Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707)

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1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT SEPTEMBER 15, 2016 AGENDA ITEM 7.B. File No. PL BLACKBIRD INN ANNEX I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Request for a Use Permit to expand a nonconforming hotel 952 Jefferson Street & 1755 First Street APN & -007 DN, Downtown Neighborhood DN, Downtown Neighborhood; :TI, Traffic Impact Overlay; :BF, Building Form Overlay (Transition) APPLICANT / PROPERTY OWNER: Bart Jones (1755 First Napa LLC) PO Box 1742 Sonoma, CA Phone: (707) STAFF PLANNER: Karlo Felix, Associate Planner Phone: (707) FIGURE 1 LOCATION MAP 1

2 Blackbird Inn Annex # II. PROJECT DESCRIPTION The Applicant requests approval of a Use Permit to authorize the expansion of the Blackbird Inn, a hotel at 1775 First Street, through the addition of four guestrooms in the adjacent building at 952 Jefferson Street. Required project approvals include a Use Permit to authorize the expansion of a nonconforming use. The Blackbird Inn at 1755 First Street was originally built as a dwelling circa The two-story structure is of the Craftsman style. On August 1, 2000, the City Council adopted a Negative Declaration and approved a Use Permit and Final Architectural Review to authorize a hotel with eight guest rooms (Resolution R ) (File No ). The structure at 952 Jefferson Street was originally built as a dwelling circa 1890 by Theodore Belnap. The single-story structure over a raised foundation is of the Stick- Eastlake / Queen Anne style. The Cultural Heritage Commission considered a Certificate of Appropriateness to authorize alterations to the historic resource at 952 Jefferson Street on March 10, At the conclusion of the hearing the Cultural Heritage Commission adopted a Negative Declaration and approved a Certificate of Appropriateness (Resolution CHC2016-4). III. PROJECT CONTEXT The project site is a 3,049 square foot parcel on the east side of Jefferson Street between First Street and Second Street in an area of historic structures on the western end of Downtown. The site is relatively flat and includes a detached trash enclosure and ornamental landscaping around the building. Surrounding land uses include a hotel to the north, offices to the south, and a shared parking lot to the east. FIGURE 2 SITE PLAN 2

3 Blackbird Inn Annex # IV. ANALYSIS A. GENERAL PLAN The property is located within the DN, Downtown Neighborhood General Plan Designation, which is intended to create a transition between the more intensive, commercially-oriented uses in the center of Downtown and the surrounding residential neighborhoods. It provides for a compatible mix of residential uses and limited visitor accommodations. The existing hotel and the proposed annex is consistent with the intent of this General Plan Designation as it provides for visitor accommodations scaled in a manner that transitions from Downtown s more intensive core to the linear commercial uses found along Jefferson Street and residences farther west. The proposed use is also consistent with this Designation and supported by the following General Plan goals and policies and Staff s analysis of these goals and policies. Land Use Element Policy LU-6.3 states: The City shall promote the continued rehabilitation and reuse of historic downtown structures The proposed renovations to the historic structure allow for the continued use of the structure and for its rehabilitation, consistent with this General Plan policy. Historic Resources Goal HR-1 seeks [to] preserve and maintain sites, buildings, and landscapes that serve as significant, visible reminders of the city s social, architectural, and agricultural history. The preservation of a locally designated historic resource is consistent with this General Plan goal. Economic Development Element Policy ED-4.6 states: The City shall promote and facilitate hotel development within the city limits, particularly downtown The proposed project adds additional guestrooms within Downtown, consistent with this General Plan policy. B. DOWNTOWN SPECIFIC PLAN (DTSP) The property is located within the DN, Downtown Neighborhood Land Use District. It provides for a compatible mix of residential uses and limits visitor accommodations to bed and breakfast inns. While hotels are not permitted within this District, the Blackbird Inn was approved prior to the adoption of the DTSP, and is therefore a nonconforming use. The existing hotel and the proposed annex provide for commercial uses that are scaled in a manner that transitions from Downtown to residences east and south of the property site, consistent with this Land Use District and supported by the following DTSP policies. DTSP Land Use Policy 8 seeks to [r]euse, rehabilitate and restore buildings and/or building elements wherever practical and feasible. The proposed renovations to the historic structure allow for the continued use of the structure and for its rehabilitation, consistent with this DTSP policy. DTSP Land Use Policy 15 states: Ensure sensitive transitions between Downtown and adjacent residential neighborhoods. The proposed use is contained within existing 3

4 Blackbird Inn Annex # buildings that have been utilized for commercial uses and the project site is not adjacent to any residential property, consistent with this DTSP policy. The property is also located within the Transition Building Form Zone which encompasses blocks between the center of Downtown and the lower-scale residential neighborhoods surrounding Downtown. Section of the DTSP establishes property development standards for the Transition Zone. The changes to building footprints are limited to porches and stairs and additional square footage is located within an existing roof and complies with these standards. C. ZONING The property is located within the DN, Downtown Neighborhood Zoning District. It provides for a compatible mix of residential uses and limits visitor accommodations to bed and breakfast inns. While hotels are not permitted within this District, the Blackbird Inn was approved prior to the adoption of the Zoning Amendments that implemented the DTSP, and is therefore a nonconforming use. Subsection B.2 of the Zoning Ordinance requires a Use Permit for the expansion of a nonconforming use which is further discussed in Section IV.D of this Report. The property is also located within the BF, Building Form Overlay District, and the TI, Traffic Impact Overlay District. The BF Overlay District requires compliance with Section of the DTSP which is discussed in Section IV.B of this Report. The TI Overlay District generally limits the traffic intensity of uses on crucial corridors and establishes development standards to minimize traffic conflicts. The Public Works Department has reviewed the proposed development and has determined that it does not constitute a high-traffic generating use, and with integrated design features and recommended conditions of approval, the proposed use complies with the requirements of the TI Overlay District. D. HOTEL EXPANSION Pursuant to Subsection B of the Zoning Ordinance, a nonconforming use is a use that was legally established prior to the application of existing regulations. The Blackbird Inn was legally established with a Use Permit in 2000 (Resolution R ) (File No ). With the adoption of the Zoning Amendments that implemented the DTSP, the subject properties were rezoned into the DN District which does not permit hotels. Pursuant to Subsection B of the Zoning Ordinance, the expansion of a nonconforming use can be authorized through a Use Permit if the proposed expansion will not be detrimental to any existing or permitted uses in the area. While the DN District does not allow for hotels, it does allow for small-scaled visitor accommodations such as bed and breakfast inns. The intent of this provision is to allow for a transition between the center of Downtown and more sensitive, lower-scaled residential neighborhoods that surround Downtown. In this particular case, the existing eight-guestroom Blackbird Inn and the four-guestroom annex are of a size that is similar to a bed and breakfast inn. Furthermore, the use is surrounded by commercial businesses and is not adjacent to residences that will be negatively impacted by the 4

5 Blackbird Inn Annex # hotel s operation. The hotel lobby and guest lounge areas are located within the existing inn and Staff is not aware of any negative issues associated with the current operation of the Blackbird Inn. While a hotel such as the Blackbird Inn essentially operates 24- hours-a-day, no adverse impacts to adjacent uses are anticipated. E. PARKING Table 6.2 of the DTSP establishes on-site parking requirements for hotels and requires one space per sleeping room, plus one space for the manager, plus one space for every two employees. However the Use Permit that authorized the Blackbird Inn in 2000 established an on-site parking requirement of one space for each of the eight guest rooms. These spaces are located in the parking lot south of the existing hotel. Commercial uses in the annex require 3.2 parking spaces per 1,000 square feet of floor area. The 1,128 square foot building generates a parking requirement of four spaces. This parking requirement is equal to the number of parking spaces required for the four additional rooms and there is no change in the number of parking spaces required with this application. Parking for the annex is currently located in an existing lot east of the annex with 13 spaces which are shared with two other properties. Space for additional surface parking is limited on the project site and requiring additional parking spaces is not feasible. While the shared parking lot is deficient in the number of parking spaces it provides for three properties, the proposed project does not result in an increase in the number of parking spaces required. Furthermore, the parking generated by the four additional rooms will generally be needed during the evening and on weekends when the businesses on the two other properties are closed. F. SIGNS A Certificate of Appropriateness was granted in 2002 (Resolution R ) (File No ) which authorized a six square foot freestanding sign in front of the Blackbird Inn. No signs are proposed on the annex. However, Staff anticipates that directional signs may be installed to direct guests from the shared parking lot to the hotel lobby. The Sign Ordinance authorizes the placement of directional signage with a maximum sign area of two square feet. V. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings established in Napa Municipal Code (NMC) Section , Use Permits and NMC Section B, Nonconforming Uses. These findings are provided in the draft resolution attached to this Staff Report (Attachment 1) based on Staff s determination that the application is consistent with the City s General Plan, DTSP, and Zoning Ordinance. VI. ENVIRONMENTAL REVIEW Staff has determined that the potential environmental effects were adequately examined by: (1) Negative Declaration and Initial Study for Blackbird Inn (File No ), 5

6 Blackbird Inn Annex # adopted August 1, 2000 (Resolution R ); and (2) the Negative Declaration and Initial Study for Blackbird Inn Annex (File No. PL ), adopted March 10, 2016 (Resolution CHC2016-4); pursuant to California Environmental Quality Act (CEQA) Guidelines Sections and VII. PUBLIC NOTICE A courtesy notice that an application was received was provided by US Postal Service on July 21, 2015 to all property owners within a 500-foot radius of the subject property. Notice of the public hearing was provided by US Postal Service on August 31, 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 September 2, 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. The Applicant was also provided a copy of this report and the associated attachments in advance of the public hearing on the project. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve a Use Permit based on a determination that the application is consistent with the City s General Plan, DTSP, and Zoning Ordinance. IX. ALTERNATIVES TO RECOMMENDATION 1. Continue the application with direction for modifications and allow the Applicant an opportunity to prepare a revised design. 2. Direct Staff to return to the Planning Commission with a resolution document including findings from the record of the hearing to support denial of the proposed project. X. REQUIRED ACTIONS Final actions by the Planning Commission: XI. 1. A resolution approving a Use Permit to authorize the expansion of the Blackbird Inn at 1952 Jefferson Street and 1775 First Street. DOCUMENTS ATTACHED 1. Draft Resolution 2. Plan Drawings 3. Correspondence 6

7 ATTACHMENT 1 RESOLUTION NO. PC2016- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING A USE PERMIT TO AUTHORIZE THE EXPANSION OF THE BLACKBIRD INN AT 1952 JEFFERSON STREET AND 1775 FIRST STREET WHEREAS, Bart Jones submitted an application (File No. PL ) for a Use Permit for the expansion of the Blackbird Inn (the Project ) at 1952 Jefferson Street and 1775 First Street (APNs & -007) on July 10, 2015; and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on September 15, 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 potential environmental effects of the Project were adequately examined in the Negative Declaration that was adopted by the Cultural Heritage Commission for Blackbird Inn Annex (File No. PL ) on March 10, 2016 (Resolution CHC2016-4), pursuant to CEQA Guidelines Sections and Section 2. The Planning Commission hereby approves the Use Permit for the hotel expansion as defined on the plans submitted as a part of the subject application and makes the following findings in support of the approval: 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 DN, Downtown Neighborhood General Plan Designation, which is intended to create a transition between the more intensive, commercially-oriented uses in the center of Downtown and the surrounding residential neighborhoods. It provides for a compatible mix of residential uses and limited visitor accommodations. The existing hotel and the proposed annex is consistent with the intent of this General Plan Designation as it provides for visitor accommodations scaled in a manner that transitions from Downtown s more intensive core to the linear commercial uses found along Jefferson Street and residences farther west consistent with this Designation and supported by the following General Plan goals and policies and Staff s analysis of these goals and policies. Land Use Element Policy LU-6.3 states: The City shall promote the continued rehabilitation and reuse of historic downtown structures The Resolution No. PC2016- Page 1 of 11 7

8 ATTACHMENT 1 proposed renovations to the historic structure allows for the continued use of the structure and for its rehabilitation, consistent with this General Plan policy. Historic Resources Goal HR-1 seeks [to] preserve and maintain sites, buildings, and landscapes that serve as significant, visible reminders of the city s social, architectural, and agricultural history. The preservation of a locally designated historic resource is consistent with this General Plan goal. Economic Development Element Policy ED-4.6 states: The City shall promote and facilitate hotel development within the city limits, particularly downtown The proposed project adds additional guestrooms within Downtown, consistent with this General Plan policy. The property is located within the DN, Downtown Neighborhood Land Use District. It provides for a compatible mix of residential uses and limits visitor accommodations to bed and breakfast inns. While hotels are not permitted within this District, the Blackbird Inn was approved prior to the adoption of the DTSP, and is therefore a nonconforming use. The existing hotel and the proposed annex provide for commercial uses that are scaled in a manner that transitions from Downtown to residences east and south of the property site, consistent with this Land Use District and supported by the following DTSP policies. DTSP Land Use Policy 8 seeks to [r]euse, rehabilitate and restore buildings and/or building elements wherever practical and feasible. The proposed renovations to the historic structure allows for the continued use of the structure and for its rehabilitation, consistent with this DTSP policy. DTSP Land Use Policy 15 states: Ensure sensitive transitions between Downtown and adjacent residential neighborhoods. The proposed use is contained within existing buildings that have been utilized for commercial uses and the project site is not adjacent to any residential property, consistent with this DTSP policy. The proposed use of a bed and breakfast has been designed and conditioned to comply with the objectives of the Zoning Ordinance to minimize conflicts that might result from incompatible and inappropriate land uses and to enhance the desirable character of the City. The proposed use also allows for the adaptive reuse and continued occupation of a historic structure that serves as a reminder of the City s history. B. 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. Resolution No. PC2016- Page 2 of 11 8

9 ATTACHMENT 1 The Project has been appropriately designed and conditioned to ensure hotel operations and parking that will not result in adverse impacts to adjacent properties or the general health, safety, and welfare of the community. C. The proposed use complies with each of the applicable provisions of the Zoning Ordinance. Pursuant to Subsection B of the Zoning Ordinance, a nonconforming use is a use that was legally established prior to the application of existing regulations. The Blackbird Inn was legally established with a Use Permit in 2000 (Resolution R ) (File No ). With the adoption of the Zoning Amendments that implemented the DTSP, the subject properties were rezoned into the DN District which does not permit hotels. Pursuant to Subsection B of the Zoning Ordinance, the expansion of a nonconforming use can be authorized through a Use Permit if the proposed expansion will not be detrimental to any existing or permitted uses in the area. With Use Permit approval, the proposed Project will be in compliance with the provisions of the Zoning Ordinance. D. The proposed expansion of a nonconforming use will not be detrimental to any existing or potential permitted use in the area in which the nonconforming use is located. While the DN District does not allow for hotels, it does allow for small-scaled visitor accommodations such as bed and breakfast inns. The intent of this provision is to allow for a transition between the center of Downtown and more sensitive, lower-scaled residential neighborhoods that surround Downtown. In this particular case, the existing eight-guestroom Blackbird Inn and the four-guestroom annex are of a size that is similar to a bed and breakfast inn. Furthermore, the use is surrounded by commercial businesses and is not adjacent to residences that will be negatively impacted by the hotel s operation. The hotel lobby and guest lounge areas are located within the existing inn and Staff is not aware of any negative issues associated with the current operation of the Blackbird Inn. While a hotel such as the Blackbird Inn essentially operates 24-hours-a-day, no adverse impacts to adjacent uses are anticipated. Section 3. The Planning Commission approval of the Use Permit is subject to the following conditions: Community Development Department Planning Division 1. The Planning Manager is authorized to determine whether the Applicant is in compliance with the requirements of the Use Permit. Resolution No. PC2016- Page 3 of 11 9

10 ATTACHMENT 1 2. Prior to issuance of a Building Permit, the Applicant shall complete and record the lot merger between 1952 Jefferson Street and 1775 First Street (APNs & -007) as authorized in the Project Evaluation and Review Committee (PERC) approval dated August 23, The operator of the hotel shall comply with Business License Tax regulations. 4. The operator of the hotel shall comply with Transient Occupancy Tax regulations. 5. Developer shall pay the required Affordable Housing Impact fee in accordance with Napa Municipal Code Section Such fee shall be payable at the rate in effect at the time of payment for the Project involved. In accordance with Municipal Code Section , the Developer may request approval to provide an alternative equivalent to payment of the fee. The findings set forth in Resolution R are incorporated herein. The City further finds that calculation of the fee pursuant to the formula set forth therein demonstrates that there is a reasonable relationship between the fees imposed and the cost of improvements attributable to this Project. 6. Prior to issuance of a Building Permit, the Applicant shall secure a Design Review Permit approval for the proposed Public Art. In the event the application for Public Art is submitted following the issuance of Building Permit the Applicant shall pay the full amount of the public art contribution as required by ordinance. The Applicant may then seek reimbursement of the fee credits if the Applicant subsequently receives approval of a Design Review Permit for the Public Art and installs the piece in accordance with the Design Review Permit prior to the issuance of a Certificate of Occupancy.. 7. All conditions of approval 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. 8. All exterior lighting on the site shall be properly shielded and directed downward to preclude glare conditions that might impact adjacent properties or public streets. 9. No banner signs shall be installed without approval of a Special Event Sign Permit. 10. Consistent with the City s Sign Ordinance, no portable (e.g. A-frame, portable, rotating, flashing, animated, moving or having the appearance of moving, inflatable) signs are permitted. 11. No outdoor speakers are approved as a part of this permit. 12. The plans submitted for Building Permit shall include a striping plan for the shared parking lot prior to issuance of a Building Permit. All striping shall be installed in compliance with plans prior to the issuance of a Certificate of Occupancy. Resolution No. PC2016- Page 4 of 11 10

11 ATTACHMENT The plans submitted for Building Permit shall include final landscape plans for the proposed development that shall be reviewed and approved by the Planning Manager prior to issuance of a Building Permit. All landscaping and fencing shall be installed in compliance with approved landscape plans prior to the issuance of a Certificate of Occupancy. 14. The plans submitted for Building Permit shall identify the locations of all mechanical and utility equipment, including transformers and backflow devices. 15. All mechanical and utility equipment, including transformers and backflow devices must be screened and/or integrated into a building structure. Screens shall not be used where they would disproportionately increase the mass of the building or introduce elements that are inconsistent with the high level of design quality reviewed as part of this approval. Because transformers and backflow prevention devices are regularly maintained and tested, screening is required to meet certain criteria for the accessibility and visibility. Landscaping and screening of devices must be installed prior to issuance of a Certificate of Occupancy for the Project. 16. Construction activities shall be limited to specific times pursuant to NMC which limits construction activities to 7:00 a.m. to 7:00 p.m. Monday through Friday and 8:00 a.m. to 4:00 p.m. on weekends or legal holidays, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. The Ordinance further states that there will be: no start-up of machines nor equipment prior to 8:00 a.m., Monday through Friday; no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:00 p.m., Monday through Friday; and no servicing of equipment past 6:45 p.m., Monday through Friday. 17. The Applicant shall obtain the necessary approvals from the Public Works Department to convert the time-restricted curb-side parking along Coombs Street to standard curb-side parking. Work associated with the conversion, such as, removal of curb paint and regulatory signage, shall be undertaken at the Applicant s expense and shall be completed prior to issuance of a Certificate of Occupancy for the Project. 18. These entitlements shall be valid for a period of two years following the expiration of the appeal period on the Planning Commission action. In order to avoid expiration of the entitlements, a Building Permit shall be issued prior to the expiration date. The Applicant may also apply for the discretionary approval of an extension of the entitlements prior to the initial two year expiration. 19. Should the Planning Manager determine that the business causes a nuisance, this application shall be reviewed for consideration of new conditions of approval, modified conditions of approval, or if necessary, revocation of the permit consistent with Chapter of the Napa Municipal Code. Resolution No. PC2016- Page 5 of 11 11

12 ATTACHMENT 1 Fire Department 20. In accordance with the Standard Mitigation Measures and conditions of approval set forth in the City of Napa Policy Resolution 27, and the Standard Fees and Charges (Policy Resolution 16), the developer shall pay the Fire and Paramedic Impact Fee prior to the issuance of any building permits. 21. Fire Department plan review shall be based on the information submitted at the time of permit application. 22. Automatic fire sprinkler systems shall be installed in accordance with provisions set forth in the California Fire Code as amended by the City of Napa and the applicable National Fire Protection Association Standard. 23. In new construction, fire protection equipment should be located within an interior room having an exterior access door or in an exterior enclosure attached to the building, specifically for the purpose of housing such equipment. 24. Plans and calculations for all fire protection systems and features shall be submitted and approved prior to the issuance of a building permit. 25. Underground utility contractor, architect and fire sprinkler contractor shall coordinate location of risers and control valves prior to the issuance of a building permit. 26. Plans for the sprinkler monitoring system (as required) shall be submitted and approved prior to the issuance of a building permit. 27. New buildings and additions to existing buildings shall conform to requirements set forth in the currently adopted editions of the California Building Code, California Fire Code, adopted City Standards and nationally recognized standards. Public Works Department 28. In conjunction with the Building Permit submittal, the Applicant shall submit a site grading drainage and utility plan prepared by a registered Civil Engineer (Engineer of Record). The plan shall include detailed designs for all utilities, water (including location and sizes of services and backflow devices), grading, drainage and erosion control measures. 29. The Applicant shall construct all improvements that will not be dedicated to and/or maintained by the City of Napa (i.e. the Private Improvements ) as more specifically described below: Resolution No. PC2016- Page 6 of 11 12

13 ATTACHMENT 1 a. Modify existing parking lot with appurtenant signage and striping per Chapter 3.02 of the City Public Works Standards. b. All water service laterals (existing or new) shall include an approved backflow prevention devices. (1) Contact the City of Napa Fire Prevention Division to determine fire sprinkler requirements. c. Abandon any unused water service(s) and/or pipeline as directed by the City. d. Relocate any affected meters, services, valves, hydrants, et al. as directed by the City. e. Install all new utilities required to serve project underground. 30. Prior to issuance of a Building Permit, the Applicant shall: a. Comply with the requirements in Napa Municipal Code Chapter 5.6 Garbage Collection and Disposal regarding use of containers, sanitation of enclosure(s), etc. (1) A shared service agreement shall be filed (signed by both property owners) with the Materials Diversion Division prior to Building Permit issuance authorizing the tenants of 1755 First Street to use the trash enclosure located at 952 Jefferson Street. Should 952 Jefferson Street sell, an enclosure is required to be constructed on 1755 Jefferson Street. (2) The double gate entry shall have outside handles. (3) The area in front of the enclosure shall be paved. b. Per City Ordinance O , file a Waste Reduction and Recycling Plan (WRRP) with the Building Permit application (which will be forwarded by Building Division Staff to the C&DD Compliance Official/Materials Diversions Staff). The WRRP form is provided by the City. No Building Permit shall be issued for any project until the Compliance Official has approved the WRRP. c. Pay all account balances and current fees based on the rate in effect at the time of permit issuance. The fee amounts listed below are for informational purposes only as they are updated periodically. These fees include, but may not be limited to the following: (1) Pay all water connection fees. (2) Pay Street Improvement/Utility Undergrounding fee. Resolution No. PC2016- Page 7 of 11 13

14 ATTACHMENT 1 Land Use Unit Street Component Rate Utility Underground Component Rate Street Component Fee Utility Component Fee New Use Hotel 4 $1,787 $119 $7,148 $476 Existing Use General Office $4,106 $273 ($4,631.57) ($307.94) (Credit) Downtown NET $2, $ Prior to issuance of a Certificate of Occupancy: a. Construct all improvements as shown on the approved building plans, the City of Napa Public Works Department Standard Specifications and the special conditions listed above. b. Repair/replace any existing cracked or displaced curb or sidewalk along the subject property frontage as directed by the Public Works Department to eliminate tripping hazards. c. Restore all adjacent off-site road surfaces to pre-project conditions. d. Submit any remaining meter set and/or hot-tap fees to the Water Division at the time of installation. Submit fees to the Water Division office, 1340 Clay Street, in Napa. e. If applicable, submit certification that the backflow device has been installed and tested by an AWWA certified tester (a list of testers is provided by the City of Napa) to the Water Division. f. Complete the water demand mitigation requirements of this project as specified by the City of Napa Water Division. The Applicant will be contacted by the City of Napa after obtaining a Building Permit specifying the requirements for the proposed project. g. Submit certification by the Engineer of Record that all work has been completed in substantial conformance with the approved Improvement Plans. h. Within sixty (60) days of the final inspection, the Applicant shall submit documentation, signed and certified under penalty of perjury, to the Compliance Official that the diversion requirement for the project per the approved WRRP has been met. Resolution No. PC2016- Page 8 of 11 14

15 ATTACHMENT 1 Napa Sanitation District 32. A plan showing the required sanitary sewer improvements shall be prepared conforming to NSD standards and shall be submitted to the District for approval. 33. No floor drains are allowed in the building except in the restroom and food service areas. Any existing floor drains shall be permanently abandoned. 34. District records indicate the subject parcel has paid for one capacity charge. Additional units will be assessed capacity charges as defined in District code. 35. The proposed development would be subject to the following fees, based on the rates in effect at the time they are paid: a. Plan Check Fees b. Inspection Fees c. Capacity Charges City General Conditions 36. 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. 37. 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. 38. No use authorized by this permit may commence until after the Applicant executes any required permit agreement. 39. 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). Resolution No. PC2016- Page 9 of 11 15

16 ATTACHMENT 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. 41. 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. 42. 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 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. 43. 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. 44. 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. 45. 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 Resolution No. PC2016- Page 10 of 11 16

17 ATTACHMENT 1 and can result in revocation or modification of this approval and/or the institution of civil and/or criminal enforcement and/or abatement proceedings. 46. 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. 47. Approval of this permit will become effective, provided no appeals are received within 10 calendar days of the Planning Commission meeting date of September 15, 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 15 th day of September 2016 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: SECRETARY OF THE PLANNING COMMISSION Resolution No. PC2016- Page 11 of 11 17

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19 A2 A2.1 W5 BATH 1 WINDOW TAG, TYP. SEE SCHEDULE W7 ENTRY FOYER TABLE & REFRIG Room 11 CAL KING 12' - 0 1/2" TABLE/TV ABOVE 6' - 6" FP w/tv ABOVE Room 9 CAL KING TABLE & REFRIG CLOSET BATH 2 TABLE & REFRIG Room 10 CAL KING 3' - 8" PORCH A2 A EQ EQ 4' - 6" W7 BATH 3 COVERED PATIO TOTES NEW TRASH ENCLOSURE 31 9' - 8" W1 W1 W1 W1 W6 W1 W5 2 W3 6' - 0" 9' - 5 1/2" W8 BALCONY W8 W9 BATH FP & TV REFRIG & TABLE Room 12 BENCH CAL KING CL CL W13 (N) 2'-0" SQ. DIAMOND WINDOW 12' - 0 1/2" 4' - 6" W3 9' - 11" 6' - 6" W1 LANDING W1 W1 W1 7' - 1/2" 2' - 8" 5 2' - 10" 15' - 3" 1' - 3 1/2" 4" 4" 1' - 3" 3' - 4" 11' - 1 1/2" 5' - 10" 13' - 6 1/2" 28' - 2 1/2" 11' - 4 1/2" 5' - 2" 27' - 3" 38' - 3" 13' - 6" 13' - 0 1/2" 9' - 8" 4' - 0 1/2" 5' - 4 1/2" 6' - 0" A2 1 W1 W1 W1 A2.1 LANDING W1 BREAK RM. OFFICE OFFICE TOILET OFFICE ENTRY OFFICE PORCH A2 3' - 8" W1 W1 W2 A2.1 BUILDING INFORMATION APN # CITY ZONING (DN) 952 JEFFERSON STREET EXISTING LOT SIZE 2,910 SQ. FT. EXISTING FIRST FLOOR OFFICE SPACE WITH PORCHES & LANDINGS 1,128 SQ. FT. FIRST FLOOR PROPOSED 999 SQ. FT. NEW SECOND FLOOR ADDITION 323 SQ. FT. PORCH, BALCONY & PATIO PROPOSED 231 SQ. FT. NEW TRASH ENCLOSURE 89 SQ. FT. TOTAL LOT BUILDING COVERAGE 2,910 / 1,274= 44% CRS CRS 10/14/2015 Project Number: Drawn By: Checked By: Date: A.P.N. # As indicated Scale ATTACHMENT 2 PROPOSED FLOOR PLANS 952 JEFFERSON STREET NAPA CALIFORNIA BLACKBIRD INN ANNEX A1 3 Level 2_New INDICATES CORRESPONDING ELEVATION SHEET NUMBER & DETAIL NUMBER, TYP. 1 Level 1 EXISTING 1/8" = 1'-0" Existing Window Schedule Type Mark Count Width Height Description W1 10 2' - 2" 6' - 5" WOOD DOUBLE HUNG W2 1 2' - 2" 3' - 2" WOOD DOUBLE HUNG W3 1 3' - 0" 1' - 6" TRANSOM OVER DOOR THE EXISTING WINDOWS THAT ARE REMAINING ARE TO RECEIVE NEW SASH AND GLAZING TO MATCH THE ORIGINAL WINDOWS. THE PROPOSED NEW WINDOWS ARE TO BE WOOD, SINGLE HUNG TYPE AND DETAILED IN SUCH A WAY AS TO MATCH THE ORGINAL WINDOWS. 2 Level 1_New Proposed Window Schedule Type Mark E or N Count Width Height Description W1 EXISTING 6 2' - 2" 6' - 5" WOOD DOUBLE HUNG W3 EXISTING 1 3' - 0" 1' - 6" TRANSOM OVER DOOR W5 NEW 2 2' - 0" 4' - 0" WOOD SINGLE HUNG W6 NEW 1 6' - 0" 3' - 0" WOOD SLIDING W7 NEW 2 2' - 0" 6' - 0" WINDOW FRAME ONLY W8 NEW 2 1' - 4" 5' - 0" WINDOW FRAME ONLY W9 NEW 1 4' - 0" 1' - 6" WOOD SLIDING W13 NEW 1 2' - 0" 2' - 0" WOOD FIXED DIAMOND SHAPE 19

20 335 CRS CRS 10/14/2015 Project Number: Drawn By: Checked By: Date: Scale ATTACHMENT 2 EXISTING & PROPOSED ELEVATIONS 952 JEFFERSON STREET NAPA CALIFORNIA BLACKBIRD INN ANNEX A2 1 2 Top Plate 18' - 9" WINDOWS TO BE REMOVED FOR REMODEL Level 1 5' - 4" Grade 0" STEPS & RAILING TO BE REMOVED FOR REMODEL NORTH EXISTING ELEVATION 3 NORTH PROPOSED ELEVATION Top Plate 18' - 9" Level 1 REFUSE 5' - 4" ENCLOSURE STEPS & RAILING REMOVED FOR REMODEL WEST EXISTING ELEVATION 5 WEST PROPOSED ELEVATION COVERED PORCH REFUSE ENCLOSURE 20

21 REFUSE ENCLOSURE BEYOND COVERED PORCH 335 CRS CRS 10/14/2015 Project Number: Drawn By: Checked By: Date: A2.1 EXISTING & PROPOSED ELEVATIONS Scale ATTACHMENT JEFFERSON STREET NAPA CALIFORNIA BLACKBIRD INN ANNEX 4 Top Plate 18' - 9" 12' - 9" 8' - 4" Level 1 5' - 4" STEPS, RAILING & DOOR TO BE REMOVED FOR REMODEL 3 EAST EXISTING ELEVATION 1 EAST PROPOSED ELEVATION STEPS & RAILINGS REMOVED FOR REMODEL SOUTH EXISTING ELEVATION 2 SOUTH PROPOSED ELEVATION 21

22 22 SUBJECT PROPERTY Second Street ͳͺͳͳ ͻͳͷǧͻͳ ͻʹͻ Jefferson ͻͷʹ ͳ ͷͷ ͳ ͻʹ ͳ ͺ ͳ Ǧͳ ͻ First Street College Jefferson Site First Street NORTH Project Number: BLACKBIRD INN ANNEX A3 Author Checked By: CONTEXT PLAN Scale &OLIIRUG 5 6LPSNLQV $, $ 335 Drawn By: 952 JEFFERSON STREET NAPA CALIFORNIA ATTACHMENT 2 $UFKLWHFW & 1RUWK $YH 1DSD &$ 7HOHSKRQH )D[ Author Date: 10/14/ " = 1'-0"

23 23 3 Color Palette 3/8" = 1'-0" 2 3D View JEFFERSON STREET NAPA CALIFORNIA PERSPECTIVE VIEWS Scale 3D View 1 A4 1 BLACKBIRD INN ANNEX ATTACHMENT 2 Project Number: 335 Drawn By: &OLIIRUG 5 6LPSNLQV $, $ CRS Checked By: CRS Date: 10/14/2015 N.T.S3/8" = 1'-0" $UFKLWHFW & 1RUWK $YH 1DSD &$ 7HOHSKRQH )D[

24 335 CRS CRS 10/14/2015 Project Number: Drawn By: Checked By: Date: N.T.S Scale ATTACHMENT 2 PERSPECTIVE VIEWS 952 JEFFERSON STREET NAPA CALIFORNIA BLACKBIRD INN ANNEX A D View 3 3D View 4 24

25 8.33% RAMP DN. 8' - 0" 12' - 5" 6' - 0" 18' - 6" DN 4' - 0" S 82 11' 07" W 56.66' S 82 11' 07" W 64.67' S 82 11' 07" W 64.67' N 82 07' 30" E 44.71' S 82 11' 07" W 56.66' 335 CRS CRS 1/12/2016 Project Number: Drawn By: Checked By: Date: As indicated Scale ATTACHMENT 2 SITE PLAN 952 JEFFERSON STREET NAPA CALIFORNIA BLACKBIRD INN ANNEX A6 N 7 45' 00" W 45.00' PROPERTY LINE COLLEGE AVE N 7 46' 00" W 88.00' SECOND STREET S 82 11' 07" W 64.67' S 82 11' 07" W 64.67' FIRST STREET EXISTING BLACKBIRD INN 1 ACCESS TO BLACKBIRD ANNEX EXISTING REFUSE ENCLOSURE 8 7 NEW REFUSE ENCLOSURE ' - 0" RELOCATED VAN ACCESSIBLE PARKING STALL NORTH S 7 45' 01" E 45.07' JEFFERSON STREET S 7 46' 00" E 70.04' S 82 11' 07" W 56.66' S 82 11' 07" W 64.67' PROPERTY LINE N 7 45' 00" W 45.00' EXISTING 2 PARKING STALLS COLLEGE STREET N 7 46' 00" W 88.00' EXISTING BLACKBIRD INN ACCESS TO BLACKBIRD ANNEX EXISTING REFUSE ENCLOSURE NEW REFUSE ENCLOSURE EXISTING REFUSE ENCLOSURE 3 4 8' - 2" 6' - 0" INTERMEDIATE LANDING 8.33% RAMP DN. 12' - 7" 6' - 6" LEVEL LANDING ENTRY ' - 0" 8' - 0" RELOCATED VAN ACCESSIBLE PARKING STALL 9' - 0" 8 7 Site Proposed BLACKBIRD ACCESSIBLE 1/8" = 1'-0" 1 Site Proposed 1/16" = 1'-0" S 7 45' 01" E 45.07' JEFFERSON STREET 3 2 Site Existing 1/16" = 1'-0" 25

26 A7 Ceiling 2 23' - 9" Top Plate 18' - 9" Level 2_New 15' - 4" Ceiling 1 14' - 6" Landing 10' - 9" Level 1 5' - 4" Grade 0" A7 Ceiling 2 23' - 9" Level 2_New 15' - 4" Landing 10' - 9" Top Plate 18' - 9" Ceiling 1 14' - 6" Level 1 5' - 4" Grade 0" Author Author 10/14/2015 Project Number: Drawn By: Checked By: Date: Scale ATTACHMENT 2 SECTIONS 952 JEFFERSON STREET NAPA CALIFORNIA BLACKBIRD INN ANNEX A7 2 Section 2 1 Section 1 26

27 ATTACHMENT 2 27

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29 ATTACHMENT 3 29