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Agenda

[0:49] AGENDA REVIEW AND SUPPLEMENTAL REPORTS
[1:14] PUBLIC COMMENT
[1:38] CONSENT CALENDAR
[2:09] EL RANCHO GRANDE LIQUOR SERVICE USE PERMIT - 891 SILVERADO TRAIL (PL26-0008) An application for a Use Permit for a Type 47 Alcohol License Upgrade at an existing restaurant, El Rancho Grande. The property is located within the Residential Mixed-Use General Plan Designation and the Residential Mixed-Use (MU-R), Floodplain Management (FP), Soscol Corridor (SC), and Traffic Impact (TI) Zoning Districts (APN 006-147-008). (Mendez)
[2:54] PHOENIX ULTRA LOUNGE USE PERMIT - 1000 MAIN STREET, SUITE 120 (PL26-0001) An application for a Use Permit for a Cocktail Lounge within an existing building. The property is located within the Downtown Core Commercial General Plan Designation and the Downtown Core Commercial (DCC), Floodplain Management (FP), Soscol Corridor (SC), and Parking Exempt (PE) Zoning Districts (APN 003-172-002). (Mendez)
[12:01] QUARTERLY DEVELOPMENT REPORT (Q4 2025) - Consideration of the 2025 Fourth Quarter (Q4) Quarterly Development Report.
[14:32] QUARTERLY DEVELOPMENT REPORT (Q1 2026) - Consideration of the 2026 First Quarter (Q1) Quarterly Development Report.
[18:30] COMMENTS BY COMMISSIONERS AND STAFF

Transcript

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[0:08] Good evening. Welcome to the April 16th, 2020, city of Napa, regular meeting for the Planning Commission. I would like to call this meeting to order and ask Myra to conduct a roll call.
[0:19] Commissioner E-Bock?
[0:20] Present? Commissioner Massaro?
[0:22] Here. Commissioner shot well?
[0:24] Present?
[0:25] Vice chair Myers?
[0:26] Present?
[0:27] And chair Owen.
[0:28] Present.
[0:29] We will now rise for the pledge of allegiance.
[0:49] The Planning Commission conducts all meetings in accordance with the Ralph M. Brown Act and
[0:54] pursuant to the city's rules of order for planning commission meetings.
[0:58] Staff are there any changes to this evening's agenda or any supplemental reports?
[1:02] No updates.
[1:03] Commissioners are there any proposed changes to this evening's agenda?
[1:09] All right, public comment provides an opportunity for members of the public to directly
[1:14] address the planning commission on items of interest, not otherwise noted on the agenda.
[1:20] Each speaker's comments will be limited to three minutes and will comply with the rules
[1:23] of order for planning commission meetings. Do we have any members of the public who wish
[1:28] to provide public comments on non-agenda items?
[1:35] Consent calendar. These routine items may be approved by a single vote. However, any member
[1:40] of the public or commissioner may remove an item for consideration during the public hearing
[1:45] portion of the agenda.
[1:47] This evening we are reviewing the Planning Commission, regular meeting minutes for March 19th,
[1:52] 2026.
[1:53] Is there a motion to approve the meeting minutes from March 19th, 2026, Planning Commission
[1:58] regular meeting?
[2:00] So moved.
[2:01] In a second.
[2:03] All in favor?
[2:05] Aye.
[2:05] Motion passes.
[2:08] Consent hearings.
[2:09] These are items that are required to be noticed as a public hearing but the city is not
[2:13] of any interest from the members of the public to comment on the items.
[2:18] However, any members of the public or commissioner may remove an item from the
[2:22] consent hearing calendar, and the item will be considered during the public hearing
[2:25] portion of the agenda. Tonight, we have item 6A, L Rancho Grande,
[2:31] liquor service use permit, at 891 Silverado Trail. Is there a request from a commissioner
[2:37] or member of the public to pull this item from the consent hearing?
[2:42] Is there a
[2:43] motion to approve the consent hearing as submitted.
[2:46] So moved.
[2:48] Is there a second?
[2:50] All in favor?
[2:50] Aye.
[2:51] Aye.
[2:51] Motion passes.
[2:55] Public hearings and appeals.
[2:56] These are items that are formally presented to the Planning Commission and provide an
[3:00] opportunity for members of the public to comment.
[3:03] Applicants or appellants are allowed 10 minutes to present testimony at the beginning of
[3:07] the public hearing.
[3:09] And if needed, five minutes to present rebuttal at the end of the public hearing.
[3:12] All other speakers will be limited to three minutes.
[3:16] Tonight we have the following item.
[3:18] Item 7A Phoenix Ultra Lounge Use Permit
[3:21] at 1,000 Main Street Sweet 20.
[3:25] We may start with Commissioner Disclosures.
[3:31] No Disclosures.
[3:32] No Disclosures.
[3:34] I met with staff.
[3:36] No Disclosures.
[3:38] I'm familiar with the space
[3:40] and I met with staff as well.
[3:43] All right, thank you.
[3:43] And we will now hear a report from staff.
[3:47] Thank you.
[3:48] Good evening, commissioners.
[3:49] I'm Mr. the public and staff.
[3:51] My name is Bond Mendes, Associate Planner,
[3:53] and I'm presenting the use permit for the Phoenix Lounge
[3:56] for the use permit for Phoenix Lounge.
[4:00] Quick project overview.
[4:02] The applicant is applying for the use permit
[4:05] entitlement for the Operation A.V. Cocktail Lounge
[4:07] at 1,000 Main Street Suite 120.
[4:10] The APN is 003, 172, 002.
[4:15] The applicant is Phoenix Ultilone's,
[4:17] and their agent is Alfonso Castro.
[4:22] Project is located at the North Corner of Main Street and First Street.
[4:26] The project is located within the Downtown Courth commercial general plan designation,
[4:30] and the Downtown Courth commercial zoning designation.
[4:33] The site is bound by other existing retail, commercial,
[4:37] and food and beverage establishments.
[4:39] There's also a vacant sites on the southeast corner of Main and First Street, and the project is bound to the north by the Napa River.
[4:47] Also, the building itself that the suite is located in is a multi-tenant multi-story building,
[4:53] and we'll get into where it's located within the building when we get to the floor plan.
[4:59] For the description, as noted, the applicant is requesting the use of a cocktail lounge,
[5:04] which by definition in the zoning code is a commercial establishment where the
[5:09] principal use is onsite sale and consumption of alcoholic beverages, which includes
[5:13] taverns and similar uses. And for that, a use permit is required by the planning commission's
[5:18] be approved. Specifically, the applicant is requesting a type 47 onsite license from the
[5:25] department of alcoholic beverage control. This would allow them to serve beer wine and spirits.
[5:31] With the hours of operation, they're proposing Sunday through Thursday, opening at 4pm, closing at 12am, and then Friday and Saturday, opening at 4pm, closing at 2am.
[5:44] This is the ground floor plan of the building.
[5:48] There are four tenant spaces on the ground floor, as well as a lobby space into the building and a staircase that leads up to the upper floors.
[5:56] So the suite itself, fronts off of first street, the other entrance off of Main Street is occupied by
[6:04] Palisades and then the two tenants on the back from the, or face to the rear of the building.
[6:13] This is the floor plan for the use.
[6:15] So coming off of first street, which is on the right hand side of the image here, there would be two entrances into the building.
[6:21] Once you enter into the suite, there is a floor area with built-in perimeter seating along
[6:28] the south, at the office space for a manager and staff, moving up we have the bar area on
[6:33] the left-hand side, continuing up is where the restrooms would be and then meeting back
[6:39] around to the entrance there is additional built-in seating. The central area of the suite
[6:45] where it says open area is where the applicant would have non-fixed seating so they would
[6:49] tables and shares, I could be manipulated and configured in different settings, not to say
[6:54] that it would be empty.
[6:55] It would just have non-permanent seating in that area.
[6:57] They could always change it later, but for now, this is what they're proposing.
[7:03] The applicant has identified safety and security measures, which includes having a manager
[7:07] on site at all times.
[7:09] There would also be security guards, both stationed at locations at the door and then monitoring
[7:14] throughout the space, and they would also be doing ID checks, managing occupancy levels,
[7:21] preventing loitering and deescalating any conflicts.
[7:28] Staff is required to provide justification for the listed findings, as you have seen in
[7:34] the staff report and the resolution.
[7:36] These are the findings that are needed to approve the use permit tonight.
[7:44] The staff has determined the project is exempt from SQL, pursuant to section 15301 of the
[7:49] SQL Guidelines, which exempts the operation of existing public or private structures, which
[7:54] This is an existing structure with the tenant space that's going into the,
[7:57] with the tenant going into the existing tenant space with the tenant improvements in the future.
[8:04] Staff's recommendation is to have the Plenty Commission adopt a resolution,
[8:09] a proven use permit to allow a cocktail lounge at 1,000 Main Street,
[8:13] sweet win 20, and to determine that the actions authorized by this resolution are exempt from sequo.
[8:19] That concludes my presentation. I'm available for questions, so the applicant is also in the audience for any questions.
[8:24] Thank you.
[8:25] Thank you, Bond. Does any commissioner have any questions for staff at this time?
[8:33] All right, we will now hear from the applicant. Do they want to speak? Do you know Bond? Do they have a presentation?
[8:38] Not a lot of actual PowerPoint presentation, but I don't know if you want to speak enough.
[8:47] Good evening commissioners.
[8:49] We're just having a very excited for this project. Thanks for meeting with us tonight.
[8:52] I've been working years on it, trying to bring something really upscale to Napa, to similar
[8:59] to the rooftop, once we were catered to the tourist and the locals, and this part of
[9:06] Napa, we signed the 12 year lease, so we're hoping to stay here and be part of a Napa for
[9:10] a long time.
[9:11] So thank you for your time for that.
[9:13] Thank you.
[9:15] Any commissioners have any questions for the applicant?
[9:18] I have a question that's really not within our purview, I'm just curious, in turn,
[9:24] I understand that because I studied the plans and even spoke with staff, there's not a kitchen
[9:30] proposed, but there are potential snack options that will be offered just simply because
[9:38] if it's a cocktail lounge, I would just hope that there's some type of food or snack available.
[9:44] So if you could perhaps just speak to that.
[9:47] So in the storage area is now, we were originally trying to get a 408 license, but there's
[9:52] available in Napa. So we transferred to a 47 and we emailed Bonnet and let her know that where
[9:58] the storage area is now. We're going to be putting the kitchen in there and we're going to
[10:02] have, you know, top as, you know, it's going to be more of an upscale small appetizers to
[10:10] accommodate the cocktail. Fabulous. Thank you. Thank you. Does anybody else have any questions for
[10:18] applicant.
[10:22] All right, I'm going to open up public comments.
[10:25] Staff, do we have any public comment cards? I received none. Okay. All right.
[10:31] Seeing as there are no more requests to speak, is there a motion to close public
[10:35] comment?
[10:38] Motion to close. Second. Second. All in favor?
[10:42] All right. Public comment is closed. Are there requests for staff or the applicant
[10:46] to respond to anything else, no.
[10:50] All right, I'll bring it back to the commission.
[10:52] Do we have any other deliberating points we want to do,
[10:55] which is ready to go?
[10:57] All right.
[10:58] All right.
[10:58] All those in favor?
[11:00] Do I have a motion to approve?
[11:02] Motion to approve.
[11:02] Motion to approve.
[11:04] I'll make a motion.
[11:10] That the planning commission adopted resolution.
[11:13] Approving a use permit to allow cocktail lounge at 1,000
[11:16] Main Street, suite 120.
[11:18] APN-003-172-002 and determining that the actions authorized by this resolution are exempt from
[11:28] the California Environmental Quality Act, Sequo.
[11:32] Second, all those in favor.
[11:35] Hi.
[11:35] Hi.
[11:35] Motion passes.
[11:37] We're excited.
[11:39] Cheers.
[11:39] We'll come to you as you and person.
[11:43] All right.
[11:44] Administrative Reports.
[11:45] Administrative Reports.
[11:46] items include reports and recommendations from city staff that do not require a public hearing
[11:51] prior to action by the Commission.
[11:53] The Commission may take action if the agenda description provides for it.
[11:57] Only the planning commission may authorize public input for these items is within the discretion
[12:02] of the chair and commission to allow public testimony.
[12:05] And tonight we have items 8A and 8B, quarterly development reports from quarter 4, 20, 25
[12:12] and quarter 1, 20, 26.
[12:14] And we will now hear report from staff,
[12:23] getting used to this new system, so one moment.
[12:26] Thank you.
[12:38] Good evening, planning commission and those in attendance.
[12:42] Tonight I'll be giving a brief presentation on the quarterly development report for the fourth quarter of 2025 and the first quarter of 2026.
[12:52] So just to refresh you on what the quarterly development report is, it's a courtesy report that planning staff provides to you each quarter
[12:59] to provide an overview of the planning applications
[13:02] that we're currently processing,
[13:04] as well as any residential building permits
[13:06] that have been issued.
[13:07] So I'd like to make that distinction
[13:09] that it is by issuance.
[13:11] So for the fourth quarter of 2025,
[13:14] that would be from October 1st to December 31st.
[13:17] And for the first quarter of this year,
[13:18] that would be from January 1st to March 31st.
[13:24] So in the, I did provide as part of the agenda,
[13:28] there was a report detailing the specific applications
[13:30] in which category they fell into.
[13:33] So for the fourth quarter, it was just,
[13:35] you know, a continuation of some of the previous projects
[13:38] being approved, you know, we had kind of a slow down
[13:41] in the end of the year.
[13:43] We had some use permit projects that came, you know,
[13:46] before you as well as some smaller scale residential projects,
[13:52] as well as a lot of residential projects
[13:53] that really didn't result in any units.
[13:55] whether that be a historic comb being renovated or remodel with no additional units being added.
[14:02] So this table summarizes the projects that we received in the fourth quarter of 2025 versus
[14:09] the years past and residential permits received. So there was a little bit of a downward trend,
[14:15] but still steady. I think that some of the larger numbers came from perhaps some of the subdivision
[14:20] projects that have many permits that were issued all at one time.
[14:26] And to provide you with an overview
[14:28] of 2026, the actual memorandum which breaks down the projects has changed a little bit since
[14:35] the previous format. So I updated the format of this memorandum to provide more of a description
[14:42] of what each project is, even the ones that don't include residential units just for clarity of why
[14:48] they're not adding to our housing stock,
[14:51] as well as the description of some of the use permits,
[14:53] which most of them, if not all, have gone to you for review,
[14:58] but there are certain use permits.
[15:00] That remain at a staff level in industrial areas, so that's why you may see some that are in that non-residential
[15:05] category, which you haven't personally reviewed. But as an overview, residential permits issued in the
[15:14] first quarter are quite high. A lot of these are from Napa Pipe, a couple from another smaller subdivision,
[15:20] but it's steady. And then as for ADUs, it is a bit lower in the beginning of this year, but as I mentioned earlier,
[15:26] this is based on issuance, so we'll likely see more ADUs receiving their final occupancy and so
[15:33] that's what we'll be able to report on in our housing element report and we'll see more numbers there.
[15:39] But as for that, that is an overview of the quarterly development report.
[15:42] You know, we're always committed to giving more transparency to the commission and the public
[15:48] about what we've got on our desks. So if you have any questions regarding the memorandum or the
[15:53] Please let me know. I'm here to answer anything. Thank you. Yeah, it's any commission or have any questions.
[16:02] I do. So how are we doing with our housing element in relation how this how does this correlate to that?
[16:12] And and then I have another I have one other quick question. Yeah, so we just gave our housing element and you will report this past February just a couple of months ago.
[16:22] So we are making study progress. I think that there are some larger projects that are in the pipeline as pre-applications or, you know, just receiving
[16:31] inquiries about some properties that can accommodate a lot of units, where we'll probably see some more progress towards our renautors.
[16:38] But, you know, we're making progress towards our housing element goals in several different ways by creating units and also by working towards some of our housing programs that are more qualitative.
[16:51] The second and last question is, you may not know the answer to this answer, but do you
[16:58] know how the homes that Napa Pipe are sound?
[17:02] And I know it's no longer called Napa Pipe, it means the River Sound, how are those selling?
[17:10] We don't have that data on how the sales are going.
[17:13] We know that they're building out,
[17:16] for certain, maybe somebody else has more of an update
[17:20] looks like Molly's running up to the podium here.
[17:26] I just, I'm Molly Radigan, community resource
[17:28] and development director.
[17:29] I actually just asked this question of Kateles.
[17:34] And I don't know if it's on writer's report today,
[17:36] but sneak peek Kateles is transfer,
[17:38] they're going to transfer the property
[17:39] in the ownership to a different organization,
[17:41] I think, in the next couple of days.
[17:43] But they have sold all of the built lots and they are working on selling some of the dirt
[17:48] lots and starting the building as the sales necessarily close but they have deposits and things on them.
[17:54] So it sounds like these sales have improved.
[17:57] I happen to go on their website.
[17:58] They are offering some pretty incredible interest rates through their projects.
[18:03] So if someone's interested, you should check it out.
[18:06] Thank you, Molly.
[18:06] I was it, thanks.
[18:10] Any other additional questions?
[18:13] All right, we'll see that there's no formal action required.
[18:16] We can move into just comment.
[18:17] Thank you so much, Angela.
[18:20] We can just move into the comments that portion of the evening.
[18:22] Does anybody have any comments?
[18:24] They want to share?
[18:26] Okay.
[18:27] We welcome any.
[18:30] Yeah.
[18:31] And if you want, I can go into some staff update.
[18:35] Sure.
[18:35] I have quite a few, I do appreciate Commissioner Schottwell, I'm sorry, attending Housing 101 that
[18:45] generation housing coordinated today with Redwood Credit Union, providing kind of a theoretical
[18:52] overview of improving housing conditions to the Napa County. There was a good group of people,
[19:01] You know, both in Commission City Council,
[19:06] NAPIC County Board of Supervisors, and from other jurisdictions.
[19:09] So, found that very helpful and insightful.
[19:13] We do have an application, we receive an application,
[19:15] a ministerial project for Jamberry,
[19:18] again, to revise their project at 515 Silverado Trail.
[19:22] So, Associate Planner Bond Mendez is actually working on that one right now.
[19:26] And more updates to come as that one progresses.
[19:31] One thing we had talked about in the last planning commission was the updates to the California Green Building Code for bicycle parking requirements for multi-family.
[19:42] And in discussions with Trevor and our building division, there have been some updates as far as both short and long-term bicycle parking requirements for multi-family.
[19:53] I will always add the caveat that it really depends on what the code is and the effect at the time they submit plans for building permits.
[20:05] So although that is an added requirement, it is a building code requirement is not an ordinance requirement not to say that,
[20:19] So with the comprehensive design ordinance update, we'll be looking into those things as well.
[20:25] But those code requirements are always subject to change on a cycle.
[20:30] So it really depends, it can get entitled and at the time they submit plans that requirement
[20:35] could actually be increased.
[20:38] We are still on track for the comprehensive design ordinance update.
[20:41] They were tentatively tracking to receive a draft of it again at the staff level in the
[20:49] of May, so we'll be able to publish that and share it with both the Public Planning Commission
[20:56] and just the community at some point thereafter.
[21:01] As far as looking into our forecast, there are a couple of projects on the horizon that
[21:06] will require both CHC and Planning Commission considerations, so ultimately up through City Council.
[21:13] to stay tuned with the planning agenda forecast as far as those items. Once again, I appreciate
[21:20] the participation in the joint session between both planning commission city council. I think
[21:26] from a staff perspective, it was really helpful understanding kind of the opinions that both
[21:32] the planning commission city council had on the direction of downtown, so that I felt was very productive.
[21:39] As far as the planning forecast, we have some items that are coming up on the horizon
[21:43] as far as may into June and July.
[21:48] So just pay attention to that forecast and if you have any time and conflict feel free
[21:53] to update staff on that and to wrap it up, actually Angie had a few updates to provide.
[22:01] Yes, I do have a quick update.
[22:03] I've been volunteering at the Animal Shelter and writer gave me the opportunity to share
[22:07] with everybody listening at home and also with all of you folks that the adoption fees are
[22:12] waived until this Sunday. So an example of some of the very sweet babies, I know all of
[22:19] their names so if you like one, just let me know. And then also some very sweet pubs. There's
[22:24] a variety of dogs, very nice dogs that are looking for home and bunnies. I just didn't
[22:30] have another slide to put them on. But yes, 8 to 445 in close for the lunch hour. But I'll
[22:38] be there on Sunday walking a dog. So if you see me there say hello. And then one more thing
[22:44] that I think actually might be of interest to you is planning staff has been working with
[22:50] Napa County staff for an ADU meeting here in the council chambers on the 30th and that would be
[22:56] to give residents some more information on the county's
[23:00] AU loan program and also just about the general permitting process
[23:04] for ADUs.
[23:06] So you're happy to see you there if you are able to attend,
[23:11] but otherwise we'll have to update you in the next planning
[23:13] commission meeting following that.
[23:15] Is that April 30th?
[23:16] April 30th.
[23:17] And I believe it's 6, 2, 7, 30.
[23:20] But I'll make sure to get those details and forward them
[23:23] over to you.
[23:23] And I think we'll probably, we're getting some materials together from the county and maybe we'll be able to advertise it through the city newsletter. We'll talk more internally about that.
[23:34] Great. Thank you. Yeah, of course.
[23:36] The county's program differ than the city's is it substantially different.
[23:40] It's so the city's junior unit initiative program is limited to conversion and junior ADU units, so you know junior ADUs being within the existing primary dwelling unit or proposed dwelling unit.
[23:53] capped at 500 square feet. Their loan terms are for five years and it's for a newable every five years.
[24:00] Oh, sorry. City is 20. 20 years for a deed restriction and the county is for any type of ADU unit five-year deed restriction and then after those five years it can be renewed
[24:12] So it does differ and the county's program is more wide in the terms of the units that it can be applied to but I always tell folks that they're now competing with
[24:21] everybody in Napa County so that that is the caveat.
[24:25] That's interesting. Thank you. So those are both detached and non-conversion.
[24:29] Effective, I can do use.
[24:30] The county's program would be yes. The city's program would be limited to the
[24:34] conversion and the junior units.
[24:36] Thank you. Yeah, no problem.
[24:38] In my daughter and I will keep her eye out for you at the shelter as for both registered.
[24:42] Oh, okay. Yes, please.
[24:45] You said cats? Yeah, you said cats. She's doing it for the dogs, but we do cats and bunnies.
[24:49] Oh, I'm always there for the time, so that's perfect.
[24:52] Thank you, Angela.
[24:54] All right, is that it?
[24:55] OK, well, the next regular scheduled meeting
[24:57] for the Planning Commission of the City of Napa
[24:59] is May 7th, 2026.
[25:01] We are adjourned.