Napa Planning Commission Regular Meeting – February 20, 2025
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Napa Planning Commission Regular Meeting – February 20, 2025
The Napa Planning Commission held its regular meeting on February 20, 2025, at 5:30 PM in City Hall Council Chambers. The commission selected Beverly Shotwell as Chair and Lindsay Owen as Vice Chair, approved routine items, and deliberated on a parcel map for 1076 Stonebridge Drive and a use permit for a bed and breakfast inn at 1831 First Street. The meeting also included annual progress reports on the Housing Element and General Plan.
Selection of Chair and Vice Chair
- Commissioner Ebach moved to re-elect Beverly Shotwell as Chair and Lindsay Owen as Vice Chair; the motion was seconded and approved unanimously.
Consent Calendar
- The consent calendar, including the approval of the January 16, 2025, Planning Commission minutes, was approved with Commissioners Ebach and Masaro abstaining (as they were not present at that meeting).
Consent Hearings
- Item 6A: Con Amor Use Permit (815 Main Street) – Approved unanimously, authorizing extended hours for a food service establishment.
- Item 6B: 1076 Stonebridge Parcel Map – Initially on consent but pulled for discussion by a public member. After a staff presentation and public comment, the commission voted unanimously to approve the tentative parcel map, use permit, and design review permit to subdivide the approximately 2-acre property into two lots, with conditions including relocation of a driveway outside an open space easement.
Public Comments & Testimony
- On non-agenda items: None.
- On 1076 Stonebridge: Dave Simonton (32 Stonebridge) asked for clarification on the building envelope.
- On 1831 First Street B&B: Several residents spoke in opposition, citing safety concerns on First Street, concentration of lodging uses, parking issues, and a desire for CEQA review. Speakers included Gretchen (2126 First Street), Laudanne Delabett (2005 First Street), Adam Gisletta (1835 First Street), and Kevin O'Malley (928 Warren Street). Adam Gisletta noted he owned property with the easement and had no further objections if a barrier was installed. Kevin O'Malley provided photographs of parking conditions.
Discussion Items
- Item 7A: 1831 First Street Bed & Breakfast Use Permit – Continued from November 7, 2024. The applicant proposed a six-room bed and breakfast to be operated with the existing 1801 Inn next door. Key revisions included removing parking from the front setback and eliminating use of an easement for vehicle access. Staff provided draft resolutions for approval and denial. Commissioners expressed support for the revised plan, noting improved parking layout and historic preservation. Concerns about the easement were addressed by the applicant's offer to install a barrier. The commission approved the use permit with a condition requiring installation of a vehicular barrier to prevent future vehicle access across the easement.
- Administrative Reports: Housing Element and General Plan Annual Progress Reports – Staff presented the 2024 Housing Element APR and the 2024 General Plan APR. The reports summarized progress on housing programs (185 housing units permitted, 59 ADUs, rental assistance to 282 households, initiation of the zoning ordinance update) and general plan implementation. The commission voted to forward recommendations to City Council to accept both reports and file with state agencies.
Key Outcomes
- Approved (unanimous): Selection of Chair and Vice Chair.
- Approved (two abstentions): Consent calendar (January 16, 2025 minutes).
- Approved (unanimous): Con Amor Use Permit (815 Main Street) – Consent hearing.
- Approved (unanimous): 1076 Stonebridge Parcel Map – After discussion, motion to adopt staff recommendation passed.
- Approved (4-0): 1831 First Street Bed & Breakfast Use Permit – Motion to adopt draft approval resolution with an added condition for a vehicular barrier. Commissioner Myers recused.
- Forwarded to City Council (unanimous): Housing Element Annual Progress Report.
- Forwarded to City Council (unanimous): General Plan Annual Progress Report.
- The next regularly scheduled meeting is March 20, 2025.
Meeting Transcript
Okay, we can go ahead and get started. Good evening and welcome to the February 20th, 2025 City of Napa regular meeting for the Planning Commission. Roll call, please. Commissioner Ebach. Present. Commissioner Masaro. Present. Commissioner Myers. Present. Commissioner Owen? Here. And Chair Shotwell. Here. Please rise for the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America. And to the Republic for which it stands. The Planning Commission conducts all meetings in accordance with the Ralph M. Brown Act. California government code sections 549-50 et sec. And pursuant to the city's rules of order for planning commission meetings, policy resolution 10. Tonight we will vote on the planning commissioner chair and vice chair. We need a motion for chair and vice chair. Would anyone like to present a motion? Well, I'll step right in. I would um I'd like to make a motion that uh Beverly Shatwell stays as chair. And um Lindsay Owen as vice chair. That's a motion. I'll second that motion. All in favor? Are you okay with that, Beverly? I like that idea. I would be honored. Yeah. I thank you. It's an absolute honor to serve one more term as chair. I finally feel that I know slightly what I'm doing, uh, not fully. And it would it's delightful to have you here at my side. Thank you. I'm excited to learn from you. And I want to can is it okay if I just take this moment to welcome our two new commissioners, Aaron Eboch and Lisa Masaro. We are delighted. Okay, here we go. 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? Okay. 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.
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