382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 1 ATTACHMENT 3: GENERAL PLAN CONSISTENCY ANALYSIS
“Humboldt Mixed-Use Project” - 2010-2012 Humboldt Street (Corner of Humboldt and Jefferson Streets, APNs 036-054-022 & -023)
Land Use Designation: Residential-Scaled Commercial
Land Use Element Goal/Policy/Action Consistency Determination
5.3 Change Areas
Change Area 2: Humboldt Street
There are currently two vacant lots at the corner of
Humboldt and Jefferson Streets. Due to their
proximity to commercial uses on Washington Street,
the General Plan changes the designation of these
two parcels from Old Town Historic to ResidentialScaled Commercial.
The General Plan contains a program to rezone
these parcels to require a minimum lot size of
10,000 square feet, thereby obliging the two parcels
to be combined prior to development. Two secondstory housing units will be required to ensure there is no loss of housing sites.
The design should be oriented toward the corner,
with parking behind the building and accessed from
Humboldt Street. Residential and commercial uses
could share parking spaces. An appropriate buffer to
adjoining residential properties would be required to
mitigate potential impacts, including light and noise.
The building would be required to be of a scale and
design that complements the surrounding buildings
and utilizes design features to break up the building
mass, such as building modules, partial and/or
setback upper stories, balconies, awnings, and a
variety of roof forms.
The General Plan envisions a ground-floor business
with two upper story apartments for these two
vacant lots at the corner of Humboldt and Jefferson
Streets.
CONSISTENT WITH CONDITIONS - The
subject property has been rezoned from Old Town
Historic Residential to Residential-Scaled
Commercial.
The project, as conditioned, will merge the two
lots into one to meet the minimum lot size of
10,000 square feet per the General Plan.
The project as designed has the main corner entry
oriented toward the corner, with parking behind
the building accessed from Humboldt Street.
As proposed and conditioned, the building is of a
scale and design that complements the
surroundings, with a setback second story on the
Humboldt Street elevation and breaks in the roof
line along Jefferson Street to include a variety of
roof planes. The building also incorporates
Juliette balconies, awnings, and window planting
boxes along the upper floor to break down the
scale and provide detail to the building.
The main entry is at the corner, with the residential
entries from Humboldt Street and the parking area,
away from adjacent residential uses. The east side
of the lot is parking, with a six-foot privacy fence
to the residential neighbors to the north and east.
As conditioned, lighting would be dark-sky
compliant, and parking lighting would be buffered
from adjacent properties by the solid privacy
fence.
Consistent with the General Plan, the project
includes ground-floor retail businesses and upper
floor residential units.
Goal LU-1: Manage growth and maintain
community character.
LU-1.1 Implementation of Land Use Map.
Implement the Land Use Map (Figure LU-3) by
approving new development and conservation
projects consistent with the adopted land use
definitions, densities, and intensities. Ensure
CONSISTENT – The proposed project implements
the mixed-use building and uses envisioned by the
Residential-Scaled Commercial designation.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 2 consistency between the General Plan, Zoning
Ordinance, and other land use regulations.
LU-1.1a: Land Use.
Use the Zoning Ordinance to specify uses
allowed in each zoning district, consistent with
Table LU-2.
CONSISTENT – Mixed-Use is allowed in the
Residential-Scaled Commercial zoning district
with a Conditional Use Permit. A Conditional Use
Permit has been requested.
LU-1.1b Density and Intensity of Development.
Allow development at any density or intensity
within the range shown by the Land Use Map
(Figure LU-3) and Land Use Designations (Table
LU-2) provided applicable objectives, policies, and
programs of all chapters of the General
Plan are met.
CONSISTENT – Project provides five residential
units, which is within the two to sixteen units
allowed for this parcel and meets the minimum
two units required by the General Plan.
Goal LU-2: Preserve and enhance the small-town
character, scale, and pace of life in Yountville and
the Town’s connection to its natural surroundings.
LU-2.1 Compatibility of Development.
Require that new development, remodels, and
additions be of a scale, intensity, and design that
integrates with the immediate neighborhood, the
town as a whole, and the natural surroundings.
CONSISTENT – The project as proposed is
consistent with the vision of the General Plan. The
project as designed is oriented toward the corner
with parking behind the building and will be
accessed from Humboldt Street and is of a design
that complements the surrounding neighborhood
and integrates with the adjacent existing
commercial and residential uses. The small-scale
local serving retail is consistent with the ‘pace of
life’ in Yountville.
LU-2.2 Variety of Buildings Heights and Sizes.
Encourage a variety of building heights and sizes in
new development.
CONSISTENT – The project as proposed meets
the height requirements of the zoning district.
LU-2.3 Setbacks.
Provide building setbacks along
streets, pedestrian and bike paths, and easements for
proposed new development and additions.
CONSISTENT – The project complies with the
setback requirements in the Zoning District, as
modified through the Density Bonus Waiver
request, which requires the Town to waive
Development Standards that would preclude the
development of the project unless they present a
Health and Safety issue.
The waiver to reduce the setback requirement on
Jefferson Street from 15-feet to 10-feet will allow
the project to be consistent with the provisions of
Zoning Ordinance as it is an eligible waiver if
approved by the reviewing authority.
The Setback on the Humboldt Street is also
approved through the Master Development Plan
(MDP) process and will be consistent with the
approval of the MDP.
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Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 3 LU-2.4 Building Massing.
Require use of massing techniques that mitigate
heavy or bulky forms (such as modulating building
mass, partial upper stories, setbacks for upper story
volume, variety of roof forms), building placement
that does not obstruct view corridors, and building
design that is compatible with adjacent structures
to ensure that new buildings do not overwhelm
their sites or their neighborhoods.
CONSISTENT – The project has stepbacks of the
second story on the Humboldt Street elevation and
modulates the roof height on the Jefferson Street
elevation to provide breaks in the elevation.
The second floor is partial on the east side of the
main building, and steps down on the east and
south side. It includes clerestory windows on the
north side to address privacy concerns.
The building placement does not obstruct any view
corridors.
LU-2.5 Maximum Building Height.
Permit two-story buildings. All buildings shall
adhere to the requirements for massing in Policy
LU-2.4.
CONSISTENT – The project as proposed meets
the height requirements of the zoning ordinance
and is a two-story structure with stepbacks and
breaks in the main building massing.
LU-3.1 Future Growth Conditions.
Allow future development where: it contributes to
walkability, view corridors, and an active
streetscape; the Town has capacity to provide
necessary public services; natural, historic, and
cultural assets are protected; the costs and revenues
associated with new development are balanced;
and impacts to traffic circulation are mitigated.
CONSISTENT – The project is an infill location
that has direct access to the primary downtown as
well as other community resources. All public
services/utilities are available at this location, and
the project will install sidewalks along both street
frontages to improve walkability within the Town.
LU-3.4 Undergrounding of Utilities.
Require the undergrounding of all utilities in new
developments and initiate a program for
undergrounding for the rest of the town.
CONSISTENT – The project proposes to
underground all utilities, and a condition of
approval will also require this.
LU-3.5 Pedestrians and Bicycles.
Maintain and expand a coordinated network of
pedestrian and bicycle paths and amenities.
CONSISTENT – The project proposes to provide
publicly accessible bicycle racks at the Humboldt
Street side, and also bicycle storage for the
residential units.
LU-3.6a Impacts of New Development on
Infrastructure and Services.
Analyze project impacts on infrastructure capacity
and services as part of CEQA review. If a proposed
project would result in a significant deterioration of
service or would cause available capacity to be
exceeded, respond in one or more of the following
ways as permitted by State law: b. Condition the
project on developer funding of improvements
needed to maintain services and/or provide
additional infrastructure capacity;
Not applicable – project is exempt from CEQA.
However, the project has been reviewed by Public
Works and Fire services, and adequate
infrastructure and public services are available.
LU-3.7 Development to Pay Fair Share.
Require new development, additions, and
conversion of use to pay its fair share of
infrastructure improvements and public service
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, the project will be
subject to the impact fees as established by
ordinance by the Town Council.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 4 costs to the Town, to the extent allowed by law and
except
LU-3.8 Climate Action Goals.
Require new development to be consistent with the
Town’s Climate Action Plan.
CONSISTENT – The project will: install new
sidewalks in accordance with CAP 2-1b; provide
bicycle facilities for the public in accordance with
CAP 2-2c; install EV charging stations in
accordance with CAP 2-6B; and, provide a mixeduse development to reduce Vehicle Miles Traveled (VMT).
Goal LU-4: Maintain land use and design standards
that enhance the identity and character of the town
and ensure an attractive, safe, clean, and accessible
community.
CONSISTENT – The project’s proposed building
materials and landscaping elements are consistent
with those found around the Town.
The project will enhance the character by
developing a long-vacant site just off of the
downtown corridor with local-serving retail.
LU-4.1 Design Standards.
Maintain and periodically update architectural
design standards and require design review for all
new and modified commercial and residential
buildings. Designs should strive to protect local
character.
CONSISTENT – The project entitlements include
Design Review and adherence to the Town’s
objective design standards.
LU-4.3 Outdoor Lighting.
Review all development proposals, planning
projects, and infrastructure projects to minimize
off-site and night sky impacts of outdoor lighting.
The review should include the construction and
operation of the project.
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, the project will
provide lighting that is dark-sky compliant and that
minimizes impacts to off-site locations.
Goal LU-5: Residential development shall be
compatible with and integrated into the
surrounding neighborhood and respectful of its
natural surroundings.
CONSISTENT – The project uses are consistent
with surrounding uses, which includes residential
to the north and east, and retail or small scale
commercial to the south and along the east side of
Washington Street.
LU-5.2 Residential Development.
Encourage new residential developments that are
designed to serve the needs of all income levels
and the residents of the town.
CONSISTENT – The project provides five
residential units, two market-rate for sale
condominiums, and three studio units, including a
deed-restricted affordable to low-income rental
unit. One market-rate unit may be occupied by the
owner, while the other units would remain rental,
foour at market rates and one as a deed-restricted
low-income unit.
LU-5.5 Multifamily Massing.
Support multifamily development that is integrated
and visually compatible with single-family houses.
CONSISTENT – The project has similar massing
to the surrounding development, which includes
one- and two-story buildings in both the residential
and commercial zones along the two streets.
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Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 5 LU-5.6 Mixed Use.
Encourage mixed use development of residential or
office above commercial along the Washington
Street commercial corridor.
CONSISTENT - As proposed, the project provides
for a mix of commercial (retail) and residential on
the ground floor and upper story residential units.
Goal LU-6: Promote the character and design of
the Washington Street commercial area in a
manner that integrates it into the immediate
neighborhood and the town as a whole; ensure that
new commercial development is pedestrianoriented, features gathering places, and preserves view corridors.
CONSISTENT – The project as proposed and
conditioned is consistent with the character of the
adjacent Washington Street commercial structures
and integrates into the neighborhood and the
Town, with its primary entry oriented to the
sidewalk and corner of Humboldt and Jefferson
Streets, and with multiple windows along the retail
frontages for display to enhance the pedestrian
experience.
LU-6.1 Washington Street.
Maintain policies, land use designations, and
design standards that create a viable, vibrant and
attractive central Washington Street business area
that is characterized by walkability, view corridors,
low intensity development, and an active
streetscape.
CONSISTENT – The project will install sidewalks
along both Jefferson and Humboldt Street, and the
retail component provides ample street-level
window elements to enhance pedestrian activity
through a series of street-level windows.
LU-6.2 Mix of Uses.
Encourage a well-integrated
mix of uses that will create an attractive, vibrant,
and walkable Washington Street experience.
CONSISTENT – The project provides both retail
uses and residential uses, including both affordable
housing and market rate units of various sizes.
LU-6.2b Humboldt Rezoning.
Rezone two vacant residential parcels at the
northeast intersection of Humboldt Street and
Jefferson Street from Old Town Historic to
Residential-Scaled Commercial with a minimum
lot size of 10,000 square feet.
Food and wine use incidental to a related retail use,
such as a pharmacy soda fountain, may be
acceptable as determined by the Town Council.
Full-service restaurant, cannabis businesses, tasting
rooms, wine bars, and similar uses are not
permitted.
Require at least two second-story rental housing
units in any development proposal. One of the
units may be used as a primary dwelling by either
the owner or the owner’s immediate family subject
to a use permit.
CONSISTENT - As conditioned, the project would
be consistent with these requirements.
The lots were rezoned in 2020 and, as conditioned,
the project will include the merger of two lots,
which would create one parcel greater than 10,000
square feet.
The proposed commercial uses are both retail,
which are both permitted.
The project proposes to provide three second-story
residential units, along with one ground floor unit
and one two-story residential unit.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 6 LU-6.3 Building Orientation.
Require commercial establishments on Washington
Street to face the street and have street oriented
pedestrian entrances when feasible.
CONSISTENT – The project’s main entry is
oriented towards the corner which faces
Washington Street.
LU-6.4 Street-Oriented Retail.
Enhance pedestrian activity and linkages along
Washington Street by requiring that the majority of
new land uses be street frontage-oriented retail.
CONSISTENT – The project proposes two smallscale, local serving retail spaces.
LU-6.6 Screening for Parking.
Screen parking where feasible with buildings,
walls, and/or landscape elements.
CONSISTENT – The project’s parking lot is
located off of Humboldt Street and is proposed to
be screened from the street via the buildings and a
port cochere. Parking is likewise screened from
adjoining properties by a property line fence and
landscaping.
Housing Element Goal/Policy/Action Consistency Determination H.1.4 Ensure that multifamily housing units for
workforce housing are dispersed throughout the
community.
CONSISTENT – The project includes both market
rate units of various sizes and a deed affordable
unit, providing a mix of housing opportunities.
H.2 Promotion of Residential Development.
Promote the development of infrastructure and
regulations that accommodate increased residential
development of all housing types.
CONSISTENT – The Town and State Codes
allow the Town to provide flexibility when
required to provide affordable housing that would
otherwise not be provided or possible.
H2.2 Require new development to build at no less
than the minimum number of dwelling units
prescribed by the Built Environment–Land Use
Chapter of the General Plan.
CONSISTENT – The project is proposing to
provide five residential units, three more than
required by the Land Use Chapter.
Goal H.3: Variety of Housing Types.
Promote the development of a variety of housing
types.
CONSISTENT – The project is proposing both
one-bedroom units and studio units, which add to
the variety of housing stock in the Town.
Policy 3.4 Encourage that a percentage of new
multifamily units, particularly affordable units, be
rentals.
CONSISTENT – As proposed, the project will
provide one of the units as an affordable unit at the
low-income level as a rental, as well as two studio
units and one condominium unit.
Policy 3.5 Encourage mixed use developments that
include live/work units or residential units atop
commercial.
CONSISTENT – The project is a mixed-use
development with retail on the ground floor and
three upper story residential units. There is also
one residential unit at the interior of the building
and one two-story residential unit nearest adjacent
single family uses.
Policy 4.5 Encourage commercial development to
include workforce housing to allow more residents
to live and work in Yountville.
CONSISTENT – The project includes one deedrestricted affordable housing unit. Additionally, the project includes three additional units, one
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 7 one-bedroom and two of which are studio units,
which are market raterental housing units.
Goal H‐5: Commercial Development.
Optimize opportunities for residential development
but allow for mixed‐use and commercial
development in appropriate areas, subject to
providing for their fair share of the Town’s
housing
needs.
CONSISTENT – The site as zoned and as
proposed will be a mixed-use project at a site
which was determined in both the General Plan
and Zoning Ordinance to be appropriate for a
mixed-use development.
Policy 5.2 Provide enhanced opportunities for
mixed residential and commercial uses on
commercial sites.
CONSISTENT – The project is a mixed
residential/commercial use on a commercially
zoned site.
Policy 5.3 Where residential land is to be
converted to commercial use, ensure that existing
dwelling units and affordable housing
opportunities lost due to zoning re-classifications
are mitigated and that workforce housing for new
employees is provided by the developer.
CONSISTENT – As rezoned, the Zoning
Ordinance requires a minimum of two residential
units so that no net loss occurs from the formerly
single family residential zoned sites. As proposed,
the project will provide beyond the minimum two
residential units required by the zoning ordinance.
One unit provided will be deed-restricted as an
affordable unit. The housing could potentially
provide housing for new employees related to the
project's retail component.
Our History Element Goal/Policy/Action Consistency Determination OH-2.1d Inadvertent Discovery of Cultural,
Paleontological, and Archaeological Resources.
Require new development, infrastructure, and other
ground-disturbing projects to stop work and notify
the Town in the event that construction or grading
activities result in an inadvertent discovery of
significant historic, cultural, paleontological or
archaeological resources. Such resources shall be
examined by a qualified historian or archaeologist
for potential protection and preservation measures,
and appropriate measures shall be implemented to
preserve, relocate, and/or record the find, as
appropriate.
CONSISTENT WITH CONDITION OF
APPROVAL – There are no known resources at
the site. As conditioned, the inadvertent discovery
of Cultural, Paleontological, or Archaeological
Resources will require construction activities to be
stopped, and the finding be reported to the Town
and appropriately handled.
OH-2.1 Inadvertent Discovery of Human Remains.
Require new development, infrastructure, and other
ground-disturbing projects to stop work and notify
the Town in the event that construction or grading
activities result in an inadvertent discovery of
human remains.
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, any inadvertent
discovery of human remains will require work to
be stopped, and the findings be reported to the
Town, so they can be treated appropriately.
Mobility Element Goal/Policy/Action Consistency Determination 382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 8 MO-3.2 Old Town Historic District.
Maintain the Old Town Historic residential
neighborhood with minimal traffic improvements
and without curb, gutter and sidewalks.
MO-6.4 Sidewalk Alternatives.
When it can be shown that construction of a
sidewalk would be at odds with an existing
neighborhood’s aesthetic and the historic nature of
the area, such as in the Old Town Historic district,
alternatives such as an off-street path or wider
paved shoulders may be considered.
CONSISTENT – The project proposes a sidewalk
along Jefferson Street that turns into a pedestrian
access point at the north property line, rather than
ending abruptly at the property line. This design
provides a graceful transition to the properties to
the north, which are in the Old Town Historic
residential neighborhood and do not have
sidewalks.
MO-3.4 Small-town Character.
Design all street improvements to preserve and
enhance the small town character of Yountville.
CONSISTENT – The project proposes to install
sidewalks in accordance with Town Standards and
also provides ample planting areas to buffer the
sidewalk and screen the PGE infrastructure on the
Jefferson Street frontage.
Goal MO-5: Minimize visitor and employee
traffic and parking from impacting
residential neighborhoods.
CONSISTENT – The proposed parking lot is
accessed from Humboldt Street away from
residential land uses.
MO-6.3 New Development.
Require development projects to construct
sidewalks and walkways on and offsite in order to
maintain consistency with the Town’s Bicycle Plan
and Pedestrian Plan, and as dictated by the location
of transit stops and common pedestrian
destinations.
CONSISTENT – The project will provide
sidewalks along both Jefferson and Humboldt
Streets.
MO-6.5 Gaps in Pedestrian Network.
With the exception of the Old Town Historic
district, gaps in sidewalks and walkways should be
identified and a plan to fill these gaps completed.
CONSISTENT – The project would construct
sidewalks that connect to the existing crosswalk
along the east side of Washington at the Jefferson
and Humboldt intersection.
MO-6.8 ADA Improvements.
Create an accessible circulation network that is
consistent with guidelines established by the
Americans with Disabilities Act (ADA), allowing
mobility- impaired users such as the disabled and
elderly to safely and effectively travel within the
Town.
CONSISTENT WITH CONDITION OF
APPROVAL – The Building Department
enforces uniformly applied codes that require
compliance with ADA. As conditioned, the
project will have a CASp (California Access
Specialist) review the project and provide a report
at the time of building permit submittal.
MO-10: Create an efficient and user-friendly
parking environment.
MO-10.2a Project Review. Evaluate parking
demand for all new commercial development and
require onsite parking that addresses the parking
CONSISTENT – The project proposes a doubleloaded parking lot screened from public view. The parking lot will include shared parking between the
retail and residential uses to allow for efficiency in
parking.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 9 demand as determined by the Town during project
review.
Goal MO-12: Screen off-street parking
from public view.
MO-12.1 Screening. Require new parking lots to
be set back from the street, screened with
buildings, walls and/or landscape elements as set
forth in the Design Standards Ordinance.
MO-12.2 Parking Behind Buildings.
Accommodate
parking behind buildings, where feasible.
CONSISTENT – The project provides a parking
lot that is screened from views by the building
from Jefferson Street, by the buildings and a port
cochere from Humboldt Street, and by privacy
fencing to adjoining properties to the north and
east.
MO-13.2 Electric Vehicles. Encourage the broad
use of electric vehicles to reduce tailpipe
greenhouse gas emissions and improve local
air quality
CONSISTENT –The project will provide EV
parking spaces as required by the Building Code.
MO-13.2c Single-family Residential EV Charging.
Consider requiring new single-family residential
development to provide electrical service for
potential electric vehicle charging
CONSISTENT – see above
Noise Element Goal/Policy/Action Consistency Determination Policy NS-1.2 Noise Impacts of Development.
Prevent land uses and new development that
increase noise levels above acceptable standards as
feasible.
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, the construction
will be required to meet the Municipal Code
standards related to construction noise.
The on-going uses of residential and small-scale
local-serving retail are compatible with the Land
Use Compatibility Standards of the General Plan
and will not increase noise levels above acceptable
standards.
Action NS-1.2f Construction Best Practices.
During review of development, infrastructure, and
other projects involving construction
activities, determine if proposed construction
projects could exceed the Town’s Noise
Ordinance standards at nearby residences and
sensitive receptors and, if necessary, require
mitigation measures in addition to the standard
best practice controls.
CONSISTENT WITH CONDITION OF
APPROVAL – To ensure that construction of the
project does not result in excessive noise, a
condition of approval will ensure the project
complies with the Construction Best Practices.
Open Space Element Goal/Policy/Action Consistency Determination 382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 10 OS-1.2 New Development.
Evaluate proposals for new development to
maximize on-site recreational space or access to
recreational opportunities in the area, including
trails. New residential development shall
contribute towards community-wide park facilities.
Maintain or exceed a recreation standard of 5 acres
of park and recreation facilities per 1,000 residents.
CONSISTENT WITH CONDITION OF
APPROVAL – Per the Parks Master Plan, the
Town has 15 acres of Parks and Open Space. The
population of Yountville is approximately 3,436
people which is a ratio of 5 acres of parkland to
1,000 residents. According to the US Census, the
average family size or household is 2.66.
Assuming each single-family dwelling would
house 2.66 people or less (especially in regard to
the studio units), the project would increase the
population by a maximum of 13 people. This is
less than 1% increase in population and would not
warrant an additional park.
As conditioned, the project will be subject to
Development Impact Fees related to Parks and
Community Facilities.
OS-3.1 Scenic Views.
Maintain the scenic beauty of Yountville and
protect view corridors from the Town towards the
surrounding vineyards and mountains.
CONSISTENT - There is no view of a vineyard or
mountains from a public right of way that would
be blocked by the construction of this
project.
OS-5.1 Tree Planting.
Encourage the planting and preservation of trees to
provide shade, promote wildlife habitat, and
benefit the air quality and beauty of Yountville.
CONSISTENT WITH CONDITION OF
APPROVAL – While street and site trees are being
removed for the project construction, they must be
replaced. The proposed project includes
replacement of these trees.
OS-5.1b Heritage Trees.
Continue to identify and protect heritage trees that
warrant additional tree protection measures to best
manage and maintain a healthy urban forest.
CONSISTENT WITH CONDITION OF
APPROVAL – There are no Heritage Trees on
the site. There is one protected tree, a 24” Black
Walnut Tree, which will require mitigation
plantings in accordance with the Yountville
Municipal Code.
OS-5.4b Species and Sensitive Habitat Analysis.
Require development and infrastructure
projects to address potential impacts to specialstatus species and sensitive habitats, including sensitive natural communities, wetlands, vernal
pools, waters of the U.S, and wildlife migration
corridors. Prior to approval, a Biological Resources
Assessment shall be completed for the project site
that evaluates the potential for biological resources
(including any plant or animal 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 Wildlife
or U.S. Fish and Wildlife Service) and sensitive
habitats to be found on the subject site or affected
CONSISTENT WITH CONDITION OF
APPROVAL – A Biological Resources
Assessment was prepared for the site by WRA
Associates to ensure no sensitive or regulated
species inhabit the site. The project will be
conditioned to perform a nesting study prior to
construction activities if such activities commence
during nesting season.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 11 by the project. The Biological Resources
Assessment shall include mitigation measures, if
necessary, to reduce impacts to the associated
species and/or habitats.
OS-6.3b Water-Efficient Landscapes.
Continue to encourage the use of native, droughtresistant plants and water-efficient landscapes in accordance with State requirements.
CONSISTENT WITH CONDITION OF
APPROVAL – The project as conditioned will
need to demonstrate compliance with the Town’s
Water Efficient Landscape Ordinance (YMC
17.124) prior to issuance of a building permit or
grading permit.
OS-6.3e Water Conservation in New Development.
Support new building and development standards
that reduce the use of water and promote
groundwater recharge in development projects.
CONSISTENT - The project is required to comply
with California Building Codes including
CalGreen which requires water conservation.
OS-6.4 Water Quality. Protect water resources
from pollution and sedimentation.
CONSISTENT WITH CONDITION OF
APPROVAL – A construction stormwater
management plan will be required at time of
building permit submittal for approval by Public
Works prior to issuance of the building permit.
OS-6.4a Water Quality Best Management
Practices.
Require new development, redevelopment, and
infrastructure projects to implement best
management practices as feasible, including lowimpact development techniques, the minimal use of non-pervious surfaces in landscape design, and the
integration of natural features into the project
design, to naturally filter and biodegrade
contaminants and to minimize surface runoff into
drainage systems and creeks.
CONSISTENT WITH CONDITION OF
APPROVAL – The proposed project includes
stormwater detention facilities. As conditioned, the
project will be required to demonstrate compliance
with Low Impact Development Best Management
Practices at time of building permit submittal.
OS-6.4b NPDES Compliance.
Ensure that new development, redevelopment, and
infrastructure projects comply with the
requirements of the National Pollutant Discharge
Elimination System (NPDES) permit and the
applicable Stormwater Discharge System
Ordinance and do not substantially degrade water
quality.
CONSISTENT WITH CONDITION OF
APPROVAL – A construction stormwater
management plan and a stormwater LID plan
have been submitted and shall be reviewed for
final approval by the Department of Public Works
prior to issuance of a permit.
OS-7.1d Air Quality Impact of New
Development.
Review development projects to ensure compliance
with the current regional air quality plan and to
ensure that appropriate measures are implemented
to address both short-term (e.g., construction) and
long-term (e.g., operational) air quality impacts.
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, the project will be
required to incorporate Air Quality Best
Management Practices during construction.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 12 OS-7.2 Air Quality Impacts to Sensitive Receptors.
Minimize exposure of sensitive receptors to
concentrations of air pollutant emissions, toxic air
contaminants, and odors.
OS-7.2a Project Review.
Review all development projects for potential air
quality impacts to residences, congregate housing,
schools, and other sensitive receptors, including
impacts associated with exposure to toxic air
contaminants for proposed development located
within the Community Risk and Hazard (Toxic Air
Contaminants) Overlay Zone associated with State
Route 29 (see Figure OS- 8). Staff shall ensure that
mitigation measures and best management
practices are implemented to reduce significant
emissions of criteria pollutants to the greatest
extent feasible.
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, the project will be
required to incorporate Air Quality Best
Management Practices during construction to
minimize air quality impact to the adjacent
residential uses.
OS-8.1a Design of Buildings.
Encourage the design of new buildings and
remodel of existing buildings with consideration of
reducing the environmental impacts and costs of
heating, cooling, and lighting through the use of
efficient mechanical equipment, solar orientation,
natural light and airflow, and shade trees.
CONSISTENT - The project is subject to the
mandatory standards of CalGreen.
Safety and Hazards Element
Goal/Policy/Action
Consistency Determination
SH-1.1a Seismic and Geologic Safety.
Require new subdivision and development
proposals and infrastructure projects and additions
and remodels, as applicable, to address potential
seismic and geologic hazards and to conform to
seismic requirements of the California Building
Code and, when applicable, the California
Environmental Quality Act.
CONSISTENT - Through the application of the
uniform standards of the California Building Code,
the project would be constructed in compliance
with state requirements for seismic and geologic
hazards.
SH-1.3f Fire Risk in New Development.
Review all development proposals for fire risk and
require mitigation measures to reduce the
probability of fire. Encourage attractive native and
drought tolerant, low-maintenance landscaping
responsive to fire hazards.
Require all new development to meet the
adopted State and local fire codes.
Require adequate access for emergency
vehicles, adequate street width and vertical
clearance, driveway access and parking
restrictions for new development.
Require sprinkler systems for new commercial
and residential development and substantial
CONSISTENT WITH CONDITION OF
APPROVAL – The project was reviewed by the
Napa County Fire Marshall and project conditions
will be required which are necessary for project
approval. The project will be required to meet
State and local fire codes, including commercial
and residential fire sprinklers and appropriate
access for emergency vehicles to the parking lot.
382774.1
Attachment 2 - General Plan Analysis Humboldt Mixed Use Project 13 remodels and additions.
SH-1.6 Erosion and Runoff Control.
Implement measures to reduce soil erosion and
surface runoff during and after construction.
CONSISTENT WITH CONDITION OF
APPROVAL – As conditioned, a construction
management plan and erosion control will be
required.
SH-1.6b Soils Reports.
Require soils reports for subdivisions and new
development proposals. Building materials and
construction procedures must adhere to
specifications of soils engineer.
CONSISTENT WITH CONDITION OF
APPROVAL – A geotechnical investigation with
recommendations will be required at the time of
building permit submittal. As conditioned, the
geotechnical recommendations will need to be
incorporated into the design and construction.