Planning Commission - Regular Meeting

Good morning. I'd like to call the order of the 04/29/2026 special zoning administration meeting. Mr. Hawkes, would you please give the agenda review?

Thank you, Mr. Zoning administrator. We have one item on the agenda today. The item is David Del Dado and Bob Mueller, Yaunt Mill Road residents, view shed protection program p twenty five zero zero zero one five view. And this, item is going to be presented by Enrique Torres, with the planning division. And that is the entirety of the agenda for today.

Thank you, Mr. Hawkes. I will officially open today's public hearings. We'll start with item 2a, the David Del Dado and Bob Mueller Yaunt Mill Road Residence View Shed Protection Program application number P25Dash15. At this point, I will hand it over to mister Torres for his presentation.

Thank you zoning administrator. My name is Enrique Torres, and I have the privilege today of presenting the Yacht Mill Road residence view shed under view shed protection program number P25Dash00015. So first, I'd like to go over the agenda. The VShed request, I'd like to go over the VShed request to give everybody an understanding of what the project scope entails, going on to the site description, where here I can give everybody another understanding of what the existing constraints and conditions are on-site, understanding the general plan and zoning designation. Going on to view shed scope, here we'll assess the sight lines provided.

Also, reviewing the landscape plan landscape plan that will be used to mitigate any adverse effects to the view shed. And going over view shed analysis where we will briefly go over, the findings required to approve a viewshed project. And lastly, I will give staff's recommendation. So viewshed request. The Yacht Mill Road residents view shed request consists of constructing a new 7,450 square foot main residence, an 816 square foot accessory dwelling unit, an 814 square foot detached garage with a landscape with a landscape plan that shall screen a minimum of 50% of the proposed structures.

For site description, the site itself, the assessor parcel number for the site is 031Dash120Dash042Dash000. The site itself has not been given an address until the if slash when the project is approved slash issued, but for now the project site is located off of Yontmoor Road, Napa, California 94558. The general plan designation falls within the agricultural resources and the zoning the zoning district of the site falls under the agricultural preserve. And as you can see on the top right, I've highlighted the parcel in red. So the site itself currently is an undeveloped vacant lot.

To the to the east, it's heavily vegetated with oak woodlands, and to the and to the west, we see it heavily vegetated with perennial grassland. On their view shed scope, here on the left, we see Highway 29, and we see that we are provided a couple sight lines and here these sight lines are only visible heading southbound on Highway 29 and to the right. We see what would be that visibility of the residents and although it may not be overwhelmingly out there, we are provided the applicant provided us with a landscape plan that not only provides the defensible space required but also provides us with the proposed trees for removal, the proposed trees that will be utilized for screening and I would like to mention that for the seven oak trees removed in this project, the applicant is following conservation policy 24 of the general plan and conservation regulation policy to which constitutes for a two to one replanting ratio. And then here in the north elevation as we mentioned earlier, the landscape plan goal to screen 50 per a minimum of 50% of the proposed structures within a two to five year plan. And here we see a 53.1 And then on the west elevation, we see a 51.1% which both exceed the minimum of 50%.

And then for the view shed analysis. So these are the seven findings required for view shed approval and just briefly going down the list. The project was not only consistent but designed to be consistent with Napa County section eighteen one zero eight, the conservation regulations. Two, the project site is 206 feet below the nearest minor ridge line. Three, the proposed structure access road and site improvements have all been designed in a wave where there were not it will not affect or not have in, adverse effects on the structure or on the view shed.

Four and five, I'd like to speak in the and at the same time just because the project site was located in such a way where it is located where naturally occurring or lower naturally occurring slopes exist and where the more toward the east away from the veggie or the heavily vegetated oak woodland. And then on six, once again, it provides the not only the defensible space, but provides the the necessary replanting of oak woodland and provides the olive trees and the planter boxes which will help produce the 50% the 50% screening in two to five years. And lastly, there there are no Napa County unique topographic features in the area. And just to go over the recommendations, we have three options, but just to go over all three. Option one, approve the applicant's proposal.

Option two, modify the applicant's proposal. Option three, to deny the applicant's proposal. And staff's recommendation today will be for the zoning administrator to go with option one which is to approve the applicant's proposal outright. Thank you.

Mr. Torres, thank you very much for the presentation. At this opportunity, if the applicant is in attendance or on the phones and would like to make a presentation or say a few words, we can take that time now.

Bob, are you there? Can you guys hear me? Yes. Oh, hi. Good morning. Yes. No. I don't have anything to add, but any questions I can answer?

I have no questions at Thank this you.

Thank you.

Okay. At this point, I would like to open the floor for public comment. I will begin with, any public comments in the room. Is there anyone in the room that would like to speak on this matter? Ms. Clerk, is there anyone on the phones that would like to speak on this matter?

No public comment.

Thank you. Okay. I'm showing no public comments in the room. We don't have anyone on the line. So I will officially close the public comment period.

I have no questions on this matter. And again, thank you for a thorough staff report and presentation Mr. Torres. Given today's public hearing, the staff report supporting documentation and everything that's been included as part of the administrative record, I will adopt the categorical exemption based on recommendations findings one through three in attachment a and approve the view shed protection program request application P25Dash00015Dash view based on recommend recommended findings four through 10 in attachment A and subject to the recommended conditions of approval in attachment b. That concludes today's public hearing item for 04/29/2026 special zoning administrators meeting.

I will officially adjourn the meeting at this time. Thank you everyone for your participation.