PC202
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4 Page
1 of
2 April
6 , 202
3 RESOLUTION NO.
PC20
2 3
-
4 RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NAPA, STATE OF CALIFORNIA,
DENYING
A
USE
PERMIT
FOR
THE DEVLIN
BED AND BREAKFAST
A
T
962
JACKSON
STREET
AND DETERMIN
ING
T
HE ACTION IS
EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL
QUALITY AC
T
(
CEQA
)
WHEREAS,
on
June 16
, 20
2 2
,
Robert Devlin
(“Applicant”)
,
submitted
an
a
pplication
(
File No.
PL
2 2
-
0 0
80 )
for a
U
se
P
ermit
pursuant to Napa Municipal Code
(“NMC”) Chapter 17.60 (“Use Permit”)
to
a
uthorize
a bed and breakfast inn
with
two
guest
rooms and one manager’s quarters
(“Inn”)
at
962 Jackson
Street (APN: 003
-
051
-
01 6
)
(“Site”)
(the “Project”)
; and
WHEREAS, the
Planning Commission held a
duly
noticed public hearing on
April
6 ,
20 2
3 on the
Use Permit,
where it considered all written and oral testimony submitted to it
including a presentation by Staff
.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of
Napa as follows:
Section 1. The Planning Commission hereby determines
that th
e
P
roject is exempt
from the requirements of
the California Environmental Quality Act (CEQA) in accordance with Section 15061
(b)
(4) which exempts
projects that are disapproved.
Section 2.
The Planning Commission hereby
denies
the
Use Permit
for the Project
as defined on the
plan
s
dated
June
16 , 202
2 revised November
1, 2022 and December 7,
2022
,
and
submitted as a part of the subject application and makes the following findings in support of the
denial
:
A.
Contrary to NMC Section 17.60.070(A), the proposed
conversion
of the
single family home in
to a bed and breakfast
is not in accord with the
General P
lan, Zoning Ordinance as the
conversion
does not further the
stated purpose of the Bed and Breakfast Inns Ordinance (NMC Section
17.52.060) to assist in the preservation and adaptive reuse of City historic resources because the
home
has already been renova
ted and
due to its small size, is not in need of adaptive reuse. Th e 1,200 square
foot, three bedroom home
is
a
n ideal
sized home
for continued use as
a single family residence.
B.
Contrary to NMC Section 17.60.070(B), the proposed use
c
ould be
detrimental to the welfare of properties in the vicinity as the Project’s use for transient occupancies could
pose negative impacts
to the
residential
neighborhood
due to typical transient act
ivities
.
ATTACHMENT 4
PC202
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3 C.
Contrary to NMC Section 17.60.070(C), the Project does not comply with the provisions of NMC Chapter 17.54 (Parking), NMC Section 17.52.070 (Bed and Breakfast Inns) and NMC Chapter 17.60 (Use Permits) because the Project does not further the pur
pose of the Bed and
Breakfast Inn Ordinance for the preservation and adaptive reuse of a historic resource since the subject property has already been restored and is
well suited for
continued residential use
.
D.
Contrary to NMC Section 17.52.060(D)(3), the proposed
conversion
to a bed and breakfast
would be detrimental to the character of the
neighborhood and surrounding land uses as it would increase the visitor
traffic within the
residential neighborhood
.
Section
3 .
This Resolution shall become effective 10 calendar days after the Planning Commission meeting date of
April
6 , 20
23 , provided no appeals are received
within such 10
-
day period.
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
6 th
day of
April
,
20 2
3 by the following roll call vote:
AYES:
MASSAR
O, SHOTWELL, HUETHER
NOES:
KELLEY
ABSENT:
HURTADO
ABSTAIN:
RECUSE:
ATTEST: ________________________________________
SECRETARY OF THE PLANNING COMMISSION
ATTACHMENT 4