Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707)

Transcription

1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT APRIL 7, 2016 AGENDA ITEM #7.A. File No RIVER TERRACE INN EXPANSION I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Request for a Use Permit and Design Review Permit to expand an existing hotel 1600 Soscol Avenue APNs & -032 OBC, Oxbow Commercial OBC, Oxbow Commercial; :BF, Building Form Overlay (Downtown II); :FP, Floodplain Management Overlay; :SC, Soscol Corridor APPLICANT / PROPERTY OWNER: David Murphy (Wine Country Hotels) 910 Lenora Street, Suite S207 Seattle, WA Phone: (206) STAFF PLANNER: Karlo Felix, Associate Planner Phone: (707) LOCATION MAP 1

2 River Terrace Inn Expansion# II. PROJECT DESCRIPTION & BACKGROUND A. Project Description The Applicant requests approval for the expansion of the River Terrace Inn, an existing hotel at 1600 Soscol Avenue. The application includes the removal and relocation of the swimming pool, construction of eight additional guestrooms, expansion of banquet facilities, modifications to the porte cochere, and construction of a wedding facility. Required project approvals include: 1. A Use Permit to authorize the expansion of the hotel; and 2. A Design Review Permit for a nonresidential addition. B. Project Background On February 20, 2001, the Planning Commission adopted a Negative Declaration (Resolution R ) and approved a Use Permit and Design Review Permit (Resolutions R and R ) for the Randean Way Hotel (File No ). The approval authorized the construction of a three-story 108 guestroom hotel on a 3.62 acre parcel. The hotel was constructed in 2003 and currently includes 106 guestrooms and banquet facilities. FIGURE 1 SITE PLAN 2

3 River Terrace Inn Expansion# III. PROJECT CONTEXT The project site is located on the east side of Soscol Avenue at the eastern terminus of River Terrace Way. The site is relatively flat and has been developed with the hotel and a parking lot that is shared with a restaurant space at 1650 Soscol Avenue. Surrounding land uses include the Napa River to the east, offices to the north, commercial to the west, and a hotel to the south. FIGURE 2 ELEVATION EAST FIGURE 3 PHOTO-SIMULATION 3

4 River Terrace Inn Expansion# IV. ANALYSIS A. General Plan The property is located within the OBC, Oxbow Commercial General Plan Designation, which applies to the eastern portion of Downtown and allows for uses oriented to tourists. The existing and proposed hotel use is a transient occupancy that is consistent with this Designation. Land Use Element Policy LU-6.4 states, [t]he City shall promote riverfront development that reorients downtown to the Napa River The project maintains an outdoor dining patio and adds a garden for weddings on the east side of the hotel adjacent to an existing trail along the Napa River, consistent with this General Plan policy. Land Use Element Policy LU-6.5 states, [t]he City shall provide for development of hotel and conference facilities in the downtown area. The City shall encourage any hotel developer to tie the facility to downtown and riverfront restoration through physical improvements and joint promotional involvement. The proposed project adds additional guestrooms and meeting spaces with Downtown, consistent with this General Plan policy. Economic Development Element Policy ED-4.6 states, [t]he City shall promote and facilitate hotel development within the city limits, particularly downtown The City shall specifically promote hotel development that includes meeting facilities for small conferences. The proposed project adds additional guestrooms and meeting spaces within Downtown, consistent with this General Plan policy. B. Downtown Specific Plan The property is located within the OBC, Oxbow Commercial Land Use District, which applies to the eastern portion of Downtown and allows for uses oriented to tourists. The existing and proposed hotel use is a transient occupancy that is consistent with this Designation. Pursuant to Table 4.1 of the Downtown Specific Plan (DTSP), hotels are a conditionally permitted land use subject to approval of a Use Permit. DTSP Land Use Policy 5 encourages development to, [t]ake advantage of the Napa River as a Downtown amenity and a setting for recreation, residential development, special event venues and shopping. The proposed project adds meeting spaces and adds a garden for weddings on the east side of the hotel adjacent to the existing trial along the Napa River, consistent with this DTSP policy. DTSP Land Use Policy 14encourages the creation of, linkages to and between public gathering places, parks and the Napa River for people to explore Downtown. The proposed project maintains an outdoor dining patio on the east side of the hotel adjacent to an existing trail along the Napa River, consistent with this General Plan policy, and consistent with this DTSP policy. 4

5 River Terrace Inn Expansion# The property is also located within the Downtown II (DT-II) Building Form Zone which encompasses blocks between the center and edges of Downtown. Section of the DTSP establishes property development standards for the DT-II Zone. The proposed project complies with applicable standards as illustrated in Table 1. TABLE 1 PROPERTY DEVELOPMENT STANDARDS Criteria Standard Proposed Floor Area Ratio (FAR) up to Height (feet) max Side Yard (feet) no requirement 10 / 18 Rear Yard (feet) no requirement 107 Stepback (feet) min. 5 at 3 rd story 10 / 18 * - nonconforming C. Zoning The property is located within the OBC, Oxbow Commercial Zoning District, which applies to the eastern portion of Downtown and allows for uses oriented to tourists. The existing and proposed hotel use is a transient occupancy that is consistent with this Designation. Pursuant to Section of the Zoning Ordinance, hotels are a conditionally permitted land use subject to approval of a Use Permit. The property is also located within the following Overlay Districts: 1. BF, Building Form Overlay District The BF Overlay District requires compliance with Section of the DTSP which is discussed in Section IV.B of this Report. 2. FP, Floodplain Management Overlay District The property is located within the floodplain but is not located within the floodway. The project has been reviewed by the Public Works Department and the Napa County Flood Control and Water Conservation District and conditions of approval have been incorporated in the draft resolution to ensure compliance with applicable floodplain standards. 3. SC, Soscol Corridor Overlay District. The SC Overlay establishes design guidelines for properties along the gateway corridors. The DTSP adopted specific design guidelines for properties within the DTSP which is discussed in Section IV.F of this Report. D. Use Permit Pursuant to Table 4.1 of the DTSP and Section of the Zoning Ordinance, hotels are a conditionally permitted land use subject to approval of a Use Permit. Use Permits are required for land uses that may be suitable only in specific locations or require special consideration in their design, operation, or layout to ensure compatibility with surrounding uses. 5

6 River Terrace Inn Expansion# The proposed addition is located on the east side of the hotel in the area currently occupied by the existing swimming pool and exercise room. The first floor addition will add a 1,368 square foot divisible banquet room. Four guestrooms are proposed on the second floor addition and four guestrooms are proposed on the third floor addition. The proposed 5,700 square foot pool deck will be constructed on the northwestern corner of the hotel in an area currently utilized as a parking lot. The proposed 1,780 square foot wedding garden is located in the northeastern corner of the hotel between a trail and the Napa River. The wedding garden is proposed to only be utilized during daylight hours. The proposed banquet room, pool deck, and wedding garden are amenities typically offered by hotels and Staff has determined that these amenities are consistent with visitor-serving use of the hotel. Furthermore, as conditioned, Staff does not anticipate that the proposed uses would cause an adverse impact to adjacent uses. E. Parking Section of the Zoning Ordinance establishes parking requirements for hotels. Hotels are required to provide one parking space per sleeping room, plus one space for the manager, and one space for every two employees. Additional parking is required for hotel conference facilities, as determined by the Planning Commission. The proposed project provides 146 parking spaces that are shared between the restaurant building on Soscol Avenue and the River Terrace Inn. The Applicant has submitted a parking study (Attachment 3) that analyzes the proposed project s parking impacts. The parking study utilized two models to analyze the project. The first model determined that based on historical occupancy rates and Institute of Transportation Engineers (ITE) parking generation standards, the available on-site parking supply exceeds the demand during weekdays (39 excess parking spaces) but falls short of demand during weekends (five deficit parking spaces). The second model is based on the parking standards established by the Zoning Ordinance and ITE standards for hotel land uses which account for conference facilities. This model determined that the available on-site parking supply falls short of parking demand (11 deficit parking spaces). The parking study concludes that valet parking can be implemented to maximize the use of the existing parking lot and to reduce the potential for spill-over parking in adjacent lots and streets. Consistent with this recommendation, the Applicant has submitted a valet plan (Attachment 3) that will be implemented during weekends, holidays, and special events. The proposed valet plan defines a portion of the southwestern parking lot as a valet parking lot and provides for an additional 13 vehicles to be accommodated on-site. Staff has reviewed the proposed plan and has concluded that as conditioned in the draft resolution, the valet plan accommodates the proposed hotel expansion. 6

7 River Terrace Inn Expansion# F. Design Review Section of the Zoning Ordinance requires Design Review of nonresidential additions. Consistent with this requirement, the Applicant has submitted architectural plans for the development. The application includes the removal and relocation of the swimming pool, the construction of eight additional guestrooms, the expansion of banquet facilities, modifications to the porte cochere, and the construction of a wedding facility. The proposed exterior materials of the buildings include stone, cedar board & batten siding, and asphalt shingle roofing. Architectural features include cedar trim, cedar fascia, and cedar picket railings. These materials are an extension of the existing materials on the hotel. Landscaping includes a combination of shade trees, ornamental trees, shrubs, and ground covers. The hotel entrance includes a decorative pool surrounded with 30-inch pilasters and fountains and a fireplace within the porte cochere. The new swimming pool will be enclosed with six-foot punched metal panels and includes seating for bathers. A new patio outside of the new meeting rooms includes new landscaped areas and a seating wall. The new wedding area includes decomposed granite ground cover and is planted with native plants. The project site does fall within the area subject to the Soscol Corridor / Downtown Riverfront Development and Design Guidelines (Soscol Guidelines); however, the DTSP adopted specific design guidelines for properties within the DTSP and this application is therefore reviewed against the DTSP Design Guidelines. The intent of the Guidelines is to ensure a high quality of design. The Guidelines address nine design aspects for developments within the private realm. The following are five applicable aspects, followed by Staff s analysis of the Applicant s efforts to meet each aspect. 1. Site Layout and Building Design The Guidelines encourage strong relationships between buildings and the streets. The proposed addition at the rear of the building faces a trail along the Napa River. The proposed meeting rooms open to an outdoor space along the trail that assists with activating and engaging the space. The recessed guestroom balconies on the second and third stories overlook the trail and provide additional articulated design elements. 2. Massing and Scale The Guidelines seek to ensure that a building s mass and scale do not overwhelm pedestrians. The three-story addition uses articulation in form through changes in wall planes with projecting and recessed elements. The varied application of cedar to windows and fasciae along with a stone base 7

8 River Terrace Inn Expansion# enhance the building s façade. Multiple roofs provide a sense of rhythm to the building and break up long horizontal roof lines. 3. Building Heights and Stepbacks The Guidelines seek to ensure that a building s height does not overwhelm pedestrians. The proposed addition overlooks a patio and a trail. Although the second and third stories do not step back, they include balconies to activate the area and which also reduce the building s apparent bulk. 4. Building Façade Articulation The Guidelines seek detailed building façades to create rich character and human scale. The proposed addition avoids large uninterrupted expanses of wall surfaces. Recessed balconies create interest and depth along with projecting window trim and sills. Compositional changes in the façade from stone, to siding, to railings provide additional building detail. 5. Materials The Guidelines encourage high quality materials and details to provide visual interest. The proposed addition is composed of stone base, vertical cedar board and batten siding, and asphalt roof shingles; materials found on the existing building. The cedar trim and fascia and the cedar picket railings match the materials and profiles on the existing building as well. V. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings established in NMC Section , Use Permits and NMC Section , Design Review Permits. These findings are provided in the draft resolution attached to this Staff report. VI. ENVIRONMENTAL REVIEW Potential environmental effects were adequately examined by the Negative Declaration and Initial Study for Randean Way Hotel (File No ), adopted February 20, 2001 (Resolution R ) pursuant to California Environmental Quality Act (CEQA) Guidelines Sections and When a Negative Declaration has previously been prepared on a project, no additional CEQA review is required for subsequent approvals unless there are new significant environmental impacts which were not addressed in the previous negative declaration. The proposed project will not result in any new significant impacts. VII. PUBLIC NOTICE A courtesy notice that an application was received was provided by US Postal Service on August 25, 2015 to all property owners within a 500-foot radius of the subject 8

9 River Terrace Inn Expansion# property. Notice of the public hearing was provided by US Postal Service on March 23, 2016 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 March 25, 2016 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. Legal notice included a general explanation of the matter to be considered and any related permits, identification of the location of the property involved where site specific, a description of the date, time and place of the public hearing, the identity of the hearing body, and a statement consistent with the Code of Civil Procedure regarding the time limit to commence any legal challenge and matters that may be raised by such challenge. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve a Use Permit and Design Review Permit based on a determination that the application is consistent with the City s General Plan, Downtown Specific Plan, and Zoning Ordinance. IX. ALTERNATIVES TO RECOMMENDATION 1. Continue the application with direction for modifications and allow the Applicant an opportunity to prepare a revised design. 2. Direct Staff to return to the Planning Commission with a resolution document including findings from the record of the hearing to support denial of the proposed project. X. REQUIRED ACTIONS Final actions by the Planning Commission: 1. A resolution approving a Use Permit and Design Review Permit for an expansion of the River Terrace Inn at 1600 Soscol Avenue. XI. DOCUMENTS ATTACHED 1. Draft Resolution 2. Plan Drawings 3. Parking Study and Valet Plan C: Applicant 9

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11 ATTACHMENT 1 RESOLUTION NO. PC2016- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING A USE PERMIT AND DESIGN REVIEW PERMIT FOR AN EXPANSION OF THE RIVER TERRACE INN AT 1600 SOSCOL AVENUE (APNs & -032) (PL ) WHEREAS, Bob Gustin submitted an application for a Use Permit and Design Review Permit to authorize an expansion of the hotel (the Project ) at 1600 Soscol Avenue on August 17, 2015; and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on April 7, 2016 on the subject application. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Napa as follows: Section 1. The Planning Commission hereby determines that the potential environmental effects of the Project described in the Staff Report presented to the Planning Commission at their April 7, 2016 meeting, were adequately examined by the Negative Declaration for the Randean Way Hotel (File No ) that was adopted by the City Council on February 20, 2001 (Resolution R ), pursuant to CEQA Guidelines Section 15162, and further determines, in accordance with CEQA Guidelines Section 15162, that no new substantial changes are warranted in light of new significant environmental effects or a substantial increase in the severity of previously identified effects, that there are no substantial changes with respect to the circumstances under which the Project will be undertaken due to the involvement new significant environmental effects or a substantial increase in the severity of previously identified effects, and that there is no new information that indicates the Project will have one or more significant effects not discussed in the Negative Declaration, no significant effects will be substantially more sever, there are no newly feasible mitigation measures that were not previously feasible, and that there are no new mitigation measures or alternatives considerably different from those analyzed in the Negative Declaration that would substantially reduce one or more significant effects on the environment.. Section 2. The Planning Commission hereby approves the Use Permit and makes the following findings in support of the approval: A. 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. Land Use Element Policy LU-6.4 states, [t]he City shall promote riverfront development that reorients downtown to the Napa River The project Resolution No. PC2016- Page 1 of 15 11

12 ATTACHMENT 1 maintains an outdoor dining patio and adds a garden for weddings on the east side of the hotel adjacent to an existing trail along the Napa River, consistent with this General Plan policy. Land Use Element Policy LU-6.5 states, [t]he City shall provide for development of hotel and conference facilities in the downtown area. The City shall encourage any hotel developer to tie the facility to downtown and riverfront restoration through physical improvements and joint promotional involvement. The proposed project adds additional guestrooms and meeting spaces with Downtown, consistent with this General Plan policy. Economic Development Element Policy ED-4.6 states, [t]he City shall promote and facilitate hotel development within the city limits, particularly downtown The City shall specifically promote hotel development that includes meeting facilities for small conferences. The proposed project adds additional guestrooms and meeting spaces within Downtown, consistent with this General Plan policy. Downtown Specific Plan (DTSP) Land Use Policy 5 encourages development to, [t]ake advantage of the Napa River as a Downtown amenity and a setting for recreation, residential development, special event venues and shopping. The proposed project adds meeting spaces and adds a garden for weddings on the east side of the hotel adjacent to the existing trial along the Napa River, consistent with this DTSP policy. DTSP Land Use Policy 14 encourages the creation of linkages to and between public gathering places, parks and the Napa River for people to explore Downtown. The proposed project maintains an outdoor dining patio on the east side of the hotel adjacent to an existing trail along the Napa River, consistent with this DTSP policy. B. 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. Nonresidential additions may be authorized with Design Review approval. With Design Review approval, the proposed project will be in compliance with the provisions of the Zoning Ordinance. The project has been appropriately conditioned to ensure compliance with General Plan policies and property development standards, and will not result in adverse impacts to adjacent properties or to the general health, safety, and welfare of the community. C. The proposed use complies with each of the applicable provisions of the Zoning Ordinance. Resolution No. PC2016- Page 2 of 15 12

13 ATTACHMENT 1 Hotels may be established and expanded by a Use Permit. With Planning Commission approval of a Use Permit, the proposed use will be in compliance with the provisions of Section of the Zoning Ordinance. Section 3. The Planning Commission hereby approves the Design Review Permit and makes the following findings in support of the approval: A. The proposed use is in accord with the General Plan and any applicable Specific Plan design policies. Land Use Element Policy LU-6.4 states, The City shall promote riverfront development that reorients downtown to the Napa River The project maintains an outdoor dining patio and adds a garden for weddings on the east side of the hotel adjacent to an existing trail along the Napa River, consistent with this General Plan policy. Land Use Element Policy LU-6.5 states, The City shall provide for development of hotel and conference facilities in the downtown area. The City shall encourage any hotel developer to tie the facility to downtown and riverfront restoration through physical improvements and joint promotional involvement. The proposed project adds additional guestrooms and meeting spaces with Downtown, consistent with this General Plan policy. Economic Development Element Policy ED-4.4 states, The City shall promote and facilitate hotel development within the city limits, particularly in Downtown The City should specifically promote hotel development that includes meeting facilities for small conferences. The proposed project adds additional guestrooms and meeting spaces within Downtown, consistent with this General Plan policy. Downtown Specific Plan (DTSP) Land Use Policy 5 states, Take advantage of the Napa River as a Downtown amenity and a setting for recreation, residential development, special event venues and shopping. The proposed project adds meeting spaces and adds a garden for weddings on the eastside of the hotel adjacent to the existing trial along the Napa River, consistent with this DTSP policy. DTSP Land Use Policy 14 states, Create linkages to and between public gathering places, parks and the Napa River for people to explore Downtown. The proposed project maintains an outdoor dining patio on the east side of the hotel adjacent to an existing trail along the Napa River, consistent with this DTSP policy. B. The project design is consistent with applicable Design Review guidelines adopted by the City Council. Resolution No. PC2016- Page 3 of 15 13

14 ATTACHMENT 1 The DTSP Design Guidelines encourage strong relationships between buildings and public spaces at a scale that does not overwhelm pedestrians. The proposed addition provides for meeting rooms that open to an outdoor space along the trail and the Napa River. Recessed guestroom balconies on the upper stories provide articulated design elements and activate the space. The proposed materials are high-quality and the compositional changes in materials provide additional building detail that is consistent with the existing hotel s design. C. 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. Nonresidential additions may be authorized with Design Review approval. With Design Review approval, the proposed project will be in compliance with the provisions of the Zoning Ordinance. The project has been appropriately conditioned to ensure compliance with General Plan policies and property development standards, and will not result in adverse impacts to adjacent properties or to the general health, safety, and welfare of the community. Section 4. The Planning Commission approval of the Use Permit and Design Review Permit is subject to the following conditions: Community Development Department Planning Division 1. The Planning Manager is authorized to determine whether the Applicant is in compliance with the requirements of the Use Permit. 2. Should the Planning Manager determine that the business causes a nuisance, this application shall be reviewed for consideration of new conditions of approval, modified conditions of approval, or if necessary, revocation of the permit consistent with Section of the Zoning Ordinance. 3. All conditions of approval shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of Building Permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. 4. All exterior lighting on the site shall be properly shielded and directed downward to preclude glare conditions that might impact adjacent properties or public streets. 5. The plans submitted for Building Permit shall identify the locations of all mechanical and utility equipment, including transformers and backflow devices. 6. All mechanical and utility equipment, including transformers and backflow devices must be screened and/or integrated into a building structure. Screens shall not be Resolution No. PC2016- Page 4 of 15 14

15 ATTACHMENT 1 used where they would disproportionately increase the mass of the building or introduce elements that are inconsistent with the high level of design quality reviewed as part of this approval. Because transformers and backflow prevention devices are regularly maintained and tested, screening is required to meet certain criteria for the accessibility and visibility. Landscaping and screening of devices must be installed prior to issuance of a Certificate of Occupancy on the project. 7. All rooftop equipment shall be screened and integrated into the building architecture. 8. The plans submitted for Building Permit shall include final landscape plans for the proposed development that shall be reviewed and approved by the Planning Manager prior to issuance of a Building Permit. All landscaping and fencing shall be installed in compliance with approved landscape plans prior to the issuance of a Certificate of Occupancy. 9. Prior to issuance of a Building Permit the developer shall pay the full amount of the public art contribution pursuant to Section of the Napa Municipal Code. 10. Construction activities shall be limited to specific times pursuant to NMC which limits construction activities to 7:00 a.m. to 7:00 p.m. Monday through Friday and 8:00 a.m. to 4:00 p.m. on weekends or legal holidays, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. The Ordinance further states that there will be: no start-up of machines nor equipment prior to 8:00 a.m., Monday through Friday; no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:00 p.m., Monday through Friday; and no servicing of equipment past 6:45 p.m., Monday through Friday. 11. The wedding garden shall only be operated for events during daylight hours and shall be returned to a clean state daily. Operations include event set-up and clean-up. 12. The hours of operation of the valet parking service shall be consistent with the established hours of operation for the hotel operator. No significant modifications shall occur to valet operations without approval by the Community Development Department. 13. No outdoor speakers are approved as a part of this permit. 14. No exterior signage is approved as a part of this application. All exterior business signage shall be subject to a separate review and approval. 15. No banner signs or other temporary signs shall be installed without prior approval of a Special Event Sign Permit. Resolution No. PC2016- Page 5 of 15 15

16 ATTACHMENT Consistent with the City s Sign Ordinance, no portable (e.g. A-frames) signs are permitted. 17. These entitlements shall be valid for a period of two years following the expiration of the appeal period on the Planning Commission action. In order to avoid expiration of the entitlements, a Building Permit shall be issued prior to the expiration date. The Applicant may also apply for the discretionary approval of an extension of the entitlements prior to the initial two year expiration. Fire Department 18. In accordance with the Standard Mitigation Measures and conditions of approval set forth in the City of Napa Policy Resolution 27, and the Standard Fees and Charges (Policy Resolution 16), the developer shall pay any applicable Fire and Paramedic Impact Fee prior to the issuance of any building permits. 19. Fire Department plan review shall be based on the information submitted at the time of permit application. 20. Plans and calculations for all fire protection systems alterations and modifications shall be submitted and approved prior to the issuance of a building permit. 21. Plans for the alterations to the building fire alarm system (as required) shall be submitted and approved prior to the issuance of a building permit. 22. New buildings and additions to existing buildings shall conform to requirements set forth in the currently adopted editions of the California Building Code, California Fire Code, adopted City Standards and nationally recognized standards. Police Department 23. No alcohol service and/or consumption shall take place in the wedding garden. Public Works Department 24. In conjunction with the Building Permit submittal, Applicant shall submit a site grading drainage and utility plan prepared by a registered Civil Engineer (Engineer of Record). The plan shall include detailed designs for all utilities, water (including location and sizes of services and backflow devices), grading, drainage and erosion control measures. 25. The Applicant shall construct all improvements that will not be dedicated to and/or maintained by the City of Napa (i.e. the Private Improvements ) as more specifically described below: a. Modify existing parking lot with appurtenant drainage, signage and striping per the City Public Works Standards. Resolution No. PC2016- Page 6 of 15 16

17 ATTACHMENT 1 b. All water service laterals (existing or new) shall include approved backflow prevention devices. c. Abandon any unused water service(s) and/or pipeline as directed by the City. d. Relocate any affected meters, services, valves, hydrants, et al. as directed by the City. e. Construction Water Quality Measures In accordance with the NPDES Construction General Permit, the property owner shall ensure that the Developer and the contractor incorporate storm water quality Best Management Practices (BMPs) into the project construction process. (1) Projects< 1 acre: Provide an Erosion and Sediment Control Plan (ESCP) See ESCP template at: pdf (2) The construction BMPs shall be shown on the project Erosion and Sediment Control Plan. (3) The project property owner shall ensure that the contractor manages all construction activities; and handles, stores and disposes of all hazardous and nonhazardous waste in a manner that eliminates or minimizes (to the maximum extent practicable) the discharge of pollutants (e.g. motor oil, fuels, paints/stains and solvents, asphalt products, concrete, herbicides and pesticides, etc.) to the storm drains, ground water, and/or waterways. (4) The project property owner shall ensure that the contractor incorporates spill prevention and cleanup measures into the construction operation. All discarded materials shall be removed from the site and disposed of at an approved disposal facility. (5) The project property owner shall pay all cleanup, testing, disposal and City administrative costs associated with the discharge of pollutants into the storm drains and/or waterways as a result of the project construction activity. f. Post Construction Water Quality Measures - the Applicant shall incorporate post Development measures (BEST MANAGEMENT PRACTICES (BMPs)) into the project design to mitigate project impacts to water quality. Under Projects and Programs (1) The post-construction BMPs shall be shown on the project improvement plans and in the required Storm Water Control Plan (SCP). Resolution No. PC2016- Page 7 of 15 17

18 ATTACHMENT 1 (2) The post construction BMP measures shall be installed by the Applicant and designed and sized by a registered civil engineer in accordance with the City s adopted BASMAA Post-Construction Manual and an accepted design method such as that which is outlined in the California Storm Water Quality Association BMP (CASQA-BMP) Handbook. (3) The project post-construction BMPs shall include but not be limited to the applicable items listed in the City Council adopted Stormwater Quality Control Standards, BASMAA Post-Construction Manual and accepted design review Stormwater Control Plan prepared by RSA+ dated February 4, g. Low Impact Development (LID), Bio-retention areas, underground treatment systems, and all other treatment-based BMP systems are to be sized in accordance with calculations that conform to the City s BASMAA Post- Construction Manual dated July 14, 2014 and the State MS4 General Permit E.12 provisions. h. Install all new utilities required to serve project underground. 26. Prior to issuance of a Building Permit, the Applicant shall: a. Comply with the requirements in Napa Municipal Code Chapter 5.6 Garbage Collection and Disposal regarding use of containers, sanitation of enclosure(s), etc. b. Per City Ordinance O , file a Waste Reduction and Recycling Plan (WRRP) with the building permit application (which will be forwarded by Building Division staff to the C&DD Compliance Official/Materials Diversions staff). The WRRP form is provided by the City. No building permit shall be issued for any project until the Compliance Official has approved the WRRP. The plan shall document that recyclable materials shall be site separated for recycling in order to meet the requirement of the City s construction and demolition debris Ordinance recycling mandatory recyclables and exceeding overall 50% diversion. Official weight receipts for each load shall be obtained. c. The property owner shall enter into a long term maintenance agreement with the City of Napa approved both as to form and substance by the City Attorney and City Engineer for long term maintenance, financing and monitoring for the post construction storm water best management practices that are incorporated as part of the project and as called out in the Approved Stormwater Control Plan. (1) The agreement shall include a detailed outline of responsible parties, inspections, maintenance procedures, monitoring documentation and annual reporting to the City Public Works Department, and procedures for administration and oversight. Resolution No. PC2016- Page 8 of 15 18

19 ATTACHMENT 1 (2) The agreement must provide for the perpetual maintenance and replacement of the improvement as well as appropriate provisions relating to enforcement options, the right of the City to access the property to perform work, the right of the City to recover its costs, indemnification and enforcement provisions, as well as any other provisions deemed necessary or convenient to accomplish the City s objectives. The City of Napa shall either be a signatory to the agreement or a third party beneficiary to the agreement with the right but not the obligation to enforce the obligation and secure attorney s fees for legal counsel to enforce such obligations. (3) Updated information, including contact information, must be provided to the municipality whenever a property is sold and whenever designated individuals or contractors change. (4) Appropriate easements or other arrangements satisfactory to the City Engineer and City Attorney necessary or convenient to ensure the feasibility of the scheme and fulfillment of maintenance responsibilities shall be secured and recorded prior to improvement plan approval. (5) All development projects must be planned, designed and constructed consistent with the post construction standards in the city s NPDES permit and in accordance with the post construction storm water management requirements established by the city, including but not limited to, the current version of the Bay Area Stormwater Management Agencies Association Post- Construction Manual or an updated version of that manual or other postconstruction storm water management standards as adopted by Council resolution. (6) The owner of the real property shall provide a written document, deed, agreement or similar writing acceptable to the Director, obligating the project proponent, their successors in control of the project and successors in fee title to the underlying real property (or premises), to assume responsibility for the operation and maintenance of all installed treatment systems and hydromodification controls, if any, for the project. (7) The owner or operator of any installed treatment system or hydromodification control shall provide the Director with information and physical access necessary to assess compliance with this chapter, with the city s NPDES permit, and with any writing establishing operation and maintenance responsibilities and shall pay the city an annual fee for inspection and maintenance services in accordance with the latest Master Fee Schedule adopted by the City Council. (O , 11/18/14) d. Pay all account balances and current fees based on the rate in effect at the time of permit issuance. The fee amounts listed below are for informational purposes Resolution No. PC2016- Page 9 of 15 19

20 ATTACHMENT 1 only as they are updated periodically. These fees include, but may not be limited to the following: (1) Pay all water connection fees. (2) Pay Street Improvement/Utility Undergrounding fee. Land Use Unit Street Component Rate Utility Underground Component Rate Street Component Fee Utility Component Fee New Use Hotel 8 $1,787 $119 $14,296 $ Prior to issuance of a certificate of occupancy: a. Construct all improvements as shown on the approved building plans, the City of Napa Public Works Department Standard Specifications and the special conditions listed above. b. Complete the Final Stormwater Inspection Sign Off form as specified in the Stormwater Control Plan and include the contractors and engineer of records signature verifying all post-construction bmp s have been installed and inspected as designed per the approved plans. A copy of the form may be requested from the Public Works Development Engineering Division Stormwater Program. (1) Identify all on-site post-construction storm water quality bmp s and along the project frontage with the appropriate street address (addresses to be provided by City) and GIS coordinates. (2) All disturbed areas shall be installed with final permanent stabilization measures to insure no sediment laden water discharges from the site. c. Submit a certification by the Engineer of Record that all work has been completed in substantial conformance with the approved Improvement Plans and Stormwater Control Plan. d. Submit any remaining meter set and/or hot-tap fees to the Water Division at the time of installation. Submit fees to the Water Division office, 1340 Clay Street, in Napa. e. If applicable, submit certification that the backflow device has been installed and tested by an AWWA certified tester (a list of testers is provided by the City of Napa) to the Water Division. f. Complete the water demand mitigation requirements of this project as specified by the City of Napa Water Division. The Applicant will be contacted by the City of Resolution No. PC2016- Page 10 of 15 20

21 ATTACHMENT 1 Napa after obtaining a building permit specifying the requirements for the proposed project. g. Within sixty (60) days of the final inspection, the applicant shall submit documentation (weight tags for the project debris), signed and certified under penalty of perjury, to the Compliance Official that the diversion requirement for the project per the approved WRRP has been met. Sign-off from Materials Diversion for a certificate of occupancy shall not occur until the weight tag documentation is approved. Noncompliance with the plan and City requirements may result in a fine. Napa County Environmental Health Division 28. If any food or beverage facilities are included in the project, plan review and approval shall be obtained from this Division prior to issuance of any building permits. An annual food permit will be required. 29. Complete plans for any future swimming pool and/or space must be submitted to this Division for review and approval prior to approval of building permits. An annual pool permit will be required. 30. Although a complete pool plan check will be completed before building permits are issued, it was noted that the pool enclosure is proposed to be constructed along the northern property line according to application materials. The pool enclosure must be constructed five free from the property line to ensure the pool owner is able to maintain the five foot effective fence height in accordance with the commercial pool code. Napa County Flood Control and Water Conservation District 31. All pathways and gravel, decomposed granite, or other installed surfaces must be a minimum of five feet from the top of bank. 32. The proposed improvements on the river-side of the maintenance road are within the Napa County Flood Control and Water Conservation District s Channel Improvement Easement. Neither the District nor its contractors shall be liable for damage caused to the proposed improvements while performing activities allowed under the easement deed. 33. The grapevines and trellis system located at the top of bank shall be removed prior to issuance of a Certificate of Occupancy. Napa Sanitation District 34. A plan showing the required sanitary sewer improvements conforming to NSD standards shall be completed by a registered Civil Engineer and submitted to the District for approval. Resolution No. PC2016- Page 11 of 15 21

22 ATTACHMENT Discharge lines from the elevator sump pits shall not be connected to the sanitary sewer system. 36. A grease interceptor will be required for any restaurant or food service type of uses. 37. No floor drains are allowed in the building except in the restroom and food service areas. 38. No plumbing from the pool/spa areas or water features shall be connected to the sanitary sewer system. No pool water from the demolition of the existing pool shall be discharged to the sanitary sewer without a Pool Discharge Permit issued by the Napa Sanitation District. 39. There is an existing 25 foot wide sanitary sewer easement running through the subject parcel. No trees or other permanent structures will be allowed within this easement area. An all-weather access drive shall be provided to the existing public sewer facilities. The sewer easement, sewer line, and manholes/cleanouts shall be shown on the plans in the areas of proposed work. 40. The proposed hardscape/landscape features proposed, including the pool, are within the easement of a Napa Sanitation District 39-inch diameter sewer main scheduled for repairs. Due to these upcoming repairs the proposed hardscape improvements (other than parking lot paving) are not acceptable to the Napa Sanitation District. Please contact the Napa Sanitation District for additional information. 41. If any portion of the building or porte cochere overhangs over the sewer easement, it must meet minimum vertical clearance requirements. Contact the District for additional information. 42. The proposed development would be subject to the following fees, based on the rates in effect at the time they are paid: a. Plan Check Fees b. Capacity Charges c. Agreement Fees 43. Water softening equipment is not allowed to be discharged to the sanitary sewer. 44. The District has updated sanitary sewer and recycled water standard specifications and details. The updated specifications and details are available online at the District's website ( The District may revise the Resolution No. PC2016- Page 12 of 15 22

23 ATTACHMENT 1 standard specifications and details at any time. It is the responsibility of the engineer, contractor, and developer to verify that they are in possession of the current version of the standards prior to design and construction of sanitary sewer and recycled water improvements. City General Conditions 45. The plans submitted for improvement plan review and Building Permit review shall include a written analysis specifying how each of the conditions of approval have been addressed or incorporated into either the improvement plan set or building plan set. 46. Unless otherwise specifically provided, each condition of this approval shall be satisfied prior to issuance of a Building Permit, or if a Building Permit is not required, prior to the commencement of use; however, in the event the subject approval is for a tentative subdivision map or parcel map, each condition shall be satisfied prior to final map approval. Applicant s (and landowner s, if different) execution of the City s improvement agreement with required security may be accepted in lieu of condition completion. 47. No use authorized by this permit may commence until after the Applicant executes any required permit agreement. 48. Applicant shall pay all applicable fees and charges at the required time and at the rate in effect at time of payment (in accordance with the City s Master Fee Schedule; see individual departments regarding the timing of fee payment requirements). 49. Applicant shall design and construct all improvements and facilities shown on any approved tentative map, site plan, or other documents submitted for permit approval, and with the plans and specifications submitted to and approved by City, to comply with the General Plan, any applicable Specific Plan, the Napa Municipal Code (NMC), City ordinances and resolutions, the "Standard Specifications" of the Public Works and Fire Departments, as well as any approved tentative map, site plan or other documents submitted for permit approval and with the plans and specifications submitted to and approved by City. 50. The time limit within which to commence any lawsuit or legal challenge to any quasi-adjudicative decision made by the City is governed by Section of the Code of Civil Procedure, unless a shorter limitations period is specified by any other provision. Under Section , any lawsuit or legal challenge to any quasiadjudicative decision made by the City must be filed no later than the 90th day following the date on which such decision becomes final. Any lawsuit or legal challenge, which is not filed within that 90-day period, will be barred. 51. To the full extent permitted by law, the Applicant shall indemnify, defend, release and hold City, its agents, officers, and employees from and against any claims, Resolution No. PC2016- Page 13 of 15 23

24 ATTACHMENT 1 suits, liabilities, actions, damages, penalties or causes of action by any person, including Applicant, for any injury (including death) or damage to person or property or to set aside, attack, void or annul any actions of City, its agents, officers and employees, from any cause whatsoever in whole or in part arising out of or in connection with (1) the processing, conditioning or approval of the subject property; (2) any failure to comply with all applicable laws and regulations; or (3) the design, installation or operation of project improvements and regardless whether the actions or omissions are alleged to be caused by City or Applicant so long as City promptly notifies Applicant of any such claim, etc., and the City cooperates in the defense of same. 52. If the Applicant is not the owner of the subject property, all agreements required to be executed by the City must be executed by the Owner(s) as well as the Applicant. 53. The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions (and mitigations) constitute written notice of the statement of the amount of such fees and a description of the dedications, reservations, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations and other exactions have begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction. 54. Violation of any term, condition, mitigation measure or project description relating to this approval is unlawful, prohibited and a violation of the Napa Municipal Code and can result in revocation or modification of this approval and/or the institution of civil and/or criminal enforcement and/or abatement proceedings. 55. Project approval would not have been granted but for the applicability and validity of each and every one of the specified mitigations and conditions, and if any one or more of such conditions and mitigations is found to be invalid by a court of law, this project approval would not have been granted without requiring other valid conditions and/or mitigations consistent with achieving the purpose and intent of such approval. 56. Approval of this permit will become effective, provided no appeals are received within 10 calendar days of the Planning Commission meeting date of April 7, Resolution No. PC2016- Page 14 of 15 24

25 ATTACHMENT 1 I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the Planning Commission of the City of Napa at a regular meeting of said Planning Commission held on the 7 th day of April 2016 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: SECRETARY OF THE PLANNING COMMISSION Resolution No. PC2016- Page 15 of 15 25

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36 EXISTING RESTAURANT N.A.P.O.T. EXISTING BANK NOT PART OF THIS PROJECT RIVER TERRACE LANE PROPOSED ENTRY AREA ENLARGEMENT - SEE SHEET L-5 36 Walnut Creek 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA tel: Napa 855 Bordeaux Way Suite 240 Napa, CA tel: fax: ' Scale: 1" = 20'-0" 0' 40' December ' NORTH PROPOSED GUESTROOM ADDITION & MEETING AREA ENLARGEMENT - SEE SHEET L-4 TOP OF BANK NAPA RIVER Project No L-1 PROPOSED WEDDING GARDEN AREA ENLARGEMENT - SEE SHEET L-3 Copyright 2015 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates. vta 10' EXISTING ACCESS ROAD W/ GRAVEL SHOULDERS RIVER TERRACE INN PROPOSED POOL AREA ENLARGEMENT - SEE SHEET L-2 ATTACHMENT 2

37 ACCESS GATE DECORATIVE POOL FENCE PRIVACY PANELS LOUNGE CHAIRS SEAT WALL SPA POOL BIO-RETENTION PLANTER AREA PER BASMAA GUIDELINES TABLES WITH UMBRELLAS 37 COLORED CONCRETE POOL DECK POOL LIFT TOWEL STORAGE & COLLECTION ACCESS GATE vta Walnut Creek 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA tel: Napa 855 Bordeaux Way Suite 240 Napa, CA tel: fax: SYMBOL GROUNDCOVERS & SHRUBS 5' December ' NORTH ALL AB1881 DOCUMENTATION INCLUDING IRRIGATION PLANS, WATER USE CALCULATIONS AND CERTIFICATES SHALL BE SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS FOR REVIEW AND APPROVAL ' PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND WATER USE TO AL FOR IRRIGATION APPLICATION BY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES ' THE IRRIGATION SYSTEM WILL CONSIST OF VOLUME, F BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS. 3. Scale: 1" = 10'-0" 0' THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO AL MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES. 2. IRRIGATION NOTES THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE GOVERNOR'S WATER CONSERVATION MANDATE AND CURRENT LOCAL WATER DISTRICT REGULATIONS. 1. ARTEMISIA S. 'SILVER MOUND' CAREX DIVULSA DESCHAMPSIA C. 'NORTHERN LIGHTS' DIETES BICOLOR ECHIUM FASTUOSUM ERIGERON KARVINSKIANUS FESTUCA MAIREI JUNCUS PATENS LOROPETALUM C. 'RAZZLEBERRI' MYRTUS C. 'COMPACTA VARIEGATA' NANDINA D. 'FIREPOWER' PENSTEMON G. 'APPLE BLOSSOM' PHORMIUM 'MAORI CHIEF' PHORMIUM HYBRID 'TOM THUMB' PHORMIUM HYBRID 'YEL WAVE' PITTOSPORUM TOBIRA VARIEGATA PITTOSPORUM T. 'WHEELER'S DWARF' PRUNUS C. 'BRIGHT 'N TIGHT' RHAPHIOLEPIS I. 'CLARA' ROSMARINUS O. 'TUSCAN BLUE' SALVIA LEUCANTHA TEUCRIUM CHAMAEDRYS WESTRINGIA F. 'MORNING LIGHT' ANGEL'S HAIR BERKELEY SEDGE TUFTED HAIR GRASS FORTNIGHT LILY PRIDE OF MADIERA SANTA BARBARA DAISY ATLAS FESCUE CA. GRAY RUSH NCN COMPACT MYRTLE HEAVENLY BAMBOO BORDER PENSTEMON NEW ZEALAND FLAX NEW ZEALAND FLAX NEW ZEALAND FLAX TOBIRA TOBIRA LAUREL CHERRY INDIAN HAWTHORN UPRIGHT ROSEMARY MEXICAN BUSH SAGE GERMANDER COMPACT COAST ROSEMARY WUCOLS MODERATE COMMON NAME WESTERN REDBUD LAVENDER CRAPE MYRTLE RED CRAPE MYRTLE SOUTHERN MAGNOLIA CERCIS OCCIDENTALIS LAGERSTROEMIA I. 'MUSKOGEE' LAGERSTROEMIA I. 'TUSCARORA' MAGNOLIA GRANDIFLORA TREES BOTANICAL NAME PROPOSED PLANT PALETTE L-2 Project No Copyright 2015 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates. POOL FENCE SHOWER SHOWER WALL PROPOSED TREE CANOPIES ARE SHOWN AT 85% MATURE GROWTH DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH. 2. PLANTING NOTES THE PLANTING DESIGN FOR THE SITE IS DROUGHT TOLERANT AND CONSIST OF A BALANCE OF EVERGREEN AND DECIDUOUS PLANTING AS WELL AS NATIVE AND ORNAMENTAL PLANTING. 1. ATTACHMENT 2

38 PROPOSED PLANT PALETTE WUCOLS BOTANICAL NAME COMMON NAME SYMBOL TREES WESTERN REDBUD MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA MODERATE CERCIS OCCIDENTALIS LAVENDER CRAPE MYRTLE RED CRAPE MYRTLE LAGERSTROEMIA I. 'MUSKOGEE' LAGERSTROEMIA I. 'TUSCARORA' GROUNDCOVERS & SHRUBS ANGEL'S HAIR PRIDE OF MADIERA CA. GRAY RUSH NCN BORDER PENSTEMON ARTEMISIA S. 'SILVER MOUND' BERKELEY SEDGE TUFTED HAIR GRASS DESCHAMPSIA C. 'NORTHERN LIGHTS' FORTNIGHT LILY CAREX DIVULSA ECHIUM FASTUOSUM JUNCUS PATENS DIETES BICOLOR SANTA BARBARA DAISY ERIGERON KARVINSKIANUS ATLAS FESCUE FESTUCA MAIREI LOROPETALUM C. 'RAZZLEBERRI' COMPACT MYRTLE MYRTUS C. 'COMPACTA VARIEGATA' HEAVENLY BAMBOO NANDINA D. 'FIREPOWER' PENSTEMON G. 'APPLE BLOSSOM' NEW ZEALAND FLAX NEW ZEALAND FLAX NEW ZEALAND FLAX PHORMIUM 'MAORI CHIEF' PHORMIUM HYBRID 'TOM THUMB' TOBIRA TOBIRA INDIAN HAWTHORN UPRIGHT ROSEMARY COMPACT COAST ROSEMARY PHORMIUM HYBRID 'YEL WAVE' PITTOSPORUM TOBIRA VARIEGATA PITTOSPORUM T. 'WHEELER'S DWARF' LAUREL CHERRY PRUNUS C. 'BRIGHT 'N TIGHT' RHAPHIOLEPIS I. 'CLARA' ROSMARINUS O. 'TUSCAN BLUE' MEXICAN BUSH SAGE SALVIA LEUCANTHA GERMANDER TEUCRIUM CHAMAEDRYS WESTRINGIA F. 'MORNING LIGHT' IRRIGATION NOTES 1. THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE GOVERNOR'S WATER CONSERVATION MANDATE AND CURRENT LOCAL WATER DISTRICT REGULATIONS. 2. THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO AL MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES. 3. THE IRRIGATION SYSTEM WILL CONSIST OF VOLUME, F BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS. 4. PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND WATER USE TO AL FOR IRRIGATION APPLICATION BY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES. 5. ALL AB1881 DOCUMENTATION INCLUDING IRRIGATION PLANS, WATER USE CALCULATIONS AND CERTIFICATES SHALL BE SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS FOR REVIEW AND APPROVAL. ATTACHMENT 2 L-4 0' 5' 10' 20' 40' Walnut Creek 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA Napa 855 Bordeaux Way Suite 240 Napa, CA vta Project No tel: tel: fax: Scale: 1" = 10'-0" December 2015 NORTH BIO-RETENTION PLANTER AREA PER BASMAA GUIDELINES STONE VENEERED PILASTER WITH PRECAST CAP ACCENT PLANTING IN SQUARE POTS. TABLES WITH UMBRELLAS Copyright 2015 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates. 24" STONE VENEERED WALL WITH PRECAST CAP COLORED CONCRETE RIVER TRAIL 38

39 EXISTING HOTEL EXISTING ACCESS ROAD WITH GRAVEL SHOULDERS TERRA COTTA JARS ON METAL STANDS EXISTING GRAPE VINES TO REMAIN EXISTING TREES TO REMAIN ADA ACCESSIBLE WALK NAPA RIVER TOP OF BANK NATIVE PLANTING DECOMPOSED GRANITE ALTERNATE COLOR DECOMPOSED GRANITE CEREMONY AREA SPECIMEN OAK TREES 39 SYMPHORICARPOS ALBUS ROSA CALIFORNICA RHAMNUS CALIFORNICA HETEROMELES ARBUTIFOLIA BACCHARIS PILULARIS vta tel: tel: fax: ' Scale: 1" = 10'-0" 5' 20' December ' NORTH L-3 Project No ALL AB1881 DOCUMENTATION INCLUDING IRRIGATION PLANS, WATER USE CALCULATIONS AND CERTIFICATES SHALL BE SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS FOR REVIEW AND APPROVAL. 5. 0' PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND WATER USE TO AL FOR IRRIGATION APPLICATION BY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES. 4. Walnut Creek 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA THE IRRIGATION SYSTEM WILL CONSIST OF VOLUME, F BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS. 3. Napa 855 Bordeaux Way Suite 240 Napa, CA THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO AL MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES GAL 15 GAL 5 GAL 5 GAL 5 GAL V. V. WUCOLS THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE GOVERNOR'S WATER CONSERVATION MANDATE AND CURRENT LOCAL WATER DISTRICT REGULATIONS. IRRIGATION NOTES COYOTE BUSH TOYON COFFEEBERRY WILD ROSE SNOWBERRY 1 GAL 1 GAL 1 GAL 1 GAL 24" BOX SIZE 1. BACCHARIS PILULARIS HETEROMELES ARBUTIFOLIA RHAMNUS CALIFORNICA ROSA CALIFORNICA SYMPHORICARPOS ALBUS SANTA BARBARA SEDGE IDAHO FESCUE CREEPING WILDRYE DEER GRASS COAST LIVE OAK COMMON NAME Copyright 2015 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates. MUHLENBERGIA RIGENS LEYMUS TRITICOIDES FESTUCA IDAHOENSIS CAREX BARBARAE QUERCUS AGRIFOLIA CAREX BARBARAE FESTUCA IDAHOENSIS LEYMUS TRITICOIDES MUHLENBERGIA RIGENS QUERCUS AGRIFOLIA BOTANICAL NAME APPROVED NAPA RIVER RIPARIAN PLANTING PALETTE ATTACHMENT 2

40 SYMBOL ANGEL'S HAIR BERKELEY SEDGE TUFTED HAIR GRASS FORTNIGHT LILY PRIDE OF MADIERA SANTA BARBARA DAISY ATLAS FESCUE CA. GRAY RUSH NCN COMPACT MYRTLE HEAVENLY BAMBOO BORDER PENSTEMON NEW ZEALAND FLAX NEW ZEALAND FLAX NEW ZEALAND FLAX TOBIRA TOBIRA LAUREL CHERRY INDIAN HAWTHORN UPRIGHT ROSEMARY MEXICAN BUSH SAGE GERMANDER COMPACT COAST ROSEMARY ARTEMISIA S. 'SILVER MOUND' CAREX DIVULSA DESCHAMPSIA C. 'NORTHERN LIGHTS' DIETES BICOLOR ECHIUM FASTUOSUM ERIGERON KARVINSKIANUS FESTUCA MAIREI JUNCUS PATENS LOROPETALUM C. 'RAZZLEBERRI' MYRTUS C. 'COMPACTA VARIEGATA' NANDINA D. 'FIREPOWER' PENSTEMON G. 'APPLE BLOSSOM' PHORMIUM 'MAORI CHIEF' PHORMIUM HYBRID 'TOM THUMB' PHORMIUM HYBRID 'YEL WAVE' PITTOSPORUM TOBIRA VARIEGATA PITTOSPORUM T. 'WHEELER'S DWARF' PRUNUS C. 'BRIGHT 'N TIGHT' RHAPHIOLEPIS I. 'CLARA' ROSMARINUS O. 'TUSCAN BLUE' SALVIA LEUCANTHA TEUCRIUM CHAMAEDRYS WESTRINGIA F. 'MORNING LIGHT' GROUNDCOVERS & SHRUBS WESTERN REDBUD LAVENDER CRAPE MYRTLE RED CRAPE MYRTLE SOUTHERN MAGNOLIA WUCOLS CERCIS OCCIDENTALIS LAGERSTROEMIA I. 'MUSKOGEE' LAGERSTROEMIA I. 'TUSCARORA' MAGNOLIA GRANDIFLORA COMMON NAME MODERATE TREES BOTANICAL NAME PROPOSED PLANT PALETTE 40 ACCENT PLANTING vta Walnut Creek 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA tel: Napa 855 Bordeaux Way Suite 240 Napa, CA tel: fax: EXISTING HEDGE FERING ACCENT TREE 5' ROCK VENEERED PILASTER WITH PRECAST CAP AND CRAFTSMAN LIGHT. 11" DEEP BLACK BOTTOM POOL 12" ROCK VENEER POOL WALL WITH PRECAST CAP. 30" ROCK VENEERED PILASTER WITH PRECAST CAP. 12" COPPER WEIR DROP TO POOL 5' 10' Scale: 1" = 10'-0" 0' 20' December ' NORTH FIREPLACE FEATURE PER ARCHITECT L-5 Project No Copyright 2015 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates. ANNUAL COLOR EXISTING HEDGE PROPOSED HEDGE ATTACHMENT 2

41 SYMBOL WESTERN REDBUD LAVENDER CRAPE MYRTLE RED CRAPE MYRTLE SOUTHERN MAGNOLIA ANGEL'S HAIR BERKELEY SEDGE TUFTED HAIR GRASS FORTNIGHT LILY PRIDE OF MADIERA SANTA BARBARA DAISY ATLAS FESCUE CA. GRAY RUSH NCN COMPACT MYRTLE HEAVENLY BAMBOO BORDER PENSTEMON NEW ZEALAND FLAX NEW ZEALAND FLAX NEW ZEALAND FLAX TOBIRA TOBIRA LAUREL CHERRY INDIAN HAWTHORN UPRIGHT ROSEMARY MEXICAN BUSH SAGE GERMANDER COMPACT COAST ROSEMARY ARTEMISIA S. 'SILVER MOUND' CAREX DIVULSA DESCHAMPSIA C. 'NORTHERN LIGHTS' DIETES BICOLOR ECHIUM FASTUOSUM ERIGERON KARVINSKIANUS FESTUCA MAIREI JUNCUS PATENS LOROPETALUM C. 'RAZZLEBERRI' MYRTUS C. 'COMPACTA VARIEGATA' NANDINA D. 'FIREPOWER' PENSTEMON G. 'APPLE BLOSSOM' PHORMIUM 'MAORI CHIEF' PHORMIUM HYBRID 'TOM THUMB' PHORMIUM HYBRID 'YEL WAVE' PITTOSPORUM TOBIRA VARIEGATA PITTOSPORUM T. 'WHEELER'S DWARF' PRUNUS C. 'BRIGHT 'N TIGHT' RHAPHIOLEPIS I. 'CLARA' ROSMARINUS O. 'TUSCAN BLUE' SALVIA LEUCANTHA TEUCRIUM CHAMAEDRYS WESTRINGIA F. 'MORNING LIGHT' GROUNDCOVERS & SHRUBS BROMUS CARINATUS LAGERSTROEMIA I. 'MUSKOGEE' PHORIUM 'YEL WAVE' PHORMIUM 'MAORI CHIEF' CAREX DIVULSA 41 FESTUCA RUBRA PITTOSPORUM 'WHEELER'S DWARF' DIETES BICOLOR LAGERSTROEMIA I. 'TUSCARORA' HEUCHERA MICANTHRA vta PRUNUS C. 'BRIGHT N' TIGHT' ECHIUM FASTUOSUM MAGNOLIA GRANDIFLORA Walnut Creek 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA tel: Napa 855 Bordeaux Way Suite 240 Napa, CA tel: fax: JUNCUS PATENS RHAPHIOLEPIS I. 'CLARA' FESTUCA MAIREI December 2015 POLYPODIUM CALIFORNICUM ROSMARINUS O. 'TUSCAN BLUE' LOROPETALUM C. 'RAZZLEBERRY' NORTH L-6 Project No SISYRINCHIUM BELLUM WESTRINGIA F. 'MORNING LIGHT' PENSTEMON 'APPLE BLOSSOM' Copyright 2015 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates. CAREX NUDATA DESCHAMPIA C. 'NORTHERN LIGHTS' ARTEMISIA S. 'SILVER MOUND' GROUNDCOVERS & SHRUBS CERCIS OCCIDENTALIS BIORETENTION PLANTERS WUCOLS MODERATE COMMON NAME CERCIS OCCIDENTALIS LAGERSTROEMIA I. 'MUSKOGEE' LAGERSTROEMIA I. 'TUSCARORA' MAGNOLIA GRANDIFLORA TREES BOTANICAL NAME PROPOSED PLANT PALETTE TREES ATTACHMENT 2

42 42 Printed on Recycled Paper Please Continue the Cycle PRELIMINARY - NOT FOR CONSTRUCTION SCP 1 OF 1 SHEETS SHEET NO. JOB NO. CHECKED DESIGNED DRAWN DATE RIVER TERRACE INN STORMWATER CONTROL PLAN ATTACHMENT 2 NAPA CALIFORNIA FOURTH STREET NAPA, CALIF OFFICE est NO. DATE REVISIONS BY APPD

43 ATTACHMENT 3 VISION THAT MOVES YOUR COMMUNITY TECHNICAL MEMORANDUM Date: December 21, 2015 To: David Murphy Murphy Varey Project No.: From: Amit Kothari, Project Manager Chris Higbee, EIT, Project Engineer Jurisdiction: City of Napa Subject: River Terrace Inn, Napa Parking Analysis, Revision 1 The purpose of this brief memorandum is to present the results of a parking analysis for the proposed expansion of River Terrace Inn in the City of Napa. Currently, the Inn has 106 guest rooms, 2,850 square feet restaurant (Cuvee) and 161 parking spaces, which is in conformance with the City of Napa s parking requirements outlined in the Municipal Code. The proposed expansion includes addition of eight (8) guest rooms and approximately 1,350 square feet of additional meeting/conference space. The project also considers relocation of the existing pool facility, which would remove approximately 15 existing parking spaces. The results of this analysis reflect the addition of eight guest rooms (114 total rooms) and removal of 15 parking spaces (146 total spaces). Two methods have been applied to determine the parking requirements for River Terrace Inn: 1. Parking Generation Manual, 4th Edition, Institute of Transportation Engineers (ITE) Parking Generation is a reference published by ITE to determine the parking demand based on a specific land use. Using the reference, the determining factor in parking demand for the Hotel Land Use (ITE Code 310) is the number of occupied rooms. TJKM was informed that River Terrace Inn experienced approximately 75% occupancy in 2014 and are projected to finish 2015 at the same percentage. For this analysis, 75% is the assumed hotel occupancy. The anticipated weekday and weekend parking demand based on the Parking Demand Manual are shown in the table below. Table 1: Parking Demand Based on ITE s Parking Generation Manual Land Use (ITE Code) Size Percent of Rooms Occupied Occupied Rooms Hotel (310) 114 rooms 75% 86 Quality Restaurant (931) 2,850 ft2 Weekday Demand Parked Rate Vehicles Weekend Demand Parked Rate Vehicles * Total Note: *Parking Generation provides rates for weekdays, Fridays, and weekends. Friday and weekend rates both yield demand for 47 spaces. Source: ITE Parking Generation, 4th Edition PLEASANTON SAN JOSE SANTA ROSA OAKLAND SACRAMENTO FRESNO Corporate Office: 4305 Hacienda Drive, Suite 550, Pleasanton, CA Phone: Fax: tjkm@tjkm.com DBE #40772 SBE #

44 ATTACHMENT 3 2. Napa Municipal Code Requirements The Napa Municipal Code states: one space per sleeping room plus one space for manager plus one space for every 2 employees (full or part time) The Code also indicates that if a hotel has convention, banquet, restaurant or meeting facilities, parking shall be provided in addition to the hotel requirement, as determined by the Planning Commission, based on parking study provided by applicant and acceptable to the city. The Hotel Land Use from ITE considers the presence of convention, banquet, restaurant or meeting facilities in determining average parking generation rates. Additionally, the Code requires 1 space per 100 sq. ft. for first 3,000 sq. ft. for food and beverage establishments (Cuvee). Anticipated parking demand based on the Napa Municipal Code is shown in the table below. Conclusion Table 2: Parking Requirements Based on Napa Municipal Code At Buildout Spaces Required Guest Rooms Manager 1 1 Employees Cuvee Restaurant 2,850 ft 2 29 Total Required Parking Spaces 157 As shown in the table below, the available on site parking supply (146, after removal of 15) exceeds the demand determined through ITE Parking Generation rates on non Friday weekdays. The supply falls short of the demand on Fridays and weekends by five (5). Valet parking on maximum occupancy days and parking lot restriping are options to compensate the excess demand. The worst case scenario of no vacancy at the Inn and Cuvee fully occupied are expected to occur during select times throughout the year. When this happens, valet parking can be implemented to maximize parking lot usage and minimize spillover parking into nearby lots. The option to restripe the parking lot would involve installation of compact spaces as governed by the Municipal Code to increase the number of available spaces on site. Approximately 41 on street parking spaces are available within 2 minute walking distance to Cuvee on Soscol Avenue, which is also an option to carry excess demand not accommodated by valet or compact parking. These on street parking spaces are restricted only from 12:00 AM to 6:00 AM and available all day as public parking. Table 3: Parking Scenario at Project Buildout Methodology Theoretical Demand Excess/(Deficit) Weekday Demand Based on Parking Generation Manual Weekend 151 (5) Required # of Spaces per Napa Municipal Code 157 (11) River Terrace Inn, Napa Parking & Traffic Impact Analysis Page 2 of 2 44

45 ATTACHMENT 3 45

46 ps EXISTING RESTAURANT TO REMAIN 2,842 SF 46 E: www. MurphyVarey.com F: T: Seattle, Washington Lenora Street, Suite S207 Murphy Varey SOSCOL AVENUE NOT PART OF THIS PROJECT EXISTING BANK SERVICE ENTRY RIVER TERRACE LANE NEW PLANTING LINED WALKWAY NEW WATER FEATURE ACCESS EASEMENT Valet Parking Plan 146 STALLS - NON VALET 159 STALLS - VALET TOTAL PARKING: 39 STALLS - NON VALET 51 STALLS - VALET N 90 00'00" E ' EXISTING 3 STORY HOTEL 106 GUESTROOMS. FUTURE POOL EXPANSION EXISTING WESTIN HOTEL NOT PART OF THIS PROJECT PORTE COCHERE MODIFICATION LI N E EA SE M EN T VALET PARKING LOT 99 PARKING STALLS EXISTING ADJACENT PARKING LOT EXISTING 4-H YOUTH CO-OP NOT PART OF THIS PROJECT 9 PARKI NG STALLS SE W ER EX I ST I NG EX I ST I NG SE W ER LI N E EA SE M EN T EXISTING LAND TRUST OF NAPA BUILDING NOT PART OF THIS PROJECT 1 SCALE: 1'-0"=30'-0" Parking Plan GUESTROOM BANQUET ADDITION PROPOSED (3) STORY ADDITION. 8 GUESTROOMS AND 1,368 SF OF MEETING SPACE. RETAIN EXISTING PLANTING NAPA RIVER Guestroom Addition 1600 Soscol Avenue Napa, California River Terrace Inn RETAIN EXISTING PLANTING TOP OF BANK LINE OF CHANNEL IMPROVEMENT EASEMENT WEDDING GARDEN 20-0 SE ' TB " AC K LINE OF ACCESS ROAD EASEMENT ATTACHMENT 3