HomeMy Public PortalAbout89 068 _1775 Imola Riverpark CenterWE"
CITY of NAPA
April 1, 1992
Cliff Hartle
PETER A. & VERNICE H. GASSER FOUNDATION
1834 B Soscol Avenue
Napa, CA 94559
PLANNING DEPARTMENT
1600 First Street
PO Box 660
Napa, California 94559-0660
(707) 257-9530
Re: Past Due Balance on Project #894068 (JEFFERSON POINTE)
Dear Mr. Hartle:
An application was filed with the Planning Department on March 17, 1989, by Mr. Frank
B. Hall, III, for a retail development at 1775 Imola Ave, West. The account has a past due
balance of $177.25. The City of Napa Finance Department has sent a total of six
statements to Mr. Hall requesting payment of this past due amount. We are now
requesting payment from you as the property owner prior to May 1, 1992, or this matter
will be referred to the City Attorney for civil action.
If you have any questions concerning this matter please call me at 707-257-9530.
Sincerely,
Cathie J. Witty
Administrative Coordinator
Encl.
cc: Frank B. Hall, III, 3 Millican Court, Martinez, CA 94553
billinp\pastdue\89-088
9
All applicants should determine the State Code requirements which may apply to
their projects by conferring with the Chief Building Inspector and Fire Marshal.
You should be present at the public hearing on your application to briefly
explain your request and answer questions. Failure to attend the hearing may
delay the review process and require that your application be continued.
Note Concerning Exhibits: ALL EXHIBITS SHALL BE REDUCED OR FOLDED TO 8 1/2" x
ill' TO FACILITATE MAILING AND DISTRIBUTION.
PROJECT NAME:
Jefferson Pointe
Development Company
Site Address:
SEC J e f f e r s o n &
Imola 1 115 S MyL^
PLANNING DEPARTMENT
1600 First Street
PO Box 660
CITY NAPA
APPLICATION FOR LAND USE
Napa, California 94559-0660
of
ACTION AND DESIGN REVIEW
(707) 257-9530
PROJECT #89- p68
Zoning: CG - F P
Date Filed:
3
1
` 9�/�j
General Plan:
Ping. Area:
Regstd.Deposit: 305��`
�
Amount Received:
�'��' ��
Background
Files:
Tax Role Property Owner:
MAI 1989
RECEIVED
C cc
_ CITY OF NAPA '
h
IQ INQUIRY
y_ P!.ANNING
AN( )
ANNEXATION
CR CONCEPTUAL DESIGN REVIEW
" 4` ;, �
CQ ( )
ENVIRONMENTAL REVIEW
PR PRELIMINARY DESIGN REVIEW ,-
DB( )
DENSITY BONUS
FR( ) FINAL DESIGN REVIEW-(
)DRC-( )STAFF
SR( )
SPECIAL RESIDENTIAL
PA( ) PREAPPLICATION
GP ( )
GENERAL PLAN AMENDMENT
14-1( ) PARCEL MAP
RP ( )
RIM=ION PERMIT
PZ( ) PREZONING
DO NOT WRITE IN
UP( )
USE PERMIT
RZ ( ) REZONING
THIS SPACE
VA( )
VARIANCE
SA( ) SUBDIVISION MAP
OFFICE USE OMY
ZO ( )
ZONING ORD. AN>I iDNIENT
PREAPPLICATICIJ MEETING RIDQUIRED FOR ALL
MAJOR APPLICATICNS
All applicants should determine the State Code requirements which may apply to
their projects by conferring with the Chief Building Inspector and Fire Marshal.
You should be present at the public hearing on your application to briefly
explain your request and answer questions. Failure to attend the hearing may
delay the review process and require that your application be continued.
Note Concerning Exhibits: ALL EXHIBITS SHALL BE REDUCED OR FOLDED TO 8 1/2" x
ill' TO FACILITATE MAILING AND DISTRIBUTION.
PROJECT NAME:
Jefferson Pointe
Development Company
Site Address:
SEC J e f f e r s o n &
Imola 1 115 S MyL^
(iz ivti-rtPAjey c i fii'gaz)
Nearest Cross Street/direction to parcel Jefferson & Imola
ppN 43-112-05
APPLICANT
Project area: 36,182
Hall III, Frank B.
Mailing Address
City Martine,
Signature
sq.ft. .83 acres
Zip 94553 phone
BUSINESS OWNER same as Applicant '
(Last Name First
Mailing Address
City
State Zip Phone ( )
PROPERTY OWNER Vernice H. Gasser & Wells Fargo Trust
(Last Name First)
Mailing Address C/0 Mr. Cliff Hartle, 1834 B Soscol Ave.
City Napa, State Ca Zip 94559 Phone (70�) 255 1646
Consent of Property Owner. The consent to the filing of this application by the
property owner includes the agreement of the property owner to pay any and all
development fees imposed by Policy Resolution No. 16 (as it may be amended in
the future) in the event of the applicant's failure to pay said fees.
I hereby consent
to this application %
igna (Date)
If you desire notice of the meeting to be sent to parties other than the
applicant, please list their names, addresses and telephone numbers:
f:7' 4 PLANNING DEPARTMENT
/III\\\M 1600 First Street
PO Box 660
CITY of NAPA Napa, California 94559-0660
(707) 257-9530
September 14, 1990
Mr. Mark Crane
Goodrich Traffic Group
300 Taraval Street
San Francisco, CA 94116
RE: Current Cumulative Project List Related to Jefferson Pointe
(89-068)
Dear Mr. Crane:
Enclosed is a current list of active retail, office and residential
projects in the City of Napa. The projects are numbered 1 thru 37
and are listed by project name, file number and amount of square
footage, units, etc.
Accompanying the list is a "project location map" which identifies
the location of projects by a number that corresponds to projects
numbered 1 thru 37 on the "Current Cumulative Project List".
If you have questions please call our department at (707) 257-9530.
Sincerely,
Paul V. Sundquist
Planner
PVS:lls
cc: Frank Hall
Matt Naclerio
Pim—Na�d�
wp51\projects\crane.ltr
"
C U R R E N T C U M U L A T I V E P R O J E C T L I S T
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CITY OF NAPA CURRENT CUMULATIVE PROJECTS
LOCATION MAP
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I
T2 I
-` .1 AN 1990
RECEIVED
CITY OF NAPA
January 9, 1990 pLANNING;�:
Ms. Pamela J. Hardy
Assistant Planner
City Of Napa
Box 660
Napa, CA 94559 0660
RE: Draft J.A.A.
RIVER PARK
MARLOWE'S
Dear Pam:
Enclosed please find a check made to the City of Napa
in the amount of $200.00 per your request via Gwen
Kirkpatrick.
At our meeting at 10:00 AM, Friday, January 19, 1990
I want to discuss both the draft J.A.A. and how best to
proceed with my application for Jefferson Pointe.
There are critical problems with the draft J.A.A., which I
have discussed with John Draper and Jerry Cormack.
The traffic study is not complete, however, given the
present position of CalTrans and the City the traffic study
is moot without a J.A.A..
It is important that Jerry Cormack attend our Friday meeting
since he has a historical perspective of J.A.A.'s.
Please call me if you have any questions prior to our meeting.
Sincerely,
Frank B. Hall III
Jefferson Pointe
Development Company
3 Millican Ct.
Martinez, Ca 94553 9786
415 370 6226
encl.
PKS & 0
CITY of NAPA
September 21, 1989
Mr. Frank B. Hall III
3 Millican Court
Martinez. CA 94553
Re: #89-068; APN 43-112-05 Jefferson Point Developnent
Dear Frank:
PLANNING DEPARTMENT
1600 First Street
PO Box 660
Napa, California 94559-0660
(707) 257-9530
I have received the conceptual plans you filed on September 1, 1989,
requesting Staff review of two site plans on a pre -application basis.
As you know, this parcel is within the CC:FP, Community Commercial: FLood
Plain Overlay Zoning District and has a GC, General Commercial General Plan
designation (see my April 20, 1989 letter which outlines the
permitted/conditionally permitted uses, general application processing
procedure, required on-site parking discussion, and references Development
Standards attachments) .
The City (and Caltrans) have confirmed that the circulation issues should
be resolved before the site planning can be explored further. For this
reason, it is highly recommended that you complete the traffic analysis
required by these agencies so that the driveway locations can be defined.
Please refer to the attached Public Works Department memo which outlines
traffic information which will be required with a fonwl review as well as
the City's and Caltrans comments at this preliminary review stage.
I have addressed general site planning comments (exclusive of the
circulation issues) as follows:
Site Plan #1 (Sheet 10):
1. The 49 on-site spaces for +/- 15,324 square feet of general retail
appears adequate if based on a 1:250 ratio. The actual required spaces
can not be determined until each use is defined, and you should refer
Section 30-413-b for specific ratios.
2. This plan does not meet the required 30' front yard along Jefferson
Avenue and the requested 15' side setback along Iimla Avenue must be
approved by the Planning Commission. These required setbacks must be,
landscaped and not be occupied by parking stalls.
3. New stalls are shown on the adjacent River Park Center property along
the south property line which may not be accepted to the Public Works
Department based on circulation/traffic safety (you should consult with
them regarding this aspect). Any formal application including new
parking on this abutting property must include a letter signed by the
River Park property owners agreeing to this work.
Jefferson Point DevAtnent Page (2)
September 21, 1989
4. You are encouraged to provide a minimum 5' wide landscape strip along
the south building wall which will allow planting along the River Park
driveway pncnenade. Also, you are encourages to provide a similar
strip to separate any new River Park stalls from the stalls proposed on
your parcel.
5. Per our recent conversation, locating a building closer to the
intersection appears desirable to Staff because this will help screen
automobiles and paved parking surfaces from Imola Avenue and Jefferson
Street. Breaking the square footage into two building also helps
reduce visual impacts and may be more consistent (in terms of scale)
with the building sizes along Imola Avenue. Also, aligning the
southerly most building with the face of the existing adjacent building
to the east appears desirable from a design standpoint. Once the
building elevations are submitted, our Staff will be better able to
comment on the overall design merits of this project.
Plan #2 (Sheet #9):
1. The 43 stall lot appears adequate for a 10,500 square foot retail space
based on 1:250 ratio per code; however, the compact spaces exceed the
30% maximum permitted.
2. The proposed setbacks do not meet minimum code requirements (see
Comments #2 above).
3. See Comment #3 above regarding new stalls on.the adjacent River Park
Center parcel and Comment #4 discussing recommended planting buffers
.along the south parcel line.
4. As discussed previously, Staff feels shielding the parking lot using
building mass is more desirable than exposing vehicles and paved
surfaces to major highways or thoroughofares; however, if you propose
this scheme you are encouraged to configure the footprints to be
aligned with the abutting building to the east and eliminate
potentially unuseable areas (such as that shown at the southeast parcel
corner. Also, the building mass should be compatible with the adjacent
buildings.
I hope that these comments will assist you
planning, however, as stated earlier, the traffic
before the parking and building placement can be
Very y yours,
Pamela�--T�.Lrdy
Assistant Planner
in your preliminary site
issues should be resolved
pinned down.
Enclosures: Department of Public Works, 9/14/89 & 4/20/89
Planning Memo, 4/20/89
cc: J. Draper, DPW
HAT .T . T I I / CORRES / TXTL IB 2
TO:
City of Napa, California
INTER -OFFICE NM
Assistant Planner, Pam Hardy
Civil Engineer III, John E. Draper, P.E.
SUBJECT: Jefferson Pointe Canplex, 89 -068 -UP
0
Date: 09/14/89
The Public Works Department has reviewed the two additional project
development plans for the Jefferson Pointe project dated received September
1, 1989 and has the following comments:
1. All comments in my previous memo dated April 20, 1989
(attached) still apply.
2. Both plans show an access drive connecting directly to
Jefferson Street. This is unacceptable as previously noted
and discussed.
3. We have not received any additional response frau Caltrans
regarding the proposed access on Imola Avenue.
4. The plan shown on sheet 9 is unacceptable due to the lack of a
joint access connection with the existing shopping center to
the south.
5. If Caltrans recommends an access drive on Imola Avenue, the
City would require the initial 50 feet to be channelized with
no parking. This would reduce the potential for traffic
congestion on Imola Avenue.
ks
attacYmment
JEFFERSONP/GMMG/TXTLIB3
0
September 4, 1989
Ms. Pam Hardy
Planning Department
City of Napa
Box 660
Napa, Ca. 94559-0660
•
RE: FEES OWED CITY OF NAPA - JEFFERSON POINTE
Dear Pam:
Enclosed please find my check in the amount of $500.00
as promised last Friday.
Please review the site plan showing two buildings with
John Draper and call me with your thoughts as quickly as
you can.
I also need a schedule of the Planning Commission meetings.
It is my hope to present this project to the Planning Commission
in October of this year.
Please give me a call as soon as possible.
Sincerely,
/2 4�)/--)
Frank B. all III
Jefferson Pointe
Development Company
3 Millican Ct.
Mtz., C.a 94553 9786
" C I T Y O F N A P A "
T O : J . D r a p e r , D P W
F R O M : P . H a r d y , P l a n n i n g
S U B J E C T : # 8 9 - 0 6 8 , J e f f e r s o n P o i n t
D A T E : S e p t e m b e r 1 , 1 9 8 9
E a r l i e r t o d a y , F r a n k H a l l s u b m i t t e d t h e a t t a c h e d p l a n s h e e t s 1 & 2 s h o w i n g
t w o d i f f e r e n t s i t e p l a n s c h e m e s .
C o u l d y o u p l e a s e r e v i e w t h e s e t w o p r o p o s a l s s o w e c a n s i t d a w n t o g e t h e r t h e
w e e k o f S e p t e m b e r _ 1 1 t o d i s c u s s g e n e r a l d e s i g n r e c o m m e n d a t i o n s a n d D P W
a n t i c i p a t e d r e c c m n e r d a t i o n s f o r p e r i m e t e r d r i v e w a y l o c a t i o n s a n d i n t e r n a l
c o n n e c t i o n s t o R i v e r P a r k c e n t e r . T h e n w e c a n m e e t w i t h t h e a p p l i c a n t t o
a d v i s e a c c o r d i n g l y .
T h a n k y o u .
J E F F , 1 / P A M / T X ' T R 2
"
"
S e p t e m b e r 1 , 1 9 8 9
k i
M s . P a m H a r d y
C i t y o f N a p a 6 ' t o w
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R E : J E F F E R S O N P O I N T E
M O D I F I E D S I T E P L A N S
D e a r P a m :
E n c l o s e d p l e a s e f i n d t w o s i t e p l a n s w h i c h h a v e b e e n m o d i f i e d
s i n c e o u r m e e t i n g o f A u g u s t 2 1 s t .
T h e s i t e p l a n e n t i t l e d " S h e e t 9 o f S h e e t s " s h o w s t w o b u i l d i n g s
s e t a g a i n s t t h e e a s t a n d s o u t h p r o p e r t y l i n e s w i t h t w o c u r b
c u t a c c e s s p o i n t s o n t h e p r o p e r t y . T h i s s i t e p l a n d o e s n o t
r e q u i r e a J o i n t A c c e s s A g r e e m e n t w i t h t h e s h o p p i n g c e n t e r .
T h e 2 n d s i t e p l a n , " S h e e t 1 0 o f S h e e t s " s h o w s t w o b u i l d i n g s ,
a 4 , 7 0 5 s . f . b u i l d i n g s e t a g a i n s t t h e n o r t h a n d w e s t p r o p e r t y
l i n e s a n d 6 , 8 7 5 . 4 3 s e t i n t h e s o u t h / e a s t c o r n e r o f t h e p r o p e r t y .
T h e 2 n d s i t e p l a n i n c o r p o r a t e s p a r t s o f o u r d i s c u s s i o n a n d
s o m e o f y o u r t h o u g h t s f r o m A u g u s t 2 1 s t . r e g a r d i n g t h e s i t i n g
o f t h e b u i l d i n g ( s ) o n t h e p r o p e r t y . T h i s s i t e p l a n r e t a i n s
t w o c u r b c u t a c c e s s p o i n t s , k e e p s t h e p r e s e n t i n f o r m a l c o n n e c t i o n
w i t h t h e s h o p p i n g c e n t e r o p e n a n d a l l o w s f o r a n e w j o i n t
a c c e s s p o i n t a t t h e m i d d l e a r e a o f t h e s o u t h p r o p e r t y l i n e .
P l e a s e r e v i e w t w o m o d i f i e d p l a n s w i t h J o h n D r a p e r a n d g i v e m e
a c a l l .
S i n c e r e l y ,
F r a n k B . 1 1 I I I
J e f f e r s o n P o i n t e
D e v e l o p m e n t C o m p a n y
3 M i l l i c a n C t .
M t z . , C a . 9 4 5 5 3 9 7 8 6
August 9, 1989
Mr. John Yost
Planning Director
City of Napa
P.O. Box 660
Napa, CA 94559-0660
RE: JEFFERSON POINTE
SEC IMOLA & JEFFERSON
Dear John:
Enclosed please find a copy of each of the two site plans I
intend to submit to the DRC for Preliminary Design Review.
I am going to be entering into a long term gr-oax-nd lease with
the property owner, the Gasser Foundation, and developing
the corner for a retail use.
On March 17th, I submitted an application for conceptual
design review. This application became a "pre -application"
when Caltrans made its iridal review.
I believe that I have corrected a number of CalTrans'
original misconceptions and that the Goodrich Traffic
Group traffic study along with Imola access designed by
Chaudhary & Associates will eventually satisfy CalTrans.
We would like to meet with you and members of your staff
to discuss these site plans and discuss the siting of the
building on the propety. One site plan will require a
Joint Access Agreement with the River Park Shopping Cneter.
I will meet you at your convenience.
Please give me a call so that we can arrange a meeting.
Sincerely,
Frank B. Hall III
JEFFERSON POINTE DEVELOPMENT COMPANY
3 Millican Court
Martinez, CA 94553-9786
encl.
cc: Cliff Hartle
July 11, 1989
Dear Pam:
Enclosed please find the relevant pages of the preliminary
title report for AP # 43-112-05, the SEC of Imola and Jefferson
Streets.
This report was prepared in October 1988 prior to the passing
of Mrs. Gasser.
However, your interest seemed to be in easements, and as
this report shows, there are none with the adjacent property
owner.
Please let me know if you need additional information in
this area.
I hope that this will be helpful to the City in its analysis
of my application.
Sincerely,
Frank B. Hall III
JEFFERSON POINTE DEVELOPMENT COMPANY
3 Millican Court
Martinez, CA 94553-9786
cc: Mr. C. Hartle
/tp
Ms. Pam Hardy
City of Napa
�� �&Zl
N CxjyCF' B9
P.O. Box 660
�i�
Napa, CA 94559-0660
40
RE: JEFFERSON POINTE
RE:
GASSER FOUNDATION PROPERTY
LZ�9
PRELIMINARY TITLE REPORT
Dear Pam:
Enclosed please find the relevant pages of the preliminary
title report for AP # 43-112-05, the SEC of Imola and Jefferson
Streets.
This report was prepared in October 1988 prior to the passing
of Mrs. Gasser.
However, your interest seemed to be in easements, and as
this report shows, there are none with the adjacent property
owner.
Please let me know if you need additional information in
this area.
I hope that this will be helpful to the City in its analysis
of my application.
Sincerely,
Frank B. Hall III
JEFFERSON POINTE DEVELOPMENT COMPANY
3 Millican Court
Martinez, CA 94553-9786
cc: Mr. C. Hartle
/tp
IN
N
June 30, 1989
Ms. Pamela J. Hardy
Assis,tant.Planner
Planning Department
Box 660
Napa, CA 94559-0660
- City of Napa
RE: JEFFERSON POINTE
DESIGN REVIEW, PLANNING COMMISSION
Dear Pam:
M
bx
During the next three weeks I expect to submit an application
for Preliminary Design Review for the SEC of Imola and Jefferson
Street, which I have named Jefferson Pointe.
On Wednesday, June 21st, I met with Gary Adams and Steve Buswell
of Caltrans to discuss this development. I was accompanied by
a representative of the Landowner, The Gasser Foundation, Mr.
Bill Mackey.
Caltrans acknowledge that in fact the Imola access of the SEC
of Imola and Jefferson was never discussed at the time of the
expansion of the River Park Shopping Center. It was their
position that any confusion regarding this issue had been clar-
ified by me during the meeting in Napa on May 24th. Although
that was not my understanding on May 24th, nor the understanding
of Mr. Hartle, it is the end result that is my goal so now we
can proceed with the development of this property.
The Goodrich Traffic Group has begun the required traffic study.
The required scope seems excessive for a development such as
this,.nevertheless, I will comply with this requirement and
the traffic study should be completed within the next fourto six
weeks.
I am prepared to meet with you and theother involved departments
to review changes I have made to the site plan. Please let me
know a convenient date and time.
I am not in agreement with the third and fourth comment on page
two of your letter dated April 20, 1989, nor do I agree with
comment #3 of John Draper's April 20, 1989 memo. I believe a
review of these comments is in order.
We can discuss these comments when we meet to review the site plan.
eAI s
w
Ms. Pamela J. Hardy
June 30, 1989
page 2
I would like to get a tentative schedule for a Design Review
hearing and prior deadlines. Please call me as soon as
possible so that I can get an idea of how best and quickly to
proceed.
Sincerely,
xx"A /0
Frank B. all III
Jefferson Pointe Development
3 Millican Court
Martinez, CA 94553
FBH/tp
0
STATE OF CALIFORNIA—BUSINESS, TRANSPORTATION AND HOUSING AGENCY • GEORGE DEUKMEJIAN, Govemor
DEPARTMENT OF TRANSPORTATION
BOX 7310
SAN FRANCISCO, CA 94120
(415) 923-4444
�!
June 13, 1989 *F AfAf 1#"
C/ 7 -Y
Pt.%' ryNGgpA .
Ms. Pam Hardy
City of Napa
1600 First Street
P.O. Box 660
Napa, CA 94559-0660
NAP -121 -PM -4.84
SCH# None
NAP121023
RE: TRAFFIC STUDY - JEFFERSON POINTE COMPLEX
Dear Ms. Hardy:
At our meeting in the City of Napa, on May 24, 1989, the ap-
plicant of this project asked us to provide the points which need
to be discussed in the required traffic analysis. The study
should address the possible traffic impact from this project in
terms of:
a) Trip generation, distribution and assignment in terms
of Average Daily Trip (ADT) and AM/PM peak hour volumes
for State Routes 121, 29, and 221. Additionally, this
information is needed for all significantly affected
streets, crossroads, and controlling intersections.
b) Include traffic diagrams to illustrate ADT and peak
hour volumes for the evaluated facilities for each of
the following conditions: 1) existing, 2) project plus
existing, and 3) cumulative. Coverage should include
all traffic which would affect the facilities evaluated
and should not be limited to projects under the juris-
diction of the lead agency.
C) All mitigations being proposed should be fully dis-
cussed in the document. Those discussions should
include, but not be limited to the following areas:
financing,
scheduling considerations,
implementation responsibilities,
monitoring.
"
N A P 1 2 1 0 2 3
P a g e 2
J u n e 1 3 , 1 9 8 9
W e l o o k f o r w a r d t o r e v i e w i n g t h e t r a f f i c s t u d y a n d a p p r e c i a t e t h e
o p p o r t u n i t y t o w o r k w i t h y o u o n t h i s p r o p o s a l . S h o u l d y o u h a v e
a n y q u e s t i o n s r e g a r d i n g t h e s e c o m m e n t s , p l e a s e c o n t a c t S t e v e
B u s w e l l o f m y s t a f f a t ( 4 1 5 ) 5 5 7 - 9 1 3 9 .
S i n c e r e l y y o u r s ,
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S u s a n P u l t z - M T C
S a l l y G e r m a i n - A B A G
CITY OF NAPA i
� �• • � is • • u i
TO: Linda Milspaugh, Asst. City Attorney
FROM: Pamela Hardy, Asst. Planner 1�
SUBJECT: #89 -068 -PA, Jefferson Point Development
Jefferson Avenue at Imola Avenue West
DATE: May 23, 1989
We have recently conducted a pre -application review of a proposed
commercial building and fast-food restaurant on an undeveloped parcel at
the southeast corner of Jefferson Avenue and Imola Avenue abutting the
River Park Shopping Center. The applicant (Frank Hall) proposes to access
this site from the existing Imola Avenue and Jefferson Avenue driveways
without any connections across River Park (however one existing driveway
connection would remain).
Following aur review, Public Works and Planning Dept. staff met with the
applicant and representatives of Caltrans to discuss circulation issues.
It appears unlikely that Caltrans will accept any ingress/egress from Imola
Avenue (State Highway) and that the City will not support a Jefferson
Avenue access other than a temporary driveway (via a condition of some
future discretionary permit) until such time a joint easement with the
existing River Park parcel can be obtained. The City staff feels that
internal access to this site from River Park rather than directly from
Jefferson (or Imola Avenue given Caltrans concerns) is the best solution;
unfortunately, the applicant feels it is impossible to obtain any such
agreement.
QUESTION:
Can the City, under its police powers, require ingress/egress across an
adjacent property (access easement) as an off-site improvement?
Thank you.
PJH:amc
cc: J. Yost, Planning Director
J. Cormack, Principal Planner
R. Peterson, DPW
J. Draper, DPW
JE2FERSONI/PAM/TXTLIB2
SATE OF 'CA LIFOR N IA—BUS I NESS, TRANSPORTW AND HOUSING AGENCY
DEPARTMENT OF TRANSPORTATION
BOX 7310
SAN FRANCISCO, CA 94120
(415) 923-4444
May 17, 1989
Frank B. Hall, III
Jefferson Pointe Development Company
3 Millican Ct.
Martinez, CA 94553-9786
Dear Mr. Hall:
GEORGE DEUKMEJIAN, Governor
04 -NAP -121 -PM -4.84
04 -NAP -121023
J�IS COPY FOR
RE: APPLICANT'S LETTER AND ENCLOSURES -JEFFERSON POINTE COMPLEX
Thank you for your letter of April 24, 1989, in which you
provided additional information pertaining to access for this
proposed project (two alternative proposals at the same site, one
which incorporates a fast food operation).
It is noted the use of a portion of this parcel will change from
a service station with relatively light use to a fast food
restaurant with a drive through component and other shopping
units with 38 to 40 parking spaces. The fast food restaurant
will generate greatly increased turning movements and traffic
volumes on Imola Ave. (Rte. 121). If the parcel is to be used
for a 10,830 sq. ft. retail building, which we understand is an
alternative plan, then the increased traffic generated may be a
little less. However, in either case an environmental analysis
is required and a traffic study must be made by a licensed
engineer.
We agree with the comment in the City of Napa's letter to you of
April 20, 1989, that "the ideal design of this site would
integrate the proposed uses with the existing shopping center".
The existing signalized intersection at Imola Avenue and
Jefferson Street and the present location of the shopping center
access at Imola Avenue, reduce the conflict points with: 1)
through traffic on the highway; 2) bikes in the existing bike
lane; 3) pedestrians; and, 4) shopping center ingress/egress
traffic. The city approved design plans of the existing shopping
center include a provision for improving safety of pedestrian and
bicycle traffic. In 1986, the existing single shopping center
access on Imola Avenue became an acceptable alternative to an
earlier two driveway proposal.
L`
NAP121023
Page Two
May 17, 1989
i
It was determined, at the time, the single access eliminated any
friction between through traffic and traffic entering or exiting
the parking lot. To avoid a substantial increase in conflict
movements, we still believe the proposed access to the parcel on
Imola Avenue should be deleted. Internal circulation changes
could be made to accommodate the proposed development's access
consistent with the use of the existing ingress/egress locations
in the shopping center.
We appreciate the opportunity to work with you on this proposal
and wish to continue correspondence on its development. Should
you have any questions regarding these comments, please contact
Steve Buswell of my staff at (415) 557-9139.
Sincerely yours,
BURCH C. BACHTOLD
District Director
by
GARYCAYMSAD
District CEQA Coordinator
cc: Loreen McMahon, State Clearinghouse
Susan Pultz, MTC
Pam Hardy, City of Napa
Sally Germain, ABAG
"
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T h a n k y o u f o r t a k i n g t h e t i m e t o d a y t o h e a r m y p o s i t i o n r e g a r d i n g
a c c e s s f r o m I m o l a A v e n u e f o r i n g r e s s a n d e g r e s s f o r m y
d e v e l o p m e n t o f t h e S E C o f I m o l a a n d J e f f e r s o n i n N a p a ,
C a l i f o r n i a .
I a m e n c l o s i n g a n a e r i a l p h o t o a n d a s i t e p l a n o f t h e a r e a .
T h e a c c e s s s h o w n o n m y a p p l i c a t i o n i s c r i t i c a l . W i t h o u t t h e
I m o l a a c c e s s i t w i l l n o t b e p o s s i b l e t o d e v e l o p e t h i s p r o p e r t y .
N o r e t a i l e r w i l l l e a s e a b u i l d i n g w h i c h w o u l d r e q u i r e 4 t o 6
t u r n s a n d a d i s t a n c e o f a b o u t 1 , 0 0 0 f e e t t o e n t e r t h e p r o p e r t y a s
w o u l d b e t h e c a s e i f c u s t o m e r s w e r e r e q u i r e d t o e n t e r a t t h e
e x i s t i n g I m o l a a c c e s s e a s t o f m y d e v e l o p m e n t .
T h i s c o r n e r w a s f o r m a n y y e a r s a f u l l s e r v i c e C h e v r o n s t a t i o n .
I t h a s 4 a c c e s s p o i n t s ; 2 o n I m o l a a n d 2 o n J e f f e r s o n , w h i c h a s
t h e a e r i a l p h o t o s h o w s , a l l o w e d m a n y d i f f e r e n t p o s s i b l e t u r n i n g
m o v e m e n t s a n d c o m b i n a t i o n s o f m o v e m e n t s .
M y a p p l i c a t i o n p r o p o s e s t o c l o s e t h e t w o a c c e s s p o i n t s n e a r e s t
t h e i n t e r s e c t i o n . T h e r e m a i n i n g I m o l a a c c e s s p o i n t w o u l d a l l o w
f o r r i g h t t u r n s i n t o a n d f r o m t h e p r o p e r t y .
I n a d d i t i o n I w o u l d a g r e e t o i n s t a l l a Y i e l d s i g n f o r t h o s e w h o
m a k e t h e r i g h t t u r n f r o m t h e p r o p e r t y h e a d i n g e a s t b o u n d o n I m o l a .
I a l s o s u g g e s t t h a t t h e C i t y a n d S t a t e a g r e e t o i n s t a l l a N O
R I G H T T U R N O N R E D s i g n a t t h e c o r n e r o f S o u t h J e f f e r s o n a n d I m o l a
t o p r e v e n t p o s s i b l e c o n f l i c t s o n I m o l a e a s t o f t h e i n t e r s e c t i o n .
I am also enclosing a copy of the INTER -OFFICE MEMO dated April
20, 1989, from the Napa Public Works Department with their
general comments regarding my application as verification of what
I read to you this morning.
I take great exception with comment #3 for many reasons. It is
clear that no thought has been given to the needs of retail
businesses.
Please review the enclosed information. I ask that the
Department of Transportation agree to and support the access, as
shown on my application, from Imola Avenue.
I am prepared to meet with your department and/or the City of
Napa at any convenient time.
Please call me if you have any questions regarding my
application.
Sincerely,
Frank B. Hall II
Owner
JEFFERSON POINTE DEVELOPMENT COMPANY
3 Millican Ct.
Martinez, Ca. 94553 9786
415 372 5348, 934 2222
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a p p l i c a t i o n a n d h a s t h e f o l l o w i n g g e n e r a l c o m m e n t s :
1 . A n y p r o p o s e d d r i v e w a y o n J e f f e r s o n S t r e e t i s u n a c c e p t a b l e d u e t o t h e
c o n f l i c t s w h i c h w o u l d o c c u r w i t h t h e e x i s t i n g h e a v y t r a f f i c f l o w s o n
J e f f e r s o n S t r e e t .
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d r i v e w a y o n I m o l a A v e n u e . H o w e v e r , i t i s r e c o m m e n d e d t h a t t h e
a p p l i c a n t w o r k w i t h C a l t r a n s t o p u r s u e a n y p o s s i b l e d e s i g n a n d / o r
m i t i g a t i o n m e a s u r e s w h i c h w o u l d b e a c c e p t a b l e . T h i s w i l l p r o b a b l y
r e q u i r e t h e a p p l i c a n t t o h i r e a t r a f f i c e n g i n e e r .
3 . T h e i d e a l d e s i g n o f t h i s s i t e w o u l d i n t e g r a t e t h e p r o p o s e d u s e s w i t h
t h e e x i s t i n g s h o p p i n g c e n t e r . N o d i r e c t a c c e s s w o u l d b e m a d e t o I t m l a
A v e n u e o r J e f f e r s o n S t r e e t . T h e s i t e w o u l d b e c o n n e c t e d t o t h e
e x i s t i n g s h o p p i n g c e n t e r w i t h t w o a c c e s s d r i v e s , t h e e x i s t i n g o n e n e a r
t h e n o r t h w e s t c o r n e r o f t h e s i t e a n d a s e c o n d o n e o n t h e s o u t h s i d e o f
t h e s i t e .
4 . T h e a p p l i c a n t w i l l b e r e q u i r e d t o s u b m i t p r o o f o f a j o i n t a c c e s s
a g r e e m e n t f o r u s e o f t h e e x i s t i n g a c c e s s d r i v e w h i c h c o n n e c t s t o t h e
s h o p p i n g c e n t e r n e a r t h e n o r t h e a s t c o r n e r o f t h e s i t e .
5 . A j o i n t a c c e s s a g r e e m e n t w i l l b e r e q u i r e d f o r t h e a c c e s s t o t h e
s h o p p i n g c e n t e r o n t h e s o u t h s i d e o f t h e s i t e . I f t h e p r o j e c t i s
d e s i g n e d a n d a p p r o v e d w i t h o u t t h i s a c c e s s t h e n t h e a p p l i c a n t w o u l d b e
r e q u i r e d t o e x e c u t e a n i r r e v o c a b l e o f f e r o f j o i n t a c c e s s f o r t h e a c c e s s
d r i v e .
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MMRR\-'�`
CITYof NAPA
April 20, 1989
Mr. Frank B. Hall III
3 Millican Court
Martinez, CA 94553
Re: Jefferson Pointe Development Company
Dear Mr. Hall:
PLANNING DEPARTMENT
1600 First Street
PO Box 660
Napa, California 94559-0660
(707) 257-9530
I have been assigned as the project planner for the "Pre -Application"
review of the above referenced development proposal. For clarification, a
Pre -Application review of the conceptual site plan is required by the code
and is conducted by staff and affected agencies prior to a Conceptual
Design Review of the site plan and building(s)) by the Design Review
Commission. A conceptual review by the Commission is not mandatory,
although it is highly recommended before filing a formal application.
I have attached all the written comments received to date from the various
City departments and the other agencies which are listed below for your
consideration. You should contact the individual staff members who
prepared their respective memorandum with any specific questions.
On behalf of the Planning Department, the following general site plan and
design comments are submitted for your consideration (please refer to
Public Works Department recommendations regarding parking lot design and
access requirements as well as Caltrans comments regarding traffic
circulation) :
-- The propery is located within the CC:FP, Community Commercial: Flood
Plain Overlay Zoning District and has a GC, General Commercial General
Plan designation (see attached CC:FP regulations regarding
permitted/conditionally permitted uses and development standards).
-- Retail and restaurants are principally permitted uses within the CC:FP
District, however, a Site Development Plan by Use Permit must be
authorized by the Planning Commission in addition to the Preliminary
Design Review approval by the Design Review Commission (see CC
regulations).
page 1 of 2
" 1 "
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b u i l d i n g ) i s a d e q u a t e b a s e d o n a 1 : 2 5 0 s q . f t . r a t i o . S c h e m e # 2
r e q u i r e s 2 9 s p a c e s f o r t h e 7 , 1 7 5 s q . f t r e t a i l b u i l d i n g a n d t h e
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a p p l i c a t i o n s o t h a t t h e r e q u i r e d o n - s i t e p a r k i n g b a s e d o n s e a t i n g c a n
b e d e t e r m i n e d a s w e l l a s b u i l d i n g ' s m a x i m u m o c c u p a n c y p e r F i r e C o d e .
- - L o t h s c h e m e s d o n o t m e e t t h e 3 0 ' f r o n t ( J e f f e r s o n ) a n d s i d e ( I m o l a )
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i n t e g r a t e s t h e b u i l d i n g w i t h t h e s i t e a n d s u r r o u n d i n g s ( s e e C C
d e v e l o p m e n t s t a n d a r d s ) . P l e a s e b e a w a r e t h a t a l l s e t b a c k s m u s t b e
l a n d s c a p e d i n a c c o r d a n c e w i t h R e s o l u t i o n 8 6 - 7 6 a n d l e f t u n e n c u m b e r e d b y
a n y i n t e r n a l d r i v e w a y s ( f a s t f o o d d r i v e - t h r o u g h l a n e ) a n d o n - s i t e
p a r k i n g s p a c e s . I f y o u w i s h t o r e q u e s t D R C a p p r o v a l o f a r e d u c e d f r o n t
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- - N o s i d e y a r d ( a l o n g t h e s o u t h p a r c e l l i n e ) a n d / o r r e a r y a r d ( e a s t p a r c e l
l i n e ) i s r e q u i r e d p e r t h e C C : F P d e v e l o p m e n t s t a n d a r d s ; h o w e v e r , i t i s
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t h e s o u t h b o u n d a r y a s g e n e r a l l y s h o w n o n S c h e m e # 2 . S h o u l d y o u p r e s e n t
S c h e m e # 1 , i t i s r e c o m m e n d e d t h a t a 5 ' l a n d s c a p e s t r i p b e p r o v i d e d
a l o n g t h e e a s t b o u n d a r y . I t h a s b e e n a l o n g s t a n d i n g D R C p o l i c y t o
r e q u i r e s u c h p l a n t i n g a r e a s i n a n a t t e m p t t o m i n i m u m v i s u a l i m p a c t s o f
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w i l l
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S h o u l d
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f i n d t h a t
t h i s w i l l b e t h e c a s e , a V a r i a n c e r e q u e s t i n g a
w a i v e r
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t h e o n - s i t e p a r k i n g r e g u l a t i o n s m u s t b e f i l e d w i t h t h e
f o r m a l
a p p l i c a t i o n .
- - A s o u t l i n e d i n t h e a t t a c h e d P u b l i c W o r k s D e p a r t m e n t m e m o r a n d u m , i t i s
a d v i s e a b l e t h a t y o u r e t a i n a t r a f f i c e n g i n e e r t o a n a l y z e p o t e n t i a l
m p a c t s a n d m i t i g a t i o n s m e a s u r e s i n a n t i c i p a t i o n o f t h e C i t y ' s
e n v i r o n m e n t a l r e v i e w p u r s u a n t t o t h e C a l i f o r n i a E n v i r o n m e n t a l Q u a l i t y
A c t ( C E Q A ) r e g u l a t i o n s .
- - R e g a r d i n g d e s i g n , l o c a t i n g a b u i d i n g r e a r t h e n o r t h w e s t c o r n e r ( a t t h e
i n t e r s e c t i o n ) i s d e s i r a b l e b e c a u s e i t w i l l s c r e e n t h e a u t o m o b i l e s a n d
p a v e d s u r f a c e s f r o m I m o l a A v e n u e W e s t w h i c h i s a m a j c r a r t e r i a l r o a d w a y
i n t h e c c m n u n i t y . A l s o , l a n d s c a p i n g i s c r i t i c a l a t t h i s h i g h l y v i s i b l e
s i t e a n d i t i s r e c c x i m e n d e d t h a t y o u w o r k w i t h a q u a l i f i e d l a n d s c a p e
p r o f e s s i o n a l t o s e l e c t s p e c i e s w h i c h a r e a p p r o p r i a t e g i v e n t h e s i t e
c o n d i t i o n s a n d w h i c h w i l l e n h a n c e t h e c o m m u n i t y a p p e a r a n c e s b y
providing vi ' interest and screening/shadinVgLhZe parking areas (see
also the Parks is coments regarding Streetr).
This concludes the Planning Department's preliminary ccnnents. You may
wish to refine this site and include schematic building elevations for
conceptual review by the Design Review Commission prior to filing a formal
application.
Please don't hesitate to contact me at (707) 257-9530 to discuss the review
process and/or the comments provided with this letter.
Very truly yours,
T�t
Pamela J. Hardy
Assistant Planner
atts: DPW metro, 4/20/89
Bldg. metro, 3/29/89
Fire memo, 3/31/89
Parks mew, 4/11/89
Napa Sanitation metro, 3/31/89
Napa Co. Environ.Mngmt, 3/31/89
Caltrans memo, 4 / i3/ g9
0 City of Napa, California •
INTER -OFF I CE MEMO
TO: John Yost, Planning Director 04/11/89
FROM: Bob Carlsen, Parks Superintendent ?A(— REVIEWED BY: Mattila
SUBJECT: PRWBCT NAME: Jefferson Pointe Complex
Parks and Recreation Department staff has reviewed the above project
and has the following requirements:
1. Street trees are required on all public streets. A refundable
deposit of $200.00 per street tree is to be paid at the time-
building
imebuilding permits are issued. Street trees from the City of Napa
Street Tree List are to be planted in accordance with City specifi-
cations.
2. Landscape and Irrigation Plans are to be submitted to the Parks and
Recreation Department for all landscape within the Public Right -
Of -Way.
3. All landscape within the Public Right -Of -Way to be maintained by
the property owner.
NAPA FIRE DEPARTMENT
INTER -OFFICE MEMO
TO: JOHN YOST, PLANNING DIRECTOR
DATE: March 31, 1989
FROM: Tom Johnson, Fire Marshal/Reviewed by Steve Ceriani
SUBJECT: 89-068; Jefferson Point Complex (4 Napa); 775 Imola Avenue
The above named project must comply with the requirements listed
below. Any questions concerning these requirements or standards
should be brought to the attention of the Fire Prevention Bureau.
Permits required herein are obtained from the Fire Prevention
Bureau.
PROJECT ACCESS
1. Access surface shall be paved to City Standards.
2. The minimum clear access width for this project is 25 feet.
3. Overhead clearance of 13' - 6" must be provided over all
access road/streets.
4. No speed bumps or dips are allowed in roadway or parking
areas.
5. No parking areas shall be posted and marked in red according
to Vehicle Code Section 22500.7, where required by the Fire
Department.
6. Post address on building(s). Use 6" numbers on building within
100 feet of public street and 12" numbers on all others.
CONSTRUCTION:
7. Roof coverings shall be non-combustible or fire retardant.
8. Siding: No untreated wood shingles or shakes.
9. Four-hour construction with parapet is required where building
is on property line.
10. Exiting shall conform to the Uniform Building Code.
11. Illuminated exit signs must be installed.
12. The building or occupancy must conform to U.B.C., U.F.C., and
City Standards.
CONSTRUCTION: (cont.)
13. Install a "KNOX" Security Box at a location approved by the
Fire Department. Contact Fire Prevention for an application 8
weeks prior to project completion.
FIRE PROTECTION•
14. Hydrants are to be installed within 150 feet of any commercial
structure (including R-1 occupancies) and 250 feet of
residential structures. Off street hydrants are required for
large projects. Installation of hydrant markers in streets
is required.
15. Fire extinguishers (2A-10BC rated) shall be provided per
Uniform Fire Code.
16. The installation of an Automatic Fire Sprinkler System
conforming to N.F.P.A. 13 and City Standards is required for
this project. A PERMIT for installation must be obtained
from the Fire Department.
NOTE: Sprinkler system -24 hour monitoring is required by code for
systems serving more than 50 sprinklers. NO inspections will
be conducted on fire sprinkler installations requiring 24 hour
monitoring until a contract is signed with an approved
monitoring company.
MISCELLANEOUS REQUIREMENTS:
17. Building site has substantial soil contamination. Contact
Environmental Health Department for requirements.
** Other Fire and Life Safety items may be required following
further plan review or field inspection.
SC:nrf
FP89068/TEMP/TXTLIB6
?p A DUN
* * NAPA COUNTY DEPARTMENT OF
�9lIFOR��Q ENVIRONMENTAL MANAGEMENT
TRENT CAVE, R.S. 1195 THIRD STREET, ROOM 205 • NAPA, CALIFORNIA 94559
Director AREA CODE 707/253-4471
MEMORANDUM MAR1989
CIT` N�NAPIk
� ,
TO: Napa City Planning Dept. - John Yost, Director,
FROM: Dept. of Environmental Health - Jill Pahl, R.S.
SUBJECT: Use Permit Application of Jefferson Pte Complex
DATE: Mar. 30, 1989
Located at 775 Imola Ave., West
APN 43-112-05 FILE # 89-068
We have reviewed your application and need the following in order
to complete our review:
1> This is a known contaminated site. The use permit
shall not be approved until an engineering consulting
firm with competency in these matters has evaluated the
situation and recommended cleanup procedures which are
approved by the Regional Water Quality Control Board.
Any associated building permits will not be issued
until a clearance has been received the Dept. of
Environmental Management.
JP: ml
cc: Frank B. Hall, 3 Millican Ct., Martinez, Ca. 94553
����j
C i t y o f N a p a , C a l i f o r n i a
I N T E R - O F F I C E M E M O
T O : J o h n Y o s t , P l a n n i n g D i r e c t o r D a t e : 0 3 / 2 9 / 8 9
F R O M : G r a h a m L a n g , C h i e f B u i l d i n g I n s p e c t o r
S U B J E C T : 8 9 - 0 6 8 J e f f e r s o n C o m p l e x
I f t h e P l a n n i n g C o m m i s s i o n s h o u l d a p p r o v e t h i s U s e P e r m i t , t h e
f o l l o w i n g w o u l d b e r e q u i r e d b y t h e B u i l d i n g D e p a r t m e n t .
w i t h : 1 . S u b m i s s i o n a n d a p p r o v a l o f w o r k i n g d r a w i n g s t h a t s h o w c o m p l i a n c e
a . U n i f o r m B u i l d i n g C o d e .
b . E n e r g y C a l c u l a t i o n s a s s e t f o r t h i n T i t l e 2 4 , C . A . C .
c . U n i f o r m P l u m b i n g C o d e
d . U n i f o r m M e c h a n i c a l C o d e .
e . H a n d i c a p p e d R e g u l a t i o n s a s r e q u i r e d b y t h e S t a t e
A r c h i t e c t s O f f i c e
f . C o m p l i a n c e w i t h a n y o t h e r l a w a n d / o r o r d i n a n c e i n
e f f e c t a t t h e t i m e o f b u i l d i n g p e r m i t i s s u a n c e .
J E F F E R S O N / B U I L D I N G / T X T L I B I 9
- Z , _ V , , .
M A R 1 9 8 9 c r ,
C I T y O F M A P A
F L p N N 1 N G ( b v .
r . _
t o
OWNER'S STATEMENT
The two attached site plans are submitted for Conceptual Design
Review for the development of the SEC of Jefferson Stree an
Imola Avenue. For many years this property was leased to
Chevron, Inc. as a gas station.
The CC or Community Commercial zoning allows for many different
types of commercial uses. This application presents two site
plans, each of which contemplates a different use, or
discussion.
---- — -
The site plan 1NAPA is a retail building of 10,830 s.f. located
along the north and west property lines. Two o t e existing
driveways would be closed, leaving two access points as far from
the intersection as possible. The existing access between this
parcel and the adjacent shopping center also remains open.
The site plan "APA is a mixed use consisting of a 2.200 s f.
fast food t with a drive thru and a 7,175 s.f. retail/
shop building. The restaurant is at the northwest point, wit
the shop building tucked back along the southeast property lines.
Again, two access points are eliminated and the remaining
driveways are as far away from the intersection as possible.
And, the existing access between the shopping center remains
open.
Each of these site plans has certain advantages, however,
ultimately the leasing process will determine the direction taken
at the future hearings and meetings.
We invite your comments.
Sin erely,
Frank B. Hall I
Jefferson Pointe Development Company
3 Millican Ct.
Martinez, CA 94553-9786
FBH/cas ;)
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