seven years to revisit the Downtown Specific Plan, citing new traffic data, technology, and resources from Vision Zero and the Napa Valley Transportation Authority.
- Sergio Barajas (field representative, North Cal Carpenters Union Local 180) expressed the union’s support for local hiring, apprenticeship programs, health benefits, and prevailing wages on city projects.
- Councilmember Bernie Narvaez, Councilmember Beth Painter, Councilmember Liz Alessio, and Jay Jacobson (architect and friend) each spoke in tribute to Commissioner Paul Kelly, thanking him for his decade of service on the Planning Commission and earlier on the Cultural Heritage Commission, highlighting his thoughtful, detail‑oriented approach and positive impact on the city.
Discussion Items
Hilario's Wheel & Tire Pre‑Application – 2601 Solano Ave. (PL24‑0069)
- Project Description: The applicant (property owner) seeks preliminary design review for three prefabricated metal accessory structures (painted red) used for storage. The property, zoned single‑family residential but designated General Commercial, was annexed in 1965; the existing automotive repair use is non‑conforming. The structures were built without permits and are the subject of a code enforcement case.
- Staff Presentation: Community Development staff noted that a “best fit” determination designates the property as Local Commercial. Two of the three structures meet setbacks; Building C is two feet short of the transitional side setback and would need to be moved. Staff recommended the Commission provide design feedback; no formal action was required.
- Commission Discussion: Commissioners expressed strong concerns about the precedent of permitting unpermitted structures and about the interpretation of the front lot line (staff designated Waverly Street as front; several commissioners argued Solano Avenue is the true front). Commissioners offered suggestions: Commissioner Huether proposed adding gooseneck lamps, metal trellis, and planter boxes to soften the appearance; Vice Chair Kelly recommended exploring a clean‑slate site redesign, possibly consolidating storage behind the main building and converting building A into a retail sales space with glass roll‑up doors facing Solano. Commissioners also noted fire‑rating requirements and the need to address parking lot circulation. The applicant’s representative confirmed the structures can be moved.
- Outcome: The Commission provided extensive design feedback for the applicant to incorporate into a formal application (Design Review and Use Permit) that will return for a future hearing.
Downtown Specific Plan Progress Review
- Presentation: Community Development Director Vince Smith and Economic Development Manager Neil Harrison reported on the implementation status of the 2012 Downtown Specific Plan (20‑year plan, midpoint review). Key accomplishments included phase one streetscape improvements, wayfinding, public art, and development projects (First Street Napa, Archer Hotel, Wiseman Building, CIA Copia, Register Housing). Financing mechanisms include benefit zones, property‑based improvement district, and an Enhanced Infrastructure Financing District.
- Current Initiatives: Oxbow District chapter (draft to come Q1 2025), Napa River Line trail design (spring 2025), downtown diagnostics report (imminent), parking management study (MTC grant, including evaluation of new parking garage at Lot A or Lot X), and a municipal code/zoning update.
- Commission Feedback: Commissioner Huether opposed a parking garage behind the Goodman Museum (Lot A), preferring the Synodome site (Lot X). Vice Chair Kelly urged a mid‑course plan revision to prioritize housing downtown, noting the parking requirements have hindered residential development; he also advocated for a light‑rail corridor. Commissioner Owen supported staff’s ongoing work on the Oxbow and Synodome focus areas. Chair Shotwell emphasized clear public messaging about the funding source for the parking study (restricted parking impact fees).
- Outcome: No formal action; staff will continue implementation and return with the Oxbow chapter and River Line plan in the next six months.
Key Outcomes
- Consent Calendar approved: November 7, 2024 minutes (Owen abstaining).
- Hilario’s Wheel & Tire: Commission gave design guidance; formal application to follow.
- Downtown Specific Plan: Staff to pursue council‑directed work (Oxbow chapter, parking study, entertainment district expansion, ground‑floor use updates) and report to Planning Commission on key projects.
- Commissioner Paul Kelly was formally recognized for his service; his term ends with this meeting.
Meeting Transcript
Myra, Myra. Are the mics on or all the mics on? Oh, thank you. Awesome. Okay, we're ready. Thank you. Good evening, and welcome to the December 5th, 2024 City of Napa regular meeting for the Planning Commission. I'd like to call this meeting to order and ask staff to conduct roll call, please. Commissioner Heuther. I'm here. Commissioner Myers. Here. Commissioner Owen, present. Vice Chair Kelly. I am here. And Chair Shotwill. Present. Please rise for the Pledge of Allegiance. I pledge allegiance to the United States of America. And to the United States, the Republic for which it stands. The Planning Commission conducts all meetings in accordance with the Ralph M. Brown Act, California Government Code Section 54950 at 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. 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. Well, maybe tonight we'll extend that limit for public comments given the situation of Vice Chair Kelly's position. Each speaker's comments will not be limited 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? I have two public comment information cards. I have Sergio Barajas and then Maureen Trippi. And I have a feeling we might have a couple of others that will be impromptu. In the front row. Hi everyone, I'm Maureen Tripp and was the co-founder of Slow Down Napa. I'm trying very hard to retire from that, but I have learned that the topic of traffic safety, the conversation will never end. It is endless for a lot of good reasons. The good news is that there is so much advanced technology and additional resources coming to coming to effect change in traffic safety. Safe streets for all uh coming from the federal level and from the state level. So it's important that the conversation be a continuous loop. So I'm here today to ask, and I don't really know, it's just an idea. I don't know how to do it. Um I know it would be hard to revisit the downtown Napa specific plan while we are mid-course. Um rather than wait seven years to take advantage of some of the technology and resources that are available to us now. Could we not consider uh updating the circulation element of the general plan now? The city has hired a senior traffic engineer with 30 years of experience coming from Berkeley. We have uh the the Napa Bike Coalition, the downtown Napa Association. We have plenty of resources available, and we've never had more data.
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