LOCATION Vacant Site (2 lots - 10,846 SF)
Zoned Residential-Scaled Commercial
• Master Development Plan (MDP)
• Tentative Parcel Map
• Inclusionary Housing*
• Density Bonus Waivers*
• Major Design Review (Design Review)
• Use Permit (Mixed-use Building and owneroccupancy of one dwelling unit) • Master Sign Plan
• Tree Removal Permit
• CEQA (Ca. Env. Quality Act):
§ Exempt under section 15332 “infill exemption”
*New requirements/applications
2010-2012 Humboldt Ave Mixed Use Project
ENTITLEMENTS
BACKGROUND
“Change Area” in the adopted General Plan
Specific requirements include:
Min. 10,000 sf lot
Min. of (2) 2nd-story residential rental units
(one of which may be owner occupied with
use permit)
Prohibits certain commercial uses
Rezoned to Residential-Scaled Commercial
with these specific requirements in 2020
2010-2012 Humboldt Ave Mixed Use Project
PROJECT DESCRIPTION
• Two-story mixed-use development
• ~2,307 SF retail in two spaces on 1st floor
• Five residential units (3,737 SF total)
o 2 one bedroom units are condos
One unit requested to be owner-occupied
o 2 studio units at market rate
o 1 studio unit deed-restricted affordable to low
income household
• 8 parking spaces (2 garages, 6 shared)
• Site landscaping, replacement trees
2010-2012 Humboldt Ave Mixed Use Project
ENTITLEMENTS
Master Development Plan
Tentative Parcel Map
Density Bonus Waivers
Use Permit (mixed use bldg, and owner-occ.)
Major Design Review
Tree Removal
Master Sign Plan
CEQA (California Environmental Quality Act)
Exemption (Section 15332, “infill exemption”)
Requires ZDRB Recommendation and Town Council final
decision
2010-2012 Humboldt Ave – Legal Framework
HOUSING ACCOUNTABILITY ACT
• Between 2017 and 2019, the Legislature expanded the
Housing Accountability Act (HAA) (Gov. Code, § 65589.5) no less than seven times, placing restrictions on local
governments’ ability to deny housing development projects. • The HAA prohibits a local government from denying or
reducing the density of housing development projects,
emergency shelters, or farmworker housing that are
consistent with objective local development standards,
absent written findings that the project would have a specific, adverse impact on health or safety that cannot be
satisfactorily mitigated or avoided.
2010-2012 Humboldt Ave – Legal Framework
STATE DENSITY BONUS LAW
• Projects with at least 10% of the total number of dwelling units as affordable units are eligible (Gov. Code, § 65915)
• Eligible for increase in number of units over what is allowed by Zoning Code (increase based on % of affordable units)
• At least one concession and the waiver of any standards that would physically preclude the construction of the development at the density proposed.
• Limits parking requirement for residential units to one (1) parking space per residential unit
2010-2012 Humboldt Ave – Legal Framework
STATE DENSITY BONUS LAW
• California Government Code § 65915(e)(1) requires that a Density Bonus waiver be approved unless written findings can be made based upon substantial evidence that the waiver would:
• have a specific, adverse impact upon public health and safety or on any real property that is listed in the California Register of Historical Resources, or
• because the waiver would be contrary to state or federal law. 2010-2012 Humboldt Ave – Inclusionary Housing
Inclusionary Housing Requirement
Projects with 5 or more dwellings to provide at least 15% of new units as deed-restrict affordable units.
Apartment 1 (479 SF studio unit) as Inclusionary unit
• Affordable means to Low-Income Households (50-80%
of Napa Median Income, or between $51,400 and
$82,150 for a single person household in 2024, adjusts
annually)
• Monitored by City of Napa (through Town Agreement)
• Deed restricted for 55 years
• Subject to Fair Housing regulations
• Subject to Annual Monitoring
2010-2012 Humboldt Ave – Density Bonus Waivers
DENSITY BONUS WAIVERS
Project includes 1 of the 5 dwelling units as
Affordable, (20% of units)
Qualifies for State Density Bonus, 2 Concessions,
and unlimited waivers of any tandard that would
physically preclude the construction of the
development at the density proposed.
No Density Bonus units or Concessions requested
Project is requesting four (4) Waivers of
Development Standards:
1) Front Setback on Jefferson St – 10 Ft instead of 15 Ft - Frontage has 17’ between building and curb
2) Floor Area Ratio (FAR) requests 0.61 instead of 0.4
o 1st floor/retail FAR meets Town Standard of 0.25
for commercial FAR in RSC Zone
o 2nd floor/residential FAR is 0.37 where Code
allows 0.15 FAR for residential
o FAR request for an additional 0.22 FAR, or 2,400
SF, all of which is residential square footage
3) Parking Waiver requests 8 parking spaces where 13
required (5 residential and 8 spaces for retail uses)
Proposed:
o 2 spaces in garages for two one-bedroom condos
o 6 spaces shared with 3 studios and retail uses
4) Top Story Floor Area Limit Waiver requests a top floor of 43% where 40% is the limit
2010-2012 Humboldt Ave – Density Bonus Waivers
DENSITY BONUS WAIVER 1:
FRONT SETBACK ON JEFFERSON ST – 10 FT
INSTEAD OF 15 FT
Frontage has 17’ between building and curb adequate for required sidewalk and a landscape strip.
2010-2012 Humboldt Ave – Density Bonus Waivers
DENSITY BONUS WAIVER 2:
FAR WAIVER TO ALLOW FAR OF 0.61
(.24 FOR RETAIL AND .37 FOR RESIDENTIAL)
• Floor Area Ratio (FAR) requests 0.61 instead of 0.4
• 1st floor/retail FAR meets Town Standard of 0.25 for
commercial FAR in RSC Zone
• 2nd floor/residential FAR is 0.37 where Code
allows 0.15 FAR for residential
• FAR request for an additional 0.22 FAR, or 2,400 SF,
all of which is residential square footage
2010-2012 Humboldt Ave – Density Bonus Waivers
DENSITY BONUS WAIVER 3:
PARKING WAIVER REQUESTS 8 PARKING
SPACES WHERE 13 REQUIRED (5 RESIDENTIAL
AND 8 SPACES FOR RETAIL USES)
Proposed:
o 6 spaces shared with 3 studios and retail
uses (spaces 1-6)
o 2 spaces in garages for two one-bedroom
condos (spaces 7-8)
• Shared parking will require a recorded
agreement on the property title
• Shared parking encouraged in General Plan for
complimentary uses such as retail and
residential
2010-2012 Humboldt Ave – Density Bonus Waivers
DENSITY BONUS WAIVER 4:
TOP STORY FLOOR AREA LIMIT WAIVER
REQUESTS A TOP FLOOR OF 43% WHERE
40% IS THE LIMIT
• Project is 3,383 SF on Top Story, vs 3,149 SF
40% limit
• 3% over Top Story Limit, or 234 SF
• Upper floor square footage is residential, +299
SF of 2-story retail
2010-2012 Humboldt Ave – Other Entitlements
MASTER DEVELOPMENT PLAN
Required for all new construction developments
Allows ZDRB/Town Council to review overall design, and
requests for ‘deviations’ from standards based on Project specifics
USE PERMIT(S) required for:
1) Mixed-use Project in the Residential-Scaled Commercial Zoning District (RSC Zone)
2) Owner-Occupancy of one Dwelling Unit, per Site-specific criteria in RSC Zone and General Plan
CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA)
Exempt under Section 15332, Infill Exemption:
Consistent w/ General Plan
Within City limits
No more than 5 acre site
No habitat for endangered species
No significant effects from traffic, noise, air or water quality Can be served by required utilities/public services
2010-2012 Humboldt Ave - Entitlements
TENTATIVE PARCEL MAP
Site is currently 2 parcels, will be merged
Tentative Parcel Map required to create 3
Condominiums on the new parcel
(2) Condo 1 and 2 - condominiums with onebedroom units with courtyard area and garage parking
(1) Condo 3 - retail / first floor space, studio
dwelling units, courtyard, and parking (other than
two garage units)
(1) open space/common area
Would require common area/maintenance
agreement
Ground Floor Second Floor
2010-2012 Humboldt Ave - Entitlements
USE PERMIT(S)
Use Permits required for:
1) Mixed-use Project in the Residential-Scaled
Commercial Zoning District (RSC Zone)
2) Owner-Occupancy of one Dwelling Unit, per Sitespecific criteria in RSC Zone and General Plan
USE PERMIT CRITERIA
Mixed Use Project Use Permit:
Intensity of commercial appropriate for area
No negative health/safety impacts
Consistent with Town’s goal of economic
sustainability and mix of services
Ability to serve development (roads, utilities, water, public safety)
Owner-Occupancy of dwelling Use Permit:
Site-specific criteria in RSC Zone
Concerns for: 1) use of residential space for retail
(storage, office, etc.) and 2) increase/maintain rental housing opportunities in Town
Criteria met with additional rental units
Site and Landscape
2010-2012 Humboldt Ave – Design Review
Site Plan
2010-2012 Humboldt Ave – Design Review
DESIGN REVIEW
Only "Objective Standards" allowed
under HAA
Jefferson St Elevation
Humboldt St Elevation
North Elevation
East Elevation
MATERIALS AND COLORS:
Smooth stucco siding, wood window
frames, entryways (white field, black
trim)
Windows changed from steel
storefront to wood
Window boxes, awnings at 2nd floor
windows and fabric awnings at 1st floor
windows
Metal painted privacy fencing
2010-2012 Humboldt Ave – Design Review
2010-2012 Humboldt Ave - Summary
ENTITLEMENTS
Master Development Plan
Tentative Parcel Map
Density Bonus Waivers
Use Permit (mixed use, and owner-occ.)
Major Design Review
Tree Removal
Master Sign Plan
CEQA (California Environmental Quality
Act) Exemption (Section 15332, “infill
exemption”)
Requires ZDRB Recommendation and Town
Council final decision
Recommendation
1) Conduct a public hearing
2) Conduct discussion on the Project
3) Adopt Resolution 25-xxx to:
Find the Project Exempt under CEQA Section 15332 (infill exemption) and Conditionally Approve the application for:
§ Preliminary and Final Master Development Plan (“MDP”), § Tentative Parcel Map for a Condominium project
§ Density Bonus Waivers
§ Use Permit for a Mixed Use Project and Owner-Occupancy of One Dwelling Unit,
§ Major Design Review,
§ Tree Removal Permit, and
§ Master Sign Plan
(subject to Conditions of approval)