Planning commission approves 9‑lot row‑home subdivision at 33 Bridal Street with conditions

The Calistoga Planning Commission on April 24 approved a tentative map (TM 2023‑1) and design review (DR 2023‑1) for a nine‑lot subdivision and row‑house project at 33 Bridal Street, voting unanimously to adopt the staff‑recommended conditions after applicant presentations and public comment.

The project proposes subdividing a 0.39‑acre vacant parcel into nine lots — eight attached for‑sale row homes and one common parcel for parking and driveways — and includes one deed‑restricted unit set at the moderate affordability level (defined in staff materials as roughly 80–120 percent of area median income). Staff told the commission the proposal is consistent with the general plan and R‑3 zoning and that the project qualifies for certain CEQA exemptions outlined in the staff report.

Developer Resham Singh described the project as an infill, for‑sale development intended to emphasize homeownership rather than rental housing. "Homeownership, I think, is just a benefit for ... the homeowner, benefit for the community," Singh said. Architect Paul Gilger described a design that reads as eight distinct homes rather than a single apartment block; he said typical units will be about 1,500 square feet with three bedrooms.

Engineer Jeremy Sill told the commission the project will install an off‑site sewer extension to Lincoln — a substantial engineering task that staff and the developer expect to be paired with a public‑works reimbursement program. "It's a pretty big hurdle," Sill said, adding that the sewer work is a public benefit for nearby residents and that the city and applicant have discussed fee reimbursement arrangements.

During questioning, commissioners pressed staff and the applicant on deed‑restriction management, occupancy verification, parking, landscaping, drainage and tree removal. Staff said the city uses the City of Napa's housing authority to assist with affordability agreements, deed restrictions and occupant self‑certification; staff also said audits can be conducted if occupancy issues arise.

Multiple residents raised concerns about removal of three mature sycamore trees on the site. The engineer said those trees sit in locations that conflict with standard street frontage and that Public Works would require a non‑standard street section to keep them. Commissioners added conditions that require Public Works to re‑examine preservation possibilities and, if preservation is not feasible, require replacement at a 3:1 ratio (nine replacement trees).

The commission's approval included several explicit conditions: staff will re‑investigate tree preservation with Public Works; if trees must be removed, they must be replaced at a 3:1 ratio; the four proposed street trees must be 24‑inch box size rather than 15‑gallon; the project team must confirm whether ADA parking is required and, if it is not, reconfigure the civil plan to convert the ADA stall to an additional parking space; and the landscape architect must work with staff to add softscaping and confirm drainage at the entry sidewalks. Chair Wilks moved the approval and Commissioner Vaughn seconded; the roll call recorded three Ayes (Vaughn, Vice Chair Allen, Chair Wilks) and the motion carried.

The developer and staff said legal instruments — maintenance agreements and CC&Rs — will be finalized before the map is recorded, with city staff and attorneys reviewing the documents. The applicant clarified the project will rely on a maintenance agreement rather than a formal homeowners association that would involve the Department of Real Estate.

The commission closed the item and proceeded to a brief director's report. Later in the meeting Commissioner Vaughn announced his resignation citing a new career and potential conflicts of interest; the chair and staff expressed appreciation for his service.

The commission deferred to staff for final technical checks and to finalize the recorded conditions before map approval is completed.