To: Honorable Mayor and Members of City Council
From: Molly Rattigan, Community Resources & Development Director
Prepared By: Paul O’Neill, Associate Planner
TITLE:
Title
808 Capitola Drive Tentative Subdivision Map
LABEL
RECOMMENDED ACTION:
Recommendation
Adopt a resolution approving a Tentative Subdivision Map, Design Review Permit, and Use Permit to divide the approximately 1.46-acre parcel into eight (8) single-family lots with detached single-family residential homes, associated site and landscape improvements including retaining walls over three feet in height, a shared access driveway, and one (1) parcel containing the Site’s shared bioretention facility, and a Use Permit for the creation of two (2) flag lots and the application of Small Lot Development Standards for the property located at 808 Capitola Drive and determining that the Project is exempt from the California Environmental Quality Act (CEQA).
Body
DISCUSSION:
EXECUTIVE SUMMARY
The Applicant, MP Capitola Investor LLC (Chris Russell), requests approval of a Tentative Subdivision Map and Design Review Permit to divide the approximately 1.46-acre parcel into 8 single family lots with detached single-family residential homes and 1 parcel containing the Site’s shared bioretention facility, and a Use Permit to authorize the creation of 2 flag lots and for the application of Small Lot Development Standards on each of the proposed parcels. The Project features associated site and landscape improvements including retaining walls over three feet in height, a new private street providing access to new units proposed with the Project, and a public extension of Capitola Drive connecting the northern and southern extension of the street. A more detailed project description is provided below, along with the Applicant’s project description included as Attachment 2.
SITE CONTEXT AND HISTORY
The Project Site is located on the east side of Capitola Drive, south of Capitola Court. Currently, the property is the final remaining parcel separating the existing northern and southern termini of Capitola Drive. The street would be connected with the Project. The Site is moderately sloped, with a small rise at the northern end of the parcel, sloping towards the southwest. The northeast corner of the property is around 27 feet higher than the southwest corner.
At the center of the property, near the top of the rise, is an existing single-family home and filled-in swimming pool constructed in the 1970s. The existing home and pool would be demolished with the Project. The property contains very little vegetation beyond ruderal grasses. At the northern end of the property are three olive trees that would be relocated with the Project and at the southern end, a couple of oak trees and a eucalyptus tree are to be removed. None of the trees to be removed are “protected native trees” pursuant to Napa Municipal Code (NMC) Chapter 12.45. The Coast Live Oaks to be removed have less than the minimum diameter to be “protected.”
The Project Site is surrounded by other single-family homes, including many large subdivisions completed in the 1990s and 2000s. Immediately to the north of the property is the site of the Harvest Village Subdivision II (PL23-0161), an approved Tentative Subdivision Map for a 9-lot subdivision and the development of 9 single family homes. The Site is one of the few remaining large, vacant parcels in the larger vicinity of the Site. The surrounding area has experienced significant development over the past 30 years.
PROJECT DESCRIPTION
The Applicant requests approval of a Tentative Subdivision Map, Design Review Permit, and Use Permit to subdivide an approximately 1.46-acre parcel into eight (8) single-family lots and to construct eight (8) new single-family homes with associated site and landscape improvements.
The Project includes the construction of retaining walls primarily along the perimeter of the Site. In most places the walls would be less than 3 feet in height; however, along the northern boundary and adjacent to the home on Lot 1, portions of the walls would reach approximately five to six feet. Two (2) of the proposed lots would be configured as flag lots, and the Project proposes to utilize Small Lot Development Standards for all eight lots, described further in the “Analysis” of this Report, below.
In addition to the eight residential lots, the Project includes a common parcel that would contain the onsite bioretention facility and drainage infrastructure. Vehicular access would be provided by extending Capitola Drive to connect its existing northern and southern sections and by constructing a new private street extending east from the new Capitola Drive extension into the subdivision.
Further detail regarding the Project’s design and layout is provided in the sections below. The Applicant’s Project Description is included as Attachment 2, the proposed Tentative Subdivision Map and Civil Plans are included as Attachment 3, Civil Plans, and the Architectural Plans and Landscape Plans are included as Attachments 4 and 5 respectively.
A. Neighborhood Design and Layout
The eight proposed parcels would be arranged around a new private street extending from the planned public extension of Capitola Drive. All proposed homes would be oriented toward the new private street. Lot 1 would function as a corner lot, providing a street side setback along the Capitola Drive extension. To the south, Lot 8 would be separated from the Capitola Drive extension by the shared, private bioretention parcel providing required stormwater management facilities for the entire Site.
The private street is designed with a “hammerhead” T-configuration to satisfy fire truck turnaround requirements. At the rear of the Site, the homes on Lots 4 and 6 would be accessed from new flag lot driveways extending from the proposed hammerhead.
The layout and orientation of the Project is consistent with the surrounding neighborhood patterns. To the west, the existing Capitola Court subdivision is arranged similarly with homes fronting a private street and providing a street side setback with Capitola Drive. The approved project to the north of the Site, PL23-0161 (Harvest Village Subdivision II), also orients homes toward a new private street.
B. Architectural Design
Each of the eight proposed lots would contain a unique home design. The homes would range in size from approximately 3,108 square feet to 3,820 square feet and include 3-4 bedrooms. The Project incorporates various traditional architectural styles including Craftsman, Storybook, and Norman Revival. Each of the homes contain decorative elements like knee braces, faux half-timbering, decorative shutters, and window and door lintels. Several of the homes would include steep, dramatic rooflines and all homes contain multiple dormers, bay windows, or projections providing the Project with visual interest. The architectural design of each of the homes can be found in Attachment 4.
C. Retaining Walls
The retaining walls required to provide level building areas are primarily located along the Site perimeter. Along the northern boundary, where the wall is the tallest, the adjoining property to the north would be at a higher elevation. Along the southern boundary, where the Site would be higher than adjacent properties, the wall is approximately 2 feet in height. Sheet TM4 (Grading Plan) in Attachment 3, Civil Plans, illustrates the proposed retaining walls, including section diagrams. Due to the location of the walls in relation to the proposed homes, the walls would be minimally visible from the public right of way. Where visible, staff has required that the walls be clad in decorative materials, such as stucco, that ensure compatibility with adjacent homes.
D. Parking
Each home would provide on-site parking that meets or exceeds the parking requirement contained in NMC Section 17.54.040 for single-family homes, which requires a minimum of one parking space per bedroom with at least one parking space located within an enclosed garage. All eight homes include two-car garages, with two additional tandem parking spaces located in the driveways leading to each garage. On Lots 1, 4, 5, 6, and 8, detached garages would be provided in rear yards. Lots 2, 3, and 7 would utilize attached garages. Guest parking would be located along both the new private street and the extension of Capitola Drive. Along the new private street, guest spaces are incorporated as parking bays, inserting spaces into the planting strip between the street and sidewalk. At the intersection of the new private street and Capitola Drive, corners would be painted red in accordance with California Assembly Bill (AB) 413, the “daylighting” law, providing visibility at intersections.
E. Public Improvements
As mentioned throughout this Report, the Project includes the completion of the remaining gap in Capitola Drive, connecting its northern and southern segments. The Project Site is the only remaining parcel preventing this connection. Completing this extension would establish continuous north-south access through the neighborhood. Prior projects in the vicinity of the Project Site, including the Saratoga Vineyard subdivision (Vinterra Court, PL19-0103) and the Saratoga Drive subdivision (Erin Way and Tristen Lane, PL13-0029), have each contributed to the extension of the Street. Once completed, Capitola Drive would provide integrated access to Saratoga Drive, a major collector, and to Silverado Trail, ultimately linking approximately half a mile of existing neighborhoods.
A standard 60-foot right of way would be utilized for the connection, allowing public parking along both sides of the roadway. Standard curb, gutter, and sidewalk would be installed along the Capitola frontage, including six-foot landscaping strips between the roadway and sidewalks. Street trees and landscaping would be installed consistent with the City’s requirements. The Project’s sidewalks would connect with the existing sidewalk networks to the north and the south of the Project Site, filling in a gap in the sidewalk network for pedestrians.
ANALYSIS
The following sections provide the staff’s analysis of the Project and its required entitlements including consistency with the General Plan and Zoning Ordinance.
A. General Plan
The Project Site is designated Low Density Residential under the Napa 2040 General Plan. This Designation primarily provides for detached single family dwellings and compatible uses like residential care facilities and home day cares. The Project proposes eight (8) new single-family units, consistent with this Designation.
The Low Density Residential Designation requires a residential density of 3 to 8 dwelling units per acre (DU/Ac). At approximately 1.46-acres, the Project site could yield between 4 and 11 residential units. The Project proposes eight (8) residential units, within the required density range under the General Plan.
The Project would also be consistent with Goals and Policies of the General Plan, including those of the Land Use and Community Design Element and Transportation Element.
General Plan Goals and/or Policies
The Project would be consistent with several of the Napa 2040 General Plan Goals and/or Policies, including the following:
Land Use and Community Design Element
• Goal LUCD-1: Maintain a compact urban form to promote a distinct community identity and protect open space and natural and agricultural resources surrounding the community.
Staff Analysis: The Project Site is in an infill parcel, surrounded by developed urban uses, and would be developed consistent with the Site’s surroundings. The Project would provide additional housing units without having an impact on open space, natural, or agricultural resources.
• Policy LUCD 1-1: Focus urban development to be within the voter-approved Rural Urban Limit (RUL) to provide for the protection of the surrounding open space and agriculture uses.
Staff Analysis: The Project Site is located within the RUL protecting surrounding open space and agricultural uses.
• Policy LUCD 1-2: Promote efficient land use patterns to accommodate projected housing and job growth within the SOI, including by ensuring that development is within the stipulated density (minimum and maximum) range.
Staff Analysis: The Project would provide a residential density at the upper and of the range required for the Low Density Residential General Plan Designation, efficiently utilizing a smaller infill parcel. The density of the proposed Project is consistent with the surrounding neighborhood.
• Goal LUCD-3: Enhance Napa’s community character by promoting walkability, inclusivity, and connections between neighborhoods, key centers, and the Napa River.
Staff Analysis: The Project would include the connection of the upper and lower sections of Capitola Drive improving the roadway and sidewalk network for the wider area. This connection would promote walkability and create connections across the neighborhood.
• Policy LUCD 3-1: Promote development that fosters a sense of community by providing safe, pedestrian friendly, tree-lined streets; walkways to everyday destinations such as schools, bikeways, trails, parks, and stores; buildings that exhibit visual diversity, pedestrian-scale, and street orientation; central gathering places; and recreational amenities for a variety of age groups.
Staff Analysis: As described in Goal LUCD-3, the Project would include a significant roadway connection that would provide many benefits for the surrounding community. The extension of Capitola Drive would be designed consistent with the City’s Street standards, providing street trees and separated sidewalks. In addition, while not located within the Soscol South Focus Area, this connection of Capitola is shown in Figure 2-7 of the General Plan and would advance accessibility goals in the wider vicinity of the Project Site.
• Goal LUCD-10: Enhance the City’s character and image as a desirable residential, active, and sustainable community, and celebrate the diversity of residents.
Staff Analysis: The Project would provide the development of eight new single-family homes. These “family sized” units would provide additional housing options and would help create a desirable, active, and sustainable residential community.
Transportation Element
• Goal TE-1: Foster a comprehensive network of safe, accessible roads, trails, sidewalks, and pathways that emphasize a Complete Streets approach, while reducing vehicle miles traveled (VMT) and dependence on single-occupancy vehicles.
Staff Analysis: As mentioned above, the connection of Capitola Drive is proposed with the Project. Roadway connections like this reduce vehicle miles traveled and provide for shorter biking and walking distances. In addition, the street connection would be designed with current City standards, including 10-foot sidewalks (please see Public Works Condition of Approval #30), a complete streets approach.
• Policy TE 1-2: Foster a more connected system of streets, pedestrian facilities, and bicycle facilities as new development and redevelopment is undertaken, or as opportunities are presented.
Staff Analysis: The Project presents an opportunity to complete this connection of Capitola Drive as the Site is one of last remaining, undeveloped parcels in the area and the only remaining parcel blocking the full extension of the Street.
B. Zoning
The Project site is located within the RI 5, Single Family Infill, Zoning District. Single family detached homes are permitted with the RI 5 District and pursuant to NMC Section 17.62.050, subdivisions with five or more lots require home designs to be submitted with the application for Design Review. The Project’s architectural plans have been included as Attachment 4. Review of the proposed home designs is included in Subsection “iv” of this Report, below. Subdivisions of five or more lots are also required to comply with Pedestrian Friendly Street Standards, explored in the Subsection “iii.”
As a part of the request for Design Review approval the Applicant also requests an increase in height from 30 feet to 35 feet in accordance with NMC Section 17.08.030 for all lots except Lot 1. An increase in height is permitted to allow for unique architectural features like steeply sloping roofs, which are encouraged by the Residential Design Guidelines. Utilizing craftsman, revival, and other architectural styles that commonly feature dramatic rooflines the Project would be consistent with this criteria. An increase in height is also permitted to reduce the amount of grading needed on sloping parcels. This Site is moderately sloped and several of the home feature a “stepped” design, reducing the amount of grading needed overall. It is worth noting that height is measured from the average, finished grade on each proposed parcel to the peak of the roof consistent with NMC Chapter 17.06, “Building, height of.”
A Design Review Permit is also requested for the Project’s retaining walls pursuant to NMC Section 17.52.170(E). As described in the Project Description, use of retaining walls would be limited given the natural grade of the Site and walls are located so that they would not be readily visible from the public right of way.
In addition to Design Review, the Applicant requests approval of a Use Permit for the application of Small Lot Development Standards, pursuant to NMC Section 17.52.470, and Flag Lot Development Standards, pursuant to NMC Section 17.52.190. These requests are explored individually in the Subsections below. A matrix comparing the proposed Project to required lot size, width, frontage, and coverage requirements is included as Table 1. An additional matrix comparing the proposed Project to setback and height standards is included in Table 2.
i. Use Permit - Small Lot Development Standards
Small Lot Development Standards provide flexibility for smaller lot sizes, frontages, and reduced setbacks where dwellings are proportionate to proposed lot sizes and compatible with the surrounding neighborhood. Projects utilizing Small Lot Standards must be found consistent with the Residential Design Guidelines and require approval of a Use Permit.
The Applicant requests reduced lot sizes on Lots 2, 3, 7, and 8 of the proposed Project from 5,000 square feet to 4,986-4,988 square feet and reduced, 5-foot, side yard setbacks on all lots, except Lot 6. Other RI 5 property development standards including lot width, lot frontage, (street) side setback, rear yard, and lot coverage requirements would be met. Notably, the reduced 5-foot side yard would not adjoin any existing, neighboring home. These reduced 5-foot side yards would occur solely between new homes constructed as part of the Project.
Given that only a minor decrease in lot sizes is proposed and that the reduced 5-foot side yards would not impact neighboring, existing homes, the Project would be consistent with the intent of the Small Lot Development Standards.
Table 1
Lot Area, Width, Frontage, and Coverage Matrix
|
Criteria |
Lot Area (square feet) |
Lot Width (feet) |
Lot Frontage (feet) |
Lot Coverage |
Requested Reduction |
|
RI 5 Standard |
5,000 Min. |
50 ft Min. |
50 ft Min |
45% Max. |
|
|
Lot 1 |
5,288 |
68 |
214 |
38.6% |
*Small Lot Development |
|
Lot 2 |
4,986* |
64 |
64 |
44.9% |
*Small Lot Development |
|
Lot 3 |
4,987* |
64 |
64 |
44.9% |
*Small Lot Development |
|
Lot 4 |
6,155 |
103 |
NA** |
35.6% |
**Flag Lot |
|
Lot 5 |
5,772 |
77 |
77 |
37.9% |
|
|
Lot 6 |
6,155 |
63 |
NA** |
35.6% |
**Flag Lot |
|
Lot 7 |
4,988* |
64 |
64 |
41.8% |
*Small Lot Development |
|
Lot 8 |
4,988* |
64 |
64 |
44.9% |
*Small Lot Development |
ii. Use Permit - Flag Lots
Lots 4 and 6 would be “flag lots” pursuant to NMC Section 17.52.190. Flag lots are parcels that have less than the minimum required frontage on a public or private street where the largest portion of the lot is situated behind adjacent adjoining lots. Flag lots require approval of a Use Permit pursuant to NMC Section 17.08.020.
The Project would be consistent with the standards for flag lots contained in Section 17.52.190. Each lot would connect to the new private street proposed with the Project and would be served by a 20-foot driveway. This driveway also serves as the Project’s required fire apparatus turnaround, and the Project has been reviewed by the Fire Prevention Division for consistency with access, turnaround, clearance, and other California Fire Code requirements. The Project would also be conditioned so that fencing constructed along the driveways and the private street meet visibility requirements.
iii. Pedestrian Friendly Street Standards
The City’s Pedestrian Friendly Street Standards are intended to provide pedestrian-friendly streets with landscaping, separated sidewalks, and on-street parking compatible with the City’s Residential Design Guidelines. Compliance with the Pedestrian Friendly Street Standards is required for subdivisions with more than five lots that take access from private streets. Projects are required to provide 6-foot landscape planting strips, a minimum of 4-foot separated sidewalks, and on-street guest parking of one space per unit. The Project is consistent with these requirements, providing landscaping strips, separated sidewalks, and on-street parking bays. To provide for this required street design, the Pedestrian Friendly Street Standards allow for a reduced front setback where the living area of homes can be 10 feet from the front property lines. Garages are still required to provide a 20-foot setback. The Project would utilize each standard, each home would be 10-feet from the new private street, and each garage would be setback in excess of 20 feet.
Table 2
Setback and Height Matrix
|
Criteria |
Height (feet or stories) |
Front Setback (feet) |
Side Setback (feet) |
Side Yard (feet) |
Rear Yard (feet) |
Requested Reduction |
|
RI 5 Standard |
35 ft Max of 2.5 stories |
20 ft Min. |
15 ft Min. |
5/10 ft Min. |
20 ft Min. |
|
|
Lot 1 |
28-11 |
10* |
15.5 |
5** |
27.6 |
*Pedestrian Friendly Street Standards **Small Lot Development |
|
Lot 2 |
34-02 |
10.3* |
NA |
6.8/5** |
20 |
*Pedestrian Friendly Street Standards **Small Lot Development |
|
Lot 3 |
32-08 |
11.5* |
NA |
6.8/7.6** |
20 |
*Pedestrian Friendly Street Standards **Small Lot Development |
|
Lot 4 |
33-07 |
11.4* |
NA |
5/10 |
20 |
*Pedestrian Friendly Street Standards |
|
Lot 5 |
31-02 |
10* |
NA |
5/25 |
20 |
*Pedestrian Friendly Street Standards **Small Lot Development |
|
Lot 6 |
33-05 |
11.4* |
NA |
5/10 |
20 |
*Pedestrian Friendly Street Standards |
|
Lot 7 |
35 |
13* |
NA |
5/5** |
20 |
*Pedestrian Friendly Street Standards **Small Lot Development |
|
Lot 8 |
31-02 |
10* |
NA |
5/5** |
30 |
*Pedestrian Friendly Street Standards **Small Lot Development |
iv. Design Review
As described above, the Project requires approval of a Design Review Permit approving the design of both the layout of the proposed lots and the eight (8) new single-family homes. However, it is worth noting that pursuant to the Housing Accountability Act, Government Code Section 65589.5 et seq., the City may only apply “objective” development standards and design standards to the project. This means that the City may only apply those provisions in the Residential Design Guidelines that involve “no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.” Utilizing these criteria, the Project was reviewed for consistency with the Residential Design Guidelines.
Since each of the eight (8) homes proposed in the Project is unique, a high-level of architectural definition and detail would be provided. The Project would be consistent with the Guidelines’ requirements for massing and architectural design, each home contains multiple, discrete architectural masses and long expanses of flat wall are avoided. High quality exterior materials would be utilized including stucco and fiber-cement board siding and accents. Details like knee braces, corbels, lintels, and faux half-timbering would also be used throughout the Project. These details are incorporated on all facades of the homes, consistent with the intent of the Guidelines.
The proposed neighborhood design and site planning would also be consistent with the Design Guidelines and NMC Chapter 16.36. Grading is reduced where possible and retaining walls are placed in the least-visible locations, preserving the appearance of the natural topography. The Site is in an “evolving infill area” and the Project would be well integrated into the existing street grid, providing the connection of Capitola Drive. Flag Lots are only used where necessary for effective utilization of the Site and these parcels remain integrated with the rest of the Project.
REQUIRED FINDINGS
The Project requests approval of a Tentative Subdivision Map, Design Review Permit, and Use Permit. The following section identifies the required findings to support the approval of the Project. Detailed Staff analysis for each finding can be found in Attachment 1, Draft Resolution.
Tentative Subdivision Map
Pursuant to NMC Section 16.12.010(A) approval of Tentative Map is required for the Project. To approve the Tentative Map, the following findings pursuant to NMC Section 16.20.070(A) shall be made.
• That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and any applicable specific plan.
• Except for condominium conversion projects where no new structures are added, that the design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the State Subdivision Map Act and any guidelines promulgated by the Council.
In addition to the above findings to approve a Tentative Map, a Tentative Map shall be denied if any of the following findings of Government Code Section 66474 or NMC Section 16.20.070(D) are made.
• The proposed map is not consistent with applicable general and specific plans as specified in Section 65451.
• The design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
• The site is not physically suitable for the type of development.
• The site is not physically suitable for the proposed density of development.
• The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
• The design of the subdivision or type of improvements is likely to cause serious public health problems.
• The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
• All the requirements of the California Environmental Quality Act and the rules and procedures adopted by the Council pursuant thereto have not been met.
• The proposed map fails to meet or perform any of the requirements or conditions of this title or the State Subdivision Map Act, unless the Council finds that such failure is a result of a technical and inadvertent error which does not materially affect the validity of the map.
• The applicant has failed to submit complete or adequate information.
Design Review Permit
Pursuant to NMC Section 17.62.050(C)(1), the Project requires approval of a Design Review Permit. Pursuant to NMC Section 17.62.080, to approve the Design Review Permit, the following findings shall be made.
• The project design is in accord with the General Plan and any applicable specific plan design policies.
• The project design is consistent with applicable design review guidelines adopted by the City Council.
• The design review permit is in accord with provisions of this title and will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare.
Use Permit
Pursuant to NMC Section 17.08.020, subdivisions with one or more flag lots require approval of a Use Permit. In addition, pursuant to NMC Section 17.08.030 subdivisions utilizing Small Lot Development Standards also require approval of a Use Permit. To approve the Use Permit, the following findings pursuant to NMC Section 17.60.070 shall be made.
• The proposed use is in accord with the General Plan, applicable specific plans, the objectives of the zoning ordinance and the purposes of the district and overlay district in which the site is located.
• The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city.
• The proposed use complies with each of the applicable provisions of the zoning ordinance.
• Any other applicable findings required under other chapters of this title for the specific use.
In addition to the above findings, a Use Permit for the application of Small Lot Development Standards also requires the finding of NMC Section 17.52.470(C) to be made.
• The decision making body must find that the development is compatible with the neighborhood, dwellings are proportionate to the lot size and meet the city’s residential design guidelines.
Interim Zoning Ordinance
Pursuant to Section 4.I of the Interim Zoning Ordinance (City Ordinance No. O2025-013), the City Council must also make the following findings relating to the conformance of the General Plan and the Existing Zoning Ordinance.
• The Project will further the goals, objectives, and policies of the General Plan and not obstruct their attainment.
• The Project substantially conforms to the Zoning Ordinance requirements of the applicable Zoning District determined in accordance with Section 4.I of Ordinance O2025-013 (the “Interim Zoning Ordinance”).
PLANNING COMMISSION REVIEW
The Planning Commission reviewed the Project at their May 7, 2026, meeting. Three (3) members of the public spoke during public comment. The comments provided were about concerns about the Project’s environmental review, potential stormwater impacts, and concerns about prior code enforcement issues at the Site and neighboring properties. In response, Staff has updated Attachment 10, the Environmental Memorandum, to discuss cumulative impacts of multiple projects in the vicinity of the Project Site. Staff also clarified that code enforcement investigation of the property is ongoing and that the Project was reviewed for conformance with all stormwater control requirements. All members of the Commission stated they appreciated the Project’s architectural design and appreciated the benefits that the connection of Capitola Drive would provide to the surrounding neighborhood. The Commission unanimously recommended that the City Council approve the Project. Public Correspondence received prior to the Planning Commission meeting are attached as Attachment 11.
FINANCIAL IMPACTS:
No direct financial impact to the City has been identified with this agenda item.
CEQA:
Staff has determined that the application is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines (Class 32) which exempts projects characterized as in-fill development meeting the conditions described in Section 15332. Staff have prepared a memorandum establishing findings pursuant to Section 15332, as included in Attachment 10, Environmental Memorandum.
The exceptions to categorical exemptions identified in Section 15300.2 of the CEQA Guidelines are inapplicable because the land is in urbanized area with no environmentally sensitive habitats or species of concern on the property, there has been no successive effort to intensify land uses in the area, no unusual circumstances exist that would pose a reasonable possibility of having a significant effect on the environment, the Project does not negatively affect historic resources, and none of the other exceptions identified in Section 15300.2 are present or would apply to the Project. Based on this analysis, no significant environmental effects would result from this Project, and the use of categorical exemptions is appropriate.
DOCUMENTS ATTACHED:
ATCH 1 - Draft Resolution
ATCH 2 - Project Description
ATCH 3 - Civil Plans
ATCH 4 - Architectural Plans
ATCH 5 - Landscape Plans
ATCH 6 - Stormwater Control Plan
ATCH 7 - Erosion and Sediment Control Plan
ATCH 8 - Preliminary Detention Calculations
ATCH 9 - Geotech Feasibility Letter
ATCH 10 - Environmental Memorandum
ATCH 11 - Public Comment
NOTIFICATION:
Notice that this application was received was provided by the City on October 28, 2025, and notice of the scheduled public hearing was provided on June 5, 2026, by the US Postal Service to all property owners within a 500-foot radius of the subject property.
Notice of the public hearing was also published in the Napa Valley Register on June 4, 2026, and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication.
The Applicant was also provided a copy of this Report and the associated attachments in advance of the public hearing on the project.