CITY OF NAPA - File #: 278-2026

• File #: 278-2026
• Type: Afternoon Public Hearings
• Status: Agenda Ready
• Meeting Body: CITY COUNCIL OF THE CITY OF NAPA
• On agenda: 7/21/2026
• Title: Jefferson Street Bed and Breakfast Inn

Date	Ver.	Action By	Action	Result
7/21/2026	1	CITY COUNCIL OF THE CITY OF NAPA

To:                     Honorable Mayor and Members of City Council

From:                     Molly Rattigan, Community Resources & Development Director

Prepared By:                     Paul O’Neill, Associate Planner

TITLE:

Title

Jefferson Street Bed and Breakfast Inn

LABEL

RECOMMENDED ACTION:
Recommendation

Adopt a resolution approving a Use Permit to allow the conversion of a Local Landmark property into a four (4) guest room bed and breakfast inn and a approving a Certificate of Appropriateness Permit to allow major alterations and restorations of missing historic features on the Local Landmark located at 845 Jefferson Street and determining that the project is exempt from the California Environmental Quality Act (CEQA).

Body

DISCUSSION:

EXECUTIVE SUMMARY

The Applicant, Michael Clark, proposes the conversion of the Local Landmark at 845 Jefferson Street into a Bed and Breakfast Inn with four (4) guest rooms and one (1) residential suite for the required owner/manager of the Inn. The property is currently vacant but was most recently used as a commercial office. To accompany the new use as a Bed and Breakfast, the Project would include substantial modifications to the interior of the structure including the installation of a new commercial kitchen. The Project also proposes substantial exterior reconstruction to the Local Landmark, including restoration of missing historic features like the structure’s chimney and replacement of inappropriate windows with more historically appropriate windows. In addition, the Applicant proposes alterations to the Landmark, including the installation of new railings, windows, and doors. As the Property was recently used as a commercial office, no dwelling units would be lost from the City’s housing stock with the Project. Instead, an additional dwelling unit, the owner/manager’s suite, would be added.

The proposed restoration and modifications, which require Certificate of Appropriateness approval, were reviewed by the Cultural Heritage Commission at their May 14, 2026, regular meeting. The Commission made a unanimous recommendation to City Council to approve the Certificate of Appropriateness as proposed. Following Cultural Heritage Commission review, the Project’s proposed Use Permit was reviewed by the Planning Commission at their June 4, 2026, regular hearing. The Planning Commission unanimously recommended that Council approved the Project’s proposed Use Permit. To approve the Project, the City Council must approve both the Use Permit and Certificate of Appropriateness Permit in accordance with Napa Municipal Code (NMC) Section 15.52.070(E)(3).

The Project Site, shown below in Figure 1, Location Map, is located at the intersection of 2^nd Street and Jefferson Street within the First and Jefferson Potential Historic District. A more detailed project description is provided below, along with the Applicant’s project description included as Attachment 2, Project Description. The proposed Plans are included as Attachment 3, Plans.

FIGURE 1

Location Map

SITE CONTEXT AND HISTORY

845 Jefferson Street is located at the southwest corner of the intersection of Second Street and Jefferson Street, two blocks north of Fuller Park. The property is highly visible, located at one of the most prominent intersections in the City, and within an established historic residential neighborhood. Many of the homes in the neighborhood have been converted to commercial uses, including the subject property, that was most recently utilized as a law office. The property is bordered by residential properties to the west, other home-to-office conversions to the south, and a bank to the east across Jefferson Street. To the north, there are additional commercial offices and residences. Multiple, existing bed and breakfast Inns are located on the blocks immediately north of the Site. 

The property was originally constructed around 1917 as a single-family residence for Henry J. Manasse, the son of co-owner of the Sawyer Tannery: Emmanuel Manasse, and Henry’s wife Isabelle Stumpf. The property was designed by prominent local architect Luther M. Turton who was also the architect for many of Napa’s most significant buildings including the Semorile Building (975 First Street), the Goodman Library (1219 First Street), and the First United Methodist Church (601 Randolph Street). He worked in various architectural styles including Queen Anne, Classical Revival, Craftsman, Shingle, and Mission Revival. Historic surveys prepared for the City including the West Napa Historic Context Statement and Survey Report (p 81), the Citywide Historic Context Statement (p 54), and the Downtown Napa Historic Context Statement and Survey Report (p 43) note that Turton could be considered a “master” architect whose work is eligible for listing on the National Register of Historic Places under Criterion C, which designates properties “that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master (36 C.F.R. (I)(60.4)).”

FIGURE 2

1970 Sanborn Fire Insurance Map

“D & OFF.” labels the Site as both a dwelling and commercial office.

Following its use as a residence by the Manasse family, the home was lawfully permitted to be converted to a dentist office in August 1953 by Use Permit with Resolution 1953 #49, included as Attachment 4. This conversion included many alterations to the property that are still present today including the installation of sinks throughout the home’s bedrooms and living area. The Use Permit conditioned approval of the conversion on the requirement that “two off-street parking spaces are installed for each dentist’s chair in use” necessitating the addition of the existing parking area along the northern property boundary of the Site. Later, the Site was also used as chiropractic office and then by various real estate agents, attorneys, and other professionals, often utilizing single rooms in the structure until around 2021 according to business license records. The property sustained damage in the 2014 South Napa Earthquake including the loss of the chimney on the west façade, a significant feature of the home.

Designed in the Prairie Style, an architectural style commonly associated with the American Midwest, the structure is constructed in a generally rectangular plan with rectangular, architectural bays on each façade. The Prairie Style is characterized by low-slope or flat roofs, deep eaves, use of natural materials, and overall horizontality and symmetry, all features present on the structure. Along the west façade a large bay acts as the front porch with side facing stairs leading to Jefferson Street. The porch was enclosed with windows after the home was constructed, evidenced by gaps between the windows and the porches’ columns. The porch also includes frieze board at the sill level and an additional width of frieze board at the roof level, features not present on the rest of the home. The front façade includes one bay on the lower level only with a large, unoriginal window facing Jefferson Street at what was originally the home’s living room. Along the south façade are two architectural bays, one directly over the other on the first and second level. The second level is “stepped-in” from the first throughout the home creating a tiered appearance. At the rear, western façade is one architectural bay on the second level only. This end of the home also previously included two porches that have since been enclosed.

Significant details of the home include “lattice” details on the underside of the eaves, dentil molding at the facia, and planter boxes architecturally integrated into the chimney and porch. The entire home is clad in painted redwood shingles, and the primary window type is double hung wood sash windows with multi-light upper sashes and single-light lower sashes. Non-historic alterations to the structure include the lattice structure enclosing the entrance to the basement on the west façade and various unoriginal windows throughout, including those enclosing the front porch. The Site was impacted by the Jefferson Street widening Project and much of the original front yard of the Site was dedicated for right-of-way. In the rear yard is a detached garage constructed in a style similar to the house with a low-sloped shed roof. This structure’s original siding and molding was replaced around 2015. No other significant Site features or landscaping is present. A large Canary Island Date Palm present at the northwest corner of the structure would remain with the Project.

The property’s associations with the Prairie School of architecture also contribute to the significance of the Site. The structure is one of only a few, if not the only, Prairie Style building in the City. The Prairie School intended to create a uniquely American architectural style distinct from European influences. The style embodies the ideals of the Progressive Era which valued modern design as a means to promote health and wellness. These associations with broad patterns of American history add to the local significance of the Site.

FIGURE 3

1953 City of Napa Land Use Inventory Map

The Site is labeled “Doctor’s Office.” The red hatching denotes the R-5, Apartment Professional, Zoning District that was in effect at the time.

The Site is located within the First and Jefferson Potential Historic District which was identified by the West Napa Historic Context Statement and Survey Report as eligible for listing on the national, state, and local registers. The Survey Report states that:

“The district includes many of Napa’s finest residential resources, is associated with themes of residential development, high architectural merit, and associations with master architect Luther Turton. The district developed as early as 1875, and it was a favored location for upper-middle class families to build their homes. The large, fashionable residences of prominent merchants, professionals, and community leaders are the focal point of the district (p 81).”

The district encompasses an eight-block area centered on the intersection of First and Jefferson Street and includes thirty-three parcels total. The Survey Report found that 845 Jefferson Street appears to be both individually eligible for the National Register of Historic Places and eligible due to its location within the potential historic district (p 149-150). Currently, the property is individually designated as a Local Landmark on the City’s Historic Resources Inventory (HRI) but is not included on the National Register. The First and Jefferson Potential Historic District has not been locally recognized as a Local Landmark District and is also not included on the National Register.

The Applicant has provided a Historical Analysis of the property prepared by a qualified historian, Kara Brunzell of Brunzell Historical, included as Attachment 5, Historical Analysis. This Analysis details the history of the Site and evaluates the Project for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and California Environmental Quality Act (CEQA) requirements. Neither Staff nor the Applicant or the historian contracted by the Applicant were able to locate a picture of the property during its period of significance. The earliest photo located is from the 1970s and included in Attachment 3, the Plans.

PROJECT DESCRIPTION

The following Section provides a description of the proposed Project and key components. The Applicant’s project description is also provided for reference as Attachment 2, Project Description. The Project proposes both a Use Permit for the creation of a bed and breakfast inn and a Certificate of Appropriateness for modifications to the Local Landmark structure. The Cultural Heritage Commission’s review of the Project focused on the proposed Certificate of Appropriateness Permit and the restorations/modifications to the Landmark structure. The Planning Commission’s purview extended to the proposed Use Permit for the creation of a bed and breakfast inn. As was mentioned earlier, final approval of both Permits must come from the City Council, consistent with NMC Section 15.52.070(E)(3).

A.                     Bed and Breakfast Inn

The Applicant proposes conversion of the structure to a Bed and Breakfast Inn with four (4) guest rooms and an owner/manager suite in the structure’s existing basement. As shown in Attachment 3, Plans, the second level would be converted to three guest rooms, each with ensuite bathrooms, and a library. The primary level would house one ADA accessible suite and a dining room and living area to be shared by all guests. At the rear, western end of the home a new commercial-grade kitchen would be constructed, consistent with current California Building and Fire Code requirements. The Operations Plan for the proposed inn is included as Attachment 6.

The structure’s interior floor plan has been heavily modified since its original use as a residence. As described in the history of the Site, many of the rooms contain sinks from when the Property was used as a dental office and the original circulation and floorplan of the home has been heavily altered. While interior modifications are exempt from discretionary review under the City’s Historic Preservation Ordinance (NMC Section 15.52.070(B)(1)(a)(vi)), it is the Applicant’s intent to restore the historic interiors of the home and elevate the historic interior features still present. The home’s foyer would be converted to the Inn’s reception area and walls in the living areas would be removed, restoring the original floorplan configuration. In addition to providing for the restoration of the Property, these modifications would facilitate the use of the structure as a bed and breakfast inn.

The operations of the proposed inn would be consistent with the City’s requirements for bed and breakfast inns contained in NMC Section 17.52.060, explored in Section VI(B) below.

B.                     Exterior Modifications

In conjunction with the conversion to a bed and breakfast inn the Applicant also proposes extensive restoration and other modifications to the Local Landmark structure. Many inappropriate alterations have occurred on the Landmark over the years and the structure experienced damage during the 2014 South Napa Earthquake. Restoration projects, including reconstruction of the chimney, removal and replacement of unoriginal windows, and renovation of the porch, are considered “restoration” under the Secretary of the Interior’s Standards for the Treatment of Historic Properties and restore original architectural features of the home. The other proposed modifications add new features; however, these modifications were also found to be consistent with the Secretary of the Interior’s Standards as they are proposed in a manner that would involve the least loss of historic material as possible and would not change the architectural design or special character of the Landmark.

On the front façade facing Jefferson Street the Applicant proposes removal and replacement of the non-original “living room” window only. The new window would be a relocated, original window from the south façade and paired with two, smaller side windows. Along the north elevation facing Jefferson Street multiple significant restoration projects including restoration of the missing chimney, replacement of the non-original windows flanking the chimney on the first level, and restoration of the front porch. The Applicant also proposes restoration of the missing railing on the porch roof, providing a balcony to one of the guest suites above. The design of the railing is based on photograph located that includes the original railing prior to its removal, consistent with the Secretary of the Interior’s recommendation. This façade is one of the most readily visible from the public right of way and contains the most character defining features. The Applicant has worked carefully to plan restorations of the missing features from this façade.

On the west façade the Applicant proposes the removal of three existing windows and the addition of a relocated window on the first level and installation of a new exterior door and railing on the second. On the second story, these modifications would allow the adjacent guest room to have a step-out balcony. The railing would be designed the same as the proposed railing on the north façade, described above. The door would be wood and feature multiple lites, based on the design of the original French doors on the western façade. On the primary level removal of the three existing windows is needed to accommodate the new commercial kitchen.

The south façade faces the interior lot line and is the least readily visible from the public right of way, screened by the neighboring structure. The largest number of modifications proposed with the Project would occur on this façade. On the first level this includes installation of two new porches with railings, removal of two existing windows, and installation of a new window and door at the west end of the elevation, and two sets of French doors at the east end. On the second level the Applicant proposes the removal and replacement of an existing window with a French door and the addition of a railing creating an additional step-out balcony. In addition, the Applicant proposes the replacement of the four other windows present on the second level in-kind (the two side windows in the architectural bay and two windows on opposite sides of the bay. The new porch at this façade would also include the Site’s required Americans with Disabilities Act (ADA) wheelchair lift. Placement of the wheelchair lift in this location is consistent with the guidance

In addition to the specific restorations and modifications, the Applicant also proposes necessary minor repairs of damaged and dry rotted shingles, trim, and eave elements throughout with like materials. All of these features are painted, repairs would be integrated into the existing building fabric.

C.                     Parking and Site Improvements

Few modifications are proposed to the Site and grounds to provide for the new use as a bed and breakfast inn. Existing landscape areas along the Jefferson Street and Second Street frontages would remain with the Project. The largest modification would occur within the Site’s rear and side yards where new paved patio areas would be provided. All new paved areas and repaved area, including the parking areas, would utilize permeable paving to avoid stormwater control impacts with the Project.

Parking would be provided utilizing the existing parking area along Second Street where currently two driveways are separated by a narrow curb. The Applicant has submitted a formal design exception requested to the Public Works Department to allow a deviation from the City’s maximum driveway width requirements (S-5 Standard Detail, City of Napa Public Works Standards and Specifications), the requirement that parking be located outside of setbacks (NMC Section 17.54.120), and the requirements that public streets not be used for maneuvering (NMC Section 17.54.170(B)(1)). The design exception was approved by the Department on the basis that the parking arrangement is an existing condition and would not pose a risk to public health and safety. In addition, maintenance of the nonconforming parking arrangement was approved by the Community Development Director in accordance with NMC Section 17.54.180(E). The combined driveway would provide the four guest parking spaces required by NMC Section 17.52.060(C)(4) for bed and breakfast inns. The required owner/manager’s space would be located within the Site’s existing garage which would remain with the Project.

It is worth noting that the Applicant originally proposed removing the garage to provide a more traditional parking arrangement in the rear yard of the Site. After consultation with Staff and the qualified historian hired to review the Project, Kara Brunzell, the Applicant revised the Project to include the current arrangement. The historian’s reasoning for supporting the exception is included in Attachment 5, Historical Analysis. As described in the history of the Site, the garage is constructed in a similar manner as the primary structure and was likely constructed in tandem with the home and/or during its period of significance. As a result, preservation of the garage would greatly reduce the impact of the conversion to a bed and breakfast inn on the historic nature of the Site. 

ANALYSIS

The following sections provide the staff’s analysis of the Project and its consistency with the General Plan and Zoning Ordinance.

A.                     General Plan

The Project site is designated Business Professional under the Napa 2040 General Plan. According to the General Plan, this designation is intended to provide commercial offices, including general business, non-nuisance production, professional services, and health and wellness uses. Supportive commercial uses are permitted, subject to limitations established in the Zoning Ordinance. The Site’s Zoning District: Commercial Office (OC) was determined to be consistent with this General Plan Designation pursuant to Section 3(I) and Exhibit B of the Interim Zoning Ordinance (Ordinance O2025-007). This is explored further in Subsection “B” below.

Land Use

The Project proposes conversion of the Site to a four-room bed and breakfast inn, consistent with the Business Professional General Plan Designation. Bed and breakfasts inns are a very low intensity commercial use intended to operate within-and adjacent-to residential zones. The Business Professional Designation is intended to provide lower-intensity commercial uses, often acting as a buffer with residential districts. The Project Site is adjacent to a residential neighborhood to the north and west and use of the Site as a bed and breakfast inn would provide a transition from this area to the more intensive commercial uses east of Jefferson Street.

General Plan Goals and/or Policies

The Project would also 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-5: LUCD-5: Support an attractive and welcoming image for major gateways and thoroughfares into the City.

Staff Analysis: The Project Site is located at a prominent intersection at the entrance of Downtown Napa. The Project would ensure continued preservation and maintenance of the resource, providing an attractive, welcoming gateway for the City.

•                     Goal LUCD-8: Support the preservation and enhancement of the City’s existing housing stock to be utilized as primary residences and homes.

Staff Analysis: The Project Site was previously used as a commercial office and was converted from residential in 1953. No residential units would be lost with the Project. Instead, one residential unit: the owner/manager suite would be created.

•                     GOAL LUCD-11: Encourage attractive, well-located commercial development to serve the needs of City residents, workers, and visitors.

Staff Analysis: The Project Site is located in a prominent location, highly visible to residents and visitors. Conversion of the space to a bed and breakfast inn would enhance one of the City’s historic resources and contribute to Napa’s identity as a destination.

•                     GOAL LUCD-20: Continue to promote Downtown Napa as an active and vibrant heart of the community.

Staff Analysis: While not located within the boundaries of Downtown contained in the General Plan, the Project Site is located just to the west and is easily accessible by foot to Downtown Napa. Additional visitor accommodations provided by the Project would contribute to Downtown Napa’s economy and vibrancy.

•                     Enhance Downtown urban design quality and sense of place through strategies including: preserving and/or adaptively reusing historic buildings.

Staff Analysis: The Project would provide adaptive reuse of a historic resource: a Local Landmark residence recognized for its architectural and cultural significance unique to the City of Napa. The Project would provide a new use for the space while preserving, and restoring, its significant features.

Transportation Element

•                     Policy TE 7-4: Develop parking standards for adaptive reuse of historic buildings on the City’s Historic Resources Inventory, as well as National and State registers, that maintain the historic integrity of buildings.

Staff Analysis: The Project includes a design exception to allow for the continuation of the parking area within the side setback of the Site. The addition of a parking area consistent with current standards would negatively impact the historic resource, requiring the demolition of a historic accessory structure. The flexibility provided by this design exception provides for adaptive reuse of the structure.

Historic and Cultural Resources Element

•                     Goal HCR-1: Preserve and enhance Napa’s historic resources. Encourage rehabilitation and adaptive reuse, as well as sensitive, context-compatible infill design.

Staff Analysis: The Project would provide for the restoration of a Local Landmark. The conversion to a new, more lucrative use would ensure continued preservation and maintenance of the structure.

•                     Policy HCR 1-7: Encourage and assist property owners in bringing damaged or blighted historic properties into use and/or new use.

Staff Analysis: The property experienced significant damage in the 2014 South Napa Earthquake and has experienced a lot of deferred maintenance. The Applicant proposes restoration of these missing and damaged features, consistent with guidance found in the Secretary of the Interior’s Standards. The new use would provide the financial resources needed to complete the necessary restoration.

•                     Goal HCR-5: Promote economic viability of historic and cultural resources through historic preservation and programs to encourage owners of historic resources to preserve or rehabilitate historic properties by providing incentives where feasible.

Staff Analysis: As described above, conversion to a bed and breakfast inn would provide a financial incentive to rehabilitate the Landmark.

•                     Goal HCR-6: Encourage retention of historic structures in their original use or conversion back to their original use where feasible and support sensitive, adaptive reuse.

Staff Analysis: The property was converted from its original residential use in the early 1950s. Conversion to a bed and breakfast inn would provide a more compatible use for the Site. The adaptive reuse of the property would be sensitive and enhance the historic features of the property. 

•                     Policy HCR 6-1: Allow flexible use as part of an adaptive use strategy, provided that the architectural integrity of the building is preserved and conforms with the Secretary of the Interior’s Standards for Rehabilitation. Particular standards for authorized types of uses should be identified in the zoning code.

Staff Analysis: The Project would be consistent with the Secretary of the Interior’s Standards for Rehabilitation, enhancing the architectural integrity of the building. Bed and breakfast inns are a conditionally permitted use in the Site’s zoning district and the Project would be consistent with the City’s standards for bed and breakfast inns contained in the Zoning Ordinance.

•                     Goal HCR-10: Work with the local tourism industry, businesses, and property owners to support and foster Downtown historic resources as a destination, demonstrating that historic resources contribute to the uniqueness of the visitor experience.

Staff Analysis: The Project would enhance a historic resource at a gateway to Downtown Napa and promote Napa as a destination for heritage tourism. Conversion to a bed and breakfast inn would promote interest in Napa’s historic resources and provide a unique visitor experience.

•                     Goal HCR-11: Protect the setting of historic resources when providing parking in Napa’s historic Downtown.

Staff Analysis: As described above, the parking arrangement proposed with the Project is intended to preserve the historic nature of the Site. The arrangement would provide parking consistent with the minimum requirements for a bed and breakfast inn while protecting the historic setting.

•                     Policy HCR 11-2: Provide additional parking in locations and at a scale that will not negatively impact the setting of historic resources.

Staff Analysis: The parking for the project would be located within an existing, nonconforming parking area. As described elsewhere, this decision was made as to not negatively impact the historic resource.

Economic Development Element

•                     Goal ED-6: Ensure that the local economy reinforces and builds on the City’s unique “sense of place,” including its cultural diversity and creative sectors, in a manner that serves both residents and visitors in a mutually-supporting fashion.

Staff Analysis: The Project would preserve an important cultural and architectural resource, highlighting the City’s history and “sense of place.” The Project would also support the local economy, connecting the City’s historic resources with visitors in a mutually-supporting fashion.

•                     Policy ED 6-2: Pursue tourism and placemaking initiatives that build upon the City’s rich array of offerings-such as historic resources, cultural diversity, and the Napa River-to cultivate places and “cultural districts” that engage/serve both tourists and locals (to be coordinated with Goal PHE-8).

Staff Analysis: The Project would be located in a historic resource at the edge of Downtown Napa, with an established historic district eligible for listing on the National Register. The Project would contribute to creating an identity for this district and identify the history of the area to locals and visitors.

•                     Policy ED 8-6: Support the preservation and rehabilitation of existing historic structures for adaptive reuse purposes.

Staff Analysis: The Project provides for the preservation and rehabilitation of a Local Landmark. Reuse as a bed and breakfast inn would provide a financial incentive for continued maintenance of the structure.

B.                     Zoning

The Project Site is within the Commercial Office (OC) Zoning District. This District is intended to encourage concentrations of administrative, professional and business offices, public and quasi-public uses and similar compatible uses, such as retail commercial uses oriented to the needs of nearby businesses. Bed and breakfast inns are conditionally permitted, requiring approval of a Use Permit, in all zoning districts where they are allowed, including the Site’s OC District.

As described above, the OC District was determined to be consistent with the General Plan under the Interim Zoning Ordinance (Ordinance O2025-007).

i.                     Bed and Breakfast Standards

NMC Section 17.52.060 contains standards for all bed and breakfast inns including parking and design requirements. This Section analyzes the Project’s conformance with these standards, listed individually below. The intent of the City’s bed and breakfast program is to provide for the preservation and reuse of the City’s historic resources, particularly those with high maintenance or restoration costs and those too large to practically be utilized by one family. The requirements are also intended to ensure compatibility with residential surroundings and mitigate any impacts conversion to a bed and breakfast inn would have on the local housing stock. The proposed Project is located within a Landmark building in need of significant restoration, consistent with this intent. In addition, the Site is located within a commercial zoning district and would have minimal impacts on adjacent residential zones given the limited size of the proposed inn (four guest rooms) and the limitations on the use of Bed and Breakfast properties contained in this Section. Since the property has been used for commercial purposes since the 1950s there would be no loss of units with the Project. Instead, an additional residential unit, the owner/manager’s suite, would be created with the Project.

1.                     On-Site Owner/Manager. The building must be the primary residence of the owner or manager of the bed and breakfast use.

The Project would provide an owner/manager suite in the basement of the structure and comply with this requirement.

2.                     Location and Size. Principal and accessory buildings may be used for bed and breakfast guest rooms. The majority of the guest rooms shall be in the principal building. Additions to either the principal building or accessory buildings shall be visually subordinate to the principal building. New accessory buildings are not encouraged, but may be acceptable if the applicant provides evidence and the city finds that there is no economically feasible way to restore the principal building without new accessory buildings. A waiver to the standard that the majority of the guest rooms shall be in the principal building may be requested for buildings over 3,000 square feet if the applicant can provide evidence and the city finds that there is no economically feasible way to restore the building without the additional rooms.

All guest rooms would be located in the principal “primary building.”

3.                     Meals. There shall be only one meal, breakfast, served daily and limited to guests and owner/manager of the bed and breakfast inn.

The inn would provide breakfast to guests each day. The Project includes installation of a commercial kitchen at the Site.

4.                     Parking. One parking space shall be provided for the owner/manager's unit and each guest room. On-site parking shall be designed and located to not detract from the residential and historic character of the site's buildings and grounds. Credit may be given in limited instances for on-street parking fronting the structure where a survey documents such parking is available and does not affect adjacent residential uses.

The Project proposes four (4) on-site parking spaces in the Site’s existing parking area, which does not detract from the residential and historic character of the buildings. The owner/manager’s space would be located within the existing garage, providing five (5) total parking spaces consistent with this requirement.

5.                     Signs. Signs shall be limited to two square feet attached directly to the residential building or structure, unless a sign permit is obtained.

Upon approval of the Project, signage would be reviewed by Planning Staff with a Sign Plan Check Application. Signage would be required to comply with this requirement.

6.                     Number of Guest Rooms. The number of guest rooms permitted will be determined based on the size of the existing building, grounds and site; the relationship of the site to the character, size and scale of surrounding neighborhood buildings; and visitor access and parking. In general, the number of guest rooms should not exceed 10.

The Project proposes four (4) guest rooms. This is consistent with the number of bedrooms that likely would have been present when the Site was used as a residence and would not be out of scale with the property’s surroundings.

7.                     Concentration of Inns. When a new B&B is proposed within 300 feet of another B&B, the decision-making body shall additionally find that the new B&B doesn't harm the character and livability of adjacent residential properties.

Two existing bed and breakfast inns along First Street are within 300 feet of the Site; however, both of these properties are located around a block away from the proposed inn. In addition, the Site is located within a commercial zoning district. The proposed bed and breakfast inn would be a less intensive use than many commercial uses currently permitted in the District.  Therefore, staff has determined that the project would not harm the character and livability of adjacent residential properties.  

8.                     Design. Rehabilitation Guidelines for Historic Properties contained in the Design Guidelines for the Napa Abajo/Fuller Park Historic District shall be utilized for B&B exterior remodels and additions.

As described throughout this Report, the proposed restorations and modifications to the Landmark would be sensitive and consistent with guidance found in both the Secretary of the Interior’s Standards and the Design Guidelines for Napa Abajo/Fuller Park.

9.                     Moving Buildings. If a designated historic building is to be moved to a new location for a B&B use, it shall be the centerpiece of the B&B project, front on the main street, and fit with the architectural character of the neighborhood consistent with the residential design guidelines. An exception to these standards may be considered for historic buildings moved to a site that has an existing principal building (ranked a 1 or 2 on the Historic Resources Inventory) already fronting on the main street, and the additional moved building(s) would be compatible with the principal B&B building and the architectural character of the neighborhood.

No structure moving is proposed with this Project.

10.                     Multifamily Conversion Provisions. Except in the RO district, the provisions of Section 17.52.100(B) <https://ecode360.com/43397874> shall apply when the project application submitted after the effective date of date of the ordinance codified in this chapter proposes demolition, conversion or partial conversion of a multifamily building to bed and breakfast use, and there is a loss of one or more dwelling units.

No conversion of multifamily units would occur with this Project. The Site currently does not contain any residential units.

11.                     Single-Family Conversion Provisions. Except in the RO district, housing impact fees per Chapter 15.94 <https://ecode360.com/43395058> shall be imposed on the portion of the building being used for the B&B.

As stated above, the Site is not used for single family residential use either. Housing impact fees would be charged with the creation of the proposed inn.

12.                     In the RO district, the provisions of Section 17.12.040(M) <https://ecode360.com/43396546> shall apply when the project application submitted after the effective date of date of the ordinance codified in this chapter proposes demolition, conversion or partial conversion of any residential use, and there is a loss of one or more dwelling units.

The Site is not in the RO District, however, the Project would not include the loss of dwelling units and would not impact any residential tenants.

REQUIRED FINDINGS

The Project requests approval of a Use Permit and Certificate of Appropriateness Permit. The following section identifies the required findings to support the approval of the Project, including specific findings for bed and breakfast inns. Detailed Staff analysis for each finding can be found in Attachment 1, Draft Resolution.

Use Permit

Pursuant to NMC Sections 17.52.060(B) and 17.12.020, the Project requires approval of a Use Permit for the creation of bed and breakfast inn. To approve the Project, 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.

Certificate of Appropriateness Permit

•                     Pursuant to NMC Section 15.52.070(D)(2) major alterations to a Local Landmark require approval of a Certificate of Appropriateness Permit. To approve the Project, the following findings of NMC Section  15.52.070(F)(3) must be made.

•                     The project preserves, enhances or restores the exterior architectural features of the local landmark.

•                     The project will not result in a substantial adverse change to the integrity of the local landmark or its major exterior character-defining features.

•                     The project will not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the local landmark.

•                     The project is consistent with the applicable Secretary of the Interior's Standards.

•                     The project is consistent with applicable historic design guidelines.

•                     The project will not negatively impact the integrity of a cultural landscape through alteration of spatial organization, landscape features, circulation patterns, or small scale features that are character defining features of the resource.

Bed and Breakfast Inns

In addition to the standard Use Permit findings, approval of a bed and breakfast inn also requires the findings of NMC Section 17.52.060(D) to be made. Since the proposed inn is within 300 feet of other existing bed and breakfast inns the finding in NMC Section 17.52.060(C)(7) must also be made.

•                     The establishment of the bed and breakfast inn is consistent with General Plan policies regarding historic preservation and regarding the loss of rental units in the housing stock.

•                     The bed and breakfast inn use will not be detrimental to the historic or architectural character of the existing building(s).

•                     The bed and breakfast use is compatible with and will not be detrimental to the character of the neighborhood and surrounding land uses.

•                     When a new B&B is proposed within 300 feet of another B&B, the decision-making body shall additionally find that the new B&B doesn't harm the character and livability of adjacent residential properties.

CULTURAL HERITAGE COMMISSION AND PLANNING COMMISSION REVIEW

The Cultural Heritage Commission reviewed the proposed Project at their May 14, 2026, regular meeting and ultimately made a unanimous recommendation to City Council to approve the Project. The Commission agreed that the restorations and modifications proposed with the Project were carefully planned and designed and would enhance the Site. Chair Van Giesen recommended that the window schedule be updated prior to issuance of building permits for clarity. The Project has been conditioned so that the Applicant provides a detailed window schedule and window specifications prior to issuance of a building permit at the Site.

Following the Cultural Heritage Commission’s recommendation, the Planning Commission also made a unanimous recommendation that the Project be approved at their June 4, 2026, regular meeting. The Commission also appreciated the Applicant’s careful, context-driven design and the efforts made to preserve and restore an important, unique Landmark. The Commission also noted the Project’s lack of impacts on the City’s housing supply.

FINANCIAL IMPACTS:

No direct financial impacts to the City have been identified with this agenda item.

CEQA:

Staff has determined that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, which exempts the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use, and Section 15331, which exempts the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties.

The exceptions to categorical exemptions identified in Section 15300.2 of the CEQA Guidelines are inapplicable because the land is in an 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 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 - Plans

ATCH 4 - Resolution 1953 #49

ATCH 5 - Historical Analysis

ATCH 6 - Operations Plan

NOTIFICATION:

Notice that this application was received was provided by the City on March 18, 2026, and notice of the scheduled public hearing was provided on July 10, 2026, by 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 July 9, 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.

PUBLIC COMMENT

As of the publication of this Report, no public comment has been received. Any comments received after the publishing of this report will be provided to the City Council via a supplemental memorandum.