To: Honorable Mayor and Members of City Council
From: Molly Rattigan, Interim Community Development Director
Prepared By: Ryder Dilley, Associate Planner
TITLE:
Title
Glamping Zoning Text Amendment
LABEL
RECOMMENDED ACTION:
Recommendation
Staff requests the City Council take one of the following actions following the close of the public hearing for the Glamping Zoning Text Amendment on February 18, 2025:
(1) Provide guidance on continued discussions with the Applicant and direct staff to take the appropriate steps to return with a revised project proposal to the Planning Commission/City Council at a future date; or
(2) Adopt a Resolution denying an application for a Zoning Text Amendment, Use Permit, and Design Review Permit for a glamping campground on the west side of Silverado Trail between Hagen Road and Stonecrest Drive (APN 052-010-011) and finding the actions authorized by this resolution to be exempt from CEQA.
Body
DISCUSSION:
Executive Summary
The Applicant, Parry Murray, sought a Zoning Ordinance Amendment, Use Permit, and Design Review Permit authorizing construction and operation of a glamping campground with five (5) permanent buildings, up to 100 glamping units, and recreational activity space (Project) located on the west side of Silverado Trail between Hagen Road and Stonecrest Drive (APN 052-010-011). This item was heard by the City Council on February 18, 2025.
During the evening session on February 18, 2025, City Council held a public hearing to consider the Project as reflected in Attachment 3, Meeting Minutes 2-18-2025. The City Council considered all information related to the application, as presented by Staff, including any supporting reports provided as part of the Staff Report, and any information provided during public comments.
Following the opening and closing of the public hearing, a motion was made by Councilmember Narvaez, seconded by Mayor Sedgley, to proceed with actions as outlined in the agenda packet, with modifications reducing the glamping units from 100-to-80 and modifying condition #18 regarding the entry and exit from the site. That motion failed 2-3.
Two subsequent motions were made. Councilmember Narvaez made a motion to proceed with actions outlined in the agenda packet with additional modifications agreed to by the Applicant, with the motion failing for a lack of a second. Vice Mayor Luros then made a motion to postpone the item indefinitely to another date and time to consider the Application. Councilmember Painter seconded the motion with Vice Mayor Luros later withdrawing the motion, therefore, no vote occurred. Ultimately, there was no action taken on the application other than the original motion for approval, which failed and was interpreted by the Mayor as a denial.
Because a subsequent motion was not made, the purpose of this agenda item is to finalize direction of the City Council with the options available to Council as described below.
Denial of Application
City Council could move to adopt a resolution to formally deny the application. Pursuant to Napa Municipal Code (“NMC”) Section 17.66.120, if an application for an amendment to the zoning map or zoning regulations is denied, no new application or petition for the same or substantially the same amendment shall be filed within one year of the date of denial of the initial application, unless the denial is made without prejudice.
Adopting a resolution to deny the application would maintain the existing zoning regulations and would not grant a permit for the glamping project.
Continuation of Application
The City Council may choose to provide guidance to staff to continue discussions with the Applicant and work collaboratively toward a revised project proposal. If continued, and at the direction of Council, Staff could continue working with the Applicant and neighborhood to address Council’s concerns, explore potential modifications, and ensure the Project aligns with the City’s General Plan goals and policies. Based on these discussions, staff would take the appropriate steps, as directed, to refine the proposal and return it to the Planning Commission and/or City Council for further consideration at a future date. Under this option, a future hearing would be publicly noticed as appropriate and public comment would be reopened to provide the community another opportunity to comment on the revised proposal.
Public Comments
The Public Hearing was opened and closed at the City Council meeting on February 18, 2025. A total of 56 members of the community spoke during the Public Hearing. Additionally, 84 written comments were received.
FINANCIAL IMPACTS:
No direct financial impacts to the General Fund have been identified with this application.
CEQA:
An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared pursuant to CEQA Guidelines Section 15074, concluding that after implementation of the proposed mitigation measures the Project would not cause any significant environmental effects. The public comment period was noticed on September 5, 2024, in the Napa Valley Register for a CEQA-mandated 30-day public review and comment period, ending on October 5, 2024. It should be noted that CEQA does not apply to projects which the City rejects or disapproves pursuant to CEQA Guideline 15270.
DOCUMENTS ATTACHED:
ATCH 1 - Resolution - Denial
ATCH 2 - Administrative Staff Report CC 2-18-2025
ATCH 3 - Meeting Minutes 2-18-2025
ATCH 4 - Letter from the Applicant
NOTIFICATION:
Notice was provided on March 7, 2025, by US Postal Service to all property owners within a 500-foot radius of the subject property. Notice was also published in the Napa Valley Register on March 6, 2025, 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 with a copy of this Report and the associated attachments in advance of the public hearing on the Project.