Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA Napa (707)
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1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA Napa (707) PLANNING COMMISSION STAFF REPORT MAY 19, 2016 AGENDA ITEM #7.B DR; NAPA RIVER INN MAINTENANCE BUILDING I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Design Review for a revised maintenance building for the Napa River Inn Expansion project. 500 Main Street APN: Downtown Core Commercial Downtown Core Commercial; Parking Exempt Overlay District; Planned Development Overlay District (PD-1) APPLICANT/ PROPERTY OWNER: Napa Mill, LLC 955 Franklin Street Napa, CA Phone: (707) STAFF PLANNER: Michael Allen, Associate Planner Phone: (707) LOCATION MAP 1
2 Napa River Inn Maintenance Building #PL II. PROJECT DESCRIPTION The Applicant requests approval of a modification to the waste facility enclosure that was approved when the Planning Commission and City Council approved the Napa River Inn Expansion in The Napa River Inn Expansion authorized the addition of 26 rooms to the existing 66 room hotel. The additional rooms will be located within a new three-story building and in a third floor addition to the existing Embarcadero building. Included with that project was a 484 square foot trash enclosure/maintenance building. The proposed revised trash enclosure/maintenance building has been designed to emulate the new three-story hotel building and is 1,960 square feet (1,200 sq. ft. first floor with a 760 sq. ft. mezzanine). Also included is a 280 sq. ft. outdoor storage yard. The building modification is being proposed due to the need for additional space for maintenance and accessory uses for the entire Napa Mill Complex (see Applicant s project description and plans, Attachment 2). FIGURE 1 PROPOSED MAINTENANCE BUILDING III. PROJECT CONTEXT The project site is located within the parking lot of the Napa Mill Complex. The Napa Mill Complex is located at the southern terminus of Main Street and bound by the Napa River on the east and south. The Napa County Library is located to the west and the Fifth Street garage is adjacent to the north. IV. ANALYSIS A. General Plan and Zoning The project site is within the Downtown Specific Plan s Downtown Core Commercial (DCC) land use designation and zoning district where the primary described intent is to promote the continued development and revitalization of the pedestrian-oriented district as a shopping and visitor-serving area and the center of the Napa community. In
3 Napa River Inn Maintenance Building #PL PD Ordinance O established the Napa Mill Planned Development (PD-1) which set the framework for the entire Napa Mill as well as the Napa River Inn. The proposed maintenance building will provide maintenance facilities (trash enclosure, storage, maintenance shop, landscape material storage and recycling facilities) that support the Napa River Inn as well as the entire Napa Mill complex all of which support the DCC s intent to promote a shopping and visitor-serving area. B. Design Review The original waste facility enclosure had a much more simplistic design but still incorporated elements of the Napa Mill with its brick wall construction and corrugated roof. The new maintenance building more closely emulates the Second Empire Victorian architectural style of the yet to be constructed hotel building addition. The new building incorporates brick walls with a corrugated mansard roof with dormers which provide illumination for the mezzanine level. FIGURE 2 APPROVED MAINTENANCE BUILDING 3
4 Napa River Inn Maintenance Building #PL FIGURE 3 REVISED MAINTENANCE BUILDING FIGURE 4 APPROVED HOTEL ADDITION PHOTO SIM C. Parking 4
5 Napa River Inn Maintenance Building #PL The approved Napa River Inn Expansion project was required to provide 60 additional parking places for the increased hotel rooms and for the parking spaces that would be removed by the new buildings. The project provided two additional spaces more than required (62 spaces). These spaces were accounted for by 47 spaces in the Fifth Street Garage that are owned by the Applicant as well as 15 spaces on Brown Street that were licensed for the hotel s use. These parking calculations included the 4 spaces that would be displaced by the approved maintenance facility. Since approval of the Napa River Inn Expansion project the Applicant has acquired an additional 14 spaces in the Fifth Street Garage, increasing the total number of spaces under the control of the Applicant from 47 to 61. The proposed expansion to the maintenance building would result in the loss of 8 additional parking spaces in the adjacent surface parking lot (see original versus proposed site plan, Figure 5). The 8 lost parking spaces would be replaced by 8 of 14 additional spaces the Applicant recently purchased in the Fifth Street Garage. FIGURE 5 APPROVED MAINTENANCE BUILDING SITE PLAN 5
6 Napa River Inn Maintenance Building #PL FIGURE 6 PROPOSED MAINTENANCE BUILDING SITE PLAN V. ENVIRONMENTAL REVIEW Staff has determined that the Project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section of the CEQA Guidelines (Categorical Exemptions; Class 3) which exempts new construction of accessory structures. VI. PUBLIC NOTICE Notice of the public hearing was provided by US Postal Service on May 5, 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 May 7, 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. VII. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings in NMC ; Design Review Permits. These findings are provided in the draft resolution attached to this Staff Report. VIII. STAFF RECOMMENDATION 6
7 Napa River Inn Maintenance Building #PL Staff recommends approval of a Design Review permit for the Napa River Inn s modified maintenance building. IX. 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 hearing record to support denial of the proposed project. X. REQUIRED ACTIONS Final actions by the Planning Commission: 1. Adopt a resolution approving a Design Review Permit for the Napa River Inn s modified maintenance building. XI. DOCUMENTS ATTACHED 1. Draft Resolution 2. Project Description and Plans c: Applicant 7
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9 ATTACHMENT 1 RESOLUTION NO. PC2016- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING A DESIGN REVIEW PERMIT FOR THE REVISED NAPA RIVER INN MAINTENANCE BUILDING AT 500 MAIN STREET (APN )(PL ) WHEREAS, Napa Mill, LLC (Harry Price) submitted an application for a Design Review Permit for a revised maintenance building for the Napa River Inn Expansion project (the Project ) at 500 Main Street (APN ); and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on May 19, 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 Project is exempt from the requirements of CEQA pursuant to Section of the CEQA Guidelines (Categorical Exemptions; Class 3), which exempts new construction of accessory structures. Section 2. The Planning Commission hereby approves the Design Review Permit and makes the following findings in support of the approval: A. The project design is in accord with the General Plan and any applicable Specific Plan design policies. The revised maintenance building and the commercial use of the Napa Mill property are consistent with the Downtown Commercial General Plan designation and the prescribed General Plan floor area ratios. The project is consistent with General Plan policies encouraging the development of hotel and conference facilities in the downtown area and to tie the facility to downtown and riverfront restoration through physical improvements. The revised maintenance building increases the viability of the already successful Napa River Inn which is a hotel that serves the downtown. B. The project design is consistent with applicable Design Review guidelines adopted by the City Council. The revised maintenance building is consistent with the principles of the Soscol Corridor Design Guidelines which suggest projects respect adjacent development and provide comfortable environments. The proposed exterior materials for the revised maintenance building are generally compatible with the architectural style of the approved Napa River Inn Expansion buildings and the adjacent Napa Mill buildings including the brick constructed Fifth Street garage. Resolution No. PC2016- Page 1 of 5 9
10 ATTACHMENT 1 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. The revised maintenance building addition complements the Napa River Inn Expansion building as well as the adjacent Napa Mill development. The design of the revised maintenance building does not result in adverse impacts to adjacent properties or to the general health, safety, and welfare of the community. Section 3. The Planning Commission s approval of the Design Review Permit are subject to the following conditions: Community Development Department Planning Division: 1. This Design Review Permit authorizes the construction of a new 1,960 square feet (1,200 sq. ft. first floor with a 760 sq. ft. mezzanine) maintenance/trash/recycle utility building. Also included is a 280 sq. ft. outdoor storage yard for landscape materials that are intended for use of the Napa Mill Grounds. 2. The plans submitted for a building permit shall include building elevations that provide the same level of architectural detail found on the plans submitted for Design Review. The exterior treatment of each building elevation shall be consistent in form and materials, and provide an overall coherent design for the entire building. 3. The plans submitted for building permits shall conform substantially to the plans and representations submitted with the application (date stamped, received May 02, 2016) and as reviewed and approved by the Planning Commission. The plans indicate a 1,960 square feet (1,200 sq. ft. first floor with a 760 sq. ft. mezzanine) maintenance/trash/recycle utility building. Also included is a 280 sq. ft. outdoor storage yard for landscape materials that are intended for use of the Napa Mill Grounds. 4. Applicant shall make available eight parking spaces that the Applicant owns in the Fifth Street Garage to the Napa River Inn for the eight spaces that will be lost due to construction of the new maintenance building. 5. The Planning Manager is authorized to determine whether the applicant is in compliance with the requirements of the Design Review Permit. 6. All rooftop equipment shall be screened so as not to be visible from any public area s view. 7. All other conditions and mitigations from the Napa River Inn Expansion (O , R ) shall remain in full force and effect. Resolution No. PC2016- Page 2 of 5 10
11 ATTACHMENT 1 City General Conditions: 8. 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. 9. 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. 10. No use authorized by this permit may commence until after the Applicant executes any required permit agreement. 11. 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). 12. 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. 13. 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. 14. 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, 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 Resolution No. PC2016- Page 3 of 5 11
12 ATTACHMENT 1 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. 15. 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. 16. 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. 17. 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. 18. 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. 19. All conditions 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. 20. This Design Review Permit shall expire 2 years from the date of approval unless a building permit has been issued and construction has been diligently pursued, and the use having been commenced or an extension is secured by the Planning Division prior to the expiration date. 21. Approval of this use permit will become effective, provided no appeals are received within 10 calendar days of the Planning Commission meeting date of May 19, Resolution No. PC2016- Page 4 of 5 12
13 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 19 th day of May 2016 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: SECRETARY OF THE PLANNING COMMISSION Resolution No. PC2016- Page 5 of 5 13
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Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707)
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