Napa General Plan 2040
Final Admin Draft
Table of Contents
1 Vision and Planning Context ................................................................................. 4
1.1 Napa: Setting and Evolution ................................ ................................ .................4
1.2 Vision and Guiding Principles ................................ ................................ ............. 75
1.3 Key Strategies ................................ ................................ ................................ 1311
1.4 Planning Area ................................ ................................ ................................ 1412
1.5 General Plan Purpose and Process................................ ................................ .. 1417
1.6 Related Plans, Programs, and Reports ................................ ............................ 2119
1.7 Community Outreach in Shaping the Plan ................................ ...................... 2422
1.8 General Plan Organization ................................ ................................ ............. 2523
1.9 Amendments to the General Plan ................................ ................................ .. 2826 2 Land Use and Community Design ................................................................... 2927
2.1 Background and Purpose ................................ ................................ ............... 3028
2.2 Existing Land Use and City Structure ................................ ............................... 3129
2.3 Land Use Framework ................................ ................................ ..................... 3634
2.4 Potential Development ................................ ................................ .................. 4947
2.5 Focus Areas ................................ ................................ ................................ ... 5250
2.6 Downtown ................................ ................................ ................................ .... 6259
2.7 Neighborhood Quality and Character ................................ ............................. 6461
2.8 Goals and Policies ................................ ................................ .......................... 6966 3 Transportation ............................................................................................... 8481
3.1 Background and Purpose ................................ ................................ ............... 8481
3.2 Street Network ................................ ................................ .............................. 8582
3.3 Automobile Movement ................................ ................................ .................. 9288
3.4 Other Transportation Topics ................................ ................................ ........ 10197
3.5 Goals and Polices ................................ ................................ ....................... 104100 4 Community Services, Parks and Recreation ................................................ 113107 Table of Contents
4.1 Background and Purpose ................................ ................................ ........... 113107
4.2 Public Safety and Emergency Services ................................ ........................ 114108
4.3 Schools and Education ................................ ................................ ............... 118112
4.4 Utilities ................................ ................................ ................................ ..... 121116
4.5 Solid Waste and Recycling ................................ ................................ .......... 133124
4.6 Parks, Recreation Facilities, and Trails ................................ ........................ 135125
4.7 Arts and Culture ................................ ................................ ........................ 154144
4.8 Goals and Policies ................................ ................................ ...................... 158148 5 Historic and Cultural Resources .................................................................. 169159
5.1 Background and Purpose ................................ ................................ ........... 169159
5.2 Historic Overview ................................ ................................ ...................... 170160
5.3 Historic Surveys and Historic Resources ................................ ...................... 173163
5.4 Preservation Plans and Programs ................................ ............................... 179169
5.5 Archaeological Resources and Intangible Cultural Heritage ......................... 181171
5.6 Goals and Policies ................................ ................................ ...................... 182172 6 Climate Change and Sustainability .............................................................. 189179
6.1 Background and Purpose ................................ ................................ ........... 189179
6.2 Climate Change and GHG Reduction ................................ ........................... 193183
6.3 Land Use and Mobility ................................ ................................ ............... 196184
6.4 Sustainable Built and Natural Environments ................................ ............... 196185
6.5 Goals and Policies ................................ ................................ ...................... 205193 7 Natural Resources Conservation ................................................................. 213201
7.1 Background and Purpose ................................ ................................ ........... 213201
7.2 Biological Resources and Open Space for Conservation ............................... 214202
7.3 Air Quality ................................ ................................ ................................ . 221209
7.4 Water Quality ................................ ................................ ............................ 225213
7.5 Goals and Polices ................................ ................................ ....................... 229216 8 Safety and Noise ........................................................................................ 234222
8.1 Background and Purpose ................................ ................................ ........... 234222
8.2 Geologic and Seismic Hazards ................................ ................................ .... 235223
8.3 Hazards and Hazardous Materials ................................ .............................. 238225 Napa General Plan 2040
Final Admin Draft
8.4 Hydrology and Flooding ................................ ................................ ............. 240228
8.5 Noise ................................ ................................ ................................ ......... 245233
8.6 Fire ................................ ................................ ................................ ........... 255242
8.7 Other Public Safety and Hazard Issues ................................ ........................ 257244
8.8 Emergency Preparedness and Response ................................ ..................... 259246
8.9 Goals and Policies ................................ ................................ ...................... 260247 9 Public Health and Equity ............................................................................ 266252
9.1 Background and Purpose ................................ ................................ ........... 266252
9.2 Health in All Policies ................................ ................................ .................. 269255
9.3 Healthy and Sustainable Natural Environment ................................ ........... 274260
9.4 Complete and Active Neighborhoods ................................ ......................... 278264
9.5 Food System ................................ ................................ .............................. 286272
9.6 High Quality and Affordable Housing ................................ ......................... 288274
9.7 Community Building ................................ ................................ .................. 295280
9.8 Goals and Polices ................................ ................................ ....................... 298283 10 Economic Development Element ................................................................ 306291
10.1 Background and Purpose ................................ ................................ ........... 306291
10.2 Napa Economic Overview ................................ ................................ .......... 307292
10.3 Economic Development Strategies ................................ ............................. 312297
10.4 Economic Development Element Goals and Policies ................................ ... 314299
Chapter 1: Vision and Planning Context
1 Vision and Planning Context
This chapter outlines the City of Napa’s Vision and Guiding Principles for the future development of the community. It also introduces the General Plan (or Plan) – its purpose, use, and policy structure, and how it can be amended and updated to adapt to changing circumstances.
The General Plan was developed through extensive community input, with an array of outreach tools and activities including workshops, meetings, open houses, educational forums, surveys, online interactive forums, videos, and newsletters deployed at various stages of the planning process, engaging several thousand community members. The City Council appointed a General Plan Advisory Committee (GPAC ) to facilitate the assembly of comments and ideas from the general public into the General Plan Vision and Guiding Principles and key policy proposals, and the Planning Commission and the City Council provided direction at key stages. With its approval and adoption of this General Plan, the City Council affirmed and adopted this Vision and these Guiding Principles for the City.
The General Plan is comprehensive and long-range and will be used on an ongoing basis to direct the City’s decision making, reflecting the City’s commitment to the ideals set forth herein. It is the City’s goal that all actions related to the City’s physical development—from transportation and park plans to facility and specific plans, as well development regulations and fee programs — should be consistent with the General Plan.
1.1 Napa: Setting and Evolution
The City of Napa (City) is at once a tightly-knit historical community in an idyllic setting along the Napa River, and a global destination as the center of Napa Valley, one of the principal wine-making regions in the world.
Napa Valley is one of California’s longest inhabited areas, with a 10,000-year history of habitation.
The City’s contemporary town site was first laid out 175 years ago (in 1847) adjacent to the northernmost navigable section of the Napa River. The first railroad operations began in 1865 and expanded in the years following. The central area of the City was first incorporated as the “Town of Napa City” in 1872 and reincorporated as the “City of Napa” in 1874.
The City is a charter city, meaning that the City is authorized by the California Constitution to exercise home rule authority over municipal affairs in a manner that is broader than the authority granted to general law cities. In California, of the total number of 478 cities, there are 125 charter cities. The voters of the City of Napa approved its first city charter on March 9, 1893 ; however, following significant change in the California Constitution, the City’s voters approved an amended City Charter on December 16, 1914, with an effective date of January 26, 1915. The City Charter may be amended only by a vote of the City's electorate.
By the dawn of the 20th century, the City had become the primary business and economic center for the Napa Valley. While winemaking in Napa Valley dates to the 19th century, the end of the Prohibition in 1933 initiated a period of winemaking renaissance . Over the years, the valley has Napa General Plan 2040
Final Admin Draft
become renowned as the premier wine -making region in the country, with significant growth in tourism, culinary offerings, and the arts.
Following a long period of slow growth, the City grew rapidly between 1940 and 1950 when its population increased by 64 percent , and by the early 1950s, the City found itself surrounded by County-approved subdivisions on the west, north and east. In response, the City began the annexation of the Stanly Ranch area to the south, and this sparked discussions about planning for orderly growth in Napa in the City and the County and led to the adoption of the Adopted Master Plan of the County of Napa. The master plan predicted an ultimate population of up to 150,000 people for Napa and, to help manage and guide the anticipated growth, the City engaged a planning consultant who prepared the City’s first general plan, adopted in 1969.
The 1969 General Plan envisioned the City evolving into a major urban center with a population of 150,000 anticipated by 1990. Among the changes described i n the 1969 General Plan and accompanying downtown redevelopment plan were high -rise apartments in the downtown riverfront area and an east -west crosstown freeway linking Highway 29 to a new freeway that would replace the Silverado Trail east of the river.
While the most significant changes described in the 1969 General Plan were never realized, portions of the plan and the rapid growth it promoted seemed to alarm many residents. Citizens and neighborhood groups began calling for a new general plan that would slow the City’s growth and, in 1973, the City Council placed several advisory questions on population growth (known as the “plebiscite”) on the November ballot. Of the choices on the ballot, the option with the smallest population increase (75,000) was selected by voters as the city’s preferred size. In 1975, the City adopted a new General Plan that, consistent with the plebiscite vote, contemplated a year-2000 population for the City of 75,000 persons.
The 1975 General Plan contained future urban development within an urban growth boundary line dubbed the “Residential Urban Limit (RUL) Line.” The area bounded by the RUL Line included both city and unincorporated lands, and while the County was not bound by the City’s RUL Line, it cooperated with the City by requiring annexation of lands within the RUL to the City prior to urbanization. In 1979, County voters adopted Measure A, which went into effect in 1980. Under Measure A, county lands outside the City’s RUL were planned for resour ce use, agriculture, or very-low-density residential development (e.g., 20 -acre minimum lot sizes). The County’s land use actions had the effect of forcing new development into the existing cities in the County, and as a result, Napa’s share of the County’s population grew from barely 30 percent in 1950 to almost 60 percent by 1990. The City’s desire to accommodate an ultimate population of 75,000 persons without expanding the RUL Line provided the impetus for the City Council’s decision in 1981 to adopt a new general plan.
The next year, the City adopted its 1982 General Plan. The 1982 General Plan incorporated the RUL Line policies (renamed the “Rural Urban Limit”) and established a limit on new residential building permits of 540 per year. This limit was calculated to generate a rate of growth that would produce an ultimate City-wide population of 75,000 persons by the year 2000. The 1982 General Plan also designated the unincorporated areas outside of the RUL Line as “greenbelt” areas, and to supp ort the preservation of those areas in open space it increased residential density designations in the City to better accommodate the anticipated population growth within the RUL Chapter 1: Vision and Planning Context
Line. However, the higher densities elicited opposition from many existing residents based on the effects on their traditional, predominantly single -family neighborhoods. These objections, together with broader issues such as congestion management, new state -imposed air quality standards, planning for the downtown and Napa River areas, and the perceived need to balance the City’s job opportunities with its growing housing stock, led the City to plan for another general plan update. In October 1991, the City Council appointed a 19 -member citizen’s advisory committee (CAC) to provide input to City staff charged with preparing a new general plan. In July 1993, the CAC issued a draft Concept Report that described goals, policies and land use alternatives for the City’s future. The Concept Report was confirmed by the City Council in March 1994, and established the foundation for the current general plan, Envision Napa 2020, adopted by the City Council on December 1, 1998. Shortly thereafter, on March 2, 1999, the City’s voters approved a ballot measure to incorporate the RUL Line int o the City Charter (See City Charter Section 180 and Appendix D of this General Plan). As a part of the City Charter, the RUL may be amended only with approval of the City’s voters.
Since adopting the 1998 General Plan, the City has grown into the County ’s commercial center while maintaining a compact growth pattern within the RUL Line. Since its original adoption, the RUL Line has been amended only once, on November 4, 2014, to incorporate into the urban side an approximately 154 -acre site known as the Napa Pipe Property (generally east of Napa River and north of State Route 29), where nearly 1,000 homes and commercial uses are planned for development. This 2022 General Plan anticipates all new growth within the existing (as of 2021) RUL Line.
The City’s economy is unique, blending tourism, hospitality, food, art, and entertainment together with the principal education, healthcare, and commercial uses in the County. Major employers include the Queen of the Valley Hospital and Napa State Hospital, schoo ls and the Napa Valley College, and Napa County and the City, as well as industrial and manufacturing uses, retail establishments, and other businesses. Roughly 62 percent of all jobs in Napa County are in the City, making it the economic hub of the County.
Today, the City is a community of approximately 80,000 residents with 51,000 jobs. The City’s demographic profile reveals a diverse community, with ap proximately 40 percent of the population identifying as Hispanic or Latino (of any race) and nearly a third of residents under the age of 18. Approximately 16 percent of the City’s residents are 65 years and over.1 The 18-square mile community offers a multitude of options for entertainment, dining, cultural, and recreational experiences; quaint and historic neighborhoods; and an array of housing options for the people who call Napa home. These are complemented by a warm, Mediterranean climate; a focus on family-friendly lifestyles and good schools; an active and historic Downtown; access to recreation, nature, and the Napa River; and access to fresh foods and produce and some of the best wines in the world.
The City has been dedicated to fostering new businesses and well -managed growth to continue Napa’s superb quality of life. The City also emphasizes environmental stewardship and resiliency,
1 U.S. Census QuickFacts. 2019.
Napa General Plan 2040
Final Admin Draft
social equity, economic diversity, and the production of increased housing, including affordable housing, to enable a greater share of the workforce to live in the community.
1.2 Vision and Guiding Principles
VISION FOR THE FUTURE
The Vision is intended to reflect the City’s aspirations for Napa’s future. It is a summary of shared goals that the City aspires to achieve through the General Plan. The Guiding Principles elaborate upon the Vision and are intended to guide City actions through more detailed goals and policies in each element . The Vision statement and Guiding Principles are based o n input from the community, gained through community workshops and pop -up outreach, an online community survey, stakeholder interviews, GPAC meetings, and City Council and Planning Commission meetings. Through the process of creating a vision as part of pr eparing the General Plan, community members provided their perception s of future challenges, opportunities, and possibilities.
Vision Statement
Napa is a signature Bay Area city, at once both a small town and a global destination at the heart of Napa Valley’s wine tourism. The City is endowed with a scenic setting in the valley with views extending to vineyards and proximate hills, a connected open space system integrated with the Napa River, and an identifiable downtown resplendent with historic resources. As Napa Valley’s largest city and a booming center of visitation and economic diversity, the City needs to make concerted efforts to balance the needs of local residents and businesses, maintain and enhance the City’s defining characteristics and quality of life, and ensure that t he community remains attainable and inclusive, family -friendly, and appealing to an increasingly diverse population of residents, workers, and visitors.
The vision of Napa embodied in this General Plan is that of a city that builds upon its defining attributes of small -town character, historic neighborhoods, and a picturesque setting along the Napa River, to establish a long-term, sustainable future for the City. A city that meets the needs of residents first , while developing and maintaining a vibrant, th riving economy befitting its position as a global destination in the heart of a premier wine -producing region. Napa will be a city that is inclusive, family -friendly, balanced, sustainable, and flexible to adapt to changing future circumstances.
GUIDING PRINCIPLES
The General Plan is organized into elements structured around the core values of the Vision and Guiding Principles, while meeting state law requirements for comprehensiveness. This section includes the Guiding Principles which guide the goals and policies listed in each element. Table 1- 1 shows the relationship of each Guiding Principle to the General Plan elements.
1. Foster Napa as a community of connected neighborhoods, with vibrant, walkable districts, and revitalized corridors.
Chapter 1: Vision and Planning Context
The City will accommodate growth through strategic infill while fostering development of “complete neighborhoods” with a range of everyday amenities within easy distances, and an array of activities and uses in all parts of the City. Mixed-use development patterns—including flexible office space, retail, neighborhood grocery stores, coffee shops, dining and other compatible uses mixed with housing—will be encouraged to foster vibrant, walkable, 21st century environments.
Key corridors such as Jefferson and Trancas streets and Soscol Avenue will incorporate housing and mixed-use development to support their development as distinctive, vibrant, tree-lined community spines, with enhanced pedestrian environments, and bikeway connections. Land use regulations can be designed to stimulate investment, while ensuring that development scale and building heights are appropriate to context and setting.
2. Increase travel options through enhanced walking, bicycling, and public transportation systems, and promote mobility through increas ed connectivity and intelligent transportation management.
The City will improve the transportation system with key roadway connections ; an expanded network of walking and biking facilities; efficient public transit; and intelligent traffic management systems that move people efficiently to their destinations. The City will p rioritize convenient, comfortable, and safe walking and biking access to schools, employment centers, commercial areas, parks, and medical services. The City will embrace and safely integrate emerging transportation choices and technologies.
A more connected street network a nd new pedestrian and bicycle paths will enhance mobility citywide. Key corridors, including portions of Jefferson Street, Imola Avenue, and Soscol Avenue, will be retrofit ted with street trees and bicycle and pedestrian facility improvements to enhance multi -modal transportation access and safety. Additional infrastructure changes, including intersection design and traffic calming measures, will be analyzed throughout the City for safety and efficiency improvements.
3. Balance local and tourism needs.
While the City has always been the job center of Napa Valley, the past decade has seen a surge in hotels and restaurants in Napa, with jobs in the accommodations and food sector alone comprising half of the jobs created. While this growth has bolstered the local economy, it has also created concerns by some residents that key community-gathering districts—especially Downtown and the Oxbow District — are being designed to encourage the development of higher-end establishments that are financially out of reach to many residents.
The City will strengthen linkages between economic growth , community development, and quality of life. The City will promote amenities and activities in Downtown that draw and meet the needs of local residents and workers. The City will also emphasize a diverse range of economic opportunities, balancing the growth in the tourism sector.
Napa General Plan 2040
Final Admin Draft
4. Promote housing and support a diverse array of housing types to meet the needs of all segments of the population.
Growth in tourism over the past decade has resulted in a surge in service jobs, many of which are filled by workers priced out of the Napa housing market, resulting in long commutes that add to congestion . The lack of adequate workforce housing is also an economic development issue, as businesses struggle to retain and attract workers.
The General Plan encourages development of a mix of housing types to provide current and future Napa residents with access to a wide range of housing opportunities. The Plan also promotes housing in a diversity of locations – in existing neighborhoods, targeted growth areas within the City, and along corridors and in Downtown for those desirous of living in integrated mixed-use environments.
5. Foster connections to nature and open space.
Napa is endowed with a beautiful setting surrounded by agricultural land and open spaces, with the Napa River providing an open space and ecological corridor that traverses the City. Respondents to the community priorities survey conducted for the General Plan rated preserving the community’s natural environment and open spaces as the highest priority for City action. The recently -completed Oxbow Commons—a multi- functional open space designed for flood control that offers a park-like environment and space for cultural events —is a significant amenity in the heart of the community. The General Plan envisions continued expansion of integrated flood control/open space solutions, increased access to regional open spaces, and strategic natural and open space additions, including smaller neighborhood parks accessible from bicycle and pedestrian trails.
6. Emphasize environmental sustainability.
The City seeks to be a leader in environmental sustainability and combating climate change. The 2017 Atlas Peak fire served as a grim reminder of the imminent threat s to the community posed by extreme weather and climate change. The City will strive toward a zero -carbon fo otprint, reduce greenhouse gas emissions from energy use and transportation, and minimize urban heat islands through strategies outlined the General Plan, and additional actions that could include planting and maintaining more trees throughout the City, creating an urban forest while maintaining views of vineyards and hillsides, and encouraging high-reflectance buildings and public infrastructure, all with an effort to achieve carbon neutrality. The General Plan seeks to decrease reliance on automobile use by increasing access to public and active transportation, and supporting infrastructure improvements for bicycles, autonomous vehicles, and zero -emissions vehicles.
7. Achieve a healthy and safe community for all.
The General Plan seeks to address both the social and physical determinants of health and safety. The Plan promotes public health through furthering access to housing, shelter, Chapter 1: Vision and Planning Context
education, and jobs. Additionally, it supports development patterns that promote active living – walking and biking, connected paths and open space networks, and walking access to amenities and services. The City will continue to seek ways to improve access to fresh, local healthy food, including by supporting farmers markets and community g ardens to enable community members to grow fresh food. The City will s upport public safety improvements and effective emergency responsiveness, including police, fire, and medical response, and plan for adaptation and resiliency in the face of increased risks for wildfires and flooding.
8. Promote continued Downtown revitalization.
The City has an enviable Downtown that combines the old and the new, and has undergone a reinvention with the completion of flood-control improvements, new hotels and restaurants, tasting rooms, performance art venues and art galleries, and reorientation to the river with projects such as the Oxbow Commons and riverwalk improvements.
The General Plan continues to build on Downtown’s successes, while in creasing its attractiveness to residents by encouraging affordable dining options, community-serving retail, improved public safety, and family-friendly events and attractions. Public realm improvements—more street trees, continued sidewalks and bikeway improvements—are emphasized for all streets. More housing in downtown will be available for those preferring urban lifestyles and will enable hospitality workers to live closer to work.
9. Celebrate culture, arts, and history.
Napa has a rich legacy of historic homes and commercial buildings, neighborhoods, and landscapes. The General Plan seeks to continue the City’s efforts to protect its heritage and cultural resources, and promote preservation , rehabilitation and adaptive reuse to enable continued productive use and economic viability of Napa’s historic and cultural resources.
The City is a culinary center built on the community’s agricultural heritage, and is home to renowned culinary institutions such as the Culinary Institute of America. The Rail Art District and the Art Walk are examples of programs that connect the arts with the built environment, enhance the City’s quality of life , and support tourism. In recent years, several new performing arts venues have sprouted in Downtown, such as Blue Note Napa and the Uptown Theatre. In addition, Napa has a variety of smaller arts and performance spaces, including the Lucky Penny Community Arts Center, the annual Napa Lighted Art Festival, and a variety of local art exhibitions. Some of the City’s most important events, such as the annual BottleRock music festival, which attracts more than 120,000 people each year, and the locally -oriented P orchfest, increase the City’s sense of place and enhance its quality of life.
The City will continue to emphasize the arts by promoting additional events and cutting- edge venues to host world -class performances . The City will support an even greater variety of arts and cultural activities that cater to residents and tourists alike , celebrate Napa General Plan 2040
Final Admin Draft
community diversity , and promote inclusivity. Incorporating public art at main entry points into the City can help distinguish the City and reinforce a sense of place and arrival.
10. Achieve an economically diverse and resilient community.
While furthering continued tourism growth, the General Plan seeks to promote greater economic diversity by encouraging new industries, small businesses, and entrepreneurship to make the City more resilient to changing economic conditions and increase economic opportunities for residents. To assist with workforce development, the Table 1-1: Guiding Principles and General Plan Relationship
NAPA COMMUNITY GUIDING PRINCIPLES
GENERAL PLAN ELEMENT
Land Use and
Community Design
Transportation
Community Services,
Parks, and Recreation
Historic and Cultural
Resources
Climate Change and
Sustainability
Natural Resources
Conservation
Safety and Noise
Public Health and
Equity
Economic
Development
Housing (separate
update from GP)
1. Foster Napa as a community of connected
neighborhoods, with vibrant, walkable
districts, and revitalized corridors.
● ● ◌ ◌
2. Increase travel options through enhanced
walking, bicycling, and public
transportation systems, and promote
mobility through increased connectivity
and intelligent transportation
management.
◌ ● ◌
3. Balance local and tourist needs. ● ◌ ● ● ◌ ◌ ◌ ● ◌
4. Promote housing and support a diverse
array of housing types to meet the needs
of all segments of the population.
● ◌ ●
5. Foster connections to nature and open
space. ◌ ● ◌ ●
6. Emphasize environmental sustainability. ◌ ● ◌ ● ● ◌ ● ◌
7. Achieve a healthy and safe community for
all. ◌ ● ● ●
8. Promote continued Downtown
revitalization. ● ● ◌ ● ◌
9. Celebrate Culture, Arts, and History. ● ●
10. Achieve an economically diverse and
resilient community. ◌ ●
● Most Closely Related to Core Value ◌ Closely Related to Core Value Chapter 1: Vision and Planning Context
General Plan encourages partnerships with local educational institutions and businesses and promotes daycare and pre-schools to grow and facilitate workforce participation.
Napa General Plan 2040
Final Admin Draft
1.3 Key Strategies
The Vision and Guiding Principles are supported by key strategies that provide a bridge to the detailed goals and policies in each element:
• Compact Growth Patterns. The General Plan seeks to achieve the City’s 20-year growth needs within the existing Sphere of Influence . Thus, the Plan emphasizes infill development in Downtown, aging commercial areas, and where underutilized or outmoded uses offer opportunities to accommodate new housing, employment, and commercial development. The General Plan also provides direction for development of remnant vacant land at City edges within the existing Sphere of Influence . Increased densities and mixed -use development are targeted in selected areas, balanced with preservation of the City’s rich historical and cultural heritage. • Corridor Revitalization. To further the guiding principles, key portions of Soscol Avenue, Jefferson Street, Imola Avenue, and Trancas Street have mixed-use designations, and policies that seek to fost er development of these areas as pedestrian -oriented community spines. The General Plan outlines varied approaches to land uses and mixes, and transportation improvements, reflecting each corridor’s location and community role.
• Accessible and Walkable Cit y. The General Plan emphasizes walking and bicycling through a multi -pronged strategy that fosters pedestrian-oriented development; new pedestrian and bicycle connections; increased densities; and greater mix of uses to enable shorter trips. Corridors would provide amenities and services for adjacent neighborhoods, and include high- and medium-density housing surrounding retail uses or integrated in mixed-use buildings.
• Diversity of Housing Choices. The General Plan provides a range of residential densities wider than previously permitted in the city, as well as several areas with mixed residential and commercial designations to facilitate production of a range of housing types to meet the needs of people of all incomes, abilities, and stages of life, with a focus on workforce housing and improved community -wide jobs/housing balance . The housing growth is focused in locations with access to services, amenities, and open spaces. • Connection to the Napa River. Trails and open space networks along the Napa River will be enhanced to enable residents and visitors to recreate along the river, and enjoy dining and shopping along the waterfront. Sites undergoing development adjacent to the Napa River will be encouraged or required to facilitate public access to the waterfront, and orient buildings toward the river.
• Improved Streetscape Design. The City’s corridors are envisioned as community spines that provide community gathering spaces and facilitate multi -modal mob ility.
Streetscapes, including along Soscol Avenue, Trancas Street, and Jefferson Street, will be improved as feasible, with consistent street trees , ample and continuous sidewalks, pedestrian-scale lighting, and bikeways to enhance corridor and community character and identity, and improve pedestrian and bicycle comfort and safety. • Flexibility in Residential Neighborhoods. By carefully expanding the types of new housing allowed in existing residential neighborhoods, t he existing character of traditional Chapter 1: Vision and Planning Context
neighborhoods can be preserved while allowing for more housing options and expanded use of historic properties. Residential areas would remain in residential use, but with opportunities to build a greater diversity of housing types. Home -based businesses and small-scale businesses would be permitted to enhance economic opportunity. • Economic Diversity. The General Plan promotes diversification of the economy by identifying locations for a diverse range of employment-generating uses with an emphasis on “maker spaces”/production uses, health and wellness, arts and entertainment, business incubation, and small-business promotion and retention. Land use designations around the Queen of the Valley hospital on Trancas Street focus on medical, technology, health and wellness, and professional services to enable business incubation with linkages to medical uses and technology. Existing light industrial areas, such as along Lincoln and Soscol avenues and the business park at Napa Valley Commons, are to remain , with limitations on conversion to other uses. Policies supporting downtown retail diversity and the “auto row” are outlined.
• Climate Change and Environmental Resiliency. The General Plan envisions the City as a leader in reducing greenhouse gas emissions, and in adapting the community to climate change. The Land Use Diagram identifies location for open space, and goals and policies in the elements that follow emphasize conservation of riparian habitats, nurturing and growing the urban forest, integrated recreation/open space/flooding improvements along Napa River, sustainable site planning and development practices, and increased emphasis on recycling and reuse.
1.4 Planning Area
REGIONAL LOCATION
The City is located in southern Napa Valley, nestled between two mountain ranges —the Mayacamas Mountains to the west, which form the boundary with Sonoma County, and the Vaca Range to the east, which forms the boundary with Solano County. The regional setting is depicted in Figure 1-1: Regional Setting. The City is located about 10 miles north of San Pablo Bay, 50 miles from San Francisco, and 40 miles from Oakland . State Route (SR) 29, SR 121, and SR 221 run through the City, connecting it to other communi ties in the region. Napa is also accessible via public transportation, including the Vine bus and shuttle.
Napa General Plan 2040
Final Admin Draft
Figure 1 -1: Regional Setting
Chapter 1: Vision and Planning Context
PLANNING BOUNDARIES
California Government Code Section 65300 requires that “ … each county and city shall adopt a comprehensive, long-term general plan for the physical development of the county or city, and of any land outside its boundaries which in the planning agency’s judgment bears relation to its planning.”
Napa’s General Plan Planning Area (Planning Area) includes land within its City Limits and in its Sphere of Influence (SOI), as described below. The Planning Area extends 12,495 acres (19.5 square miles), of which about 94 percent is within City Limits and the remainder in the SOI, as shown in Table 1-2 below. The Planning Area is surrounded by unincorporated Napa County and is generally bounded by Oak Knoll Avenue to the north, First Avenue on the east, Napa Valley Corporate Park and Stanly Ranch on the south, and the Mayacamas Mountains on the west. The Napa River runs through the Planning Area in a north-south direction. The Planning Area is shown in Figure 1-2: Planning Boundaries.
Table 1-2: Planning Area
Acres
City Limits
Contiguous Land 11,746
Non-Contiguous Land 59
Total City Limits 11,805
Unincorporated Island & Pockets
Sphere of Influence 690
Planning Area 12,495
City Limits
Napa’s City Limits encompass 11,805 acres (18.4 square miles), including 11,746 acres of contiguous, and 58 acres of non-contiguous land as follows:
• Approximately 11,746 acres of contiguous area, where all habitable development in the City is located.
• Napa Recycling and Compost Facility, located at 820 Levitin Way, near American Canyon and about 2.5 miles south of Napa Valley Commons, on approximately 18 acres owned by the City and operated by the City’s Recycling & Solid Waste Division. This facility processes recycling and compost collected by the City.
• Edward I. Barwick Jamieson Canyon Water Treatment Plant located at 270 Kirkland Ranch Road, near American Canyon and about three miles southeast of Napa Valley Commons, on about 40 acres of land.
Additionally, the City owns Lake Hennessey and Millikin Reservoir, which are outside City Limits and encompass nearly 4,600 acres collectively, and serve major open space functions in addition to providing water to the City. These are not included in the Planning Area. Other local agencies, Commented [MW1]: Needs updated to include Alston and
Trancas Crossing Parks
Napa General Plan 2040
Final Admin Draft
such as the Napa Sanitation District, the Napa County Flood Control and Water Conservation District, and the Napa County Regional Park and Open Space District, own and maintain natural areas that are adjacent or proximate to area within the City’s ownership.
Sphere of Influence
The City’s SOI is determined and designated by the Napa County Local Agency Formation Commission (LAFCO), and represents the City’s probable future boundary and service area. The purpose of the SOI is to ensure the provision of efficient services while discouraging urban sprawl and the premature conversion of agricultural and open space lands by preventing overlapping jurisdictions and duplication of services. The City’s SOI boundary includes a tot al of 690 acres of land that has not yet been annexed into the City limits, all of which is currently a part of unincorporated Napa County. The portions of unincorporated land within the SOI that are substantially surrounded by the City limits and meet pla nning criteria established by LAFCO are referred to as “unincorporated islands,” and other unincorporated lands in the SOI are referred to as “unincorporated pockets.”
Use of Terms Planning Area and City Limits in the General Plan As explained above, the City’s Planning Area includes all land within City Limits and all land within the SOI. City Limits encompass approximately 11,745 acres of contiguous land and another approximately 59 acres of non-contiguous land. The non-contiguous areas are expected to remain in their current use through the General Plan horizon. Therefore, for the sake of simplicity, subsequent references in the General Plan to City Limits are to the 11,745 acres of contiguous land within which all habitable development is located. Similarly, the term Planning Area as used applies to this contiguous land and the surrounding SOI.
Chapter 1: Vision and Planning Context
Figure 1-2: Planning Boundaries
Napa General Plan 2040
Final Admin Draft
RURAL URBAN LIMIT
The Rural Urban Limit (RUL) Line is legally distinct from the SOI and the City Limits. While the County is not legally bound by the City’s RUL Line policies, it has largely cooperated with the City by diverting urban development in proximity to the City to the ur ban side of the RUL Line and preserving the lands on the immediate rural side of the Line as open space and rural areas. The existing RUL Line as established in City Charter Section 180 is contained in Appendix D, and its historic context is described in Section 1.1: Napa: Setting and Evolution.
1.5 General Plan Purpose and Process
PURPOSE OF THE GENERAL PLAN
The General Plan is a statement of the community's vision of its long-term or ultimate physical form and development and governance policies. A city's general plan is the set of policies that govern and guide City actions and on which development regulations and decisions must be based.
The purpose of the Napa General Plan is to:
• Establish a long-range vision that reflects the aspirations of the community and outlines steps to achieve this vision;
• Establish long-range development and governance policies that will guide City decision- makers, including the City Council, the Planning Commission, and City staff; • Provide a basis for judging whether specific development proposals and public projects and actions are in harmony with plan policies;
• Plan in a manner that meets future land needs based on the projected population and job growth;
• Allow City staff, other public agencies, and private developers to design projects that will preserve and enhance community character and environmental resources, and minimize hazards; and
• Provide the basis for establishing and setting priorities for detailed plans and implementing programs, including development-related programs such as the zoning ordinance, subdivision regulations, specific and master plans, and the Capital Improvement Program. Other programs seek to improve quality of life, includi ng supporting culture and art, workforce training and economic development, and reducing climate change impacts and promoting sustainability practices among others.
Implementing policies and programs are compiled in Appendix A.
GENERAL PLAN REQUIREMENTS
California grants local authorities power over land use decisions. As a result, cities have considerable flexibility in preparing their general plans as long as State requirements are met. The California Government Code establishes both the content of general plans and rules for their Chapter 1: Vision and Planning Context
adoption and subsequent amendment. Together, State law and judicial decisions establish three overall guidelines for general plans. General plans should be:
• Comprehensive. The general plan must be geographically comprehensive, applying throughout the entire inc orporated area and the Sphere of Influence. The general plan must also address the full range of issues that affect the City’s physical development. • Internally Consistent. The general plan must fully integrate its separate parts and relate them to each other without conflict. “Horizontal” consistency applies as much to figures and diagrams as to the general plan text. It also applies to data and analysis as well as policies. All adopted portions of the general plan, whether required by State law or not, have legal weight.
• Long Range. Because anticipated development will affect the City and the people who live or work there for years to come, State law requires every general plan to take a long- term perspective. This General Plan uses the year 2040 as its planning horizon.
The State mandates that all general plans include at least seven “elements”: land use, circulation, housing, conservation, open space, noise, and safety. State law requires that “Chartered cities shall adopt general plans which contain the mandatory elements…”. (Govt. Code 65300) Recently, the State has established a requirement that , for cities and counties with State -defined “disadvantaged communities,” environmental justice should be addressed in the general plan , either in a standalone e lement or integrated with other elements; while there are no disadvantaged communities in Napa meeting the State definition, public health and equity are important planning topics and are addressed in this General Plan.
In addition to the mandatory elemen ts, a city or county general plan may include “optional” elements; such examples include air quality, health, sustainability, community design, economic development, energy, water and wastewater, and parks and recreation. All elements, regardless of whether they are mandatory or optional, must be consistent with one another. No element is legally subordinate to another.2
The Napa General Plan is presented in 10 chapters, plus the separately-bound Housing Element.
Housing elements address the community’s housing needs, prioritize housing goals, and establish housing-related programs . Housing elements are required by State law to be updated more frequently than the rest of the General Plan and are typically published as separate documents to facilitate easier updating according to the State -defined housing cycles . Unlike the other mandatory general plan elements, the housing element is subject to detailed statutory requirements and mandatory review by the State of California Department of Housin g and Community Development (HCD). The City’s current Housing Element is within the fi fth housing cycle (2015 to 2023) and future updates will be consistent with the State-defined cycle.
The General Plan includes all the elements required under State law —land use, circulation, conservation, open space, safety, noise, and housing —as well as additional topics of local importance: economic development, climate change and sustainability, historic and cultural
2 State of California Government Code Sections 65302 and 65300.5 Napa General Plan 2040
Final Admin Draft
resources, community design, and public health and equity. Table 1 -2 shows correspondence between State-required elements and where these are included in the General Plan.
Table 1-2: State Requirements and General Plan Relationship Required Element Location(s) in General Plan
Land Use Chapter 2: Land Use and Community Design
Circulation Chapter 3: Transportation
Conservation Chapter 7: Natural Resources Conservation
Open Space Chapter 7: Natural Resources Conservation
Chapter 4: Community Services, Parks, and Recreation
Safety Chapter 4: Community Services, Parks, and Recreation Chapter 8: Safety and Noise
Noise Chapter 8: Safety and Noise
Housing Contained in a separate document and updated on a separate schedule than the General Plan
1.6 Related Plans, Programs, and Reports
The City maintains specific, area, and master plans to implement policies addressing specific geographic areas (such as Downtown); a specific topic of importance to the community (such as bicycle infrastructure or economic development); or the provision of p ublic facilities. State law requires that such plans and implementing programs such as the Capital Improvements Program, be consistent with the General Plan. Recently adopted State laws also extend requirements for zoning consistency with general plan to charter cities.3 Plans and studies that play a significant role in the development or implementation of the General Plan are described in this section.
Appendix C includes a list of source links for documents that are referenced in the General Plan, including the documents in this section.
RELATED GENERAL PLAN REPORTS
The General Plan update process involved preparation of several reports that contain background information and technical analysis. These reports do not represent adopted City policy but provide information that may be useful to consult as need arises.
Existing Conditions Report
Early during the General Plan update process , background information was compiled into an Existing Conditions Report (2019). This report describes the City’s planning context and provides analysis on topics regarding land use, the transportation network, public services and facilities, environmental resources, hazards, noise, and other planning considerations.
3 Govt. Code 65860.
Chapter 1: Vision and Planning Context
Economic Profile
The Economic, Demographic, and Real Estate Profile (2019), prepared concurrently with the Existing Conditions Report, provides an overview of the market characteristics exhibited by the Planning Area’s socio-economic, residential market, and commercial real estate trends.
Environmental Impact Report
The General Plan is accompanied by a program Environmental Impact Report (EIR) prepared according to the California Environmental Quality Act (CEQA). The EIR is a detailed analysis of the potential environmental effects of the General Plan. The EIR was prepared in parallel with the General Plan to inform policies that can mitigate or reduce the adverse environmental effects of the Plan.
DOWNTOWN SPECIFIC PLAN (2012)
The Downtown Specific Plan (DTSP) provides a framework to realize the community’s vision of a vibrant and healthy pedestrian-oriented City center, meeting the needs of residents and tourists alike. The DTSP Planning Area encompasses approximately 210 acres and is bounded on the east by the eastern bank of the Napa River, on the south by Division and Third streets, on the west by Jefferson Street, and on the north generally by the edge of the Downtown Commercial zoning district boundary. The DTSP Planning Area also contains the Oxbow Public Market and the Culinary Institute of America at Copia site east of Soscol Avenue.
The DTSP includes allowable land uses, overlay districts, development standards, development incentives, design guidelines, circulation patterns, a parking strategy, and required utility improvements. The greatest residential and commercial densities are allowed in the heart of Downtown, and gradually decrease as Downtown commercial uses transition into residential neighborhoods. The DTSP has six land use designations, which are also described in Chapter 2:
Land Use and Community Design. The General Plan provides additional l and use flexibility, allowing a broader array of ground floor uses in addition to retail and service establishments, and eating and drinking establishments that are required in certain areas in the DTSP; see Land Use Designations in Section 2.3: Land Use Framework.
The General Plan Land Use Diagram is the most up -to-date representation of land use designations in the DTSP area; a detailed map showing Downtown land use designations is included in Section 2.6: Downtown. The General Plan calls for an update t o the DTSP (see goals and policies in Section 2.8) to conform with the General Plan update.
CITY OF NAPA SUSTAINABILITY PLAN (2012)
The City of Napa Sustainability Plan is a comprehensive list of voluntary actions that can be taken by the City and the community to promote sustainable practices. The document is broken into two sections: one section on sustainability practices that the C ity government can employ and one section for the Napa community. The plan includes recommended actions and initiatives related to energy, mobility and transportation, water conservation, recycling and waste reduction, local food, business and economy, and a sustainable natural and built environment.
Napa General Plan 2040
Final Admin Draft
TRANSPORTATION PLANS
Napa Valley Transportation Authority (NVTA) Plans
NVTA is a Congestion Management Agency formed in 1998 as a joint powers agency by the cities of American Canyon, Calistoga, Napa, St. Helena, the town of Yountville and Napa County. NVTA serves as the countywide transportation planning agency. The agency's goals, duties and composition make it easier for local governments to tackle the increasingly complex problem of regional traffic congest ion by promoting cooperation and coordination among Napa Valley’s municipalities and the County, and providing funding for transportation.
The following NVTA plans are instrumental to addressing transportation initiatives in Napa:
• Napa Valley Countywide T ransportation Plan. NVTA is required to develop long -range countywide transportation priorities, known as the Napa Valley Countywide Transportation Plan, to provide a holistic look of transportation priorities for various city jurisdictions within Napa Cou nty. The plan covers a 25 -year planning timeframe taking into consideration land use, environmental, population, and financial projections. This plan is updated every four or five years.
• Napa Countywide Bicycle Plan (2019) and Napa Countywide Pedestrian Plan (2016).
NVTA conducts countywide plans for bicycle and pedestrian infrastructure to create a more walkable and bikeable environment throughout Napa Valley. These plans include components specific to individual cities in the county. • Napa Valley Community-Based Transportation Plan (CBTP). The purpose of this plan is to improve mobility options and close transportation gaps for low -income and disadvantaged communities in Napa County. To establish the foundation for the plan, the Metropolitan Tr ansportation Commission (MTC) evaluates census data to identify communities of concerns then the plan conducts specific outreach to those communities to identify transportation gaps and needs. The CBTP identified eight communities of concern, five of which are located within the City of Napa.
Corridor Plans
Corridor plans help influence transportation options and connections within the City, such as the Imola Corridor Complete Streets Improvement Plan, the Short Range Transit Plan, and the State Route 29 Comprehensive Multimodal Corridor Plan.
City of Napa Transportation Plans
The City of Napa Bicycle Plan was adopted in 2021 by the Cit y, and the City of Napa Pedestrian Plan was adopted in 2016. These plans are implemented by the City’s Public Works Department.
These City-specific plans were developed as subsets of the 2019 Napa Countywide Bicycle Plan and the 2016 Napa Countywide Pedestrian Plan, through collaboration between the City and other agencies.
Priority Development Area (PDA)
Chapter 1: Vision and Planning Context
Priority Development Areas (PDAs) are areas near existing job centers or frequent transit that are locally identified for future housing and job growth. By focusing housing and job growth near existing transit, PDAs help support greenhouse gas reduction, mode shift, and economic vitality. PDAs are recognized at the regional level by the Metropolitan Transportation Commission (MTC) and Association of Bay Area Governments (ABAG) as a key piece of the regional growth framework for the nine -county Bay Area. The City of Napa's PDA boundary can be seen in Figure _____.
PARKS AND FACILITIES MASTER PLAN (2010)
The Parks and Facilities Master Plan , managed by the City’s Parks & Recreation Services Department, provides a road map for providing high quality parks and recreation facilities for residents and visitors to the City. T his plan includes a detailed examination of existi ng park sites and recreation facilities , analysis of the needs and priorities of park users , and identification of potential funding sources and project prioritization. The General Plan outlines additional priorities for parks and recreation to provide guidance for an update of the Parks and Facilities Master Plan.
HISTORIC PRESERVATION PLANS AND PROGRAMS
Within the City Limits, there is a significant collection of historic resources, largely in the form of residential and commercial historic properties and districts from the late nineteenth through mid- twentieth centuries. Conservation of these resources is guided by the City’s Historic Preservation Ordinance (last substantially updated in 2016); Napa Abajo/Fuller Park Design Guidelines; Soscol Corridor/ Downtown Riverfront Guidelines; and Rehabilitation Guidelines for Historic Properties (contained within the Napa Abajo/Fuller Park Design Guidelines), which were adopted as citywide criteria for evaluating applications for changes to list ed historic buildings throughout the City.
More information on these and other related programs is provided in Chapter 5: Historic and Cultural Resources.
LOCAL HAZARD MITIGATION PLAN (2015)
The City of Napa Local Hazard Mitigation Plan (LHMP), managed by the City’s Fire Department, acts as the City’s primary implementing tool to identify hazards, estimate the probability of future occurrences, increase education and awareness, establish priorities, and set goals to mitigate potential risks to reduce or el iminate long-term natural or human -made hazard risks to human life and property for the City and its residents. An updated LHMP was approved by the City Council in 2022. As of 2021, the LHMP is undergoing an update.
1.7 Community Outreach in Shaping the Plan
The General Plan update process was designed to produce a vision and blueprint for development through the General Plan horizon year of 2040. Community members were invited to participate in the planning process from the initial visioning stage through the development of Plan policies, the drafting and adoption o f the General Plan, and the completion of the Environmental Impact Report (EIR). Due to the Coronavirus pandemic (Covid-19), community outreach during most of 2020 and 2021 was conducted using virtual communication tools such as online video meetings consistent with public health guidelines. Community outreach activities included:
Napa General Plan 2040
Final Admin Draft
• Conversation Starters. To initiate the General Plan update and public outreach processes, four public meetings over two days were held in a downtown auditorium. These meetings were attended by hundreds of residents and business leaders , and recordings of the meetings were made available on YouTube and on the City’s General Plan update website. • Community Workshops and Open Houses. Several in-person and virtual workshops and open houses were held to help identify common themes and visions for Napa and gather ideas on key planning issues, and discuss alternatives, concepts and policy frameworks. • Small-Group Meetings. Presentations were made and meetings were held with a number of neighborhood, business, and other community groups and organizations. • Agencies and Organizations Meetings. A series of meetings were held to engage other (non-City of Napa) governmental and non-governmental agencies and organizations with insight into the City’s planning issues.
• Community Surveys. Online community surveys were conducted in English and Spanish, and were also made available in hardcopy format to foster greater community participation. A special effort was made to reach out to youth and other community segments that typically do not participate as widely in City planning processes. • General Plan Advisory Committee (GPAC). The GPAC consisted of a representative range of community members, appointed by the City Council, that worked closely with City staff and the consultant team to provide valuable input and direction throughout the General Plan update process, meeting 16 times. Meetings were open to the public, with wide community attendance at several meetings.
• Planning Commissio n and City Council Study Sessions. Several decision-maker workshops and study session s were held, including joint sessions , for review, brainstorming and commenting on planning issues, the Vision and Guiding Principles, and a preferred land use and transpo rtation strategy. These meetings also provided opportunities for community input, with extensive community participation. • Napa 2040 Website and Project Newsletters . The project website (Napa2040.com) provided updates on the planning process, access to meet ing materials and presentations, project documents, and additional background information about Napa, urban planning, and the General Plan update. Project updates were sent periodically to those who signed up for the General Plan (email) Newsletter, which also provided information on upcoming meetings and participation opportunities.
1.8 General Plan Organization
GENERAL PLAN STRUCTURE
Below are the chapters presented in the General Plan and a high-level summary of their contents.
1. Vision and Planning Context
This introductory chapter presents the General Plan’s Vision and Guiding Principles , context on the Planning Area, background, and key strategies.
Chapter 1: Vision and Planning Context
2. Land Use and Community Design
The Land Use Diagram and the land use classifications are included in this element, as well as Plan projections in terms of population, housing, non -residential development, and jobs. Goals and policies in this element seek to balance preservation and new development appropriate for the character and setting of various neighborhoods, corridors, and Napa as a whole. Included are p olicies for community design and approaches for new development along the corridors where much new development is anticipated.
3. Transportation
The Transportation Element addresses the City’s infrastructure, facilities and programs for various transportation modes , including automobile movement, bicycling, and walking. Topics include roadway network performance, the transit system, travel demand management, bicycle and pedestrian systems, truck travel, emergency evacuation routes, and alternative vehicle systems. Traffic level of service (LOS) standards , Vehicle Miles Traveled (VMT ) considerations for environmental review , and a list of feasible and desirable roadway and intersection improvement projects are outlined.
4. Community Services, Parks, and Recreation
The Community Services, Parks, and Recreation Element includes policies related to police, fire, a nd emergency services; schools; wet utilities; solid waste collection and disposal; recreational facilities; and recreational parks and open space . Open space related to conservation is addressed in Chapter 7: Natural Resources Conservation.
5. Historic and Cultural Resources
The Historic and Cultural Resources Element provides guidance on the City’s historic and archaeological resources, its approach to historic preservation, and strategies to promote education and awareness.
6. Climate Change and Sustainability
The Climate Change and Sustainability Element presents a framework outlining the City’s strategies for combatting climate change and its impacts. Wildfires, drought, and flooding are becoming more frequent in the Napa Valley , and this ele ment seeks to protect the City’s natural and built resources—including property, water, vegetation, wildlife, open space, and air —while furthering sustainability and reducing the City’s contribution to climate change.
7. Natural Resources Conservation
The Natural Resources Conservation Element includes all components required by State law for conservation, including water, vegetation, wildlife, open space, and air to improve the environmental well-being of the community.
8. Safety and Noise
The Safety and Noi se Element addresses seismic activity, geologic hazards, fire hazards, hazardous materials, flooding, and other potential hazards. It also address es noise, and includes existing noise contours as well as projected noise contours based on future traffic volumes.
Napa General Plan 2040
Final Admin Draft
9. Public Health and Equity
The Public Health and Equity Element addresses the environmental and social determinants of health, as reflected in the social aspects and physical conditions of the City. This element outlines strategies to ensure that all Napa residents may live, work, and recreate in neighborhoods that offer an equitable chance at good health and opportunity.
10. Economic Development
The Economic Development Element include s goals and policies addressing a range of topics relating to Napa’s economy , including economic development and diversity, promoting specific sectors that are community priorit ies, small -business retention, workforce development, and linkages.
In addition to the elements, several appendices are included:
• Appendix A: Implementation Program
Appendix A collects implementation programs outlined in the Plan’s policies grouped by topic to serve as a “punch list” for the City. This appendix also includes information about generalized timing, potential funding sources, and the responsible parties for implementation.
• Appendix B: Glossary of Terms
Appendix B contains a list of common abbreviations and acronyms and definitions for terms that are used throughout the General Plan.
• Appendix C: Reference Documents
Appendix C contains a list of documents and materials that were consulted during preparation of the General Plan, collected as an electric library for easy access. As most of these documents are hosted on the internet by the City or another government agency, the document and links are subject to change or removal. If missing, the documents can be acquired by contacting the responsible agency.
• Appendix D: Rural Urban Limit Line
Appendix D contains background information regarding the City’s RUL, including text of the City Charter Section 180 that describes the legal limitation on the City’s authority.
POLICY STRUCTURE
Each element of this General Plan includes background i nformation to establish the context for the goals and policies in the chapter. This background material is not a comprehensive statement of existing conditions, nor does it constitute adopted City policy, except where noted (such as Land Use Designations and Density/Intensities). Within each element, the combination of goals and policies provide direction on how to implement the City’s Vision. Goals and policies are consolidated at the end of each element for easy reference. The policy structure includes:
• Goals, which are the City’s statements of broad direction, philosophy, or standards to be achieved.
Chapter 1: Vision and Planning Context
• Policies, which are specific statements that guide decision -making. They may refer to existing programs or development standards, or call for the establishment of new ones.
Policies are sometimes followed by explanatory text in italics; these provide a greater context fo r the policies, but in themselves do not represent adopted policies of the General Plan.
The goals and policies articulate a direction for the City, in alignment with the Vision and State law, that the General Plan seeks to achieve. They also provide protection for the City’s resources by establishing planning requirements, programs, standards, and criteria for development project review and other proposed City actions.
1.9 Amendments to the General Plan
The General Plan is a living document. As such, it should be updated periodically as site -specific circumstances change from the time of writing, to respond to new State or federal law, or to modify policies that may become obsolete or unrealistic over time.
Changes in policy as well as the development of unforeseen opportunities or needs will require amendment of the General Plan. While it is the City’s goal to minimize the number of amendments to mandatory elements of the General Plan in a manner similar to the limits set for general law cities under California Government Code Section 65358, amendments may be made at any time as determined by City Council, and each amendment may include more than one change to the Plan. Any changes or updates to background materials that do not affect goals, policies, or other adopted portions of the General Plan are not considered General Plan amendments.
Napa General Plan 2040
Final Admin Draft
2 Land Use and Community Design
The General Plan Vision calls for enhancing the City’s defining attributes—its blend of small-town character, historic neighborhoods, and picturesque setting along the Napa River—while reflecting its status as a global destination in the heart of a premier wine-producing region. The Vision seeks a community that is inclusive, family -friendly, balanced, sustainable, and flexible to adapt to changing circumstances. It promotes compact and sustainable development patterns in order to preserve the surrounding open space and agricultural lands.
This element fuses together the interrelated topics of land use and community design. Land uses, their mixes and location, and the form and design of development significantly influence community livability and quality of life. As a global destination and as the center of commerce for Napa County, the City has a surplus of jobs relative to its housing supply. The General Plan outlines significant new opportunities to increase housing availability in the City while providing for the needs of the growing economy.
The General Plan seeks to channel new development into Focus Areas along certain key corridors and opportunity areas to limit impacts to existing neighborhoods and historic resources. Focusing new development within these areas helps create centers of higher densities with mixes of uses that foster a more vibrant, walkable community. Connections between centers, corridors, and neighborhoods will be enhanced to improve mobility and access . The Plan also provides clear policy direction for areas outside the City limits but within the Sphere of Influence (SOI) , where urban development has long been contemplated; these include the Foster Road/Golden Gate Drive area, and properties along Big Ranch Road near Vintage High School.
Chapter 2: Land Use and Community Design
2.1 Background and Purpose
The Land Use and Community Design (LUCD) Element guides the location, form, and character of new development, shaping where people live, work, play, and shop. It presents the desir ed pattern for the ultimate development of the City for the General Plan horizon (year 2040) and seeks to ensure that the community’s evolution and changing demographics reflect the City’s careful planning, conserve the natural environment, and promote synergies between different land uses that encourage walking, biking, and sustainable lifestyles. The element is closely related to several others, including the Housing Element and Chapter 5: Historic and Cultural Resources.
Background information and considerations on land use and community design a re outlined below and organized into the following sections.
• Land Use Framework. This section covers the broad goals of land use citywide, including land use designations and development density and intensity standards. • Potential Development. This section summarizes the City’s anticipated growth by 2040, including forecasts of the number of new housing units, population, jobs, and commercial and industrial square footage anticipated as a result of the General Plan.
• Focus Areas . This section outlines land u se and community design goals and policies for key corridors, referred to as “Focus Areas” – Trancas, Jefferson, Soscol North, and Soscol South focus areas.
• Downtown. While detailed policies and goals for Downtown are included in the Napa Downtown Specific Plan, this section sets high-level goals and changes that should be addressed when the Downtown Specific Plan is updated. • Neighborhood Quality and Character . This se ction addresses existing neighborhoods and residential or commercial uses found in them. Example neighborhoods include Browns Valley, Napa Abajo, Shurtleff, and other neighborhoods that make up Napa.
RELATIONSHIP TO COMMUNITY VISION AND GUIDING PRINCIPLES While the LUCD Element includes aspects of nearly all of the core values of the Napa Community Vision and Guiding Principles, it most closely furthers:
Guiding Principle 1: Foster Napa as a community of connected neighborhoods, with vibrant, walkable districts, and revitalized corridors.
Guiding Principle 3: Balance local and tourist needs.
Guiding Principle 4: Promote housing and support a diverse array of housing types to meet the needs of all segments of the population.
Guiding Principle 8: Promote continued Downtown revitalization.
Napa General Plan 2040
Final Admin Draft
2.2 Existing Land Use and City Structure
Napa is characterized by a compact development pattern, with a historic Downtown at the City’s core, and the surrounding natural topography of the Mayacamas Mountains to the west and the Vaca Range to the east. The RUL, initially established in the 1970s, limits outward growth into some of world’s most valuable agricultural lands, which define the valley floor landscape. Physical development in t he City is further defined by the existing re sidential neighborhoods, parks and open spaces, commercial centers, and industrial districts along with the transportation corridors and infrastructure that link them. The Napa River and its tributaries weave throughout the City, providing recreational enjoyment, habitat, and scenic views.
Napa’s Downtown core is laid out in a grid plan that is rotated approximately 30 degrees to align with the Napa River, with historic neighborhoods to the north, south, and east of Downtown.
Most of Napa’s residential neighborhoods are located outside of the Downtown core area. While many of these neighborhoods are formed in a grid -like pattern, geographical barriers such as creeks and steep terrain that are costly to traverse have led to dead -end streets, resulting in sometimes less walkable and connected neighborhoods. Each neighborhood has a different block pattern and character, which is described in greater detail in Section 2.7.
This section provides an overview of the existing, developed land uses in the Planning Area as of January 2019. The acreage s and associated percentage s are for buildable lots and exclude the Napa River and other rights-of-way. This section describes how lands are currently being used in the City; Section 2.3: Land Use Framework, outlines the prescriptive mandate for future land uses.
The existing land uses are shown in Figure 2 -1. The Existing Conditions Report (March 2019) contains greater detail on existing land uses; see Appendix C for a link to that document.
Residential
Most of the Planning Area is developed with residential uses (49.5 percent of land area), as shown in Figure 2 -1. Single -family residential is the most common type of residential development, comprising about 40.8 percent of the Planning Area, followed by multi-family residential (7.3 percent) and mobile homes (1.5 percent). Multi-family residential uses are more widespread in the incorporated portions of the Sphere of Influence SOI) as compared to unincorporated pockets; multi-family residential uses occupy 760 acres (7.3 percent) of the incorporated SOI but only 22 acres (2 percent) of unincorporated pockets . Ninety -eight percent of housing within unincorporated pockets of the SOI is either single-family residential or rural residential.
Commercial
Commercial uses oc cupy 7.8 percent of the Planning Area. Most commercial uses —including retail, lodging, and offices —are located along major corridors, including State Route (SR) 29, SR 221, Trancas Street, and Soscol Avenue. Downtown Napa, approximately centered along Thir d Street to the west of the Napa River, contains a mix of primarily general commercial uses. Most automobile commercial uses are located along Soscol Avenue, forming Napa County’s sole “auto row.” Major commercial retail centers include Bel Aire Plaza, loc ated at the northeast corner of Trancas Street and SR 29; Silverado Plaza, located at the southeast corner of Trancas Street and Soscol Avenue; South Napa Marketplace and Century Center, located at the northwest corner of Chapter 2: Land Use and Community Design
Imola Avenue/SR 121 and Soscol Ave nue/SR 221; Napa Premium Outlets, located at the southwest corner of First Street and SR 29; and Jefferson Square, located at the southwest corner of Trancas and Jefferson streets. Office commercial uses (0.4 percent of the Planning Area), which are generally buildings used solely for private or institutional/government/public office uses, are mostly located along Jefferson Street and Trancas Street. There are other office uses in Napa, but these office uses are generally located in mixed-use buildings and are accounted for in the general commercial land use category.
Parks, Open Space, and Public/Institutional
Parks and open spaces account for 15.5 percent of current land uses. The Planning Area includes many public facilities, including City and County offices and facilities, schools, and hospitals .
Altogether, public facilities comprise 10.3 percent of the Planning Area. Napa State Hospital is located at the southeast corner of Imola Avenue/SR 121 and Soscol Avenue/SR 221 and is the largest public/institutional use in the Planning Area. Napa Valley College is located across SR 221 from Napa State Hospital, while elementary, middle, and high schools are distributed throughout the Planning Area. Most City and County offices are in Downtown, with a few facilities, including the Napa County Health and Human Services Department and the Napa County Social Services Department, located outside of Downtown.
Other Uses and Vacant Land
Less common land uses include agriculture and industrial. Agricultural la nd uses —including vineyard and winery uses—are generally located at the edges of the Planning Area and comprise
4.7 percent of the Planning Area. Industrial uses comprise 3.8 percent of land in the Planning Area and are generally located to the south of Im ola Avenue, with smaller pockets of industrial uses near the intersection of Lincoln and Soscol avenues and along California Boulevard . About 9.5 percent of the land in the Planning Area is vacant. Large vacant parcels are typically in areas that have envi ronmental constraints , such as the terrain and steep slopes at Timberhill , or flood potential along the west bank of the Napa River and Soscol Avenue. Smaller vacant parcels are dispersed throughout the Planning Area and are typically cleared or undeveloped land, such as public parking lots found in Downtown, or land that is previously approved for future development, such as the properties at the Silverado Trail, First Street and Juarez Street which are approved for a hotel development. There are a few small vacant sites that have the potential for infill development in single-family residential areas, both along the eastern portion of the City in the Alta Heights and Terrace/Shurtliff neighborhoods, and west of SR-29 in the Linda Vista and Pueblo neighborhoods. Neighborhood names and location are shown in Figure 2-9.
Napa General Plan 2040
Final Admin Draft
Figure 2 -1: Existing Land Use
Chapter 2: Land Use and Community Design
‘UNINCORPORATED POCKETS’
‘Unincorporated pockets’ are areas of land that are within the City’s SOI but outside the City Limits, which means that those properties are under the legal jurisdiction of Napa County . A portion of the unincorporated pockets meet the requirements of the Napa Local Agency Formation Commission (LAFCO) to be considered an ‘unincorporated island,’ which generally means that the pocket is either completely or substantially surrounded by the City of Napa. All property within the unincorporated pockets (including the unincorporated islands) is within the Planning Area and SOI and could be annexed into the City Limits at some point.
Shown in Figure 2-2, there are approximately 18 unincorporated pockets in the Planning Area, of which 13 are considered islands, totaling around 188 acres with a current population of about 2,100. The City currently provides municipal water to most of the se unincorporated pockets.
Wastewater services in the City and most of the unincorporated pockets are provided by Napa Sanitation District. Infrastructure—such as sidewalks, overhead utilities, storm drainage, etc.—in some of these areas do not conform with City standards.
The General Plan establishes land use designations for all land within the SOI, in cluding unincorporated pockets. While several of the unincorporated pockets are developed with residential uses, others are partially developed and somewhat rural (older one -acre or larger lot subdivisions) based on the pattern that developed under the County’s jurisdiction.
The General Plan seeks to promote annexation of the unincorporated pockets within the City’s SOI to further community cohesion, and efficiently provide services, including sewer, water, solid waste and recycling collection, police protection, fire protection, and code enforcement.
Recognizing the challenges associated with annexation, the California Legislature passed a Streamlined Island Annexation Process (Government Code § 56375.3) which allows a Local Agency Formation Commission (LAFCO) to sometimes shorten LAFCO’s process of approving an annexation provided that the criteria are met for the definition of an “unincorporated island.” Napa General Plan 2040
Final Admin Draft
Figure 2 -2: Unincorporated Islands
Chapter 2: Land Use and Community Design
2.3 Land Use Framework
The land use designations and the associated density/intensity standards that follow represent adopted City policy.
LAND USE DESIGNATIONS
The following outlines the General Plan land use designations. The designations are meant to be broad enough to give the City flexibility in implementation, but clear enough to provide sufficient direction to carry out the General Plan. The City’s Zoning Ordinance will contain more detailed provisions and standards as part of the land use classification system, consistent with the General Plan land use designations. More than one zoning district may be consistent with a single General Plan land use designation.
While permitted densities/intensities are outlined as part of the land use descriptions below, for detailed description of these, please refer to the next section – Density/Intensity Standards. The Land Use Diagram is shown in Figure 2-3 and illustrates the General Plan land use designations. In some instances, the land use designation may refer to typical building heights. This information is for illustrative purposes only and is not a limitation ; actual building height and bulk controls are established in the City’s Zoning Ordinance but must be consistent with the intentions of the General Plan. A maximum floor area ratio (FAR ) residential density is associated with each land use designation, and several residential designations have minimum densities as well. Several land use designations have increases in m aximum FAR or density achievable with a Conditional Use Permit that requires discretionary review and approval; detailed procedures for these would be specified in the Zoning Ordinance.
Residential
Five residential land use designations are established to provide for development of a range of housing types. Densities are stated as the number of housing units per gross acre. Gross acreage is the total acreage of the site prior to dedication of land for public use, such as for streets . See Appendix A: Glossary for additional terms and definitions. Accessory and “junior” access ory dwelling units permitted by local and State regulations, and density bonuses for the provision of affordable or senior housing, are in addition to densities otherwise permitted. For mixed -use areas with development intensities specified in FAR rather t han residential density, bonus for affordable or senior housing will be in the form of an FAR increase comparable to the unit bonus.
Home-occupation uses are allowed in all residential areas as incidental to residential use, with limitations on size and o ther parameters as established in the Zoning Ordinance. Day -care facilities are allowed in all residential designations in accordance with State law. Existing mobile home parks are considered conforming uses in all residential areas.
Limited non-residential uses, such as bed-and-breakfast inns and public and quasi-public uses of an administrative, educational, recreational, community assembly, cultural, communications, or public service nature, are allowed i n residential areas subject to FAR limitations and some discretionary review as summarized in the next section.
Napa General Plan 2040
Final Admin Draft
Traditional Residential
This designation provides for detached and attached single-family homes, live-work housing, and group quarters (e.g., r esidential facilities and nursing homes ). Bed-and-breakfast inns, artist studios, and public and quasi-public uses may be permitted at appropriate locations at the City’s discretion.
Traditional Residential areas consist of the older neighborhoods of Napa which have developed over time with a variety o f residential building types and densities. Portions of some neighborhoods may have developed during one historic period and exhibit common design characteristics, while other s may have developed over an exte nded period and be diverse in architectural styles. New development should complement the existing neighborhood in terms of building massing and overall scale. Flexibility in street setbacks, yards, and other zoning standards may be permitted to ensure com patible design. A variety of housing types and styles may be permitted so long as they are compatible with the design characteristics of the surrounding neighborhood and within the permitted density range. While potions of Traditional Residential areas may be designated as historic districts, there is not a direct correlation between the two.
Chapter 5: Historic and Cultural Resources describes existing and potential historic districts in Napa.
Permitted residential density range is 2.0 to 12.0 units per gr oss acre, and the overall combined maximum residential and non-residential FAR is 0.6.
Very Low Density Residential
This designation is mainly for detached single-family homes in rural edges of the City. The density range is up to 2.0 dwelling units per gross acre with the intent that existing parcels remain sparsely built. When new development is proposed, buildings should be clustered together to preserve natural features and resources. Vineyards, low -intensity agricultural uses (e.g., community or household farms), and open space preservation are permitted. Non -residential commercial uses (such as wineries) will require discretionary review and approval.
Low Density Residential
This designation consists of single-family residential development with densities ranging from 3.0 to 8.0 units per gross acre. This designation is mainly intended for detached single -family dwellings, but attached single-family units may be permitted, provided each unit has ground-floor living area and private outdoor open space. Mobile homes, and compatible uses such residential care facilities are permitted.
Medium Density Residential
This designation provides for housing densities ranging between 8.0 to 18.0 units per gross acre.
Housing types would typically encompass single -family detached and attached, but multi-family housing types may be permitted where maximum permitted density is otherwise not attainable due to lot configuration or development constraints.
Chapter 2: Land Use and Community Design
High Density Residential
This designation consists of housing densities ranging from 18.0 to 40.0 units per gross acre. This designation would permit the full range of housing types, including multi-family, single -family attached, single room occupancy (SRO) facilities, live -work housing, and group quarters (e.g., residential facilities and nursing homes). Community -oriented non -residential uses, such as markets, restaurants, or other commercial uses that provide goods and services, are permitted.
The maximum allowable non-residential FAR is 0.3 and may be increased by 0.3 up to a maximum of 0.6 with discretionary review and approval. Mixed -use projects shall not exceed a combined maximum residential and non-residential FAR of 1.0.
Mixed Use
These designations are intended to accommodate higher -intensity, active, pedest rian-oriented development. Any single use or combination of allowed uses are permitted in order to integrate housing with retail, commercial, office, and other compatible uses. Certain mixed-use areas, such as along Jefferson Street, are required to have active ground floor uses to generate interest and activity along the street. These areas are shown on Figure 2-5, and it is anticipated that these sites will include a vertical mix of uses. Examples of active ground floor uses include retail stores, eating and drinking establishments, commercial recreation and entertainment, hotel lobbies, childcare services, libraries, museums, art galleries, and fitness/wellness studios. Upper floors could be devoted to the range of permitted residential and non -residential uses. Development will be designed to foster walkability and connections with surroundings. Where larger sites are developed, development will be broken into smaller blocks to promote finer-grain development.
Where otherwise not permitted in the d esignations below, creative, non-nuisance production uses and maker spaces -oriented uses (including artisan shops, studios, media production, printing and publishing), distilleries and micro -breweries, offices/business incubation spaces, research and development facilities, and public and quasi-public uses are conditionally permitted.
Five mixed-use designations are established:
Residential Mixed Use
This designation prioritizes residential development with associated neighborhood -scale retail and office space. In addition to a mix of housing types, other uses like live/work units, artist studios, and businesses that are less than 10,000 square feet are permitted. The maximum FAR for all uses, inclusive of residential, shall be 1.0. Residential units are r equired with densities ranging between 16 and 40 housing units per gross acre.
Corridor Mixed Use Low
This designation provides for developments that integrate residential and compatible commercial and office uses. It is intended for a mixture of uses in a single building; however, if a mixture of uses is infeasible due to site constraints or costs, single uses are allowed, provided they meet the goals and objectives of the General Plan. The maximum FAR for all uses, inclusive of residential, shall be 1.5. No separate residential density standards are specified.
Napa General Plan 2040
Final Admin Draft
Corridor Mixed Use High
This designation is intended to promote a vibrant and walkable environment with mid -rise (typically 55 feet or lower) mixed -use development and allows for more intensive development than Corridor Mixed Use Low. Permitted uses include neighborhood and community retail; eating and drinking establishments; commercial recreation; hotels and visitor services; residential; financial, business, and personal services; educational and social services; and office. The maximum FAR for all uses, including residential, shall be 2.0. For d evelopments along Soscol, Lincoln, and Imola avenues, a minimum 0.15 FAR non -residential use is required. No separate residential density standards are specified.
Napa Pipe Mixed Use
This designation applies solely to the Napa Pipe site. A range of housing types, retail, hotel, office, other commercial, and R&D/light industrial/warehouse uses are allowed, with development intensities in accordance with the more detailed City-approved plans for this site.
Foster Road Mixed Use
This designation is specifically for the area located in the southwest portion of the City in between Foster Road and Golden Gate Drive. These parcels are presently (2021) in unincorporated Napa County and are within the City’s RUL and SOI. Section 2.8 includes policies with more deta iled direction for development in this area.
Commercial
These designations are designed to foster a mix of business uses resulting in districts with strong urban design, including buildings and landscapes that relate to the surroundings and have high level of public -realm amenities, such as tree -lined streets; sidewalks, pedestrian paths, and crossings; and plazas and other gathering spaces for workers and visitors. Site planning should ensure that streets are lined with occupied buildings or landscapes, with parking and service facilities tucked behind or away from public streets. Large parcels would be broken up into smaller blocks by pedestrian paths to create more walkable settings and parking garages may be used to promote shared parking. Three commercial designations are established:
General Commercial
This designation includes general and neighborhood commercial uses, including shopping centers and commercial uses adjacent to highways or major corridors, where residential development may not be desir able. A range of commercial uses, including retail stores ; eating and drinking establishments; commercial recreation ; gas and service stations ; automobile sales and repair services; financial, business and personal services ; motels; medical, educational an d social services is permitted. The Zoning Ordinance may further distinguish between neighborhood, regional, or general commercial uses. The maximum FAR is 0.7.
Chapter 2: Land Use and Community Design
Hospitality Commercial
This designation provides for commercial retail and service uses, inclu ding lodging, restaurants, and services oriented towards tourists and other visitors to the community. Visitor-serving retail uses which emphasize the historic role of the Napa Valley in viticulture, such as wineries and wine centers, are also permitted. The maximum FAR is 1.5.
Business Professional
This designation allows commercial office, including general business, non -nuisance production, professional services, and health and wellness uses. Office areas near the Queen of the Valley Hospital are reserv ed for medical/dental offices, medical laboratories, pharmacies, and similar related uses. Supportive commercial uses are permitted, subject to limitations established in the Zoning Ordinance. Intensive residential uses may be allowed only as adjunct to th e health or medical-related use (such as assisted living, rehabilitation, or hospice facilities) at a maximum density of 40 units per gross acre. The maximum FAR is 1.2.
Industrial
Business Park
This designation provides for manufacturing, warehousing, and office, public and quasi - public uses, and similar compatible uses in campus-like settings. Intensive industrial uses may be located in Business Park-designated areas subject to the special design considerations and other criteria that may apply to a specific corporate park. Development in this designation shall have integrated design requirements including extensive landscaping and unifying design features. Any exterior storage and operations shall be fully screened from any public view and from adjacent residential and commercial uses. The maximum allowable non -residential FAR is 0.7 and may be increased up to a maximum of 1.0 with discretionary review and approval.
Light Industrial
This designation provides for small -scale, manufacturing , fabrication, packaging, storage, equipment repair, construction and maintenance yards, trade and technical training facilities, utility plants, and recycling centers and similar facilities. Additional production-oriented uses may be appropriate, includin g creative uses and maker spaces, artisan shops, studios, media production, printing and publishing, distilleries, wine-making facilities, and micro-breweries, tech start-ups, research and development facilities, light industrial uses, and public and quasi -public uses. The maximum allowable non-residential FAR is 0.7 and may be increased up to a maximum of 1.0 with discretionary review and approval.
Flex Industrial
This designation permits a variety of small -scale industrial uses, including non -nuisance production, packaging, storage, equipment repair, construction and maintenance yards, and trade and technical training facilities that do not generate off-site noise, light/glare, and air - quality impacts. Additional production -oriented uses are permitted, inc luding creative uses and Napa General Plan 2040
Final Admin Draft
maker spaces such as artisan shops, studios, media production, printing and publishing ; distilleries, wineries, and micro -breweries; food production ; tech start -ups; research and development facilities; light industrial uses; and public and quasi-public uses.
New residential uses, including live-work units, are permitted while recognizing that these would be part of a blended residential/industrial district.
The maximum residential density is 20 units per gross acre. The maximum to tal (residential and non-residential combined) FAR is 0.7. Up to a 20 percent increase in density/FAR is permitted with discretionary review and approval.
Public Serving
Public-serving areas are those that are primarily used for public or quasi -public ins titutions, including schools, government offices, open spaces, parks, and related community service facilities. There are two public-serving designations:
Public-Serving
This designation provides for public and quasi -public sites dedicated to community -serving purposes, such as government offices and related community service facilities, all public schools, private schools with a significant enrollment, and public health facilities. Residential uses are also permitted in appropriate locations as a condition al use subject to discretionary review .
Conference, exhibition, entertainment, and other gathering uses may also occur in large facilities such as those at the Napa Valley Expo. Residential or residential mixed-use development may also be conditionally permitted, with the final density being determined based on the density of surrounding uses and a finding of compatibility through discretionary review and approvalparcels.
The maximum FAR for all uses is 1.0, with no specific FAR limitation for City-owned public-service and safety uses.
Open Space and Parks
The Open Space and Parks designation is applied to future and existing public parks and facilities.
Active and passive recreation spaces, greenbelts, natural areas, and other recreation-oriented public facilities —such as youth and senior centers, restrooms , plazas, ballparks, community centers, pools, and concession stands—would be permitted under this designation.
Conservation
Typically located near the City’s fringes, the conservation designations seek to conserve the City’s natural resources and permit a variety of parks, trails, vineyards, and other outdoor active uses .
Limited residential uses are permitted, but as ancillary to conservation uses; Greenbelt and Agriculture designations are not considered a residential land use. p There are two conservation designations:
Chapter 2: Land Use and Community Design
Greenbelt
This designation is applied to specific sites at edges of the City that are to remain in open space, agricultural or resource conservation use. Resource conservation areas are sensitive lands due to their high scenic value and/or natural resources and habitats, connectivity to larger habitats and other considerations such as geotechnical, seismic, or high fire hazards. One resource area with this designation is the Stanly Ranch South Wetlands Open Space. Other sites with this designation are hillside resource lands and lands currently in agricultural use. A maximum of one housing unit per existing parcel (as of 2021) is permitted, provided sensitive resources and habitats, and viewsheds are not impacted. Other low intensity uses, such as rural residential up to one unit per 20 acres, added low -intensity agriculture (e.g., small vineyards or community or household farms), or recreation trails may be considered at the discretion of the City to ensure adequate protection of underlying resources, or natural or scenic features.
Agriculture
This designation is primarily for private open space uses and low -intensity agriculture for properties along the periphery of the City Limits. A maximum of one housing unit per existing parcel as of 2021 is permitted, provided sensitive resources and habitats, and viewsheds are not impacted. No commercial uses are permitted by right. Other uses, such as wineries or production facilities, require discretionary review and approval.
Napa General Plan 2040
Final Admin Draft
Figure 2 -3: General Plan Land Use Diagram
Chapter 2: Land Use and Community Design
Downtown Napa Specific Plan
Adopted in 2012, the Downtown Specific Plan (DTSP) designates land uses and development intensities in the 210 -acre Downtown area bounded by Jefferson Street to the west, Third and Division streets to the south, the Napa River to the east (which includes the Oxbow Public Market and the Culinary Institute of America at Copia site east of Soscol Avenue), and the zigzagging edge of the Downtown commercial area adjacent to the northern residential neighborhoods along Polk and Caymus streets west of Soscol Avenue.
Land use designations in the Downtown area largely follow the existing DTSP, which details permitted uses and development intensities (detailed below), as well as other policies, programs, and standards. The General Plan has updated certain areas withi n the DTSP Area , including designating the closed Napa County Correction Department at 1125 3rd Street to Downtown Mixed Use, and consolidating the Downtown Parks and Open Space designation with the Open Space and Parks General Plan designation (described above). The General Plan Land Use Diagram is the most up-to-date representation of land use designations in the DTSP area and the DTSP will be updated to conform to the General Plan Land Use Diagram.
In addition, the General Plan provides additional flexi bility, allowing a broader array of ground floor uses—co-working spaces, arts and craft studios, pop-up stores, wellness and fitness studios, arts, entertainment, and other related uses—in addition to retail and service establishments, and eating and drinking establishments. These additional uses will be reflected in the updated DTSP and incorporated as part of the Zoning Ordinance to ensure consistency with the General Plan.
Downtown Land Use Designations
Land uses established in the DTSP that are carried forward in the General Plan and listed below.
Additional zoning districts, including the Entertainment Overlay District, may also apply.
Downtown Core Commercial
The Downtown Core Commercial land use designation and zoning district generally includes properties on First Street from School Street to the Napa River and on Main Street from Fifth Street and the Napa Mill to Caymus Street. The primary intent of this land use designation and zoning district is to promote the continued development and revitalizati on of the pedestrian - oriented Downtown area that serves as Napa’s unique shopping district as a neighborhood hub for the residences surrounding it, and as the center of the Napa community.
The Downtown Core Commercial land use designation and zoning district reinforces Downtown’s identity as a compelling place for shoppers and visitors, requiring development that is in line with Downtown’s traditions, and which preserves its historic heritage. The goal is to provide a mix of land uses (e.g., shops, restaurants, hotels, and entertainment in designated areas) that will draw people Downtown during the day, e vening and on weekends; develop an improved streetscape to offer visitors a pleasant pedestrian experience; and create a series of outdoor spaces to encourage public gatherings in the City center.
Napa General Plan 2040
Final Admin Draft
Downtown Mixed Use
The Downtown Mixed Use land use designation and zoning district generally includes properties on the blocks surrounding the Downtown Core Commercial area from Clay and Pearl streets to the northern boundary of Downtown, and from Seminary and Church streets east to the Napa River and south to Third Street. The Downtown Mixed Use land use designation and zoning district allows a broad mix of uses that is less intensive than in the Downtown Core Commercial area and more oriented to residents’ daily needs.
The Downtown Mixed Use land use designation and zoning district provides for retail uses; administrative and other offices; institutional, recreational, entertainment, arts and cultural uses; hotels and conference facilities; transportation facilities; and public and quasi -public uses that strengthen Downtown’s role as the community’s center. The Downtown Mixed Use land use designation and zoning district also encourages residential uses primarily as part of a mixed- use development. Stand-alone residential development may be permitted where it does not conflict with other land use policies relating to Downtown.
Downtown Neighborhood
The Downtown Neighborhood land use designation and zoning district applies to the blocks along the northern, southern and western edges of Downtown. The Downtown Neighborhood land use designation and zoning district creates a transition between the more intensive, commercially oriented uses in the center of Downtown and the surrounding residential neighborhoods. This land use designation and zoning district provides for a compatible mix of residential uses; limited services; offices oriented to the provisi on of business and professional services; “live/work” spaces (where living spaces and workspaces are combined together into one unit); limited mixed residential/service and residential/office developments; and limited use of bed-and-breakfast inns to encourage people to reside Downtown and create “eyes on the street.” Downtown Public
The Downtown Public land use designation and zoning district provides for public and quasi-public uses dedicated to community -serving purposes such as government offices and r elated community service facilities. County uses such as the Napa County administrative and courthouse complex and adjoining jail are included in the Downtown Public district, as are uses that support Downtown commerce and living such as the public library, public parking facilities and Napa City Hall. The Downtown Public land use designation and zoning district also provides for appropriately located public lands devoted to public open spaces and trails. The Downtown Public land use designation and zoning do not apply to County facilities on County property , which are not regulated by the City.
Some public buildings such as the Economic Development/Housing Division Building at the corner of Seminary and Clay streets and the Community Services Building at 1600 First Street do not have the Downtown Public land use designation and zoning because these properties are better suited as mixed -use opportunities as part of the long -term vision for Downtown. Public functions currently accommodated in these facilities may be relocated into a new civic center complex. The remaining sites would be available for mixed -use development, including residential, retail or Chapter 2: Land Use and Community Design
office uses. Regulations for Downtown Public land use designation and zoning district are found in the Napa Municipal Code.
Oxbow Commercial
The Oxbow Commercial land use designation and zoning district applies to the eastern portion of Downtown generally between Soscol Avenue and the Napa River and north to River Terrace Drive.
The Oxbow Commercial land use designation and zoning district allows for uses oriented to tourists such as hotels and their related amenities; recreational facilities; community and visitor- serving retail, commercial, entertainment and restaurants; and similar compatible uses in addition to live/work opportunities. There is a remaining need for the City to specifically address the unique challenges and opportunities within the Oxbow District as part of a focus area plan or a specific plan.
DENSITY/INTENSITY STANDARDS
The General Plan establishes density/intensity standards for each use designation.
Density/intensity is expressed as a maximum for some designations and a range for others; development would be subject to both the maximum and the minimum limits, where specified.
Residential density is expressed as housing units per gross acre , which is based on the gross lot area prior to the dedication of any rights -of-way, public parks , or other public areas. In cases where a project site encompasses more than one lot, the density may be averaged over the entire project site . Development would be required within the density range (both maximum and minimum) where stipulated in the designation.
Standards of population density for residential uses can be derived by multiply ing the maximum allowable number of housing units per acre by the average number of persons per housing unit assumed for the applicable residential designation. The average number of persons per housing unit has been assumed to be 2.66 persons per househol d, based on California Department of Finance projections. It is important to note that t his average does not represent City policy; it simply provides the basis for correlating the permitted number of housing units per acre with an estimate of the number of residents of those units.
Non-residential and mixed -use development intensity is expressed as floor area ratio or FAR, which is calculated by dividing the total building floor area by the gross site area (the total land area that is part of the development). FAR is a broad measure of building bulk that regulates visual prominence and can be used to estimate traffic generation. It can be clearly translated to a limit on building bulk in the Zoning Ordinance and is independent of the type of use occupying the building. Building area devoted to structured or covered parking (if any) is not included in FAR calculations. Residential uses within Corridor Mixed Use Low or Corridor Mixed Use High designations are not separately subject to density requirements but are included in the overall FAR calculations.
The Zoning Ordinance may provide specific exceptions to the FAR limitations for uses with low employment densities, such as research facilities, or low peak -hour traffic generation, such as a hospital. In addition to density/intensity standards, some land use designations stipulate allowable building types (such as single-family residential) as well.
Napa General Plan 2040
Final Admin Draft
State mandated density bonuses for deed-restricted affordable and senior housing are in addition to densities otherwise permitted. Where only an FAR is specified for a specific mixed-use land use designation of which re sidential is a part, the bonus would be in the form of an equivalent FAR increase.
The density/intensity standards do not imply that development projects will be approved at the maximum density or intensity specified for each use. Other State laws, like S B 167 Housing Accountability Act, may have additional provisions impacting density/intensity standards and approvals. Zoning regulations consistent with General Plan policies and/or site conditions may reduce development potential within the stated ranges, and the Zoning Ordinance may provide variances for specific conditions where the lower end of the range may not be attainable.
Density/intensity standards are summarized in Table 2 -1. For sites with a residential land use designation, the maximum FAR for non-residential uses is 0.3 unless higher FARs are specified in specific designations that follow. An increase in FAR up to 0.6 may be allowed with discretionary review and approval, provided the design respects and complements the visual character of the surrounding neighborhood; does not adversely impact the historic qualities of any historic building; and all other impacts are mitigated. Increases in FAR above 0.3 shall not be authorized for any nonconforming uses in residential land use categories.
Table 2-1: Standards for Density and Development Intensity Land Use Designation Residential Density1 Floor Area Ratio (FAR)2 Residential
Traditional
Residential
2.0 to 12.0 Up to 0.6 for combined residential and
non-residential uses.
Very-Low Density Up to 2.0 Requires discretionary approval for non- residential uses.
Low Density 3.0 to 8.0 Up to 0.3 for non-residential uses Medium Density 8.0 to 18.0 Up to 0.3 for non-residential uses High Density 18.0 to 40.0 Up to 0.3 for non-residential uses (0.6 by discretionary approval; not to
exceed a combined FAR of 1.0 for both
residential and non-residential uses)
Mixed Use
Residential Mixed Use 16.0 to 40.0 Up to 1.0 (including all uses – non- residential and residential)
Corridor Mixed Use
Low
Regulated by FAR only Up to 1.5 (including all uses – non- residential and residential)
Corridor Mixed Use
High
Regulated by FAR only Up to 2.0 (including all uses – non- residential and residential)
Napa Pipe Mixed Use - -
Chapter 2: Land Use and Community Design
Table 2-1: Standards for Density and Development Intensity Land Use Designation Residential Density1 Floor Area Ratio (FAR)2 Foster Road Mixed Use Up to 10.0 Up to 0.5 for non-residential uses Commercial
General Commercial No residential
permitted
Up to 0.7
Hospitality
Commercial
No residential
permitted
Up to 1.5
Business Professional Up to 40.0 Up to 1.2
Industrial
Business Park No residential
permitted
Up to 0.7; Up to 1.0 with discretionary
review
Light Industrial No residential
permitted
Up to 0.7; Up to 1.0 with discretionary
review
Flex Industrial Up to 20.0 Up to 0.7; Up to 1.0 with discretionary review
Public Serving
Public-Serving Requires discretionary
review for residential
uses
Up to 1.0 (including all uses) except for no
limit on City-owned public-service and
safety uses
Open Space and
Parks
None Varies, depends on use
Conservation
Greenbelt One primary dwelling
unit per existing
parcel; 1 unit per 20
acres with
discretionary review
Established during discretionary review.
Agriculture One housing unit per
parcel No residential
permitted
Requires discretionary review for non-
residential uses.
Downtown Specific
Plan
Specified in the
Downtown Specific
Plan
Specified in the Downtown Specific Plan
1. Residential density is expressed in housing units per gross acre.
2. FAR is exclusive of structured parking area.
Napa General Plan 2040
Final Admin Draft
2.4 Potential Development
GENERAL PLAN BUILDOUT
Likely development resulting from the application of land use designations in the General Plan to vacant and underutilized sites (referred to as “buildout”) is outlined in Table 2-2. Vacant sites are parcels that do not have improvements (for example, like a structure or a paved parking lot) on site while u nderutilized sites typically have improvements on site but have a low FAR or low assessed value ratio.
The General Plan is expected to result in approximately 7,800 new housing units and 10,800 new jobs. This would result in a total citywide population of 97,200, or an addition of 17,900 residents.
The General Plan has a 2040 horizon; however, the Plan does not specify or anticipate when buildout will occur, as long-range demographic and economic trends are difficult to predict. The designation of a site for a certain use also does not necessarily mean that the site will be developed or redeveloped with that use during the planning period, as development will depend on property-owner initiative.
As a result of General Plan strategies, much of the growth is targeted within key Focus Areas in order to prioritize infill development and invest in existing community assets while preserving open space and agricultural land around the community. The four Focus Areas delineated in the General Plan include the Trancas, Jefferson, Soscol North, and Soscol South focus areas. The Focus Areas are described in Section 2.5.
A significant amount of office and light industrial development is projected to occur in the Trancas, Soscol North, and Soscol South focus areas. Most retail commercial growth is expected to occur within the Downtown Core. The remainder of land within the City, summarized as “Outside Focus Areas,” wi ll still be a key contributor to growth, including Business Park and Light Industrial designated areas in the southern portion of the City along Highway 221 at Napa Valley Commons and Napa Pipe, as well as new mixed -use development in Corridor Mixed Use Hi gh areas. Reuse and new development will reflect a balance of opportunities that take advantage of underutilized sites with potential for intensification, with reuse ( e.g., redevelopment) representing about 16 percent of future development and new development representing 84 percent. This growth is in addition to major development projects that are currently under construction, approved, or under review by the City (“pipeline” projects), which include about 3,200 housing units and 434,000 square feet of non-residential development as of July 2021.
Jobs/Housing Balance
Jobs/housing ratio —or more precisely, jobs/employed residents’ ratio —is the quantitative relationship between jobs located within a city and residents of the city who are employed, whether within the City Limits or elsewhere. A ratio of 1.0 indicates a balance (that is, the number of in- and out-commuters is equal); a ratio of less than 1.0 indicates lower jobs availability relative to the city’s available workforce, while a ratio greater than 1.0 indicates a jobs surplus.
Given today’s specialized economy and employers’ needs for workers with specific skills, large numbers of two-income households with jobs located in different cities, and potential mismatch Chapter 2: Land Use and Community Design
between housing affordability and type available near jobs, even complete parity between local jobs and local workers would not obviate the need for commuting. This is especially true in the technology-centric Bay Area , with its high cost of housing. Undersupply of housing close to workplace centers and mismatch between jobs and housing needs is one of the principal causes of increasing commute lengths in the Bay Area. 4 A balanced jobs/employed residents’ ratio is generally associated with benefits such as reduced driving and congestion; fewe r air pollution emissions; lower costs to businesses and commuters; lower public expenditures on facilities and services; greater family stability; and a higher quality of life.5 Information on total jobs within Napa is not reported by either the U.S. Census or the California Economic Development Department. Based on recent detailed analysis conducted by the City, Napa is estimated to have a job/employed residents’ ratio of 1.19 – that is, the City has more jobs than employed residents.6 General Plan projections indicate that this ratio will be maintained at the General Plan horizon. Table 2-3 provides more detail on existing and projected jobs/employed residents’ ratio. The General Plan provides for a significant increase in housing capacity in the City; thus, the jobs/housing balance ratio in the City could improve in the future if there is an adequate housing market.
Table 2-2: Development Summary - Projected Buildout
Housing
(units)
Non-Residential Building Area (s.f.) Hotel
(rooms) Retail Office Industrial Total
Downtown Core1
Pipeline2 100 156,000 11,000 - 167,000 160
Net New3 710 173,000 22,000 - 195,000 100
Total Change 810 329,000 33,000 - 362,000 260 Soscol South Focus Area
Pipeline2 660 62,000 - - 62,000 90
Net New3 660 71,000 172,000 236,000 479,000 20 Total Change 1,320 133,000 172,000 236,000 541,000 110 Jefferson Focus Area
Pipeline2 - - - - - -
Net New3 200 -3,000 65,000 82,000 144,000 10
Total Change 200 -3,000 65,000 82,000 144,000 10 Soscol North Focus Area
Pipeline2 - 33,000 - 31,000 64,000 350
4 Robert Cervero (1989) Jobs-Housing Balancing and Regional Mobility, Journal of the American Planning Association, 55:2, 136-150, DOI: 10.1080/01944368908976014 5 SCAG (2001). The New Economy and Jobs-Housing Balance in Southern California, pp. 19-20. 6 Calculated by dividing total jobs by the number of employed residents in the Planning Area, as seen in Table 2-4.
Employed residents was calculated based on total population and the existing proportion of employed residents in the county (54.3%). Data sources are CoStar/Economic Planning Systems, Inc., State Economic Development Department, and State Department of Finance.
Napa General Plan 2040
Final Admin Draft
Table 2-2: Development Summary - Projected Buildout
Housing
(units)
Non-Residential Building Area (s.f.) Hotel
(rooms) Retail Office Industrial Total
Net New3 50 16,000 10,000 142,000 168,000 190 Total Change 50 49,000 10,000 173,000 232,000 540 Trancas Focus Area
Pipeline2 - 15,000 - - 15,000 -
Net New3 460 51,000 274,000 241,000 566,000 50 Total Change 460 66,000 274,000 241,000 581,000 50 Outside Focus Areas
Pipeline2 2,410 44,000 20,000 62,000 126,000 400 Net New3 2,550 13,000 243,000 1,005,000 1,261,000 90 Big Ranch Road 340 - - - - -
Foster Road Mixed Use 1,210 22,000 22,000 - 44,000 - Napa Valley Commons 280 - - - - -
Remaining Planning
Area 720 -9,000 221,000 1,005,000 1,217,000 90 Total Change 4,960 57,000 263,000 1,067,000 1,387,000 490 Entire Planning Area
Existing Total4 30,700 4,712,000 2,463,000 7,979,000 15,154,000 2,590 Pipeline Total 3,170 310,000 31,000 93,000 434,000 1,000 Net New Development Total 4,630 321,000 786,000 1,706,000 2,813,000 460 Total Change 7,800 631,000 817,000 1,799,000 3,247,000 1,460 2040 Projected Total 38,500 5,343,000 3,280,000 9,778,000 18,401,000 4,050
1. Calculated separately, based on Downtown Specific Plan guidelines.
2.” Pipeline” refers to major development projects that are currently under construction, approved, or under review by the City.
3. Net New development includes new development on vacant and underutilized opportunity sites as well as redevelopment of existing buildings on these sites.
4. Existing population and number of housing units from DoF Table E-5, 2020. Building Area from CoStar/EPS.
3. Housing units and hotel rooms rounded to the nearest 10. Building area rounded to the nearest 1,000. Totals may not add up due to rounding.
CoStar/Economic & Planning Systems, Inc., 2019; California Department of Finance, 2020; City of Napa, 2021; Dyett & Bhatia, 2021.
Chapter 2: Land Use and Community Design
Table 2-3: Citywide Growth
Existing2 Change4 2040 Total Percent Growth
Commercial Building Area (square feet)1
Retail3 4,712,000
631,000666,
000
5,343,0005,37
8,000 1314%
Office 2,463,000
817,000891,
000
3,280,000
3,354,000 3336%
Industrial 7,979,000
1,799,0001,9
92,000
9,778,000
9,971,000 2325%
Total 15,154,000
3,247,0003,5
49,000
18,401,000
18,703,000 2123%
Jobs5 51,200
10,80011,500
0 62,000 62,700 2122%
Housing Units 30,700 7,800 38,500 25%
Jobs/Employed
Residents
1.19 1.171.19 -20%
Population6 79,300 17,900 97,200 23%
1. Building area rounded to the nearest 1,000. Other values rounded to the nearest 100. Totals may not add up due to rounding.
2. Existing numbers sourced from State Department of Finance, State Employment Development Department, and CoStar/EPS, Inc. Hotel data provided by the City of Napa.
3. Retail includes other commercial uses, such as hotels.
4. Change includes potential net new development over the General Plan planning period in addition to major projects that are currently in the pipeline.
5. Jobs are calculated based on Exhibit 2 in the City of Napa Economic Development Action Strategy from April 2019, and prorated based on recent County growth trends.
6. Population calculated based on household size (2.5), vacancy rate (5%), and group quarters proportion (1.3%).
CoStar/Economic & Planning Systems, 2019; CA Employment Development Department, 2019; CA Department of Finance, 2020; City of Napa, 2021; Dyett & Bhatia, 2021.
2.5 Focus Areas
Focus Areas are portions of some of Napa’s key commercial corridors and adjacent areas that are targeted for higher intensity and mixed -use development in the General Plan. Napa has many thriving commercial corridors, including Jefferson Street, Trancas Street, and Soscol Avenue.
Though each street has a unique identity and urban form, some desirable characteristics, such as Napa General Plan 2040
Final Admin Draft
street trees, sidewalks, and architectural character are lacking in some portions of the corridors.
Many of the commercial properties were developed decades ago during a different era and are reaching the end of their productive life cycle. Through Focus Areas, t he General Plan envisions creating vibrant mixed-use corridors that enable people to live close to stores and services.
Policies in the General Plan seek to unify and strengthen the visual chara cter, and improve the experience of walking, biking, and driving within these Focus Areas . Connecting sidewalks, improving pedestrian crossings, and widening the pedestrian right -of-way will attract more pedestrians and create an active street front. In addition, concentrating infill development along the Focus Areas will enhance the visual qualities of the corridors and attract more patronage. As these corridors are built out and attract more residents, frequent public transit will become more feasible. Below are key strategies to each Focus Area to achieve these outcomes; the policies that follow later further guide these broad directions.
Trancas Focus Area
The Trancas Focus Area includes the Trancas Street corridor, its environs, and, due to the streets’ intersection and relationship to one another, portions of Jefferson Street. Trancas Street runs in an east-west direction in the northern part of Napa. West of SR 29, Trancas Street is known as Redwood Road. Trancas Street has two lanes of traffic in each direction with a central turning lane or a center median with turn pockets . Sidewalks are continuous on both sides of the street throughout the corridor; however, sidewalk conditions and pedestrian comfort vary throughout.
For instance, at the Trancas Street overcrossing at SR 29, sidewalks are narrow and curb adjacent.
The aesthetic experience of walking and driving along Trancas Street is enhanced by deciduous trees and landscaping along the corridor. Some places, including medians and the south side of the street between California Boulevard and Claremont Way, could be enhanced by additional street trees.
Between SR 29 and Jefferson Street, Trancas Street is lined with mostly retail uses, including grocery stores, fast food restaurants, and pharmacies . Big-box commercial uses are separated from the street by parking lots, with restaurants, smaller format retail uses, and signs situated closer to the street. To the east of Jefferson Street, Trancas Street is mostly lined with small offices, medical facili ties including Queen of the Valley Medical Center, significant health and wellness uses, and other commercial uses. Kaiser Permanente medical offices are located in the Trancas Focus Area on Claremont Way and Permanente Way. Many uses on the south side of Trancas operate out of former single-family homes. Street trees are generally older and situated closer to the road in this area, giving it a quieter, less commercialized feel.
Many of the shopping centers along Trancas are vibrant. Over time, Trancas has the potential to support additional local businesses, add residents, and support a greater diversity of uses. The General Plan designates a “medical hub” around the Queen of the Valley Medical Center to support the addition of synergistic health-related uses.
As changes occur over time, improving the building/street relationship by having businesses oriented towards the front of the street and parking tucked behind buildings or in structured garages, will improve corridor appearance and promote walkability. Although Trancas is likely to remain automobile -dominant given its role as an arterial providing highway access, widened Chapter 2: Land Use and Community Design
sidewalks, street trees that provide shade, and improved street crossings could improve the comfort and safety of pedestrians and bicyclists.
Specific urban design and land use approaches for the Trancas Focus Area are shown in Figure 2- 4 with goals and policies included in Section 2.8. Allowable building heights would generally be up to five stories, or 55 to 60 feet , stepping down in height closer to residential areas as shown in the “proposed” images below, with details and more precise delineation as specified in the Zoning Ordinance.
Napa General Plan 2040
Final Admin Draft
Figure 2-4: Trancas Focus Area Land Use and Urban Design Strategy
Chapter 2: Land Use and Community Design
Jefferson Focus Area
The Jefferson Focus Area, which includes portions of Jefferson Street running from approximately Pueblo Avenue to Polk Street and its environs, runs in a north -south direction parallel to SR 29.
From Imola Avenue to Oak Street, Jefferson Street has one lane in each direction and on -street parking. This portion of Jefferson Street is mostly lined with one - to two -story single -family homes. Street trees are mature and shade the street. North of Oak Street to Lincoln Avenue, Jefferson Street has two lanes in each direction, left-turn pockets at intersections, and some on- street parking. North of Lincoln Avenue to Trancas Street, Jefferson Street has two lanes in each direction and a central turning lane. Between Pueblo Avenue and Tra ncas Street, there is no on- street parking. Near Downtown Napa, Jefferson Street is lined with numerous historic homes, many of which are situated close to the street. Many of these structures are used as professional offices. Because of the number of individual properties and historic resources, redevelopment is less likely in this section of Jefferson Street.
From Lincoln Avenue to Trancas Street, most land uses along Jefferson Street are retail or service oriented. This section contains two travel lanes in each direction with a central turning lane, limited on-street parking, fewer street trees, and buildings set further back from the sidewalk.
This combination of factors makes Jefferson Street north of Lincoln Avenue appear much wider and more auto-oriented than the portion south of Lincoln Avenue. Many of the properties along this segment of Jefferson Street have potential for redevelopment.
The General Plan envisions Jefferson Street as a community-oriented “main street” by promoting a mixture of uses, workforce housing, local businesses, and storefronts, with a focus on walkability and enhancing the pedestrian experience. Key to this vision is redevelopment of aging shopping centers into a range of vertical mixed uses, with stores, cafés, and restaurants at ground level and housing above. This will enable reinvestment in properties and allow residents to live close to services and within an easy walking or biking distance to Downtown. Because there are many local businesses currently located along Jeff erson, redevelopment efforts should seek to retain the existing businesses where feasible to reduce displacement.
Street improvements are necessary to make Jefferson more pedestrian-friendly, with storefronts facing directly along the street and parking tu cked behind buildings. Additional public realm improvements, such as wider sidewalks, trash cans, street trees, benches, cohesive building character, and pedestrian-scaled lighting, will help enhance Jefferson’s character and walkability.
Further studies are necessary to establish the feasibility of reducing the number of through traffic lanes on Jefferson Street from four lanes to two lanes (one lane in either direction) and a center turn lane to create wider sidewalks and room for trees. When possible, electrical utilities should be moved underground to improve the streetscape aesthetic and reduce fire and other safety risks.
Specific urban design and land use approache s for the Jefferson Focus Area are shown in Figure 2-5 with goals and policies included in Section 2.8. Allowable building heights would be up to four stories, or 50 to 55 feet, in portions of the Focus Area, encouraging well-designed, pedestrian- oriented buildings and streetscape improvements, and would step down to residential areas. The “proposed” images below illustrate the potential building massing along the streetscape.
Napa General Plan 2040
Final Admin Draft
Figure 2-5: Jefferson Focus Area Land Use and Urban Design Strategy
Chapter 2: Land Use and Community Design
Soscol North Focus Area
Soscol Avenue runs in a north-south direction on the east side of the Planning Area and is a major transportation route through the City. Soscol Avenue crosses the Napa River between First and Third Streets and is a main gateway into Downtown Napa. Soscol Avenue has two segments that are being addressed in the General Plan due to distinct visual characteristics, development opportunities, and land uses: Soscol North Focus Area, which is the area at the intersection of Soscol and Lincoln aven ues, and Soscol South Focus Area, which is between Imola Avenue and Eighth Street.
The Soscol North Focus Area is mostly lined with commercial uses. However, because lot sizes are generally small ( excepting the Walmart Supercenter site at the Lincoln Aven ue intersection), commercial uses in this segment include mostly restaurants, offices, and small industrial uses.
This segment has lusher landscaping than South Soscol, in part due to the landscaped central medians between Vallejo Street and Lincoln Avenue . Street trees and landscaping enhance the pedestrian environment and there is a Class II bike lane along the corridor.
The Soscol North area has the opportunity to connect trails and increase public access to the Napa River as parcels along the river are redeveloped and flood control improvements are extended, enabling gaps in the Napa River Trail to be filled and connected to other bikeways and trails. The Hospitality Commercial land use designation is applied to parcels along the river to encourage properties to redevelop and provide public access to the waterfront.
For the rest of the Soscol North Focus Area, there is an opportunity to support and intensify the commercial and light industrial uses while providing the flexibility to redevelop based on fu ture conditions. The existing industrial uses are to remain, and intensification of additional non - nuisance maker spaces and production-oriented businesses are permitted and encouraged.
Specific urban design and land use approaches for the Soscol North Fo cus Area are shown in Figure 2 -6 with goals and policies included in Section 2.8. Allowable building heights would generally be up to five stories, or 55 to 60 feet as shown in the “proposed” images above , with specific rules established in the Zoning Ordinance.
Napa General Plan 2040
Final Admin Draft
Figure 2-6: Soscol North Focus Area Land Use and Urban Design Strategy
Chapter 2: Land Use and Community Design
Soscol South Focus Area
The Soscol South Focus Area, extending from Imola Avenue to Eighth Street, acts as a main gateway into Napa. This segment consists of lodging, big-box stores, gas stations, restaurants, and auto dealerships separated from the street and each other by large parking lots. The street has two travel lanes and a Class II bike lane in each direction , and either a central turning lane or a median. South of Kansas Avenue, the southbound side of the roadway has wide shoulders which can accommodate buses and parked cars. Sidewalks are mostly continuous throughout the length of the corridor, though due to the large blocks, sparse landscaping, distance between bu ildings, and fast -moving traffic, the street is not comfortable for walking or biking . There is a major sidewalk disconnection at the bridge over Tulocay Creek, just north of Kansas Avenue. The General Plan supports pedestrian and bicycle improvements to this corridor.
The Soscol South Focus Area is unique because it is one of two gateways into Downtown Napa from SR 29 (the other gateway being First Street) and would benefit from aesthetic improvements and placemaking opportunities to welcome people into to wn. The General Plan envisions Soscol Avenue as a boulevard lined with trees that provide consistent identity, a pleasant driving experience, and a sense of arrival into the City, while acknowledging it as a major arterial road that moves a significant amo unt of traffic. At the intersection of Silverado Trail going south to Imola Avenue, Soscol Avenue becomes SR 121, making the right-of-way controlled by the California Department of Transportation (Caltrans). Street or roadway improvements along this stretch of Soscol Avenue must be in coordination with Caltrans , which can affect development of the streetscape.
In addition to community retail at the South Napa Market Place and South Napa Century Center, the major destinations along this corridor are Napa Valley Expo, the Napa Valley College campus, and the Napa State Hospital. There are smaller commercial and industrial uses that are likely to be redeveloped over the 20 -year planning horizon. Buildings four and five stories are already being built along Soscol, and over time more development of this type can happen, including new commercial uses, or housing above commercial uses close to Napa Valley College and in proximity to other commercial uses, open spaces, and trails. In the northern section of the focus area, auto dealers will likely remain; here, streetscape improvements and signage can help provide a better overall identity.
The Soscol South Focus Area provides access to the Napa River, which is a major environmental and recreational resources for Nap a residents. The conservation of open space along the river with better trail connections to the surrounding community can help improve these resources and be a benefit to residents.
Specific urban design and land use approaches for the Soscol South Focus Area are shown in Figure 2-7, with goals and policies included in Section 2.8. Allowable building heights would generally be up to five stories, or 55 to 60 feet, as shown in the “proposed” images below , with specific regulations as outlined in the Zoning Ordinance.
Napa General Plan 2040
Final Admin Draft
Figure 2-7: Soscol South Focus Area Land Use and Urban Design Strategy
Chapter 2: Land Use and Community Design
2.6 Downtown
Located adjacent to the Napa River, Downtown is the cultural, commercial, and historic heart of the Napa community. Over the past two decades, Downtown has become an increasingly popular destination, with new hotels and retail uses west of the river that attract global patronage; flood mitigation and open space at the Oxbow Commons bypass that has provided new gathering spaces in the heart of the community; development of the pedestrian mall at the Napa Town Center; development of the Riverfront Promenade a nd the Napa’s Riverfront building; construction of a new transit center; and the flourishing Culinary Institute of America and Oxbow Market. Just to the southeast of Downtown is the Napa Valley Expo, site of major events such as the Town & Country Fair, and BottleRock, one of the nation’s premier summer music festivals.
This General Plan seeks to foster continued Downtown vibrancy while furthering greater connections to the Napa community , enabling both residents and visitors to enjoy Downtown’s spectacular setting and amenities. The General Plan also seeks to promote additional housing development in Downtown and continued expansion of the River Trail and open space network.
The DTSP includes land use policies and considerations specifically for Downtown. The General Plan supports future efforts for updating the DTSP to incorporate updated City priorities while supporting local businesses and a healthy Downtown. While the DTSP has resulted in many positive changes, planning for a vital downtown is an ongoing effort. Policies later in this chapter outline strategic updates needed to the DTSP to meet the City’s current needs and direction.
Figure 2-8 illustrates the land uses established in the General Plan for Downtown.
Napa General Plan 2040
Final Admin Draft
Figure 2-8 Downtown General Plan Land Uses
Chapter 2: Land Use and Community Design
2.7 Neighborhood Quality and Character
Napa is home to residents from all walks of life and its housing stock is diverse, ranging from the merchant mansions built in the late 1800s in the traditional residential area near Downtown, to the working-class cottages of the early 1900s, to the traditional ranch style subdivisions of the 1950s and 60s, the large custom homes of the 1990s, and increasingly to mixed-use and multi- family homes. Multi-family housing is found in different areas of the City, but is most concentrated along major streets such as Soscol Avenue and Freeway Drive. Mobile home parks are also found throughout the City, as are a variety of residential-care facilities.
The General Plan seeks to preserve the scale and character of existing residential neighborhoods while promoting a diverse array of housing to meet the evolving needs of the community. This will be achieved by concentrating new development in the Focus Areas, in Downtown, and selected additional opportunity sites while infusing existing neighborhoods with focused infill development and new Accessory Dwelling Units (ADUs) consistent with State law.
The following provides a synopsis of the history and development patterns of Napa’s 12 established neighborhoods, which are shown in Figure 2 -9. These “neighborhoods” are generalized areas of Napa that share similar development patterns and history. Chapter 5: Historic and Cultural Resources provides greater detail on historic properties and districts within the City. 1) Linda Vista Neighborhood . The Linda Vista Neighborhood is located in the northwestern quadrant of the City, bounded by Redwood Road on the south, State Route 29 on the east and the City Limit lines on the north and west. Until the early 1980s, the area was composed of a variety of semi -rural residential uses, scattered subdivisions and, along Solano Avenue, mobile or modular home parks. Development in the area was hindered by a lack of services and poor storm drainage. In the mid-1980s, a specific plan was prepared for much of the Linda Vista Neighborhood and a significant portion of the City's growth in housing stock has occurred here in the past few years. With the exception of a few multi-family and modular housing sites and some commercial uses along Solano, the area is now composed primarily of post-1970 single-family detached housing.
2) Vintage Neighborhood. The Vintage Neighborhood extends from Trancas Street to the City's northeastern border, east of S R 29. The most westerly portions of the neighborhood developed in the 1950s and 1960s in single -family tract housing types. Somewhat lower density residential development has proceeded in the northwesterly portion of the neighborhood. Trancas Street, at its southern edge, is the City's largest retail area with several shopping centers. The City's only full-service hospital, Queen of the Valley, is also located along Trancas Street. The northeast portion of the neighborhood contains some of the City's largest remaining tracts of undeveloped land, including the Big Ranch Road area that calls generally for a mix of single-family and multi-family housing types. 3) Browns Valley Neighborhood. The Browns Valley Neighborhood is in the western-most part of the Planning Area, located to the west of SR 29 (west of the Pueblo and Westwood planning areas), and extends into valleys, canyons, and hills. This neighborhood has shar ed much of the post -1970 residential development with the Linda Vista and Vintage Neighborhoods.
Aside from a few townhouse developments, this area is composed almost exclusively of Napa General Plan 2040
Final Admin Draft
single-family homes and larger estate homes in the hills. The area is served by a small commercial center located on Browns Valley Road. While there are still some large parcels of relatively undeveloped land, most of the remaining vacant land is highly constrained by steep hills, poor access, and a lack of services, especially water at higher elevation areas. 4) Pueblo Neighborhood . The Pueblo Neighborhood is delineated by Napa Creek on its southwestern edge, Redwood Road on the north and S R 29 on the east. Most of this neighborhood was developed in the 1950s and 1960s and is p rimarily composed of single - family homes. Portions of the area retain the rural character of the original large -lot county subdivisions of one acre or more. A large senior special -needs housing development in the City is located near the center of this neighborhood. Scattered commercial and tourist uses are located along Solano Avenue. A large unincorporated ‘island’ known as West Pueblo/Linda Vista is also located within this neighborhood.
5) Beard Neighborhood. The Beard Neighborhood is located between Linc oln Avenue on the south, SR 29 to the west, Trancas Street to the north, and the Napa River to the east. This area is one of the most difficult in Napa to characterize due to the variety of uses it contains .
Trancas Street, Jefferson Street, and Lincoln Av enue are all "commercial strips" within the neighborhood. Multi-family housing is found scattered throughout the area primarily on or near the major streets: Soscol Avenue, Trancas Street, Lincoln Avenue, Pueblo Avenue, and Jefferson Street. A light industrial area is located in the northwest corner, between California Boulevard and SR 29. The remainder of the neighborhood is composed primarily of a mix of single-family homes, including tract developments of the 1950s, 60s and 70s ; traditional subdivisions dating back to before 1940 ; and large -lot subdivisions which occurred when much of this area was under Napa County’s jurisdiction prior to 1960.
Chapter 2: Land Use and Community Design
Figure 2 -9 Residential Neighborhoods
Napa General Plan 2040
Final Admin Draft
6) Alta Heights Neighborhood. Alta Heights is located on the eastern portion of the City, east of the Napa River and north of Coombsville Road. East of Silverado Trail, this area is composed primarily of smaller single-family homes; housing types increase in size to estate dimensions farther up into the hills. Most of the housing in this neighborhood was built as individual homes on small to larger lots, rather than as large tract subdivisions. The homes range in age from the early 1900s to modern (1990s). West of Silverado Trail, the area nearest the river is composed of single- and multi-family homes in a range of ages. Some larger underdeveloped sites along the river are highly constrained by potential flooding. There is also some largely vacant land on the eastern edges of the neighborhood, much of which is constr ained by topography and lack of services.
7) Westwood Neighborhood. The Westwood Neighborhood is bounded by Napa Creek in the north, SR 29 on the east, the hills to the west, and the City Limits to the south, and generally constitutes much of the City's southwestern area. The area between First Street and Imola Avenue is mostly developed with ranch -style single -family tract homes built between the 1940s and 1960s. Larger single-family homes are found in the hills on the western edge of the neighborhood. Newer multi-family and townhouse development is found along the major streets: First Street, Freeway Drive, Old Sonoma Road, and along Foster Road. This neighborhood contains some of the City's largest remaining tracts of developable vacant land, especially at the southern edge. There are also larger parcels of more constrained undeveloped land in the hills in the western portions of this Neighborhood. A factory outlet center is located at First Street and Freeway Drive adjacent to SR 29 and light-industrial uses are located along Golden Gate Drive, with a small community market located at Foothills Boulevard and Old Sonoma Road. The southern portion of this neighborhood is considered to be a gateway into Napa.
8) The Central Neighborhood. The City's Downtown and the historic residential neighborhoods that surround the Downtown in a traditional grid pattern comprise the Central Neighborhood.
These older neighborhoods are sometimes referred to collectively as "Old Town," an area generally extending from Lincoln Avenue in the north to the southerly City Limit line, and SR 29 on the west to the Napa River on the east. Old Town includes many 19th century residences, some of which are listed on the National Register of Historic Places. Several of the larg er of these stately homes have been converted to bed-and-breakfast inns or office or commercial use.
The Central Neighborhood also includes higher density housing, particularly east of Franklin Street. The housing in this area is a mix of small apartment complexes and older homes, some of which have been converted to multi-family use. Duplexes and triplexes, many of which were converted from older single-family homes, are scattered throughout the neighborhood but are especially abundant in the northern portion.
At the heart of the Central Neighborhood is Napa’s Downtown core. Downtown is the governmental and cultural center of the City, containing most County and City governmental offices as well as the traditional Downtown retail center along First, Second, and Third streets.
Downtown developed along the river west of Soscol beginning in the 1850s and some remaining older buildings date from the 1880s. A redevelopment project in the 1970s and Chapter 2: Land Use and Community Design
1980s led to the development of a new retail shopping “mall” between First and Pearl streets which is now being redeveloped as part of the Napa Town Center/First Street Napa project.
Extending north along Soscol Avenue is an older industrial section of the City, still used for variety of light industrial uses (e.g., auto repair and related uses, machine shops, woodworking) along with commercial/office uses.
Other key areas within this neighborhood include the Oxbow District, which is home to the Oxbow Market and Oxbow Commons, located on the eastern side of Soscol Avenue along First Street. Just south of the Downtown core is the Napa Abajo/Fuller Park neig hborhood which has a variety of historic single -family homes in addition to the former Napa County Health and Human Services property along Old Sonoma Road , and industrial uses along Coombs Street.
9) Soscol Neighborhood . The Soscol Neighborhood is located ju st east of the Napa River , bounded by Imola on the south, First Street on the north, with Soscol Avenue and Silverado Trail on the west. Closest to Downtown, between Pearl and Third streets, this area includes a mix of very old and newer homes, duplexes, mixed commercial uses, and remnant industrial uses. Older industrial uses also extend south, between the river and Soscol Avenue. Napa’s central bus station, the Soscol Gateway Transit Center, was relocated to this neighborhood in 2013 along Burnell Street and is near the State -owned Napa County Exposition Fairgrounds between Silverado Trail and Soscol Avenue, south of Third Street.
In addition to older industrial uses, much of the City's auto-related services are located along Soscol Avenue, as well as new and used car lots and auto repair services. This area is also undergoing major development: A multi-family development was built in 2020 off Saratoga Drive and new commercial development is being built out to the west of Gasser Drive. An existing major commercial shopping center is located at the southeastern tip of this area at the northwest corner of Soscol and Imola avenues.
10) Terrace/Shurtleff Neighborhood. The Terrace Shurtleff Neighborhood is located in the southeastern portion of the City, extending east of Soscol/Silverado Trail and south of Coombsville Road to Imola Avenue. This area is comprised primarily of a mix of single -family homes built since the 1940s, recent small- to medium-size residential tract development, and some multi-family housing located along major streets and scattered elsewhere in the neighborhood. Some medium -size (5 to 10 acres) and smaller undeveloped parcels exis t in the neighborhood, especially along Silverado Trail. The area is a patchwork of unincorporated pockets within the SOI, and the area remains partially developed and somewhat rural (older one-acre or larger lot subdivisions) based on the pattern that dev eloped under the County's jurisdiction.
11) River East Neighborhood. Located at the southern tip of the City, primarily extending west of the Napa Vallejo Highway/SR-221 to the Napa River with Imola Avenue at the north , is the River East Neighborhood. Napa Val ley Community College and the City's largest park (Kennedy Park) are two major public facilities found in this neighborhood. The Napa State Hospital is located across from the Napa Valley College and is in unincorporated Napa County.
The Napa Valley Common s business park is also found near the southern end of this Napa General Plan 2040
Final Admin Draft
Neighborhood, which has a mixture of offices, warehouses, and a hotel/resort, along with the Napa County Health and Human Services offices. This neighborhood is undergoing significant changes: One of the largest development projects in Napa, the Napa Pipe project, is a 154 - acre former industrial site located along the Napa River which is envisioned to include a mix of housing, open space, offices, and retail. In addition, The Grape Crusher statue located along SR 12 welcomes people into Napa Valley.
12) Stanly Ranch Neighborhood. The Stanly Ranch Neighborhood is located at the southern end of the City, primarily west of SR 29 and south of SR 12. This area was annexed to the City in two phases in the 1950s and 1960s and was vacant for a number of years. Recently, the Stanly Ranch Resort, a destination resort comprised of hotel rooms, a spa, homes, vineyards, and a winery, was approved and has commenced construction. A significant portion of the Stanly Ranch area will remain as agriculture and open space lands and public use trails, with the addition of the Stanly Ranch South Wetlands Open Space along the Napa River.
2.8 Goals and Policies
Land use and community design goals and policies are outlined below. Each stated goal is followed by a set of policies designed and intended to promote, achieve and/or implement the goal. Note that italicized text included in some places provides background information and considerations for implementation of the General Plan policies. Appendix A contains “implementing programs” intended to implement the goals and policies in the General Plan.
COMMUNITY CHARACTER AND IDENTITY
GOAL LUCD-1: Maintain a compact urban form to promote a distinct community identity and protect open space and natural and agricultural resources surrounding the community.
LUCD 1-1 Focus urban development to be within the voter-approved Rural Urban Limit (RUL) to provide for the protection of the surrounding open space and agriculture uses.
LUCD 1-2 Promote efficient land use patterns to accommodate projected housing and job growth within the SOI, including by ensuring that dev elopment is within the stipulated density (minimum and maximum) range.
LUCD 1-3 Work cooperatively with Napa County and other agencies to support maintaining the land surrounding the City as agriculture, greenbelt and rural use s while permitting the City to annex appropriate properties for urban uses.
GOAL LUCD-2: Enhance the urban form and visual quality of the City’s overall urban structure – Downtown, corridors, and neighborhoods.
Chapter 2: Land Use and Community Design
Policies to promote this goal are outlined under the Focus Areas and Downtown sections later in this section.
GOAL LUCD-3: Enhance Napa’s community character by promoting walkability , inclusivity, and connections between neighborhoods, key centers, and the Napa River.
LUCD 3-1 Promote development that fosters a sense of community by providing safe, pedestrian-friendly, tree-lined streets; walkways to everyday destinations such as schools, bikeways, trails, parks, and stores; buildings that exhibit visual diversity, pedestrian-scale, and street orientation; central gathering places; and recreational amenities for a variety of age groups.
LUCD 3-2 Promote the community’s river orientation by incorporating open spaces as part of flood -improvement projects and supporting development that is oriented toward the river. Limit blank facades, parking garages, parking lots, or imposing fencing along the river.
LUCD 3-3 Enhance public access to the river through trails and linkages to neighborhoods and provide adequate setbacks from the top of the riverbank to allow pedestrian/bike paths and landscaping.
LUCD 3-4 Support development of public amenities such as parks, plazas, and trails along the Napa riverfront.
LUCD 3-5 Support community and public realm design that reflects the community’s diversity and meets the needs of persons of all ages and abilities.
LUCD 3-6 Where feasible, incorporate the following design strategies into new development to support multimodal transportation, community cohesion and connectivity:
• Locate commercial buildings close to the streets with parking tucked behind to present a cohesive street appearance and enable better pedestrian and transit accessibility.
• Provide greater street, pedestrian, and bicycle connectivity with connections to adjacent developments, trails, bicycle and pedestrian paths, and transit stops. • Share design features between adjacent developments, such as shared parking and cross-access (to reduce curbcuts), shared building design features, shared signing, consistent landscape treatments across frontages, and other integrating features.
• Avoid exclusive development typologies such as gated, walled, or fenced-off developments which do not support a cohesive neighborhood environment.
LUCD 3-7 Prioritize sustainable and energy-efficient site and building development patterns.
Napa General Plan 2040
Final Admin Draft
GOAL LUCD-4: Promote flexibility in parking and other development requirements, especially in areas target ed for higher -intensity, mixed-use, and pedestrian-oriented development, such as in Downtown and along corridors.
LUCD 4-1 Encourage mixed-use development by establishing flexible parking requirements, setbacks, and other development standards in the Zoning Ordinance.
GOAL LUCD-5: Support an attractive and welcoming image for major gateways and thoroughfares into the City.
LUCD 5-1 Seek to i Improve the scenic character of important gateways into the City, including SR 29, SR 121, SR 221, Soscol Avenue, Trancas Street, the SR 29/Imola intersection, and First Street, through undergrounding utilities where feasible , increased landscaping, street tree planting, and other improvements.
LUCD 5-2 Support the creation of corridor and gateway design guidelines for both public and private development to promote attractive entrances to the City. Specific plans can also be used to coordinate development.
LUCD 5-3 Support inclusion and preservation of greenways, open space, riparian corridors, wetland areas and agricultural land when they exist in gateway locations.
LUCD 5-4 Promote the inclusion of public art, welcome signage, and other landmarks to reinforce Napa’s identity and a sense of arrival into the City.
LAND USE
GOAL LUCD-6: Promote a balanced land use program and ensure the City remains a “complete community” with a diverse array of uses , housing types, and employment opportunities, while recognizing the City’s linkages to the broader Bay Area region.
LUCD 6-1 Maintain a balance of land uses, including residential and commercial uses, and— given the City’s position as the principal urban center of Napa County—industrial and service commercial uses that support the broader Napa Valley economic needs.
LUCD 6-2 Promote a diversity of compatible land uses throughout the City to enable people to live close to job locations, have adequate and convenient commercial services, and enjoy public amenities and services such as transit, parks, trails, and schools.
LUCD 6-3 Foster production of a range of housing types to meet the needs of the City’s increasingly diverse and changing population, and enable a greater share of the workforce to live in the community.
Chapter 2: Land Use and Community Design
LUCD 6-4 Support flexibility in land uses designations to respond to changing and evolving economic needs. Promote a mix of uses in appropriate locations and settings.
LUCD 6-5 Strive to a Achieve a job s/housing balance by prioritizing workforce housing for local workers and the creation of job opportunities.
LUCD 6-6 Encourage large employers, including Napa Valley College and the Queen of the Valley Medical Center, to provide housing opportunities to meet workforce needs on their campuses.
LUCD 6-6LUCD 6-7 Support updates to zoning codes to allow for the creation of housing and mixed-use development on lands designated as Public Serving. Appropriate zoning will be based upon compatibility with surrounding land use designations.
GOAL LUCD-7: Ensure continued economic vibrancy, with land use strategies linked to the City’s overall economic objectives , local business needs, and workforce development.
See Chapter 10: Economic Development for more information regarding the City’s economic objectives and development strategies.
LUCD 7-1 Prioritize local needs and economic diversity while recognizing the importance of tourism for the local economy.
LUCD 7-2 Accommodate a diversity of business est ablishments in appropriately -scaled settings to reflect the City’s position as the center of commerce in the Napa Valley, provide employment for Napa residents, and promote economic growth in the City.
The r ange of uses encompass industria l, research, and development uses; regionally-scaled retail and neighborhood-serving commercial centers; and smaller- sized stores, restaurants , and offices to meet community needs , while also providing enhanced opportunities for visitor services in desirable locations.
LUCD 7-3 Promote a range of business establishments, including small businesses, incubator uses, live-work spaces, artist studios, and small home -based businesses to foster entrepreneurship, workforce development, and increased workforce participation.
LUCD 7-4 Promote home occupation uses to enable work from home and small -scale enterprises while maintaining the quality and character of existing residential neighborhoods.
GOAL LUCD-8: Support the preservation and enhancement of the City’s existing housing stock to be utilized as primary residences and homes.
Napa General Plan 2040
Final Admin Draft
LUCD 8-1 Limit Continue implementation of existing Ordinances to limit conversion of residential units to short -term rentals through regulation and permit requirements.
LUCD 8-2 Support rehabilitation of vacant and derelict homes to pro ductive use as residences.
LUCD 8-3 Update building and property codes to conform with recent best practices.
Unincorporated ‘Islands’
GOAL LUCD-9: Recognize the importance of annexing unincorporated islands as a City services issue.
LUCD 9-1 Support annexation of unincorporated islands to improve delivery of municipal services, support compatible land use planning, promote community cohesion, and enable representation in City municipal matters.
Residential Neighborhoods
GOAL LUCD-10: Enhance the City’s character and image as a desirable residential, active, and sustainable community, and celebrate the diversity of residents.
LUCD 10-1 Preserve the character of existing residential neighborhoods while promoting “complete neighborhoods” with safe and convenient access to the goods and services needed for daily life.
LUCD 10-2 Provide balanced neighborhoods accommodating a variety of housing types and density ranges to meet the diverse demographic, economic and social needs of residents.
LUCD 10-3 Allow for convenient supporting services and alternative residential types to meet special needs by permitting recreational uses, public and quasi-public uses, public assembly, day care and congregate living facilities, and single room occupancy units in residentially -designated areas, when they meet the neighborhood development, design and compatibility standards.
LUCD 10-4 Encourage the development of housing for elderly, disabled, and low -income households in all parts of the community.
LUCD 10-5 Allow home occupations (smaller -scale commercial uses that do not generate significant visitor traffic) to promote business incubation and work from home environments.
LUCD 10-6 Support efforts to develop a more resilient power grid by encouraging backup generators, home microgrids, and solar energy systems with battery backups. The Chapter 2: Land Use and Community Design
California Air Resources Board (CARB) should be consulted for rules related to generator usage during a public safety power shutoff and generator emissions.
LUCD 10-7 Support the provision of improved telecommunications infrastructure in residential areas. For instance, exploration of a community fiber optics initiative.
LUCD 10-8 For projects involving historic preservation or involving properties with unique site constraints, the allowable residential density range may be based on “net acreage” rather than gross acreage.
Side Note Box/callout: What is a Complete Neighborhood? The term “complete neighborhood” refers to a neighborhood that accommodates a range of incomes and where residents have safe and convenient access to the goods and services needed in daily life. This includes a variety of housing options, grocery stores and other commercial services, quality public schools, public open spaces and recreational facilities, affordable active transportation options and civic amenities. An important element of a complete neighborhood is that it is built at a walkable and bikeable human scale, and meets the needs of people of all ages, incomes, and abilities. Ideally, complete neighborhoods would have goods and services be accessible within a 15 or 20-minute walking radius of most residences to reduce automobile dependency and encourage active transportation.
Commercial Development
GOAL LUCD-11: Encourage attractive, well -located commercial development to serve the needs of City residents, workers, and visitors.
LUCD 11-1 Allow for a range of goods and services and establishments of a variety of sizes convenient to City residents, while seeking to improve the character and viability of commercial areas.
LUCD 11-2 Require new commercial development to be cohesively integrated with the community fabric through well -designed building/street interface s, and pedestrian and street connections to surroundings, transit stops , and adjacent developments.
LUCD 11-3 Update the City’s parking regulations to a llow and encourage shared parking between adjacent commercial centers.
Industrial Development
GOAL LUCD-12: Promote diverse industrial opportunities in suitable locations to provide employment for Napa residents and promote economic growth in the City.
Napa General Plan 2040
Final Admin Draft
LUCD 12-1 Promote a wide range of job opportunities and a healthy economy by encouraging industry in appropriate locations, as shown on the Land Use Diagram.
LUCD 12-2 Support retention of industrial uses within the City when possible.
LUCD 12-3 Encourage development of support ing services such as dining, recreation, and childcare in the City’s industrial areas to provide convenient access to services for industrial workers.
LUCD 12-4 Ensure that industrial development is designed and operated to minimize—to the extent feasible—noise, heat, glare, dust, unscreened storage yards, air emissions, hazardous materials generation, and other negative effects.
LUCD 12-5 In the industrial areas within the City’s core, consider implementing flexible parking standards to foster development of maker spaces, research and development uses, and startup spaces.
FOCUS AREAS
Below are goals and policies that apply to all Focus Areas, followed by goals and policies that apply to specific Focus Areas.
GOAL LUCD-13: Promote housing and business growth as infill developmen t in Focus Areas in keeping with the City’s scale, services, and environment.
LUCD 13-1 Promote infill development in Focus Areas that makes efficient use of limited land supply, while ensuring compatibility and integration with adjacent uses. Ensure that uses and i ntensities of infill development support a cohesive development pattern.
LUCD 13-2 Promote location of neighborhood -serving commercial uses in Focus Areas , and accommodate a portion of the City’s housing needs in Focus Areas in integrated, mixed-use, walkable environments.
LUCD 13-3 Allow and promote a range of mixed -use centers in strategic locations that maximize access to commercial services from transit and residential areas.
LUCD 13-4 Require active ground floor use for corridor segments where indicated on figures 2-4, 2 -5, 2-6, and 2 -7. Encourage ground floor active uses throughout other commercial corridors.
GOAL LUCD-14: Develop corridor spines of Focus Area s as memorable boulevards.
Promote development in Focus Areas that is high-quality and pedestrian-oriented.
LUCD 14-1 Promote development of Focus Area corridors as tree -lined boulevards. Create inviting streetscapes in Focus Areas that encourage walking and promote a safe, inviting, and lively street environment...
Chapter 2: Land Use and Community Design
LUCD 14-2 For buildings where active frontages are not required, still require developments to be oriented towards streets through attention to building massing, landscaping, location of entrances from the street , locating residential building stoops and balconies to face the street , to have “eyes on the street” and foster active, walkable, and enjoyable street frontages
LUCD 14-3 Establish regulations that will e ncourage the use of street rights -of-way for a variety of activities, including outdoor dining on sidewalks where widths permit, periodic closures to vehicular traffic for events, an d other activities that could benefit from outdoor uses.
LUCD 14-4 Enhance major urban gateways into the City to create a sense of arrival and reflect the unique character that defines Napa, while addressing considerations such as traffic calming, greenery, public art, and placemaking.
Trancas Focus Area
GOAL LUCD-15: Enhance the Trancas Street corridor as a major medical, commercial, and retail center, while allowing redevelopment and use flexibility.
LUCD 15-1 Promote revitalization of aging older developments with a mix of uses, while preserving the vibrant commercial clusters that offer the largest collection of neighborhood-oriented stores in the community.
LUCD 15-2 Promote more pedestrian -oriented design, including trees, sidewalks, and crossings, while acknowledging Trancas Street’s role as an automobile -oriented arterial that provides regional access.
LUCD 15-3 Reinforce medical-related uses, such as office and research and development, in and adjacent to the existing medical hub and hospital in this area. Allow housing (such as for staff, or rehabilitation and convalescent housing) as a supportive use to medical uses.
Jefferson Focus Area
GOAL LUCD-16: Establish Jefferson Street as a main street with an emphasis on locally- serving businesses, workforce housing, and storefronts, and enhancing walkability and the pedestrian experience.
LUCD 16-1 Promote mixed-use development (retail, housing, office), while retaining Jefferson Street’s role as a spine of community-serving smaller stores, restaurants, and cafés.
LUCD 16-2 Foster redevelopment of Jefferson Street as a tree-lined pedestrian-scaled spine, with widened sidewalks and active street frontages, and recogniz e its role as a major multi-modal transportation and community connection between Trancas Street and Downtown.
Napa General Plan 2040
Final Admin Draft
LUCD 16-3 Seek to r Retain the rich and diverse array of existing businesses and promote locally-owned small businesses to reduce displacement.
LUCD 16-4 Develop a streetscape improvement plan for Jefferson Street, with input from stakeholders, reflecting the potential of expanded sidewalks, bicycle facilities, and landscaping. The plan should a nalyze the feasibility of reducing the number of travel lanes from four lanes to two lanes with a center two-way turning lane, and consider pedestrian-friendly improvements such as new trees, bulbouts, pedestrian crossings, benc hes, trash cans, pedestrian -scaled lighting, bicycle facilities and bicycle parking, and undergrounded electrical utilities.
Also see TE-2.6, which mentions Jefferson Street as a Study Area.
LUCD 16-5 To spur redevelopment, prioritize streetscape improvements along Jefferson Street between Lincoln Avenue and Trancas Street.
Jefferson Street south of Lincoln Avenue to Downtown is unlikely to see significant redevelopment but should still be part of stre et or corridor improvement plans to reinforce connections to Downtown.
LUCD 16-6 Support parcel consolidation and assembly to enable General Plan densities/intensities to be realized, and help achieve the Plan’s vision of mixed - use infill development.
Soscol North Focus Area
GOAL LUCD-17: Support greater connectivity and intensification of land uses to enhance the light industrial, maker space, and business character of the Soscol North Focus Area.
LUCD 17-1 Maintain the area as light industrial hub, with maker spaces, research, incubation, and repair uses, while extending new commercial and hospitality uses to the Napa River to entice redevelopment.
LUCD 17-2 Promote intensification of uses and support development of incubation spaces with greater flexibility in parking and other standards relati ve to other industrial areas in the community.
LUCD 17-3 Improve streetscapes for pedestrian and bicycle safety . Develop connection s to the Napa River, and extend and connect the Napa River Trail as development occurs.
LUCD 17-4 Support flood improvement efforts to reduce flooding potential in this area.
Soscol South Focus Area
GOAL LUCD-18: Transform Soscol Avenue south of First Street into a well -designed boulevard that acts as an attractive gateway into the Napa community.
Chapter 2: Land Use and Community Design
LUCD 18-1 Support development of Soscol Avenue south of First Street as a tree -lined boulevard, with capacity for a significant amount of traffic, while creating a spacious pedestrian and living environment for adjacent residences and a walkable environment for businesses, including through implementation and update of the Soscol Corridor/Downtown Riverfront Development & Design Guidelines.
LUCD 18-2 Analyze opportunities to extend ex isting streets in the street grid to improve connectivity and accessibility as new development occurs.
LUCD 18-3 Improve bicycle and pedestrian crossing safety at intersections. Consider the feasibility and safety of adding additional pedestrian and bicycle crossings when spacing between intersections is significant.
LUCD 18-4 Improve the Soscol Avenue/Imola Avenue intersection as a gateway into the City with trees, signage, lighting, and other aesthetic improvements.
LUCD 18-5 Improve major connecting streets, such as Silverado Trail, Kansas Avenue, Shetler Avenue, and Imola Avenue, with connected sidewalks, street trees, signage, lighting, pedestrian -oriented crossings and bulbouts, and other aesthetic and pedestrian-safety improvements.
LUCD 18-6 Continue development of the pedestrian/bike trail network, including access to the Vine Trail along the Napa River; require new development to connect to trails when consistent with the City of Napa Bicycle Plan.
LUCD 18-7 Continue to build/prioritize new and existing trail connections to parks, Napa Valley College, Downtown and the Napa Valley Vine Trail.
GOAL LUCD-19: Support the vibrancy of auto row to the north, and redevelopment of the southern portion with mixed-use development.
LUCD 19-1 Reinforce auto row, which represents the largest automobile -sales cluster in the County, with additional development intensities as allowed under the General Plan designations.
LUCD 19-2 Update development regulations to reflect considerations of taller/multi -story automobile showrooms/offices and provide flexibility to have larger showrooms and reduced outdoor car storage reflecting changing automobile sales trends.
LUCD 19-3 Support redevelopment of commercial and industrial uses to the south, including the South Napa Marke t Place, as integrated mixed -use developments with housing, offices, retail, and other commercial uses.
DOWNTOWN
GOAL LUCD-20: Continue to promote Downtown Napa as an active and vibrant heart of the community.
Napa General Plan 2040
Final Admin Draft
LUCD 20-1 Continue to i mprove the vitality and character of Downtown through planning, design, business -community partnerships, and City programs and projects that encourage a variety of social, entertainment, cultural, retail, administrative, and government uses.
LUCD 20-2 Enhance Downtown urban design quality and sense of place through strategies including:
• Incorporate more public art, outdoor dining options, and street trees and plantings.
• Enhance pedestrian comfort and safety, including consideration of pedestrian-only places and streets (generally or at specific times). • Design inclusive public spaces with family-friendly amenities. • Preserve and/or adaptively reuse historic buildings.
• Include bike racks, wayfinding signage, public restrooms, and attractive landscaping like trees and flowers.
• Maintain guidelines for outdoor dining options including on City-owned properties.
LUCD 20-3 Continue emphasizing Downtown’s orientation to the Napa River and support connections to adjacent neighborhoods.
LUCD 20-4 Continue to develop, promote, and prio ritize high-quality public spaces. Explore the use of publicly -owned sites or private/public partnerships to develop a town square that enhances community connectedness, vibrant gathering spaces, and public life.
LUCD 20-5 Prioritize pedestrian and bicycle safety t hroughout Downtown and enhance physical pedestrian and bicycle connections to other key areas, such as the Oxbow District, the Napa Valley Expo, and the Soscol Gateway Transit Center.
GOAL LUCD-21: Promote a vital Downtown that is healthy, sustainable, and contributes to the City’s economic vibrancy, for the enjoyment of residents and visitors.
LUCD 21-1 Foster a complementary mix of commercial, hospitality/tourism, and residential uses in Downtown; promote additional opportunities for residential mixed -use development, including workforce and affordable housing, with ground floor commercial and residential uses above.
Chapter 2: Land Use and Community Design
LUCD 21-2 Foster ongoing communication on the value of tourism with the larger community and establish a process for the community to continue to addres s tourism concerns.
LUCD 21-3 Promote location of establishments that offer everyday goods and services — including a grocery store, theater, cafes, and dining —to attract residents and workers, in addition to visitors, to Downtown on a regular basis.
GOAL LUCD-22: Support regular updates to the Downtown Specific Plan (DTSP) and prioritize focused planning for the Oxbow District.
LUCD 22-1 Recognize the Oxbow District as its own unique part of Downtown that should be addressed in the updated DTSP or its own specific or area plan.
Refer to the 2018 Oxbow District ULI Technical Assistance Panel report for background information on plan concepts.
LUCD 22-2 Reflect the following considerations as part of the DTSP Update. Additional considerations are outlined in Chapter 5: Historic and Cultural Resources Element which pertains to historic preservation in the Downtown area and Chapter 10:
Economic Development for Downtown business development. • Determine and plan for an appropriate number of hotels or hotel rooms in Downtown and/or balance between hotels in Downtown and elsewhere in the City by conducting a hospitality and economic development needs assessment. The findings from this study can either be used to inform the DTSP update or used to amend the existing DTSP.
• Promote a variety of land uses including more residential uses, mixed-uses, and restaurants and entertainment venues.
• Support opportunities for workforce and affordable housing to help bring residents and activity into Downtown.
• Consider new economic uses and opportunities in Downtown to diversify the City’s tax base, support the local workforce, and strengthen economical resiliency.
• Further goals to create an attractive and inviting Downtown, such as improving accessibility, to create a more pedestrian-friendly and walkable Downtown. • Continue developing the Napa Riverfront as an ecological, recreational, and aesthetic resource.
• Incorporate more family-friendly and inclusive activities into Downtown.
Napa General Plan 2040
Final Admin Draft
• Streamline zoning regulations to support desired, appropriate uses to be allowed by right (such as bars and nightclubs within the entertainment district), subject to compliance with enumerated standards and conditions.
LUCD 22-3 Better integrate the Oxbow District, either through the DTSP or another specific plan solely for the Oxbow District, wit h Downtown through implementation of public realm improvements like shade structures, seating areas, greenery, art, attractive lighting, wayfinding, and signage.
SPECIFIC AREA POLICIES
The following area goals and policies apply to specific portions of the Planning Area outside of Downtown and the Focus Areas.
Foster Road Mixed Use
GOAL LUCD-23: Promote residential development with supporting commercial uses, integrated with site topography and the natural environments.
LUCD 23-1 Require a cohesive master or specific plan that incorporates all parcels and property owners with the Foster Mixed Use designation, while recognizing that parcels may be annexed to the City at different times. Require that the plan outlines, at a minimum, an integrated system of streets, trails, and open spaces for the area.
LUCD 23-2 Ensure that development is reflective of the area’s environmental constraints — including localized presence of geologic faults, slopes/unstable so ils, flood hazards—and natural resources.
LUCD 23-3 Promote clustered development to minimize grading , preserve landforms, and minimize visual impacts.
LUCD 23-4 Support site planning and design that reflect the location of the area as a major gateway into the City and Napa Valley. As such, tall, blank retaining or noise barriers are not recommended along the eastern side of the property. A combination of native trees, landscaping, and natural berms should be used to shield freeway noise and to appear bucolic when viewed from the freeway. Public art pieces and/or distinctive architecture should be considered to showcase the uniqueness of Napa and be a landmark for people entering the valley.
LUCD 23-5 Consider allowing densities and required open spaces to be transferred between willing landowners, with the goal of more cohesive planning.
LUCD 23-6 Encourage retention of the Napa Valley Horsemen’s Association as an agriculture use with upgraded facilities.
LUCD 23-7 Promote development of an integrated, publicly-accessible trails system in the area that connects the area’s open space assets, adjacent schools, and new commercial Chapter 2: Land Use and Community Design
uses; and provides access to ridgelines and vantage points. Consider incorporating geologic faults/Alquist Priolo Zones as part of the trails system.
LUCD 23-8 Require development to be within the overall designated density range for the area, while encouraging a variety of housing types.
LUCD 23-9 Encourage development of supporting non -residential uses to provide residents with easy access to goods and services.
Big Ranch Road
GOAL LUCD-24: Promote development of the Big Ranch Road area as a cohesive, vibrant neighborhood, integrated with the surrounding uses.
LUCD 24-1 Prior to allowing new development as part of a subdivision, require preparation of a master plan for the area in coordination with the Big Ranch Specific Plan . The street plan should provide for a walkable, connected neighborhood, with easy access to the adjacent the high school, stores, and amenities on Trancas Street.
LUCD 24-2 Encourage variations in densities and housing types within the master plan, provided the overall density is within the land use designation for the area.
Recognize the existing residential density in the surrounding neigh borhood and promote a smooth visual transition to Medium Density development by incrementally increasing building heights and unit types.
LUCD 24-3 Encourage lower density transitions to rural edges, and identify the rural borders.
LUCD 24-4 Residential projects should achieve the mid- to high-point of the allowed density range to maximize the use of the City’s remaining residential land where new development can be found compatible with surrounding uses.
LUCD 24-5 Support the assemblage or consolidation of parcels to achieve the desired density ranges and quality neighborhood design.
The City recognizes that in order to achieve desired density ranges and quality neighborhood design, new development may require assemblage of parcels by private parties for feasibility.
Napa Pipe
GOAL LUCD-25: Transform Napa Pipe into a great neighborhood that is welcoming to, and comfortable for, the b roadest range of people and households.
Napa Pipe is envisioned as a neighborhood that engages residents and visitors with an inviting environment in which chance interactions among neighbors , and a sense of connectedness to the memorable natural setting a nd the site’s unique history , build an enduring community.
Napa General Plan 2040
Final Admin Draft
LUCD 25-1 Establish a vibrant, mixed-use neighborhood oriented toward the Napa River with memorable public spaces.
LUCD 25-2 Create a mixed -use neighborhood that is well -connected across the railroad tracks, to existi ng roadways, and to the Napa Valley Vine Trail and Bay Trail to facilitate vehicular, bicycle, and pedestrian access.
LUCD 25-3 Provide publicly accessible park s and other amenities to allow full enjoyment of the Napa River frontage by residents and visitors.
LUCD 25-4 Preserve artifacts of the historic use of the site, including the cranes and dry docks, by incorporating them into the final community design.
LUCD 25-5 Incorporate a variety of housing types into future development that is available to a range of incomes.
LUCD 25-6 Incorporate circulation improvements to the street network, including along Kaiser Road, to develop better pedestrian, bicycle, and vehicular accessibility and safety.
LUCD 25-7 As part of site design, incorporate publicly -accessible parks and open spaces that provide a variety of active and passive recreational uses and gathering places.
LUCD 25-8 Promote d evelopment that supports an easily walkable environment with pedestrian-scaled buildings and streetscape features, with a network of small block and lot layouts that encourage walking.
LUCD 25-9 Support an active and comfortable public realm by incorporating street trees, shade opportunities, benches, tra sh receptacles, public restrooms, and other features that contribute to an attractive and enjoyable space.
LUCD 25-10 New development and architectural design should adhere to the Napa Pipe Design Guidelines.
Chapter 3: Transportation Element
3 Transportation
3.1 Background and Purpose
The Transportation Element establishes goals and policies to enhance transportation options for Napa residents, workers, and visitors , and improve mobility through increased connectivity and efficient management of existing infrastructure. The element addresses various modes of transportation—including automobile movement, biking, walking, and public transit—with topics on roadway network performance, the transit system, travel demand management, bicycle and pedestrian systems, truck travel, emergency evacuation routes, and alternative vehicle systems.
The Transportation Element looks at improving transportation options and connectivity w ithin the City and to the surrounding region.
In separate processes, the Napa Valley Transportation Authority (NVTA), in coordination with the City and other Napa County jurisdictions, has prepared a variety of transportation-related plans.
NVTA is the Countywide Transportation Agency (CTA) for Napa County Congestion Management Agency and programs State and federal funds for local projects, in addition to operating the Vine Transit system. Recent parallel planning efforts include the Napa Countywide Bicycle Plan, Countywide Transportation Plan, Community Based Transportation Plan, Napa Countywide Pedestrian Plan, Imola Corridor Complete Streets Improvement Plan, and State Route ( SR) 29 Comprehensive Multimodal Corridor Plan. Most of these documents include p roposed changes within the City of Napa, and the City has carefully considered the countywide recommendations and policy statements in crafting th e Transportation Element. The City has also adopted specific planning documents that coordinate with countywide planning efforts, including the City of Napa Bicycle Plan (adopted in 2021) and the City of Napa Pedestrian Plan (adopted in 2016).
RELATIONSHIP TO COMMUNITY VISION AND GUIDING PRINCIPLES The Transportation Element provides a foundation for creating a we ll-connected urban environment that most closely furthers the following Napa Community Vision and Guiding Principles:
Guiding Principle 1: Foster Napa as a community of connected neighborhoods, with vibrant, walkable districts, and revitalized corridors.
Guiding Principle 2: Increase travel options through enhanced walking, bicycling, and public transportation systems, and promote mobility through increased connectivity and intelligent transportation management.
Napa General Plan 2040
Final Admin Draft
Guiding Principle 3: Balance local and tourist needs.
Guiding Principle 5: Foster connections to nature and open space.
Guiding Principle 6: Emphasize environmental sustainability.
Guiding Principle 7: Achieve a healthy and safe community for all.
The first two Guiding Principles directly address the transportation network and its role in supporting a vibrant and connected community. Guiding Principle 3 references the importance of considering the mobility needs of visitors to the City, as well as those of residents and workers. In addition to supporting economic and social activities, the transportation network should also facilitate connections to nature, open space, and associated recreational opportunities (Principle 5). Since transportation is o ne of the primary sectors responsible for greenhouse gas ( GHG) emissions, mobility must be provided in a sustainable manner (Principle 6). Finally, transportation is intricately interconnected with health and safety (Principle 7): Low stress bicycle and pedestrian facilities can support healthy and more active lifestyles and improving the safety of transportation facilities benefits the community.
3.2 Street Network
The streets and highways of the City are the key elements of the transportation system , serving pedestrians, bicycles, transit vehicles, automobiles, and trucks. The Planning Area is connected to the larger region via State highway routes, including SR 29, SR 12, SR 221, and SR 121 Livable and Complete Streets
The General Plan includes all modes of transportation in the planning process and addresses the need for a safe and connected transportation system for all modes across the City. The “Livable and Complete Streets” approach ensures that people of all ages and abilities can get around the City. A “Complete Street” facility is planned, designed, operated and maintained to provide safe means of mobility for all users of the street – pedestrians, bicyclists, transit vehicles, motor vehicles, and other modes. A “livable” street is one that can be designed to facilitate active, social public space by improving the public realm, incorporating slower vehicle speeds, creating more green space, and improving pedestrian, bicyclist, and non-vehicle safety. Traffic calming principles can support a livable and complete streets approach. Not every street will be designed to carry every transportation mode; however, the network of streets should facilitate movement for all modes. In following the Livable and Complete Streets approach, every street would be designed according to its context, preferences of the community, types of roads, and user needs.
Roadway facilities are categorized by functional classifications, which establish the purpose a particular roadway has in serving the flow of traffic through the network. Classifications reflect the purpose of the roadway with respect to providing access t o individual land uses versus providing mobility. In addition to standard functional classifications, supplementary designations Chapter 3: Transportation Element
for roadway facilities are included to reflect jurisdictional, or urban design considerations. For example, the state highway system includes facilities designated as both arterials and freeways.
Table 3-1 summarizes key characteristics of different roadway classifications. Figure 3-1Figure 3- 1 shows the future street and roadway network by functional classification (e.g., arterials and collectors) alongside supplementary overlay categories. The Boulevard designation identifies streets that are intended to foster a memorable image by including elements such as a landscaped median, shade trees, and wide sidewalks. These characteristics support several Guiding Principles for the transportation system , including increased walkability and corridor revitalization. Three arterial corridors have been designated as Boulevards: Jefferson Street between Trancas Street and Second Street; Trancas Street between California Boulevard and Soscol Avenue, and Soscol Avenue between Third Street and Imola Avenue.
Formatted: Font: Not Bold
Napa General Plan 2040
Final Admin Draft
.
Figure 3-1. Future Roadway Network
Chapter 3: Transportation Element
Table 3-1. Roadway Classification System
Classification Supplementary
Designations
Function Typical Characteristics Characteristics for Supplementary Designations
Freeway State Highway Serve longer intra and interregional trips
Up to 55,000 AADT1
Divided (with median) with fully controlled
access (no at-grade intersections)
• State Highways are owned and
operated by Caltrans
Principal
Arterial
State Highway,
Boulevard
Serve major activity centers, longer
and through trips
Up to 27,000 AADT
Partial or uncontrolled access
Divided or undivided
• State Highways are owned and
operated by Caltrans
• Boulevards have enhanced design
and pedestrian-friendly
characteristics such as landscaped
medians, wide sidewalks, and
shade trees.
Minor
Arterial
Boulevard Serve trips of moderate length and
smaller geographic areas,
interconnect principal arterials
Up to 14,000 AADT
Undivided with uncontrolled access
Spaced about 1 mile apart
Major
Collector
Gather traffic from local roads and
channel to arterial network; Serve
both land access and traffic
circulation in higher density areas
Up to 6,300 AADT
Undivided with uncontrolled access
Spaced about ¾ mile apart
Minor
Collector
Serve both land access and traffic
circulation in lower density areas
Up to 1,110 AADT
Undivided with uncontrolled access
Spaced less than ¾ mile apart
Lower operating speeds and fewer
signalized intersections than major
collectors
Local Street Hillside local,
Rural local
Provide direct access to abutting land
uses; minimal through traffic
Up to 700 AADT
Undivided with uncontrolled access
•
Source: Federal Highway Administration. Highway Functional Classifications; DKS Associates; Dyett & Bhatia, 2018 Notes: 1) Annual Average Daily Traffic
Napa General Plan 2040
Final Admin Draft
Pedestrian and Bicycle Facilities
Bicycle facilities are an important component of the City’s transportation system. The Planning Area’s mostly flat topography, relatively small land area, and development density create many opportunities for residents and visitors to bicycle throughout the community, to the surrounding area’s vineyards, open spac es, and hills , and to neighboring jurisdictions. However, SR 29, the Napa River and its tributaries, and high -speed arterials with narrow width rights -of-way impede bicycle use, especially for east-west travel.
Figure 3-2Figure 3-2 displays the location of existing and proposed bicycle facilities within the City.
Bicycle facilities fall into one of four categories, as described below:
• Class I multi-use paths provide a completely separated right-of-way for the exclusive use of bicycles and pedestrians.
• Class II bike lanes provide an exclusive space for bicyclists in the roadway and are established by striping and markings on the roadway surface. • Class III bike routes are designated with pavement markings and/or signage to indicate a shared lane environment between bicyclists and vehicles. • Class IV separated bike lanes provide an exclusive space for bicyclists that is physically separated from motor vehicle traffic by a vertical element and that is distinct from the sidewalk.
Some roadways in Figure 3-2 are listed as corridor studies. These roadways were recommended as corridor studies by the City of Napa Bicycle Plan to determine the appropriate bicycle facility type and implementation action because their current configuration and operations made them too complex for a determination to be made without further study.
Based on data compiled for the most recent Napa Countywide Bicycle Plan and the City of Napa Bicycle Plan, there are approximately 49 miles of existing bicycle facilities in the City. These include 15 miles of Class I paths, 28 miles of Class II bike lanes, and 6 miles of Class III bicycle routes.
Pedestrian facilities in the Planning Area include sidewalks, curb ramps, street trees for shading, and other amenities. Class I multi -use trails contribute to the City’s pedestrian network and can provide linkages to natural areas such as the Napa River. Downtown is an active pedestrian center, with a traditional grid system and a connected sidewalk network, making pedestrian trips efficient and enjoyable. SR 29 and SR 121 form barriers to pedestrian travel in the central, southern, and eastern areas of the City.
The City’s c urrent Standard Plans and Specifications require that sidewalks be constructed adjacent to most development projects. However due to h istoric development patterns and annexations of rural County subdivisions and roads into the City, sidewalk gaps remain in the Planning Area. The Countywide Pedestrian Plan and City of Napa Pedestrian Plan identif y Formatted: Font: Not Bold
Chapter 3: Transportation Element
pedestrian improvement projects, including the expansion of the sidewalk network, to close gaps, and to improve maintenance and rehabilitation of existing sidewalk facilities.
Napa General Plan 2040
Final Admin Draft
Figure 3-2. Existing and Planned Bicycle Facilities
Chapter 3: Transportation Element
Transit and Transit Network
Local public transit is provided by the NVTA through the Vine Bus System. NVTA implemented changes in January 2020 to increase the frequency of service , and improve system connectivity within the City. However, due to the Covid-19 pandemic, which led to a reduction in bus ridership, NVTA restructured the transit service to an on-demand system within the City. As of this writing, fixed-routelocal service is being phased back in, although some areas may continue to be served with on-demand service indefinitely. Regional routes include routes 10 (Up Valley Connector), 11 (Napa-Vallejo ExpressConnector), 21 (Napa-Solano Express) and 29 (Napa-BART Express). Routes 10 and 11 provide intercity service to Calistoga and Vallejo, respectively. Routes 21 and 29 provide express intercity commuter service to Fairfield/Suisun City and the El Cerrito Del Norte BART station.
In recent years, ridership on local fixed routes has declined while demand for the express bus routes has increased. According to the 2017 Comprehensiv e Operations Analysis Market Assessment by NVTA, the highest transit propensity can be found in central Napa, especially near Downtown.
3.3 Automobile Movement
ROADWAY IMPROVEMENTS
Planned roadway improvement projects are listed in Table 3-2 and shown in Figure 3-3Figure 3-
3. Many of the projects are also listed in the most recent countywide transportation plan (Advancing Mobility 2045 ) prepared by NVTA to make projects eligible for State and federal funding sources.
Due to expected development and related traffic, some of these improvements have been identified as potentially necessary over the next 20 years to maintain the leve l of service targets set out in this General Plan. Other projects address objectives such as Complete Streets and connectivity. Most of these improvements are not immediately needed, but the City will need to monitor the level of service in these corridors , reserve right-of-way when feasible, and identify funding sources for improvements to ensure that acceptable levels of service, vehicle miles travelled (VMT), and GHG emissions are maintained.
Formatted: Font: Not Bold
Napa General Plan 2040
Final Admin Draft
Table 3-2. Planned Roadway Improvements
Category ID Roadway Segment/Intersection Improvement Timeline Roadway Extension
1 Trower Avenue Extend Trower Avenue east to connect with Big Ranch Road Medium to Long Term
2 Linda Vista Avenue Extend southwest of Lone Oak Avenue and connect with Robinson Lane
Medium to Long Term
3 Terrace Drive Complete missing segment over Cayetano Creek Medium to Long Term 4 Wine Country Avenue Complete missing segment west of Linda Vista Avenue Short Term 5 Sierra Avenue Extend east to connect with Villa Lane; terminate before reaching Salvador Channel
Medium to Long Term
Capacity
Enhancement 6 Silverado Trail Widen Silverado Trail to provide turn lane improvements from Soscol Avenue to Third Street
Medium to Long Term
Intersection
Improvement
7 Silverado Trail/Soscol Avenue
Intersection modification to southbound Silverado
Trail to provide one right-turn lane and two left-turn
lanes
Medium to Long Term
8 Soscol Avenue/Imola Avenue
Intersection modification including addition of a
second left-turn lane to eastbound Imola Avenue and a
separated right-turn lane to westbound Imola Avenue.
Medium to Long Term
9 Jefferson Street/Laurel Street Signalization Medium to Long Term 10 Jefferson Street/Old Sonoma Road Signalization Medium to Long Term 11 Jefferson Street/Imola Avenue Intersection modifications including additional right- turn lanes
Medium to Long Term
12 Jefferson Street/Sierra Avenue Signalization Medium to Long Term 13 Solano Avenue/ Redwood Road Intersection modifications including widening and restriping
Medium to Long Term
14 Lincoln Avenue/Jefferson Street Intersection modifications including additional right- turn lanes
Medium to Long Term
Chapter 3: Transportation Element
Category ID Roadway Segment/Intersection Improvement Timeline 15 Lincoln Avenue/Soscol Avenue Intersection modifications including additional right- turn lanes
Medium to Long Term
16 Silverado Trail/Third
Street/Coombsville Road/East Avenue Construct roundabout Medium to Long Term
17 First Street Construct two roundabouts: one at the intersection of First Street/ Freeway Drive and one at the intersection of First Street/ SR29 Southbound ramps
Medium to Long Term
Complete Streets
18 First Street/Browns Valley Road
Complete streets infrastructure improvements along
First Street and Browns Valley Road extending from
the intersection of First Street/SR29 southbound
ramps to the intersection of Browns Valley
Road/Partrick Road
MediumShort Term
19 Salvador Avenue
Complete streets infrastructure improvements
extending from Solano Avenue to Jefferson Street
including roadway widening to accommodate bicycle
and pedestrian facilities
MediumShort Term
20 Imola Avenue
Complete streets infrastructure improvements along
Imola Avenue extending from Foster Road to eastern
City limits
Medium Term
Notes:
• Short Term (<5 years), Medium Term (5-10 years), Long Term (>10 years) • Refer to Figure 3-2 for planned bicycle facilities along the planned roadway improvement routes
Napa General Plan 2040
Final Admin Draft
Figure 3-3. Planned Roadway Improvements
Chapter 3: Transportation Element
LEVEL OF SERVICE STANDARD
Monitoring traffic operations will continue to be a topic of key interest while balancing safety, equity, sustainability, and other considerations. Level of Service (LOS) is a qualitative measure of roadway operating conditions that reflects drivers’ perce ption of comfort, convenience, and efficiency. Roadway segments or intersections are assigned a letter grade of “A ,” representing free flow conditions through “F,” reflecting severe delay or “stop-and-go” traffic. LOS is calculated using a methodology from the Highway Capacity Manual (HCM) with existing or projected future traffic volumes. Level of service for signalized intersections is defined in terms of average delay per vehicle, as shown in Table 3-3.
The General Plan sets a performance target for average vehicle delay at signalized intersections on arterial and collector streets (see Policy TE 5-4).
Table 3-3. Intersection LOS Definitions
Level of
Service
(LOS)
Average Control Delay (seconds/vehicle) Description
Signalized
Intersections
Unsignalized
Intersections
A ≤ 10 ≤ 10 Free flow/ Insignificant Delay
B ˃ 10 and ≤ 20 ˃ 10 and ≤ 15 Stable Operation/ Minimal Delay C ˃ 20 and ≤ 35 ˃ 15 and ≤ 25 Stable Operation/ Acceptable Delay D ˃ 35 and ≤ 55 ˃ 25 and ≤ 35 Approaching Unstable/ Tolerable Delay
E ˃ 55 and ≤ 80 ˃ 35 and ≤ 50 Unstable Operation/ Significant Delay
F > 80 > 50 Forced Flow/ Excessive Delay
Source: Highway Capacity Manual: A Guide for Multimodal Mobility Analysis
Napa General Plan 2040
Final Admin Draft
ROADWAY OPERATIONS
Twenty-six study intersections were selected to represent existing and future conditions. Table 3- 4 summarizes current and projected future intersection operations. The future intersection operational analysis assumes that population and employment growth has occurred as anticipated through 2040 (i.e., full land use buildout). The projected future operations also assume that the transportation network improvements listed in Table 3-2 have been built and are operational. As shown in Table 3 -4, the planned ro adway improvements will allow the City to grow while maintaining or improving upon current levels of service.
Chapter 3: Transportation Element
Table 3-4. Peak Hour Study Intersection Level of Service Intersection Locations
Performance
Target
Observed Conditions Future Conditions (Year 2040)
AM PM AM PM
LOS Avg
Delay Delay LOS Delay LOS Delay LOS Delay LOS
Trower Ave/SR-29* E 80 129.2 F 69.9 E 123.3 F 81.8 F
Redwood Rd/Solano Ave** mid D 45 33.6 C 42 D 28.8 C 31.1 C Trancas St/SR-29 SB Ramps E 80 21.6 C 21.7 C 21.8 C 21.2 C Trancas St/SR-29 NB Ramps E 80 24.3 C 25.1 C 27.9 C 27.4 C Trancas St/California Blvd mid D 45 30.1 C 37.4 D 29.3 C 47.0 D Trancas St/Jefferson St mid D 45 40.3 D 44.4 D 40.2 D 68.1 E Trancas St/Soscol Ave mid D 45 47.4 D 48.6 D 44.7 D 47.7 D Lincoln Ave/California Blvd mid D 45 34.7 C 61.4 E 30.9 C 48.2 D Lincoln Ave/Jefferson St** mid D 45 35.6 D 50.2 D 31.9 C 48.6 D Lincoln Ave/Soscol Ave** mid D 45 73.9 E 54.2 D 81.0 F 56.2 E First St/Jefferson St mid E 67 35.7 D 73.4 E 23.7 C 27.5 C Soscol Ave/Pearl St mid D - - - - - 18.2 B 28.9 C
First St/Soscol Ave mid E 67 22.4 C 32.3 C 27.7 C 37.9 D First St/Silverado Trail (SR-121) E 80 15 B 33.6 C 18.3 B 52.9 D Third St/Soscol Ave mid E 67 37.8 D 43.5 D 40.8 D 41.0 D Third St/East Ave/Silverado Trail (SR-121) ** E 80 84.5 F 79.4 E 15.5 C 16.8 C Coombsville/Silverado Trail (SR-121) - - - - - - 11.8 B 13.2 B Soscol Ave/Silverado Trail (SR-121)** E 80 20.8 C 14.5 B 10.3 B 9.5 A Imola Ave/SR-29 SB Ramps C 35 32.9 C 18.3 B 36.9 D 28.6 C Imola Ave/SR-29 NB Ramps C 35 19.9 B 8.2 A 22.8 C 10.7 B Imola Ave (SR-121)/S Jefferson St** E 80 41 D 52.3 D 43.5 D 61.0 E Imola Ave (SR-121)/Soscol Ave (SR-221)** E 80 56.4 E 65.2 E 78.4 E 81.3 F Trower Ave/Solano Ave* mid D 45 46.6 D 33.6 C 38.6 D 42.8 D Napa General Plan 2040
Final Admin Draft
Intersection Locations
Performance
Target
Observed Conditions Future Conditions (Year 2040)
AM PM AM PM
LOS Avg
Delay Delay LOS Delay LOS Delay LOS Delay LOS
Lincoln Ave/Silverado Trail (SR-121) E 80 27.7 C 33.8 C 27.5 C 31.1 C Salvador Ave/SR-29* E 80 76.4 E 46.4 D 70.7 E 48.3 D
Salvador Ave/Solano Ave* mid D 45 26.8 C 23.8 C 30.4 C 25.6 C First St/Freeway Dr** mid D 45 64.0 E 46.2 D 6.5 A 6.5 A Notes:
Delay is in seconds per vehicle and is based on average stopped delay for signalized intersections using Highway Capacity Manual methods. * Signal coordination implemented to decrease delay along corridor after October 2018 when counts used for this report were collected **Planned improvement location
BOLD text indicates intersection performance does not meet policy standard.
Chapter 4: Community Services, Parks and Recreation Element
VEHICLES MILES TRAVELED
The State of California passed Senate Bill 743 (Chapter 386, 2013), directing ch anges to the California Environmental Quality Act (CEQA) guidelines that established Vehicle Miles Traveled (VMT) as the transportation metric analyzed under CEQA, effective July 1, 2020. VMT measures how much automobile travel on roadways (measured in miles) is associated with a proposed land use by multiplying the estimated number of automobile trips by the estimated total distance a vehicle travels between trip origin and destination. Utilization of VMT as the transportation CEQA metric is intended to emphasize statewide goals related to infill development, transit investments, promotion of public health through active transportation, and reduction of GHG emissions over local needs to manage traffic congestion on local road networks.
The City has adopted VMT thresholds of significance for use in its environmental analyses of proposed land use and development projects as follows:
• Residential Projects: A proposed project exceeding a level of 15 percent below existing regional VMT per capita may indicate a significant transportation impact. • Office Projects: A proposed project exceeding a level of 15 percent below existing regional VMT per employee may indicate a significant transportation impact. • Retail Projects: A net increase in total VMT may indicate a significant transportation impact.
Side Note Box/callout: What is VMT?
Vehicle Miles Traveled (VMT) is used in transportation planning to measure the amount of travel for all vehicles in a geographic region over a given period of time, typically a one-year period. It is calculated as the sum of the number of miles traveled by each vehicle and used to determine transportation impacts. VMT focuses on trip travel demand while the other major transportation measure, level of service (LOS), focuses on delay and road capacity. Typically, projects located near transit and/or within infill areas generally have lower VMT than projects in rural or undeveloped areas as people don’t need to travel as far to access goods and services and also use other modes of transportation. At the city-scale, cities can lower VMT by promoting compact urban environments and locating everyday goods, services, jobs, and residential areas together.
Napa General Plan 2040
Final Admin Draft
3.4 Other Transportation Topics
TRANSPORTATION DEMAND MANAGEMENT
Transportation Demand Management (TDM) consists of programs and policies to reduce the demand for the single occupancy vehicle-occupant automobile, thus reducing traffic and GHG emissions from these vehicles. Common techniques include carpool programs, car -sharing and bike-sharing programs, flexible work hours, telecommute provisions, shuttle services to nearby transit stations, employee transit subsidies (e.g., employers will subsidize bus or rail tickets), installation of bicycle facilities (lockers, racks, lanes, showers at work sites, etc.), or other measures that would reduce the need to drive single-passenger vehicles, particularly during the peak commute hours. TDM will be critical for the City to build out without expanding the transportation infrastructure beyond what is envisioned in this element. TDM is a major component in improving the effectiveness of transit as it can assist in serving the “first mile/last mile” component of a transit trip.
PARKING
The City has parking garages, public parking lots, and on -street parking spaces throughout the Planning Area. The Downtown Napa Parking Management Plan guides City policy and decisions regarding management of the current supply of public parking spaces in Downtown and the Oxbow District. This plan focuses on expanding the public parking supply based on projected development, available financing for the capital costs associated with building new parking and replacing old structures, enhancing maintenance and security, and planning for a more centralized parking management operation. Policies in the General Plan aim to review and update parking standards citywide based on balancing parking demand and pedestrian, bicycle , and transit user needs. Both vehicular and bicycle parking needs are addressed.
AIR, WATER, TRUCKS AND RAIL TRANSPORT
Maintaining a multimodal transportation system in the City means preserving and promoting various modes of travel, including air, rail, water, and truck. Existing rail infrastructure in the Planning Area provides opportunities to meet a broad range of commercial and travel needs. The Napa River has the potential to be utilized as a travel mode for tourist and other commercial uses.
Maintaining truck routes is vital for the transport of goods and supports the local economy. Access to the airports maintains connections to other regions and economies.
Air Transport
The Napa County Airport, located a half mile south of the City Limits, is a general use aviation facility operated by a fixed base operator (FBO). Air Medical Transport Services are also provided through this airport. The airport has no regular commercial service; the nearest general passenger airports are in Oakland, San Francisco, and Sacramento.
Water Transport
While the Napa R iver runs through the City, the waterfront is rarely used today for commercial shipping or passenger service, although recreational and tourist -oriented uses of the river have Chapter 4: Community Services, Parks and Recreation Element
continued to increase over the years. Currently, the Main Street Boat Dock serves as a public dock as well as host to a number of businesses providing river cruises, charters, and rentals. The riverfront is lined with restaurants catering to residents and tourists. The Napa River is a navigable waterway south from the Third Street bri dge and has potential for additional recreational and cultural uses.
Trucks
The City has designated and added signage to a series of roadways as truck routes, where vehicles exceeding a maximum gross weight of three tons are permitted to operate. These tru ck routes are shown in Figure 3-4Figure 3-4. In addition, SR 29, SR 121, and SR 221 are designated as terminal access routes as part of a national network per the Surface Transportation Assistance Act (STAA) of 1982. Truck semitrailers of up to 53 feet in length (57 feet for double combinations) are permitted on STAA truck and terminal access routes. Truck transportation is of key importance to the City’s economy, both in terms of bringing in raw materials and consumer goods and in exporting locally manufactured products.
Rail Transport
The City is served by a historic rail line that extends from Vallejo to Calistoga. The Napa Valley Railroad operates a passenger train service between the City and St. Helena known as the Wine Train. The main terminal is located in Napa on McKinstry Street, north of First Street. The Wine Train is oriented towards tourists, making multiple round trips per day between the two cities.
South of the City and continuing to Vallejo, the rail line is owned by the California Northern Railroad (CNR), a shortline freight operator. The CNR Schellville subdivision connects to rail right- of-way owned by the Sonoma Marin Area Rail Transit in American Canyon.
The potential for passenger rail service was studied in a 2003 Napa/Solano Passenger/Freight Rail Study done by the NVTA; the report concluded that passenger rail service could be feasible.
According to the Passenger Rail Feasibility Study, Downtown Napa was the only proposed station within the City. The rail service is envisioned to go from the Vallejo Ferry Terminal north to St.
Helena or Calistoga. The General Plan also acknowledges this potential.
Sonoma-Marin Area Rail Transit (SMART) completed a Passenger Rail Service Feasibility Study in May 2019 for the Novato to Suisun City corridor. This included a potential rail station in Napa County near or in American Canyon. The study determined that this corridor is feasible for passenger rail. Although the proposed rail station is not located within the City Limits, consideration should be given to how this potential rail connection could affect the potential for passenger rail along the adjacent rail line extending into the City.
While commuter/passenger rail service could help reduce traffic congestion , further studies on traffic impacts or reductions must be evaluated.
Napa General Plan 2040
Final Admin Draft
Figure 3-4. Truck Routes
Chapter 4: Community Services, Parks and Recreation Element
EMERGENCY EVACUATION ROUTES
Napa County is located in the Governor’s Office of Emergency Services Coastal Region and Mutual Aid Region II. As per the County’s Emergency Operation Plan (EOP), the region is susceptible, in varying degrees, to the following hazards: major earthquake/liquefaction, fire, flood, dam failure, drought, terrorist incidents, pandemics , and hazardous materials incidents. It is therefore imperative to plan for safe evacuation routes during any of these emergencies and to identify and eliminate any obstacles to these routes. Additional in formation regarding emergency preparedness and response can be found in Chapter 8: Safety and Noise.
SUSTAINABLE TRANSPORTATION CHOICES
In line with Chapter 6: Climate Change and Sustainability, there is a need to plan for sustainable options of travel wit hin and outside the City. The General Plan recognizes the role of transportation in reducing GHG emissions and air pollution resulting from transportation. This will be achieved through supporting the use of electric vehicles and by planning for an all -electric future of transportation. In addition, enhancing access to sustainable mass transit services, and supporting the use of alternative modes such as walking and biking will be achieved through infrastructure requirements.
3.5 Goals and Polices
Goals and po licies that seek to enhance transportation and mobility throughout the City are outlined below and organized into the following topics. Appendix A contains “implementing programs” intended to implement the goals and policies in this section.
STREET NETWORK
GOAL TE-1 Foster a comprehensive network of safe, accessible roads, trails, sidewalks, and pathways that emphasize a Complete Streets approach, while reducing vehicle miles traveled (VMT) and dependence on single-occupancy vehicles.
TE 1-1 Maintain a roadway network that serves not just automobile operations, but also multi-modal movement and adjacent land uses. Explore opportunities to develop multi-modal level of service (LOS) objectives and performance targets with differing priorities depending on road types.
TE 1-2 Foster a more connected system of streets, pedes trian facilities, and bicycle facilities as new development and redevelopment is undertaken , or as opportunities are presented.
TE 1-2TE 1-3 Develop and maintain a low Level of Traffic Stress (LTS) connected bicycle network consistent with the adopted City of Napa Bicycle Plan and Figure 3-2.
TE 1-4 Work to implement the roadway network improvements listed in Table 3-2 and shown in Figure 3-3Figure 3-3. Coordinate with other agencies (e.g., Napa Valley Transportation Authority (NVTA), Caltrans, County of Napa, etc.) as needed for project implementation.
Formatted: Font: Not Bold
Napa General Plan 2040
Final Admin Draft
TE 1-5 Regularly update the City of Napa Standard Specifications and Standard Plans to require infrastructure improvements that are subject to the review and approval of the City of Napa to conform to the design criteria.
TE 1-6 Support Complete Streets and planned roadway improvements through right-of- way dedication as new development and redevelopment projects are undertaken.
TE 1-3TE 1-7 Identify Capital Improvement Program projects to be constructed that are necessary to serve the development as new development and redevelopment projects are undertaken.
GOAL TE-2 Keep Napa moving with safe, livable streets that provide a balanced, cost - effective, multi-modal transportation system (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all ages and abilities.
TE 2-1 Work towards safer streets to reduce and eventually eliminate fatal and severe injury collisions among vehicles, pedestrians , and bicyclists by adopting a Local Roadway Safety Plan and a Vision Zero Plan.
TE 2-2 Evaluate methods and undertake transportation facility improvements to promote biking, walking, and safer street crossings. Establish a target date for buildout of currently planned active transportation network improvements.
TE 2-3 Apply traffic calming principles where appropriate with consideration of functional classification, emergency access, and vehicular traffic volumes to support livable and complete streets. Conduct an update of the City of Napa Traffic Calming Guidelines.
Side Note Box/callout: What is a livable street?
The term “livable street” refers to the concept that streets can be designed to facilitate active, social public space by improving the public realm, incorporating slower vehicle speeds, creating more green space, and improving pedestrian, bicyclist, and other non-vehicle user safety.
TE 2-4 As part of streetscape design, incorporate features that enhance safety for all users and establish effective mode transitions , where appropriate . Examples of these features include bus pullouts and shelters, street lighting, enhanced crossing features su ch as rectangular rapid flashing beacons, high -visibility crosswalk striping, curb extensions, an d pedestrian refuge islands, and curbside management features such as pickup/drop -off locations for shared ride/transit network companies and spaces for delive ry vehicles to park safely for short durations.
TE 2-5 Update and implement maintenance plans to preserve the quality of, and respond to maintenance requests for roadway, sidewalk, and bicycle facilities.
Chapter 4: Community Services, Parks and Recreation Element
The voters of Napa County approved a countywide sales tax measure (Measure T) through 2043 to be used for roadway maintenance. Roadway maintenance also provides opportunities to incorporate on-street bicycle facilities and fill in sidewalk gaps.
TE 2-6 Study and prepare designs for the following Study Corridors to ev aluate future pedestrian and bicycle improvements for all modes in coordination with existing bicyclebike, pedestrian, and transportation plans. Coordinate with other agencies (e.g., NVTA, Caltrans, County of Napa, etc.) as needed for study development. • Silverado Trail between Trancas Street and Soscol Avenue • Jefferson Street between Salvador Avenue and southern City Limits • Soscol Avenue Corridor between Third Street and Imola Avenue • Trancas Street between SR 29 and Soscol Avenue
• Browns Valley Road/First Street between Partrick Road and Freeway Drive • Terrace Drive between Coombsville Road and Imola Avenue • Foster Road (study connection at Ghisletta/Horsemen’s properties from Golden Gate Drive up to Old Sonoma Road)
• Coombs Street between Imola Avenue and Division Street • Redwood Road between Dry Creek Road and SR 29
• Salvador Avenue between Solano Avenue and Jefferson Street • Linda Vista Avenue between existing southern terminus and Robinson Lane TE 2-7 Employ traffic management strategies to encourage the use of arterials and collectors to reduce vehicle usehigh-volume and high speed traffic on residential neighborhood streets.
TE 2-8 Coordinate with NVTA on periodic updates to transportation related Countywide Plans.
TE 2-9 Regularly update the City’s Transportation Impact Fee to require new development to contribute its fair share towards the transportation improvement needs associated with growth.
GOAL TE-3 Promote active transportation, support active lifestyles, and encourage physical activity by providing safe pedestrian and bicycle infrastructure citywide.
Napa General Plan 2040
Final Admin Draft
TE 3-1 Support strategies to further enhance the pedestrian and cyclist experience in Downtown Napa. Strategies can include traffic calming, enhanced crossings and lighted crosswalks, reducing vehicle and traffic impacts such as speeding and aggressive driving, reducing through traffic, parking strategies encouraging motorists to park once and walk, and lowering speed limits.
TE 3-2 Collaborate with the Napa Valley Unified School District (NVUSD), and public and nonprofit partners in creating and implementinga Safe Routes to Schools plan s and securing dedicated funding to provide safe and equitable access for students to local schools.
TE 3-3 Promote a connected pedestrian and bicycle network that provides safe and direct access between destinations, such as from existing residential areas, schools and Napa Valley College, shopping, employment centers, and connections to regional trail systems, such as the Napa River Trail, the Vine Trail, and the Bay Trail.
TE 3-4 Promote increased pedestrian and bicycle travel citywide. Opportunity areas include higher -intensity and mixed -use areas, including Downtown and the adjacent traditional neighborhoods, and the Jefferson Focus Area . Additional information regarding Jefferson Focus Area can be found in Chapter 2: Land Use and Community Design.
TE 3-5 Improve connections to existing pedestrian and bicycle facilities from existing neighborhoods.
TE 3-6 Follow the current, adopted City of Napa Bicycle Plan and work to implement the bicycle facilities shown in Figure 3-2.
TE 3-7 Establish requirements to designate Implement bicycle and p edestrian improvements during proposed development review in accordance with the City of Napa Bicycle Plan and City of Napa Pedestrian Plan where feasible and appropriate.
GOAL TE-4 Work with NVTA to continue to develop and maintain an efficient and convenient transit system providing alternatives to the use of the personal automobile to residents, workers, and visitors within the City, with connections within the City, to elsewhere in the County, and beyond.
TE 4-1 Encourage and educate residents and visitors to take alternative modes of transportation within the City Limits by providing transit stops that promote a fun, clean, safe, and accessible transit experience.
TE 4-2 Prioritize and implement the planned safe connections between Downtown and the Soscol Gateway Transit Center to better connect the transit center to the rest of the community.
Chapter 4: Community Services, Parks and Recreation Element
TE 4-3 Coordinate with NVTA to strategically designate transit corridors that will receive transit investments such as bus shelters, seating, and frequent service, so that the street sections and proposed roadway widths can accommodate transit vehicles.
AUTOMOBILE MOVEMENT
GOAL TE-5 Maintain levels of traffic service that provide for efficient movement of people, goods, and services within the City, and adequate connections to the region and state.
TE 5-1 Improve the accessibility, safety, and traffic signal synchronization of intersections and access points along major corridors with an emphasis on creating Complete Streets while accommodating motor vehicle traffic flow consistent with prescribed levels of service.
TE 5-2 Implement traffic signal management and coordination techniques to improve operational efficiency and improve traffic flow where appropriate.
TE 5-3 Maximize the efficiency of the existing automobile infrastructure and manage the major arterials and boulevards so that they provide shorter travel times than parallel neighborhood streets.
TE 5-4 Maintain acceptable traffic flow along the following crucial corridor arterials:
• Imola Avenue West (SR121) – from west of Lernhart Street to Soscol Avenue
• Trancas Street – from State Route 29 to Soscol Avenue • Lincoln Avenue – from Jefferson Street to Silverado Trail • Jefferson Street – from Trancas Street to Imola Avenue • Soscol Avenue – from north of Lincoln Avenue to Imola Avenue • Silverado Trail (SR121) – from Soscol Avenue to Trancas Street Uses along these arterials shall generally generate less than 520 trips per day/acre or include appropriate traffic mitigation measures. Continue to apply the Traffic Impact Overlay to properties on designated crucial corridors.
TE 5-5 Maintain the automobile Level of Service (LOS) performance target s described herein as a local standards to determine where transportation improvements may be needed or required as part of the development approval process. Automobile LOS should not be below a mid-range LOS D, with the following exceptions. A mid- range LOS E is permitted in the Downtown area bounded by Soscol Avenue, First Street, California Boulevard, and Third Street; on Jefferson Street between Third Street and Old Sonoma Road; and on Silverado Trail between Soscol Avenue and Napa General Plan 2040
Final Admin Draft
First Street. LOS E is also permitted for signalized intersections on State Highway facilities within Napa.
TE 5-3TE 5-6 Evaluate n ew development and redevelopment projects for compliance with adopted Vehicle Miles Traveled (VMT) significance thresholds.
TE 5-4TE 5-7 Continue efforts to reduce VMT—such as through pedestrian and bikeway improvements, streetscape design to promote non-vehicle transportation, mixed- use developments, flexibility in parking standards, and transportation demand management—to reduce automobile traffic and GHG emissions, while recognizing that the City has limited control over regional economi c and travel patterns that influence VMT.
TRANSPORTATION DEMAND MANAGEMENT (TDM)
GOAL TE-6 Support policies and programs to reduce automobile mode share, reduce automobile dependency, and encourage alternative forms of transportation.
TE 6-1 Support programs that encourage shared rides and car/vanpools to reduce the number of people traveling to or from Napa to work by private vehicle, including employer shuttles and the Vine Transit, and encourage employers to adopt telecommuting policies when possible. Coordinate with and promote regional TDM programs, such as the V Commute program offered by NVTA.
TE 6-2 Coordinate with local businesses (such as local wineries and hotels) within the City, and more broadly within Napa County , to adopt and implement programs to reduce individual car travel.
TE 6-3 Establish requirements for new large 7 non-residential and residential projects to undertake TDM measures, and develop flexible parking standards where parking reductions may be offered for projects compliant with specified TDM goals.
TE 6-4 Establish a Travel Demand Management coordinator within the City to p Provide long-term oversight of Travel Demand Management (TDM) programs and address active transportation and mode shift.
PARKING
GOAL TE-7 Maintain parking standards that balance parking demand with urban design goals and do not negatively impact pedestrians, bicyclists, and transit users in development areas throughout the City.
7 Large projects are defined as any project requiring a VMT analysis for CEQA purposes under the City’s adopted SB 743 (2013) implementation program. SB 743 amended various chapters of the Government Code and the Public Resources Code. https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201320140SB743 Chapter 4: Community Services, Parks and Recreation Element
TE 7-1 Undertake a holistic review of the City’s parking standards to better reflect contemporary needs, support alternative tra nsportation modes, and shared parking between uses, with appropriate reductions and/or elimination of minimum parking requirements for Downtown and for corridor segments with required ground floor active uses.
The active frontage portions of the corridor segments are indicated on figures 2-4, 2-5, 2-6, and 2-7 and are meant to have a pedestrian focus.
TE 7-2 Review Downtown parking requirements to better utilize public parking facilities, and allow flexibility in park ing design, such as shared parking arrangements for mixed-use projects. Provide locations for drop-off and pick-up services and reduce parking requirements to encourage healthier choices (e.g., walk, bike, or use public or private transportation shuttle services).
TE 7-3 Incorporate design and bicycle parking requirements so that adequate bicycle parking is provided throughout the City.
TE 7-4 Develop parking standards for adaptive reuse of historic buildings on the City’s Historic Resources Inventory, as well as National and State registers, that maintain the historic integrity of buildings.
TE 7-5 Encourage residents and visitors to park once and walk to multiple destinations to reduce block circling and multiple, small vehicle trips. This can be accomplished through thought ful design of parking lots /structures and site design , improved connections to nearby uses, and traffic/parking management.
AIR, WATER, TRUCK, AND RAIL TRANSPORT
GOAL TE-8 Coordinate with Napa County and other agencies to continue safe and efficient operation of the Napa County Airport, Napa River waterfront, and railroads and roadways serving freight movement.
TE 8-1 Promote the expansion of airport services to connect major airports (for example, Oakland, San Francisco, or Sacramento international airports) to Downtown v ia rail or shuttle services.
TE 8-2 Promote the use of the Napa River for recreational, transportation, and cultural uses.
TE 8-3 To reduce noise and air pollution, coordinate with other agencies on vessel activities on the Napa River.
TE 8-4 To retain the public accessibilit y of the Napa River waterfront and to reduce potential adverse environmental impacts like noise and pollution runoff, establish regulations that will minimize new private docks along the Napa River. Docks for public use may be approved provided they are compatible with the California State Napa General Plan 2040
Final Admin Draft
Lands Commission Public Use Doctrine and the design requirements of the Napa River – Napa Creek Flood Protection Project.
TE 8-5 Implement the truck routes as shown in Figure 3-4 to serve the shipping needs in the City while considering potential conflicts with preferred modes and sensitive land uses in the City.
TE 8-6 Support the potential use of private rail rights-of-way for passenger commuter rail service, and coordinate with associated jurisdictions and with the private Wine Train entity.
EMERGENCY EVACUATION ROUTES
GOAL TE-9 Provide safe evacuation routes in case of emergencies and natural disasters, including flooding, earthquake, and fire.
TE 9-1 Establish clear emergency evacuation routes as part of the next update of the Local Hazard Mitigation Plan , and support community education on these emergency evacuation routes.
TE 9-2 Coordinate with the Fire and Police Departments on traffic calming projects to ensure adequate access for emergency responders.
TE 9-3 Identify and address potential obstacles to emergency evacuation routes within public rights-of-way, like above ground power lines, aging trees, and defensible space around routes which could impede evacuation efforts.
TE 9-4 Coordinate with NVTA and NVUSD on emergency bus or shuttle operations for those who are not able to drive, including students, persons living at retirement homes, and within disadvantaged communities.
SUSTAINABLE TRANSPORTATION CHOICES
GOAL TE-10 Reduce reliance on fossil fuels and reduce non -point-source pollution by supporting sustainable infrastructure and promoting alternative mode s of travel.
TE 10-1 Promote personal use of electric vehicles by providing or promoting adequate publicly-accessible charging stations and designated parking at City facil ities, multi-family housing, and commercial developments.
TE 10-2 Support NVTA’s planned electrification of the transit fleet.
TE 10-3 Work with NVTA to promote sustainable transportation choices by supporting more efficient and accessible mass transit services to BART and SMART Train, the Vallejo Ferry, San Francisco, and Oakland, with easy bicycle service on all connections.
Chapter 4: Community Services, Parks and Recreation Element
TE 10-4 Continue to support and implement the use of alternative transportation modes to reduce car trips, such as bikeshare, electric bikes, and electric scooters, by providing proper infrastructure such as designated parking areas.
TE 10-5 Expand sustainably generated electric charging station capacity throughout Napa, including within existing and new parking facilities, to encourage electric vehicle ownership, and to meet the Governor's Executive Order N -79-20 targets and future demand.
TE 10-6 Consider opportunities for City co-funding of residential electric vehicle charging, like rooftop solar programs, and promote the installation of EV charging stations within existing apartment complexes.
Napa General Plan 2040
Final Admin Draft
4 Community Services, Parks and Recreation
Quality parks, responsive community services, and reliable utility infrastructure are integral to maintaining and strengthening the quality of life in Napa. Public parks, multi -use trails, and recreational and cultural programming provide places and occasions for neighborly interaction and healthy living. Schools, libraries, and educational programs provide spaces for learning and create opportunity for people of all ages. Public safety ser vices like police and fire keep the community safe, and reliable public infrastructure underpins the City’s daily activities and ensures that life runs smoothly. The General Plan reinforces the importance of investments in public services and facilities to provide for the community’s existing and future needs.
4.1 Background and Purpose
The purpose of the Community Services, Parks and Recreation (CSPR) Element is to establish a framework to guide decision-making and investment in parks and public services that contribute to a high quality of life for residents and an attractive climate for business. Related issues of emergency response and public safety are discussed in Chapter 8: Safety and Noise, while bicycle routes are addressed in Chapter 3: Transportation. Chapter 9: Public Health and Equity also addresses physical activity, and open space and urban forestry is discussed in Chapter 7: Natural Resources Conservation, and Chapter 6: Climate Change and Sustainability.
The CSPR Element is the City’s framework for providing community services, safety and emergency services, and infrastructure; developing and maintaining a comprehensive system of quality parks, pedestrian and bicycle trails; and providing recreational facilities and programs, as well as arts and culture. It aims to effectively guide the City’s parks, recreation , and cultural programming and to support community members’ health, entertainment, access to nature, and high quality of life.
This element seeks t o enhance existing parks and recreational facilities within the City of Napa and improv e connections to these amenities from residential neighborhoods, schools, and commercial areas. The General Plan provides overarching strategies for parks, recreation, and arts and culture in the community. The City has a Parks and Facilities Master Plan (PFMP), which was prepared in 2010; this plan should be updated following the General Plan update.
The CSPR Element is organized into the following sections, with associated goals and policies at the end of the chapter.
• Public Safety and Emergency Services: Includes police, fire, rescue and emergency medical services (EMS).
• Schools and Learning Facilities: Includes K-12 and adult education. • Wet Utilities: Includes water supply, wastewater, and storm drainage. • Solid Waste and Recycling: Includes s olid waste disposal, composting and recycling collection and/or programs.
Chapter 4: Community Services, Parks and Recreation Element
• Parks and Recreational Facilities: Includes guiding policies that apply citywide and define various park types (e.g., community parks, neighborhood parks, mini parks, open space, trails, school sites, and regional parks), anticipate future parks and recreation deficiencies and ne eds, and improve the accessibility of existing facilities between neighborhoods and commercial areas.
• Trails and the Napa River: Includes guiding policies on connecting the trail system throughout the City, with a focus on the Napa River.
• Arts and Culture: Includes guiding policies for developing and growing the City’s Public Art Program and supporting public art and cultural activities made available to the public by the City and community organizations.
RELATIONSHIP TO COMMUNITY VISION AND GUIDING PRINCIPLES The CSPR Element most closely furthers the following core values of the Napa Community Vision and Guiding Principles:
Guiding Principle 3: Balance local and tourist needs.
Guiding Principle 5: Foster connections to nature and open space.
Guiding Principle 7: Achieve a healthy and safe community for all.
Guiding Principle 9: Celebrate culture, arts, and history.
4.2 Public Safety and Emergency Services
The City provides public safety and emergency services to help support a safe and resilient community for residents, businesses, and property owners. Public safety and emergency response are an important City priority. The location of public safety facilities is shown on Figure 4 -1 as “Fire” and “Police.” Fire, emergency evacuation and preparedness are also covered under Chapter 8: Safety and Noise. Overall, the services provided by the Police and Fire departments can be classified into two core categories: responsive services and proactive services. The goals and policies related to public safety seek to improve upon these core services.
Side Note Box/callout: Public Safety Service Types
Responsive Services: Police or fire personnel reacting to an emergency call for service and responding to an incident within an established, critical, time frame.
Proactive Services: Preventive programs, and activities that attempt to address the social or physical conditions that result in calls for service. Public safety can be improved by education and other proactive measures, reducing the need for responsive services.
Napa General Plan 2040
Final Admin Draft
Law Enforcement and Crime Prevention
The City of Napa Police Department is one of the oldest police departments in the State of California. It was established in 1875, just three years after the City itself was incorporated and only 25 ye ars after California became a state. The Police Department provides policing and law enforcement services that enhance, protect, and promote a safe community for residents, businesses, and visitors. The mission of the Police Department, in partnership with the community, is to promote and maintain a peaceful, safe, and secure environment.
The Police Department provides a full range of protection and prevention services, including general law enforcement, traffic enforcement, investigations, and routine support services such as communications, evidence collection, analysis and preservation, training, administration, and records keeping. The Napa 911 Dispatch Center receives and processes approximately 115,000 calls per year for the City , as well as for the Napa Sheriff’s Department and surrounding communities. In addition to sworn police officers, the Police Department also employs non-sworn community service officers, who provide light duty and supportive police work.
As part of the Police Department’s commitment to enhanced community safety, civic engagement, and local pride, the General Pl an encourages the use of other policing strategies, such as community policing or using unarmed responders, to address non -life-threatening and mental health situations. Community policing encourages interactive, collaborative partnerships between law enforcement agencies, their officers, and the community members they serve. By developing connections within the community, police are better informed and empowered to address public safety issues. Some community -oriented programs that could be implemented include:
• Citizen’s Patrol Unit. Trained neighborhood patrol units consisting of citizen volunteers patrol shopping centers, neighborhoods, or targeted areas to deter crime. • Station Volunteers. These volunteers assist with various activities at the station, including filing, tracking of offenders, and putting together special events. They also assist with Neighborhood Watch presentations, work with special‐interest and business groups, and assist with data entry and fingerprinting.
• Foot patrols. Foot or bicycle patrols can help better engage with community members and the general public by providing an in-person, non-threatening presence. This can help prevent crimes from happening while building community connections. Foot patrols would be most effective in Dow ntown Napa and around the Oxbow District where a lot of activity from visitors and locals happens Friday through Sunday.
Side Note Box/callout: What is Community Policing?
According to the U.S. Department of Justice, community policing is a philosophy that promotes organizational strategies that support the systematic use of partnerships and problem-solving techniques to proactively address the immediate conditions that give rise to public safety issues such as crime, fear of crime, and social disorder. It is comprised of three main key components:
Chapter 4: Community Services, Parks and Recreation Element
1. Community Partnerships: Collaborative partnerships between the law enforcement agency and the individuals and organizations they serve to develop solutions to problems and increase trust in police.
2. Organizational Transformation: The alignment of organizational management, structure, personnel, and information systems to support community partnerships and proactive problem solving.
3. Problem Solving: The process of engaging in the proactive and systematic examination of identified problems to develop and evaluate effective responses.
Source: Community Oriented Policing Services, U.S. Department of Justice. “Community Policing Defined”. 2012.
Accessed via web 5/2021. https://cops.usdoj.gov/RIC/Publications/cops-p157-pub.pdf
Design of the built environment can also help prevent crime, reduce the fear of crime, and improve the quality of life in urban areas. Research has shown that the most effective deterrent to criminal activity is the risk of being caught, and design of public spaces that places more eyes on the street and limits access points can create safer environments. Strategies for Crime Prevention Through Environmental Design (CPTED) include locating windows to overlook sidewalks and parking lots, in creasing pedestrian and bicycle traffic, and selectively installing fencing, landscaping, or lighting to control access. Well -maintained buildings and grounds also signal alert, active owners and can deter criminal activity. As the City grows in the coming years, the challenge will be to remain alert and responsive to changes that influence crime prevention efforts while balancing departmental expenses and community expectations.
Napa General Plan 2040
Final Admin Draft
Figure 4-1: Community Services (schools, police, fire, grocery stores, libraries)
Chapter 4: Community Services, Parks and Recreation Element
Fire Protection
Fire protection services are provided by the City of Napa Fire Department (NFD), which has been protecting the community since 1906. Services provided by NFD include fire suppression, fire prevention, community outreach and education, emergency medical and rescue services, and response to incidents involving hazardous materials. There are three divisions within the department: Operations, Administration, and Fire Prevention. The Fire Prevention Division is responsible for inspecting commercial and residential construction projects ; weed abatement; commissioning fire protection systems ; enforcing building occupancy limits including in hotels, motels, apartments, schools , and assemblies; investigating fire-hazard related complaints ; and investigating fires to determine their origin and cause.
NFD operates five fire stations throughout the City, which are shown in Figure 4-1. NFD received 9,702 service calls in 2020, with the majority (66 percent) of calls related to emergency medical services or rescue.8 In addition to responding to fire and medical emergencies within the City, NFD responds to calls within Napa County , including nearby cities and unincorporated areas, and travels out of County to help battle wildfires throughout California.
NFD uses a strategic planning process to outline initiatives for fire prevention, operations, and management, and a series of objectives, timelines, and critical tasks for accomplishing them. The Strategic Plan guides NFD's activities and seeks to ensure the community continues to receive outstanding fire protection services.
Community engagement and o utreach are important aspects of NFD, with initiatives to further education on fire prevention and emergency preparedness. NFD also partners with Napa County’s Office of Emergency Management to provide training for City employees and residents, such as the Napa Valley Community Emergency Response Team (CERT) training, terrorism awareness training, and emergency preparedness training. These volunteer programs help connect NFD to the community and play an important role for citywide prevention, mitigation, pr eparedness, response, and recovery for natural or humanmade disasters.
4.3 Schools and Education
SCHOOLS AND EDUCATION FACILITIES
Good schools are the building blocks of a vibrant, healthy community. With good schools, a community becomes a great place to rais e a family, and a strong educational system not only attracts new residents but also encourages young people to stay in the community as they start their own families. High -achieving schools can also drive economic development, as businesses are attracted to communities where their employees will want to raise families.
A school can also be the center of community life, not just for families with children, but for everyone. State regulations governing the siting of new schools encourage locations within
8 City of Napa Fire Department. 2020 Annual Report. Accessed via web 5/2021. https://www.cityofnapa.org/DocumentCenter/View/7547/2020-Annual-Report-PDF Napa General Plan 2040
Final Admin Draft
walking distance of homes and adjacent to parks, playgrounds, and sports facilities. Easy accessibility makes school sites excellent for co -locating a variety of other facilities as well, including post offices, healthcare, and social services. Some design co ncepts locate classrooms near or even inside senior centers and nursing homes so that children and seniors share time, spaces, and activities. Beyond mere cost savings, this concept has produced remarkable results, including lower medication levels for seniors and improved reading skills for children.
Adult learning facilities, colleges, and libraries can also play an important role in community life.
Aside from the direct contributions they make to the local economy as large employers, post - secondary educa tional institutions can provide critical workforce development and training through partnerships with local businesses and community groups. In addition, schools and libraries offer numerous educational programming options for preschool-aged children to adults, including English as a Second Language (ESL) and other literacy programs.
Publicly-funded primary and secondary education in Napa is provided by the Napa Valley Unified School District (NVUSD), which is a separate governmental body from the City of Napa. As it is separate from the City, NVUSD is responsible for s chool facilities planning, closures, enrollment, maintenance, and asset management. NVUSD oversees 15 elementary schools (kindergarten or pre-kindergarten through fifth grade), three middle schools (grades six through eight), and four high or alternative schools (grades nine through 12) . Additionally, there are 12 private, predominantly parochial schools in the Planning Area that offer primary and secondary education in the community. Post -secondary education in Napa is offered at Napa Valley College , which offers a variety of associates degrees, from viticulture and winery technology to digital art and design. In addition, a branch campus of the private culinary college, the Culinary Institute of America (CIA) at Copia, is in Downtown Napa and offers classes as well as a culinary destina tion for visitors.
The City is committed to prioritizing educational and workforce preparedness opportunities for local residents that are responsive to community needs, trends, and technologies. Working with NVUSD, the City can continue to position itself as a leader in education in Napa Valley, providing a healthy learning environment for residents of all ages, abilities, and backgrounds.
SCHOOL ENROLLMENT NEEDS
NVUSD has numerous facilities in need of modernization, including permanent buildings more than 20 years -old and portable classrooms more than 25 years -old. In March 2021, NVUSD updated its facilities capacity study to assess enrollment trends in relationship to school capacities. Despite increasing enrollment throughout the 2008 economic recessio n and subsequent recovery, districtwide enrollment has generally been decreasing since 2015 (see Chart 4-1). Consequently, future enrollment is expected to decrease over the next seven years (see Chart 4-2).
Total enrollment in NVUSD for the 2020 -2021 sch ool year is about 7,100 elementary, 3,700 middle, and 6,100 high school students, and the current enrollment capacity is about 8,200 for Chapter 4: Community Services, Parks and Recreation Element
elementary, 4,700 for middle, and 7,100 for high schools. 9, 10 This means that, overall, NVUSD’s total capacity exceed s its enrollment; however, there are certain schools that are over or near capacity, including Northwood and Pueblo Vista Magnet elementary schools.
In April 2021, the Napa Valley Unified Board of Education approved the closure of Harvest Middle School in the 2022 -2023 school year. This will redistribute around 685 students across the remaining middle schools in the district. Closure of Harvest Middle School and the corresponding decrease in enrollment (facility) capacity has the potential to result in insufficient capacity to meet current middle school enrollment needs. However, based on a buildout population of 97,200 and the distribution of population by age group estimated by the California Department of Finance for 2040, public school enrollment is projected to increase by only 163 students between 2020 and 2040 – with a 158-student decrease in middle school enrollment, as shown in Table 4-1.11 Given the decline in recent enrollment and the modest level of increase in future enrollment needs tied to aging population trends, the City should continue to work with the NVUSD to help the NVUSD assess whether an increase in future population would require additional facilities to ensure City residents continue to have access to good schools.
Chart 4 -1: Napa Valley Unified School District Enrollment Trends by School Level
* River middle school enrollment was added to NVUSD at the beginning of 2019-20. ** Napa Valley Language Academy enrollment was added at the beginning of 2020-21.
Source: Napa Valley Unified School District/King Consulting, 2021.
9 California Department of Education, 2020-21 Enrollment for Charter and Non-Charter Schools - Napa Valley Unified Report, DataQuest Enrollment Report. Available at: https://dq.cde.ca.gov/dataquest/dqcensus/ EnrCharterLevels.aspx?cds=2866266&agglevel=district&year=2020-21. Accessed: May 5, 2021. 10 Napa Valley Unified School District, Demographic Analysis & Facility Capacity Study, September 12, 2019. 11 The California Department of Finance provides population projections by age group by county. It is assumed that the City of Napa will have a similar distribution to that of the county. Age groups used to estimate school enrollment needs are ages 5-12 for elementary, ages 13-14 for middle, and ages 15-19 for high. 7,353 7,362 7,423 7,420 7,359 7,243 7,027 6,827 6,646 6,556 6,803 3,640 3,693 3,605 3,660 3,723 3,711 3,714 3,735 3,644 3,918 3,924 5,654 5,692 5,869 5,890 5,961 5,963 5,896 5,943 6,029 6,088 6,162 2010-11 2011-12 2012-13 2013-14 2014-15 2015-16 2016-17 2017-18 2018-19 2019-20* 2020-21** K-5 6-8 9-12 Total
Napa General Plan 2040
Final Admin Draft
Chart 4 -2: Seven -Year Enrollment Projections for Napa Valley Unified School District (Moderate Estimate)
Source: Napa Valley Unified School District/King Consulting, 2021.
Table 4-1: Public School Enrollment and Capacity
School Name
Total Enrollment
2020-2021
Projected Enrollment
(2040)
Enrollment Capacity
(2019)
Elementary Schools (K-5)1 5,074 5,723 6,089
Middle Schools (6-8)1 2,705 2,547 3,683
High Schools (9-12) 3,974 3,647 2,349
Total Enrollment2 11,753 11,916 12,121
1. Includes Napa Valley Language Academy (elementary) and the River School (middle), which are dependent charter schools operated by NVUSD.
2. Total does not include non-traditional schools (Napa Valley Independent Studies and Stone Bridge Charter) or schools that are outside of the Planning Area, though students within the Planning Area may attend such schools.
Sources: Napa Valley Unified School District, 2019; California Department of Education, 2021; Dyett & Bhatia, 2021.
4.4 Utilities
Ensuring access to water and other utilities is an integral part of a healthy community. This section addresses utilities and distribution; water quality and conservation are addressed in Chapter 7:
Natural Resources Conservation.
WATER SUPPLY
The City, through the Water Division of the Utilities Department, is responsible for the operation, maintenance, and improvement of the municipal drinking water system serving all residents and businesses within the City . The City also serves some water users in adjacent areas. The City 6,646 6,556 6,803 6,634 6,448 6,114 5,987 5,791 5,680 5,576 3,644 3,918 3,824 3,719 3,637 3,613 3,485 3,479 3,266 3,257 6,029 6,088 6,162 6,096 6,008 5,908 5,707 5,582 5,572 5,331 2018-19 2019-20 2020-21 2021-22 2022-23 2023-24 2024-25 2025-26 2026-27 2027-28 K-5 6-8 9-12 Actual Projected
Chapter 4: Community Services, Parks and Recreation Element
supplies potable water through approximately 36 0 miles of transmission mains and distribution piping to almost 25,700 service connections within the City Limits, as well as some customers outside City Limits.
The City’s water is derived from three sources: Lake Hennessey, Milliken Reservoir, and through the State Water Project (SWP). Water from these three sources is introduced into the City distribution system from three separate water treatment plants. Hennessey Water Treatment Plant (WTP) treats the Lake Hennessey water. Milliken WTP treats Milliken Reservoir water.
Edward I. Barwick Jamieson Canyon WTP treats the SWP water.
Lake Hennessey is located 13 miles north of the City and is the largest local water supply source.
The City’s water rights to Lake Hennessey are secured through a permit from the State Water Resources Control Board (SWRCB) Division of Water Rights. The permit authorizes the City to divert and store up to 30,500 acre -feet per year (AFY) from Conn Creek for beneficial use (the City’s beneficial use of the water is to treat it and provide it to the City’s water customers). Water storage capacity is measured in acre -feet (AF ) where one AF is equal to 325,851 gallons, or approximately two Olympic-sized swimming pools of water. Lake Hennessey has an approximate storage capacity of 31,000 AF. The reservoir has an average yield of 17,500 AF and a reliable yield of 6,300 AFY.
Milliken Reservoir is located five miles northeast of the City and is a seasonal source of supply during the high-demand summer period. The City’s water rights to Milliken Reservoir are secured through a license with the SWRCB. The license authorizes the City to divert and store up to 2,350 AFY from Milliken Creek for beneficial use. Milliken Reservoir has an approximate storage capacity of 1,390 AF. The reservoir has an average yield and a reliable yield of 700 AFY.
The SWP is the only imported water supply source for the City. The City sub-contracts with Napa County Flood Control and Water Conservation District (NCFCWCD) for surface water from the SWP, which is transported from the Sacramento -San Joaquin Delta via the North Bay Aqueduct.
The City has basic SWP entitlements that total 21,900 AFY. This is the maximum annual yield that the City could receive, and actual yields depend on each year’s hydrologic conditions. The California Department of Water Resources (DWR) estimates that 58 percent of SWP contractors’ entitlements would be available during an average year. This means that Napa expects to receive 12,702 AF of its entitlements during an average year. This is a conservatively low estimate, as the SWP contract also provides for the availability of unused “carryover water” from prior years, and a special North of Delta allocation which can bolster supplies.
Between the three water sources, the City has an expected 30,902 AFY average under normal yield. Demand projections in the City’s 2020 UWMP include n ew developments associated with buildout of the General Plan Update 2040. Table 4-2 summarizes the City’s historical (2015 and 2020) and projected (2025 -2045) potable water demands. Between 2020 and 2045, the City’s potable demands are expected to grow approximately 10.4 percent.
Table 4-2: Past and Projected Potable Water Demand
Actual Volume, AFY Projected Volume, AFY
2015 2020 2025 2030 2035 2040 2045
Napa General Plan 2040
Final Admin Draft
Demand1 12,034 14,092 14,230 14,655 15,005 15,330 15,555
1. Includes authorized unmetered uses (e.g., water main flushing, fire protection) and losses.
Source: City of Napa, 2020; West Yost, 2021; Dyett & Bhatia, 2021.
Chapter 4: Community Services, Parks and Recreation Element
Water Supply Reliability
The City’s 2020 U rban Water Management Plan (U WMP) examines its water supply reliability during normal years, single dry years, and multiple dry years (e.g., basic five-year droughts, severe five-year droughts ) through 2045. In single dry years, the City’s potable water supplies are reduced by approximately 44 percent. During a drought lasting five consecutive years, the City expects potable water supplies to be reduced by approximately 24 percent in the first year and 40 percent in the second through fifth years.
The City’s supplies can meet projected demands during normal years through 2045 and basic five- year droughts from 2020 through 2030. For five-year droughts beginning in 2035, 2040, and 2045, a small supply shortfall could be expected in the second through fifth years. Also, during single dry years, the City’s supplies are only adequate to meet projected demands through 2035. In 2040 and 2045, there is a small supply shortfall of 150 and 375 AFY, respectively, in single dry years. To match projected dry year supplies in these various shortfall situations , the City would need to reduce demands by up to 11 percent. The City has determined that it can implement adequate water conservation efforts and public awareness to achieve these small demand reductions , which are supported as part of the goals and policies in the General Plan.
Table 4 -3 summarizes the City’s water supply reliability in various hydrologic conditions, as presented in the City’s 2020 UWMP. With conservation, the City has adequate water supplies for buildout of the General Plan through 2040.
Table 4-3: Summary of Water Supply Reliability
Hydrologic Condition
Volume1 AFY
2025 2030 2035 2040 2045
Normal Year2
Available Water Supply 31,737 31,997 28,907 28,907 28,907 Total Water Demand 15,065 15,750 16,100 16,425 16,650 Potential Surplus (Deficit) 16,672 16,247 12,807 12,482 12,257 Demand Shortfall, percent - - - - -
Single Dry Year3
Available Water Supply 17,702 17,962 16,275 16,275 16,275 Total Water Demand 15,065 15,750 16,100 16,425 16,650 Potential Surplus (Deficit) 2,637 2,212 175 (150) (375) Demand Shortfall, percent - - - 0.9% 2.3%
Multiple Dry Years4
Multiple
-Dry
Year 1
Available Water Supply 20,941 21,201 19,190 19,190 19,190 Total Water Demand 15,065 15,750 16,100 16,425 16,650 Potential Surplus (Deficit) 5,876 5,451 3,090 2,765 2,540 Napa General Plan 2040
Final Admin Draft
Demand Shortfall, percent - - - - -
Multiple
-Dry
Year 2-5
Available Water Supply 16,066 16,326 14,803 14,803 14,803 Total Water Demand 15,065 15,750 16,100 16,425 16,650 Potential Surplus (Deficit) 1,001 576 (1,297) (1,622) (1,847) Demand Shortfall, percent - - 8.1% 9.9% 11.1%
1. Supplies and demands include recycled water (supplied by NapaSan). The City’s 2020 UWMP assumes that recycled water supplies are adequate to meet demands in all hydrologic conditions.
2. Source: City of Napa 2020 UWMP (Table 7-6)
3. Source: City of Napa 2020 UWMP (Table 7-7)
4. Source: City of Napa 2020 UWMP (Table 7-8)
Source: City of Napa, 2020; West Yost, 2021; Dyett & Bhatia, 2021.
Planned System Improvements
The City maintains an extensive network of water facilities spanning over 60 square miles throughout Napa County, including two local watersheds, dams, and reservoirs, three water treatment plants, nine pump stations, 12 storage tanks, and 360 miles of pipes. A dedicated team of 65 City employees operates and manages this infrastructure to ensure clean, safe, reliable water is available 24/7 to 87,000 people.
Water systems in Napa (and across the country) are getting older. Approximately 140 miles of the City’s water mains are at least 60 years of age and will require a significant investment of capital funds to rehabilitate or replace. The City’s total annual capital investment in the water system will increase to $6 million in 2022, while service is provided at some of the lowest water rates in the Bay Area.
Planned system improvements for the next 20 years are as follows:
• Complete a Water System Master Plan in 2022-2023;
o Identify and Prioritize Capital Improvements;
o Update and Extend the existing Pipeline Replacement and Rehabilitation Program to 2050; and
o Develop a plan to finance the recommended improvements.
• Transmission Pipeline Improvements
o Install new 36-inch Transmission pipeline on Soscol Ferry Roa;, crossing Napa River.
o Upgrade existing 24-inch Transmission pipeline to a 36-inch pipeline along Hwy 221 from Sheehy Ct to Devlin Road;
o Install Transmission pipeline on Silverado Trail to provide redundant supply from the Hennessey Treatment Plant;
o Relocate transmission pipeline in Yountville to improve access and decrease impacts to private property;
Chapter 4: Community Services, Parks and Recreation Element
o Install transmission pipeline on Imola Avenue across Napa River to add redundant supplies across the system, including turnouts to the lower pressure zones;
o Install 11 transmission valves, including five remotely-operated valves, on the southwest 36-inch transmission line to minimize impact of repairs on customers;
o Implement additional cathodic protection on the existing steel transmission lines to protect them from corrosion; and
o Replace or rehabilitate 14-inch steel pipelines on Monticello Rd and around the Silverado Country Club.
• Hennessey Treatment Plant improvements
o Address hydraulic restrictions within the filter and backwash processes; and o Improve upon seasonal taste and odor challenges.
• E.I. Barwick – Jamieson Canyon Water Treatment Plant Improvements o Construct a sludge dewatering facility;
o Implement water quality improvements in the clearwell; and o Improve site drainage.
• Milliken Water Treatment Plant Improvements
o Upgrade diversion dam;
o Implement hazard mitigation for the raw water pipeline to minimize future impact from fire, landslides and earthquakes; and
o Implement upgrades to enable year-round operation.
• Dam and Spillway Maintenance and Upgrades at Lake Hennessey and Lake Milliken o Spillway improvements at Lake Hennessey began in 2021; and o City continues to monitor integrity of both dams to ensure long-term safety.
• Distribution System Facility Upgrades
To meet growing demands and maintain its water system, the City plans to upgrade, replace, and add pump stations, tanks, pressure reducing valves, and other necessary components. Some planned improvements include:
o Construct a new pump station on Clark Street;
o Construct a new pump station at Dwyer Road;
o Construct a new tank in Browns Valley to supplement the existing B tank; o Upgrade the Falcon Ridge tank to increase the storage volume; o Relocate the out-of-service pressure regulating station on Silverado Trail and Fairview Drive;
o Install pressure regulating stations to maintain optimal pressure; and o Implement water quality improvement processes in distribution tanks and elsewhere to maintain target disinfection levels and to minimize disinfection byproducts.
Napa General Plan 2040
Final Admin Draft
• Distribution Pipeline Replacement and Rehabilitation (R&R) Program.
To maintain its water system, the City plans to replace, rehabilitate, and upgrade existing pipelines. The existing plan for 2011-2030 will be updated as part of the 2022- 2023 Water System Master Plan.
o Replace aging pipelines in advance of the City street paving program to minimize community impact.
o Implement pipeline rehabilitation (instead of replacement) where appropriate to reduce costs and minimize community impact.
o Upsize pipelines to improve flow as recommended by the master plan. o Construct water mains crossing Highway 29 on Park Ave and El Centro Ave. o The 2011-2030 R&R program was interrupted by the 2014 Napa Earthquake and the 2017 Atlas Fire. Both events resulted in several extensive repair projects, some of which are scheduled for completion in 2022 and 2023.
• Watershed Management and Protection
o The City has a Master Plan for Reservoir and Watershed Operations, scheduled for completion in 2022 to protect, manage, and identify improvements to the Hennessey and Milliken reservoirs, dams and spillway.
o The City is partnering with Napa County and has developed a Watershed Risk Analysis Management Framework (WARMF) Model and continues to implement the Watershed Water Quality Sampling and Analysis Plan, to understand and better manage runoff and ensure protection of water quality from the Hennessey and Milliken watersheds upstream of the drinking water reservoirs.
o Watershed protection is instrumental in containing investments needed for water treatment plant process upgrades and long-term water treatment costs.
• New Water Supply Development
Through the City’s involvement in the Napa Valley Drought Contingency Plan (DCP), the City is exploring the potential for new water supplies. o Sites Reservoir
The Sites Reservoir Project involves constructing a new reservoir to capture surplus flows from the Sacramento River. These captured flows would not infringe on any existing water rights or regulatory requirements. The water would be stored in a new off-stream reservoir with a capacity ranging somewhere between 1.3 and 1.5 million AF for release during drought years to help meet environmental flows and deliver water to communities, farms, and businesses across the state (Sites Project Authority, 2020).
o Advanced Water Purification: Direct Potable Reuse of treated effluent water.
While traditional supply sources will remain an important foundation to the region’s supply portfolio, the Local Agencies view non-potable and potable water reuse as critical elements to future Napa Valley supplies. As such, the City of Napa, City of American Canyon, and the Napa Sanitation District would like to evaluate the viability of incorporating purified water into the region’s Chapter 4: Community Services, Parks and Recreation Element
water supply portfolio through raw water augmentation (i.e., planned placement of purified water into a raw or untreated water distribution system) and treated water augmentation (i.e., planned placement of purified water into the treated water distribution system).
• Advanced Metering Infrastructure (AMI) Implementation AMI offers enhanced efficiency, accuracy, and labor savings, while improving conservation and customer service through the availability of and access to more water consumption data.
• Risk and Resilience Assessment (RRA) Response Implementation and Hazard Mitigation Plan (HMP)
In 2020, the City completed a Risk and Resilience Assessment as required by the America’s Water Infrastructure Act of 2018 (AWIA) and in 2021 expects to complete the latest Hazard Mitigation Plan Update. The City will continue to implement measures recommended by the RRA and HMP to mitigate and guard against threats including cyberthreats, terrorism and natural disasters.
WASTEWATER AND SEWER SERVICE
The Napa Sanitation District (NapaSan) provides customers within its service boundary with wastewater disposal and strives to maintain a wastewater disposal system that will meet Napa's long-term urban growth needs. NapaSan serves residents and businesses in the City of Napa, Silverado Country Club, the Napa County Airport, and several adjacent unincorporated areas.
NapaSan does not have the authority to regulate growth, but rather responds to it by planning its system to accommodate anticipated future needs. NapaSan treats 10 million gallons per day and produces 700 million gallons of recycled water annually, with a service area of 21 square miles and 270 miles of sewer mains.12
NapaSan owns and operates the sanitary sewer collecti on system and wastewater treatment plant that serves the City, as seen in Figure 4-2. Information about upgrades and changes to both the collection system and the wastewater treatment plant is covered in NapaSan’s Collection System Master Plan (CSMP) and t he Wastewater Treatment Plant Master Plan (WWTPMP). City staff shall coordinate with NapaSan when NapaSan updates these documents to ensure that the sewer collection system and wastewater treatment plant can accommodate future growth within the City. As more housing units are added to the City, additional capacity improvements may be needed to the wastewater treatment plant in order to accommodate peak flows.
12 NapaSan website. Accessed 5/2021. https://www.napasan.com/27/About-Us Napa General Plan 2040
Final Admin Draft
Chapter 4: Community Services, Parks and Recreation Element
Figure 4-2: Existing Sewer Facilities
Napa General Plan 2040
Final Admin Draft
RECYCLED WATER FACILITIES
Treated wastewater from NapaSan’s service area is recycled and provided for primarily landscape irrigation and industrial use via two pipelines to the southeast and north of the wastewater treatment plant. Recycled water is sold to customers both inside and outside the General Plan Planning Area.
The City and NapaSan have an agreement that permits NapaSan to solicit customers and provide recycled water within a specified portion of the General Plan Planning Area, identified in the agreement as the “ReUse Area.” However, the recycled water is not provided as a potable water supply. With increased future wastewater flows and facilities expansions, including construction of the five -mile Milliken-Sarco-Tulocay Recycled Water pipeline and the nine-mile Los Carneros Water District pipeline, both of which were completed in 2015, the maximum quantity of recycled water that NapaSan could produce is approximately 4,500 AF in a typical year . In 2015, the total wastewater flow from the City to the wastewater treatment plant was 7,392 AF. According to the City’s UWMP, the wastewater treatment plant produced and delivered 437 AF of recycled water to the City’s water customers, which is just six percent of total wastewater flow.
Furthering opportunities to use recycled water for non-potable water needs can help offset water needs for customers who would otherwise have used City drinking water, help preserve the City’s potable drinking water supply, and help make the City more water and drought resilient.
STORM DRAIN INFRASTRUCTURE
The City's storm drainage system consists of a network of open ditches, culverts, and underground pipes of various sizes and capacities, many of which are maintained by the the City’s Public Works Department, which ar e shown in Figure 4 -3. Rainfall runs off into a drainage collection system that feeds local creeks and the Napa River, which flows to the San Francisco Bay. The City also has levee systems that prevent flooding of low -lying areas during large storm events. The City’s primary objective in operating the drainage system is to reduce the risk of flooding, and potential loss of life and property damage from flooding.
The ongoing Napa River and Creek Flood Protection Project includes improvements that will help lower risk of flooding of Napa Creek and the Napa River. Several project components have been completed, and remaining project elements including floodwalls are estimated to be completed by 2027. However, in the event of large storms, residual flooding can occur when runoff from the City is prevented from flowing into the river due to constructed levees and floodwalls. For more information about the Napa River and Creek Flood Protection Project, see Chapter 8: Safety and Noise.
Inadequate drainage systems can also result in flooding when more surface water runoff arrives at a local watershed than the system is designed to handle. Typically, as urban development increases so does runoff, requiring excess water to be channeled thro ugh engineered systems.
This problem is exacerbated when development occurs in upstream areas, as the increased runoff generated in these areas will eventually converge downstream, further impacting existing systems. If larger ditches, channels, and pipes are not constructed to accommodate the larger runoff volumes, flooding will result in the lower areas.
Chapter 4: Community Services, Parks and Recreation Element
In 2011 and 2012, the City conducted the Soscol Gateway Interior and the South Coombs Area strategic drainage improvement studies that evaluated alternatives to reduce residual flooding.
The recommended alternatives from these studies included new storm drains, pressurized storm drains, box culverts, detention basins, and pump stations to lift runoff into Tulocay Creek or Napa River. The City’s Storm Drai nage Master Plan (SDMP), prepared in 2006 as part of the City’s Drainage Program, evaluated storm drain capacities in relationship to 10-year design storm peak flows, identified existing flooding problems, and recommended storm drain enlargements and improvements. Some of the recommendations from these studies have been implemented
The City also seeks to reduce pollutant discharge from urban runoff into natural water bodies using best management practices. Urban areas create more runoff than natural settings or agriculture because the soil is covered by impermeable surfaces such as roads, dr iveways, and roofs, which prevent the water from soaking into the ground. In addition, urban uses result in auto wastes, lawn pesticides, fertilizers, and other chemicals being carried into urban runoff. To help manage stormwater pollution discharge, the C ity is part of a joint effort with Napa County and neighboring jurisdictions on the Napa Countywide Stormwater Pollution Prevention Program (NCSPPP) which seeks to:
• Prevent stormwater pollution.
• Protect and enhance water quality in creeks and wetlands. • Preserve beneficial uses of local waterways.
• Comply with State and federal regulations.
Though the County and each of the five cities and towns carry out their own individual stormwater pollution prevention programs, NCSPPP provides for the coordination and c onsistency of approaches between the individual participants and documents their efforts in annual reports.
NCSPPP is funded by the member agencies and is administered by the Napa County Flood Control and Water Conservation District.
DRY UTILITIES
Dry utilities, including telecommunications and electricity infrastructure, are provided throughout the City by private third parties. In addition, the California Public Utilities Commission oversees privately owned utilities, including electric, natural gas, and telecommunications companies. The Pacific Gas and Electric Company (PG&E) is one of the largest combined natural gas and electric companies in the United States. PG&E, incorporated in 1905, is a subsidiary of the privately held PG&E Corporation and serves approximately 16 million people throughout a 70,000 square mile service area in northern and central California. PG&E provides electricity and natural gas throughout the City, including the generation and transmission of electricity, customer service, meter reading, billing, emergency response, and other services to commercial and residential developments located within its service area. Sustainable energy generation, including consideration of Public Safety Power Shutoffs, are included in Chapter 6 : Climate Change and Sustainability.
Napa General Plan 2040
Final Admin Draft