Broadway District Specific Plan
City Council/Planning Commission Land Use Workshop
July 21, 2026
Broadway District Specific Plan Vision
A dynamic place where residents and visitors live, work, plan and actively participate in the community.
1 Union Pacific RR Property 8 Medium Density Residential sites 2 Adobe Lumber site 9 Former Bowling Alley sites
3 Holy Family Church site 10 Vacant sites north of Poco Way 4 NV Casino 11 Vacant/Underutilized S of Poco Way
5 Marshals Honey Farm 12 Vacant/Underutilized N of Donaldson 6 Napa Junction Elementary 13 Former AC Arts site
7 City & Medeiros Properties 14 Vacant site S of Crawford Way Vacant and Underutilized Sites 2019
What’s Happened Since BDSP?
Home2Suites 2020
Circle K 2020
Hampton inn 2021
Napa Cove 2021
Built
Built
Construction Permits
Built
What’s Happened Since BDSP?
Chicken Guy 2023
Sun Square Mixed Use 2023
Crawford Townhomes 2025
Rotten Robbie 2021
7-Eleven 2021
Built
Redesign
Construction Permits
Rezoned
Architecture Report Card
• Crawford Townhomes and Sun Square really stepped up but…. • Most project’s architecture has been underwhelming.
• Council involvement improved the Hampton Inn.
Submittal Approval
BDSP Project Approvals Economic Report Card
Private Investment
Ballpark $150
Million
Property Tax +
Sales Tax +TOT
~ $1.4
Million /Year
Regional
Economic Activity
~ $250-400
Million/Year
Remaining Opportunities Are More Complex
• The easy sites are largely developed.
• Retail market has changed.
• Inflation and interest rates make remaining
projects face higher risk.
• Entitlement hesitation can be a barrier.
Here is a strategy to move forward:
Proactive Creativity, Partnership, and Certainty
• Proactive Partner and Facilitator
• Be proactive with architecture.
• Entitle Desired City Opportunities.
• Development moves straight to construction permits.
Traditional Approach Proactive Approach
Wait for Proposal Identify Opportunity
Developer Assumes Risk City “Yes” Stamp
Entitle after Concept Vetted Faster Path to Investment
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Canyon Plaza
Orient In-line Retail to Broadway
Use Broadway Setback for Leasable Space
Broadway Ped/Bike Trail Anchors a pleasant outdoor space Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Lawson’s Center
Monetize Parking Lot Area
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Lawson’s Center
Widen the Sidewalk for Seating & Landscape
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Lawson’s Center
Add a Dormer Pitched Roof for better Visibility
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Lawson’s Center
Add Multifamily Housing over Retail
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Former Bowling Alley Site
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Pickleball Sports and Lena’s Bar
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Grocery and Inline Retail at
Eucalyptus/Broadway
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
View from Broadway, Facing West
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Townhomes along Theresa Avenue
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Townhomes along Theresa Avenue
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
Melvin Avenue Property for Sale
200 feet
1.26 Acres
Canyon Plaza
Broadway District Specific Plan
• Utilities in place
200 feet
1.26 Acres
Melvin Townhomes
Next Steps
Consider the concept of proactive entitlement