TO: NAPA COUNTY ZONING ADMINISTRATOR
FROM: Curtis Sawyer, Planner II
REPORT BY: Curtis Sawyer, Planner II
SUBJECT: 1270 Loma Vista Drive Viewshed Application (P24-00054)
RECOMMENDATION
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CHAD MCCOMBER AND LUCIA HOSSFIELD / 1270 LOMA VISTA DRIVE / VIEWSHED PROTECTION PROGRAM APPLICATION #P24-00054
CEQA Status: Consideration and possible adoption of Categorical Exemptions Class 3 and 4: It has been determined that this type of project does not have a significant effect on the environment and is exempt from the California Environmental Quality Act. [See Section 15303 (Class 3 New Construction or Conversion of Small Structures) and Section 15304 (Class 4 Minor Alterations to Land), which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §15303 & 15304. See also Napa County’s Local Procedures for Implementing the California Environmental Quality Act, Appendix B.] The project site is not included on a list of hazardous materials compiled pursuant to Government Code Section 65962.5.
Request: Review and approval of an application under the Viewshed Protection Program, as defined in Chapter 18.108 of the Napa County Code, for the reconstruction of a fire damaged single-family home, water storage tank, and associated roadway improvements. The previous home, approximately 1,455 square-feet in size, was lost in the 2017 Napa County fires (LNU Complex Fires). The planned reconstructed single-family home is proposed to be approximately 3,129 square-feet and will be constructed in the same location and utilize the existing building pad. Road improvements consist of a series of turnout locations and general road widening, compliant with Napa County Road and Streets Standards. Additionally, the project proposes landscaping to adequately screen the project from designated viewshed roads while also meeting the 51% screening requirement of the Viewshed Protection Program. The project is located on a 6.02-acre parcel within the Agriculture, Watershed & Open Space (AWOS) General Plan and the Agricultural Watershed (AW) Zoning District.
Staff Recommendations: Find the project categorically exempt and approve the Viewshed Protection Program application as conditioned.
Staff Contact: Curtis Sawyer, Planner II, (707) 299-1361, or curtis.sawyer@countyofnapa.org
Applicant Contact: Chad McComber & Lucia Hossfeld, (415) 672-8000 or chadmccomber5@gmail.com
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EXECUTIVE SUMMARY
Proposed Actions:
That the Zoning Administrator:
1. Find the project Categorically Exempt from CEQA based on Findings 1 through 3 of Attachment A;
2. Approve the Viewshed Protection Program Application (P24-00054) based on Findings 4 through 10 of Attachment A and Subject to the Conditions of Approval in Attachment B.
Discussion:
The applicant requests the approval of a Viewshed application to reconstruct and expand an existing single-family residential structure and associated physical improvements that were destroyed in the 2017 LNU Complex Fires under Napa County Code Section 18.106-050 - Processing of projects subject to review and approval by the zoning administrator.
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: Consideration and possible adoption of Categorical Exemptions Class 3 and 4: It has been determined that this type of project does not have a significant effect on the environment and is exempt from the California Environmental Quality Act. [See Section 15303 (Class 3 New Construction or Conversion of Small Structures and Class 4 Minor Alterations to Land), which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §15303 & 15304. See also Napa County’s Local Procedures for Implementing the California Environmental Quality Act, Appendix B.] The project site is not included on a list of hazardous materials compiled pursuant to Government Code Section 65962.5.
BACKGROUND AND DISCUSSION
Owner/Applicant: Chad & Lucia Hossfeld, (415) 672-8000, or chadmccomber5@mccalligan.com
Representative: James Jeffery, (707) 226-7041 or james@j2arch.com
Zoning: Agricultural Watershed (AW)
General Plan Designation: Agriculture, Watershed & Open Space (AWOS)
Filed: March 11 2024; Resubmittal Received: August 2, 2024, October 7, 2024, and February 2, 2025; Deemed Complete: February 2, 2025
Code Compliance History: None
Existing Development: The site is currently undeveloped as the previously established single-family home was destroyed during the 2017 LUN Complex Fires. The previous home was approximately 1,455 square-feet in size. The location of the homesite is relatively flat, and all previously known areas of oak woodland have been destroyed. All that remains at the subject development area is a salvaged building foundation and existing driveway alignment.
Located to the south and east of the proposed building site are several areas of established vineyards, previously approved by Napa County. Surrounding uses include agriculture and residential.
Discussion Points:
Viewshed Protection Program
According to NCC §18.106.010(A), the purpose and intent of the Napa County Viewshed Protection Program is to provide hillside development standards to protect the public health, safety, and community welfare and to otherwise protect the scenic quality of the county both for visitors to the county as well as for its residents by ensuring that future improvements are compatible with existing land forms, particularly county ridgelines and that views of the county's many unique geologic features and the existing landscape fabric of the county's hillside areas are protected and preserved. These regulations are consistent with the goals and policies of the Napa County general plan, particularly as specified in the land use, open space and conservation and circulation.
The proposed project involves the reconstruction of a single-family residence and associated site improvements on a property located atop a minor ridgeline. The previous residence was destroyed during the 2017 LNU Complex Fires. Although the replacement home will be situated on the same approximate building pad, it is larger in floor area than the original residence (approximately 3,129 square-feet compared to 1,455 square-feet). The applicant has indicated the increased size is intended to better accommodate the needs of the property owners and meet current building code and energy efficiency standards.
Road Improvements:
The project will utilize the existing driveway alignment; however, targeted improvements will be made to bring the access road up to current Fire and County Engineering standards. These improvements include minor widening at key curves and the installation of two new turnouts to enhance fire truck access. No exceptions to the County’s Road and Street Standards are required, and no significant grading beyond localized widening is anticipated.
Water Tank:
A new 5,000-gallon water storage tank will be installed near the residence to support fire suppression and domestic water needs. The tank will be sited downslope of the primary building pad and will be visually screened from designated viewshed roads (Silverado Trail and State Highway 29) by both natural topography and proposed vegetative screening. The tank will be painted in an earthtone color to further reduce visibility.
Landscaping and Screening:
To ensure compliance with the Napa County Viewshed Protection Program, the applicant has submitted a detailed landscape plan prepared by Wendt Landscape Architecture. The plan demonstrates that more than 51% of the new residence and accessory improvements will be screened from designated public roads within five years of installation.
• Tree plantings: Approximately 27 new trees will be planted, including Coast Live Oak, Chinese Pistache, and Pink Lady Hawthorn.
• Shrubs and groundcover: Additional screening will be provided by drought-tolerant species such as Butterfly Bush, Compact Escallonia, Eve Case Coffeeberry, Rockspray Cotoneaster, and California Fuchsia.
• The landscaping has been reviewed for consistency with both the Napa County Design Manual and fire-safe defensible space requirements.
Because the proposed residence is located atop a minor ridgeline and does not meet the administrative findings of Napa County Code (NCC) §18.106.040(C), it requires Zoning Administrator review. The following findings required by NCC §18.106.050(B) can be made:
Findings Required by NCC §18.106.050(B)
1. The project as designed or modified is consistent with Chapter 18.108 of the code.
Analysis: The project does not encroach within stream setbacks and is located on relatively flat slopes on top of a minor ridgeline in a previously disturbed area. Furthermore, the project does not involve the removal of trees or natural habitat, and as such is consistent with the Napa County Conservation Regulations as described in NCC 18.108.
2. If the highest point of the proposed project is located more than twenty-five vertical feet below a major or minor ridgeline, that measures have been included in the project to reduce its visual impact on the major or minor ridgeline through use of existing natural vegetation, landscaping, topographical siting, architectural design, and colortone; or if the highest point of the proposed structure is within twenty-five vertical feet of a major or minor ridgeline, that the existing vegetation, proposed landscaping, topographical siting, architectural design, and colortone screen the predominant portion of the proposed structure.
Analysis: The proposed structure is located approximately 694-feet below a major ridgeline to the east. However, the proposed single-family home is situated directly at the top of a minor ridgeline. Because of this, the home, water tank, and associated landscaping has been designed to conform with the 51% screening requirement as required by the Napa County Viewshed Protection Ordinance. Additionally, the home will be designed with approved earthtone colors and is consistent with the Napa County Design Manual. Exterior elements such as window treatments will conform with the Napa County Design Manual to reduce glare. Any and all exterior lighting will be downward angled, complaint with the Napa County Design Manual requirements.
3. The proposed structure, access road and other site improvements, including earthmoving or grading, and benches or shelves minimize the removal of vegetation.
Analysis: The proposed single-family residence is a reconstruction of a home lost during the 2017 LNU Complex Fires. Although it replaces a previously existing structure, the proposed home is larger in size and therefore does not qualify for administrative review under Napa County’s Disaster Recovery Viewshed Protection Program (Section 8.80.090). The original home, constructed prior to adoption of the County’s Viewshed Protection Program, was prominently visible from two designated viewshed roads: Silverado Trail and State Highway 29. Additionally, the property was previously surrounded by dense oak woodland, which was largely destroyed during the 2017 fire.
To minimize visual impacts, the applicant has incorporated a comprehensive landscape plan prepared by Wendt Landscape Architecture, which includes vegetative screening designed to obscure more than 51% of the proposed structure from public view within five years. The project has been designed in accordance with the Napa County Design Manual and the Viewshed Protection Program. Proposed exterior colors are earthtone, consistent with viewshed guidelines and have been reviewed and found to be in conformance by Planning staff. Colors consist of brown and dark grey, as identified on the associated plans. The combination of site design, appropriate materials and colors, and the proposed landscape plan ensures that the development will reduce potential visual impacts from designated public roadways.
4. The proposed structure, access road and other site improvements, including earthmoving or grading, and benches or shelves minimize the removal of vegetation.
Analysis: The proposed structure does not involve the removal of vegetation. Grading associated with the homesite or required roadwork have been evaluated by Napa County Fire and Engineering divisions. The proposed home will utilize the existing building pad, and the site will be accessed by an existing driveway. Furthermore, Engineering and Fire have recommended approval of this project and have evaluated the proposed roadway improvements, which do not trigger the need for a Conservation Regulations exception or a road and streets standards exception.
5. The siting and design of site improvements and access roads minimize grading and alteration of natural landforms and topography.
Analysis: The site improvements have been carefully planned to preserve the natural terrain-no significant grading or alteration of existing landforms is required. By reusing the foundation of the original structure, the project minimizes earthwork across the site. While certain road enhancements-such as turnout installations and targeted roadway widening-are necessary, the design relies on an existing, previously approved driveway that once served the prior single-family home, which was destroyed in the 2017 LNU Complex Fires.
6. A landscape and/or vegetation retention plan in conformance with the Design Manual has been submitted and approved for the site that would provide maximum screening from designated public roads through preservation of existing vegetation and the planting of new vegetation and provide for defensible space in conformance with state law.
Analysis: A landscape plan prepared by Wendt Landscape Architecture has been submitted and reviewed by the appropriate County divisions. The plan complies with Napa County Fire Safe Regulations and demonstrates that 51% of the proposed structure will be screened from viewshed roads Silverado Trail and State Highway 29 within five years. As shown on Sheet L1 of the project plan set, the proposed landscaping includes species such as Coast Live Oak, Chinese Pistache, Butterfly Bush, Mush Anemone, Compact Escallonia, Eve Case Coffeeberry, Rockspray Cotoneaster, Pink Lady Hawthorn, California Fuchsia, and White Icicle. Project renderings provided by James Jefferey Architects further illustrate compliance with the 51% screening requirement.
7. The proposed structure and associated improvements substantially conform with the Design Manual in order to reduce their visual impact on the views of major and minor ridgelines as viewed from any designated public road and unique topographic or geologic features as viewed from any county road. The following landforms will be considered to be unique topographic or geologic features for the purposes of this subsection: Mt. St. Helena, Stag's Leap, Calistoga Palisades, Round Hill, Mt. George and Mt. St. John.
Analysis: The proposed structure is compliant with the requirements of NCC 18.106.050. The applicant has designed the project to minimize visual impacts of views of unique topographic features as viewed from any county road. The exterior of home has been designed with earthtone colors and elements such as window treatments will conform with the Napa County Design Manual to reduce glare. Any and all exterior lighting will be downward angled, complaint with the Napa County Design Manual requirements.
Staff Comment: The project will not adversely affect the health, safety or welfare of the County. The project is subject to County Codes and regulations including but not limited to the California Building Code, Napa County Fire Department requirements and Engineering Division requirements all with recommended conditions that would be incorporated into the project to assure protection of public health, safety and welfare. Staff supports the application as designed and conditioned.
Public Comments - No comments have been received by members of the public or adjacent property owners.
SUPPORTING DOCUMENTS
A. Recommended Findings
B. Recommended Conditions of Approval
C. Categorical Exemption Memorandum
D. Viewshed Application
E. Viewshed Plans
F. Graphics