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

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1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT June 15, 2017 AGENDA ITEM# 7.B. PL , BELLA DR/SENZA HOTEL GPA AND REZONING I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: General Plan, Zoning Amendment, and Use Permit Amendment of property located at 1022 Bella Drive to Tourist Commercial Bella Drive APN: Existing: SFR-22; Single Family Residential Proposed: TC-410; Tourist Commercial Existing: RS-10; Single Family Residential Proposed: CT; Tourist Commercial APPLICANT/ PROPERTY OWNER: Senza Hotel (Graham Yallop) 4066 Howard Lane Napa CA Phone: x205 STAFF PLANNER: Michael Walker, Senior Planner Phone: LOCATION MAP N 1

2 Bella Drive/Senza Hotel GPA and Rezone PL II. PROJECT DESCRIPTION/CONTET This application requests to the following entitlements relating to this project: 1. Re-designate the land use for the parcels at 1022 Bella Drive from Single Family Residential (SFR-22) to Tourist Commercial (TC-410), 2. Rezone the parcel from Single Family Residential (RS-10) to Tourist Commercial (CT) to allow the adjacent residential property (which has been used a manager s residence for over ten years) to be incorporated into the adjacent Senza Hotel operations, and 3. Use Permit to convert the existing building into two additional guest rooms. No exterior modifications to the existing building would be required, and only minor interior improvements (a new wall and door) would be necessary to create the new rooms. The 0.32-acre subject property is located on the north side of Bella Drive terminus. The property is developed with a two-bedroom residence that has been owned in conjunction with the hotel for since The property has essentially been incorporated into the hotel grounds and with exception of the existing driveway access from the street is separated from the adjacent residential neighborhood by fencing and landscaping along the Bella Drive frontage. The subject property is bordered by the single-family homes along Bella Drive the east and south, a vineyard under County of Napa jurisdiction to the north, and the Senza Hotel to the west. 2

3 Bella Drive/Senza Hotel GPA and Rezone PL Figure 2 Existing Site Plan of Hotel and Subject Property Subject Property Senza Hotel Property N III. ANALYSIS A. General Plan Amendment The Applicant is requesting to amend the General Plan land use map to re-designate the parcel at 1022 Bella Drive from Single Family Residential (SFR-022) to Tourist Commercial (TC-410). The current General Plan SFR designation applies to areas intended to develop or redevelop into a single family detached unit pattern. Non-residential uses may also be allowed in appropriate locations at the discretion of the City, including bed-and-breakfast inns and public and quasi-public uses of an administrative, educational, recreational, religious, cultural, communications, or public service nature. The density range of POD SFR-022 is 0-3 units an acre, which would allow for development of only one unit on this 0.32-acre property. The Applicant is requesting to change the General Plan designation of the property to TC-410, Tourist Commercial, which provides for commercial retail and service uses oriented toward tourists and other visitors to the community. The designation includes destination-resort hotels, motels, and their recreational amenities, such as golf courses, tennis courts, and their related clubs and facilities. Visitor-serving retail uses which emphasize the historic role of the Napa Valley in viticulture, such as wineries and wine 3

4 Bella Drive/Senza Hotel GPA and Rezone PL centers, are also permitted. The property is currently developed with a residential building that will remain, but be converted to guest rooms. The Floor Area Ratio (FAR) of POD TC-410 shall not exceed 0.30, with a provision that may allow hotels to have a FAR of 1.0 subject to the approval of a Use Permit. The existing building is approximately 1,500 square feet on the 0.32-acre site which results in a project FAR of 0.10 consistent the FAR requirement. The parcel is not identified in the City s General Plan Housing Element as a site available to accommodate the City s fair share of the regional housing need. Therefore, the redesignation to a commercial use will not impair the supply of land needed for accommodating this need. In order to support approval of the requested General Plan Amendment, the Planning Commission must find that the proposed Amendment is in the public interest and that the application is internally consistent with other goals, policies and programs of the General Plan. The Commission may find that this request could be in the public interest and consistent with the General Plan for the following reasons: The parcel has been owned and incorporated into the hotel grounds since 1994 when the house was constructed. The structure has been used as manager s quarters for the hotel operations for the past 10 years. As currently configured, the property has essentially been incorporated into the hotel grounds and with exception of the existing driveway access from the street is separated from the adjacent residential neighborhood by fencing and landscaping along the Bella Drive frontage. It is also noteworthy that this parcel is not identified in the City s General Plan Housing Element as a site that could potentially accommodate the City s fair share of the regional housing need and its re-designation for commercial uses will not impair the supply of land needed for accommodating this need. 4

5 Bella Drive/Senza Hotel GPA and Rezone PL Figure 3 Existing General Plan Land Use Designations The proposed General Plan Amendment would be consistent with General Plan Goal LU5.4, which allows the City to permit expansion of compatible commercial uses adjacent to residential areas only when such expansion will be appropriately buffered and site design will preclude the introduction of nonresidential traffic into the neighborhood. The existing building is setback from the neighboring residential property to the east by more than 15 feet, which exceeds the transitional buffer standard of the CL District. Additionally, as the parking for the new units will be accessed from the existing hotel property, no hotel related traffic will use Bella Drive. B. Zoning Amendment Consistent with the General Plan Amendment analysis above, the Applicant is requesting a Zoning Amendment of the parcel from the RS-10, Single Family Residential to CT, Tourist Commercial. In accordance with the specific purposes of the Tourist Commercial Zoning District, which provides for uses oriented toward tourists and other visitors to the community. The district encourages hotels and motels and their related amenities and recreational facilities. This district also includes community and visitor-serving retail commercial, entertainment, restaurants, service stations and similar compatible uses. The Rezoning of the property to a commercial zoning, consistent with the proposed General Plan Amendment, is not considered a significant impact. 5

6 Bella Drive/Senza Hotel GPA and Rezone PL Figure 4 Existing Zoning District Map C. USE PERMIT FOR HOTEL USE In 2013, the Planning Commission approved a Use Permit to expand the number of guest rooms for the Senza Hotel to a total of 41 rooms. The Tourist Commercial Zoning Districts allows hotels in excess of 40 rooms as a conditional use requiring the approval of a Use Permit. The proposed conversion of the building into two additional guest rooms would bring the total number of guest rooms for the Senza Hotel to 43. Use Permit approval is required for certain businesses to ensure they are compatible with surrounding uses. Staff does not believe that the conversation of the building into two guest rooms for lodging purposes would result in adverse impacts to the existing neighborhood, and the conversion would reduce traffic impacts on Bella Drive and because of the proposed lodging use of the building, any potential impacts would be similar to impacts associated with residential uses and as such would be compatible with and would not cause any adverse impacts to adjacent neighborhood. Although it is assumed that the hotel operates 24 hours a day, no unfavorable impacts to adjacent residential uses are anticipated. With approval of an amendment to the existing Use Permit by the Planning Commission, the proposed hotel expansion would be consistent with the CT Zoning district. D. PARKING Hotels are required to provide one parking space per sleeping room, plus one space for the manager and one space for every two employees. The two additional guest rooms require the installation of two additional parking spaces. These parking spaces are proposed to be constructed adjacent to the existing parking lot as shown in Figure 5 below. 6

7 Bella Drive/Senza Hotel GPA and Rezone PL Figure 5 Proposed Parking Plan Proposed Parking Spaces IV ENVIRONMENTAL REVIEW An Initial Study has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA). The Initial Study determined that the proposed project would not have a significant impact on the environment (see Attachment 7). A Negative Declaration has been prepared for adoption. The posting period of the proposed Negative Declaration was May 26, 2017 through June 15, No comments have been received as of the writing of this report. V. PUBLIC NOTICE A courtesy notice that an application was received was provided by US Postal Service on April 10, 2017 to all property owners within a 500-foot radius of the subject property. Notice of the public hearing was provided by US Postal Service on June 2, 2017 to all property owners within a 500-foot radius of the subject property. Notice of the public hearing was also published in the Napa Valley Register on June 2, 2017 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. Staff has received three letters of support and two letters of opposition to the proposed General Plan Amendment, Zoning Amendment and Use Permit request (see Attachment 7). VI. REQUIRED FINDINGS The Planning Commission s recommendation on this application is subject to the required findings in the General Plan relating to General Plan Amendments contained in Napa 7

8 Bella Drive/Senza Hotel GPA and Rezone PL Municipal Code (NMC) Section relating to Zoning Ordinance Amendments and NMC Section relating to the Use Permit. These findings are provided in the draft ordinance and resolution attached to this Staff Report. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission forward a recommendation that the City Council approve the requested General Plan,Zoning and Use Permit Amendments. VIII. ALTERNATIVES TO RECOMMENDATION 1. Continue the application with direction for project modifications. 2. Direct staff to return to the Planning Commission with a resolution documenting findings from the record of the hearing to support denial of the proposed project. I. RECOMMENDED ACTIONS Make the findings set forth in the attached draft resolutions and ordinances and forward a recommendation to the City Council to adopt: 1. A resolution adopting a Negative Declaration and an Amendment to a Use Permit authorizing a two-room expansion of the existing Senza Hotel. 2. A resolution approving a General Plan Amendment for the project site. 3. An ordinance authorizing a Zoning Amendment for the project site.. DOCUMENTS ATTACHED 1. Draft City Council Resolution adopting a Negative Declaration and approving an amendment to a Use Permit authoring an expansion of the existing Senza Hotel 2. Draft City Council Resolution amending the General Plan Land Use Designation 3. Draft City Council Ordinance amending the Zoning Map 4. Applicant s Project Description 5. Plan Drawings, site plans, floor plans, and related design documents. 6. Negative Declaration and Initial Study 7. Correspondence 8

9 ATTACHMENT 1 RESOLUTION R2017 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, ADOPTING A NEGATIVE DECLARATION FOR A GENERAL PLAN AMENDMENT, REZONING AND A AMENDMENT TO USE PERMIT (ADD PREVIOUS UP NUMBER) FOR 1022 BELLA DRIVE/SENZA HOTEL WHEREAS, the Senza Hotel submitted an application (PL ) for a General Plan Amendment to re-designate the General Plan designation from SFR-22 (Single Family Residential) to TC-410 (Tourist Commercial), a Rezoning from RS-10, Single Family Residential to CT, Tourist Commercial, and Use Permit to expand the existing hotel for the property at 1022 Bella Drive (APN )( the Project ); and WHEREAS, the California Environmental Quality Act, Public Resources Code, Section et seq. ( CEQA ), requires that the City consider the potential environmental impacts of the Project prior to approving any entitlements for the Project; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the City of Napa Community Development Department prepared an Initial Study for Bella Drive /Senza Hotel General Plan Amendment and Rezone (PL ), dated May 24, 2017 which concludes that the Project will not have a significant effect on the environment, therefore a Negative Declaration has been prepared for adoption ( the Negative Declaration ); and WHEREAS, the Negative Declaration regarding the Project was prepared pursuant to CEQA and the CEQA Guidelines, Code of California Regulations, Title IV, Section et seq., and the City of Napa CEQA Guidelines; and WHEREAS, on May 26, 2017 the City of Napa posted a Notice of Completion of the Negative Declaration which identified the review period from May 26, 2017 to June 15, 2017, for review and comment by the public and public agencies having jurisdiction by law with respect to the Project; and, WHEREAS, on June 15, 2017 the Planning Commission considered the Negative Declaration and all written and oral testimony submitted to them at a noticed public hearing on the Project at which the Planning Commission heard a presentation by staff and took public testimony, and thereafter closed the public hearing and subsequently recommended that the City Council adopt a Negative Declaration, the General Plan Amendment, the Zoning Amendment and Use Permit; and WHEREAS, on July, 2017 the City Council considered the Negative Declaration and all written and oral testimony submitted to them at a noticed public hearing on the General Plan Amendment, the Zoning Amendment, the Use Permit and received the R2017 Page 1 of 4 9

10 ATTACHMENT 1 recommendation of the Planning Commission, received a presentation by staff, and took public testimony, and thereafter closed the public hearing and considered the adequacy of the Negative Declaration. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Napa, as follows: Section 1. The City Council hereby finds that the facts set forth in the recitals to this Resolution are true and correct, and establish the factual basis for the City Council s adoption of this Resolution. The record of the Project s environmental review shall be kept at the Napa City Community Development Department, 1600 First Street, Napa, CA Section 2. The City Council hereby finds that there is no substantial evidence, in light of the whole record before the City Council, that the Project will have a significant effect on the environment; and that this determination reflects the City Council s independent judgment; and the City Council adopts a Negative Declaration for this Project. Section 3. The City Council hereby approves an Amendment to Use Permit (ADD PREVIOUS USE PERMIT #) and makes the following findings in support of the approval: 1. 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. As re-designated the property has a General Plan designation of TC-410, Tourist Commercial, which provides for commercial retail and service uses oriented toward tourists and other visitors to the community. The designation includes destination-resort hotels, motels, and their recreational amenities, such as golf courses, tennis courts, and their related clubs and facilities. Visitor-serving retail uses which emphasize the historic role of the Napa Valley in viticulture, such as wineries and wine centers, are also permitted. The property is currently developed with a residential building that will remain, but converted into two guest rooms. The Floor Area Ratio (FAR) of POD TC-410 shall not exceed 0.30, with a provision that may allow hotels to have a FAR of 1.0 subject to the approval of a Use Permit. The existing building is approximately 1,500 square feet on the 0.32-acre site which results in a project FAR of 0.10 consistent the FAR requirement. The parcel is not identified in the City s General Plan Housing Element as a site available to accommodate the City s fair share of the regional housing need. Therefore, the redesignation to a commercial use will not impair the supply of land needed for accommodating this need. R2017 Page 2 of 4 10

11 ATTACHMENT 1 The amendment is in the public interest and that the application is internally consistent with other goals, policies and programs of the General Plan for the following reasons: The parcel has been owned and incorporated into the hotel grounds since 1994 when the house was constructed. The structure has been used as manager s quarters for the hotel operations for the past 10 years. It is also noteworthy that this parcel is not identified in the City s General Plan Housing Element as a site that could potentially accommodate the City s fair share of the regional housing need and its re-designation for commercial uses will not impair the supply of land needed for accommodating this need. 2 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 hotel use will not cause any negative impacts to the neighborhood in which it is proposed. The project provides will not result in significant traffic or noise impacts. Staff has circulated the application to other affected departments and agencies; their comments and special conditions have been incorporated to ensure the proposed development will not pose a nuisance to the community. 3. The proposed use complies with each of the applicable provisions of the Zoning Ordinance. Hotels may be established in the CT, Tourist Commercial Zoning District with approval of a Use Permit. With City Council approval of a Use Permit to establish a hotel, the proposed use will be in compliance with the provisions of the Zoning Ordinance. Section 4. The City Council hereby approves the requested Use Permit Amendment subject to compliance with the following conditions: Community Development: 1. All project 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. 2. Any new mechanical and utility equipment, including transformers and backflow devices be screened and/or integrated in to a building structure. Screens shall not be 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 R2017 Page 3 of 4 11

12 ATTACHMENT 1 maintained and tested, screening is required to meet certain criteria for the accessibility and visibility, as specified in this handout. Landscaping and screening of devices must be installed, prior to issuance of a Certificate of Occupancy on the project. 3. No banner signs or other temporary signs shall be installed without prior approval of a sign permit as required by code. 4. Consistent with the City s Sign Ordinance, no portable (e.g. A-frame, portable, rotating, flashing, animated, moving or having the appearance of moving, inflatable) signs are permitted. Public Works Department: 5. The applicant shall follow and comply with City of Napa Municipal Code 8.36 Stormwater Quality Ordinance. 6. The Applicant shall pay Street Improvement Fees in accordance with Policy Resolution 16 as follows: Land Use Unit Street Component Rate Utility Underground Rate Street Component Fee Utility Underground Fee New Use Hotel 2 $1,787/room $119/room $3,574 $238 Existing Use (credit) Single Family Residential 1 $2,465/DU $2,258/DU ($2,465) ($2,258) $1,109 $0 Section 5. This Resolution shall take effect immediately upon its adoption. I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Napa at a public meeting of said City Council held on the day of July 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Approved as to form: ATTEST: Dorothy Roberts City Clerk Michael W. Barrett City Attorney R2017 Page 4 of 4 12

13 ATTACHMENT 2 RESOLUTION R2017 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, AMENDING THE CITY OF NAPA GENERAL PLAN DESIGNATION FOR THE PROPERTY AT 1022 BELLA DRIVE FROM SINGLE FAMILY RESIDENTIAL (SFR-22) TO TOURIST COMMERCIAL WHEREAS, the Senza Hotel submitted an application (PL ) for a General Plan Amendment to re-designate the General Plan designation from SFR-22 (Single Family Residential) to TC-410 (Tourist Commercial) for the property at 1022 Bella Drive (APN ); and WHEREAS, the City Council has considered all information related to this matter, as presented at the public meetings of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings; and WHEREAS, the City Council hereby determines that the potential environmental effects of the Project described in the Agenda Report presented to the City Council at their, 2017 meeting, were adequately examined by the Negative Declaration that was adopted by the City Council on, 2017, pursuant to CEQA Guidelines Section WHEREAS, on July, 2017 the City Council considered the Negative Declaration and all written and oral testimony submitted to them at a noticed public hearing on the General Plan Amendment, the Zoning Amendment, the Use Permit and received the recommendation of the Planning Commission, received a presentation by staff, and took public testimony, and thereafter closed the public hearing and considered the adequacy of the Negative Declaration. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Napa, as follows: Section 1. The City Council hereby approves the amendment to the Land Use Element Diagram and Figure 1-12 of the Napa General Plan to re-designate the property at 1022 Bella Drive (APN: ) from Single Family Residential (SFR-22) to Tourist Commercial (TC-410), as set forth in Exhibits "A1 & A2" attached hereto and made a part hereof and the following finding as required by Napa General Plan Chapter 10, Paragraph A-1.4 which supports this approval: 1. That the proposed amendment is in the public interest, and that it is internally consistent with other goals, policies and programs of the General Plan. The proposed development with commercial uses and proposed amendment to the General Plan are in the public interest, as the amendment will allow for the conversion of R2017 Page 1 of 4 13

14 ATTACHMENT 2 an existing building into two additional guest units within a building that has been utilized by the Senza Hotel operation for over 23 years. The amendment is consistent with the principles of the General Plan, and promotes and supports a number of General Plan policies and implementation programs such as locating appropriate land uses within the boundaries and urban limits of the City of Napa, which land uses are complementary to the mix of uses within the city; and because the project is appropriate to its surroundings. Specifically, the amendment supports the preservation of community character and identity, by promoting sensible development within the City s Rural Urban Limit line. Section 2. Pursuant to Section of the California Government Code, the City may permit the reduction of residential density only upon written findings supported by substantial evidence of both of the following (1) The reduction is consistent with the adopted general plan, including the housing element and (2) The remaining sites identified in the housing element are adequate to accommodate the jurisdictions share of the regional housing need pursuant to Section The parcel designated as Single Family Residential (SFR-22) has been owned and incorporated into the hotel grounds since 1994 when the house was constructed. The structure has been used as manager s quarters for the hotel operations for the past 10 years. As currently configured, the property has essentially been incorporated into the hotel grounds and with exception of the existing driveway access from the street is separated from the adjacent residential neighborhood by fencing and landscaping along the Bella Drive frontage. This parcel is not identified in the City s General Plan Housing Element as a site that could potentially accommodate the City s fair share of the regional housing need and its re-designation for commercial uses will not impair the supply of land needed for accommodating this need. Section 3. This Resolution shall take effect immediately upon its adoption. I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Napa at a public meeting of said City Council held on the day of, 20, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Approved as to form: ATTEST: Dorothy Roberts City Clerk Michael W. Barrett City Attorney R2017 Page 2 of 4 14

15 ATTACHMENT 2 EHIBIT A1 EISTING GENERAL PLAN MAP R2017 Page 3 of 4 15

16 ATTACHMENT 2 EHIBIT A2 PROPOSED GENERAL PLAN MAP R2017 Page 4 of 4 16

17 ATTACHMENT 3 ORDINANCE O2017 ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, AMENDING THE ZONING MAP ESTABLISHED UNDER OF THE NAPA MUNICIPAL CODE PERTAINING TO THE REZONING OF PROPERTY LOCATED AT 1022 BELLA DRIVE FROM RS-10, SINGLE FAMILY RESIDENTIAL DISTRICT TO CT, TOURIST COMMERCIAL DISTRICT WHEREAS, the Senza Hotel submitted an application (PL ) to rezone the properties at 1022 Bella Drive (APN: ) from RS-10, Single Family Residential to CT, Tourist Commercial; and WHEREAS, the City Council has considered all information related to this matter, as presented at the public meeting of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings; and NOW, THEREFORE, BE IT ORDAINED, by the City Council of the City of Napa as follows: SECTION 1: The City Council hereby determines that the potential environmental effects of the Project described in the Agenda Report presented to the City Council at their, 2017 meeting, were adequately examined by the Negative Declaration that was adopted by the City Council on, 2017 pursuant to CEQA Guidelines Section SECTION 2. The City Council hereby makes the following findings as required by Napa Municipal Code Chapter 17.66: 1. The proposed amendment is consistent in principle with the General Plan. The property has a General Plan designation of TC-410, Tourist Commercial, which provides for commercial retail and service uses oriented toward tourists and other visitors to the community. The designation includes destination-resort hotels, motels, and their recreational amenities, such as golf courses, tennis courts, and their related clubs and facilities. Visitor-serving retail uses which emphasize the historic role of the Napa Valley in viticulture, such as wineries and wine centers, are also permitted. The Tourist Commercial Zoning District was established to implement the commercial land use category of the Tourist Commercial General Plan designation. As such, the proposed zoning amendment is consistent with the General Plan. Such consistency is specifically demonstrated in the record, including but not limited to the analysis contained in the Staff Report and Initial Study. O2017 Page 1 of 5 17

18 ATTACHMENT 3 2. The public health, safety and general welfare are served by the adoption of the proposed amendment. The proposed amendment is in the public interest, since it is consistent with the principles of the General Plan such as locating appropriate land uses within the boundaries and urban limits of the City of Napa, which land uses are complementary to the mix of uses within the city; and, because they are appropriate to its surroundings. The property is currently developed with a residential building that will remain, but converted into two guest rooms. 3. If a rezoning to a district with a larger minimum lot size is proposed, effectively reducing the planned residential density, the City shall also find that the remaining sites in the Housing Element are adequate to accommodate the jurisdiction s share of the regional housing need pursuant to California Government Code section 65584; or if not, that it has identified sufficient additional, adequate and available sites with an equal or greater residential density in the jurisdiction so that there is no net loss of residential unit capacity. This finding is not applicable to this project because the project does not include any proposal to increase a minimum lot size nor does it eliminate any site designated in the Housing Element from future use as a housing site. SECTION 3: Amendment. The boundaries of the Districts of the Zoning Map established under Section (A) of the Napa Municipal Code are hereby amended pursuant to Chapter of such Code to re-designate the property at 1022 Bella Drive to CT, Tourist Commercial Zoning District as shown in Exhibits "A1 & A2" attached hereto and made a part hereof. Exhibit "A1 reflects the Zoning Districts as they exist prior to the effective date of this ordinance, and Exhibit A2" reflects the Amended Zoning Districts, as they will be after the effective date of this ordinance. SECTION 4: Severability. If any section, sub-section, subdivision, paragraph, clause or phrase in this Ordinance, or any part thereof, is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining sections or portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, sub-section, subdivision, paragraph, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases may be declared invalid or unconstitutional. SECTION 5: Effective Date. This Ordinance shall become effective thirty (30) days following adoption. City of Napa, a municipal corporation MAYOR: O2017 Page 2 of 5 18

19 ATTACHMENT 3 ATTEST: CITY CLERK OF THE CITY OF NAPA STATE OF CALIFORNIA COUNTY OF NAPA CITY OF NAPA SS: I, Dorothy Roberts, City Clerk of the City of Napa, do hereby certify that the foregoing Ordinance had its first reading and was introduced during the regular meeting of the City Council on the day of, 2017, and had its second reading and was adopted and passed during the regular meeting of the City Council on the day of, 2017, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Dorothy Roberts City Clerk Approved as to Form: Michael W. Barrett City Attorney O2017 Page 3 of 5 19

20 ATTACHMENT 3 EHIBIT A1 EISTING ZONING MAP O2017 Page 4 of 5 20

21 ATTACHMENT 3 EHIBIT A2 PROPOSED ZONING MAP O2017 Page 5 of 5 21

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31 ATTACHMENT 6 Community Development Department INITIAL STUDY OF ENVIRONMENTAL SIGNIFICANCE PROJECT NAME: Bella Drive/Senza Hotel General Plan Amendment and Zoning Amendment FILE #: SITE ADDRESS: 1022 Bella Drive APNs: GENERAL PLAN: (existing) SFR-022; Single Family Residential (proposed) TC-410; Tourist Commercial (existing) RS-10; Single Family Residential (proposed) CT; Tourist Commercial ZONING: APPLICANT/ PROPERTY OWNER: Senza Hotel (Graham Yallop) 4066 Howard Lane Napa, CA PHONE: PL x205 PROJECT DESCRIPTION: The project proposes a General Plan and Zoning Amendment to re-designate the General Plan Land Use Designation for the parcel at 1022 Bella Drive from Single Family Residential (SFR-022) to Tourist Commercial (TC-410); and to rezone the parcel from Single Family Residential (RS-10) to Tourist Commercial (CT). The amendment would allow the residential property (which has been used a manager s residence for the adjacent hotel for over ten years) to be incorporated into the hotel operations. Additional entitlements include approval of a Use Permit to convert the building into a two-room lock-off hotel unit. No exterior modifications to the existing building would be required, and only minor interior improvements (a new wall and door) would be necessary to create the lock-off rooms. ENVIRONMENTAL SETTING: The subject property is comprised of two-bedroom single family residence that has been used as a mangers quarters for the adjacent Senza Hotel for over twenty years. The property is bordered by vineyard property located within Napa County to the north, single family residential uses on adjacent properties to the south and east, and the Senza Hotel to the west. CITY APPROVALS REQUIRED: General Plan Amendment, Rezoning and Use Permit OTHER PUBLIC AGENCIES: None. Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

32 ATTACHMENT 6 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a Potentially Impact as indicated by the checklist on the following pages. This initial study prescribes mitigation measures to reduce all potentially significant impacts to a less than significant level. Aesthetics Agriculture & Forestry Resources Air Quality Biological Resources Cultural Resources Geology & Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology & Water Quality Land Use & Planning Mineral Resources Noise Population & Housing Public Services Recreation Transportation & Traffic Utilities & Service Systems Mandatory Findings of Significance CEQA DETERMINATION: The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. The proposed project MAY have a significant effect(s) on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant impact or potentially significant unless mitigated. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. A Notice of Negative Declaration will be prepared and posted for the period of May 26, 2017 to June 15, PREPARED BY: Michael Walker, Senior Planner May 26, 2017 Date For: Rick Tooker Community Development Director Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

33 ATTACHMENT 6 ENVIRONMENTAL CHECKLIST: Environmental Issue Area Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact I. AESTHETICS. Would the project: a. Have a substantial adverse effect on a scenic vista? b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c. Substantially degrade the existing visual character or quality of the site and its surroundings? d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Discussion: The project site is located in a developed portion of the City. The proposed General Plan Amendment and Rezone would result in no visible changes to the existing building. The amendments and Use Permit will not impact the visual character or quality of the site and its surroundings. Mitigation Measures: None. Conclusion: The project would not result in any negative impacts to aesthetics or affect the scenic attributes of the surrounding area. No scenic resources will be impacted. The project will not introduce substantially more exterior lighting than currently exists. The project will have no impact to aesthetics. II. AGRICULTURAL & FOREST RESOURCES. Would the project: a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b. Conflict with existing zoning for agricultural use or a Williamson Act Contract? c. Conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production? d. Result in the loss of forest land or conversion of forest land to non-forest use? e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to nonagricultural use or conversion of forest land to non-forest use? Discussion: A project will normally have a significant environmental effect if it will convert prime agricultural land to nonagricultural use or impair productivity of prime agricultural land. This project is located within the urban boundaries of the City of Napa on developed property. Moreover, the proposed project is not located on land designated by the California Department of Conservation, Division of Land Resource Protection as farmland or farmland of importance (2004 Farmland Mapping and Monitoring Program Map). No Prime Farmland, Unique Farmland, or Farmland of Statewide Importance is located within any of the previously developed areas of the City of Napa. No land within the City of Napa is under a Williamson Act Contract. No loss of forest land or conversion of forest land to non-forest use will occur. As such, the project will not result in the conversion of agricultural farmland, conflict with land zoned for agricultural use or influence land under Williamson Act contract. Mitigation Measures: None. Conclusion: No impact to agricultural resources. III. AIR QUALITY. [Significance criteria established by the BAAQMD may be relied upon to make the following determinations] Would the project: a. Conflict with or obstruct implementation of the applicable air quality plan? Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

34 ATTACHMENT 6 Environmental Issue Area b. Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact d. Expose sensitive receptors to substantial pollutant concentrations? e. Create objectionable odors affecting a substantial number of people? No Impact Discussion: The proposed General Plan Amendment and Rezone will not obstruct the implementation of BAAQMD plans, nor will it violate any air quality standard or contribute substantially to an existing or projected air quality violation. The subject property is developed and no new significant construction is proposed, the project not result in the cumulative net increase of any criteria pollutant for which the project region is non-attainment, expose sensitive receptors to pollutants, or create objectionable odors. Any future development and resulting new structures would be subject to the same design review process that currently exists and impacts to sensitive receptors and the creation of objectionable odors would be subject to subsequent environmental review and analyzed during the application process. Mitigation Measures: None. Conclusion: No impact to air quality. IV. BIOLOGICAL RESOURCES. Would the proposal result in: a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game (CDFG) or U.S. Fish and Wildlife Service (USFWS)? b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the CDFG or USFWS? c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, etc.) through direct removal, filling, hydrological interruption, or other means? d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Discussion: No construction is proposed as part of this amendment. Because the site is currently developed with a residential building the site has not been identified as habitat for candidate, sensitive, or special status species. The site does not contain riparian habitat, wetlands, or sensitive natural communities. No vegetation/trees will be removed in conjunction with this project. The project will not impact state or federally listed species, riparian habitat, wetlands, sensitive natural communities, migratory fish or wildlife species, adopted Habitat Conservation Plan, Natural Community Plan, trees, or marine animals. Mitigation Measures: None. Conclusion: No impact to biological resources. Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

35 ATTACHMENT 6 Environmental Issue Area Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact V. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the significance of an historical resource as defined in Sec ? b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to Sec ? c. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d. Disturb any human remains, including those interred outside of formal cemeteries? Discussion: The proposed General Plan Amendment, Rezoning and Use Permit will not result in changes in the environment as it relates to cultural resources. The site is currently developed with a residential building with an out building and does not contain any known historic or archaeological resources. No development or construction is proposed with the project that would impact cultural resources. Mitigation Measures: None Conclusion: No impact to cultural resources. VI. GEOLOGY & SOILS. Would the project: a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area, or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Pub. 42 ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b. Result in substantial soil erosion or the loss of topsoil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse)? d. Be located on expansive soil, as defined in Table 18-1B of the Uniform Building Code (1994), creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Discussion: No construction is proposed as part of this amendment. The proposed General Plan Amendment, Rezoning and Use Permit will not result in changes in the environment as it relates to geologic or soil related resources. The site is currently developed with a residential building and no development or construction is proposed with this project that would impact geology or soil. As with most of the San Francisco Bay Area, various sites throughout the City would be subject to ground shaking in the event of a regional earthquake. However, the redesignation of the property to a commercial designation would not increase the potential to expose more people to strong seismic ground shaking, ground failure, or landslides. Mitigation Measures: None. Conclusion: No impact to geology and soils. Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

36 ATTACHMENT 6 Environmental Issue Area Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact VII. GREENHOUSE GAS EMISSIONS. Would the project: a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b. Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Discussion: The project will not cause an increase in cumulative greenhouse gas emissions nor will it conflict with an applicable plan, policy, or regulation adopted for the purposes of reducing greenhouse gases. The proposed General Plan Amendment and Rezoning will not result in changes in the environment as it relates to greenhouse gas emissions. The site is currently developed with a residential building and no development or construction is proposed with this project that would impact greenhouse gas emissions. Mitigation Measures: None Conclusion: No impact to greenhouse gas emissions. VIII. HAZARDS & HAZARDOUS MATERIALS. Would the project: a. Create a significant hazard to the public or the environment through the routing transport, use or disposal of hazardous materials? b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section and, as a result, would it create a significant hazard to the public or the environment? e. For a project located within an airport land use plan, would the project result in a safety hazard for people residing or working in the project area? f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h. Expose people or structures to a significant risk of loss, injury or death involving wild land fires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands? Discussion: This project does not involve routine transport, handling or disposal of hazardous materials or emit hazardous emissions. The site is not currently listed as a hazardous material property, nor is any construction proposed with the project. The uses allowed within the CL land use designation do not typically involve routine transport, handling or disposal of hazardous materials or emit hazardous emissions. The project site is not within airport land use plan boundaries. The change in land use designation will have no impact to any emergency response plan or emergency evacuation plan. The project site is not listed as a hazardous materials site, is not within airport land use plan boundaries, and is not adjacent to wildlands. Mitigation Measures: None. Conclusion: No impacts related to hazards or hazardous materials. I. HYDROLOGY & WATER QUALITY. Would the project: a. Violate any water quality standards or waste discharge requirements? Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

37 ATTACHMENT 6 Environmental Issue Area b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? c Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or offsite? d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e. Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact f. Otherwise substantially degrade water quality? g. Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h. Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i. Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j. Inundation by seiche, tsunami, or mudflow? No Impact Discussion: No construction is proposed as part of this amendment. The proposed General Plan Amendment and Rezoning will not result in changes in the environment as it relates to hydrology and water quality. The site is currently developed with a residential building and no development or construction is proposed with this request that would impact hydrology or water quality. Since the property is not in a location that would be affected by seiches or tsunamis, the project would not be subject to these phenomena. All projects in the City are connected to City water supplies, thus will not affect any nearby wells. Mitigation Measures: None. Conclusion: No impacts to hydrology and water quality.. LAND USE & PLANNING. Would the project: a. Physically divide an established community? b. Conflict with any applicable land use plan, policy, or resolution of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c. Conflict with any applicable habitat conservation plan or natural community conservation plan? Discussion: The proposed project is a General Plan amendment and related zoning change to extend the Tourist Commercial designation on a developed site that has been used in conjunction with the adjacent hotel for over 10 years. This change would not physically divide an established community. The proposed amendment, once adopted, would also not conflict with any applicable plans, policies or implementing programs. There would be no change in Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

38 ATTACHMENT 6 Environmental Issue Area Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact height limits. The amendment would provide the possibility for two additional hotel rooms within a building that was originally built for residential purposes. The current General Plan designation of the site is SFR-022, Single Family Residential, which provides for detached single family homes, second units, planned unit and cluster developments, mobile homes, manufactured housing, and compatible uses such as day care and residential care facilities. Non-residential uses may also be allowed in appropriate locations at the discretion of the City, including bed-and-breakfast inns and public and quasi-public uses of an administrative, educational, recreational, religious, cultural, communications, or public service nature. The applicant is requesting to change the General Plan designation of the property to TC, Tourist Commercial which provides for commercial retail and service uses oriented toward tourists and other visitors to the community. The designation includes destination-resort hotels, motels, and their recreational amenities. This designation also includes community and visitor-serving retail commercial, entertainment, restaurants, service stations, and similar compatible uses. Visitor-serving retail uses which emphasize the historic role of the Napa Valley in viticulture, such as wineries and wine centers, are also permitted. The FAR shall not exceed The project site is zoned RS-10, Single-Family Residential District, which provides for detached single family homes, second units, clustered and planned developments, duplexes, triplexes, manufactured housing, group residential, live-work housing and similar compatible uses such as day care and larger residential care facilities. Bed and breakfast inns, and public and quasi -public uses may also be allowed in appropriate locations at the discretion of the City. The project includes a rezoning of the site from RS-10 to TC, Tourist Commercial which implements the tourist commercial land use category of the General Plan and may be applied in the mixed-use category in areas where there are existing or planned concentrations of visitor serving uses. It provides for uses oriented toward tourists and other visitors to the community. The district encourages hotels and motels and their related amenities and recreational facilities. This district also includes community and visitor-serving retail commercial, entertainment, restaurants, service stations and similar compatible uses. Visitor-serving retail uses that emphasize viticulture, such as wineries and wine centers, are also appropriate. The rezoning of the property to a commercial zoning consistent with the proposed General Plan Amendment, is not considered a significant impact. The proposed GPA and Rezoning will be consistent with the zoning of adjacent to properties to the west of the site; therefore, the request will not divide an established community. The GPA/Rezone would not conflict with any applicable habitat conservation plans or natural community conservation plans. The project is requesting a change to the land use and zoning change to a designation which allows hotel use with a Use Permit. With the approval of the requested GPA, Rezoning, and subsequent Use Permit, the project would not conflict with Zoning Ordinance s land use and development standards. Mitigation Measures: None. Conclusion: No impacts to land use & planning. I. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Discussion: There are no known or documented mineral resource sites affected by the project, and mitigation measures are not required. Mitigation Measures: None. Conclusion: No impacts to mineral resources. Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

39 ATTACHMENT 6 Environmental Issue Area Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact II. NOISE. Would the project result in: a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?? b. Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels? c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e. For a project located within an airport land use plan, would the project expose people residing or working in the project area to excessive noise levels? Discussion: The GPA and Rezoning from residential to commercial in an established mixed use area would not expose people to noise levels in excess of General Plan standards or create substantial increases in background noise levels above existing levels. As the proposed use of the building is for hotel purposes the noise impacts associated with the new use is comparable to existing residential uses. The project site is not within an airport land use plan area. Any future construction or expansion would be subject to environmental review associated with new development entitlement approvals. Mitigation Measures: None Conclusion: No impact to Noise. III. POPULATION AND HOUSING. Would the project: a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads and other infrastructure)? b. Displacing substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Discussion: The project will not significantly impact population and housing. The site is currently developed with a residential building and no development or construction is proposed with this project that would impact population or housing related concerns. Mitigation Measures: None. Conclusion: No significant impact to Population and Housing. IV. PUBLIC SERVICES. Would the project: a. Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services including: i) Fire Protection? ii) Police Protection? iii) Schools? iv) Parks? v) Other Public Facilities? Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

40 ATTACHMENT 6 Environmental Issue Area Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact Discussion: All agencies referenced above have been contacted and have reviewed the proposed development plan. Adequate fire and police protection and other facilities are available to serve the project and no significant impacts have been identified by any of the above agencies. The proposed General Plan Amendment and Rezoning will not result in changes in the environment as it relates to public services. The project does not propose any new construction. Mitigation Measures: None. Conclusion: No impact to public services. V. RECREATION. Would the project: a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that a substantial physical deterioration of the facility would occur or be accelerated? b. Does the project include recreational facilities or require the construction or expansion or recreational facilities which might have an adverse physical effect on the environment? Discussion: This project will not significantly impact the existing parks and recreational facilities that are primarily located and designed to serve the local population. The Parks and Recreation element of the General Plan does not identify this area of the City as underserved with parks or recreation facilities and it is not anticipated that this project will require any new facilities. Mitigation Measures: None. Conclusion: No impact to recreation. VI. TRANSPORTATION & TRAFFIC. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersection) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Discussion: The proposed General Plan Amendment and Rezoning will not result in changes in the environment as it relates to traffic related impacts. The site is currently developed as a single-family residence. Vehicle access to the property would be from the existing hotel property. No development is proposed in conjunction with this amendment so no additional impacts or changes in current operational levels are anticipated with this project that would impact existing traffic levels. Mitigation Measures: None. Conclusion: No impact to Transportation and Traffic. VII. UTILITIES & SERVICE SYSTEMS. Would the project: Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

41 ATTACHMENT 6 Environmental Issue Area a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d. Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project s projected demand in addition to the provider s existing commitments? f. Be served by a landfill with sufficient permitted capacity to accommodate the project s solid waste disposal needs? g. Comply with federal, state, and local statutes and regulations related to solid waste? Potentially Impact, Unmitigated Potentially Impact, Mitigated Less Than Impact No Impact Discussion: The applicable utility companies or agencies have been contacted and have received copies of the proposed amendment. No significant impacts have been identified. The proposed General Plan Amendment and Rezoning will not result in changes in the environment as it relates to utilities or service systems. The site is currently developed with a residential building and no development, additional construction or changes in existing operations are proposed with this project that would impact utilities or service systems. Mitigation Measures: None. Conclusion: No impacts to utilities or service systems. VIII. MANDATORY FINDINGS OF SIGNIFICANCE. a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts which are individually limited, but cumulatively considerable? ( Cumulatively considerable means that the incremental effects of a project are considerable when viewed in conjunction with the effects of past projects, the effects of other current projects and the effects of probable future projects.) c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Discussion: The proposed General Plan Amendment and Rezoning does not involve any construction or physical changes to the site. The applicant is requesting the change in land use designation to utilize an existing residential building with a hotel use which will not result in impacts that would degrade the quality of the environment, have cumulative related impacts or have substantial adverse environmental effects on human beings beyond those impacts already associated with the existing use. No No No SOURCES OF INFORMATION USED IN PREPARATION OF THIS INITIAL STUDY: As permitted by Section of the State CEQA Guidelines, this initial study incorporates several documents by reference. The reference documents identified below were utilized during the preparation of the Initial Study. The relevant information and/or analyses that have been incorporated by reference into this initial study have been summarized. Each of the documents identified below, which have been Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

42 ATTACHMENT 6 incorporated by reference, are available for review at the City of Napa Community Development Department, located at 1600 First Street, Napa, California City of Napa; General Plan Policy Document, Adopted December, 1998 (Amended 2007). City of Napa; General Plan Background Report, Adopted December, City of Napa; General Plan Final Environmental Impact Report, Adopted December, City of Napa; Zoning Ordinance, Bay Area Air Quality Management District, CEQA Guidelines, 1996 Bay Area Air Quality Management District, Bay Area 97 Clean Air Plan, December, 1997 U.S. Army Corps of Engineers, Napa River/Napa Creek Flood Protection Project General Design Manual and Supplemental EIR/EIR, December, State of California, Resources Agency, Farmland Mapping and Monitoring Program Community Services Building: 1600 First Street Mailing Address: P.O. Box 660, Napa CA (707)

43 ATTACHMENT 7 43

44 ATTACHMENT 7 44