Napa Planning Commission Meeting on Zoning Ordinance Update - October 28, 2026

The Napa Planning Commission held a regular meeting on October 28, 2026, at 5:30 PM in City Hall Council Chambers. The primary agenda item was a public hearing and consideration of a recommendation to the City Council regarding the comprehensive Zoning Ordinance Update (repealing and replacing Title 17) to implement the Napa 2040 General Plan. After extensive public testimony and commission discussion, the item was continued to November 19, 2026, to allow further staff research on several outstanding issues.

Public Comments & Testimony

• Joseph Keebler (Napa resident and property owner): Requested clarity on how the Hillside Overlay District affects parcel map applications for three parcels on Lenny Note Drive; noted that his application was paused during the zoning update process and he may pursue a two-parcel subdivision.
• Randy Callorty (780 Trenka Street): Raised questions about recreational amenity requirements in residential subdivisions, pedestrian-friendly street standards (curb-adjacent sidewalks vs. landscape strips), parking requirements for single-family dwellings (e.g., tandem garages, square footage-based parking), and building orientation requirements.
• Helena Falk (Napa High School senior, Napa Schools for Climate Action): Expressed full support for the proposed ban on new and expanding gas stations and drive-throughs, citing climate goals (net zero by 2030) and health risks from VOC emissions. Urged the commission to finalize the ban in all zoning districts.
• Chris Benz (Napa Climate Now): Thanked staff and commission for the zoning update, specifically supporting bans on new fossil fuel stations and drive-throughs as measures consistent with the Regional Climate Action and Adaptation Plan.
• Justin Altamira (Napa resident and developer): Requested that hospitality uses (e.g., boutique hotel) be allowed as a conditional use in the Local Commercial (CL) district for his parcels at 1630-1642 Silverado Trail, noting nearby hospitality uses and the planned riverwalk expansion.
• Ken McNabb (KMAC Advising, representing 919 Truk Street developer): Commended staff and consultants for the zoning update, encouraged the commission to pass the recommendation as presented.
• Jerry Kudiel (Napa resident and business owner): Asked the commission to preserve a conditional use permit pathway for indoor recreational facilities in Industrial Park B and C zones, and to reconsider parking requirements (proposing one space per 800 sq ft or allowing parking studies based on actual occupancy) for large recreational spaces like batting cages and pickleball courts.
• Guy Byrne (68 Coomb Street, Tannery Bend): Stressed the need to maintain flexibility of uses (e.g., artisan manufacturing, tasting rooms) in the Tannery Bend Mixed Use district during the transition; urged the commission to keep existing permitted uses alive.
• Jeff Dodd (land use attorney, representing Tannery Bend property owners): Requested that the Mixed Use Tannery (MUT) district have the same permitted and conditional uses as the Mixed Use High Corridor Commercial (MUCH) district, correction of the majority rule that converts permitted uses to conditional if three out of four subzones treat them as conditional, and that food/beverage uses (commissary kitchens, tasting rooms) be permitted outright to match the district's stated intent.

Discussion Items

• Zoning Ordinance Update Overview: Staff and consultant (Lisa Wise Consulting) presented a summary of the two-year process, key revisions (integration of interim zoning, new districts, updated development standards, objective design standards, parking reductions, prohibition of new drive-throughs/fossil fuel stations), and the CEQA consistency analysis concluding no new significant impacts beyond the General Plan EIR.
• Errata Document: Detailed proposed changes to the public review draft, including adjustments to setbacks, parking for single-family homes, tandem parking allowances, window and material standards, and clarifications for artist studios, card rooms, and plant nurseries.
• Specific Land Use Requests:
  • Justin Altamira's request: Commissioners expressed discomfort with a blanket change to allow hotels in all CL zones without site-specific review; some noted the property is split-zoned (commercial front, residential rear) and that housing should be prioritized. No consensus to include in recommendation.
  • Jerry Kudiel's request: Commissioners supported adding a conditional use permit pathway for indoor recreational facilities in IPB and IPC zones and allowing the Director to determine parking (rather than a fixed 1 per 400 sq ft). Direction given to staff.
  • Tannery Bend uses: Commissioners acknowledged the complexity of the majority rule and the request for alignment with MUCH. Decided to continue discussion to the next meeting to allow staff to compile a detailed comparison of uses and impacts.
• Commissioner Comments:
  • Commissioner Myers expressed reservations about banning drive-throughs and car washes, citing benefits for accessibility and water recycling.
  • Commissioner Massaro questioned the 20% limit on metal siding, noting fire-resistive benefits of metal cladding.
  • General appreciation for the user-friendly structure of the draft ordinance.

Key Outcomes

• Continuance: The commission voted unanimously to continue the Zoning Ordinance Update public hearing to November 19, 2026, to allow staff to provide additional information on:
  1. The request to add hospitality uses (conditional use) in Local Commercial zones.
  2. Tannery Bend uses: detailed analysis of the majority rule and alignment with MUCH district.
  3. Any further clarification on drive-through and metal siding provisions as requested by commissioners.
• Direction Given (non-binding): Staff was directed to include language in the errata to:
  • Add a conditional use permit pathway for indoor recreational facilities in Industrial Park B and C zones.
  • Allow parking requirements for such facilities to be determined by the Director (similar to outdoor recreational uses).
• Next Steps: Staff will prepare a supplemental memo for the November 19 meeting; the recommendation to City Council will be finalized then. The City Council adoption is anticipated for December 2026 or early 2027.
• Other Business: Staff announced the launch of the new online permitting system "Napa On" on November 3, 2026, with modified counter hours during the transition.