Napa Planning Commission Regular Meeting - November 6, 2025
Napa Planning Commission Regular Meeting - November 6, 2025
The Planning Commission held a regular meeting on November 6, 2025, beginning at approximately 1:30 PM (Pacific). The meeting included roll call (all commissioners present), a pledge of allegiance, public comments on non-agenda items, consent calendar approvals, and public hearings for two items: a use permit for portable classrooms at St. Apollinaris School and a design modification and extension for the Hotel Oxpo project. Key decisions were made on both items.
Consent Calendar
- The Planning Commission approved the minutes from the October 16, 2025 meeting.
- Item 6A (Colby Academy expansion) was removed from the consent hearing and moved off-calendar to a date uncertain, per a staff memo.
- Consent hearing items 6B (Linda Vista Parcel Map), 6C (St. Apollinaris Portables – pulled for hearing), and 6D (Napa Yard Extension 2) were presented. Items 6B and 6D were approved by a single motion. Item 6C was pulled by a commissioner for full hearing.
Public Comments & Testimony
- Helena Falk (junior at Napa High, speaking on behalf of Napa Schools for Climate Action) urged the commission to update the zoning code to prohibit new and expanded gas stations, citing the city’s net-zero goal by 2030. She noted that Calistoga, St. Helena, Yountville, and American Canyon have already done so.
- Jim Wilson (retired quality manager, climate educator) supported a ban on new gas stations and urged commissioners to evaluate projects for their impact on net-zero emissions. He referenced a letter from Mayor Scott Sedgley and expressed hope for leadership.
- Chris Benz (Napa Climate Now) spoke twice: first regarding St. Apollinaris portables, asking whether the classrooms would meet climate and energy efficiency policies (e.g., high-performance HVAC, solar-ready design); later on the Hotel Oxpo, noting that the project already includes greenhouse gas reduction conditions (e.g., 84% reduction in diesel particulate matter, a required GHG reduction plan).
- Gordon Heuther (local artist, project supporter) spoke in favor of the Hotel Oxpo modifications, calling the project a gateway to the Oxbow district and praising the Kimpton brand.
Discussion Items
- St. Apollinaris Portables (Item 6C) – The applicant (Olivia Brazil, principal) requested a use permit and design review to install two modular classroom structures (four classrooms total) with no increase in student enrollment. Staff reported the project is consistent with the general plan and zoning, and CEQA exemption applied. Commissioners questioned the quality and age of the portables; the applicant clarified that the units are structurally identical but will be fully renovated (new roof, flooring, HVAC, insulation, windows, and skirting). Commissioner Myers raised climate considerations but noted the commission lacks specific direction to impose green building standards beyond code. Commissioner Ebach emphasized the land-use benefits of keeping a neighborhood school. The commission voted unanimously to approve.
- Hotel Oxpo Modification (Item 7A) – Staff presented proposed modifications to the approved 123-room hotel, including changes to exterior facades (window sizes, corner balconies, rooftop bar/kitchen, pool replaced with open-air spa) and a two-year extension of the use permit. The architect explained that window changes were needed for energy code compliance (Title 24) and structural feasibility. Commissioners discussed aesthetics (window proportions, roof design, and siding). Public comment supported the project. The commission voted unanimously to forward a recommendation to the City Council approving the design modifications and the two-year extension.
Key Outcomes
- St. Apollinaris Portables: Motion to adopt a resolution approving the use permit for physical expansion and design review for two modular classroom buildings (four classrooms) at 3700 Lassen Street, with a CEQA exemption. Passed unanimously.
- Hotel Oxpo Modification: Motion to forward a recommendation to the City Council to adopt a resolution approving the design review permit (exterior facade modifications) and a two-year extension of the existing use permit at 730 Water Street, with a finding that the actions were adequately analyzed by the prior CEQA addendum. Passed unanimously.
- Consent Calendar: Approved as amended (item 6A moved off-calendar, 6C pulled for hearing).
- Next Meeting: The next regular meeting is scheduled for November 20, 2025 (one item likely), with a possible cancellation; the following meeting is December 4, 2025.
Meeting Transcript
Are we ready? Ira. Good evening and welcome to the November 6th, 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 the individual 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, are there any changes to this evening's agenda or supplemental reports? Chair Shotwell, there is a memo was provided to the commission about uh moving item 6A Colby Academy expansion, uh moving it from the consent hearing to off calendar to a date uncertain. So when the commission goes through their motions with uh the the consent calendar, we would see look to look to you to motion to remove that to the date and cert at that time. Okay, thank you. 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 meeting. Do we have any members of the public who wish to provide public comments on non-agenda items? Come on up. Okay, would you like to introduce your name? Is your microphone? Is your is the microphone on? If you don't mind repeating your name, please. Hi, I'm Helena Falk, and I'm a junior at Napa High. Um I'm just gonna read it off my phone. Sorry. Good afternoon, Planning Commissioners. Um, repeat this again, sorry. My name is Helena Falk, and um I'm speaking today on behalf of Napa Schools for Climate Action. Our motto is that no school should be a silent witness to climate injustice. And has members from all in VOC high schools and just in Siena. We advocated for the climate emergency resolutions and all Napa County jurisdictions adopted, each with the goal of achieving net zero climate pollution by 2030. Napa's general plan also specifies the 2030 net zero goal, which we advocated for in 2022. We have a fossil free future project where we all where we are advocating for a ban on new and expanded fossil fuel stations in Napa County. We are also working with Congressman Mike Thompson in the climate restoration resolution that he reintroduced into Congress this past July. Our group was named his climate crisis champions in 2024. This year we received um 350 Bears Climate Justice Award. In your planning commission meeting in May, we submitted a written comment asking what the updated zoning code prohibit new and expanded gas stations. Um we are grateful that Calistoga, St. Helena, Yauntville, and American Canyon have done this already. Until recently, NAPA had a moratorium that prohibited new gas stations. We provided you with the list of links to each city's ordinance and the new articles that were published as those bans went into effect.
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