Are we ready?

Good evening.

Is my mic on?

Yeah.

Good evening and welcome to the August 7th, 2025 City of Napa regular meeting for the Planning Commission.

Roll call, please.

Commissioner Ebach.

Present.

Commissioner Masaro.

Present.

Commissioner Myers.

Present.

Vice Chair Owen.

Present.

And Chair Shotwell.

Present.

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.

One nation under God with liberty and justice for all.

The Planning Commission conducts all meetings in accordance with the Ralph Milton Brown Act.

California Government Code Sections 54950 et 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?

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 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 did receive one public comment information card, Mark Phillips.

Great.

Good evening.

I wasn't able to be at your last meeting but watched the video afterwards.

One of the items was a design review permit for a triplex and a duplex.

The plans showed two buildings that had, in my opinion, all the character of monopoly game buildings.

I'm not here to talk about the project itself, but your process.

Staff assured you that any plan discrepancies would be corrected and taken care of at a staff level review and building permit issuance.

You as commissioners are the ones responsible for making sure that the project can meet the standards and findings for design review.

The city code says that you should be assuring the new housing is high quality and well designed that respects the surrounding neighborhood character.

You're supposed to consider the site design, the architecture, including colors, building materials and design, and the project landscaping.

Some of you expressed a desire that the buildings include some additional architectural features, uh, like different kind of sightings rather than what was being proposed to enhance their appearance.

In response, staff told you, quote, the more complex the planning commission makes the plans, the harder it is to construct the project from a financial standpoint.

We rely on you to make sure projects are worthy of being being built in our neighborhoods.

Projects that require a use permit and design review are not used as allowed by right.

They need to be approved by you to enjoy the privilege of developing in the city of Napa.

If you want or need additional information to be comfortable voting for approval, then demand it.

All these people and the size of you work for you, and shouldn't you shouldn't have to defer your review to them at a later date.

If you want more information or want to see a redesigned project, then continue the hearing and direct staff to bring it back to you when it's complete to your satisfaction, not theirs.

And it is totally inappropriate for staff to suggest that anything you are requesting in order to be comfortable to approve a project is too expensive.

If a project requires a use permit and design review, the planning commission may require modifications to satisfy your ability to make the necessary findings to approve the project.

Any extra costs are ultimately a business decision for the developer.

If they are dissatisfied with your conditions, they can appeal to the council.

Thank you.

Thank you.

Much appreciated.

Do we have any other members of the public who wish to speak on non-agenda items?

Okay.

Do I have a motion to close public comment?

So move.

Second.

I'll second.

All in favor?

Aye.

Aye.

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.

This evening we are reviewing the planning commission regular meeting minutes for July 17th, 2025.

Is there a motion to approve?

I move that we approve the minutes from July 17, 2025.

Second.

All in favor, aye.

Motion passes Abstain.

Thank you.

Consent hearings.

We have none.

Public hearings or appeals.

These are items that are formally presented to the planning commission and provide an opportunity for members of the public to comment.

Applicants or appellants are allowed 10 minutes to present testimony at the beginning of the public hearing.

And if needed, five minutes to present rebuttal at the end of the public hearing.

All other speakers will be limited to three minutes.

Tonight we have the following items.

Item 7a, Napa Yard use permit amendment 585 and 601 First Street.

Item 7B, J and D Railroad, Mixed Use Development.

We'll first hear a staff report on item 7A, but before that, may I get Commissioner disclosures on the Napa Yard use permit amendment.

Commissioner Ebach.

I have driven by the site.

Commissioner Masaro.

I visited the site.

Commissioner Myers.

No disclosures.

And Vice Chair Owen.

No disclosures.

I spoke with staff and I have visited the site.

Staff will hear the report.

Good evening, everybody.

I will be presenting on the proposed amendments to uh the Napa Yard use permit.

Um the applicant requests amendments to the previously approved use permit for an outdoor food service use and a design review permit to add four additional shipping containers at the site and a mini golf course.

Um the property is within the Oxbow Commercial General Plan designation and the Oxbow Commercial Zoning District.

Um the applicant is Napa Yard LP and Perry Clark and Chris Lehman from the applicant team are here to present.

And if you have any questions.

This is the proposed site plan.

Um BED and C at the center are the four new proposed shipping containers, and area A at the top is the proposed mini golf course.

The containers would be painted to match the existing containers at the site in the same charcoal gray color.

Um they would be retrofitted to accompany the proposed uses, um, a kiosk for the mini golf course and storage.

Um the mini golf course would be constructed out of turf graphs, wine barrels, and other natural materials.

Um moving in to some of the modifications proposed.

The applicant proposes four live music events ticketed with up to 200 guests.

Um they would extend until 10 p.m.

on Friday or Saturday, or until 7 p.m.

on Sunday.

Um they also propose weekend amplified music as an accessory to regular restaurant operations, um, extending until 9 p.m.

on Fridays and Saturdays or till 7 p.m.

on Sunday.

The site contains an existing stone stage that would be utilized for this music.

The expanded vendor fares would allow up to 30 vendors.

The existing use permit allows up to 10.

The applicant requests 12 events annually, and for this to include holiday events, which is something new from their existing approval, the events would extend from 11 a.m.

to 7 p.m.

The applicant also requests pre-approval of the SF Giants FanFest event.

This is a large once annual event held in January or February.

It attracts around 2,000 guests between the hours of 10 a.m.

and 6 p.m.

Since this is such a large event, overflow parking would be provided at the NAPA Expo or the fairgrounds.

This is just a summary of all the proposed hours of operations together for context.

The only hours that require specific use permit approval is the ask for amplified music events to extend till 10 p.m.

Any outdoor entertainment extending past 9 p.m.

requires explicit use permit approval.

And then just a note on expiration of the permit.

Last year on April 5th, 2024, staff approved a two-year extension of that approval with no modifications.

As a result, the use permit will expire on June 3rd, 2026, unless another extension is issued.

That extension would be at the discretion of the planning commission.

Moving into analysis, the site is within the downtown specific plan area, which has specific entertainment standards, including for outdoor entertainment.

Any outdoor entertainment at all requires use permit approval.

Noise levels are limited to 67 decibels at the nearest property line and 55 decibels for any property that is designated for single family use.

So the homes across the river from the site are designated for single family use, and noise levels would need to be at least 55 decibels at the top of bank on that side of the river.

Just for comparison, 67 decibels is about the noise of a normal conversation or a washing machine.

Starting a decibel monitoring program, either by installing remote decibel monitors or contracting with a noise monitoring service.

This wouldn't just be for this project, it would be for all of the downtown area because it has been a concern in the past.

And then a note on parking.

The sites existing 140 parking spaces exceeds the requirements for commercial uses in downtown Napa.

The site has around 42,803 square feet of activated area, which would require 134 parking spaces.

The FanFest event, which is obviously going to demand more parking, would provide overflow parking at the Napa Expo.

And then a note on CEQA.

Staff recommends the planning commission adopt a resolution determining that the environmental effects of the project were previously analyzed with the environmental impact report for Copia.

This report considered a regular brick and mortar restaurant at the site so it would be able to, it took into account any environmental effects of a project like this.

Uh to approve the proposed amendments, a design review permit for the shipping containers and the proposed mini golf course, and to confirm the best fit determination made by staff in accordance with the interim zoning ordinance.

And then staff recommends that the commission approve a design review permit for the addition of a mini golf course, four shipping containers, and a use permit for the proposed amendments and new conditions of approval, and also determining that the potential environmental effects of the project were adequately analyzed by the Copia Environmental Impact Report.

Thank you.

Thank you, Paul.

Do um I have any questions for staff before we hear from the applicant.

You know, there's just one question I have.

When mentioning the 67 decibels and the analogy between a com normal conversation and a washing machine, like washing machines today in homes, they typically they're they don't you don't really hear them that much.

So is that a washing machine like in a laundromat?

Why washing machine?

I don't understand that.

It just seemed like a helpful example.

Um that's not something in the code.

I just put that in there to um kind of illustrate uh 67 decibels since it's you know kind of vague.

Got it.

Um I would yeah, I would just I would have to I again personally my HE washing machine, L G, whatever.

It's so quiet.

Um just wanted to mention that.

All right, thank you.

Um so we uh if the applicant would now like to come up and present, you're welcome to do so.

Evening everyone.

Um thanks for letting us come today and consider this project.

Uh as you had mentioned, this is actually our phase two.

So Napi Yard started about three or four years ago.

Uh it's a really exciting concept.

We had these phallow copio gardens that were such a beautiful thing for downtown in the city, and they weren't being used.

And we just happened upon this great scenario of and why the giants are tied in with those containers and finding a home for them in this situation.

Uh this is our phase two, so always from the planning was let's get our let's figure out the space, let's start something here, let's see what the community thinks.

Uh we came up with the uh design, Chris is here with me actually enjoying these type of concepts in other areas.

Been to LA, San Francisco, uh, Oregon.

Always wildly popular.

And what I liked about it was they're they're family friendly all the way up to tourism.

So I'm uh my name's Perry Clark.

I'm born and raised here.

My wife and I are raising four children here, so everything that we do at this site comes from a consideration of how's it affect locals and and how can it benefit the community?

Um you know, it's definitely a list of things we're kind of considered and talked about, but most of it's come from feedback from local people saying, hey, it'd be great if you did this or did that.

Uh one of the biggest ones was that stage, that stone stage from Robert Mendavi and Margaret Mandavi.

Uh it's a great component of downtown and is designed specifically to push noise back to the yard and into our parking lot.

Um it is more of a test run thing we wanted to do, but we did get a special permit.

We did do an event there for the fentanyl awareness, and it was designed around that.

It had a stage, but we're not doing massive concert.

This is really more quiet, small events targeted at that lawn area.

Um the mini golf, that's kind of a I think a genius design by Chris, just a fun one for the community.

Hopefully, you guys all see the joy and what that will bring just for people to do something.

But in the end, for us, what we're trying to do is get more people can utilize the space more.

What can let them use this property and enjoy it?

Because in the end, we know this is a temporary situation, eventually something will be built here.

Uh so we're just trying to maximize that in part of what uh for us in the delay in the time we were talking about.

When we first started this, it took a year and a half for us to actually build it.

So the permit was going, but um we didn't actually open doors till a year and a half into that three-year permit.

So we're looking to get some extension because we know the there's some delays on the final project that will happen there.

And um, we hope you guys approve it and hopefully come and visit as well.

But if you have any questions, I'm I'm here too.

Thank you, Perry.

Uh, do we have any questions at this time for the applicant?

I have a question.

Um, what what sort of extension do you have in mind?

What are you looking for?

Um, so this was uh three-year extension, and that's timed somewhat around what we see for the bigger project on their timeline.

So if you had to had an ask every three years, yeah.

I mean, it's it's a little bit unknown for us on the end of this thing, but three years is what we're hoping for right now.

Okay.

Yeah.

Questions?

Any questions?

Okay, um would you uh would you consider having the uh storage containers, the shipping containers in a different location and perhaps screening them or camouflaging them in some manner to make them less obvious?

Um we actually did.

Do you have those slides?

So the the placement of them uh is the areas that we're trying to put them into would help delineate that space, is kind of why they were picked to go in that area.

So it it if you look at that stone stage, it would it would actually help um mitigate noise travel because it would hit this delineated space there.

And they are uh that planner bed north of it, that garden bed, every year we do very tall beans on a uh hog wire that sits about 10 feet tall.

So that whole side is actually sh held in by gardening.

So from the road, you're not actually gonna see any of those units.

They all get hidden back.

And the front one that will be on the front of the property, we will maintain that um cedar fence.

We have the cedar fence in the front.

That will be in front of that unit.

So all this will be hidden from any walking around, or if you're doing downtown, you're not gonna see these these units.

It's our okay.

All right, we may have I may have some more um comments or or suggestions to follow after public comment.

Yeah, that'd be great.

And I'm happy to talk to because I think aesthetically we want them to be very pleasing for the situation.

Okay, we can go down that road then a little bit later.

Thank you, Perry.

Well, um else from your um program wishing to speak on this.

Thank you.

Okay, thank you.

Okay, so we'll now open um public comment.

Um I received one, Adam Busby.

Good afternoon.

My name is Adam Budsman.

I'm the managing director of the Culinary Institute of America, also known as the CIA more commonly.

CIA operates two campuses in the Napa Valley.

I'm sure you're aware of that.

One in St.

Helena and the other in downtown Napa in the Oxbo district, uh commonly known to you as Copia.

Uh I'm providing comments regarding the proposed Napa Yard use permit amendment at 585 and 601st Street.

The CIA's copia property is located at 500 First Street, which is directly across from the Napa Yard operations on First Street.

Uh after reviewing the yards application and uh listening to the presentation this evening for the uh use permit amendment.

I'd like to make the following public comment for the record.

The uh planning commission staff reported dated August 7th, 2025, addresses several aspects of the proposed development, including the addition of shipping containers, mini golf, and amplified music at the site.

Our comments primarily concern the proposal to amplify music at the Napa yard site.

Uh the applicant is requested to amplify sound on a regular basis each weekend, along with four ticketed events annually.

Currently, the existing use permit permits only acoustic music and explicitly prohibits sound amplification.

Uh the details of the proposed amplification are thoroughly outlined in the applicant's application and are reiterated in the staff report.

While we support and encourage attractive and thoughtful development in our area to promote downtown Napa as a lively environment community hub and to attract visitors to the first street corridor, especially the east end of 1st Street.

We have unfortunately experienced issues with amplified music from other sources in the past, which has impacted events such as weddings held on our property, which again unfortunately have resulted in refunds and a consequential loss of revenue for the CIA.

The staff report uh quotes the municipal code that specifies performance standards of sound levels, as you've already talked about, not to exceed 55 decibels at the nearest residential properties, which are across the river and along First Street to the west, and 67 decibels at the property line of the applicant's property.

The staff report noted, and this was another analogy 55 decibels being comparable to the noise level of a coffee maker or an electric toothbrush.

I'm here only to encourage us all to ask how realistic that is how the standard will work in practice for the applicant and how it would be monitored to ensure compliance, which I think you pointed out something about decibel monitors, so that's uh potentially a way to monitor and ensure compliance.

Um thanks for my uh listening to my comments.

If you have any questions, be happy to answer them.

Thank you.

Thank you.

Thank you.

Do we have any other any other members of the public who wish to speak on this item?

Do I have a motion to close public comment?

I'll make a motion.

Are you coming do we?

I believe we may have someone coming up or no, they're going the up.

Oh, filling out a card.

Ma'am, are you are you filling out a card to comment on this item?

No, or okay, just making sure.

Thank you.

Okay, cool.

I will make a motion to close public comment.

Second.

Oh, second.

All in favor.

Aye.

Okay.

So would like to go first?

Um questions.

I have a question for staff.

Could you please explain um the slide that talks about the potential for the noise enforcement and the decibel readers and what a timeline might be for that?

And um is that something that you feel could get up and running in time to uh you know effectively monitor this over the next three years?

Um, since this is a code enforcement project, unfortunately I don't know all the details, um, but I I know it's relatively short term, um, just because it has been a larger issue.

Okay, thank you.

Okay.

Sure.

I'll jump in.

Um, I think this is a really thoughtful use.

I think it's a great way to build community.

Uh, we get a lot of feedback in this room about applications which we often support that are not necessarily directed to the people who live here in the community, and this I think squarely is.

Uh it's really great that their creative use of shipping containers is not a permanent building in 60 years, you know, probably there won't be a mini golf course and uh you know, small live music uh venue here, but it for the foreseeable future that would be really nice, and then something else can come along without too much trouble, a couple of trucks, and then they're gone.

Um so I I really like the idea of this.

I understand the concerns about um you know, wet weddings uh across the street.

I suspect that advanced communication among the parties could go a long way toward that.

Um, and also, you know, it's in a lively part of downtown, so there might be some noise, and I'm I'm comfortable with that as a concession.

I think the idea of increasing sound monitoring is wise.

I wouldn't be prepared to encourage that as a condition of our approval just because it's so unknown, and that would ultimately make a de facto you know temporary moratorium on the live music, which I wouldn't want to do.

Um so I think I think this is a good idea to me.

Great, thank you.

Commissioner Masaro.

Um, I have actually a couple of questions, and maybe it's best for the applicant to answer them.

Um they have to do with the sound stage and the setup for the live music, where that will be.

Um, so if he wants to come up and pepper pepper my question, Harry?

Harry?

Yeah.

Is it Harry?

Harry.

Harry.

So sorry.

Yeah, no worries.

Um the my questions really are if you're looking at the sound stage, and I know you've creatively put in the containers there to kind of block the sound to kind of create a little muffling there for it.

Where is the um where are let me back up?

When artists come in, are they gonna be using a house sound setup or a setup that they're bringing?

Um that's a good question.

Chris might be able to answer this a little more.

Okay.

My name's Chris Lehman.

Um maybe there's some misunderstanding on this.

So we're talking on the the stone stage you saw proposing four events on a trial.

Excuse me, if you could speak into the mic, because we would we all have trouble picking up your voice.

We're talking about um on the stone stage, we're talking about four trial events with up to 200 people.

So we're not talking de facto about some huge event here.

We're not gonna the just the economics don't support a huge sound system.

It's it's more like when we had the fentanyl awareness uh event, there's a picture of that.

You know, it's two speakers on stands.

That in that case, they brought them.

We don't have a house sound system.

And then on the weekends, the ambient music is in the beer garden on a small stage, and that's we've done that several times before, and it's just it's kind of background music while you're people are drinking, it's not a concert type setup, so the sound is not that much.

Um the reason I ask is that on the forums that we have, um, you're asking for weekend amplified music, not weekend acoustic music.

Right, but there's two different ones.

There's the the four events that'd be ticketed as a trial basis on the stone stage, and the other ones are in the beer garden.

Okay.

So on the stone stone stage, stone stage, then you're those four events.

Someone's gonna be bringing in their own equipment.

Right.

Okay.

And then on your beer garden, where is that exactly on the um I don't know how to point it to you?

It's um Paul, can you use your cursor to find it?

All the number of it.

Yeah, right around there, yeah, in the beer.

Okay.

And so which direction will they be facing with their with their amplified stuff?

And we we've had this a few times.

We had Oxfest, we had the giants, we've had this set up before.

We've talked to the neighbors across the river, they have no problems.

You can actually hear the CIA has music in the grove that is very loud, and it's it's just common uh Maria's has the mariachis that we can hear.

I would just mention real quick that everything we've done there, and even back to the Mandabi's designed it, is to push that noise into the gardens into the parking lot.

And that's where that stage is set.

It's we're talking very small, just little um amplifier that pushes music just into the gardens, but people can still talk, it's just kind of like said background.

Great.

Well, that was that was actually my just my main concern is like which direction is that sound going.

Yeah.

So um that seems to be you've thought about it, so that's good.

Um if you look on the on the staff report, or I'm sorry, it's detachment two.

There's some pictures of the setups that we've previously.

Yeah, that shows it.

Thank you.

Um, and I just wanted to compliment you on adding the mini golf.

Um, honestly, because you know, kids need to have some things to do when um we all go and congregate.

And I grew up here in Napa and I I know that the mini golf that was at Maria's was old and dilapidated, but I loved it.

So what we're trying to do is we realize, I mean, we're basically a restaurant, and we can't really survive by being a restaurant with the increased cost is costs, and then family budgets are getting squeezed.

So we want to give them something to do besides come to to eat and drink.

So we know they can't do that very often.

Great.

And I also like the idea that you're gonna be doing vendor fairs, which um that seems to be like a great use for that property.

So yeah, we we found there's a lot of great local vendors who just aren't ready for brick and mortar, but it gives them a good opportunity.

Locals love it, it's all custom-made stuff.

It's they're really fun.

So we're hoping to just increase those capabilities.

I know we often hear, you know, there's nothing to do for locals downtown, but there really is.

You just need to look for it.

It's there.

Or create it.

Yeah, or create it.

Yeah.

Thank you.

Thank you, Perry.

Vice Chair Owen.

Um, I echo a lot of Commissioner Meyer's comments.

I am really excited to see this project come, echoing all the the ideas for the youth.

Uh, we go there often and play cornhole with our children.

Um, to have other uses there is gonna be fantastic.

I can't wait to use it.

I am comfortable with the amplified, um, allowing the extension to 10 p.m.

with the four ticket events there often, don't hear the noise from the beer garden really when you're up in the the green grass area.

It's a great way to activate the site that we can all use more um big proponent, and I love the shipping containers here.

I have no issues with the design.

This is the perfect place to put the shipping containers, and you already have stuff there, and it blends right in, and I love it.

Thank you.

So uh I too am a huge fan of Napa Yard.

I frequent that location, and I have enjoyed listening to music there on occasion and and watching kids play.

I even spent one bottle rock uh afternoon there.

I could hear all of the music from bottle rock from one stage and sat around the fire pit with my friend.

We were like we were the only two people there.

I couldn't believe that nobody knew, and we felt so lucky, and it was just a really awesome location.

Great burgers as well.

Um I am a huge fan of the mini golf aspect.

I think that that you can't find anything negative about it.

The shipping containers, it would be lovely if we could, you know, maybe you want to consider screening in some way with either vegetation that's easy to remove, like maybe they're in containers on wheels that you could actually move, or um, or you could create some kind of um open call for artists to do murals, and that might be really awesome that would blend into the scenery or maybe complement the mini golf aspect.

Um I see the shipping containers first and foremost.

I love repurposing and reusing of any materials, so that makes complete sense.

I'm happy to know that they'll block the sound in their placement.

I um think that the gray that the way that they're currently um planning on being painted is really not conducive to the space.

I think you could do something really fun and creative and welcoming, and even bring that artistic element into it.

Um that would be my recommendation.

Um I'd be happy to do that.

Or we do the gray just so they kind of disappear and go into the background.

If you're gonna speak, you need to come up with a microphone.

Because the people who may be watching um won't be able to hear.

No, I was gonna say we'd be happy to explore painting the shipping containers.

The the reason they're gray is so they do blend in and disappear.

But oh, absolutely.

Yes, um, thank you.

As soon as I'm done on the open it up again.

Sure, when you get a chance, if you wouldn't mind, I'd like to interject something.

So this is discussion about shipping containers is coming up.

I need to remind the count the commission that shipping containers per municipal code are not permitted to be used permanently anywhere unless you're it's they're for temporary use during construction.

The only reason that this project was is has been allowed to do that is because it's temporary in nature.

So I would just caution the the the commission about discussion about them being in great use and reuse of of adaptive materials because they're not something that the city wants to see propagate around the city in any permanent factor, and it's a very common code enforcement action that we have that people because they're inexpensive, people buy them and use them on their property.

So I just want to be clear.

That's the only reason this the this planning staff would be supporting these because they are temporary.

Thank you.

Yes, sir.

Would you like to come back up?

I just want to clarify something.

On our on these shipping containers we're adding, yes, that's true.

But on existing ones, they're actually permitted by the state.

It's a right, yes, it is they're not permitted by the city of NAP, but the state does not supersede the city of Nap as far as the I don't know if that could be all right.

So we will get it at discussion, but just so you're aware that per the city code, they're not allowed to be used permanently for anything.

They're really for use during construction.

Okay, but these are licensed as a kitchen and a bar.

They're they're not licensed by the city for permanent use.

Understood.

I I'm very clear on on those parameters.

Thank you for mentioning that.

We certainly wouldn't want shipping containers showing up in it on every project.

Um, and then lastly, I just wanted to look at my notes here because I had one.

Oh, yes.

Okay, in terms of the amplified music, I believe that this will be one of those projects that is going to set some type of precedent.

What because we're going to be receiving more requests of this nature from different businesses throughout downtown, if not in that Oxpo district, and that um ultimately what I think we're tasked with tonight is setting some type of precedent because I I am well aware that there is live music throughout the Oxbow district, and um so we have to just I just think it's a very serious decision that we're considering tonight because there are other businesses that have stages or areas for that.

So can uh Paul can you speak to that a little bit?

Like in terms of like with the CIA at Copia, what they have that amphitheater type setting, which I'm sure that's where they do their weddings or one would hope, and then the grove.

Are they permitted to have amplified music at this time?

Yes, so there's other businesses that are permitted to have um outdoor entertainment.

I just want to highlight that across the board though, there's that 67 decibel maximum.

Right.

So it's the same for each property.

There was no approval for an increase.

Okay, so would this be a situation where we could and and Commissioner Masaro, I know you need to speak, but I just have one other question.

Um and anyone else is welcome to come continue.

Um but with that decibel monitoring that we're we're hoping to soon put into action.

Would this be a project that would be the a a great trial run and that we could uh condition that we have that in place for one of their first amplified music?

So i if we're we're talking about the program of the city having the noise monitors for all the businesses downtown, there's no start date to that.

But should you be moved because this is a discretionary request, you could condition the project to include noise monitoring for the trial events.

Should there be record of um complaints those levels exceeding or complaints before the next event we can revisit it or we we can set it up in a way where it can be at the staff level to revisit the the volume levels?

Okay, um, and make adjustments as appropriate.

But so it if you want to, because there is no start date to the city's program, you could implement a condition requiring that they include those measures.

And this trial run explain to me exactly when it would begin and when it would end, because the four events would that be within the three-year time frame?

So four events are requested annually on the since uh this permit will expire uh by June 2026.

Um they uh that would allow for review of the proposal to have four events annually.

Okay.

Thank you, Chair uh Commissioner Masaro.

Um great uh questions, by the way, about the amplified music.

Um, because it popped up a couple of quite a couple of things in my mind.

One of them is um you mentioned um softening the containers.

One of the reasons you soften the containers, especially around that amplified music area, is you have a hard surface for that sound to bounce off on.

And if you soften that area with some plans and things, it's gonna soften the sound and not have it be so sharp coming off of that.

So that's just a one way to add that extra landscaping to help in that respect.

And then um our upcoming program and code compliance.

Um I fear if we tie a condition to this applicant that we may have the unintended consequence of putting um too much on this applicant.

Um that we may then start creating neighborhood fights over, hey Tuckeria Maria, your sound's too loud.

I can hear it over here, and I'm gonna call up and report you to code compliance or something like that.

Um so I'm just saying it's it's um we as businesses, we all need to work together and understand that our noise is going to affect other businesses.

So as much as you can do to mitigate it to your property, that's what you should work on to do that.

Um goes for you know, Copia that you're in the audience today.

I would suggest that too.

Is that let's look at ways to mitigate that sound from um being too loud for everyone else so that we can just enjoy what's on our property and we don't have to hear any competing noise, right?

So that's just my two cents on that one.

Thank you.

Uh does anyone yes, eBock?

Um I would I would agree with Commissioner Masaro and that I would I would have a concern about um requiring that that program be in place before we approve this application.

I'm wondering if we could ask the applicant if they would be willing to um agree to maybe purchase their own monitor and just kind of self monitor when you have those events and maybe commit to that, um, commit to being a good neighbor in that way.

I I feel a little nervous about um having them wait until we have the code compliance program up and running because I think that that's a little bit much to put on them.

But would that be something that that maybe not condition, but just ask?

And that and that is the level at the property line, correct?

That is correct.

Yeah, and for the sake of the river, it's the top of the bank on the other side of the river.

Top of the bank on the other side of the river.

Yeah, so we already have a monitoring we for the fanfest and for the fentanyl awareness concert, we went across the the river and and monitored it.

Do you remember what those readings were?

Did you see any that was anywhere?

I mean, depends if a car goes by, it jumps up to 75, but it's generally between 60 and 70.

Okay.

It's hard to tell what's from the music and what's from a car.

Okay.

Thank you.

Okay.

All right.

So do we have any other questions of staff?

Any comments from yes.

I have a quick question for Paul.

Um, Paul, regarding the use permit extension, uh, it seemed like the recommendation or suggestion was that we incorporate an extension into that's not requested tonight.

Um, this is just in regard to the design review and the use permit amendments.

The uh uh the extension, if there is a request for one, the applicant has to request it would have to come back to the planning commission.

I see.

I misunderstood.

I thought that that was an open-ended question.

Okay.

Absolutely.

And I think that's kind of the beauty is it gives us a year to review this and they'll come back.

Fantastic.

Well, do you mind putting up the recommendation?

Great.

Do I uh do would anyone like to take a shot at the recommendation?

Making the motion.

I think that the applicant may have a question.

Oh, applicant, by all means.

Thank you.

Um yeah, I'm a little worried, something might have gotten lost in the frame.

Paul, we could talk about it, but we were hoping for a three-year extension.

Because a one-year, I mean, I think what we could do is it's a three-year extension, but in the event that we that the city receives complaints.

Go ahead, Paul, you have something to add.

Yeah, so since we issued that staff level approval, um, that was taken out of this application.

Um in 2024 when we issued the administrative um two-year extension that's allowed by the code, it was no longer part of the project.

Um it's it's too far in the future to like consider an extension at this point.

Yeah, it and also because it's not a part of the application, but that request you can't be considered tonight.

That's not on the agenda.

Okay.

Yeah, I'm I must I didn't realize that was it was removed, but um we might be back then.

But it just it takes time, like we said, when we built the last thing, it took us a year and a half to even start on a three-year permit.

So we only had a year and a half of actual traction and then the extension.

But um we'll see what we can do.

So thank you.

Is the one year is the one year just for the music?

Because that'd be fine to do the music as a trial period, but if we're gonna build the the mini golf and other things, it's gonna take at least six months or so before we even do that.

Then we're gonna be back here to extend that.

Yeah, so this project is only uh requesting again the design review and the use permit amendments.

Um if you were to come in and propose an extension before June, it would be uh to extend um the entire approval uh should the use permit amendments be approved, it would be to extend everything with the amendments, um, the additional structures, everything.

So we need to come back next year.

Yes.

Uh excuse me.

Well, that's what we're doing now is sooner.

No, but you have not made that request in this application, so it's too late to ask for it now.

You'll have to submit a new application.

No.

I think the issue is.

It sounds like you see that in the description.

It sounds like maybe you submitted and then there was a staff level extension.

So that extension request in the original application got dropped because you got an extension in the process somewhere, and then nobody realized that.

So there was a miscommunication.

But we're we're not allowed to hear an extension now because it wasn't part of the public notice.

So what we'll do today is we'll take action on what's in this and then come back as soon as you like, do a great job and a good track record, and you probably ask for you know, I mean, I don't know what timelines are available by code, but it's unfortunate when these things aren't really ironed out before you get here.

That's un that's it's an unfortunate situation.

I I don't enjoy hearing that people have to come back and pay more fees because something was not clear.

So if there's something that we can do in this case to prevent those types of things from happening because I just the fees, it's not helping our businesses, it's not helping anyone move forward.

Okay, so do I have a motion on this recommendation?

Okay.

Um I make a motion to adopt a resolution of planning a use permit amendment and design review permit authorizing modifications to planning commission resolution number PC 2021-1 for the addition of four shipping containers and a mini golf course at the site and adopting new conditions of approval for the property located at 585 and 601st Street and determining that the actions authorized by the resolutions are within the scope of the American Center for Wine, Food, and the Arts Final EIR pursuant to CPU guidelines as uh described on the slide.

Do I have a second?

A second all in favor?

I highly recommend that people go there on Bottle Rock Weekend who have no tickets to Bottle Rock.

Get a glass of wine or a bottle, get a burger, enjoy the smash burger.

Smash burger, yes.

And play some mini golf.

Okay, so thank you.

We're moving on to uh item 7B, the J and D Railroad Mixed Use Development.

We will now hear a report from staff who's moving to the appropriate location.

Well, members of the commission, the application for you tonight is JD Railroad Mixed Use.

Doesn't is your mic on?

I think I just turned that off.

Sorry.

Uh the project is located at 1600 Yehomie Street, as is shown by this diagram.

Uh you can see in this area, the area on the corner of the project, and to the north and to the east is are all zoned light industrial.

Everything to the west and to the south are all residential.

So it is a a district of transition and uh has been historically uh industrial in nature in the in the northern area and the western area, eastern areas I said.

So this is a that's why the the general plan has been revised to be mixed use, which I'll speak about in more detail in a minute.

So the uh the project overview overview is requiring a use permit and design review permit for a mixed-use project consisting of four single room occupancy SRO residential units and a 1700 square foot commercial real teal retail unit in a new three-story building, including a shared parking agreement at uh located at the 1600 Yahomey.

Uh the specifics of the of the entitlements are the requesting a use permit for the single we didn't do disclosures.

Stop and do that.

Thank you.

All right, we'll go ahead and you can do it after.

You can do it after.

Uh so these there are there's a use permit for for 14 single room occupancy residential units and for off-site shared parking, which also requires a use permit.

Uh the design review permit for the design of the mixed-use building.

Just uh the kind of dispel the the the vagueness of what a single room occupancy unit is is the definition of the municipal code as this type of group residential use where there's at least five single rooms with no more than two occupants in each unit, and that complies with the section 1752 440, which is our section on single room occupancies, which is identified in our staff report of the as far as the criteria required to have such uses.

Uh, in the case of this project, there's nothing that requires that the rooms be uh individual rooms with a group uh cooking facility.

That's just how they typically operate.

Uh the purpose of that is is for no uh no reason as far as being a uh you know a a licensed group residential unit or anything providing any kind of a service to the residents.

It's really just intended to be uh a more affordable housing component, and typically it's very much more affordable if you're just renting a room and sharing uh common areas.

In the case of this project, they're providing uh cooking facilities in each unit, so they're independently uh occupied, which is certainly consistent with our municipal code for SROs.

The property's uh general plan designation has had in the past two years been redesignated to corridor mixed use low.

That's a new general plan designation for the site.

Uh the it's this since we have not adopted a new zoning ordinance as of yet, uh the the zoning is still light industrial.

However, uh with the urgency ordinance that was adopted uh commensurate with the general plan, we've created some uh best fit zonings, and we have a with the there has been a created a corridor mixed use low zoning designation, which really corresponds to the uh corridor mixed use low general plan designation.

So uh tonight the commission, if they approve this, they'd be also approving a best fit zoning for that zoning designation, which has been identified in the in the staff report and explains how this project is consistent with the the new development standards that are found in the in the uh corridor mixed use low.

Uh starting with the the project plans, this is showing you the ground floor and the parking lot.

The parking that you see here is not uh specific to the site.

There's uh the cross hatches that you see right here are the actual project site, and uh we'll get into the more detail, but at this site there will be nine uh uh proposed parking spaces on site, and there'll be a proposal to share some of the five spaces on the adjacent parcel that is owned by the applicant team.

There's additional parcels here that have shared parking, and I will just clarify that the shared parking all these were done back in the early 1980s and some late 70s.

All of the existing buildings that are there have some form of shared use of all these different parking spaces.

The project as proposed does not have any of that uh priority to use those other property sites, which is why there's a use permit being uh uh requesting shared off site parking on solely on the adjacent parcel that is owned by the property owner.

It does not mean that this project has use of the rest of the parking that you see on the site.

This is just to show that there is ample parking for all the other uses that staff has determined that the adjacent parcel does have the ability to share five spaces for this project.

This is the ground floor of the of the project itself.

Uh you can see the area that's that's uh highlighted in red.

That is the the new parking spaces and the ground floor of 1700 square feet retail that would be sandwiched between the former DMV building and that existing one existing winery building.

This is uh this is just showing the frontage improvements that will be done with this project.

They're actually being done in front of the DMV, which is not a part of the project, however, it's on the property.

Though this is also highlighting that there the applicant is proposing uh six parking uh well, actually 12 uh bicycle racks parking spaces, uh six within a uh enclosure, three enclosures to put two each, and then six parking spaces.

I make that note because there was a late communication uh for uh parking from the bike coalition asking for more.

I just want to clarify the per code.

This project at a total of 14 parking spaces is only required to have three bike spaces.

They're proposing 12 bike spaces and six of those within it in a uh bike locker, which isn't even a requirement in our code.

So this project is proposing four times the amount that is required per code.

Staff think that's a win, and it's it's definitely uh more than acceptable.

Uh, this is the second floor where you see the seven units.

There are seven units that I'm highlighting here.

They're all various sizes, ranging uh from 450 square feet to 400, just under 500 square feet.

Each of these units uh has a one bedroom with a living room, a bathroom, and an independent kitchen.

This is the second floor, again, seven units on top, a little bit different configuration.

Oops, sorry, I went too fast there.

Uh but they're all still a very similar uh configuration as the ground floor.

This is the roof uh the roof plan.

I just show this because this better exemplifies that there is an open area down going down to the ground where there will be landscaping within the site that'll be available for the uh the residents, as well as there'll be some landscaping uh down at the south or the west side of the property property.

So it meets all of the requirements for outdoors usable space.

In addition to many of the units have little little uh pop-out patios.

These are just a close-up of the floor plans.

I could go through those at great detail if anybody wants, otherwise, I'm just gonna skip through these.

This shows you the uh ground floor retail, 1700 square feet.

It's a spec unit, so it'll it'll be used by whoever they lease the commercial space to.

These are the cross sections of the building, just in case that comes up for discussion.

Uh, I'm gonna go through the elevations.

This shows the the under the tucked under parking for the uh for the these would all be for the SRR units, and as I mentioned in the staff report with the SRO, they could request a reduction of parking, which they did.

So therefore they're only providing seven spaces for the SRO, and that does require a restriction being recorded against the property that allows only seven seven cars of any of the 14 uh residents.

Given the size and shape of the of the property of the units and their general location, it's anticipated that some of the people that rent these probably will ride bikes and will be able to walk to downtown as these are within close proximity downtown, and they definitely are intended to be for workforce housing.

As we're as we know, there's new laws with state that really limit the city's uh uh ability to regulate design.

However, uh the applicant has provided a design that's that's unique, it's kind of agro agrarian uh industrial, which is probably a good fit for the given the uh the mixed use of the area that's sort of bordering between residential and industrial uses.

This is uh showing the uh the north and uh or the east and west view of the property.

This is the the uh materials board uh that it's gonna be using some stucco and rib corrugated gray uh metal siding, again, adding to that agrarian industrial look to it.

They've also provided the landscape and this landscape area that you see here, that's the area that goes all the way up to the roof, so it's open air.

So even when you're in the second and third floors, you have this open air space that gives you a little more feeling of being outdoors, and they're also gonna be providing uh extensive landscaping in front of the DMV building and where the bike uh parking will be.

I mentioned the staff report.

This is a project that the applicant and the applicant's architect proposed and were approved about 10 years ago.

This is up on uh it's called Park Place, it's up on uh by way east.

And you can see the architecture is really very similar, and this was probably built, I think almost 10 years ago, uh five, five years ago.

And I just wanted to show that this gives you a good representation of what this project would look like.

Uh when this project was approved, it was with the planning commission of city council because it was appealed.

Uh it was approved unanimously.

Uh staff feels that it was a very well-designed and well-executed project.

And to the even after five years, it looks very nice.

This is again showing the parking where there's all the different spaces.

I've already kind of ran through the the nuances of the parking and how it's shared on various properties, but it's also intended to show that there is ample space that allow uh for the five additional units necessary uh for the new use, and also the parking that has been shared between all the various uses that are on the site.

With that, staff recommends the planning commission adopt a resolution approving the use permit and the designer view permit uh to construct a mixed-use project consisting of 14 mixed-use SROs uh and 1700 square foot commercial uh retail in a new three-story building, and uh to determine that the project is exempt from SEQA.

The applicant team is here to answer any questions, as was staff.

Thank you, Michael.

Great presentation.

So we'll do disclosures now.

Um I have engaged the services of the applicant's architect within the prior 12 months, but uh the flow of money went the other direction, so I don't believe that is a conflict for me, and I I think I can be fair and impartial.

He's not the applicant, he's just their designer.

Oh uh yeah, the flow I paid him, yeah, yeah.

Yeah, okay.

I just want to I just want to disclose that.

And uh, but I can be it doesn't affect my ability to be impartial.

Thank you.

I drove by the site.

Commissioner Ebok.

I also drove by the site.

Um I spoke, I met with the applicant's architect, Chris Cracker.

Um, and I spoke to staff about the project, and um I go by that area quite frequently.

And I am very familiar with the location.

I live not far from that uh property, and I spoke with staff.

Okay, so now would uh the applicant like to speak.

Good evening.

Um Madam Chair and Planning Commissioners.

If you could speak into the project, thank you.

So I wanted to get a I wanted to do a little bit of uh background.

First, is we started this project with uh um hang on a second, I got it.

Rider, and then most of it, and then of course, he was lucky and got had a baby girl, and he had left us for two or three months, and we've then finished with Michael Allen.

I gotta tell you the staff was extremely helpful in doing this.

We went around and round about a lot of things.

This prop uh project required things like grocery stores within a half miles and um bus stations and things like that that we worked hard to get to and the parking.

So, and then also I gotta uh thank Chris.

It was his vision that came to me and says, you know, you could do SROs here, which I had no idea I could, and it was uh a brilliant idea, and it's a very needed thing.

Uh we are the developers for that area, and we've done nothing but improve every shop that we have, including Las Palmas, a new fish shop and empanadas.

We've done everything landscape painted, uh, because uh of course I've been here 73 years, and there's a nostalgia thing here.

Is I came in this building in 1974 for my first project, and you had a Madam Mayor Phyllis Moore, who was a I would say a driving lady and very well respected and treated us very well on that.

So it I got some deja vu going on here, and was I nervous too.

And um, so all of that, let's see, and Michael and everybody now let's get down to the project.

One thing is is that the people at State Line, there was a two gentlemen that wanted to speak, but they had to work today.

Is there's a big need for single people that need to that the restaurant, and I see it all the time, and I understand it have children myself, that it's hard to get in, it's hard to pay 2500.

We plan to be around 1800 at the for a couple and stuff like that.

So they have to come from Vallejo or um as far uh as far as uh Vacaville and things like that.

So we found a niche.

We feel this is a big niche, and we want to maybe provide more on the other parts of the site in the future, and um so I'm really excited.

I love style, I love architecture.

Uh we've been we did food city, I'm still doing that all on my own, putting trees in, making it handicapped, children friendly, family friendly.

I get the pizza, the Mexican, we'll have some chicken place soon.

We've removed the um the um I would call it like I call it a dope shop, but it's a use of uh paraphernalias and things like that that the moms so we really strive to make it a family thing, and I hope you've noticed that.

And this site, I could go on after 50 years of being here and doing projects.

So, one thing if you would please provide me the plan that shows the parking.

There um okay, I'll tell you, uh okay.

Is there a color one?

And do you have a poll?

I think you gave us a color one.

What?

I don't think you gave us a color.

Oh, the first floor one, okay, sure.

But that that is a parking parking.

Yes, for everything.

Oh no, that won't work.

Okay, let's go back to the back.

Hang on a second.

So obviously, I I um my my goal's always been not to be a comf uh a combat or a confid uh uh con uh what's the word I want combat it combat or you know uh I like try to get along with everybody and make be more than fair in this plan over here.

Do you have a pointer?

Like go to the to the automotive place and this is a I have two app I have two of my neighbors here that were concerned about the parking and that we were extending our parking all the way to the fence, and that would be the Wilsons there in the back there, and of course I've known them for a good 40 years or something, and Bobby's the matriarch there at the feed store, and she she was led to believe that that parking would extend across onto her property, which is not, and I wanted to clarify that with you, and I told them today that I would state openly that I don't plan to go there, I don't need to go there, and I you know I want to be the good neighbor as I so I told them I would say that here in front of you today.

As far as any um objections, I I our other neighbors I haven't heard, and I have uh uh assigned uh list of people that are uh in the neighborhood.

If I could approve the project only I the only thing that I have that I re wanted to request is that in design, could you go to the elevations?

Uh that would be the Vallejo Street elevation.

Okay.

Can you get uh so the commercial area?

There is a code that doesn't we have so many different things we had to do.

There was a code that the roof ceiling in that commercial area had to has to be 12 feet.

Okay, and there's no way of us to uh correct that, but I think I might be able to do it here with your help if you feel it's appropriate.

I wanted to make we initially started with the ceiling at 10 foot, and so but the code doesn't allow for it, and we couldn't find a reason why.

But the 12-foot creates uh access for a person in those units to get out, and it creates a very difficult roof line, and I wanted to simplify it.

And so tonight I was requesting if I could use the 10-foot elevation instead of the 12-foot elevation.

And and I brought a drawings to show you it virtually you can't see it, see the difference, but it makes a big difference for the construction of it.

I'll respond to that when you're ready to have me respond.

Okay, thank you.

Yeah.

All right, and then uh that's all I have to say, and I'll take any questions.

Thank you.

Do we have any questions for the applicant at this time?

After okay, after public comment, thank you.

Okay.

So we'll uh first off, I guess I'm gonna start off by saying it's a little late game to make that request.

Uh what it is is the the new mixed use quarter or low uh best fit requirement has a 15-foot, not 12-foot, 15-foot minimum height ceiling for commercial.

And we work with the applicant on this.

And I and if you see here, this is the commercial suite.

Uh, and and you see, this is where they're they have the 15-foot height elevation, and staff worked very very generously with them to allow them to only require it really in the area that would be open to the public.

And you see, the rest of the commercial suite goes all the way back.

So they've already are enjoying a reduction.

And uh I'm bringing this up because this question came up, and you know, it really should have talked to staff before you come to the hearing, because it's not really the the commission's purview to modify code.

City council could do that, but the planning commission cannot.

That would require a variance, and that's not part of the application, so it certainly can't be considered tonight.

Uh, but I I thought we I thought we made a solution for them that that worked.

I get it.

Maybe this is gonna cost them a little extra, but this is what they agreed to, and this is what we've got.

Then I then you can forget my request.

I did not know that it had to go to the city council.

I did not know.

I they work, yeah, we work great together on this, and I was just thought that sometimes you could go to the body, and the body says, Well, we like his idea, and you override it, but if it's gonna be an issue, I I'm totally happy with that.

Well, Dan, would that be a design review variance that would be within our purview or not?

Uh not to second guess you mic, I just want to make sure we're all on the same page uh what's the it's a code requirement, Dan, that they have a certain so it's a development standard uh-huh in the musician.

In the municipal code.

Yeah.

Uh you would have to get a variance or uh or the city council is the only body that can amend the the zoning code.

Right.

That's that's right.

Uh there's getting complicated.

Yeah.

Well, he said no, he didn't want us to okay.

Okay, thank you.

I think that answers that.

Thank you.

Thank you, Michael.

Okay.

Um, so any other questions before we open up comment public comment.

Okay.

Uh so yes.

Um, along that same line, uh, would it be possible to clarify in terms of the design because this is a housing project that um all the design standards need to be objective?

Uh would you mind clarifying our extent to make recommendations in terms of the design to the residential component?

Well, as the commission may know, we don't have any adopted design standards, so technically we have nothing that you could go by.

I can only speak to that they they use uh some of the design elements from our design guidelines that are not applicable any longer, such as varied roof planes, uh varied wall planes, uh a vocabulary mixture of materials you know, using the the stucco along with the corrugated metal.

But uh unfortunately, until we adopt some design, uh some objective design standards, there's really nothing the commission can do.

We're lucky they came with a nice design.

Okay, thank you for the clarification, Topel.

Thank you.

Okay, I'll I'd like to open uh public comment.

Do we have anyone from any members of the public who wish to comment?

I received two um public comment cards.

Uh Carlotta Sainado and then Colleen Moore.

Wonderful.

Welcome.

Hi, Carlota Sainado with the Napa County Bicycle Coalition.

We submitted written comment about the bike parking, and I just kind of want to reiterate some of those points and kind of respond to some of the things that I've heard just learning more about the project at the meeting today.

So within the application for this project, it's clear that the project is relying on people to go by bike to justify the reduced parking.

The staff report and the application both point out how close this development will be to things like the Vine Trail to downtown, to grocery stores.

And if you're going to rely on people to ride bikes for transportation, there needs to be a place to store them.

And there are 12 spots.

I will point out that six of them are short-term bike racks that are open to the public that are often not used by residents as long-term bike parking.

Those are usually short-term, maybe visitors for the commercial use will use the bike racks.

But for residents, they really need something secure and long-term, which is those bike locker spaces, that's what that would apply for.

And folks who are relying on bikes for transportation need a secure place to put them where it's not at risk for being stolen, especially as more people are using e-bikes to replace vehicle trips or as a more cost-friendly alternative to driving, um, especially considering if this is for workforce housing, people who can't afford to buy a second car, maybe getting an e-bike to use that.

E-bikes are still expensive, they're still big investments, and they still need a secure locker place to put them.

Carrying them up two flights of stairs is not really an option for a lot of people, even with a regular bike.

And we have been working with the state to improve the bike parking requirements for housing.

Um what's provided is required is more than required by Napa Code because Napa Code does not require bike parking for for housing, as far as I'm aware.

Um, so really it's easy to go above the code because it doesn't really require much.

Um, but if you are going to rely on folks to go by bike, if you want to encourage it to meet multimodal goes goals by the city to um not create overflow parking or transportation issues for people, being realistic about what people need for their bikes, being realistic about the behavior people will do in terms of storing bikes or just not biking altogether, um, is important to consider.

And we're happy to continue conversations with applicants and staff.

Thank you.

Thank you, Carlotta.

We have a second person, yes.

I thought Colleen Moore.

Hello.

So you can hear me.

Thank you.

Um, my name's Colleen Moore.

I live at 877 Valeo Street, directly across the street from um this planned 14 apartment uh unit.

Plus, we we have state line barbecue, which is great.

We have a great winery there.

We have auto works.

I've been there 28 years.

Um we did have pepper pepperette, has been there for many, many years.

Wonderful place.

Okay, so this is the situation that I feel we should all be aware of.

Um there is limited parking, 14 apartments.

If two people live there, that would be 28 more parking spaces.

I left my house to come here, and state line is awesome.

But when I left that parking area inside was full.

I mean, and then Pepperett's they had some people there also.

Um auto works had closed, but um there were a few cars for the winery.

Not that they had the winery open, but it was full, okay.

So what my concern is that there is not enough parking.

And the reason I say this, if we have 14 apartments, maybe two people will live in.

They're only 500 square feet, so that I know I was in college.

That's a very small space, especially for two.

And maybe they won't have a child sometime.

You know what I mean?

But boy.

But bottom line is that's a very small, small space.

And so you have people, and and I I have roommates, you know, and I rent a room, I rent rooms in my house, not at that expense, but you know, much less.

And I know you know that people like space, and and luckily we all share.

But what I I am concerned about is that once they block off that area right next to the winery to where pepperettes or the old DMV is that isn't that's an entrance way now for cars to come in and park.

There won't be, I think there's only one other end exit, and that's by auto works.

Plus, if the parking lot is full now, before the apartments, what will it be like after that?

And that's my concern.

Now we can say, okay, there's street parking, right?

But during the day, the the car shops have their employees park on the street, which is fine.

And then sometimes even with state line, they have their I know they park in front of my house.

There so there is limited parking.

And I think that should be addressed, because I think parking is really important.

And I'm not against extra housing, but I say that there everything should be planned so that people have a place to park, have a safe area.

That's my concern.

The parking and the exit and entrance for fire and police to get in and out of there once that is built.

Thank you.

Thank you.

Do we have any other members of the public who wish to speak?

Do I have a motion to close public comment?

I'll make a motion.

Second.

Second.

All in favor?

Aye.

Okay.

So would we any would anyone like to uh ask any additional questions?

Yes.

Vice Chair Owen.

Um I'll start with the programming of the housing, the SRO housing.

I think it's fantastic.

Um to actually have housing that's attainable downtown is a breath of fresh air.

Um the architecture, I appreciate the materials, the articulation.

Craker did a great job, in my opinion, ties in with the surrounding materials and buildings.

Where I get held up a little bit is I understand they can reduce the parking, but having reduced parking and then not having enough bike bikes for each unit is where I struggle.

I appreciate the work that the Napa County Bicycle Coalition does.

Um I learn a lot through them.

Is there any way if we have reduced parking, not even enough spaces for each unit?

Is there a way to at least provide a bicycle parking space for each unit?

Um in all likelihood there'll probably be a lot of two people, you know, pairs living in these units.

I don't know if you can put some wall mounts inside the park, the park car ports, some other creative solutions for added bicycle parking is my concern with the reduction of the parking spaces.

Thank you.

Uh Commissioner Myers, would you like to ask any questions or provide any comments?

Sure.

Mike, maybe you could help me understand the parking situation a little better.

I understand there are seven under tuck under parking spaces, and I thought I had heard you say there were going to be five spaces to be shared.

Is that is that correct?

No, there's nine tuck under parking spaces that are being provided on on the project site here, and there will be requesting five that would be used somewhere within these this park.

These you see these parking spaces here, they're actually half on the parcel, but it would be but in this shot in this parking area right here.

Okay, and would that be pursuant to a to be drafted shared use parking agreement of some kind?

Correct.

There's a there's a condition of approval requiring a shared use agreement for part for five parking spaces between that one parcel and the project parcel.

And and so when you're reviewing those, there is consideration to like the load.

We're not overloading shared use parking spaces where each shared use parking space is being credited to three different buildings at a time, right?

I mean if you look at the the the table, I think it's table three in the staff report.

There's a breakdown of all the required parking.

And it it it it justifies that there's additional spaces.

There are five, there are more, I think there are seven spaces that are exceeding okay.

So those are the but we're recognizing those can be used by anybody shared.

Sure, sure.

Okay, but so there they're ostensibly is available.

Correct.

At least that many spaces.

Correct.

Okay.

And then um maybe for the applicant, is there space for two more covered bike?

I mean, is that feasible to that would enable each bicycle, each unit to have a bicycle parking space and add some of the covered no there's nothing?

Because six six of them are for pedestrian like public use.

The bike racks.

Actually, this there are six in containers.

And then there are I think another two, four, six, six six open.

Then there's another two uh at uh restaurant area.

I don't know that we have it there, the typical loop.

You may not know about it, but we're on a different parcel you're talking about.

Yeah, and um I think what's more I mean I think that there's plenty of parking.

The one thing that sometimes that we need to consider is that the commercial space, the barbecue closes at seven, and the winery only operates during the crush period of time.

And the automotive closes at five.

You go there in the evening and it's wide open.

There's a ton of parking, not counting any off-street parking.

So and we have an abundance of parking anyway to begin with.

The seven just gives you credit so you can build this many units.

If I otherwise I'd have to build seven, and it doesn't become feasible.

And uh uh so we have six for it.

No one uses them at this point, and and they can be exclusive.

I I I I mean, I have enough.

Maybe I don't exactly know what your question is.

Can't I have enough?

And my question to you was about the bike parking.

Is there space for two more bike uh covered bike spaces is really just the only question?

I certainly could find that on the site.

Perfect.

Do you I mean is that something you'd be willing to do?

Or I think your name.

I'm Dominic.

That's Rossi, it's my dad.

Um I think there's uh there's but there's the covered parking where you could probably fit a bike in there.

The people ride scooters so they can carry the scooters up the stairs.

Um we have problems with the covered park bike parking where homeless people are sleeping in the spaces right now.

And I mean, we could maybe convert some of those open ones to enclosed ones, but um they're I mean they're they're kind of uh ugly.

Sure.

Well you know, but yeah, it's possible.

We can work on but certainly I can find the buttons.

It's uh I mean I look what I'm doing, and now you're making me put I mean I've already done more than I'm supposed to, so I hope that you see the uh merit of my project.

Do you think that the covered parking?

Um do you think that the bike storage areas can be assigned to people who aren't assigned covered parking spaces?

Is that something?

I mean, would that make sense?

Am I going too far?

Let me understand that again.

I'm sorry.

Well, um can I Nick was suggesting that the amount of covered bike parking was adequate for the total number of units because people who have under the covered car parking could also probably fit a bike in there?

Oh yes, absolutely.

You could fit a bike in their space or if they want to park there.

So for those people aren't gonna have the people that don't have assigned under under parking aren't gonna have necessarily covered place to store their bike unless they had a covered bike parking space.

So that was my question.

Was the parking for the bikes going to be assigned per unit?

How does that work?

So could you structure it so that the people who have the covered car parking wouldn't also be consuming the covered bike parking?

Could I help clarify the question that I believe you're asking?

I might clarify for you.

Uh as as the application is requested, you're requesting a reduction of parking.

So the 14 park uh 14 units, yes, you're only providing nine parking spaces for those, and there's gonna be a deed restriction that there are gonna be no more than nine or no more than seven cars used by the residents.

So what I hear uh Commissioner Meyer asking is could you deed restrict those six covered spaces for the six people that do are not going to be allowed to have a car?

Well, of course I could.

Would you be op would you be open to a condition requiring that?

I mean so yeah, of course.

Okay, then I recommend the commission include a condition requiring that those six covered parking spaces be allocated to the residents that are not allowed to have a car.

Covered bike biking parking.

The enclosed bikes, the enclosed bike lockers.

I mean I don't know that it needs to encumber the land.

I'm I but we could that's what you're asking for.

I'm sorry.

Just asking if he's willing to do it.

I'm not necessarily saying he has to record it in title.

That might be a lot, you know.

Bike bike parking is good, but I would recommend if the commissioner is asking, would you be willing to do that?

The way to ensure it happens is it'd be a condition of approval.

Otherwise, someone can tell you sure and they don't how are we going to force it?

You know, I see these apartments on Sasco people bring their bikes up three floors and put them in their patio.

I yeah, I was just trying to accommodate the the uh public request, but actually personally I'm comfortable with with the number of bike parking spaces and car parking spaces the way they are.

I just thought it if it was available, it would be a nice way to accommodate the public interest.

But I'm not really that dedicated to the cause to make it a uh condition to be recorded against the title.

How the other planners feel about that?

We're gonna hear.

Okay.

Thank you.

Commissioner Masaro.

Okay.

Great points.

Um I think uh uh piggybacking on the bike conversation right off.

Um of the things we have to also remember is that people have two feet that they walk on.

So um, and I say that because my son and my and my daughter lived downtown for quite a long time, and my son worked downtown and he walked to work every day and walked home every night.

And even when he worked worked, even when they moved out to Browns Valley, he walked into downtown and he walked home.

So um he just didn't enjoy riding a bike, that's all.

Um so I think that you've done, I personally I think you've done a good nice job on the bikes um and the idea of the SROs.

Um I will ask that, and I spoke to your architect about this.

You've done a really nice job looking at sustainability on this project, and you're using materials that are durable that are gonna last a long time.

Except you called out vinyl windows in the project.

Personally I don't like vinyl windows because they off-gas over time.

They're not gonna they're not gonna last as long as you think they are.

And you're much better to upgrade into fiberglass for this project, because especially with the amount of metal that you're using on the project as well.

They're just gonna be a lot more energy efficient for the people in that in the um units.

I'm not a fan of sliding windows either.

Um I just don't think they're uh there's a lot of problems with sliding windows.

I'd rather see you guys use casement windows.

That's a suggestion, it's not a condition.

Um I would like to, if we could condition not using vinyl windows, I would love to be able to do that.

Um what I heard tonight disturbed me a little bit when you said that you were thinking of renting the units for about eighteen hundred dollars a unit.

When you look at the financial part of that with somebody who's gonna live in that unit, um if you do the rule of thirds like they all tell us that we need to do, it it roughly is to somebody's gotta make 32, 33 dollars an hour just to live in the unit, one person, right?

And um you want to be able to offer this to people that are um working down there.

It's it's interesting that you're you're thinking two people would live in these SROs.

It'd be nicer if one person could live in the SRO, and I get it, it's a whole financial thing, but I'm just pointing that out.

The SRO is a great idea.

I'm really like the architecture, I like the whole plan.

But if we're gonna go forward one more step, making sure that we can accommodate our workforce that's working for I I don't know what the um going rate is for hospitality down there.

Maybe it's in the mid-20s now.

Um that is good, but if we're relying on somebody to make $33 an hour or a couple to make $33 an hour, that's it just seems like we're jamming too many people in that spot.

That's just from a housing um perspective.

Thank you for that word.

Um I realize there's not much I can do about that as a planning commissioner, but I'm just throwing that out there as you think about it, as you plan on doing more of these SRO units.

You know, let's think about who's actually gonna be living in those units.

Um, and how that um and how we can get more of these built and not have to charge a whole lot of money for somebody to live down there.

And not have to charge a whole lot of money for somebody to live down there.

And I realize $1,800 is, you know, um, maybe on the low end of what we're doing here in Napa, but again, it's 500 square feet for roughly two people.

That's it's pretty tight.

Um let's see.

Um I think that covers my notes.

But again, going back to the um design and the architecture, would love to have not had the vinyl windows.

And I really appreciate the fact that there's awnings on the windows to lock in, block out the sunlight.

And the fact that you guys are um thinking about sustainability and the people that are that are gonna be living there and using it, these are gonna be very low energy consumption units.

And um, that's also extremely good for our environment and extremely good for the community.

Thank you.

Thank you.

Commissioner Ebach.

Yes.

Um, first I want to commend the applicant and applicant's architect for um really use doing in what my mind is the perfect example of a parking reduction in terms of getting to utilize the the proximity to the grocery store, the proximity of the transit stop.

Um I think this is a great project to to utilize that tool, um, as well as uh just express my appreciation for uh you all creating an opportunity for smaller housing units in Napa that are you know at that 500,000 or 500 square foot and providing that workforce housing.

Um would love to see a digital covered bike parking.

Um, but if it's something that's you know gonna prevent this housing from being built, it's not something that I'm gonna hang my hat on.

So um would love to see it, but ultimately I think this is a great project, and I'm really excited about any opportunity that we uh can have to provide housing over parking um and improve uh affordability in Napa.

So thank you for that.

Can I say one?

Absolutely, Commissioner Myers.

Yeah, I wouldn't say uh my questions about the bike thing were intended to be uh addressing public need and and public sentiment, but I want to reiterate that this application I think is ultimately very great.

Um it does everything we've asked for, it provides housing, it has a high standard of design, it's engaging uh uh an area of town that has been neglected for a long time.

You're doing what we've asked, it's recognized and it's appreciated.

So thank you for bringing this sort of housing.

It's different, and it's definitely needed by so many of the people who actually live and work here.

Thank you.

So this evening brought back memories of when I sat on the housing element advisory board many years ago.

Lisa Bato at the time uh was also on that board, and I moved here 23 years ago from Hollywood, LA.

So I on that board mentioned that I'd I would have loved to have seen like the tannery row become loft spaces, that it would be retail down below, housing up above.

This was a million years ago.

The fact that I'm sitting here and I live right around the corner, I'm on Vallejo Street at least 16 times a week.

Um, because it's my thoroughfare going to hot yoga.

Um bottom line, I can't think of a better use for that block for that area, and I also can foresee a lot of just single people living there, and this would be what I believe is much like a dorm that you're you won't be living there forever.

It's this it's your starter apartment.

And maybe it's my apartment, maybe it's mine when I'm 80 years old.

I don't know.

All I know is that I think it's absolutely perfect.

It's what I dreamed of when I was on the housing element advisory board.

It never happened, it's beginning to happen, it's happening in the right spot.

Um it it's it looks awesome to me.

And yes, I I am so not a fan of vinyl windows.

I have a historic home, and we put in wood clad windows, and they were very affordable, and they've been they're insulated, they're beautiful, they look authentic and historic.

I I am not a fan of vinyl windows.

Um biking, yes, everyone knows I have five bikes at home.

I'm a big biker, but I yes, ultimately, maybe in the future there will be something much like a shipping container or something of that sort that you can just envision like having a small little unit that's a mobile thing that is for the bike storage.

Maybe that's something that will eventually appear in our lifetime because we're gonna run into this all of the time.

The state has mandated no parking requirements for new housing.

The state is working against us on every level in terms of parking and especially creating more parking for downtown areas with housing and adding ADUs and not requiring parking.

So we are we're up against a hard spot because we there are just certain things that we can't um propose because we have they're not within our purview to do so, and they're not a requirement by the state.

And the fact that this applicant and developer and architect has created something that I think they've taken a they've sacrificed a lot in terms of return on your investment.

I think I hope you'll get that, but ultimately I'm very very happy with this project.

I'd like to address the few tweaks that came up if you could come to regarding vital windows.

Uh I never considered anything but that at the time, but I certainly will look into it because I'm long term it will be left to my children and hopefully to their children.

And on another thing is those other apartments that you saw.

I don't know if you really seen them in person on Byway East, but that apartments are the only way they generally work is simply boxes, and creating these elements and these roof lines and these windows and these awnings are not money makers.

They actually take away from it.

But it's my personal that I'm willing to invest to make these things more and above as bringing just a box.

So I I it cost more, and it and that's why um uh but because I'm a builder, I can get the cost down, and and it makes it very difficult.

And so I hope that I I can hear it that you appreciate that I'm gonna spend more than it takes normally.

And the like you know, permits are out, you know, are out of this world.

I mean, I just bought a single family permit, it was eighty thousand dollars.

My apartments that I want to do over there by Shambra Bakeries are 8,800,000, $880,000 for permits alone.

The prices of the sewer, the water is just gone through the roof.

I know that it is what it is, but we have to take that in consideration.

And uh so um I I will definitely look into that.

I don't know what the price difference is, but if it's not much, I will certainly do that because I want it to look good in 50 years.

All right, and thank you for that.

I knew you would have some tips.

Thank you so much.

Okay, so great.

Um I have at this point, I feel like we've all probably given our comments, right?

So um would anyone like to take a stab at the recommended action motion?

Sure.

I'll do it great.

Vice Chair.

Uh the planning commission, I moved to adopt a resolution approving a use permit and design review permit to construct a mixed-use project consisting of 14 single room occupancy residential units and a 1,716 square foot commercial retail unit in a new three-story building, including a shared parking agreement for the property located at 1600 Yahomey Street.

And determining the project is exempt from the CEQA.

Second, do I have a second?

Second.

All in favor?

Aye.

Aye.

Thank you.

Thank you.

Okay.

We now have administrative reports.

Administrative report items include reports and recommendations from city staff that do not require a public hearing prior to action by the commission.

The commission may take action if the agenda description provides for it.

Only the planning commission may authorize public input for these items.

It is within the discretion of the chair and commission to allow public testimony.

Tonight we have item 8A.

We may wait until the door is shut here.

First Street Napa phase two ad hoc committee.

Okay, so we we have um a staff report on this ad hoc committee before we go move forward.

Yes, and it's arguably the most exciting item of the night, it sounds like um so yes, uh in the attached memo um that was published with the agenda, it briefly outlined the discussion tonight.

So on July 15th, City Council adopted the second ordinance or conducted the second reading of the ordinance for first street phase two redevelopment as part of the discussion tonight, and the purpose of that memo was to just establish the discussion and establish um the procedures for the ad hoc committee and the meetings to meeting and or meetings to occur once the committee is established once the application is submitted by the applicant and once the application is determined to be complete by city staff.

What I would add, and it wasn't outlined in the memo is it's likely that the meetings will occur during business hours.

However, should commissioners be appointed that have time conflicts with business hours, we'll see to it the best we can to schedule those outside of business hours.

Um but the the committee itself would be established of one non-design professional and one design professional from the planning commission.

Great.

So um we have two design, yes, you have a question.

Absolutely.

Um sorry.

Um explain just a little bit so the benefit of people watching or and us just reiterate how the meetings will go.

Their Brown Act meetings, right?

So the the committee is established um here tonight, and it was is voiced at least by planning commission ultimately adopted by council to establish the committee.

It would be in accordance with Ralph M.

Brown Act, and because in my understanding, because of the two um appointees, it wouldn't conflict with Ralph M.

Brown Act.

Um ultimately we don't know the timeline in which those meetings will be scheduled just yet, and depending on the members that are selected here tonight, um, and kind of a balancing act of staff members.

Um we will ultimately schedule uh those meetings once we know the parties involved.

Um it will likely be kind of an informal setting in in the city offices.

So um we have two design professionals that um are on our commission, and so we need to either uh vote or draw hats, draw names out of a hat if both of those design professionals would like to be on the ad hoc committee, correct?

That'll likely be the easiest way.

Okay.

So we have Commissioner Ebach and Commission and Vice Chair Owen.

Are you both interested in being on the committee and available during well possibly during business hours and possibly not?

Um I'm glad to do it if um if Commissioner Owen is unable, but because I am typically up valley during the day, I am willing to cede to her if if it fits her schedule better.

Yeah, I would love to do it, and I have um flexibility in my schedule since I make it.

And I'm local here to the city.

Great one that I would recommend that we um give Commissioner Owen the opportunity to do that.

That's wonderful.

Well, thank you.

So um we now have three remaining commissioners, and I'll just go around the room and ask each commissioner if they're interested in being on the ad hoc committee.

Commissioner Masaro um I'd love to be on it, but um I have a travel schedule coming up with my mom, and my mom is getting older, and um we did lose my dad last year, so I am um kind of her caregiver, and I'd like to just be able to stay available in that respect to her.

So I'm happy um to not throw my name into the hat at this point, but glad we're gonna have a committee.

Wonderful.

Okay, thank you.

And Commissioner Myers.

Yeah, I'm very interested in it.

I feel like um I I have uh voiced some concerns at the meeting that I would like to make sure they're you know held to account for what the representations were made at the meeting.

And I think that I think that you would be great to be on the I I honestly I think that any one of us are are equally qualified in different ways and would be great on the committee.

I too am very interested in being on the committee to represent uh all of us and the community and what we set forth in the approval process.

And so I think that the easiest way of doing this would just be to draw names between the two of us.

So do we have a hat?

I was just gonna recommend draw pencils.

Short so short pencil straw.

Credit card roulette.

Well, what I think that Myra is taking care of the names.

I won't look and you can mix them up.

Absolutely.

Who wants to be the chooser?

It should be other than the two of you.

I don't think that any one of us should be um Myra.

Oh, my God.

Myra, yes.

Alex Myers.

Wonderful.

Thank you.

All right.

So that's I knew it was just always going to be a win-win.

All right, so do we have any commissioner comments or staff comments before Commissioner comments?

Staff has no comments.

I just I guess I would just rec uh remind the commission that if you're gonna be on this committee that you know it's important that you're available when when necessary.

Awesome.

Yeah, and uh since we don't know at any point the application is going to be submitted, and we don't know the contents of the submittal just yet.

We don't have a definitive timeline for you, but uh as soon as we do have that timeline, we will establish it quickly because we are subject to timeline requirements per not only the permit permit streamlining act but uh the development agreement.

So great.

Um I'll be a backup.

Okay, and then of course, uh Commissioner Ebach will be a backup in the event that how about that?

We have backups, so if you're if one if one is not available, you both have stand-ins, as it were.

Um any comments from staff?

No comments tonight.

Okay.

Comments.

I have a oh go no, please by all means.

Well, I just it's nice to have the full slate here.

I think you you guys were doing a great job.

And um, I know that we started off with an unusual public comment.

Uh and and I think he sounded like he knew a lot about the planning commission and what their jobs were, so I would encourage anyone who feels like that to please submit their name for the next uh appointment round because I think uh well-qualified people are always welcome.

Absolutely.

I appreciated what he the comments as well.

Um anyone else?

I do have I do have an announcement to make I cannot think of a better way to celebrate my birthday than to be here doing one of my favorite things on earth.

So everybody go home and have a glass of bubbles or a beer and toast to my birthday, please.

Thank you.

No, no, no, no, no, no, no, no songs.

Mike's off.

No, all good.

We are now adjourned, and the next regular meeting, scheduled meeting for the planning commission for the city of Napa is August 21st, 2025.

You had me worried when you said I haven't adopted.