RESOLUTION R2024-_
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA, STATE OF CALIFORNIA, DENYING aN APPEAL AND UPHOLDING the PLANNING COMMISSION’S APPROVAL OF A USE PERMIT TO AUTHORIZE A DAYCARE WITH UP TO 250 CHILDREN AND OTHER YOUTH SERVICES, WITH REDUCED PARKING, ON THE PROPERTY LOCATED AT 15 CHAPEL HILL DRIVE, AND AFFIRMING THAT THE PLANNING COMMISSION’S DETERMINATION THAT THE ACTIONS AUTHORIZED BY THIS RESOLUTION ARE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) WHEREAS, on December 6, 2023, Milli Pintacsi (“Applicant”), submitted an application (File No. PL23-0159) for a Use Permit (“Use Permit”) pursuant to Napa Municipal Code (“NMC”) Chapter 17.60 to authorize a daycare facility with up to 250 children and other youth services, and to allow shared parking and reduced parking (collectively, the “Project”) at 15 Chapel Hill Drive (APN 006-162-001) (“Site”), and WHEREAS, the application was subsequently deemed complete and accepted by the City as being consistent with the applicable submittal requirements on March 18, 2024; and WHEREAS, on April 4, 2024, the Planning Commission considered the Use Permit and all written and oral testimony submitted to them at a noticed public hearing on the Use Permit, at which time the Planning Commission heard a presentation by staff recommending approval of the application, and took public testimony, and thereafter closed the public hearing; and WHEREAS, on April 4, 2024, the Planning Commission adopted Resolution No. PC2024-02 (4-0) approving the Use Permit; and WHEREAS, on April 15, 2024, Joan Conversano, Stephanie Hahn, Lynne Hobaugh, and Thai Pham, on behalf of the Alta Heights Neighborhood Coalition (“Appellant”), appealed the Planning Commission’s April 4, 2024, approval of the Use Permit, requesting that the City Council reverse the Planning Commission’s approval and deny the Use Permit application to authorize a daycare for up to 250 children and other youth services, with reduced parking; WHEREAS, the City Council of the City of Napa, State of California, held a noticed public hearing on May 21, 2024, on the subject appeal; and WHEREAS, after considering evidence in the administrative record, including the record underlying the Use Permit application and the staff reports for the April 4, 2024, Planning Commission hearing and the May 21, 2024, City Council hearing, and presentations made during the public hearing on May 21, 2024, the City Council closed the public testimony portion of the public hearing, and Council deliberated on the appeal; and WHEREAS, the City Council has considered all information related to the Use Permit, 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.
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.
Section 2. The City Council hereby affirms the Planning Commission’s determination that the Project is exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15301 (Categorical Exemptions; Class 1), which exempts minor alterations to existing private structures, and Section 15332 (Categorical Exemptions; Class 32) which exempts in-fill development. The exceptions to categorical exemptions identified in Section 15300.2 of the CEQA Guidelines are inapplicable because the Site is in an urbanized area with no environmentally sensitive habitats or species of concern on the property, there has been no successive effort to intensify land uses in the area, no unusual circumstances exist that would pose a reasonable possibility of having a significant effect on the environment, and the Project does not involve a property that is considered a historic resource. Based on this analysis, no significant environmental effects would result from the Project, and the use of categorical exemptions is appropriate.
Section 3. The City Council hereby denies the Applicant’s Appeal, thereby affirming the Planning Commission’s decision on April 4, 2024, to approve the Use Permit to authorize a daycare for up to 250 children and other youth services, with reduced parking at 15 Chapel Hill Drive as defined on the plans dated January 15, 2024, with revisions received February 26, 2024, and submitted as a part of the subject application, and makes the following findings in support of the denial:
Per NMC Section 17.60.070(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.
The property is located within the Low-Density Residential General Plan Designation of the Napa 2040 General Plan, and the Single-Family Residential (RS-10) Zoning District and Hillside Overlay (HS) Zoning District. The General Plan and Zoning designations primarily provide for developments of attached and detached single-family dwellings. However, day-care facilities are allowed in all residential designations in accordance with State law. Compatible uses such as daycare facilities may be considered, provided they meet the goals and objectives of the General Plan. The proposed childcare facility and youth services would be compatible with existing residences in the area, consistent with these policies, as children are a normal part of a residential neighborhood.
Per NMC Sections 17.60.070(B) and (C), the proposed use complies with each of the applicable provisions of NMC Title 17, and 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.
Daycare facilities with more than 15 children, other uses “customarily incidental and clearly subordinate to conditional uses,” and requests for reduced parking may be established with Use Permit approval in the Single-Family Residential (RS-10) Zoning District.
With Planning Commission approval of the Use Permit as conditioned, the Project would be in compliance with the provisions of Napa Municipal Code Title 17.08, 17.54, and 17.60. The Project application was circulated to relevant departments and agencies, and their comments and special conditions have been incorporated to ensure the Project would not pose a nuisance to the community. As conditioned, the Project would not cause negative impacts to the neighborhood nor result in impacts that would be detrimental to public health, safety, or welfare of the community.
Section 4. This Resolution shall become effective immediately upon 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 21st day of May 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: ________________________
Tiffany Carranza
City Clerk
Approved as to form:
Sabrina S. Wolfson
Interim City Attorney
R2024-_ Page 1 of 1 May 21, 2024
Resolution No. 10-0048-DR, UP Page 1 of 2
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