ATCH 2_Draft ORD (PD) (06-24-25) — Napa City Council, June 24, 2025

Page

1 of

13 ATTACHMENT 2

ORDINANCE

NO.

O2025
-
____

ORDINANCE

THE

CITY

COUNCIL

THE

CITY

NAPA, STATE OF CALIFORNIA, APPROVING
,

PURSUANT TO A SECTION 15168 ANALYSIS AND

ADDENDUM TO THE DOWNTOWN NAPA SPECIFIC

PLAN PROGRAMMATIC ENVIRONMENTAL IMPACT
REPORT (SCH NO. 2010042043), AND

ALTERNATIVELY, TO THE CEQA GUIDELINES
SECTION 15332 CATEGORICAL EXEMPTION,
A

PLANNED DEVELOPMENT OVERLAY DISTRICT (PD
-

3 9
)

TO ESTABLISH USE PROVISIONS
,

DEVELOPMENT

STANDARDS
, AND DESIGN GUIDELINES

FOR THE

FIRST STREET NAPA
PHASE

II PROJECT

LOCATED
AT

1 1 0 6 , 1 1 1 6 , 1 1 1 8

FIRST STREET

(APNs:

003
-
166
-
010, 003
-
1 6
6 -
013, 003
-
1 6
6 -
015
,

and 003
-
166
-
016
)
AND 1151
AND 1199

PEARL STREET (APN
s
: 003
-
166
-
008
,
AND

003
-
166
-
011
)

AND DWIGHT MURRAY

PLAZA (
APN: 003
-
166
-
017)

(PL
20 -
0135
)

WHEREAS,
3VG and Coombs Street LLC (the “Applicants”) submitted an application for multiple entitlements (PL20
-
0135), including a Specific Plan
amendment, a Planned Development Overlay District, a Tentative Parcel Map, and a Development Agreement (collectively, the

“Project”), to provide for the
development of a proposed mixed use project including commercial/retail uses, residential units and a hotel at 1106, 1116 and 1118 First Street (APN’s 003 -
166
-
010, 003
-
166
-
013, 003
-
166
-
015, 003
-
166
-
016) and 1151 and

1199 Pearl Street
(APN’s: 003
-
166
-
008 & 003
-
166
-
011) and Dwight Murray Plaza (APN: 003
-
166
-
017) (the “Project Site”); and

WHEREAS,
the proposed
Planned

Development

Overlay

Di
strict

(PD
-
39 )

is
intended
to establish use provisions
,

development standards
, and design
guidelines

for development

on the Project Site;
and

WHEREAS, pursuant to the California
Environmental Quality Act (“CEQA”)
and its implementing regulations (the “CEQA Guidelines”), the City prepared the First Street Napa II Project Addendum dated May 29, 2025 for the Project, to determine whether, under CEQA Guidelines section 15168, the Proj ect’s potential
environmental effects are within the scope of the development program evaluated by the City in the certified Downtown Napa Specific Plan Programmatic Environmental Impact Report (SCH No. 2010042043) (“DNSP EIR”), whether there are Project
-
s
pecific significant effects peculiar to the proposed Project or the site, whether additional documentation is required and, in the alternative, whether the Project is an In
-
Fill Development Project that is exempt from any additional environmental review un
der Section 15332 of the CEQA Guidelines (“Section
15168 Analysis and Addendum”); the Section 15168 Analysis and Addendum, and the DNSP EIR are on file in the Office of the City Clerk and are incorporated herein by reference; and

Page

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13 ATTACHMENT 2

WHEREAS, the Planning Commission of the City of Napa, State of California, held a
duly
-
noticed public hearing
on
June 5, 2025
,

and has
recommended approval of the
Project, including the Planned Development
Overlay District;
and

WHEREAS,
on June 24, 2025,
the City Council
of the City of Napa
held a
duly
-
noticed public hearing where it
considered all

information related to
the
Project, including all information
presented at the public meetings of the City
Council identified herein, any

supporting

reports

City

Staff,

and

any

information

provided

during public meetings.

WHEREAS, on June 2
4 , 202
5 , the City Council approved Resolution
R2025
-
_____

finding, that, based on the whole record before it, including the Section 15168 Analysis and Addendum, the administrative record, and all other written and oral evidence, all environmental impacts of the Project are either less than significant or can be
mitigated to a level of less than significant under the mitigation measures outlined in the Section 15168 Analysis and Addendum, Alternatively, the Council found that the Project is

exempt from CEQA under CEQA
Guidelines section 15332 and none of the exceptions in CEQA Guidelines section 15300.2 have application. The Council adopted the Section 15168 Analysis and Addendum and adopted the MMRP previously adopted for the DNSP EIR as i t
pertains to the Project.

WHEREAS, during the Design Review process the City Manager shall request Commissioner input and assistance in the form of an ad -
hoc advisory
committee or similar structure, comprised of less than a quorum of the Planning Commission and other designees of t
he Man
a
ger. The purpose of such
Commissioner input and assistance is to provide the Manager design feedback, technical assistance or similar functions related to the Project’s conformance with the approved Guidelines, PD and Development Agreement.

NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Napa, State of California, as follows:

Section 1. The City Council hereby finds that the
recitals to this Ordinance,
set forth above, are true and correct and provide bases for the City Council’s adoption of this Ordinance.

Section 2.

The City Council hereby determines, based on, and consistent with, its actions in Resolution R2025
-
____
, that

the potential environmental effects
of the actions authorized by this Ordinance were adequately identified, analyzed, and addressed in the DNSP EIR and that no further environmental review is required for the Project, including the Planned Development Ove rlay District, as
documented in the Section 15168 Analysis and Addendum, and alternatively, that the Project is exempt from CEQA under CEQA Guidel
ines section 15332 and none
of the exceptions in CEQA Guidelines section 15300.2 have application.. The City Page

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13 ATTACHMENT 2

Council further directs staff to prepare, execute, and file a Notice of Determination, and, as to the CEQA Guidelines section 15332 categorical exemption, a Notice of Exemption with the County Clerk's office and the Office of Planning and Research within
five (5) working days of approval of this Ordinance
.

Section

3 .

The real property that is the subject of the Planned Development

Overlay

District

are

the

parcels

identified

1106, 1116 and 1118 First Street
(APN’s 003
-
166
-
010,

003
-
166
-
013, 003
-
1 6
6 -
015, 003
-
166
-
016) and 1151
and
1199
Pearl Street (APN’s: 003
-
166
-
008 & 003
-
166
-
011)
, and Dwight Murray Plaza

(APN: 003
-
166
-
017)
as

shown

Exhibit

“C”,

attached

hereto

and

incorporated

herein by reference.

The City Council hereby finds that the approval of this Ordinance, approving
the PD
-
39 Overlay

District, is consistent with the City’s
General Plan, and hereby finds, in accordance with the requirements set forth under Section
s

17.42.050

and 17.66.080 of the NMC
, that:

The

proposed

planned

development

amendment

consistent

in principle
with

the General Plan.

The Planned Development Overlay District is proposed to establish a list of allowable uses for the Site that is more congruent with the City Council’s goal of creating a vibrant and active use of the Site at this central downtown location.

The

proposed

Planned

Development

Overlay

consistent

with

General Plan Goal LU
-
6 to
improve the vitality and character of Downtown. The Planned Development Overlay is consistent with the General Plan goals and policies relating to land use and development in the Downtown Core Commercial (DCC) and Downtown Mixed Use (DMU) area

which

seek

strengthen

the

vitality

and

character

Downtown.

The

Project also

implements

policies

encouraging

development

oriented

the

street

and riverfront providing a pedestrian
-
oriented facade and reflecting the
historic and visual character of
area.

The

public

health,

safety

and

general

welfare

are

served

the

adoption

of
the proposed amendment.

The proposed Planned Development Overlay District serves the public health, safety and general welfare in that it provides for potential land uses which are geared

towards

the

creation

healthy,

vibrant

downtown

for

both

residents

and
visitors.

The development is superior overall to a similar project designed to meet the

standards

this

Title

and

the

underlying

district

which

located.

The Project is

superior

overall

a similar

project designed

meet

the standards
of this Zoning Ordinance and of the underlying DCC and DMU districts in which the Project site

located.

The

Project

complies

with

the

land

use,

dimensional

and

procedural requirements

the

underlying

DCC and
DMU

districts,

with

the

exception

minor

deviations identified in attached Exhibit A. These variations are minor when considering the location

and

scale

this

Project.

The

proposed

exceptions

allow

flexibility

in the implementation of the Project and assist the
Page

4 of

13 ATTACHMENT 2

City in meeting its goals of transforming the downtown into a vibrant 24 -
hour
center.

Any variations from the standards of the Zoning Ordinance and the district in which the

development is located

are justified by

the high
-
quality

design
of the proposed development when taken together as a whole.

The minor variations from the standards of the DCC and DMU districts are justified by the high
-
quality Design Guidelines prepared for the Project when taken together as

a whole.

The design guidelines establish the framework for a comprehensive development program that addresses both the specific design elements along with commercial building elements that will help
revitalize Downtown Napa into a vibrant
place for

both visitors

and residents.

The Guidelines provide private and public
realm guidelines through text and images that deﬁne the desired quality of architecture and character of the future development. The proposed land use exceptions continue to allow the City to apply alternative deve lopment standards
within the meaning and intent of the Zoning Ordinance, consistent with the City’s goals of encouraging new development in the downtown.

Each phase (if any) of the development, as well as the development as a whole,

can

exist

independent

unit

capable

creating

environment
of sustained desirability and stability.

It is anticipated that residential and hotel buildings will be developed as a single

phase.

the

principal

variations

authorized

with

the

Planned

Development
Overlay

are

“use”

related,

the

Project

has

the

ability

exist

independent

unit
capable of creating an environment of sustained desirability and stability.

The

proposed

development

planned

in coordination

and

compatible

with
the existing and planned uses in the surrounding area.

The Project is planned in coordination and compatible with the existing and planned

uses

the

surrounding

area.

The

proposed

design

guidelines

ensure

the
architectural relationship of the design within the context of the Site and its surroundings responds well to established land use and design policies for the area and presents massing, fenestration, materials, textures and colors that will complement
the existing commercial buildings in the neighborhood.

The proposed structures and/or uses are consistent with the General Plan and any applicable specific plan or other adopted plan.

The proposed design guidelines authorized by the
Planned Development overlay
district are consistent with the General Plan

and the Downtown Napa Specific Plan
(DNSP)
. The Project proposes a mix of retail, lodging and commercial uses that are envisioned in the City’s General Plan
and the DNSP
and will strengthen the
Downtown as a center for retail, cultural, and entertainment uses for the residents and visitors alike.

The proposed Project is consistent with General

Plan

Goal

LU
-
6 to

improve

the

vitality

and

character

of Downtown.

Page

5 of

13 ATTACHMENT 2

Any

conditions

stipulated

necessary

the

public

interest

have

been
imposed.

Conditions intended to address the public interest stipulated as necessary have been addressed in the associated Development Agreement and additional conditions

will

imposed

part

the

subsequent

Design

Review

and

Tentative
Map processes/actions.

The

proposed

structures

and

uses

will

not

detrimental

the

public
health, safety and welfare of the community.

The proposed design guidelines and future authorized land uses will not be detrimental to the public health, safety and welfare of the community because conditions and mitigations will be implemented to ensure the Project reduces potential environmental
e
ffects to a less than significant level and to ensure the project will fit into its surroundings, as envisioned in the General Plan and implementing documents.

Section

4 .

The City Council hereby approves a Planned Development
Overlay District for the
Site, as set forth on Exhibit
s

“A,”

“B,” and “C”
attached

hereto

and

incorporated

herein

reference.

The

City

Clerk

hereby authorized

and

instructed

enter

the

Ordinance

number

this

Ordinance

for

PD
-

39. The
Community Development Director is hereby authorized and instructed to update the official copy of the zoning map, as defined by Napa Municipal Code Section

17.04.050, consistent with the amendment to PD
-
39 described herein.

Section

5 :

Severability
.

If any section, sub
-
section, subdivision,
paragraph,

clause

phrase

this

Ordinance,

any

part

thereof,

for

any

reason
held to be
invalid or unconstitutional, such decision shall not affect the validity of the remaining

sections

portions of this Ordinance or

any

part thereof.

The City
Council hereby declares that it would have passed each section, sub -
section,
subdivision,

paragraph,

sentence,

clause

phrase

this

Ordinance,

irrespective
of the

fact

that any

one

sections, sub
-
sections,

subdivisions, paragraphs,
sentences, clauses or phrases may be declared invalid or unconstitutional.

Page

6 of

13 ATTACHMENT 2

Section

6 :

Effective

Date.

This

Ordinance

shall

become

effective

thirty

(30)
days following adoption.

Section
7 .

Indemnification.

To the fullest extent permitted by law, Applicant shall indemnify, defend with counsel of the City’s choosing, and hold harmless City, its City Council, its boards and
commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation
, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to (i) City's approval of the First Street Napa Phase II Project, including but not limited to, the approval
of the zoning actions, discretionary permits, maps under the Subdivision Map Act, and/or the City's related determinations or actions under the California Environmental Quality Act, or any alleged failure to act as required by law, and (ii) Applic ant’s construction,
operation, use, or related activity under the Project.

This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with
such claim, action, causes of action,
suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding.

Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City in
curs in enforcing the indemnification provisions
set forth in this condition.

Applicant shall pay to the City upon demand or, as applicable, to counsel of City’s choosing, any amount owed pursuant to the indemnification requirements prescribed in this con
dition.

City

Napa,

municipal

corporation
MAYOR:

ATTEST:

CITY

CLERK OF

THE

CITY

NAPA

STATE OF CALIFORNIA

COUNTY OF NAPA

SS:

CITY

NAPA

Tiffany Car
r
anza
,

City

Clerk

the

City

Napa,

hereby

certify

that

the
foregoing
Ordinance had its first reading and was introduced during the regular meeting

the

City

Council

the

__
__

day

______

20 25
,

and

had

its

second
reading

and

was

adopted

and

passed

during

the

regular

meeting

the

City

Council
on the
__

day of
______

20 25
, by the following vote:

AYES:

NOES:

Page

7 of

13 ATTACHMENT 2

ABSENT:

ABSTAIN:

ATTEST:

Tiffany Car
r
anza

City

Clerk

Approved

Form:

Christopher Diaz

Interim
City Attorney

Draft 02
-
25 -
25:

8 -

EXHIBIT A

First Street Napa II Planned

Development

District

(PD
-
39 )

(Ordinance
O2025
-
___
)

PD
-
39 Development

Standards

The PD
-
39 Overlay District authorizes the uses (specified as “P,” “C,” and “PS”) in the columns labeled “Town Center Focus Area 1 PD
-
39 DCC,” as set forth below. The PD is
intended to provide applicable regulations to implement the First Street Napa Phase II
Redevelopment Project (“Project”)
, which is a mixed use project primarily consisting
of 78 units of for sale market rate branded residential multifamily housing units (“
Residential
”), a 6
-
story, Upper

Upscale hotel with 161 rooms with accessory retail and
related amenities (“
Hotel
”), and up to 30,000 sf of ground floor and second floor retail (“
Retail
”) totaling up to 500,000 sf of conditioned space (excluding parking) as authorized by a City of Napa Development Agreement, City Contract No. ____________
.

P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

A. Retail Uses

Appliance, including
repair

Art galleries

C if > 5,000 sf

Beer and wine, liquor
stores

C if > 5,000 sf

Convenience markets

C if > 5,000 sf

Department stores

Grocery stores and
supermarkets

C if > 15,000 sf

Gun shop

Medical
equipment and
supplies

Retail, Downtown (see
Glossary)

C if not permitted

with the
Project and if more than
10% of the floor area is
ATTACHMENT 2

ATTACHMENT 2

Page
9 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

dedicated to the
production of goods on
the site or if > 5,000 sf.

P if permitted with the
Project.

Consignment,
secondhand, pawn
shops and thrift stores

Prohibited if not a
specialty store permitted
with the Project or if >
5,000 sf.

P if
permitted with the
Project.

Shopping Centers

C if not permitted with the
Project

Sporting goods,
including rentals

C if not permitted with the
Project

Video sales and rentals

B. Services

ATM, stand alone

C when
not located
within or attached to a
fixed business

Bail bonds

Banks, savings and
loans, credit unions and
other financial
institutions, with or
without ATM

Prohibited within 100 feet
of another bank. C if >
5,000 sf

Business
support
services, Downtown

C if > 5,000 sf

Catering

C if not permitted with the
Project

Check cashing

ATTACHMENT 2

Page
10 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

Fitness centers/health
clubs

C if not permitted with the
Project; C if > 5,000 sf

Funeral services

Health
services
including chiropractic,
acupuncture, reiki,
physical therapy,
occupational therapy

C if > 5,000 sf

Instructional services
including performing
arts, art, martial arts,
sports, vocational and
business trade schools

*P if food
or beverage
related and permitted
with the Project

Laundry, dry cleaning

Medical services

___

Palm readers and
psychics

C if not permitted with the
Project

Parking lots, private

Multi
-
level

C if not permitted with
the
Project

Surface

C if not permitted with the
Project

Parking lots, public

Valet parking

C if not permitted with the
Project

Personal services,
Downtown

Pet grooming

C if > 5,000 sf

Professional,
administrative or
business offices

C if not permitted with the
Project. Includes city,
special district, public
utility. County facilities,

ATTACHMENT 2

Page
11 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

while also included, are
not regulated by the city

Recycling, small
collection facility

Repair
and tailoring,
including shoes

C if > 5,000 sf

Repair of small
electronics and
appliances

Specialty transportation
retail, touring services

C if not permitted with the
Project; Existing facilities
are Permitted.

Vehicle services

Wine tasting facility,
with or without
associated retail sales

C for portions of stand
-
alone retail area that
exceed 5,000 sf

P only if permitted with
the Project

C. Visitor Accommodations

Bed and breakfast inns

Conference and
convention facilities

C if stand
-
alone facilities

Hotel

P up to a maximum of
161 units; C if not
permitted with the
Project.

Vacation rentals

Prohibited if not
permitted with the
Project. See Mixed Use
Development.

ATTACHMENT 2

Page
12 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

Visitor information
centers

D. Entertainment Uses

1. Inside Entertainment District

Primary entertainment
use (i.e., performance
theater, dance club)

CS*

*P if
permitted with the
Project

Entertainment as joint
use (i.e., restaurant with
live music and dancing)

See Entertainment
District standards

P if permitted with the
Project

Entertainment as
incidental use

Outdoor
entertainment

2. Outside Entertainment District

Primary entertainment
use (i.e., performance
theater, dance club)

See Entertainment
District standards.

Entertainment as joint
use (i.e., restaurant with
live music and
dancing)

Entertainment as
incidental use

See Entertainment
District standards.

Outdoor entertainment

See Entertainment
District standards.

Movie theaters

Miscellaneous
entertainment/recreation

CS if not permitted with
the Hotel.

ATTACHMENT 2

Page
13 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

P if permitted with the
Project

E. Food Service and Drinking Establishments

Cocktail lounges, bars,
nightclubs

Food service

With outdoor dining, if in
public right
-
of
-
way, site
license agreement
required per Section

17.52.340 Outdoor dining

P with incidental takeout
and/or catering

C with takeout and no
seating

With or without beer and
wine or alcohol sales

Restaurants with drive
-
through

Food and Beverage Production

Bakeries, wholesale
(with accessory retail
sales)

C if not permitted with the
Project

Boutique and specialty
food and beverage
service, with or without
production, limited

C if larger than 15,000 sf
or not permitted with the
Project. Includes wine,
beer or spirits production

G. Public and Quasi
-
Public Uses

Assembly halls, clubs
and lodges, including for
youth

ATTACHMENT 2

Page
14 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

Parks, open space and
recreation facilities,
including docks, piers

Subject to design review

Cultural, educational,
religious and related
facilities, including
schools, libraries,
museums

C if schools, churches or
other educational
facilities

Train depot

Public utility and safety
facilities,
including
corporation or storage
yards, pump stations,
telecommunication
facilities, utility
substations, storm
drainage ponds, water
tanks, utility distribution
facilities, police, fire or
paramedic

H. Residential and Related Uses

Single
-
family, detached

Single
-
family, attached

See Section 17.52.090
Condominium standards

Multifamily, residential

See Mixed
-
use
developments

Mixed
-
use
developments,
residential (for rent or
for sale), live/work
developments (for rent
or for sale) and other
uses allowed in district

C if not permitted with the
Project or more than 78
residential units.

Residential units shall not
be subject to the
requirements of
Section

17.52.515 and

ATTACHMENT 2

Page
15 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

may be operated as
“whole ownership
dwelling units” (as defined
by Sections 17.30.020)
which conditionally
permits each owner of a
whole ownership dwelling
unit to allow transient
occupancy use in the unit,
provided that TOT shall
be paid at the rate
estab
lished by the City of
Napa consistent with the
city's Transient
Occupancy Tax
Ordinance, Napa
Municipal Code
Chapter

3.20, on the
rental amount paid for the
rental of the unit if the unit
is rented to a person who
is not the owner of the unit
for a period

of less than
30 days; and further
provided that, prior to
California Department of
Real Estate approval of
the Public Report, the
Developer has executed
all City
-
required
documents to the City’s
satisfaction, including

(i)

an agreement and
CC&Rs that satisfy the
requirements of
Sections

17.52.095(D)(1) and
(2);

(ii)

documentation
establishing

ATTACHMENT 2

Page
16 of
22 P = Permitted

C = Conditional

S = Specific Standards
Apply

Blank = Not Allowed

Existing DCC

Town Center Focus
Area 1 PD
-
39 DCC

ground
level

upper
levels

ground
level

upper
levels

Specific Standards
Apply

compliance with
Sections

17.52.095(E)(5), (6),
(7) and (9); and

(iii)

documentation
requiring any transient
occupancy use of
whole ownership
dwelling units to be
governed, managed,
maintained, and
operated by the same
operator as the hotel.

Group residential,
including SROs

See Mixed
-
use
developments

Live/work developments

See Mixed
-
use
developments

Residential care
facilities

Day care facility, child or
adult (up to 14 children
or 8 adults)

Day care center (15 or
more children or 9 or
more adults) or
community care
facilities

Accessory
structures
and uses customarily
accessory to a
permitted or conditional
use and contained on
the same site

I. Accessory Structures and uses

ATTACHMENT 2

Page
17 of
22 Cottage food
operations

See standards Ch.

17.52 .

Outdoor display or
sales

See
Section 17.52.330
Outdoor display or sale of
merchandise, accessory use

J. Other Uses

Conversions of
residential
structures from
nonresidential uses
to residential uses

Conversion of
grocery stores,
supermarkets and
convenience stores
to
other uses

Conversion of
rental unit to
condominium

See standards Chapter

17.52 Fences and hedges

Nonresidential
condos

Satellite dishes

Signs

Temporary uses

PS/CS

Town Center Focus Area 1 PD
-
39 Development Standards:

The following Building Form Standards apply to the Project in lieu of Table 4.3 Development Standards in the Downtown Napa Specific Plan and the City’s Zoning Ordinance.

Building Form Standards

Downtown I

Town Center Focus Area 1
PD
-
39 Floor Area
Ratio (FAR)

Up to 5.0 FAR

5.0 for the Hotel and Retail
components of the Project.

Residential Density
(dwelling units/acre or
du/ac)

20 (Min) to 60 (Max) du/ac

A total of 78 residential units
if permitted with the Project.

Building Height (ft)

Max 75’

Max 75’ for the Project site
,
subject to Additional PD
-
__
Regulations Note 1
.

Front Setback

No requirement

First Street setback shall be
consistent with the existing
Gordon Building front
setback and the building
face may maintain the
historic zero
lot line along
First Street.

Pearl Street setback: No
requireme
n
t

Side Setback

No requirement

Rear Setback

No requirement

Stepbacks

No requirement

Per Project Guidelines

Minimum Lot Area (sq ft.)

No requirement

No
requirement

Lot Width (feet) at front set
-
back line

No requirement

Lot Frontage (feet) at front
property line

No requirement

Additional PD
-
39 Regulations:

1. Rooftop Features
. In addition to those height limit exclusions listed in Section 17.52.220, the Project height limits specified in Title 17 may be exceeded for rooftop patios with conditioned space that are for food and bar service with restrooms and food and bar service

structures provided that such features are accessory to the Project on the site and are setback, screened or otherwise designed to minimize visibility from First and Main ATTACHMENT 2

Streets adjacent to the site, further provided that portions of structures providing rooftop and building fire access are not required to minimize visibility from Main Street.

2. Parking
. 110 parking stalls will be supplied in the Project’s residential structure and 129 stalls will be supplied in the Pearl Street garage or other parking facilities owned by the city. The project requires 239 parking stalls for Project operations: 78 resid ential parking
stalls parked at 1 space per residence; 129 parking stalls for the hotel parked at 0.8 spaces per room, which parks at the same rate as the Archer Hotel within the Pearl Street Garage; and an additional 32 flex spaces for Project dema nds. The City shall not require
any parking quantities above the Parking Requirements and Supply and as contained in the Planned Development Overlay District for the Project.

3. Uses
. Other uses may be allowed if deemed appropriate by the Community Development Director.

4. Design Guidelines
.

The First Street Napa Phase II Redevelopment Design Guidelines shall supersede the Downtown Napa Specific Plan Design
Guidelines, Chapter 5, to guide
and define the character of new development within PD
-

39 and implement the vision and
goals of the Specific Plan and PD
-

39. In connection with its review of any Design Review
Permit application(s) in PD
-
39 for the Project,
the City shall exercise its discretion in a
manner consistent with the design
-
related criteria, guidelines and standards set forth The First Street Napa Phase II Redevelopment Design Guidelines.

5. Design Review
.

The City Manager shall make the final determinations on any Use Permit applications subject to Ch. 17.60, all Design Review applications for the Project subject to Ch. 17.62 of the Napa Municipal Code, all Certificate of Appropriateness applications subj
ect to Ch. 15.52 of the Napa Municipal Code or any other discretionary permit that is not include a modification
that do not increase the intensity of the permitted uses, increase the density or increase the maximum height or size of proposed

buildings

that also
conforms to the Design Guidelines, provided that such applications are filed and processed in accordance with this Agreement within
1 8

months of the Effective Date. For
applications filed more the
1 8

months after the Effective Date, all determinations shall be made in accordance with the decision
-
making authority as provided in the applicable
provisions of the Napa Municipal Code. The decision of the City Manager may be appealed to the City Council wi
thin ten (10) days of the Director'
s decision.

6. Napa Creek Setback
.

The minimum Project building or disturbance setbacks from Napa Creek shall be established by the extent of previously developed, disturbed or urbanized areas. The following uses, structures, facilities or Public Realm Improvements depicted in the Guideline
s shall be allowed within setback areas with approval of Design Review Permit for the Project:

Sidewalks, trails, and pedestrian circulation areas and facilities;

fencing, screening, stormwater and bioretention facilities and similar features;

landscaping (including hardscape);

signage and graphic displays.

ATTACHMENT 2

7. Signage
.

The Community Development Director shall make the final determinations on any
uniform sign program and creative sign program applications for the Project filed pursuant to Municipal Code Sections

17.55.070(A)

and

(B) in accordance with the
processing requirements of Section 5, Design Review.

8. Modifications
. Modifications to the above development standards for the Project that do not increase the intensity of the permitted uses, increase the density or increase the
maximum height or size of proposed buildings shall be processed in accordance with Napa Municipal Code Section 17.56
-
Administrative Exceptions.

9. Development Agreement
. The Development Agreement establishes the rules,
regulations, official policies, standards and specifications of the City to be applied to the Project, including the processing of Subsequent Approval applications and other requirements, which supersede c
onflicting regulations under the City Municipal Code.

ATTACHMENT 2

EXHIBIT B

Planned Development Overlay District (PD
-
39)

Design Guidelines

ATTACHMENT 2

FIRST STREET NAPA

PHASE II REDEVELOPMENT
1 First Street Napa
Phase II Redevelopment
Design Guidelines
T own Center Focus Area:

Reactivating the Heart of the
City
ATTACHMENT 2: EXHIBIT B

CONTENTS

1. FIRST STREET NAPA - DESIGN GUIDELINES OVERVIEW

3 2. SITE HISTORY

4 3. EXISTING SITE CONDITIONS AND OPPORTUNITIES

5 4. EMBRACING THE DOWNTOWN FABRIC

7 5. SPECIFIC PLAN LAND USE DISTRICTS

10 6. DESIGN AND STANDARDS

12 LAYOUTS & IMPROVEMENTS

15 SITE LAYOUT - ACCESS & CIRCULATION

16 SITE LAYOUT - PARKING & LOADING AREAS

17 HISTORIC INTEGRATION

18 BUILDING ORIENTATION & SCALE

20 DEVELOPMENT STANDARDS

21 MASS & FORM STANDARDS

22 BUILDING FACADE ARTICULATION

24 BUILDING MATERIALS

25 LANDSCAPE

26 PUBLIC REALM

27 SUSTAINABLE STRATEGIES

30 LIGHTING, SIGNAGE & FURNITURE

31 7. DEMOLITION PLAN

32 “Welcome to Downtown Napa in 2030. Enjoy Downtown’s unique environment where the community comes together to enjoy a vibrant collection of inviting public spaces, attractive streets, distinctive shops and eateries, exciting entertainment venues, creative public art, historic buildings, sustainable new buildings and an array of housing options.” “As the distinctive heart of Napa, Downtown is a welcoming, fun and intimate city center – a place where history, charm, neighborhood and economic vitality come together along the Napa River.”
- Vision for Downtown Napa, Chapter 3, Downtown Specific Plan

FIRST STREET NAPA

PHASE II REDEVELOPMENT
2 ATTACHMENT 2: EXHIBIT B

FINAL DOWNTOWN NAPA SPECIFIC PLAN

LAND USE DESIGNATIONS AND ZONING DISTRICTS
83 FIGURE 4.5: Town Center Focus Area
Retail
Retail
and
services
Retail
Retail
Retail
Avia
Hotel
Residential/
ofﬁce/PG&E
Residential/
Retail
Retail/
PG&E
Gordon
Building
Residential
Neighborhoods
Sushi Mambo
historic Napa
Register Building
Retail/
Services/
Opera
House
Historic
Courthouse
Heritage
Park
Parking
Lot
Parking
Lot
Retail
Napa River
Napa Creek

FIRST ST

SECOND ST

THIRD ST

SOSCOL AVE

CLAY ST
A
R
R
O
Y
O

D
R

PEARL ST

POLK ST

CLINTON ST

WEST ST

CALISTOGA AVE

BROWN ST

RANDOLPH ST

COOMBS ST

MAIN ST

FRANKLIN ST
Napa T own Center
Potential
Development
Site
Kohl’s
Potential
Development
Site
Transit Center
(to be relocated)
Merrill’s
Building
Facade
Redesigned
Dwight Murray
Plaza
9/11
Memorial
Garden
Ristorante
Allegria
historic First
National Bank
Downtown Area
Focus Area
Auto/Bicycle/Pedestrian Connection
Pedestrian/Bicycle Trails
Gateway
Proposed/Planned
Downtown Core Commercial
Downtown Mixed-Use
Gathering Space
Historic Resource
Public Restroom
N
0 250ft
500ft
125ft

1. FIRST STREET NAPA - PHASE II REDEVELOPMENT

DESIGN GUIDELINES OVERVIEW
The First Street Napa Phase II Redevelopment Project (“Project”), a mixed use project primarily consisting of 78 units of for sale market rate branded residential multifamily housing units, a 6-story, Upper Upscale hotel with 161 rooms with accessory retail and related amenities, and up to 30,000 sf of ground floor and second floor retail, and public realm improvements, is located within the Downtown Napa Specific Plan Town Center Focus Area.

The Project will be developed through a Planned Development Overlay District. The PD provides the applicable regulations to implement the Project.

The PD also establishes these First Street Napa Phase II Redevelopment Design Guidelines (“Guidelines”). These Project specific Guidelines supersede the Downtown Napa Specific Plan Design Guidelines, Chapter 5. The Guidelines are intended to guide and define the character of the Project within PD Overlay District and to implement the vision and goals of the Specific Plan Focus Area and the PD.

In connection with its review of any Design Review Permit or other Project applications, the City will review the Project consistent with the standards and objectives set forth in these Guidelines.

FINAL DOWNTOWN NAPA SPECIFIC PLAN

FIRST ST

SECOND ST

THIRD ST

SOSCOL AVE

CLAY ST
A
R
R
O
Y
O

D
R

PEARL ST

POLK ST

CLINTON ST

WEST ST

CALISTOGA AVE

BROWN ST

RANDOLPH ST

COOMBS ST

MAIN ST

FIRST STREET NAPA

PHASE II REDEVELOPMENT
3 ATTACHMENT 2: EXHIBIT B

SITE HISTORY
The First Street Napa Phase II Redevelopment will connect and respect the historical street patterns and
architectural heritage
of downtown Napa.

The Historic Map (see top right) demonstrates the previously integrated street patterns, particularly along Clay and Brown Street, with more permeable and smaller block patterns. The current Kohl’s development significantly altered this historic configuration. This project will aim to reconnect these key right of ways.

The area has also historically included various two to three story buildings with highly detailed facade frontages. The Sanborne Map (see middle right) demonstrates that the site’s original buildings typically fronted the street. The project will aim to reintroduce this pattern of denser and activated buildings with facades aligned to the street frontage.

First and Main Streets, Early 1970s
Dwight Murray Plaza, circa 1910
First and Coombs Streets, circa 1910
Historic Map
Sanborne Map

JANUARY 17, 2021 | 8

FIRST STREET NAPA PHASE II REDEVELOPMENT

PROJECT BLOCK

2. SITE HISTORY
The First Street Napa Phase II Redevelopment will connect and respect the historical street patterns and architectural heritage of downtown Napa.

The Historic Map (see top right) demonstrates the previously integrated street patterns, particularly along Clay and Brown Street, with more permeable and smaller block patterns. The redevelopment of downtown Napa and the site in the 1970’s signiﬁcantly altered this historic conﬁguration. This project will aim to reconnect these key corridors.

The area has also historically included various two to three story buildings

with highly detailed facade frontages. The Sanborne Map (see middle right) demonstrates that the site’s original buildings typically fronted the street. The project will aim to reintroduce this pattern of denser and activated buildings with facades aligned to the street frontage.
“Another prominent Turton-Newman building was the Migliavacca Building, constructed in 1904 at the corner of Brown and First streets for wine industry pioneer G. Migliavacca. The two-story stone building housed a number of different shops and department stores until it was demolished by the Napa Community Redevelopment Agency in 1973.”
“In 1969, the City Council established a separate redevelopment agency, with its own bylaws and appointed officers. Some citizens were displeased with the Agency and its Urban Redevelopment Plan for the Parkway Plaza Redevelopment Project (adopted December 15, 1969), so they filed a referendum petition which ultimately did not get enough signatures and failed.

”
“In 1970, the City of Napa’s application for the Neighborhood Development Program was approved and funded by the U.S. Department of Urban Development, setting the wheels in motion for the first major phase of redevelopment, which included the First Street beautification project, Brown Street Mall, another new downtown shopping mall, parking garages, new department stores (Mervyns and Carithers), and a one-time public art program. This effort led to the demise of some historic downtown commercial buildings, including the construction of a controversial clock tower and plaza on First Street to replace the Migliavacca Building (1905, demolished 1973), and the demolition of the Behlow Building (1900, demolished 1977) to make way for a new parking garage. Building permits from the 1970s are also on record for the demolition of a handful of buildings on Pearl Street to make way for a parking lot.”
* All quotes from: Heritage Napa, Downtown Napa Historic Context Statement & Survey Report Final
Old Migliavacca Building, location of
Dwight Murry Plaza

FIRST STREET NAPA

PHASE II REDEVELOPMENT
4 ATTACHMENT 2: EXHIBIT B

EMBRACING THE DOWNTOWN FABRIC

HERITAGE
PARK
PHASE
II

MAIN ST

PEARL STRET

COOMBS STREET
OPERA
HOUSE
PLAZA
DWIGHT
MURRAY
PLAZA
NAPA
CREEK

RIVERFRONT

PROMENADE

FIRST STREET

NAPA MALL
NAPA
COUNTY
COURT
ARCHER
HOTEL
3RD STREET
1ST STREET
KOHL’S

DEPARTMENT
STORE

JANUARY 17, 2021 | 3

FIRST STREET NAPA PHASE II REDEVELOPMENT

3. SITE CONTEXT
PUBLIC
PUBLIC
REALM
REALM
PUBLIC
PUBLIC
REALM
REALM
PHASE 2 - CITY BLOCK

BUILDING FOOTPRINT

PUBLIC REALM

FIRST STREET NAPA

PHASE II REDEVELOPMENT
5 ATTACHMENT 2: EXHIBIT B

EXISTING SITE

CONDITIONS AND OPPORTUNITIES
The site includes various elements to expand upon in creating an enhanced downtown Napa environment. This includes gathering areas in Dwight Murray Plaza, an enhanced mid-block passage along the Brown Street Corridor, the community- centered 9/11 memorial, and opportunities to connect with nature along Napa Creek.

However, various areas remain unactivated and even hostile to pedestrians.

Certain passages are dominated by asphalt and paving—clearly intended to service vehicles rather than people. In multiple locations pedestrians remain exposed to the elements, with extremely limited landscaping and trees along many street segments and limited opportunities for respite (i.e. benches, tables, and alcoves).

Various street frontages remain dominated by blank walls, fences, parking lots, and parking structure entries.

JANUARY 17, 2021 | 9

FIRST STREET NAPA PHASE II REDEVELOPMENT

3. EXISTING SITE

CONDITIONS AND OPPORTUNITIES
Various areas remain unactivated and even hostile to pedestrians within the existing site context. Certain passages are dominated by asphalt and paving—clearly intended to service vehicles rather than people. In multiple locations pedestrians remain exposed to the elements, with extremely limited landscaping and trees along many street segments and limited opportunities for respite (i.e. benches, tables, and alcoves). Various street frontages remain dominated by blank walls, fences, parking lots, and parking structure entries.

The site includes various elements to expand upon in creating an enhanced downtown Napa environment. Dwight Murray Plaza on First Street is a medium- sized urban plaza in a central location. It currently lacks sufficient uses and connections to make it active and vibrant. Additionally, its “sunken” plaza design is dated and is currently not a popular gathering place in Downtown.

Adjacent to Dwight Murray Plaza is the Brown Street Plaza. Brown Street south of Pearl Street to the mid-block south of First Street is closed to vehicular traffic. This area has the potential to become a prominent community gathering place if designed and programmed correctly.
•

Characterizing Downtown as a place
of social, entertainment, art, cultural,
retail, residential, administrative and
government uses;
•

Emphasizing pedestrian orientation with
active streets and open spaces;
•

Promoting mixed-use projects as a means
to reduce the need for automobile use and
to support Downtown businesses;
•

Encouraging rehabilitation and re-use of
historic structures;
•

Promoting the historic urban form of
Downtown with new buildings compatible
with the heights, street faces and building
massing of older buildings;
•

Enhancing public access to Downtown,
including strong linkages to adjacent
residential neighborhoods;
•

Enhancing Downtown gateways;
•

Studying access and circulation to and
within the Downtown area;
•

Supporting creative parking solutions;
•

Creating incentive programs and
regulatory ordinances that stimulate public
and private investment;
•

Encouraging specialty retail businesses
catering to visitors and residents, and
discouraging discount stores with high
square footage and parking requirements;
and
•

Promoting hotel and conference facilities,
24-hour activity, art and cultural activities.

PLANNING CONTEXT

FIRST STREET NAPA

PHASE II REDEVELOPMENT
6 ATTACHMENT 2: EXHIBIT B
Archer Hotel
Spaces Napa Valley
First Street
First Street Napa Mall
Napa Square
The immediate vicinity of the First Street Napa Phase II Redevelopment offers a vibrant downtown setting with an array of hotels, restaurants, businesses, and public plazas. The
Archer Hotel
and
Andaz Hotel
both provide a high-quality
boutique hotel experience for business travelers and Napa Valley tourists. A wide range of cuisines can be experienced in the many restaurants accessed along First Street, including within the
First Street Napa Mall
. Both small businesses and
major corporations have offices located in buildings such as Spaces Napa Valley

and
Napa Square
. The project intends to both complement and expand these opportunities to attract both residents and visitors to Downtown Napa.

EMBRACING THE

DOWNTOWN FABRIC

JANUARY 17, 2021 | 5

FIRST STREET NAPA PHASE II REDEVELOPMENT
Andaz Hotel

4. EMBRACING THE

DOWNTOWN FABRIC
The immediate vicinity of the First Street Napa Phase II Redevelopment offers

a vibrant downtown setting with an array of hotels, restaurants, businesses, and public plazas. The Archer Hotel and Andaz Hotel both provide a high-quality boutique hotel experience for business travelers and Napa Valley tourists. A wide range of cuisines can be experienced in the many restaurants accessed along First Street, including within the First Street Napa Mall. Both small businesses and major corporations have o
ffi
ces located in buildings such as Spaces Napa Valley and Napa Square that compliment the First Street Mall retail storefronts and various other service oriented commercial spaces. The project intends to both complement and expand these opportunities to attract both residents and visitors to Downtown Napa.

Archer Hotel
Spaces Napa Valley
First Street
First Street Napa Mall
Napa Square
The immediate vicinity of the First Street Napa Phase II Redevelopment offers a vibrant downtown setting with an array of hotels, restaurants, businesses, and public plazas. The
Archer Hotel
and
Andaz Hotel
both provide a high-quality
boutique hotel experience for business travelers and Napa Valley tourists. A wide range of cuisines can be experienced in the many restaurants accessed along First Street, including within the
First Street Napa Mall
. Both small businesses and
major corporations have offices located in buildings such as Spaces Napa Valley

and
Napa Square
. The project intends to both complement and expand these opportunities to attract both residents and visitors to Downtown Napa.

EMBRACING THE

DOWNTOWN FABRIC

JANUARY 17, 2021 | 5

FIRST STREET NAPA PHASE II REDEVELOPMENT
Andaz Hotel

FIRST STREET NAPA

PHASE II REDEVELOPMENT
7 ATTACHMENT 2: EXHIBIT B

4. EMBRACING THE

DOWNTOWN FABRIC
The First Street Napa Phase II Redevelopment’s creative blend of dense residential and commercial uses, plazas and promenades, and natural areas will advance some of the key goals of the Downtown Napa Speciﬁc Plan:
•

Create a Downtown Napa Civic Center:

The project’s key goals will help to

“make Downtown Napa an inviting and friendly place to live, work and visit” (52) and “promote the role of Downtown as the primary place where civic buildings are concentrated and where people come together to enjoy public art and culture, open spaces, and public facilities” (52).
•

Develop an Active, Connected, and Safe Public Realm:

The project is
committed to balancing building development with “a human-scale, pedestrian- friendly environment that is inviting to residents and visitors”

(52). This will be accomplished by “[creating] linkages to and between public gathering places, parks and the Napa River for people to explore Downtown”

(53), including connections to Oxbow Commons, Riverstage, and Public Market; developing “public improvements further the goal of a safe and inviting Downtown” (91); designing a “larger developments that [groups] retail, hotel, multi-unit residential and/or o
ffi
ce buildings to shape distinct and memorable
open space(s), that are accessible to the public” (97); and incorporating

“special building forms (i.e., towers) and site improvements (i.e., fountains or sculpture) . . . to help organize and accent spaces by framing entrances, terminating views and highlighting central focal points” (97). •

Integrate Mixed Use Development:

The project’s buildings will create
opportunities for a mix of residential, commercial, and hotel uses. This range of uses will “promote Downtown Napa as an opportunity area for mixed-use development, including a range of housing options and densities” (52) and concentrate “activity-generating uses in the core area of Downtown, including retail shops, o
ffi
ces, commercial services, restaurants and entertainment venues” (53).
•

Promote Quality Design:

Buildings and open spaces throughout the First Street
Development will be designed to the highest quality and “[developed with] unique structures that complement their surroundings, orienting buildings and entrances to streets and public gathering places” (53).

FIRST STREET NAPA

PHASE II REDEVELOPMENT
8 WEST ST

MAIN ST

COOMBS ST

RANDOLPH ST

FRANKLIN ST

BROWN ST

BROWN STREET CORRIDOR

HERITAGE
PARK
FIRST
STREET
NAPA
MALL
NAPA
CREEK
NAPA
CREEK
DWIGHT

MURRA Y
PLAZA

PROJECT

PROJECT
SITE
SITE
PUBLIC
PUBLIC
REALM
REALM
OPERA
HOUSE
PLAZA

RIVERFRONT

PROMENADE
NAPA
COUNTY
COURT

VETERANS

MEMORIAL PARK

CLINTON ST
3RD ST
2ND ST

PEARL ST
1ST ST

CLA Y ST

CANYON ST
OXBOW

RIVERSTAGE
OXBOW
PUBLIC
MARKET

PHASE II

PHASE I

TOWN CENTER FOCUS AREA
LEGEND

PEDESTRIAN CORRIDORS
ATTACHMENT 2: EXHIBIT B

EMBRACING THE

DOWNTOWN FABRIC
Key Elements:
•

Kohl’s Department Store:

The large-scale Kohl’s Department Store is the
primary building dominating the site. This building will be demolished and replaced with new structures as a key project redevelopment strategy. •

Gordon Building:

This historic downtown building on the corner of Coombs and First Street offers a prominent street frontage.
•

Restaurants & Cafes:

The area includes various dining opportunities,
including three restaurants fronting Dwight Murray Plaza (Don Perico Mexican Restaurant, Jax Diner, and Napa Noodles), Allegria Restaurant along the Brown Street Corridor, and Starbucks on the corner of Main and First Streets. •

Dwight Murray Plaza:

The plaza is outdated and ill-designed for the urban fabric of downtown, but was intended to be a prominent gathering area. •

Brown Street Corridor & Parkway Mall:

Connected to the Dwight Murray Plaza
is the Brown Street Corridor and Parkway Mall, which include amenities such as mature shade trees and outdoor dining areas. These mid-block passages increase urban fabric permeability and pedestrian access opportunities. •

9/11 Memorial Garden:

The memorial garden and sculpture offers a peaceful
area for reﬂection.
•

Napa Creek:

The Napa Creek corridor transects the northern corner of the site and offers green space connection to areas such as Heritage Park, Napa Riverfront Promenade, and the Oxbow Riverstage.
•

Parking Lots & Garages:

The proposed project area includes over 100 parking
stalls in 3 surface parking lots. The nearby Pearl Street Garage offers additional parking opportunities to visitors.
•

Nearby Amenities:

Other nearby amenities include Napa institutions—such as the Napa Valley Opera House as well as shopping stores within the First Street Mall and along nearby streets.
9 LEGEND

PROPOSED PROJECT SITE

EXTG MAIN VEHICULAR THOROUGHFARES

PROPOSED PROJECT PUBLIC REALM

EXTG PEDESTRIAN CORRIDORS

PROPOSED ENHANCED

EXTG PARKING AREAS

PEDESTRIAN CONNECTIONS
JAX
DINER

PARKW A Y
MALL
NAPA
CREEK
9/11

MEMORIAL
GARDEN
NAPA

NOODLES
DWIGHT

MURRA Y
PLAZA

DON PERICO

MEXICAN

RESTAURANT

STARBUCKS

ALLEGRIA

RESTAURANT

MIY AMO
KOH’S

DEPARTMENT
STORE

FIRST STREET

NAPA MALL
GORDON

BUILDING

NAPA COUNTY

OFFICES

COOMBS STREET

BROWN STREET CORRIDOR

MAIN STREET

PEARL STREET
1ST STREET

EXISTING

PARKING
APPROX.
50 STALLS

EXISTING

CITY PARKING
APPROX.
23 STALLS
NAPA

FIREFIGHTERS
MUSEUM
NAPA

V ALLEY
OPERA
HOUSE

EXISTING

CITY PARKING
APPROX.
36 STALLS
PEARL
STREET
GARAGE
APPROX.
403 STALLS
ATTACHMENT 2: EXHIBIT B
MAY 2012
CHAPTER 4
80 This section provides guidance for development
in the three identiﬁ
ed Focus Areas. It is not
intended to be regulatory, but rather to be utilized
in formulating design for new development in
these areas. Focus Areas are geographic areas
in Downtown Napa which, due to their strategic
locations and existing mix and intensity of land
uses, offer catalytic development opportunities.

Three speciﬁ
c areas within the city center are
identiﬁ
ed as Focus Areas (see Figure 4.4: Focus
Areas):
• Town Center
• CineDome
• Copia
While these Focus Areas differ from each other in
terms of character, land uses, vacancies, potential
development sites and location within Downtown,
taken together they represent the highest
concentration of opportunities for change within
the Planning Area.

The following Focus Area descriptions include
speciﬁ
c objectives that should guide future
redevelopment of the area to better achieve the
vision. Diagrams show the key components of each
Focus Area such as land use, access routes and
existing assets, including cultural amenities and
historic buildings. The descriptions and diagrams
represent development concepts or scenarios
for each Focus Area, but they are not intended
to dictate speciﬁ
c design solutions. The ultimate
development of these areas should be shaped
through speciﬁ
c project design and reﬁ
ned during
the review and approval process.

CineDome
T own
Center
Copia

4.8 FOCUS AREAS

5. SPECIFIC PLAN

TOWN CENTER FOCUS AREA
The First Street Napa Phase II Redevelopment is located with the Downtown Napa Speciﬁc Plan’s Town Center Focus Area. This focus area supports achieving one of the key goals of the Speciﬁc Plan, which is to “designate the Downtown core as the location for Downtown’s retail activities, supported by retail, service, o ffi
ce and
residential opportunities bordering the core in a mixed-use designation” (53).

The approximately 14-acre Town Center Focus Area is located near the center of Downtown. It is the commercial “heart” of the city, bounded to the east by Main Street, to the south by First Street, to the west by Franklin Street and to the north by Clay and Pearl streets (see Figure 4.5: Town Center Focus Area). The majority of the area is composed of the Napa Town Center and the Kohl’s development,

a shopping mall located on several consolidated blocks. The area also includes commercial uses, surface and structured parking, two public plazas, surrounding street frontages, and a portion of Napa Creek. All of these uses can be addressed and reconﬁgured to reactivate downtown.

This project aims to achieve a number of the speciﬁc objectives for this Town Center Focus Area, which in turn achieve the vision of the Speciﬁc Plan, including:
•

“[Improving] pedestrian, bicycle and auto circulation through the design of streets, pathways and passageways” (82).
•

“[Promoting] mixed-use development throughout the area, with retail emphasis on ground ﬂoors to activate building edges and housing and/or o ffi
ce above. This
site represents the best opportunity for density and height in Downtown” (82). •

“[Encouraging] gathering places such as plazas and outdoor seating areas in public spaces as well as private development projects” (82). •

“[Reactivating] Brown Street as public space that supports pedestrian and bicycle activity” (82).
•

“[Providing improved] space for a 9-11 memorial” (82).

PHASE 2 - PROJECT CITY BLOCK

DOWNTOWN AREAS OF FOCUS
PHASE 1 - EXISTING CITY BLOCK

FIRST STREET NAPA

PHASE II REDEVELOPMENT
10 Phase II
Phase II
Phase I
Phase I
ATTACHMENT 2: EXHIBIT B

5. SPECIFIC PLAN LAND USE DISTRICTS
AND

PLANNED DEVELOPMENT OVERLAY
The First Street Napa Phase II Redevelopment primarily is located in the Downtown Commercial Core Land Use District and partially within the Downtown Mixed Use District. The underlying land use districts will be combined with the Planned Development Overlay District (PD).

The PD Overlay, which incorporates these guidelines, is intended to encourage high quality, innovative and creative development design and allow for varied or mixed uses by providing flexibility in underlying zoning standards and provide a mechanism for preservation and enchancement of site features while continuing to permit efficient use of land. The PD requires the project’s design to incorporate the distinct mixed-used development and public realm objectives into a seamless development integrated into the “Focus Area” as envisioned in the Specific Plan.

The following pages will describe the project design elements in greater detail, particularly in relationship to implementing the Downtown Napa Speciﬁc Plan.

FIRST STREET NAPA

PHASE II REDEVELOPMENT
11 FINAL DOWNTOWN NAPA SPECIFIC PLAN

LAND USE DESIGNATIONS AND ZONING DISTRICTS
55 FIGURE 4.1: Land Use Designations and Zoning Districts Map Napa River
Napa Creek
Safeway
City Hall
Library
Historic
Courthouse
State
Superior
Courthouse
County
Facilities

FIRST ST

THIRD ST

MAIN ST
OAK ST

SOSCOL AVE

SECOND ST

JEFFERSON ST

SILVERADO TRL

BROWN ST

CLAY ST
B ST

SEMINARY ST

WASHINGTON ST

YAJOME ST

NAPA ST

CENTER ST
A
R
R
O
Y
O

D
R

PEARL ST

JUAREZ ST

EAST AVE

FOURTH ST
A ST
C ST

VALLEJO ST

FIFTH ST

HAYES ST

EVANS AVE

DIVISION ST

POLK ST

MCKINSTRY ST

YOUNT ST

BERNA AVE

CLINTON ST

SPRING ST

CAYMUS ST

WARREN ST

WEST ST

CALISTOGA AVE

POST ST

SCHOOL ST

LEGION AVE
C

EDAR AVE

EGGLESTON ST

BEHRENS ST

WATER ST

ACTION AVE

RIVER TERRACE DRIVE

CHURCH ST

COLLEGE ST

PLAZA AVE

CLAY ST

SECOND ST

BROWN ST

RANDOLPH ST

COOMBS ST

MAIN ST

FRANKLIN ST

FIRST ST
Veterans
Memorial
Park
Promenade
Heritage
Park
Dwight
Murray
Plaza
Future China
Point Overlook
Oxbow Commons
Bypass Channel
N
0 700ft
1400ft
350ft
Downtown Area
Downtown Mixed-Use
Downtown Core Commercial
Downtown Neighborhood
Oxbow Commercial
Downtown Parks/Open Space
Land Use Districts
Downtown Public
Project
Site
PHASE 2 - CITY BLOCK

PROJECT SITE
(PLANNED DEVELOPMENT OVERLA Y)

PUBLIC REALM
ATTACHMENT 2: EXHIBIT B

FIRST STREET NAPA

PHASE II REDEVELOPMENT
12 6. D

ESIGN & STANDARDS
The First Street Napa Phase II Redevelopment project will develop an integrated, active, and inviting expansion of downtown Napa with both private and public realms of development.

Key Private Realm Elements:
•

Hotel Uses:

The hotel will be an STR-rated upper-upscale facility with up to 161 rooms. The Hotel will also include amenities such as a restaurant on the ground floor and a rooftop patio and bar, a spa and event space. These amenities may be operated as independent retail and commercial uses from the hotel.
•

Residential Uses:
78 market-rate for sale branded condominium units that will be serviced by the Hotel and may be made available for short-term transient rental in connection with the Hotel.
•

Retail Uses:

Up to 15,000 sf of stand-alone retail space in the ground floors of two buildings, along with up to 15,000 sf of hotel and residential accessory commercial space in the ground and second floors of two buildings.

Key Public Realm Elements:
•

Outdoor and Public Spaces:

The outdoor and public spaces will include both raised and atgrade spaces facilitating a myriad of public and private uses. This will include spaces designed for active engagement and connections for pedestrians on adjacent public property on First Street and the former Brown Street. Programming includes the potential for public gatherings, food and beverage sales, and for organized public and private events. •

The Project will develop a new public plaza (the “New Plaza”) of a size equal to or greater than the Dwight Murray Plaza (approximately 0.18 acres) and in a location roughly aligned with the former Clay Street right-of-way (to create visual connections for pedestrians from Coombs Street to the 9/11 Memorial Garden and the Opera House). The New Plaza will be a pedestrian- oriented ADA-compliant space with design elements for retail activation complimentary to First Street and public gathering opportunities that will include a public concourse running between the hotel and residential buildings that will lead from the First Street Napa mall to the Brown Street Corridor.
•

The former Brown Street corridor will be restored and is intended to be designed to meaningfully engage the adjacent public rights-of-way between the Project site, new hotel drop-off, the 9/11 Memorial Garden, Main Street, Napa Creek and the surrounding downtown areas and Oxbow district. This will transform the currently underutilized spaces adjacent to the Creek into an extension of the project’s spaces for public and private uses. •

A new pedestrian crossing extending from the existing sidewalk and aligning with the mid- block bridge across the Napa Creek will further connect the project to the Oxbow district to the east.

Use
Area (SF)
Units / Keys
Hotel & BOH
Approx. 190,000
161
Residential
Approx. 178,000
78 Retail / Spa / Amenity
Approx. 30,000
-
TOTAL
Approx. 398,000
239
(Not including MEP and Parking)
ATTACHMENT 2: EXHIBIT B

PROJECT SITE BOUNDARY

PUBLIC REALM

CITY OWNED PARCELS

6. EXISTING
SITE &
PARCEL

CONFIGURA TION
13 APN
003-166-008
APN
003-166-013
APN
003-166-015
APN
003-166-016

COOMBS STREET

LLC PARCEL

COOMBS STREET

LLC PARCEL

COOMBS STREET

LLC PARCEL

COOMBS STREET LLC
PARCEL
APN
003-166-010

GORDON BUILDING
APN
003-166-004
APN
003-166-017

0.18 ac

PARKING LOT

PROPERTY
APN
003 -166 - 011

CITY PROPERTY

DWIGHT MURRY
PLAZA
(OUTSIDE OF PROJECT)
N

APA CREEK

PROJECT

PROJECT
SITE
SITE

EXISTING

ALLEGRIA

RESTAURANT

EXISTING

STARBUCKS

EXISTING CITY

PARKING LOT
9/11 Memorial

EXISTING CITY

PARKING LOT
PUBLIC
PUBLIC
REALM
REALM
Existing site conditions showing the extent of
various parcels, current ownership and extents of
public realm adjacent to the project.

The Project will be developed on the 1.94-acre
parcels that includes the Kohl’s Department
Store and other users located at 1106, 1116 and
1118 First Street, Napa, California, designated
as Assessor’s Parcel Nos. 003-166-010, 003-166-
013, 003-116-015, 003-166-016 (“CS Parcel”).;
the approximately 0.7-acre property and the
surface parking lot located at 1151 Pearl Street in
Napa, California, designated as Assessor’s Parcel
Nos. 003-166-008 & 003-166-011 (“Parking
Lot Parcel”) and the approximately 0.19 acre
property on First Street adjacent to the CS Parcel
known as the Dwight Murray Plaza, designated
as Assessor’s Parcel Nos 003-166-017 (“Dwight
Murray Parcel”).

The Dwight Murray Parcel, the Parking Lot
Parcel and the CS Parcel all together comprise
approximately 2.83 acres of land and are
referred to herein collectively as the “Property”.

Other Project improvements will occur within
the Brown Street right-of-way adjacent to the
Property. The existing configuration does not
implement the vision of the Downtown Napa
Specific Plan or Focus Area.

ATTACHMENT 2: EXHIBIT B

6. PROJECT SITE AND

PARCEL CONFIGURA TION

PROJECT SITE BOUNDARY

PUBLIC REALM

AN IRREVOCABLE OFFER TO

DEDICATE A PUBLIC ACCESS

AND USE EASEMENT OF
APPROXIMATEL Y 8,310SF,

RELOCATING DWIGHT

MURRA Y PLAZA

FIRST STREET NAPA

PHASE II REDEVELOPMENT
14 HOTEL + RETAIL &
HOTEL + RETAIL &

SERVICES

EXISTING
GORDON

BUILDING

EXISTING

ALLEGRIA

RESTAURANT

EXISTING

STARBUCKS

EXISTING CITY

PARKING LOT

MAIN STREET

PROJECT

PROJECT
SITE
SITE
PUBLIC
PUBLIC
REALM
REALM
RESIDENCES +
RESIDENCES +

RETAIL & SERVICES

RETAIL & SERVICES
9/11 Memorial
N

APA CREEK
The proposed site configuration, relocating the
new plaza and pedestrian corridor extension
from the Napa First Street mall up to the 9-11
Memorial and Brown Street public realm.

Project includes a new common arrival to replace
existing parking lot.

The 7 existing parcels will be reconfigured into 3
fee parcels, 1 condominium airspace parcel and 1
airspace parcel for a total of 5 parcels for financing, ownership and condominium property division
purposes. The condominium airspace parcel will
consist of 78 Residential Units and 32 Commercial
Units for financing, ownership and condominium
subdivision purposes.

The new parcel configuration will activate down
-
town and implement the vision of the Specific Plan.

ATTACHMENT 2: EXHIBIT B

PUBLIC ART OPPORTUNITY

PROJECT PUBLIC REALM EXTENTS

PROJECT FUNDED
15 6. LA YOUTS AND IMPROVEMENTS

PUBLIC REALM
The project’s public realm will create “attractive and inviting public realm” (109) with “tree-lined, pedestrian-oriented walking streets and outdoor plazas with numerous gathering spaces, outdoor cafes and seating areas, and unique design elements” (109). The site design will emphasize a careful balance between buildings and the public realm with “open spaces, walkways and alleys to break up building mass, allow access through developments and create visual breaks” (95).

Key Elements:
•

Renovated Brown Street Pedestrian Corridor:

The Brown Street Pedestrian
Corridor will be renovated with an improved hardscape and landscape design, seating areas, and vendor areas. This aligns the Downtown Napa Speciﬁc Plan goal of “[enhancing] and [maintaining] the North and South Brown Street Plazas as part of the overall pedestrian and bicycle circulation system” and creating an area “to serve as a plaza/community gathering space in conjunction with Dwight Murray Plaza” (125).
•

Interior Pedestrian Corridor:

The Interior Pedestrian Corridor will bisect the
interior part of the project site and provide multiple access points to buildings, a direct pedestrian walkway from the First Street Napa Mall, and more general pedestrian connection route through downtown. This corridor will feature hardscape and landscape design, seating areas, and vendor areas integrated into the Brown Street Pedestrian Corridor.
•

Main Street Crossing:

A new pedestrian crossing at approximately the mid-
block location to align with the existing sidewalk connecting the 9-11 Memorial will be funded by the project.
•

Main Street Arrival:

The existing city parking lot will be improved and
redesigned to provide a dedicated drop off at the Brown Street corridor. •

Public Art:

The project will incorporate public art at key locations as identified in the City of Napa Public Art Master Plan. The site plan recognizes that “public art is an important component in creating a unique downtown experience [and] . . . may function as gateway identifiers” (120).
•

These key elements will create a human scale, pedestrian-friendly linkage through downtown, the project site, Brown Street, the 9-11 Memorial, Main Street, Napa Creek, and the Oxbow.

HOTEL + RETAIL &
HOTEL + RETAIL &

SERVICES

EXISTING
GORDON

BUILDING

EXISTING

ALLEGRIA

RESTAURANT

EXISTING
RETAIL

EXISTING CITY

PARKING LOT

MAIN STREET
RESIDENCES +
RESIDENCES +

RETAIL & SERVICES

RETAIL & SERVICES
9/11
Memorial
F
IRST
STREET
PEARL
STREET

BROWN STREET CORRIDOR

COOMBS STREET
New Approximate Main
Street Crossing
Napa Creek
Main Street
Arrival
Public Art Wall
ATTACHMENT 2: EXHIBIT B

6. S

ITE LA YOUT

ACCESS AND CIRCULA TION
The project will address many of the key objectives of the Downtown Napa Speciﬁc Plan’s Streetscape Plan (see Figure 5.3). This includes creating improved pedestrian plazas along Coombs Street and Brown Street; enhancing design features along three streets: Main Street (Core Street), First Street (Core Street), and Pearl Street (Secondary Street); and improving the experience at the Pearl and Main Street Secondary Gateway.

Key Elements:
•

Pedestrian Circulation:

Pedestrians will have a variety of routes to circulate
through the project site. This includes the primary Brown Street and Interior Pedestrian Corridors as well as pathway connections through Napa Creek.

The design will “provide a human-scale, pedestrian-friendly environment

that is inviting to residents and visitors” (52) and foster “linkages to and between public gathering places, parks and the Napa River for people to explore Downtown” (53). Mid-block pedestrian passages, particularly across Coombs and Main Street, will encourage improved pedestrian circulation within the site and more generally through downtown; these mid-block crossings will “consider [using] in-pavement ﬂashers, and crosswalk signage that ﬂashes to alert drivers of a crossing” (111). Buildings will also be oriented towards walkways in order to “foster a pedestrian environment” (91).
•

Bicycle Circulation & Parking:

Bicyclists will be directed to travel along the
mid-block corridors and through the potential improved Napa Creek corridor.

This plan will ensure a “a clear path of travel for…bicyclists through new development, and particularly through parking lots and open spaces” (128).

Bicyclists will be provided with “bicycle parking [that] is conveniently located and accessed” (128) and “route and wayﬁnding signage along bike pathways for orientation and to encourage long-distance use” (128).
•

Vehicular Access:

The project will also incorporate a variety of drop-off areas, particularly along Coombs, within the existing City Parking Lot adjacent to the Brown Street Corridor and 9/11 Memorial Garden. Fire truck access will be integrated into the site plan.
•

Residence Parking:

The residences have dedicated parking in a two level garage structure, integrated into the podium of the residence building. A minimum ratio of 1 parking space per residence unit is provided with additional spaces that are valet operated in a tandem configuration.
•

Building Loading Areas:

To the extent possible, new loading areas will be
located “within the building footprint or within private parcel, where possible, to minimize adverse tra
ffi
c impacts and street activities” (128).

RESIDENCE

LOADING
HOTEL

RESIDENCE
GARAGE

FIRST STREET NAPA

PHASE II REDEVELOPMENT
16 HOTEL
ENTRY

RESIDENCE

ARRIVAL

DROP OFF

BIKE RACKS
FIRE
ACCESS
LEGEND

PRIMARY ARRIV AL POINTS

FIRE ACCESS

LOADING & SERVICE

PROPOSED ENHANCED

PEDESTRIAN CONNECTIONS
FIRE
ACCESS
HOTEL + RETAIL &
HOTEL + RETAIL &

SERVICES

SERVICES
RESIDENCES +
RESIDENCES +

RETAIL & SERVICES

RETAIL & SERVICES
ATTACHMENT 2: EXHIBIT B

6. S

ITE LA YOUT

PARKING AND LOADING
Key Elements:
•

Existing Parking Lot Location:

Visitors to the First Street Napa Phase II
Redevelopment will be able to arrive at a renovated drop off with parking adjacent to the Starbucks and Allegria Restaurant and accessed on Main Street making Main Street a key downtown access point. This lot location is designed “to make parking easy to locate and access” (126), places parking “strategically where demand is highest” (126), and avoids “entrances or exits of parking facilities on residential streets” (126). This also allows for limiting impact along First Street by eliminating the existing lay-by lane on First Street, pushing all vehicular drop off into the new arrival.
•

Pedestrian Interaction:

The parking lot design strategically accommodates
pedestrian circulation by locating access on a “side [street] . . . rather than from [a] pedestrian-oriented [street]” (126) and “[ensures] parking is as unobtrusive as possible and does not detract from the pedestrian orientation of Downtown” (126).
•

Safety & Visibility: T
he parking lot will incorporate “safe walkways and visual connections to parking lots and structures, and provide ample lighting in and around parking lots and structures to enhance safety” (126). •

Signage:

The parking lot will include “attractive signage to clearly direct drivers into and out of . . . surface parking entrances” (126). •

Technology & Charging Stations:

The parking lot design will potentially

“[incorporate] other technologies, such as charging stations for electric vehicles, into parking” (126).
•

Valet Parking:

To support the Hotel and Residences, valet parking is provided at the new Brown Street Corridor drop off.

FIRST STREET NAPA

PHASE II REDEVELOPMENT
17 LEGEND

PRIMARY ARRIV AL POINTS

FIRE ACCESS

LOADING & SERVICE

PROPOSED ENHANCED

PEDESTRIAN CONNECTIONS

HOTEL ENTRY

DROP OFF
FIRE
ACCESS
HOTEL + RETAIL &
HOTEL + RETAIL &

SERVICES

SERVICES
ATTACHMENT 2: EXHIBIT B
18 Given the project’s proximity to nearby downtown Napa historic landmarks and buildings, the First Street Napa Phase II Redevelopment project will incorporate various features to subtly acknowledge this relationship.

Key Elements:
•

Adjacent Historic Resources:

The project team will research and “reference
the information for adjacent historic resources to verify that the proposed change is compatible with both the subject property and the adjacent historic resources” (108).
•

Height, Setbacks, and Stepbacks:

The proposed buildings will “reinforce the
historic pattern with heights, setbacks and upper-level stepbacks oriented to the many existing two- and three-story buildings” (98). Proposed buildings near historic commercials buildings abut walls and aim to “create a solid block face” (108).
•

Style and Materials:

Selected styles and materials will complement the
character of the existing historic buildings (108).

Gordon Building
Winship-Smernes Building
First National Bank Building
Napa Valley Opera House

JANUARY 17, 2021 | 21

FIRST STREET NAPA PHASE II REDEVELOPMENT

PROJECT VISION

BUILDING HISTORIC INTEGRATION

5.8446 in

6. I

NTEGRATION OF HISTORIC DOWNTOWN

DEVELOPMENT PATTERNS
Given the project’s proximity to nearby downtown Napa historic landmarks and buildings, the First Street Napa Phase II Redevelopment project will incorporate various features to acknowledge this historic relationship.

Key Elements:
•

Historic Patterns:

The project will restore the historic urban grain, aligning the street frontage with the existing historic resources while bringing back the implied building mass from the Migliavacca buildings past and extension of urban grid through the new pedestrian paseo.
•

Height, Setbacks, and Stepbacks:

The buildings will “reinforce the historic
pattern with heights, setbacks and upper-level stepbacks oriented to the many existing two- and three-story buildings” (98). Proposed buildings near historic commercials buildings abut walls and aim to “create a solid block face” (108). •

Style and Materials:

Selected styles and materials will complement the character of the existing historic buildings (108).
•

Building Setbacks
:

Along first street, consistent setbacks with adjacent existing Gordon Building, continuation of historic zero lot line and building face along First Street. Other property boundaries hold no requirements, consistent with the zero lot line within the Downtown specific plan.

M IGL I AVACC A

PRE-GORDON

BUILDING
ATTACHMENT 2: EXHIBIT B
19 6. ADJACENT I

NTEGRATION OF HISTORIC

DOWNTOWN

GORDON BUILDING
Given the project’s proximity to nearby downtown Napa historic landmarks and buildings, the First Street Napa Phase II Redevelopment project will incorporate various features to subtly acknowledge this relationship.

Key Elements:
•

Incentives for Preservation:

The Downtown Napa Historic Resources Design
Guidelines document prepared by Page + Turnbull (Appendix G) specifically identifies historic structures and provides guidelines for new development to ensure they are designed to complement and protect these existing structures.

Chapter 8 – Implementation also includes federal, state, and local measures and incentives for the preservation of historic resources.
•

Design Guidelines for Historic Resources:

These guidelines must be consulted
for any project involving a property listed on the inventory or that is adjacent to a significant historic property as defined in the Downtown Napa Historic Resources Design Guidelines.
•

New Construction & Historic Resources:

For new development that is adjacent
or within close proximity to historic resources:

1. Consider how the style, massing, rhythm, setbacks and materials of new construction may affect the character of adjacent historic resources.

2. Near historic residential properties, set new construction back from the street and preserve the open space and rhythm between residences.

3. Near historic commercial buildings, abut adjacent buildings with new construction to create a solid block face, unless otherwise specified.

4. If an addition or new construction is under consideration, reference the information for adjacent historic resources to verify that the proposed change is compatible with both the subject property and the adjacent historic resources.

5. Consult the building code and zoning code in addition to the Downtown Napa Historic Resources Design Guidelines, as it is not a regulatory document. •

Gordon Building - Additions & Adjacent New Construction:

Opportunities
for adjacent new development may exist at the rear of the Gordon Building, currently a service alley and non-historic department store. The Gordon Building has a strong street presence, and therefore there are no height limitations relative to historic resources on adjacent new construction, except as otherwise prescribed by the DSPDevelopment Standards.

Secretary of Interior Standards for Treatment of Historic Properties:

Items 9 & 10 from the Secretary of Interior Standards:

9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion and massing to protect the integrity of the property and its environment.

10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

STEP TOWER BACK FROM HISTORIC

REINFORCED

STREET FRONTAGE

GORDON BLDG
PODIUM
TOWER

ALIGN FACADE ELEMENTS TO RESPOND TO THE

GORDON BUILDING HISTORIC CHARACTER

ROOFTOP ACTIVATION

CONTINUE A RYTHM OF COLUMNS ALONG

THE FIRST STREET FRONTAGE, EXTENING THE
“URBAN BLOCK FACE”
ATTACHMENT 2: EXHIBIT B

6. B

UILDING ORIENT A TION & SCALE
Key Elements:
•

Primary Facades & Entries:

The project site design prioritizes “[orienting]
buildings so that primary façades and key pedestrian entries face major streets or plazas” (93).
•

Corners:

The buildings will incorporate “corners… [with] accentuated with height, articulation and unique roof silhouettes to emphasize their presence” (93). The project will aim to “locate ground-ﬂoor commercial uses on street corners at key intersections” (93).
•

First Floor Height:

The buildings’ ﬁrst ﬂoor height will be a minimum of 14 feet, which is in alignment with the Downtown Napa Speciﬁc Plan’s Ground Floor Height Guideline Area (95); this height requirement will “distinguish that area as the retail core of Downtown” (95).
•

Upper Story Stepbacks:

Buildings will incorporate upper story stepbacks in
order to “retain [a] pedestrian scale” (98) setting; these setbacks will include “balconies or roof gardens” (98).

FIRST STREET NAPA

PHASE II REDEVELOPMENT
20 GORDON BLDG

HISTORIC MIGLIAVACCA BLDG MASSING

STEP TOWER BACK FROM HISTORIC

REINFORCED

STREET FRONTAGE

GORDON BLDG
PODIUM
TOWER

INDICATIVE STEPPED MASSING

OFF PODIUM LEVEL

PROVIDE EXCEPTIONS FOR ROOFTOP

ACTIV ATION

M IGL I AVACC A

PRE-GORDON

BUILDING
75FT MAX BUILDING HEIGHT

BEFORE ROOF TOP ACTIVATION
ATTACHMENT 2: EXHIBIT B
21 6. DEVELOPMENT STANDARDS
Building Form Standards
Downtown | Zone
Floor Area Ratio (FAR)

5.0 for the Hotel and Retail components
of the Mixed Use Development
Residential Density (dwelling units/acre or
du/ac)
A total of 78 residential units if
associated with the Mixed Use
Development.

Building Height (ft)
Max 75’ , subject to PD Rooftop Features
Front Setback
First Street setback shall be consistent
with the existing Gordon Building
front setback and the building face may
maintain the historic zero lot line along
First Street.

Pearl Street
no requirement
Side Setback
no requirement
Rear Setback
no requirement
Stepbacks
Per Project Guidelines
Minimum Lot Area (sq. ft)
no requirement
Lot Width (feet) at front set-back line
no requirement
Lot Frontage (feet) at front property line)
no requirement

FINAL DOWNTOWN NAPA SPECIFIC PLAN

LAND USE DESIGNATIONS AND ZONING DISTRICTS
73 FIGURE 4.3: Building Form Zones

FIRST ST

THIRD ST

SECOND ST

FIRST ST

FOURTH ST

FIFTH ST

SECOND ST
Napa River
Napa Creek

JEFFERSON ST
SIL

VERADO TRL
SI

LVERADO TRL

BROWN ST
CL
S
T
SEMINA
R
Y ST

WASHINGTON ST

YAJOME ST
NA
P
A ST

CENTER ST
A
R
R
O
Y
O
D
R

PEARL ST

JUAREZ ST

EAST AVE
A ST

VALLEJO ST

HAYES ST
EV

ANS AVE

BURNELL ST

DIVISION ST

POLK ST

MCKINSTRY ST

YOUNT ST

BERNA AVE

CLINTON ST

SPRING ST
C

AYMUS ST
E
V
A

S
I
V
A
D

WARREN ST

WEST ST
FAIRVI

HENNESSEY DR

CALISTOGA
A
VE

POST ST

SCHOOL ST

LEGION AVE
A
VE

EGGLESTON ST

BEHRENS ST
WA
TER ST
ACTION
AVE

CHURCH ST

COLLEGE ST

PLAZA AVE
CLA
Y ST

BROWN ST

COOMBS ST

MAIN ST

FRANKLIN ST
Veterans
Memorial
Park
Future China
Point Overlook
Oxbow
Commons
Bypass
Channel

THIRD ST

FIFTH ST

DIVISION ST

POLK ST
T

COLLEGE ST
GE ST
EGE ST
COLLE
COLLEG

FIRST ST

THIRD ST

SECOND ST

FIRST ST

FOURTH ST
CL
SEMINA
R
Y ST
R
R
W

ASHINGTON ST
W
W

PEARL ST

WEST ST

SCHOOL ST

CHURCH ST
C

BROWN ST
WN ST

BROWN ST

COOMBS ST
COOM
MBS ST

MAIN ST

FRANKLIN ST
FR
RANK
K
ST

MCKINST
R
Y S
R
R

FIRST ST
W
A
W
W
TER ST
A
A

DOWNTOWN
II

DOWNTOWN
I

TRANSITION

DOWNTOWN
II
Rooftop Features :

In addition to those height limit exclusions listed in Section

Key Elements:

Standards:

The project generally will conform to the Building Form Standards for the Downtown I Zone, which “allows the most intensive development at the very center of the Planning Area, tapering down where necessary to address historic resources and provide a transition to the Downtown II zone. Building form is intended to provide su
ffi
cient height, ﬂoor area and density to accommodate mixed-use development with residential uses above active storefronts” (74). This includes the following standards:

ATTACHMENT 2: EXHIBIT B

6. MASS AND FORM

STANDARDS
Key Elements:
•

Primary Facades & Entries:

The project site design prioritizes “[orienting]
buildings so that primary façades and key pedestrian entries face major streets or plazas” (93).
•

Corners:

First Floor Height:

Upper Story Stepbacks:

Buildings will incorporate upper story stepbacks at the roof top in order to “retain [a] pedestrian scale” (98) setting; these setbacks will include “balconies or roof gardens” (98). Additionally the upper penthouse level of hotel keys and residences step back from the primary facade for additional massing articulation.
•

Shade:

Building design considers the “potential shading impacts on surroundings” (98). Building height, mass, setbacks, and arrangement “respond to potential shading issues, minimizing shading impacts where they would be undesirable or maximizing shading where it is desired” (98). •

Building Setbacks
:

Along first street, consistent with adjacent existing Gordon Building, the front setback shall maintain the historic zero lot line and building face along First Street. Other property boundaries hold no requirements, consistent with the zero lot line within the Downtown specific plan. •

Height Exceptions
:

In addition to those height limit exclusions listed in Section

17.52.220, the Project height limits specified in Title 17 may be exceeded for rooftop patios with conditioned space that are for food and bar service with restrooms and food and bar service structures provided that such features are accessory to the Project on the site and are setback, screened or otherwise designed to minimize visibility from First and Main Streets adjacent to the site, further provided that portions of structures providing rooftop and building fire access are not required to minimize visibility from Main Street.
22 MAY 2012
CHAPTER 4
74 Building Height Standard
• 75’ Maximum
1 Lot Development Standards
Minimum lot area (sq. ft) no requirement
Lot Width at front setback line no requirement
Lot Frontage at front property line no requirement

DOWNTOWN I
The Downtown I zone allows the most intensive
development at the very center of the Planning
Area, tapering down where necessary to address
historic resources and provide a transition to the
Downtown II zone. Building form is intended to
provide sufﬁ
cient height, ﬂ
oor area and density
to accommodate mixed-use development with
residential uses above active storefronts.

Floor Area Ratio (FAR) Standard
• Up to 5.0 FAR
Residential Density Standard
• 20 to 60 dwelling units/acre
Setback Standards
There are no required front, side or rear setbacks.

This pattern is consistent with a traditional
downtown where buildings are built up to the
property line and sit side-by-side. The guidelines in
Chapter 5 – Design Guidelines provide guidance
for designing buildings to have an active street
presence.

Front Setback no requirement
Side Setback no requirement
Rear Setback no requirement
1 In Downtown I, building height is measured from
the ground to the mid-point of a pitched roof,
or to the parapet of a ﬂ
at roof. Special design
features may extend beyond the height limit,
including architectural elements such as steeples
and towers. See Municipal Code section 17.52.220.

FRONT
SIDE

SIDE SETBACK
no requirement

REAR SETBACK
no requirement

FRONT SETBACK
no requirement
HEIGHT
75’ max
FRONT
PUBLIC R.O.W./

PROPERTY LINE
First Floor
Floor-to-Ceiling
15’ min
Per Planned Development Overlay
MAY 2012
CHAPTER 5
98 Ensure that a building’s height, mass and scale do not overwhelm the pedestrian experience on the street. Utilize design strategies such as upper fl oor stepbacks and façade articulation to ensure a comfortable pedestrian scale.

Ground-floor
Commercial
Condo/
Apartment
Condo/
Apartment
Condo/
Apartment
Upper-level
stepback with
balcony and garden
Activate façade
with balconies
10’
10’
10’
15’
C. BUILDING HEIGHTS AND STEPBACKS
While the height limits allowed in the center
of Downtown range from 60- to 75-feet, many
existing buildings (particularly buildings with
historic character) have façades of a smaller scale.

New buildings and building additions should
reinforce the historic pattern with heights, setbacks
and upper-level stepbacks oriented to the many
existing two- and three-story buildings.

Building Heights and Stepbacks Guidelines:

1. Retain pedestrian scale with design strategies
such as upper-story stepbacks.

2. Activate upper-story stepback areas with
balconies or roof gardens.

3. Give consideration to the potential shading
impacts on surroundings. Heights, massing
and site plans should respond to potential
shading issues, minimizing shading impacts
where they would be undesirable or
maximizing shading where it is desired.

MAY 2012
CHAPTER 5
98 Ensure that a building’s height, mass and scale do not overwhelm the pedestrian experience on the street. Utilize design strategies such as upper fl oor stepbacks and façade articulation to ensure a comfortable pedestrian scale.

New buildings and building additions should
reinforce the historic pattern with heights, setbacks
and upper-level stepbacks oriented to the many
existing two- and three-story buildings.

Building Heights and Stepbacks Guidelines:

1. Retain pedestrian scale with design strategies
such as upper-story stepbacks.

2. Activate upper-story stepback areas with
balconies or roof gardens.

ATTACHMENT 2: EXHIBIT B

FIRST STREET NAPA

PHASE II REDEVELOPMENT
23 6. BUILDING MASSING &

SETBACKS

ALONG FIRST STREET RELA TIVE TO THE GORDON BUILDING
Existing Condition:

Elevation of existing retail and restaurants at Dwight Murry Plaza

EXISTING & HISTORIC REFERENCE

BUIL TING SETBACK & STEPBACK APPROACH

GORDON BLDG

DWIGHT MURRY PLAZA
(EXTG)
GORDON

M IGL I AVACC A
GORDON
Old Historic Building
Relation to the extents of the historic Migliavacca Building and it’s relationship to the Gordon building

GORDON BLDG

M IGL I AVAC C A BL D G
Design of the Podium:

The first two levels of the redevelopment shall align with the Gordon and references back to the historic Migliavacca Building proportions

GORDON BLDG

CONTINUATION OF HISTORIC STREET

MASSING

STEP TOWER MASSING BACK FROM NEW

PODIUM STREET FRONTAGE
Design of the Tower
The tower above shall step back from the edge of the podium level by approximately 3 feet to maintain the 2-story proportions along First Street and Brown street when adjacent to the public space adjacent to the 9/11 memorial. This reinforces the historic pattern of zero setbacks on interior block lot lines.

GORDON BLDG
PODIUM
PODIUM
TOWER
C

OMMERCIAL RETAIL

(EXTG)
Setback Consistent
with Gordon Building
ATTACHMENT 2: EXHIBIT B
24 6. BUILDING FACADE

ARTICULATION
Key Elements:
•

Overall Façade Design:

The buildings will create a “human scale” environment
and “avoid large uninterrupted expanses of wall surfaces” (100) by enlivening facades with “projecting elements such as entrance porches, porticoes, canopies, awnings and trellises” (100); recessed entries to develop small alcoves (101); complete commercial storefronts with details including

“doors, display windows, bulkheads, signage areas and awnings” (101); expressive elements such as “cornices, lintels, sills, balconies” (101); and well-designed upper level features such as “balconies and bay windows” (102). While it will be important to create dynamic facades, designs will prioritize features and details “that have purpose rather than being applied or strictly decorative” (100). •

Rear & Side Facades:

The site design—with mid-block pedestrian passages—
will create a context with most building facades being visible to the public realm.

Building designs will accommodate this layout by develop rear and side facades that will “still be pleasant and inviting” and “have the same level of trim and finish as the front facade” (101).
•

Windows:

Building design will “maximize transparent windows on all sides of building” and create unobstructed views into interior spaces (102). Ground- floor commercial areas will feature “display windows to enliven the street and provide pedestrian views into the interior of the storefront” (101); to the extent possible, these areas will have “floor to ceiling windows” (102). Window design will prioritize “clear or lightly tinted glass on ground floor building façades that preserves transparency” and avoid “opaque, reflective or dark tinted glass” (103).

ATTACHMENT 2: EXHIBIT B

6. BUILDING MA TERIALS
Key Elements, continued:
•

Overall Material Quality:

Selected building materials will be of high-quality,
provide visual interest, and “suggest durability and permanence to last into the future” (103). Building “trim and metalwork [will] be related to the building architecture” (103).
•

Balconies:

Upper level balconies will incorporate “transparent or semi- transparent railings to enhance natural lighting and maximize “eyes on the street” (102).
•

Awnings, Lintels, Sills, Overhangs, and Arcades:

Facades—particularly on
south or southeast facing fronts—will feature “protruding vertical or horizontal shading devices” (101) such as awnings, lintels, sills, overhangs, and arcades to provide sun and weather protection and create spaces where pedestrians can comfortably walk, shop, eat, and sit. These design features will be decorative and “complementary to the overall façade design” (106) and will also help to highlight entrances and assist in wayfinding (106). Awnings will be in scale with the building, be “regularly maintained and cleaned” (106), and may incorporate signage “on the street facing side of the valance with a subtle design reflecting the business name or service” (106). Design of awnings will avoid features which “inhibit pedestrian movement or views” (106); “[cover] transom windows or architectural elements such as belt courses, decorative trim or other notable architectural façade elements” (106); “cover building piers” (106); or include “signage on the sloping portion of the awning” (106).

FIRST STREET NAPA

PHASE II REDEVELOPMENT
25 ATTACHMENT 2: EXHIBIT B

6. LANDSCAPE
Key Elements:
•

Overall Landscaping Strategy:

The site’s landscaping will create a verdant,
calming, pedestrian-scaled, and shaded public realm. The landscaping will “be planned and scaled to complement the existing adjacent landscaping and building forms” (99). Various landscape treatment strategies will be created for different sections of the site. For example, the pedestrian corridors are likely to feature a more organized landscape with allées of trees and shrubs within planter boxes, whereas the Napa Creek corridor will feature a more naturalistic landscape.
•

Plant Selection:

Selected plant species will prioritize durable, drought- resistant, and native vegetation, including trees, shrubs, perennials, grasses, and groundcovers.
•

Street and Pedestrian Corridor Trees:

The site design will incorporate trees
species similar or complementary to the existing species found throughout the site and in the nearby vicinity. Trees will be planted along streets with a design and species selection “consistent with the streetscape” (99). •

Napa Creek: Except for certain minimal improvements, the Project & Public Realm Improvements will not be located closer to Napa Creek’s top of bank or levees than the existing or previous extent of urbanized development or areas of physical disturbance.

HOTEL

RESIDENCES
TOP OF
BANK

EXTENT OF EXISTING DISTURBANCE
& DEVELOPMENT

FIRST STREET NAPA

PHASE II REDEVELOPMENT
26 ATTACHMENT 2: EXHIBIT B
•

Integrated Existing 9/11 Memorial:

The 9/11 Memorial sculpture will be
better integrated into the proposed public realm by improving access from the surrounding plazas and pedestrian corridors.

•

Seating in Alcoves, Arcades, Setbacks, and Edge Areas:

Building alcoves,
arcades, and setbacks as well as public realm edge areas will be activated with seating and furniture to create a lively public realm. These areas will offer “a range of seating area options, allowing for both large group socializing and more intimate, quiet contemplation” (125). The seating areas will be balanced with “adequate space for pedestrian movement and activity” (99), specifically “a clear pedestrian zone of at least five feet, unobstructed by seating, displays or activity areas” (112).

•

Hardscape and Landscape Materials:

Throughout the public realm hardscapes
will incorporate “special paving materials such as pavers, scored concrete, stone or other accent materials” (125) and be complemented with landscaping that “[creates] character and provide pedestrian scale” (125) with “trees and landscaping to provide shade and visual relief” (125).

Key Elements, continued:

JANUARY 17, 2021 | 14

FIRST STREET NAPA PHASE II REDEVELOPMENT

PROJECT VISION

PUBLIC REALM

6. PUBLIC REALM -

LANDSCAPE
Key Elements, continued:
•

Integrated Existing 9/11 Memorial:

The 9/11 Memorial sculpture will be
better integrated into the proposed public realm by improving access from the surrounding plazas and pedestrian corridors.
•

Seating in Alcoves, Arcades, Setbacks, and Edge Areas:

Building alcoves,
arcades, and setbacks as well as public realm edge areas will be activated with seating and furniture to create a lively public realm. These areas will offer “a range of seating area options, allowing for both large group socializing and more intimate, quiet contemplation” (125). The seating areas will be balanced with “adequate space for pedestrian movement and activity” (99), speciﬁcally “a clear pedestrian zone of at least ﬁve feet, unobstructed by seating, displays or activity areas” (112).
•

Hardscape and Landscape Materials:

Main Street Crossing:

A new pedestrian crossing at approximately the mid-
block location to align with the existing sidewalk connecting the 9-11 Memorial will be funded by the project.

FIRST STREET NAPA

PHASE II REDEVELOPMENT
27 ATTACHMENT 2: EXHIBIT B

6. PUBLIC REALM -

BROWN STREET
Key Elements:
•

Shared Arrival
:

A new shared arrival, replacing the existing city parking lot, will provide a convenient location for both hotel guests and visitors to downtown Napa to be dropped off or valet their vehicle.
•

Public Art
:

Anchoring the arrival experience and integrating into a new valet support building is an opportunity to provide a public art opportunity. •

Existing Trash Enclosure Removal:

The trash enclosure on the existing City
Parking Lot will be removed. Trash operations that this enclosure served can be reduced with the reductions of the existing tenants anchoring Dwight Murray Plaza
•

Ground Floor Activation:

Along the Brown Street Corridor, the public realm
will be activated through primary entries to the Hotel, Restaurant, Upscale Commercial Tenant space along with the new central vehicular arrival, valet service and 9-11 Memorial.

HOTEL ENTRY

SHARED ARRIVAL

PASS THROUGH

VALET &

PUBLIC ART

EXISTING

RESTAURANT

EXISTING

COMMERCIAL RETAIL
9-11

MEMORIAL

PUBLIC ART OPPORTUNITY

ACTIVATED PLAZA

EXAMPLE

PUBLIC ART

INSPIRATION
STAGE

RESTAURANT

TERRACE
FLEX
SPACE

FIRST STREET NAPA

PHASE II REDEVELOPMENT
28 ATTACHMENT 2: EXHIBIT B

6. PUBLIC REALM -

PUBLIC ART
Key Elements, continued:
•

Public Art:

The project will incorporate public art at key locations as identified in the City of Napa’s Public Art Master Plan. This is included pursuant to the City’s Public Art Requirement for private development, and is in substantial conformity to the Master Plan, citing that “...public art is an important component in creating a unique downtown experience [and] ... may function as gateway identifiers.” (O2010 4, 4/6/10; O2011 5, 11/15/11) (120). •

The space in front of the north wall of the Allegria building has been identified as a prime location for the public art installation. This location offers viewers a sense of arrival to the property, serving as a visual screen for the large “behind a building” wall.
•

The installation will face the 9/11 Memorial Garden, establishing a visual dialogue between the two artworks.
•

Creative themes may include history and nature in context with the surrounding architecture and landscape.
•

Suggested materials include weathering steel, stainless steel, glass and mixed- media, all of which require little to no maintenance.

FIRST STREET NAPA

JANUARY 17, 2021 | 24

FIRST STREET NAPA PHASE II REDEVELOPMENT

PROJECT VISION

SUSTAINABLE STRATEGIES
Key Elements:
•

Green & Cool Roofs:

The project will include the use of “green and/or ‘cool’ roofs to reduce the heat-island effect” (129). Green roofs will incorporate “water collection devices such as cisterns and rain barrels” and cool roofs will use “materials that effectively reflect the sun’s energy” (129). •

Building Materials:

Project buildings will “utilize materials and finishes that are durable and long-lasting” (129) to prolong architectural integrity and longevity. •

Window Light Shelves:

Project buildings may include “light-shelves on south-
facing windows and entries to maximize natural lighting” (129).

•

Non-Vehicular Access:

The project will incorporate numerous features to “allow for easy pedestrian, bicycle and transit access” (129). •

Landscaping, Shade, and Water Use:

The project’s landscape design will
prioritize “[creating] comfortable micro-climates and [reducing the] heat- island effect” with strategies such as “[incorporating] sun angle and shade/ shadow studies to maximize energy efficiency” and “[encouraging] large tree canopies in the setbacks of private development and in parking lots, greenways, parks and plazas” (129). To the extent possible, “native or drought-tolerant, low maintenance plant species” will be used to create a landscape with limited watering and improvement needs (130).
•

Hardscape & Landscape Surfaces:

The site design will “minimize impervious
surfaces that have large thermal gain” and instead prioritize “[planting] groundcovers and [using] mulch to prevent ground reflection and keep the surface soil cooler” (129).
•

Stormwater & Landscaping:

Strategies such naturally-drained “sidewalk
planters and planter strips (i.e., in landscaped bulbouts and along sidewalk edges)” will be used to the extent possible to collect stormwater run-off. This approach will help to create an environment of natural percolation and replace piped percolation where possible (130). Throughout the site, “new open spaces [will be explored] as opportunities for stormwater detention and infiltration” (130).
•

Stormwater & Permeable Surfaces:

The project will prioritize “[using]
permeable pavers around tree wells instead of impervious materials in order to increase the infiltration of stormwater run-off” (130). •

Stormwater & Education:

The site design will “consider the use of permeable
pavers and stormwater planters as opportunities for interpretive or educational signage” (130).

6. SUSTAINABLE STRATEGIES
Key Elements:
•

Green & Cool Roofs:

The project will include the use of “green and/or ‘cool’ roofs to reduce the heat-island effect” (129). Green roofs will incorporate

“water collection devices such as cisterns and rain barrels” and cool roofs will use “materials that effectively reflect the sun’s energy” (129). •

Building Materials:

Project buildings will “utilize materials and finishes that are durable and long-lasting” (129) to prolong architectural integrity and longevity. •

Window Light Shelves:

Project buildings may include “light-shelves on south-facing windows and entries to maximize natural lighting” (129). •

Non-Vehicular Access:

The project will incorporate numerous features to “allow for easy pedestrian, bicycle and transit access” (129).
•

Landscaping, Shade, and Water Use:

The project’s landscape design will prioritize
“[creating] comfortable micro-climates and [reducing the] heat-island effect” with strategies such as “[incorporating] sun angle and shade/shadow studies to maximize energy efficiency” and “[encouraging] large tree canopies in the setbacks of private development and in parking lots, greenways, parks and plazas” (129). To the extent possible, “native or drought-tolerant, low maintenance plant species” will be used to create a landscape with limited watering and improvement needs (130). •

Hardscape & Landscape Surfaces:

The site design will “minimize impervious surfaces
that have large thermal gain” and instead prioritize “[planting] groundcovers and [using] mulch to prevent ground reflection and keep the surface soil cooler” (129). •

Stormwater & Landscaping:

Strategies such naturally-drained “sidewalk planters and planter strips (i.e., in landscaped bulbouts and along sidewalk edges)” will be used to the extent possible to collect stormwater run-off. This approach will help to create an environment of natural percolation and replace piped percolation where possible (130).

Throughout the site, “new open spaces [will be explored] as opportunities for stormwater detention and infiltration” (130).
•

Stormwater & Permeable Surfaces:

The project will prioritize “[using] permeable
pavers around tree wells instead of impervious materials in order to increase the infiltration of stormwater run-off” (130).
•

Stormwater & Education:

The site design will “consider the use of permeable pavers and stormwater planters as opportunities for interpretive or educational signage” (130).

FIRST STREET NAPA

PHASE II REDEVELOPMENT
30 ATTACHMENT 2: EXHIBIT B
31 Key Elements:
•

Lighting Intent:

The site’s lighting design is intended to “enhance the best qualities of that building [and] not to become a ‘beacon,”[by incorporating] light levels . . . appropriate for the amount of illumination intended” (105). The overall lighting strategy will “enhance the ambiance and safety of Downtown through the use of strategically placed lighting elements” (91). •

Lighting Design:

The site design will primarily rely upon “building-mounted lighting . . . particularly in pedestrian-oriented and high-visibility areas, and [will] be designed and placed to accent the building’s architectural characteristics” (104). This strategy of “architectural lighting [will] enhance a building during twilight and night time hours” (104), “ensure building entrances are well-lit with appropriately-scaled light fixtures that complement the architectural style of the building” (104), incorporate “light fixtures and poles [that] are architecturally compatible with the building’s architectural style” (104), and include a “color and finish of lighting metalwork [that will] harmonize with building metalwork, if applicable” (104).
•

Signage Intent:

The site design’s pedestrian corridors will incorporate “Secondary Gateways [that] include pedestrian-scaled wayfinding signage and/or directional kiosks” (123). These “Secondary Gateways are located within Downtown and are scaled to pedestrians rather than vehicles” (123). Signage located on buildings will be “on wall areas or architectural features specifically designed for them such as recessed wall areas, towers, turrets or parapets” (105).
•

Signage Design:

Signage will “reflect a crafted, high-quality, detailed design approach” (105); “ensure sign shapes, type styles and color combinations complement building styles and reflect the business they represent” (105); and incorporate “the uses they represent in creative and fun, as well as functional, ways” (105).
•

Furniture:

A variety of public furniture—including benches, tables, chairs, umbrellas, bollards, waste receptacles, and bicycle racks—will be used to create an inviting public realm scaled to the pedestrian experience. These furnishings are intended to “provide convenience to pedestrians and enhance the historic setting of Downtown” (120).
•

Public Art:

JANUARY 17, 2021 | 22

FIRST STREET NAPA PHASE II REDEVELOPMENT

PROJECT VISION

LIGHTING, SIGNAGE, FURNITURE, AND ART

6. LIGHTING, SIGNAGE, AND FURNITURE
Key Elements:
•

Lighting Intent:

Lighting Design:

The site design will primarily rely upon “building-mounted lighting . . . particularly in pedestrian-oriented and high-visibility areas,

and [will] be designed and placed to accent the building’s architectural characteristics” (104). This strategy of “architectural lighting [will] enhance a building during twilight and night time hours” (104), “ensure building entrances are well-lit with appropriately-scaled light fixtures that complement the architectural style of the building” (104), incorporate “light fixtures and poles [that] are architecturally compatible with the building’s architectural style”

(104), and include a “color and finish of lighting metalwork [that will] harmonize with building metalwork, if applicable” (104). Additional opportunities for light posts along the Brown Street Corridor will be identified and located to be complimentary to the architectural lighting along the public realm. •

Signage Intent:

The site design’s pedestrian corridors will incorporate

“Secondary Gateways [that] include pedestrian-scaled wayfinding signage and/or directional kiosks” (123). These “Secondary Gateways are located within Downtown and are scaled to pedestrians rather than vehicles” (123). Signage located on buildings will be “on wall areas or architectural features specifically designed for them such as recessed wall areas, towers, turrets or parapets” (105). •

Signage Design:

Furniture:

ATTACHMENT 2: EXHIBIT B

COOMBS STREET

DWIGHT MURRAY PLAZA

PEARL STREET
1st STREET

MAIN STREET

PEARL STREET
1st STREET
C5.0

DEMOLITION PLAN
Project No.
415 Jackson St, Suite 100
San Francisco, CA 94111
T 415/673-8990
www.10sb.co
A California Corporation
SB ARCHITECTS, INC.

A22134-1
Sheet No.

Sheet Title
Issued

NOT FOR CONSTRUCTION
Owner

NAPA FIRST STREET HOTEL & BRANDED RESIDENTIAL

CONSTRUCTION DOCUMENT
FIRST STREET, NAPA, CA 94559
Coombs Street LLC
3160 Crow Canyon Rd.

San Ramon, CA 94583
Z:\2022\A22134-1\DWG\CIVIL\A22134-1-DP.dwg
[
C5.0 DEMOLITION PLAN
] Plot:

Friday, January 31, 2025

ANDY ARCHER

1. DEMOLISH AND REMOVE ONLY EXISTING BUILDINGS AS DEPICTED BY BUILDING REMOVAL PATTERN SHOWN IN LEGEND. REMOVE ALL UNDER SLAB UTILITIES AND CUT/CAP WET OR DRY UTILITIES 5' FROM BUILDING. FOUNDATION TO BE REMOVED IN IT'S ENTIRETY.

2. SITE WORK DEMOLITION SHALL INCLUDE THE REMOVAL OF ALL CONCRETE THAT IS

DEPICTED BY CONCRETE REMOVAL PATTERN (SEE LEGEND), INCLUDING AC

PAVEMENT, BASE ROCK AND ALL UTILITIES (NOT DESIGNATED FOR PROTECTION) WITHIN PROJECT LIMITS OF WORK.

3. ALL UNUSED PUBLIC UTILITY LATERALS WITHIN THE CITY RIGHT-OF-WAY SHALL BE ABANDONED AND CAPPED AT THE PROPERTY LINE OR 5' FROM EXISTING BUILDING IF IT'S LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY.

4. REMOVE ALL LANDSCAPE GROUND COVER AND SHRUBS WITHIN PROJECT LIMIT OF WORK AS DEPICTED BY REMOVAL PATTERN SHOWN IN LEGEND.

5. REMOVE ALL IRRIGATION WITHIN CONCRETE PLANTER AREAS HAVING EXISTING TREES REMOVED.

LEGEND

KEYNOTES

REMOVE CONCRETE CURB

REMOVE CONCRETE CURB & GUTTER

REMOVE IRRIGATION AND LANDSCAPING

REMOVE WALL & FOUNDATION IN IT'S ENTIRETY

REMOVE ELECTRICAL BOX

REMOVE UNKNOWN UTILITY BOX
REMOVE ELECTRICAL VAULT AND/OR LINE TO BLDG. ANY ELECTRICAL LINE IN THE PUBLIC RIGHT-OF-WAY TO BE ABANDONED IN PLACE. TERMINATE ELECTRICAL LINE AT VAULT OR BOX AND CAP ON-SITE WHERE SHOWN.

REMOVE SITE LIGHT, CONCRETE BASE, CONDUIT & ELECTRIC LINE

REMOVE SITE LIGHT BOX

REMOVE FLAG POLE, BASE, AND ELECTRICAL CONNECTION IF EQUIPPED

REMOVE SANITARY SEWER BOX

REMOVE SANITARY SEWER MANHOLE

REMOVE SANITARY SEWER CLEANOUT

CAP OR PLUG SANITARY SEWER LATERAL - SEE PLAN

REMOVE TELEPHONE LINE AND/OR BOX

REMOVE TELEPHONE BOOTH

CABLE TV LINE TO BE CAPPED AND OR REMOVE CTV BOX

REMOVE STORM DRAIN MANHOLE

REMOVE STORM DRAIN CATCH BASIN AND/OR SUMP PUMP

CAP OR PLUG STORM DRAIN LINE AS SHOWN

REMOVE STORM DRAIN CLEANOUT
REMOVE "STATUE" STRUCTURE AND/OR RELOCATED PER LANDSCAPE PLANS

REMOVE FDC AT BLDG WALL AND CAP SERVICE LATERAL

REMOVE WATER VALVE

REMOVE WATER BOX

CAP WATERLINE SERVICE

CAP GAS LINE, AND/OR REMOVE GAS MANHOLE OR BOX

REMOVE WOODEN PLANTER BOX

REMOVE STEEL COLUMN

REMOVE CONCRETE OR STEEL WALL

REMOVE SIGN, POLE, AND BASE

REMOVE ROCK WATER FOUNTAIN STRUCTURE

PROTECT IN PLACE EXISTING MONITORING WELL AT ALL TIMES BY THE

CONTRACTOR DURING THE DEMOLITION PHASE

PROTECT IN PLACE EXISTING FIRE HYDRANT

PROTECT IN PLACE EXISTING WATERLINE

PROTECT IN PLACE EXISTING WATER BOX

PROTECT IN PLACE EXISTING WATER VALVE

PROTECT IN PLACE EXISTING ELECTRICAL BOX

PROTECT IN PLACE EXISTING UTILITY BOX

PROTECT IN PLACE EXISTING ELECTRICAL PEDESTAL

PROTECT IN PLACE EXISTING ELECTRICAL VAULT
PROTECT EXISTING TREE IN PLACE. REFER TO LANDSCAPE PLANS FOR TREE

PROTECTION REQUIREMENTS, FENCING & DETAILS

PROTECT IN PLACE EXISTING STORM DRAIN MANHOLE

PROTECT IN PLACE EXISTING STORM DRAIN CATCH BASIN AND STORM

DRAIN PIPE

PROTECT IN PLACE EXISTING STORM WATER CURB INLET

PROTECT IN PLACE EXISTING TELEPHONE MANHOLE OR BOX

PROTECT IN PLACE EXISTING TELEPHONE LINE

PROTECT IN PLACE EXISTING SITE LIGHT

PROTECT IN PLACE EXISTING GAS VALVE BOX

PROTECT IN PLACE EXISTING SIGN

PROTECT IN PLACE EXISTING SANITARY SEWER BOX

PROTECT IN PLACE EXISTING SANITARY SEWER MANHOLE

PROTECT IN PLACE EXISTING SANITARY SEWER CLEANOUT

PROTECT IN PLACE EXISTING SANITARY SEWER PIPE

PROTECT IN PLACE EXISTING PIPE BOLLARD

PROTECT IN PLACE EXISTING WOODEN FENCE AND RETAINING WALL

PROTECT IN PLACE EXISTING SITE LIGHT

PROTECT IN PLACE EXISTING STORM WATER CURB INLET

PROTECT IN PLACE EXISTING STORM DRAIN PIPE

RELOCATE EXISTING TREE PER LANDSCAPE PLANS

RELOCATE/PRESERVE EXISTING SIGN, AND TO BE ELEVATED

REMOVE EX UNDERGROUND UTILITIES

DEMOLISH EXISTING BUILDING

REMOVE EX CONCRETE, BRICK PAVERS, AND BASE ROCK

REMOVE EXISTING AC PAVEMENT AND BASE ROCK

PLUG & CAP EXISTING UTILITY WHERE SHOWN

REMOVE IRRIGATION AND LANDSCAPING

SAWCUT LINE

EX TREE AND STUMP TO BE REMOVED
LEGEND

7. D

EMOLITION PLAN

FIRST STREET NAPA

PHASE II REDEVELOPMENT
32 A demolition plan that takes various site access,
screening, security and construction needs has
been developed in conjunction with the design
team.

The demolition and construction phases will
be thoughtfully planned to limit disruption to
visitors and adjacent buildings in downtown
and maximize safety. The project will utilize
common construction practices to complete
demolition and construction in the most
expeditious and efficient manner possible.

Construction fencing will surround the
perimeter of the site along First Street, around
the Gordon Building, up Coombs and Pearl, then
following a meandering path along the creek to
the 9/11 Memorial and out to Main Street before
coming back to Brown Street and then First.

Visually appealing graphics will be applied to
construction fencing at certain areas on First
and Main Streets. Typical 30-foot construction
gates will be placed around the site with two on
Coombs Street, one on First, and one on Pearl. 2
15-foot construction gates will be located off of
Main Street. Temporary crosswalks will also be
utilized to ensure safe and convenient pedestrian
paths of travel while under construction.

Additionally, the construction site will maintain
surveillance systems around the site to maintain
safety and accountability, and to ensure no
unexpected delays due to vandalism, tampering,
or theft.

ATTACHMENT 2: EXHIBIT B

CONSERVATORY

OVERALL BUIDLING
244' - 0"
PASEO
42' - 6"

OVERALL BUIDLING
246' - 6"

OVERALL BUIDLING
240' - 7"

OVERALL BUIDLING
149' - 3"

OVERALL BUIDLING
246' - 6"
PASEO
40' - 0"

OVERALL BUIDLING
130' - 2"
240' - 7" PASEO LENGTH

PARKING GARAGE ENTRY

RESIDENCE

MAIN ENTRY
TRASH

HOTEL MAIN
ENTRY

FIRE CONTROL
ROOM

FIRE CONTROL
ROOM
30FT TRUCK TURNING

DIAGRAM
30FT TRUCK TURNING

DIAGRAM

EXISTING

PEDESTRIAN
BRIDGE
HOTEL

DROP-OFF
(E) ACCESS PATH TO
REMAIN

LOADING & TRASH
ACCESS
91' - 6"
1 A1.05

PROPERTY LINE
135' - 2"

PROPERTY LINE
335' - 1"

PROPERTY LINE
70' - 0"

PROPERTY LINE
241' - 4"

PROPERTY LINE
8' - 8"

PROPERTY LINE
150' - 0"

PROPERTY LINE
90' - 0"

PROPERTY LINE
424' - 4"

PROPERTY LINE
116' - 6"
A2.77
1 EXISTING MAIN STREET

PARKING LOT

EXISTING MAIN STREET

PARKING LOT

NAPA CREEK

MAIN STREET

STARBUCKS
Scale: N.T.S.

SITE CONSTRUCTION FENCE PLAN
1 Date
SLP-3
Project number
Drawn by
Checked by

GENERALPLAN
9271
Project Name: NFS
Client Name
01/30/25
DG
GE
N.T.S
No.

Description
Date

NAPA FIRST STREET HOTEL &

NAPA, CA
FOR Approval

BRANDED RESIDENTIAL
www.buildgc.com
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434
http://www.pacific-structures.com/
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434

CONSTRUCTION FENCE GATE
(30' WIDE) TYP.

CONSTRUCTION FENCE GATES
(15' WIDE)

TEMP CONSTRUCTION

CROSSING

NAPA FIRST STREET PROJECT

COOMBS STREET

PEARL STREET
1ST STREET

7. S

ITE CONSTRUCTION

FENCING AND

LOGISTICS PLAN

CONSERVATORY

OVERALL BUIDLING
244' - 0"
PASEO
42' - 6"

OVERALL BUIDLING
246' - 6"

OVERALL BUIDLING
240' - 7"

OVERALL BUIDLING
149' - 3"

OVERALL BUIDLING
246' - 6"
PASEO
40' - 0"

OVERALL BUIDLING
130' - 2"
240' - 7" PASEO LENGTH

PARKING GARAGE ENTRY

RESIDENCE

MAIN ENTRY
TRASH

HOTEL MAIN
ENTRY

FIRE CONTROL
ROOM

FIRE CONTROL
ROOM
30FT TRUCK TURNING

DIAGRAM
30FT TRUCK TURNING

DIAGRAM

EXISTING

PEDESTRIAN
BRIDGE
HOTEL

DROP-OFF
(E) ACCESS PATH TO
REMAIN

LOADING & TRASH
ACCESS
91' - 6"
1 A1.05

PROPERTY LINE
135' - 2"

PROPERTY LINE
335' - 1"

PROPERTY LINE
70' - 0"

PROPERTY LINE
241' - 4"

PROPERTY LINE
8' - 8"

PROPERTY LINE
150' - 0"

PROPERTY LINE
90' - 0"

PROPERTY LINE
424' - 4"

PROPERTY LINE
116' - 6"
A2.77
1 EXISTING MAIN STREET

PARKING LOT

EXISTING MAIN STREET

PARKING LOT

NAPA CREEK

MAIN STREET

STARBUCKS
Scale: N.T.S.

SITE CONSTRUCTION FENCE PLAN
1 Date
SLP-3
Project number
Drawn by
Checked by

GENERALPLAN
9271
Project Name: NFS
Client Name
01/30/25
DG
GE
N.T.S
No.

Description
Date

NAPA FIRST STREET HOTEL &

NAPA, CA
FOR Approval

BRANDED RESIDENTIAL
www.buildgc.com
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434
http://www.pacific-structures.com/
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434

CONSTRUCTION FENCE GATE
(30' WIDE) TYP.

CONSTRUCTION FENCE GATES
(15' WIDE)

TEMP CONSTRUCTION

CROSSING

NAPA FIRST STREET PROJECT

COOMBS STREET

PEARL STREET
1ST STREET

FIRST STREET NAPA

PHASE II REDEVELOPMENT
33 As construction commences, the site
construction fencing to screen and secure the
site has been developed in conjunction with the
Contractor.

During construction, temporary pedestrian
crosswalks and designations will be provided to
ease pedestrian access around the site.

ATTACHMENT 2: EXHIBIT B

COOMBS STREET

DWIGHT MURRAY PLAZA

PEARL STREET
1st STREET

TEMPORARY

PEDESTRIAN
CROSS WALK, (2)

STOP SIGNS AND

BARRICADES
(TYP.)
Scale: N.T.S.

SITE LOGISTICS PLAN - CIVIL COORDINATION
1 Date
SLP-2
Project number
Drawn by
Checked by

GENERALPLAN
9271
Project Name: NFS
Client Name: -
01/30/25
DG
GE
N.T.S
No.

Description
Date

NAPA FIRST STREET HOTEL &

NAPA, CA
FOR Approval

BRANDED RESIDENTIAL
www.buildgc.com
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434
http://www.pacific-structures.com/
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434

TEMPORARY PEDESTRIAN CROSSWALK,
(2) STOP SIGNS & BARRICADES

7. S

ITE LOGISTICS PLAN

COOMBS STREET

DWIGHT MURRAY PLAZA

PEARL STREET
1st STREET

TEMPORARY

PEDESTRIAN
CROSS WALK, (2)

STOP SIGNS AND

BARRICADES
(TYP.)
Scale: N.T.S.

SITE LOGISTICS PLAN - CIVIL COORDINATION
1 Date
SLP-2
Project number
Drawn by
Checked by

GENERALPLAN
9271
Project Name: NFS
Client Name: -
01/30/25
DG
GE
N.T.S
No.

Description
Date

NAPA FIRST STREET HOTEL &

NAPA, CA
FOR Approval

BRANDED RESIDENTIAL
www.buildgc.com
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434
http://www.pacific-structures.com/
160 S. Van Ness
San Francisco, CA 94103
Phone: 415.970.5434

TEMPORARY PEDESTRIAN CROSSWALK,
(2) STOP SIGNS & BARRICADES

FIRST STREET NAPA

PHASE II REDEVELOPMENT
34 During construction, temporary pedestrian
crosswalks and designations will be provided to
ease pedestrian access around the site.

ATTACHMENT 2: EXHIBIT B

EXHIBIT
C

Planned Development
Overlay District
(PD
-
39) Boundary

= Planned Development Overlay District (PD
-
39) Boundary (approximate)

ATTACHMENT 2

Napa City CouncilJune 24, 2025

Napa City Council
June 24, 2025