DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
2026-2032
DOWNTOWN NAPA
PROPERTY & BUSINESS IMPROVEMENT DISTRICT
RENEWAL
MANAGEMENT DISTRICT PLAN
Being Renewed for a 7 Year Term Pursuant to
California Streets and Highways Code Section 36600 et seq.
Property & Business Improvement District Act of 1994, as amended September 27, 2024
V 2.0
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DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
1 MANAGEMENT DISTRICT PLAN
Table of Contents
I. Management District Plan Summary – page 2
II. DNPBID Boundaries – page 4
III. Proposed 7 Year DNPBID Work Plan and Budget – page 5
IV. Proposed DNPBID Assessment Formula – page 14
V. Publicly Owned Parcels – page 20
VI. DNPBID Governance – page 21
VII. Proposed Rules and Regulation – page 21
VIII. Other Items – page 21
IX. Plan Author – page 21
X. Implementation Timetable – page 22
Appendix 1: Year 1 – 2026 DNPBID Assessment Roll
Appendix 2: Map of DNPBID
Attachment 1 : Certified Assessment Engineer’s Report
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DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
2 MANAGEMENT DISTRICT PLAN SUMMARY
The Downtown Napa Property & Business Improvement District (DNPBID) is being renewed for a 7 year period by a consortium of business and property owners within the Downtown Napa business district. The DNPBID is a pedestrian friendly retail, restaurant, service and office district centered along 1st Street and Main Street in Historic Downtown Napa. The purpose of the DNPBID is to continue to provide and manage unique services, activities and improvements for this historic business center. The DNPBID will enable the DNPBID property owners, working as a unit, to continue to fund needed property and b usiness related programs above what is provided by tax supported City of Napa base level services.
Name: The name of the district is the Downtown Napa Property & Business Improvement District
Location: The DNPBID is centered along 1st Street and Main Street in Historic Downtown Napa .
Zones: There are two benefit zones within the proposed renewed DNPBID .
Services: Beautification, Maintenance & Infrastructure; Marketing, Ambassador & Safekeeping; and, Advocacy & Administration
Finance: Benefit assessment of 273 parcels of real property. No bonds will be used to fund any portion of the DNPBID work plan.
Budget: DNPBID assessment revenue for Year 1 -2026 is projected to be $ 546,488. It is noted that the Assessment Engineer has determined that general benefits equate to 2.5% of the total adjusted DNPBID program costs of $560,501 or $14,013. General benefits shall be funded from non-assessment revenue sources such as grants, event proceeds, membership dues etc.
Year 1 – 2026 PROPOSED BUDGET (ASSESSMENT REVENUES/SPECIAL BENEFIT COSTS )
BENEFIT
ZONE
BEAUTIFY,
MAINTENANCE,
INFRASTRUCTURE
MARKETING,
AMBASSADOR
&
SAFEKEEPING
ADVOCACY &
ADMINISTRATION TOTAL $ TOTAL %
% 60.00% 30.00% 10.00% 100.00%
1 $218,024 $109,011 $36,337 $363,372 66.4923%
2 $109,869 $54,935 $18,312 $183,116 33.5077%
TOTAL $327,893 $163,946 $54,649 $546,488 100.00%
Benefits: “General Benefit” is defined as: “A benefit to properties in the area and in the surrounding community or benefit to the public in general resulting from the improvement, activity, or service to be provided by the assessment levied”. “Special Benefit” as d efined by the California State Constitution means a distinct benefit over and above general benefits conferred on real property located in the DNPBID .
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DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
3 Formula: The proposed DNPBID assessments are based on one factor: parcel land area. There are two benefit zones in the DNPBID . It is noted that the Assessment Engineer has determined that certain land-uses/ownership types will not specially benefit from PBID funded programs and services and will not be assessed. These include: residential parcels with four units or less, residential condominiums, common areas, parcels owned and occupied by private nonprofits, flood control parcels, and railroad right-of-way parcels. (A map showing the DNPBID boundaries and benefit zones is shown on Appendix 2 attached to this Plan). The Year 1 property assessment rates per parcel are as follows:
YEAR 1 –2026 Assessment Rate
BENEFIT
ZONE
RETAIL
LAND AREA
RATE ($/SF)
NON- RETAIL
LAND AREA
RATE ($/SF)
PARKING
LAND AREA
RATE ($/SF)
VACANT
LAND
AREA
RATE ($/SF)
A B C D
1 $0.2578 $0.1722 $0.0855 $0.0427
2 $0.0855 $0.0855 $0.0427 $0.0427
Cap: Assessment increases are capped at a maximum of 5% per year, subject to approval by the DNPBID Property Owner Association Board of Directors. It is noted that the 5% maximum annual rate increase includes up to 3% per year for program cost increases plus up to 2% per year for special projects with an accrual allowance to fund the actual cost of special programs in any given future year or years of the 7 year renewal term.
Renewal: DNPBID renewal is a two-step process. First, petitions signed by DNPBID property owners representing at least 50% of the total assessment to be levied must be secured. Second, property owners will be sent a ballot to vote on the DNPBID renewal. Returned ballots in support of the DNPBID renewal must outweigh those in opposition based on the amount of assessment to be levied as stated on the ballots.
Duration: The renewed DNPBID will have a term of seven (7) years. After seven years, the petition and balloting process must be repeated in order to renew the DNPBID and continue to levy assessments. Future renewals may extend up to 10 years at a time.
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DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
4 II. DNPBID BOUNDARIES
Setting
The DNPBID is located east of State Highway 29 in the historic center of Downtown Napa at the confluence of the Napa River and Napa Creek. The name of the proposed renewed PBID is the Downtown Napa Property and Business Improvement District (DNPBID or District).
General Boundary Description
The boundaries of the District have been determined based on the concentrated commercially zoned, pedestrian oriented, retail-related properties in the heart of Downtown Napa. The DNPBID is centered along Main Street and 1 st Street, varying one to four blocks in each direction.
The District is bounded on all sides by either natural barriers (i.e. the Napa River), non -pedestrian commercial nodes or residentially zoned parcels and neighborhoods which, according to State of California Streets and Highways Code Section 36632(c) , are conclusively presumed to not benefit from DNPBID funded activities and therefore cannot be assessed. The DNPBID boundaries are set to exclude any whole parcels zoned solely for residential purposes.
The DNPBID consists of 631 parcels, of which 273 are identified by the Assessment Engineer as assessable and on which proportionate and special benefits will be conferred. The remaining 358 parcels are deemed non-assessable by the Assessment Engineer in that they consist of the following: residential parcels with 1- 4 units, including residential condominium units; non-profit owned and used parcels; flood control parcels; and, railroad rights of way parcels. It has been determined b y the Assessment Engineer that none of these land use and ownership types will specially benefit from the proposed DNPBID programs, activities and improvements and thus, will not be assessed. No DNPBID funded programs activities and improvements will be provided for the direct and special benefit of any of the non-assessed parcels.
Benefit Zones
There are two benefit zones in the DNPBID.
Zone 1 is the core retail center of Downtown Napa and consists of commercially zoned properties centered along Main Street and 1 st Street. Retail activity and pedestrian traffic are highest in this portion of the DNPBID, and thus these parcels require the highest level of programmed and response DNPBID services.
As a result, Zone 1 parcels will receive 100% of their proportionate special benefit from Zone 1 DNPBID funded levels of services and will be assessed at higher rates per square foot of parcel land area than Zone 2 parcels as delineated in this Plan and the Engineer’s Report. These rates and the resulting Zone 1 assessment revenue are reflected in the budget allocation of funds for Zone 1 and the corresponding proportionate special benefits conferred on Zone 1 parcels.
Zone 2 consists of the remaining commercially zoned parcels within the DNPBID boundaries. Zone 2 has less retail activity and pedestrian traffic than the Zone 1 parcels and requires lower levels of programmed and response service from the DNPBID. As a result, Zone 2 parcels will receive 100% of their proportionate special benefit from Zone 2 DNPBID funded levels of services and will be assessed at lower rates per square foot of parcel land area than Zone 1 as delineated in this Plan and the Engineer’s Report. These rates and ATTACHMENT 3
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5 the resulting Zone 2 assessment revenue are reflected in the budget allocation of funds for Zone 2 and the corresponding proportionate special benefits conferred on Zone 2 parcels.
A list of all parcels included in the proposed renewed DNPBID is shown as Appendix 1, attached to this Plan identified by their respective Napa County assessor parcel number. The boundary of the proposed renewed DNPBID and benefit zones are shown on the map of the proposed renewed DNPBID attached as Appendix 2 to this Plan.
All identified assessed parcels within the above -described boundaries shall be assessed to fund supplemental special benefit programs, services and improvements as outlined in this Plan. All DNPBID funded services, programs and improvements provided within the above described boundaries shall confer special benefit to identified assessed parcels inside the DNPBID boundaries and none will be provided outside of the DNPBID . Each assessed parcel within the DNPBID will proportionately specially benefit from the DNPBID funded programs and services (i.e. Beautification, Maintenance & Infrastructure; Marketing, Ambassador & Safekeeping; and, Advocacy & Administration). These services, programs and improvements are intended to improve commerce, employment, rents and occupancy rates and investment viability of individually assessed parcels and businesses on them within the DNPBID . The DNPBID confers special benefits on each and every individually assessed parcel by deterring crime, reducing litter and debris, improving aesthetics and marketing goods and services available from assessed parcels and the businesses on them within the DNPBID , all considered necessary in a competitive, properly managed business district.
All DNPBID funded services, programs and improvements are considered supplemental, above normal base level services provided by the City of Napa, and are only provided for the special benefit of assessed parcels within the boundaries of the proposed renewed DNPBID .
III. PROPOSED 7 YEAR DNPBID WORK PLAN AND BUDGET
Overview
Services, programs and improvements provided and funded by the District include Beautification, Maintenance & Infrastructure; Marketing, Ambassador & Safekeeping; and, Advocacy & Administration .
Each of these is designed to provide special benefits as described below to each and every identified assessed parcel within the boundaries of the District. The property uses within the boundaries of the District that will receive special benefits from District funded programs, services and improvements are currently a unique mix of retail, restaurant, office, service and general commercial.
These special benefits are particular and distinct to each and every identified assessed parcel within the DNPBID and are not provided to non -assessed parcels within or outside of the District. These programs, services and improvements will only be provided to each individual assessed parcel within the District boundaries and, in turn, confer proportionate "special benefits” to each assessed parcel.
The very nature of the purpose of th e DNPBID is to fund supplemental programs, services and improvements to assessed parcels within the DNPBID boundaries above and beyond the base line services provided by the City of Napa. The City of Napa does not provide these supplemental programs and services.
All benefits derived from the assessments to be levied on assessed parcels within the DNPBID are for ATTACHMENT 3
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6 services, programs and improvements directly benefiting each individual assessed parcel within the DNPBID . No DNPBID funded services, activities or programs will be provided outside of the DNPBID boundaries.
The program special benefit cost allocations of the DNPBID assessment revenues for Year 1 ( 2026) are shown in the Table on page 9 of this Plan. The projected program special benefit cost allocations of the DNPBID assessment revenues for the 7-year DNPBID term, assuming a 5% maximum annual assessment rate increase (3% for programs + 2% for special projects), are shown in the Table on page 10 of this Plan.
WORK PLAN DETAILS
The services to be provided by the DNPBID are all designed to contribute to the cohesive commercial fabric of Downtown Napa and to ensure economic success and vitality of the District. The assessed parcels in the DNPBID will specially benefit from the District programs in the form of increasing commerce and improving economic success and vitality through meeting the DNPBID goals: to improve cleanliness, public safety, beautification, landscaping, and to attract and retain businesses and services, and ultimately to increase commerce and improve the economic viability of each individual assessed parcel.
The following programs, services and improvements are proposed by the DNPBID to specially benefit each and every individually assessed parcel within the DNPBID boundaries. DNPBID services, programs and improvements will not be provided to non-assessed parcels within or outside the DNPBID boundary.
Assessment funds generated in each benefit zone shall only be used to provide services which specially benefit individual assessed parcels within that benefit zone.
Beautification, Maintenance, Infrastructure $327,893 - 60%
“Beautification” includes physical improvements for the special benefit of each identified and assessed parcel within the DNPBID. Types of physical improvements may include: street furniture such as benches and trash bins; additional tree planting and decorative tree wel ls; painting of street light poles; decorative amenities such hanging planter baskets, street light pole flags/seasonal banners; Christmas decorations, lighting and garland; freestanding landscape containers; beautification and decorative enhancements to and within public parking structures; and, other improvements, as approved by the Owners’ Association.
“Maintenance” is described as follows: With the use of day porters, sidewalks and parking garages will be kept clean and graffiti free. Tree wells will be kept clear of trash and debris, weeded as needed, and will be watered on a regular basis until mature enough to b e self-sustaining. Sidewalk and gutter areas will be pressure washed on a regular basis. Hanging planter baskets will be watered and kept fresh and attractive.
Maintenance service levels will be higher in Zone 1 and less in Zone 2, commensurate with the assessment rate structure.
“Infrastructure” includes utility box aesthetic wraps and could include other streetscape upgrades such as decorative sidewalk and crosswalk enhancements
The Beautification, Maintenance, Infrastructure component is designed to specially benefit each identified ATTACHMENT 3
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7 and assessed parcel within the DNPBID by professionally managing the appearance of each parcel as an attractive and inviting place to work, transact business, shop and dine. This component is designed to attract more commercial customers and clients, emplo yees, tenants and investors which are intended to increase business volumes, sales transactions, commercial occupancies, commercial rental income and return on investments. A poorly maintained environment deters commerce and may fail to attract patrons and visitors, and reduce commercial rents and commercial occupancies. Beautification, Maintenance, Infrastructure services and improvements will be provided only within the DNPBID boundaries and for the special benefit of identified and assessed parcels within the DNPBID.
Marketing, Ambassador, Safekeeping $163,946 - 30%
“Marketing” may include, but is not limited to, newsletters, website and social media management, development and distribution of promotional materials (such as event flyers, business coupon books, business directories/maps), special events, media advertising and other programs that will promote the array of goods and services available within the DNPBID. The Marketin g program helps meet the goals of business attraction and retention and increased commerce.
The Marketing program is designed with the intent to increase the public’s awareness of the DNPBID as a single destination in order to attract consumers to the array of attractions, events, and services which are intended to increase commerce for each assessed parcel in the DNPBID. Marketing efforts will be designed to improve the commercial core by implementing programs to attract pedestrians, increase lease rates, commercial rentals, parking revenues, retail customers, restaurant patrons for the assessed parcels in the DNPBID. The Owners’ Association will continue to use the website supported by the Tourist Improvement District and Downtown Napa Association to promote the assessed DNPBID parcels in an effort to increase awareness of the District as a destination for consumers and tenants and increase occupancy and commerce on the assessed parcels. The website is designed to provide visitors information about the DNPBID in order to attract these visitors and attract more business from out of the area, to in crease commerce and improve the economic vitality of assessed parcels.
For the array of land uses within the DNPBID (i.e. retail, restaurant, office, service and general commercial) this work plan component is specifically designed to attract more customers, employees, tenants and investors. Special benefit will be conferred on each and every assessed parcel in the DNPBID as a result of marketing assessed parcels and the goods and services and spaces available on these assessed parcels. This, in turn, is intended to increase business volumes, sales transactions, commercial occ upancies, commercial rental income and investment viability. The Marketing work plan component will only be provided to, and for the direct and special benefit of, each identified assessed parcel within the DNPBID.
“Ambassador, Safekeeping” - Ambassadors are trained by safety professionals and will regularly patrol the District. Their duties include providing directional and other assistance to guide pedestrians to assessed parcels and serving as “eyes and ears” on the street to enable fast responses to issues that negatively impact the assessed parcels. Ambassador services are more concentrated in the areas with the highest foot traffic and those identified by police and tenants as requiring the most coverage. Ambassadors will regularly patrol the district to assist patrons and monitor cleanliness and safety.
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DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
8 The “Ambassador, Safekeeping” component is designed to specially benefit each identified and assessed parcel and land use within the DNPBID. This element is designed to establish and keep the DNPBID area a safe place to visit, work, transact business, shop and dine. These services are designed to attract more customers, clients, employees, tenants and investors which potentially would increase business volumes, sales transactions, occupancies, rental income and return on investments. “ Ambassador, Safekeeping” services will be provided only within the DNPBID boundaries and for the special benefit of identified and assessed parcels and land uses within the DNPBID.
Advocacy & Administration $54,649 - 10%
“Advocacy & Administration” includes the cost of personnel to oversee implementation of the Management District Plan and the various programs, services and improvement projects delineated in the Plan during the District’s 5-year term. This element also includes oversight of the Owners’ Association’s compliance with the terms of its contract with the City. This component also includes accounting/bookkeeping/legal fees and expenses, Directors & Officers and General Liability insurance and other operating expenses such as rent, equipment, printing, postage, supplies, production of the Annual Report and Budget and other reporting .
This component also includes positioning the Owners ’ Association to advocate for the priorities, funding and needs of DNPBID from the various levels of government. This component also includes County collection fees, allowance for delinquent assessment payments and other variable and unforeseen expenses related to each program element. This program element may also include assessment reserves being held for future special pro jects. Assessment funds remaining in the last two years of the proposed DNPBID renewal term may be used to develop the Management District Plan, Engineer’s Report and related renewal costs for the following renewal term.
This component is key to the proper expenditure of DNPBID assessment funds and the administration of DNPBID programs and activities that are intended to provide consistent and effective services for the special benefit of assessed properties within the DNPBID which may in turn, increa se business volumes, commercial occupancies and rental income and return on investments for each parcel and business within the DNPBID. This component pertains only to the administration and operation of the DNPBID and will only be provided for matters pertaining to each individual assessed parcel within the DNPBID boundaries that will, in turn, specially benefit from this activity.
In summary, all DNPBID funded services, programs and improvements described above confer special benefits to identified assessed parcels inside the DNPBID boundaries, and none will be provided outside of the DNPBID . Each assessed parcel within the DNPBID will proportionately specially benefit from the Beautification, Maintenance & Infrastructure; Marketing, Ambassador & Safekeeping; and, Advocacy & Administration. These services, programs and improvements are intended to improve commerce, employment, rents, occupancy rates and investment viability of assessed parcels within the DNPBID by reducing litter and debris, deterring crime, maintaining landscaping and physical improvements and professionally marketing goods, services and spaces available within the DNPBID , all considered necessary in a competitive, properly managed contemporary business district. All DNPBID funded services, programs and improvements are considered supplemental, above normal base level services provided by the City of ATTACHMENT 3
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9 Napa and are only provided for the special benefit of each and every assessed parcel within the boundaries of the DNPBID .
PROGRAM & ACTIVITY BUDGET
Each identified assessed parcel within the DNPBID will be assessed the full amount of the proportionate special benefit conferred upon it based on the level of DNPBID funded services provided within each benefit zone. The projected DNPBID program special benefit (assessments) allocation budget for Year 1 (2026) is shown in the following Table:
DNPBID Year 1 (2026) Special Benefit Assessment Budget By Zone
BENEFIT
ZONE
BEAUTIFY,
MAINTENANCE,
INFRASTRUCTURE
MARKETING,
AMBASSADOR
&
SAFEKEEPING
ADVOCACY &
ADMINISTRATION TOTAL $ TOTAL %
% 60.00% 30.00% 10.00% 100.00%
1 $218,024 $109,011 $36,337 $363,372 66.4923%
2 $109,869 $54,935 $18,312 $183,116 33.5077%
TOTAL $327,893 $163,946 $54,649 $546,488 100.00%
In order to carry out the District programs outlined in the previous section, a Year 1 assessment budget of $546,488 is projected. Since the District is planned for a 7-year term, projected program costs for future years (Years 2-7) are set at the inception of the District. While future inflationary and other program cost increases are unknown at this point, a maximum increase of 5% per annum, commensurate to special benefits received by each assessed parcel, is incorporated into the projected program costs and assessment rates for the 7-year District term. It is noted that the 5% maximum annual rate increase includes up to 3% per year for program cost increases plus up to 2% per year for special projects with an accrual allowance to fund the actual cost of special programs in any given future year or years of the 7 year renewal term.
Funding carryovers, if any, may be reapportioned the following year for related programs, services and improvements. Detailed annual budgets will be prepared by the Owner’s Association Board and included in an Annual Plan for the City Council’s review and approval.
It is recognized that market conditions may cause the cost of providing goods and services to fluctuate from year to year during the 7-year term of the proposed renewed District. Accordingly, the Owners’ Association shall have the ability to reallocate up to 25% of any budget line item, within the budget categories, based on such cost fluctuations subject to the review and approval by th e Owners’ Association Board. Such reallocation will be included in the Annual Planning Report for the approval by the Napa City Council pursuant to the Streets and Highways Code Section 36650. Any accrued interest or delinquent payments may be expended in any budget category.
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10 A 7-year projected DNPBID special benefit budget is shown in the following Table:
YEAR 1-7 PROJECTED DNPBID ASSESSMENT BUDGET SUMMARY (Special Benefits) (Assumes 5% max rate increase per year – 3% plus 2% for special projects)
YEAR
BENEFIT
ZONE
BEAUTIFY,
MAINTENANCE,
INFRASTRUCTURE
MARKETING,
AMBASSADOR,
SAFEKEEPING
ADVOCACY &
ADMINISTRATION TOTAL
% 60.00% 30.00% 10.00% 100%
1 1 $218,024 $109,011 $36,337 $363,372
2 $109,869 $54,935 $18,312 $183,116
TOTAL $327,893 $163,946 $54,649 $546,488
2 1 $228,925 $114,462 $38,154 $381,541
2 $115,362 $57,682 $19,228 $192,272
TOTAL $344,287 $172,144 $57,382 $573,813
3 1 $240,371 $120,185 $40,062 $400,618
2 $121,130 $60,566 $20,189 $201,885
TOTAL $361,501 $180,751 $60,251 $602,503
4 1 $252,390 $126,194 $42,065 $420,649
2 $127,187 $63,594 $21,198 $211,979
TOTAL $379,577 $189,788 $63,263 $632,628
5 1 $265,010 $132,504 $44,168 $441,682
2 $133,546 $66,774 $22,258 $222,578
TOTAL $398,556 $199,278 $66,426 $664,260
6 1 $278,261 $139,129 $46,376 $463,766
2 $140,223 $70,113 $23,371 $233,707
TOTAL $418,484 $209,242 $69,747 $697,473
7 1 $292,174 $146,085 $48,695 $486,954
2 $147,234 $73,619 $24,540 $245,393
TOTAL $439,408 $219,704 $73,235 $732,347
The DNPBID assessments may increase for each individual parcel each year during the 7-year effective operating period, but not to exceed 5% per year, commensurate to special benefits received by each assessed parcel, and must be approved by the Owners’ Association Board of Directors, included in the Annual Planning Report and adopted by the City of Napa City Council. It is noted that the 5% maximum annual rate increase includes up to 3% per year for program cost increases plus up to 2% per year for special projects with an accrual allowance to fund the actual cost of special programs in any given future year or years of the 7 year renewal ter m. .Any accrued interest and delinquent payments will be expended within the budgeted categories. The Owners’ Association Board of the Directors (“Property Owners’ Association ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
11 of the DNPBID ) shall determine the percentage increase to the annual assessment and the methodology employed to determine the amount of the increase. The Owners’ Association Executive Director shall communicate the annual increase to the City each year in which the District operates in documents provided for the Annual Report or at a time determined in the Administration Contract held between the Owners’ Association and the City of Napa.
No bonds are to be issued in conjunction with the proposed renewed District.
Pursuant to Section 36671 of the Streets and Highways Code, any unexpended/unencumbered funds remaining after the 7th year of operation will be rolled over into the renewal budget or returned to stakeholders if the District is not renewed in accordance with State Law. District assessment funds may be used to pay for costs related to the following District renewal term .
Special and General Benefits
The Assessment Engineer (see attached Engineer’s Report) has found that the general benefits (i.e. general benefits to assessed parcels within the DNPBID , the public at large and surrounding parcels outside the DNPBID) of the proposed programs, services and improvements (i.e. Beautification, Maintenance & Infrastructure; Marketing, Ambassador & Safekeeping; and, Advocacy & Administration ) represent 2.5% of the total benefits generated (see Finding 2 on pages 5-12 of the attached Engineer’s Report) with special benefits set at 97.5%. Article XIIID Section 4(b) of the California Constitution limits the levy of property assessments to costs attributed to special benefits only. The 2.5% general benefit value is computed to be $9,733 with a resultant 97.5% special benefit limit computed at $546,488. Based on current property data and land uses, this is the projected maximum amount of Year 1 ( 2026) revenue that can be derived from property assessments from the subject District.
All program costs associated with general benefits will be derived from sources other than DNPBID assessments such as grants, event proceeds, membership dues etc.
A breakdown of projected special and general benefits for each year of the 7-year renewal term is shown in the following Table:
7 Year Special + General Benefits
(Assumes 5% max rate increase per year – 3% for programs + 2% for special projects)
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 1 - 2026 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $218,024 $5,591 $223,615 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $109,011 $2,795 $111,806 30.00% ADVOCACY & ADMINISTRATION $36,337 $932 $37,269 10.00%
TOTAL $363,372 $9,318 $372,690 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $109,869 $2,817 $112,686 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $54,935 $1,409 $56,344 30.00% ADVOCACY & ADMINISTRATION $18,312 $470 $18,782 10.00%
TOTAL $183,116 $4,695 $187,811 100.00%
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DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
12 1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $327,893 $8,408 $336,301 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $163,946 $4,204 $168,150 30.00% 1&2 ADVOCACY & ADMINISTRATION $54,649 $1,402 $56,051 10.00% 1&2 TOTAL $546,488 $14,013 $560,502 100.00%
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 2 - 2027 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $228,925 $5,871 $234,796 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $114,462 $2,935 $117,397 30.00% ADVOCACY & ADMINISTRATION $38,154 $979 $39,133 10.00%
TOTAL $381,541 $9,785 $391,326 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $115,362 $2,958 $118,320 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $57,682 $1,479 $59,161 30.00% ADVOCACY & ADMINISTRATION $19,228 $494 $19,722 10.00%
TOTAL $192,272 $4,931 $197,203 100.00%
1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $344,287 $8,829 $353,116 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $172,144 $4,414 $176,558 30.00% 1&2 ADVOCACY & ADMINISTRATION $57,382 $1,473 $58,855 10.00% 1&2 TOTAL $573,813 $14,716 $588,529 100.00%
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 3 - 2028 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $240,371 $6,165 $246,536 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $120,185 $3,082 $123,267 30.00% ADVOCACY & ADMINISTRATION $40,062 $1,028 $41,090 10.00% TOTAL $400,618 $10,275 $410,893 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $121,130 $3,106 $124,236 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $60,566 $1,553 $62,119 30.00% ADVOCACY & ADMINISTRATION $20,189 $519 $20,708 10.00%
TOTAL $201,885 $5,178 $207,063 100.00%
1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $361,501 $9,271 $370,772 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $180,751 $4,635 $185,386 30.00% 1&2 ADVOCACY & ADMINISTRATION $60,251 $1,547 $61,798 10.00% 1&2 TOTAL $602,503 $15,453 $617,956 100.00%
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 4 - 2029 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $252,390 $6,473 $258,863 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $126,194 $3,236 $129,430 30.00% ADVOCACY & ADMINISTRATION $42,065 $1,079 $43,144 10.00% TOTAL $420,649 $10,788 $431,437 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $127,187 $3,261 $130,448 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $63,594 $1,631 $65,225 30.00% ADVOCACY & ADMINISTRATION $21,198 $545 $21,743 10.00%
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
13 TOTAL $211,979 $5,437 $217,416 100.00%
1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $379,577 $9,734 $389,311 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $189,788 $4,867 $194,655 30.00% 1&2 ADVOCACY & ADMINISTRATION $63,263 $1,624 $64,887 10.00% 1&2 TOTAL $632,628 $16,225 $648,853 100.00%
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 5 - 2030 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $265,010 $6,797 $271,807 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $132,504 $3,398 $135,902 30.00% ADVOCACY & ADMINISTRATION $44,168 $1,133 $45,301 10.00% TOTAL $441,682 $11,328 $453,010 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $133,546 $3,424 $136,970 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $66,774 $1,713 $68,487 30.00% ADVOCACY & ADMINISTRATION $22,258 $572 $22,830 10.00%
TOTAL $222,578 $5,709 $228,287 100.00%
1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $398,556 $10,221 $408,777 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $199,278 $5,111 $204,389 30.00% 1&2 ADVOCACY & ADMINISTRATION $66,426 $1,705 $68,131 10.00% 1&2 TOTAL $664,260 $17,037 $681,297 100.00%
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 6 - 2031 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $278,261 $7,137 $285,398 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $139,129 $3,568 $142,697 30.00% ADVOCACY & ADMINISTRATION $46,376 $1,190 $47,566 10.00% TOTAL $463,766 $11,895 $475,661 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $140,223 $3,595 $143,818 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $70,113 $1,799 $71,912 30.00% ADVOCACY & ADMINISTRATION $23,371 $601 $23,972 10.00%
TOTAL $233,707 $5,995 $239,702 100.00%
1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $418,484 $10,732 $429,216 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $209,242 $5,367 $214,609 30.00% 1&2 ADVOCACY & ADMINISTRATION $69,747 $1,791 $71,538 10.00% 1&2 TOTAL $697,473 $17,890 $715,363 100.00%
YR ZONE PROGRAM CATEGORY
SPECIAL
BENEFITS
GENERAL
BENEFITS
TOTAL
BENEFITS
% OF
TOTAL
YR 7 - 2032 1 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $292,174 $7,494 $299,668 60.00% MARKETING, AMBASSADOR & SAFEKEEPING $146,085 $3,746 $149,831 30.00% ADVOCACY & ADMINISTRATION $48,695 $1,250 $49,945 10.00% TOTAL $486,954 $12,490 $499,444 100.00%
2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $147,234 $3,775 $151,009 60.00% ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
14 MARKETING, AMBASSADOR & SAFEKEEPING $73,619 $1,889 $75,508 30.00% ADVOCACY & ADMINISTRATION $24,540 $631 $25,171 10.00%
TOTAL $245,393 $6,295 $251,688 100.00%
1&2 BEAUTIFY, MAINTENANCE, INFRASTRUCTURE $439,408 $11,269 $450,677 60.00% 1&2 MARKETING, AMBASSADOR & SAFEKEEPING $219,704 $5,635 $225,339 30.00% 1&2 ADVOCACY & ADMINISTRATION $73,235 $1,881 $75,116 10.00% 1&2 TOTAL $732,347 $18,785 $751,132 100.00%
Duration
As allowed by State PBID Law, the DNPBID will have a seven (7) year operational term from January 1, 2026 to December 31, 2032. The proposed renewed DNPBID operation is expected to begin services on January 1, 202 6. If the DNPBID is not renewed again at the end of the proposed 7 year renewal term, services will end on December 31, 2032.
Manner of Collection
Assessments for the Property Tax Year beginning July 1, 2025 and ending June 30, 2032, shall be collected at the same time and in the same manner as ad valorum taxes paid to the County of Napa (Operation Years 2026-2032). The DNPBID assessments shall appear as a separate line item on the property tax bills issued by the Napa County Assessor. The City of Napa is authorized to collect any assessments not placed on the County tax rolls, or to place assessments, unpaid delinquent assessments, or penalties on the County tax rolls as appropriate to implement the Management District Plan.
IV PROPOSED ASSESSMENT FORM ULA
The DNPBID programs and services described in this Management District Plan will be funded through benefit assessments against real property in the DNPBID and non-assessment revenues to fund the costs associated with general benefits conferred on assessed parcels within the DNPBID , the public at large and surrounding parcels outside of the DNPBID boundaries. The assessment formula has been developed by the Assessment Engineer to ensure that no parcel will be assessed an amount that exceeds the cost of the proportional special benefit that parcel derives from the programs, services and improvements to be funded by the proposed benefit assessments. The assessment rates are based on the anticipated benefit to be derived by each individual parcel within the boundary of the DNPBID .
Based on the specific needs and corresponding nature of the program activities to be funded by the proposed renewed DNPBID (i.e. Beautification, Maintenance & Infrastructure; Marketing, Ambassador & Safekeeping; and, Advocacy & Administration ) it is the opinion of th e Assessment Engineer that the assessment factors on which to base assessment rates relate directly to the proportionate amount of land area of each parcel and the predominant land use on each within two benefit zones.
The DNPBID consists of 631 parcels, of which 273 are identified by the Assessment Engineer as assessable and on which proportionate and special benefits will be conferred. The remaining 358 parcels are deemed non-assessable by the Assessment Engineer in that they consist of the following: residential parcels with 1- 4 units, including residential condominium units; non-profit owned and used parcels; flood control parcels; ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
15 and, railroad rights of way parcels. It has been determined by th e Assessment Engineer that none of these land use and ownership types will specially benefit from the proposed DNPBID programs, activities and improvements and thus, will not be assessed. No DNPBID funded programs activities and improvements will be provided for the direct and special benefit of any of the non -assessed parcels.
The “Basic Benefit Units” will be expressed as a function of land square footage within two benefit zones.
Based on the shape of the proposed renewed DNPBID , as well as the nature of the DNPBID program elements, it is determined that all identified assessed properties will gain a direct and proportionate degree of special benefit based on the respective amount of land area of each parcel and the predominant land use on each within two benefit zones.
For the array of land uses within the DNPBID and the low profile building patterns, parcel land area quantity is a proven method of fairly and equitably spreading special benefits to these beneficiaries of DNPBID funded services, programs and improvements. This single factor directly relates to the amount of special benefit each assessed parcel will receive from DNPBID funded activities within each benefit zone.
In the opinion of th e Assessment Engineer, the targeted weight of Zone 1 revenue to match the projected costs of Zone 1 services, should generate approximately 70% of the total DNPBID revenue (66.4923% when adjusted for precise parcel measurements and program costs and service levels).
In the opinion of th e Assessment Engineer, the targeted weight of Zone 2 revenue to match the projected costs of Zone 2 services, should generate approximately 30% of the total DNPBID revenue (33.5077% when adjusted for precise parcel measurements and program costs and service levels).
Land area is a direct measure of the current and future development capacity of each parcel and its corresponding impact or draw on DNPBID funded activities. In the opinion of th e Assessment Engineer, the targeted weight of this factor, land area, should generate 100% of the total DNPBID .
Taking into account all identified specially benefiting parcels within the DNPBID and their respective assessable benefit units, the rates, cumulative quantities and assessment revenues by factor and zone are shown in the following Tables:
Year 1 – 2026 - Assessable Benefit Units
BENEFIT
ZONE
RETAIL
LAND
AREA (SF)
NON-
RETAIL
LAND AREA
(SF)
PARKING
LAND
AREA (SF)
VACANT
LAND
AREA (SF)
# OF
ASSESSABLE
PARCELS
1 1,009,556 320,456 522,286 76,613 167
2 1,290,708 385,349 401,625 530,753 106
TOTAL 2,300,264 705,805 923,911 607,366 273
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
16 Year 1 – 2026 Projected Assessment Revenue
BENEFIT
ZONE
RETAIL LAND
AREA ASSMT
REVENUE
NON-RETAIL
LAND AREA
ASSMT REVENUE
PARKING
LAND AREA
ASSMT
REVENUE
VACANT
LAND AREA
ASSMT
REVENUE
TOTAL
REVENUE
% OF
TOTAL
1 $260,263.54 $55,182.52 $44,655.45 $3,271.38 $363,372.89 66.4923% 2 $110,355.53 $32,947.34 $17,149.39 $22,663.15 $183,115.41 33.5077% TOTAL $370,619.07 $88,129.86 $61,804.84 $25,934.53 $546,488.30 100.00%
Zone 1 % 47.6247% 10.0977% 8.1713% 0.5986% 66.4923% Zone 2 % 20.1936% 6.0289% 3.1381% 4.1471% 33.5077%
Total % 67.8183% 16.1266% 11.3094% 4.7457% 100.00%
The number of Benefit Units for each identified benefiting parcel within the proposed renewed DNPBID was computed from data extracted from County Assessor records and maps. These data sources delineate current land uses, property areas and dimensions of record for each tax parcel. While it is understood that this data does not represent legal field surve y measurements or detailed title search of recorded land subdivision maps or building records, it does provide an acceptable basis for the purpose of calcul ating property-based assessments. All respective property data being used for assessment computations will be provided to each property owner in the District for their review. If a property owner believes there is an error on a parcel’s assessed units and/or land uses or ownership type , the District may confirm the data with the Napa County Assessor’s office or the City of Napa. If District data matches Assessor’s and/or City data, the property owner may opt to work with the Assessor’s office or City to correct the data so that the District assessment may be corrected.
Assessment Formula
In the opinion of the Assessment Engineer the assessment formula for the proposed renewed DNPBID is as follows:
Assessment = Land Area (Sq Ft) x Zone Rate ($/SF)
There are four land use/occupancy types that further determine the parcel land area assessment rate in each Zone based on a commercial component and type of commercial land use. Each land use type is determined by the predominant land use of a given parcel each year when assessments are determined for all parcels before placing the assessments on the County’s Property Tax Rolls. The four land use types are:
Type A. Retail Uses
Type B. Non-Retail Uses
Type C. Parking Uses (Surface or structured)
Type D. Vacant Land or Vacant Buildings
The Year 1 assessment rates for each land use type for each benefit zone are shown in the Table below:
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
17 YEAR 1 –2021 Assessment Rates
BENEFIT
ZONE
RETAIL
LAND AREA
RATE ($/SF)
NON- RETAIL
LAND AREA
RATE ($/SF)
PARKING
LAND AREA
RATE ($/SF)
VACANT
LAND AREA
RATE ($/SF)
A B C D
1 $0.2578 $0.1722 $0.0855 $0.0427
2 $0.0855 $0.0855 $0.0427 $0.0427
Non-Assessed Parcels
It is noted that the Assessment Engineer has determined that certain land-uses/ownership types will not specially benefit from PBID funded programs and services and will not be assessed. These include:
residential parcels with four units or less, residential condominiums, common areas, parcels owned and occupied by private nonprofits, flood control parcels, and railroad right-of-way parcels.
Changes to Parcel Size, Land Use or Ownership Type
Any changes in parcel size as a result of land adjustments including but not limited to lot splits, consolidations, subdivisions, street dedications, right of way setbacks shall have their assessment adjusted upon final City approval of such parcel adjustments. Any changes in land use or ownership type may cause a change in assessment rate category or change from a parcel being assessed to not being assessed or change from a parcel not being assessed to being assessed.
Other Future Development
Other than future maximum rates and the assessment methodology delineated in this Report, per State Law (Government Code Section 53750), future assessments may increase for any given parcel if such an increase is attributable to events other than an increased rate or revised methodology, such as a change in the density, intensity, or nature of the use of land. Any change in assessment formula methodology or rates other than as stipulated in this Report would require a new Proposition 218 ballot procedure in order to approve any such changes. The complete Year 1 – 2026 assessment roll of all parcels to be assessed by the DNPBID is included in this Plan as Appendix 1.
Assessment Formula Unit Rates
Using figures from the Assessable Benefit Units Table and the Projected Assessment Revenue Table on page 15 of this Plan, the assessment rates and weighted multipliers for each factor and zone are calculated as follows:
Since the DNPBID is planned for a seven-year term, maximum assessment rates for future years (Years 2- 7) must be set at the inception of the DNPBID . While future inflationary and other program cost increases are unknown at this point, a maximum increase of 5% per annum is incorporated into the projected program costs and, in turn, the resultant assessment rates for the seven year term of the DNPBID . These figures are shown in the table below. Assessment rates may not exceed those indicated below. It is noted that the 5% maximum annual rate increase includes up to 3% per year for program cost increases plus up to 2% per year for special projects with an accrual allowance to fund the actual cost of special programs in any given future year or years of the 7 year renewal term.
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
18 In addition, any annual budget surplus or deficit will be incorporated into the subsequent year’s DNPBID budget. Within the constraints of the annual adjustment, annual assessments will be set to account for surpluses or deficits carried forward.
DNPBID – 7 Year Maximum Assessment Rates
(Includes 3%/Yr. max increase for programs or 5% including 2% for special projects)
BENEFIT
ZONE
RETAIL
LAND AREA
RATE ($/SF)
NON- RETAIL
LAND AREA
RATE ($/SF)
PARKING
LAND AREA
RATE ($/SF)
VACANT LAND
AREA RATE
($/SF)
YEAR 1 A B C D
1 $0.2578 $0.1722 $0.0855 $0.0427
2 $0.0855 $0.0855 $0.0427 $0.0427
YEAR 2 (3%)
1 $0.2655 $0.1774 $0.0881 $0.0440
2 $0.0881 $0.0881 $0.0440 $0.0440
YEAR 2 (5%)
1 $0.2707 $0.1808 $0.0898 $0.0448
2 $0.0898 $0.0898 $0.0448 $0.0448
YEAR 3 (3%)
1 $0.2735 $0.1827 $0.0907 $0.0453
2 $0.0907 $0.0907 $0.0453 $0.0453
YEAR 3 (5%)
1 $0.2842 $0.1898 $0.0943 $0.0470
2 $0.0943 $0.0943 $0.0470 $0.0470
YEAR 4 (3%)
1 $0.2817 $0.1882 $0.0934 $0.0467
2 $0.0934 $0.0934 $0.0467 $0.0467
YEAR 4 (5%)
1 $0.2984 $0.1993 $0.0990 $0.0494
2 $0.0990 $0.0990 $0.0494 $0.0494
YEAR 5 (3%)
1 $0.2902 $0.1938 $0.0962 $0.0481
2 $0.0962 $0.0962 $0.0481 $0.0481
YEAR 5 (5%)
1 $0.3133 $0.2093 $0.1040 $0.0519
2 $0.1040 $0.1040 $0.0519 $0.0519
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
19 YEAR 6 (3%)
1 $0.2989 $0.1996 $0.0991 $0.0495
2 $0.0991 $0.0991 $0.0495 $0.0495
YEAR 6 (5%)
1 $0.3290 $0.2198 $0.1092 $0.0545
2 $0.1092 $0.1092 $0.0545 $0.0545
YEAR 7 (3%)
1 $0.3079 $0.2056 $0.1021 $0.0510
2 $0.1021 $0.1021 $0.0510 $0.0510
YEAR 7 (5%)
1 $0.3455 $0.2308 $0.1147 $0.0572
2 $0.1147 $0.1147 $0.0572 $0.0572
The complete Year 1 – 2026 assessment roll of all parcels to be assessed by the DNPBID is included in this Report as Appendix 1.
ZONE 1
Land Area Rate (Unit 1-A Retail)
($546,488.30 x 47.6247%)/1,009,556 units = $0.2578/sq ft land area
Land Area Rate (Unit 1-B Non-Retail)
($546,488.30 x 10.0977%)/320,456 units = $0.1722/sq ft land area
Land Area Rate (Unit 1-C Parking)
($546,488.30 x 8.1713%)/522,286 units = $0.0855/sq ft land area
Land Area Rate (Unit 1-D Vacant)
($546,488.30 x 0.5986%)/76,613 units = $0.0427/sq ft land area
ZONE 2
Land Area Rate (Unit 2-A Retail)
($546,488.30 x 20.1936%)/1,290,708 units = $0.0855/sq ft land area
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
20 Land Area Rate (Unit 2-B Non-Retail)
($546,488.30 x 6.0289%)/385,349 units = $0.0855/sq ft land area
Land Area Rate (Unit 2-C Parking)
($546,488.30 x 3.1381%)/401,625 units = $0.0427/sq ft land area
Land Area Rate (Unit 2-D Vacant)
($546,488.30 x 4.1471%)/530,753 units = $0.0427/sq ft land area
V. PUBLICLY OWNED PARCELS
The State Constitution - Article 13D (Proposition 218) states that “parcels within a District that are owned or used by any agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly -owned parcels in fact receive no special benefit.”
There currently are 29 publicly/quasi-publicly owned parcels within the proposed renewed DNPBID. Each of the 29 publicly/quasi-publicly owned parcels are identified as assessable by th e Assessment Engineer and for which special benefit services will be provided.
Each of these publicly/ quasi-publicly owned parcels will directly receive and proportionately specially benefit from DNPBID funded security, cleaning, marketing/events and administration. These 29 identified assessed publicly/ quasi-publicly owned parcels/facilities will specially benefit from District funded programs and services from cleaner and safer facility entrances and street frontages. District services and programs are designed to improve the safety and cleanliness and usability of each publicly/ quasi-publicly owned assessed parcel and facility within the District by reducing litter and debris and deterring crime, each considered detractions to visitation and use of publicly/ quasi-publicly owned parcels and facilities if not contained and properly managed. These publicly/quasi-publicly owned parcels will further benefit from marketing /events in that public and private facilities and uses on them will be listed in directories and DNPBID maps.
In the opinion of th e Assessment Engineer, there is no clear and convincing evidence that these 29 publicly/quasi-publicly owned parcels will not proportionately specially benefit from District services, programs and improvements; therefore, each publicly/quasi-publicly owned parcel will be assessed at the full rates with assessments to be based on the land areas of each parcel.
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
21 VI. DNPBID GOVERNANCE
The governance or management of the DNPBID requires an “Owner s’ Association” to carry out the DNPBID services and activities. State PBID Law (36600 Streets & Highways Code) also requires that the Owners’ Association carry out specific additional functions. This includes preparation of an Annual Report to the City Council on the DNPBID activities for the past fiscal year and those proposed for the next fiscal year. The Owners’ Association may also recommend to the City Council from time to time, changes to the DNPBID boundaries, benefit zones, assessment formula or DNPBID programs and activities, all subject to public notification and, in some cases petition/balloting requirements. The Napa Downtown Association shall serve as the Owners’ Association described in the Streets and Highways Code §36651. The Board of Directors of Napa Downtown Association and its staff are charged with the day-to-day operations of the DNPBID.
An Owners' Association is a private entity and may not be considered a public entity for any purpose, nor may its board members or staff be considered to be public officials for any purpose. The Owners’ Association is, however, subject to government regulations relating to transparency, namely the Ralph M. Brown Act and the California Public Records Act. These regulations are designed to promote public accountability. The Owners’ Association is considered a legislative body under the Ralph M. Brown Act (Government Code §54950 et seq.).
Thus, meetings of the Napa Downtown Association board of directors and certain committees must be held in compliance with the public notice and other requirements of the Brown Act. The Owners’ Association is also subject to the record keeping and disclosure requirements of the California Public Records Act.
VII. PROPOSED RULES AND REGU LATION APPLIED TO THE DNPBID There are no specific rules or regulations applied to this DNPBID
VIII. OTHER ITEMS
No bonds will be issued for any DNPBID projects in conjunction with this renewal.
IX. PLAN AUTHOR
The author and preparer of this Plan is Ed Henning of Edward Henning & Associates
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
22 X. IMPLEMENTATION TIMETABLE
The renewed DNPBID is expected to begin operation by January 1, 2026. In order to meet this goal, the following procedural timeline is proposed:
Date Action/Task
October 2024 • Develop/finalize DNPBID Management District Plan Fall 2024 • Initiate petition drive
Late 2024 – Mar ‘25 • Collect petitions signed by property owners March 2025 • Submit majority support petitions to City along with final Management Plan April 2025 • City Council adopts Resolution of Intention to renew the DNPBID April 2025 • City sends notice of DNPBID public hearing and a ballot to property owners within DNPBID
June 2025 • City Council conducts hearing (ballots due by this date) June 2025 • Providing no majority ballot protest is filed at the hearing, Council approves Resolution of Renewal for the DNPBID
July 2025 • Assessment roll submitted to Napa County Assessor Dec 10/Apr 10 (due) • Assessments billed and collected by Napa County with property taxes 1st Qtr. ‘26 • Initial revenues remitted to Owners’ Association per contract with City (7 Yrs.) • Owners’ Association carries out renewed DNPBID programs and services
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
23 APPENDIX 1
YR 1 – 2026
ASSESSMENT ROLL
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
24 APN ADDRESS BENEFIT
ZONE
LAND USE
/ ASSMT
TYPE
YEAR 1
ASSMT RATE
/ SF LAND
LAND
AREA
(SF)
YEAR 1
ASSMT
003-133-007-000 1219 COOMBS 1 NRETAIL1 $0.1722 5,227 $900.09 003-133-008-000 1213 COOMBS 1 NRETAIL1 $0.1722 3,049 $525.04 003-133-009-000 1207 COOMBS 1 NRETAIL1 $0.1722 3,049 $525.04 003-134-003-000 1150 PEARL 1 PARK1 $0.0855 9,583 $819.35 003-136-002-000 1343 MAIN 1 RETAIL1 $0.2578 7,405 $1,909.01 003-136-003-000 1327 MAIN 1 VACANT1 $0.0427 7,405 $316.19 003-136-006-000 1020 CLINTON 1 RETAIL1 $0.2578 7,405 $1,909.01 003-136-009-000 1000 CLINTON 1 RETAIL1 $0.2578 8,712 $2,245.95 003-136-010-000 1313 MAIN 1 RETAIL1 $0.2578 6,534 $1,684.47 003-137-003-000 1245 MAIN 1 RETAIL1 $0.2578 1,742 $449.09 003-137-004-000 1219 MAIN 1 PARK1 $0.0855 4,356 $372.44 003-137-005-000 1201 MAIN 1 VACANT1 $0.0427 6,748 $288.14 003-137-008-000 1231 MAIN 1 PARK1 $0.0855 23,087 $1,973.94 003-142-001-000 1350 MAIN 1 RETAIL1 $0.2578 3,920 $1,010.58 003-142-013-000 1300 MAIN 1 RETAIL1 $0.2578 7,405 $1,909.01 003-142-014-000 1326 MAIN 1 RETAIL1 $0.2578 14,375 $3,705.88 003-143-009-000 950 PEARL 1 RETAIL1 $0.2578 17,424 $4,491.91 003-143-010-000 1250 MAIN 1 RETAIL1 $0.2578 14,375 $3,705.88 003-153-008-000 1315 CALISTOGA 1 RETAIL1 $0.2578 6,534 $1,684.47 003-161-001-000 1339 PEARL 1 RETAIL1 $0.2578 5,663 $1,459.92 003-161-002-000 1335 PEARL 1 NRETAIL1 $0.1722 19,166 $3,300.39 003-161-005-000 1300 CLAY 1 NRETAIL1 $0.1722 17,860 $3,075.49 003-161-007-000 1114 FRANKLIN 1 NRETAIL1 $0.1722 9,148 $1,575.29 003-161-008-000 1128 FRANKLIN 1 VACANT1 $0.0427 1,742 $74.38 003-164-004-000 1015 COOMBS 1 VACANT1 $0.0427 3,049 $130.19 003-164-005-000 1005 COOMBS 1 RETAIL1 $0.2578 2,178 $561.49 003-164-017-000 1201 PEARL 1 PARK1 $0.0855 51,836 $4,431.98 003-164-023-000 1230 FIRST 1 RETAIL1 $0.2578 17,253 $4,447.82 003-164-024-000 1270 FIRST 1 RETAIL1 $0.2578 4,854 $1,251.36 003-164-025-000 1234 FIRST 1 RETAIL1 $0.2578 4,846 $1,249.30 003-164-026-000 1214 FIRST 1 RETAIL1 $0.2578 10,099 $2,603.52 003-164-027-000 1300 FIRST 1 RETAIL1 $0.2578 127,195 $32,790.87 003-166-004-000 1130 FIRST 1 RETAIL1 $0.2578 11,761 $3,031.99 003-166-010-000 1116 FIRST 1 RETAIL1 $0.2578 68,825 $17,743.09 003-166-011-000 1115 PEARL 1 PARK1 $0.0855 30,492 $2,607.07 003-166-013-000 1106 FIRST 1 RETAIL1 $0.2578 3,049 $786.03 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
25 003-166-016-000 1118 FIRST 1 RETAIL1 $0.2578 10,890 $2,807.44 003-167-010-000 1006 FIRST 1 RETAIL1 $0.2578 7,405 $1,909.01 003-167-011-000 1026 FIRST 1 RETAIL1 $0.2578 4,792 $1,235.38 003-167-020-000 1147 PEARL 1 PARK1 $0.0855 52,272 $4,469.26 003-172-002-000 1000 MAIN 1 RETAIL1 $0.2578 8,276 $2,133.55 003-172-003-000 1030 MAIN 1 RETAIL1 $0.2578 7,834 $2,019.61 003-172-007-000 1040 MAIN 1 NRETAIL1 $0.1722 12,197 $2,100.32 003-172-009-000 1105 WEST 1 PARK1 $0.0855 52,708 $4,506.53 003-172-010-000 1142 MAIN 1 RETAIL1 $0.2578 6,534 $1,684.47 003-172-011-000 1122 MAIN 1 RETAIL1 $0.2578 20,909 $5,390.34 003-173-012-000 825 PEARL 1 PARK1 $0.0855 30,492 $2,607.07 003-182-007-000 728 FIRST 1 RETAIL1 $0.2578 6,970 $1,796.87 003-182-009-000 708 FIRST 1 RETAIL1 $0.2578 14,810 $3,818.02 003-182-012-000 1031 MCKINSTRY 1 RETAIL1 $0.2578 3,484 $898.18 003-182-013-000 1031 MCKINSTRY 1 RETAIL1 $0.2578 2,533 $653.01 003-182-016-000 728 FIRST 1 RETAIL1 $0.2578 2,571 $662.80 003-182-017-000 728 FIRST 1 RETAIL1 $0.2578 989 $254.96 003-182-018-000 746 FIRST 1 PARK1 $0.0855 4,792 $409.72 003-183-004-000 644 FIRST 1 RETAIL1 $0.2578 24,394 $6,288.77 003-183-008-000 610 FIRST 1 RETAIL1 $0.2578 20,038 $5,165.80 003-183-009-000 610 FIRST 1 RETAIL1 $0.2578 19,602 $5,053.40 003-197-003-000 1431 POLK 1 PARK1 $0.0855 9,583 $819.35 003-197-004-000 1427 POLK 1 PARK1 $0.0855 7,405 $633.13 003-197-009-000 1408 CLAY 1 RETAIL1 $0.2578 6,534 $1,684.47 003-197-014-000 1400 CLAY 1 RETAIL1 $0.2578 26,136 $6,737.86 003-198-002-000 1523 CLAY 1 PARK1 $0.0855 6,970 $595.94 003-198-003-000 1511 CLAY 1 PARK1 $0.0855 5,663 $484.19 003-198-004-000 1503 CLAY 1 PARK1 $0.0855 2,178 $186.22 003-198-018-000 1564 FIRST 1 RETAIL1 $0.2578 5,663 $1,459.92 003-198-019-000 1580 FIRST 1 NRETAIL1 $0.1722 6,534 $1,125.15 003-198-021-000 1501 CLAY 1 PARK1 $0.0855 436 $37.28
003-198-022-000 1401 CLAY 1 PARK1 $0.0855 30,492 $2,607.07 003-198-025-000 1500 FIRST 1 RETAIL1 $0.2578 19,166 $4,940.99 003-199-013-000 930 SEMINARY 1 NRETAIL1 $0.1722 20,909 $3,600.53 003-199-014-000 955 SCHOOL 1 NRETAIL1 $0.1722 129,373 $22,278.03 003-204-006-000 1400 SECOND 1 RETAIL1 $0.2578 6,970 $1,796.87 003-204-007-000 1424 SECOND 1 RETAIL1 $0.2578 6,098 $1,572.06 003-204-010-000 935 FRANKLIN 1 RETAIL1 $0.2578 36,155 $9,320.76 003-205-001-000 842 SCHOOL 1 PARK1 $0.0855 6,098 $521.38 003-205-006-000 1420 THIRD 1 NRETAIL1 $0.1722 5,227 $900.09 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
26 003-205-007-000 828 SCHOOL 1 NRETAIL1 $0.1722 6,098 $1,050.08 003-205-010-000 1405 SECOND 1 RETAIL1 $0.2578 1,307 $336.94 003-205-011-000 1417 SECOND 1 RETAIL1 $0.2578 4,356 $1,122.98 003-205-012-000 833 FRANKLIN 1 NRETAIL1 $0.1722 5,663 $975.17 003-205-013-000 830 SCHOOL 1 NRETAIL1 $0.1722 6,970 $1,200.23 003-206-001-000 1441 THIRD 1 RETAIL1 $0.2578 7,841 $2,021.41 003-206-006-000 1426 FOURTH 1 NRETAIL1 $0.1722 5,227 $900.09 003-206-007-000 1436 FOURTH 1 PARK1 $0.0855 4,356 $372.44 003-207-001-000 950 FRANKLIN 1 RETAIL1 $0.2578 5,663 $1,459.92 003-207-003-000 1307 FIRST 1 RETAIL1 $0.2578 3,485 $898.43 003-207-004-000 1301 FIRST 1 RETAIL1 $0.2578 3,920 $1,010.58 003-207-005-000 923 RANDOLPH 1 NRETAIL1 $0.1722 7,405 $1,275.14 003-207-006-000 1310 SECOND 1 NRETAIL1 $0.1722 12,197 $2,100.32 003-207-007-000 916 FRANKLIN 1 RETAIL1 $0.2578 8,712 $2,245.95 003-207-008-000 920 FRANKLIN 1 RETAIL1 $0.2578 5,663 $1,459.92 003-207-011-000 1321 FIRST 1 RETAIL1 $0.2578 6,098 $1,572.06 003-207-012-000 1315 FIRST 1 RETAIL1 $0.2578 7,841 $2,021.41 003-208-001-000 1351 SECOND 1 VACANT1 $0.0427 28,483 $1,216.22 003-208-002-000 819 RANDOLPH 1 RETAIL1 $0.2578 14,810 $3,818.02 003-208-003-000 1324 THIRD 1 RETAIL1 $0.2578 2,614 $673.89 003-208-004-000 1350 THIRD 1 RETAIL1 $0.2578 11,761 $3,031.99 003-209-007-000 1340 FOURTH 1 NRETAIL1 $0.1722 7,841 $1,350.22 003-211-001-000 1227 FIRST 1 RETAIL1 $0.2578 6,534 $1,684.47 003-211-006-000 1260 SECOND 1 PARK1 $0.0855 17,860 $1,527.03 003-211-009-000 950 RANDOLPH 1 RETAIL1 $0.2578 3,920 $1,010.58 003-211-010-000 901 COOMBS 1 PARK1 $0.0855 13,068 $1,117.31 003-212-001-000 1251 SECOND 1 PARK1 $0.0855 20,473 $1,750.44 003-212-002-000 853 COOMBS 1 RETAIL1 $0.2578 15,682 $4,042.82 003-212-004-000 1234 THIRD 1 RETAIL1 $0.2578 8,712 $2,245.95 003-214-001-000 926 COOMBS 1 RETAIL1 $0.2578 3,049 $786.03 003-214-002-000 1141 FIRST 1 RETAIL1 $0.2578 3,049 $786.03 003-214-011-000 1127 FIRST 1 NRETAIL1 $0.1722 26,136 $4,500.62 003-214-012-000 1139 FIRST 1 RETAIL1 $0.2578 3,485 $898.43 003-214-013-000 1100 SECOND 1 PARK1 $0.0855 25,265 $2,160.16 003-221-011-000 915 MAIN 1 PARK1 $0.0855 10,890 $931.10 003-221-012-000 901 MAIN 1 RETAIL1 $0.2578 7,405 $1,909.01 003-221-013-000 928 BROWN 1 PARK1 $0.0855 3,485 $297.97 003-221-014-000 1005 FIRST 1 VACANT1 $0.0427 6,969 $297.58 003-222-001-000 840 BROWN 1 RETAIL1 $0.2578 3,920 $1,010.58 003-222-002-000 841 MAIN 1 RETAIL1 $0.2578 1,307 $336.94 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
27 003-222-003-000 835 MAIN 1 RETAIL1 $0.2578 2,178 $561.49 003-222-005-000 829 MAIN 1 RETAIL1 $0.2578 871 $224.54 003-222-006-000 823 MAIN 1 RETAIL1 $0.2578 2,178 $561.49 003-222-007-000 815 MAIN 1 RETAIL1 $0.2578 1,742 $449.09 003-222-008-000 813 MAIN 1 RETAIL1 $0.2578 1,742 $449.09 003-222-009-000 807 MAIN 1 RETAIL1 $0.2578 1,307 $336.94 003-222-010-000 1010 THIRD 1 RETAIL1 $0.2578 3,485 $898.43 003-222-011-000 810 BROWN 1 VACANT1 $0.0427 3,485 $148.81 003-222-012-000 822 BROWN 1 VACANT1 $0.0427 1,307 $55.81 003-222-014-000 820 BROWN 1 VACANT1 $0.0427 1,307 $55.81 003-222-015-000 828 BROWN 1 RETAIL1 $0.2578 1,307 $336.94 003-222-016-000 830 BROWN 1 RETAIL1 $0.2578 4,356 $1,122.98 003-231-001-000 942 MAIN 1 RETAIL1 $0.2578 5,663 $1,459.92 003-231-003-000 930 MAIN 1 PARK1 $0.0855 3,049 $260.69 003-231-005-000 926 MAIN 1 PARK1 $0.0855 3,049 $260.69 003-231-006-000 924 MAIN 1 PARK1 $0.0855 5,663 $484.19 003-231-008-000 902 MAIN 1 RETAIL1 $0.2578 5,663 $1,459.92 003-231-012-000 975 FIRST 1 RETAIL1 $0.2578 1,742 $449.09 003-231-013-000 967 FIRST 1 RETAIL1 $0.2578 4,792 $1,235.38 003-235-003-000 825 FIRST 1 VACANT1 $0.0427 6,970 $297.62 003-235-004-000 823 FIRST 1 VACANT1 $0.0427 3,485 $148.81 003-235-005-000 803 FIRST 1 VACANT1 $0.0427 3,049 $130.19 003-235-006-000 819 FIRST 1 VACANT1 $0.0427 2,614 $111.62 003-241-006-000 731 FIRST 1 RETAIL1 $0.2578 6,900 $1,778.82 003-243-001-000 645 FIRST 1 RETAIL1 $0.2578 5,227 $1,347.52 003-243-005-000 611 FIRST 1 RETAIL1 $0.2578 4,193 $1,080.96 003-243-006-000 605 FIRST 1 RETAIL1 $0.2578 6,098 $1,572.06 003-275-003-000 1091 FIFTH 1 PARK1 $0.0855 27,443 $2,346.38 003-275-004-000 700 BROWN 1 RETAIL1 $0.2578 11,326 $2,919.84 003-277-002-000 500 MAIN 1 RETAIL1 $0.2578 12,632 $3,256.53 003-277-003-000 500 MAIN 1 RETAIL1 $0.2578 8,276 $2,133.55 003-277-006-000 500 MAIN 1 RETAIL1 $0.2578 9,583 $2,470.50 003-277-008-000 500 MAIN 1 RETAIL1 $0.2578 15,246 $3,930.42 003-300-014-000 821 COOMBS 1 NRETAIL1 $0.1722 2,486 $428.09 003-300-015-000 821 COOMBS 1 RETAIL1 $0.2578 3,649 $940.71 003-300-017-000 811 COOMBS 1 RETAIL1 $0.2578 2,315 $596.81 003-300-018-000 1226 THIRD 1 RETAIL1 $0.2578 2,369 $610.73 003-300-019-000 801 COOMBS 1 NRETAIL1 $0.1722 4,338 $747.00 003-310-002-000 1030 SEMINARY 1 NRETAIL1 $0.1722 1,307 $225.07 003-310-003-000 1030 B SEMINARY 1 NRETAIL1 $0.1722 871 $149.99 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
28 003-310-004-000 1030 C SEMINARY 1 NRETAIL1 $0.1722 1,307 $225.07 003-310-005-000 1030 D SEMINARY 1 NRETAIL1 $0.1722 871 $149.99 003-320-001-000 700 MAIN 1 PARK1 $0.0855 59,242 $5,065.19 003-320-003-000 700 MAIN 1 RETAIL1 $0.2578 17,860 $4,604.31 003-320-005-000 600 MAIN 1 RETAIL1 $0.2578 32,670 $8,422.33 003-320-008-000 700 MAIN 1 RETAIL1 $0.2578 17,860 $4,604.31 003-320-013-000 700 MAIN 1 RETAIL1 $0.2578 18,295 $4,716.45 003-330-002-000 1460 FIRST 1 RETAIL1 $0.2578 3,920 $1,010.58 003-330-003-000 1450 FIRST 1 RETAIL1 $0.2578 13,068 $3,368.93 003-330-004-000 1410 FIRST 1 RETAIL1 $0.2578 7,405 $1,909.01 006-133-002-000 930 THIRD 1 RETAIL1 $0.2578 12,197 $3,144.39 003-062-030-000 1727 MAIN 2 RETAIL2 $0.0855 14,810 $1,266.26 003-104-005-000 1519 MAIN 2 RETAIL2 $0.0855 7,405 $633.13 003-104-006-000 1024 NAPA 2 RETAIL2 $0.0855 7,405 $633.13 003-105-005-000 1600 MAIN 2 NRETAIL2 $0.0855 7,841 $670.41 003-105-008-000 1620 MAIN 2 RETAIL2 $0.0855 5,663 $484.19 003-105-009-000 1624 MAIN 2 RETAIL2 $0.0855 8,276 $707.60 003-106-015-000 1502 MAIN 2 RETAIL2 $0.0855 6,098 $521.38 003-106-016-000 1506 MAIN 2 RETAIL2 $0.0855 1,742 $148.94 003-135-012-000 1443 MAIN 2 NRETAIL2 $0.0855 1,307 $111.75 003-135-013-000 1443 MAIN 2 NRETAIL2 $0.0855 2,614 $223.50 003-135-014-000 1443 MAIN 2 NRETAIL2 $0.0855 1,307 $111.75 003-135-016-000 1443 MAIN 2 NRETAIL2 $0.0855 14,375 $1,229.06 003-181-004-000 1275 MCKINSTRY 2 PARK2 $0.0427 13,504 $576.62 003-183-015-000 540 FIRST 2 RETAIL2 $0.0855 479,596 $41,005.46 003-191-002-000 1525 POLK 2 RETAIL2 $0.0855 7,405 $633.13 003-191-004-000 1600 CLAY 2 NRETAIL2 $0.0855 14,810 $1,266.26 003-191-007-000 1630 CLAY 2 PARK2 $0.0427 37,897 $1,618.20 003-191-008-000 1620 CLAY 2 VACANT2 $0.0427 74,923 $3,199.21 003-192-002-000 1700 FIRST 2 RETAIL2 $0.0855 35,719 $3,053.97 003-192-005-000 1750 FIRST 2 NRETAIL2 $0.0855 34,412 $2,942.23 003-193-004-000 1778 SECOND 2 NRETAIL2 $0.0855 7,841 $670.41 003-193-008-000 1790 SECOND 2 NRETAIL2 $0.0855 6,098 $521.38 003-193-010-000 1737 FIRST 2 NRETAIL2 $0.0855 9,148 $782.15 003-193-011-000 1755 FIRST 2 RETAIL2 $0.0855 10,454 $893.82 003-194-001-000 1721 FIRST 2 NRETAIL2 $0.0855 9,148 $782.15 003-194-004-000 1754 SECOND 2 NRETAIL2 $0.0855 9,583 $819.35 003-194-005-000 1776 SECOND 2 NRETAIL2 $0.0855 9,148 $782.15 003-194-006-000 1711 FIRST 2 RETAIL2 $0.0855 9,583 $819.35 003-195-001-000 1600 FIRST 2 NRETAIL2 $0.0855 56,192 $4,804.42 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
29 003-196-002-000 1635 FIRST 2 NRETAIL2 $0.0855 5,663 $484.19 003-196-005-000 1607 FIRST 2 RETAIL2 $0.0855 4,880 $417.24 003-196-006-000 931 SEMINARY 2 PARK2 $0.0427 4,356 $186.00 003-196-010-000 1700 SECOND 2 NRETAIL2 $0.0855 42,689 $3,649.91 003-201-006-000 1538 THIRD 2 RETAIL2 $0.0855 6,534 $558.66 003-202-001-000 1553 SECOND 2 NRETAIL2 $0.0855 6,970 $595.94 003-202-002-000 1541 SECOND 2 NRETAIL2 $0.0855 5,940 $507.87 003-202-003-000 1505 SECOND 2 PARK2 $0.0427 7,841 $334.81 003-202-011-000 827 SCHOOL 2 RETAIL2 $0.0855 12,632 $1,080.04 003-203-001-000 1531 THIRD 2 RETAIL2 $0.0855 4,792 $409.72 003-203-002-000 1517 THIRD 2 RETAIL2 $0.0855 8,276 $707.60 003-203-003-000 1501 THIRD 2 PARK2 $0.0427 7,405 $316.19 003-203-005-000 705 SCHOOL 2 RETAIL2 $0.0855 3,920 $335.16 003-242-004-000 601 FIRST 2 PARK2 $0.0427 20,909 $892.81 003-242-005-000 585 FIRST 2 PARK2 $0.0427 5,227 $223.19 003-242-006-000 601 FIRST 2 PARK2 $0.0427 33,541 $1,432.20 003-242-007-000 585 FIRST 2 RETAIL2 $0.0855 152,460 $13,035.33 003-242-008-000 933 WATER 2 RETAIL2 $0.0855 71,002 $6,070.67 003-251-005-000 1763 SECOND 2 NRETAIL2 $0.0855 8,276 $707.60 003-251-011-000 1715 SECOND 2 NRETAIL2 $0.0855 5,663 $484.19 003-251-012-000 837 SEMINARY 2 NRETAIL2 $0.0855 3,920 $335.16 003-251-013-000 835 SEMINARY 2 PARK2 $0.0427 3,485 $148.81 003-251-014-000 821 SEMINARY 2 PARK2 $0.0427 5,663 $241.81 003-251-019-000 1766 THIRD 2 NRETAIL2 $0.0855 6,970 $595.94 003-251-020-000 1776 THIRD 2 NRETAIL2 $0.0855 6,534 $558.66 003-251-021-000 1790 THIRD 2 NRETAIL2 $0.0855 6,534 $558.66 003-251-028-000 880 JEFFERSON 2 RETAIL2 $0.0855 24,394 $2,085.69 003-251-029-000 1752 THIRD 2 PARK2 $0.0427 37,026 $1,581.01 003-290-001-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-002-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-003-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-004-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-005-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-006-000 1500 THIRD 2 NRETAIL2 $0.0855 1,307 $111.75 003-290-007-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-008-000 1500 THIRD 2 NRETAIL2 $0.0855 871 $74.47 003-290-009-000 1500 THIRD 2 NRETAIL2 $0.0855 436 $37.28 003-290-010-000 1500 THIRD 2 NRETAIL2 $0.0855 436 $37.28 003-290-011-000 1500 THIRD 2 NRETAIL2 $0.0855 436 $37.28 003-290-012-000 1500 THIRD 2 NRETAIL2 $0.0855 6,970 $595.94 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
30 003-352-002-000 1675 SECOND 2 RETAIL2 $0.0855 2,731 $233.50 003-352-003-000 1625 SECOND 2 RETAIL2 $0.0855 2,731 $233.50 006-061-001-000 1405 JUAREZ 2 VACANT2 $0.0427 41,818 $1,785.63 006-062-002-000 400 CLAY 2 VACANT2 $0.0427 7,405 $316.19 006-062-003-000 420 CLAY 2 VACANT2 $0.0427 42,689 $1,822.82 006-063-001-000 426 FIRST 2 VACANT2 $0.0427 43,124 $1,841.39 006-064-001-000 1312 JUAREZ 2 VACANT2 $0.0427 37,462 $1,599.63 006-065-002-000 1221 SILVERADO 2 VACANT2 $0.0427 7,405 $316.19 006-065-003-000 376 FIRST 2 VACANT2 $0.0427 7,405 $316.19 006-065-005-000 1215 SILVERADO 2 VACANT2 $0.0427 7,405 $316.19 006-065-006-000 356 FIRST 2 VACANT2 $0.0427 6,970 $297.62 006-065-007-000 1215 SILVERADO 2 VACANT2 $0.0427 20,909 $892.81 006-073-003-000 345 FIRST 2 PARK2 $0.0427 7,405 $316.19 006-073-004-000 301 FIRST 2 VACANT2 $0.0427 32,670 $1,395.01 006-073-007-000 1120 JUAREZ 2 PARK2 $0.0427 9,583 $409.19 006-073-008-000 302 SECOND 2 PARK2 $0.0427 37,462 $1,599.63 006-073-013-000 359 FIRST 2 NRETAIL2 $0.0855 13,939 $1,191.78 006-131-006-000 802 THIRD 2 RETAIL2 $0.0855 9,148 $782.15 006-131-007-000 820 THIRD 2 RETAIL2 $0.0855 6,970 $595.94 006-131-011-000 807 SOSCOL 2 RETAIL2 $0.0855 26,276 $2,246.60 006-132-001-000 770 THIRD 2 PARK2 $0.0427 13,504 $576.62 006-132-002-000 750 THIRD 2 PARK2 $0.0427 4,356 $186.00 006-132-006-000 760 THIRD 2 PARK2 $0.0427 53,143 $2,269.21 006-144-016-000 640 THIRD 2 RETAIL2 $0.0855 12,197 $1,042.84 006-144-018-000 618 THIRD 2 RETAIL2 $0.0855 7,405 $633.13 044-250-029-000 1500 SOSCOL 2 NRETAIL2 $0.0855 58,806 $5,027.91 044-250-030-000 711 RIVER TERR WAY 2 NRETAIL2 $0.0855 13,939 $1,191.78 044-250-031-000 1650 SOSCOL 2 RETAIL2 $0.0855 16,553 $1,415.28 044-250-032-000 1600 SOSCOL 2 PARK2 $0.0427 24,394 $1,041.62 044-250-033-000 1600 SOSCOL 2 RETAIL2 $0.0855 147,233 $12,588.42 044-250-035-000 1274 MCKINSTRY 2 VACANT2 $0.0427 23,279 $994.01 044-260-003-000 1275 MCKINSTRY 2 PARK2 $0.0427 26,572 $1,134.62 044-260-005-000 1275 MCKINSTRY 2 PARK2 $0.0427 48,352 $2,064.63 044-260-007-000 1275 MCKINSTRY 2 RETAIL2 $0.0855 50,965 $4,357.51 044-540-001-000 1314 MCKINSTRY 2 RETAIL2 $0.0855 51,401 $4,394.79 044-540-002-000 1314 MCKINSTRY 2 RETAIL2 $0.0855 74,052 $6,331.45 045-100-002-000 1515 SILVERADO 2 VACANT2 $0.0427 177,289 $7,570.24 $546,488.30
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
31 APPENDIX 2
DNPBID
BOUNDARY MAP
ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
32 ATTACHMENT 3
DOWNTOWN NAPA PBID – MANAGEMENT DISTRICT PLAN
33 ATTACHMENT 1
ASSESSMENT
ENGINEER’S
REPORT
ATTACHMENT 3