Community Development Department
–
Planning Division
1600 First Street + P.O. Box 660
Napa, CA 94559
-
0660
(707) 257
-
9530
_________________________________________________________________________________________________
PLANNING
COMMISSION
STAFF
REPORT
J
UNE
5 , 202
5 AGENDA ITEM
7.B
PL
2 0
-
0135
First Street Napa
Phase
II
I.
GENERAL INFORMATION
PROJECT
SUMMARY
:
An
application fo
r a
Specific Plan/
Zoning Amendment, Planned
Development Overlay,
Tentative Parcel Map,
and Development
Agreement to facilitate redevelopment of
downtown at the former
Kohl’s Department store and Dwight Murray Plaza
site for
development of up to
161
hotel rooms
with ancillary retail and
amenities
,
up to
78 residential condominium units, and
approximately
30,000 square feet of non
-
residential
uses
, referred
to as the First Street Napa
Phase
II redevelopment
.
PROJECT
LOCATION:
Addres
ses
:
1106, 1116 and 1118 First Street
APN
(
s
)
:
•
Coombs Street LLC Parcels
003
-
166
-
010, 003
-
1 6
6 -
013, 003
-
1 6
6 -
015 and 003
-
166
-
016
•
1151
and 1199
Pearl Street
(Parking Lot Parcel)
003
-
166
-
008
and
003
-
166
-
011
•
Dwight Murray Plaza
003
-
166
-
17 •
Parking
Lot East of Project Site
Along Main Street
003
-
167
-
020
GENERAL PLAN:
Downtown Core Commercial
&
Downtown Mixed
-
Use
& Open Space
and Parks
ZONING:
Downtown Core Commercial & Downtown Mixed
-
Use
Downtown
I
& Downtown II
(Downtown Napa Specific Plan)
APPLICANT:
Coombs Street LLC
3160 Crow Canyon Rd. Ste 40
San Ramon
,
CA
94583
Phone: (
925) 336
-
9593
A
UTHORIZED
A
GENT
:
Kevin Teague, HTRA LLP
1455
First St., STE 217
Napa
, CA
04550
Phone: (
707) 927
-
4272
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2 PROPERTY
OWNER:
Same as Applicant
STAFF
PLANNER
:
Ricky Caperton, Planning Manager
Phone:
(
707) 257
-
9530
ATTACHMENTS:
ATCH 1
–
Draft
Ordinance (
Development Agreement)
ATCH 2
–
Draft
Ordinance (Planned Development Overlay
)
ATCH 3
–
Draft Ordinance
(
Ent
.
Overlay)
ATCH
4 –
Draft
Resolution
(
Tentative Parcel Map
)
ATCH
5 –
Draft
Development Agreement
Exhibits
within the
Development Agreement
:
o
Exhibit
A
–
Legal Description (CS
Parcel
s)
o
Exhibit
B
–
Legal Description
(Parking Lot Parcels)
o
Exhibit
C
–
Legal Description (Dwight Murray Plaza)
o
Exhibit
D
–
New Plaza Area
o
Exhibit E
–
Project Description
o
Exhibit F
–
Impact Fee Schedule
o
Exhibit G
–
Term Sheet for Maintenance
Agreement
o
Exhibit H
–
Alternative Equivalent
o
Exhibit H
-
1 –
Legal Description (Aff. Housing Parcel)
o
Exhibit I
–
Parking Requirements & Supply
o
Exhibit J
–
Term Sheet Agreement (TOT
Share)
o
Exhibit K
–
Design Review Submittal List
o
Exhibit L
–
Sequencing
of Subsequent Approvals
ATCH 6
–
Tentative Parcel Map
ATCH
7 –
Initia
l Study / Addendum
Appendices wit
hin the IS/Addendum
:
o
Appendix A
–
Design Guidelines
o
Appendi
x
B
–
DNSP Capacity Analysis
o
Appendix C
–
Air Quality
Screening Analysis
o
Appendix D
–
Biological Resources
o
Appendix E
–
Cultural Records Search
o
Appendix F
–
VMT and Trip Generation
II.
RECOMMENDATION
Staff recommends that the Planning Commission forward a recommendation to the City Council to
:
(1) adopt
an ordinance
approving a Development Agreement
(2) adopt an
ordinance
approving
a
Planned Development Overlay
;
(3) adopt
an
ordinance approving
a
n extension of the Entertainment Overlay District described in Chapter 17.37 of the Napa Municipal Code (“NMC”); and
(
4 ) adopt a resolution approving a Tentative Parcel Map ;
and determine that the potential environmental effects
of the Project were adequately
analyzed and addressed by a prior California Environmental Quality Act (CEQA) action as documented in the Adden
dum
for the First Street Napa
Phase
II
R
edevelopment
Project
.
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3 III.
EXECUTIVE SUMMARY
The
First Street Napa Phase II Project (“Project”)
site
consists of
approximately 2.8
5 acres
located
generally between Coombs and Brown Streets, Pearl and
First
Streets,
as
shown in
Figure 1, Location Map
.
FIGURE 1
Location Map
The Project proposes
development
cons
isting of
two (2) independent
structures
, including
one residential condominium structure
of up to 78 units, and one hotel of up to 161 rooms.
Associated amenities would include some on
-
site parking
and
non
-
residential
uses
(retail
and food service)
, enhanced publicly accessible spaces (i.e. reconstruction of the Brown Street corridor)
, circulation
improvements, landscaping, and public art. Project details are described
more below under the Project Description, and includ
ed as
Attachment 5,
Development Agreement
,
Exhibit E
(Project Description)
.
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4 The following actions are requested to facilitate the Project:
Development Agreement
Adoption of an ordinance to approve a
Development Agreement
,
pursuant to 65864
et
seq.
of the Government Code and
Napa
Municipal Code
S
ection 17.52.150 and
Resolution No. 93
-
267
,
to
vest in the Applicant for a period of ten (10) years the foregoing Project approvals and to
establish certain conditions
, procedures,
and requirements
related to
implementation of
the Project
. The Development Agreement would also include
an Affordable Housing Alternative Equivalent which would require the Project to contribute approximately
$2,000,000 in funding and provide consulting services to the First United Methodist Church’s proposed deve
lopment of an affordable and workforce
housing
project located off the Project site at the Church’s property in downtown Napa (“Affordable Church Project”)
,
in addition to an affordable housing fee of $2.00 per square foot per residential unit to be paid at the close of escrow for the sale of each residential unit.
The draft Development Agreement is provided as
Attachment 5, Development
Agreement
.
Planned Development
(PD)
Overlay
Zoning Amendment
Adoption of an ordinance
establishing a Planned Development (
PD
)
Overlay
District with
specific use provisions, intensity and density, maximum floor area, and maximum height, along with other development standards that w
ould
be required as part of the future
design review for the Project.
The PD
would
also establish
Project
-
specific Design
Guidelines
for
the Project
which would be
site
-
specific and
intended to
supersede the
more general Downtown Napa Specific Plan Design Guidelines .
A map of the boundary
change
and draft design guidelines
are included
in
Attachment
2 , Draft Ordinance
(
Planned Development
Overlay)
.
Entertainment Zone District Amendment
Adoption of a
n
ordinance
to expand the Entertainment District
described in Chapter 17.31
of the Napa Municipal Code
(“NMC”)
to include the Project site by amending Figure 4.2,
Entertainment Overlay District, and Figure 4.4, Focus Areas, of the Downtown Napa Specific Plan (“DNSP”)
.
A map of the boundary change is shown in
Attachment
3, Draft
Ordinance (Entertainment Overlay)
.
Tentative Parcel Map
Adoption of a resolution to r
econfigure
seven (
7 )
existing fee parcels into
three
(
3 )
fee
parcels,
one (
1 )
condominium parcel and
one (
1 )
airspace parcel for a total of
five (
5 )
new
parcels for financing, ownership and condominium property division purposes.
The
tentative parcel map is shown in
Attachment
6 , Tentative Parcel Map
.
IV.
SITE CONTEXT AND HISTORY
The
Project
site is bordered by Coombs Street on the
w
est, Pearl Street on the north, Main
Street and the parking lot and 9/11 Memorial
Garden
on the east and 1
st
Street on the
south. The Brown Street right
-
of
-
way defines the easterly border of the building
construction and will be improved
as a pedestrian cor
ridor
as part of the overall
development plan.
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5 Surrounding Land Uses
Surrounding uses include
the Archer Hotel, First Street Napa shops and the Pearl Street Parking Garage to the west across Coombs Street; the surface lot and Heritage Park to the north across Pearl Street;
a portion of Napa Creek,
the surface parking lot, 9/11 Memorial
Garden
, former bank building occupied by Allegria Restaurant to the east across the Brown Street right
-
of
-
way; and,
the County
-
owned
office
building across
First
Street to the south.
History
Historic
m
aps provided as part of the Design Guidelines show the previously integrated street patterns, particularly along Clay and Brown Streets, which
provid
ed
smaller more
walkable blocks. The redevelopment of downtown Napa in the 1970’s significantly altered this configuration. In addition, the area historically included various two
-
and three
-
story
buildings with highly detailed façade frontages typically fronting the street edge. Most notably, the Migliavacca Building,
built in 1904 on the northwest
corner of Brown and First
Streets, stood until 1973 when it was removed by the Napa Community Redevelopment Agency.
In 1969, the City of Napa established the Napa Redevelopment Agency and adopted the Napa Urban Redevelopment Plan for the Parkway Plaza Redevelopment Project (now referred to as First Street Napa shops). In 1970, the City was awarded funds from the U.S.
D
epartment of Urban Development to implement the Neighborhood Development Program. Approval of the plan and receipt of the funds put in place implementation of the first major phase of redevelopment in the downtown which included street beautification, cr
eating the Brown Street Pedestrian Mall, the “Town Center” shopping mall, parking garages, new department stores (Mervyn’s and Carithers), and a one -
time public art
program (primarily the fountain and clocktower) which replaced the Migliavacca Building
.
Other notable buildings were removed to allow for construction of the Town Center and Parking Garages.
The Town Center Shopping Mall and downtown business struggled through the 1980’s and 1990’s; Redevelopment was removed by the Governor and the City realized more focus was needed to enhance the downtown. In 2008
,
the City commenced preparation of a
Downtown Specific Plan which was ultimately adopted in 2012. This new planning document set in motion approval of the Archer Hotel and related retail improvements that have catalyzed increased commerce, visitation and
enjoyment in the downtown.
Purchase and Sale Agreement
The
approximately
2.8 5
acres project site is within the core of Downtown Napa, bounded by First street, Coombs Street, Brown Street and Pearl Street. The Applicant owns approximately 1.94
-
acres in properties that includes the former Kohl’s Department Store and other users locat
ed at 1106, 1116 and 1118 First Street. Existing land uses in the vicinity of the project site include a variety of retail stores, offices, restaurants, services and visitor attractions.
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6 On July 31, 2020
,
the City of Napa entered into an “Agreement of Purchase and Sale and Joint Escrow Instructions”, C2020
-
174, to allow the Applicant to acquire the approximately
0.75 -
acre surface parking lot property owned by the City of Napa located at 1151 -
1199
Pearl Str
eet to incorporate into the proposed project.
The Agreement provides that upon approval of the necessary entitlements, final design and permits for the Project, the City would transfer the City -
owned surface parking lot to the
Applicant. That Agreement was amended and assigned to the current property
owner in
2022 and amended in 2022. On August 9, 2024 the City and Applicant executed an “Amended and Restated Agreement of Purchase and Sale and Joint Escrow Instructions”, C2024
-
160 to provide additional time to complete the Development Agreement and ot her
necessary entitlements.
On August 9, 2024
,
the City and Applicant executed an “Agreement for Exchange of Real Property and Joint Escrow Instructions”, C2024
-
159 to allow the Applicant to acquire the
approximately 0.18 acre property located on First Street known as the Dwight Murray Plaza
,
currently owned by the City of Napa
and
located adjacent to 1118 First Street
,
in
exchange for Applicant developing a new plaza within the Project site and granting the City a “Public Access Easement” for use by the public as described herein on a property at least
0.18 acres in size. The Agreement provides that upon approval of the necessary entitlements, final design and permits for the Project, the City would transfer the City -
owned
plaza to the Applicant and prior to completion of the Project the Applicant would transfer to
the City the Public Access Easement for the new plaza.
V.
PROJECT DESCRIPTION
The following provides a detailed description of the key Project components.
The Project
consists of a mixed
-
use development, including
residential
, commercial, and public
realm
and pedestrian improvements, as further described below .
Residential
(78 units)
Up to
78 market
-
rate for sale condominium branded whole ownership residential units totaling
approximately
198,000
s
quare
f
eet
(these units would be similar in use and
function to the branded Stanly Ranch Vineyard Homes). Branded whole ownership residential units are residential condominium units that may be occupied by the owner some or all of the time
and
made available to the hotel’s short
-
term transient rental pool
and are serviced by the hotel. In addition to the on
-
site branded residential units, the
Dev
elopment Agreement further defines the terms and timing by which Developer w ould
provide funding assistance to the affordable housing project proposed on property owned by the First United Methodist Church in downtown Napa and funding to the Affordable Housing Trust Fund through payment of additional Housing Impact Fees.
Hotel
(161 rooms)
The
proposed hotel would
be at a minimum an STR
-
rated upper
-
upscale facility with
approximately 161 rooms and a gross total square footage of approximately 200,000
s
quare
f
eet
which includes 10,000
s
quare
f
eet
dedicated to
event space
, 1,900
s
quare
f
eet
for an outdoor terrace serving the
event space
, and 2,000
s
quare
f
eet
fitness studio
.
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7 The
hotel would
also include amenities such as a restaurant on the ground floor and a rooftop patio and bar. These amenities may be operated as independent retail and commercial uses from the hotel.
Non
-
Residential
(30,000 square feet)
Approximately 30,000
s
quare
f
eet
of commercial space
would
consist
roughly
of
two
categories, a) serving the hotel directly (i.e. restaurant/food and beverage; spa, incidental retail uses)
, and
b) traditional commercial space which w
ould
be tenanted later.
The
commercial space w
ould
be predominantly on the ground floor of the two new buildings with some second/upper
-
floor space occupied primarily to serve the residents and hotel patrons.
Public Realm
& Pedestrian
Improvements
(54,000 square feet)
The Project w
ould
provide approximately 54,000
s
quare
f
eet
of fully improved public open
space
, as described below.
•
Dwight Murray Plaza
/Pedestrian Paseo
:
Dwight Murray Plaza would be
“relocated” and enhanced as a pedestrian paseo between the residential and hotel buildings
providing connection, both physically and visually, from the where the terminus of the first street shops currently end to the 9/11 memorial . The 9/11
memorial garden would also be enhanced as part of the Project.
•
Brown Street Corridor:
The Brown Street Corridor would be redeveloped and
enhanced with
a new walkway, landscaping, and public art.
•
Pedestrian Drop
-
Off:
Along the east side of the Project, a new pedestrian drop -
off zone would be constructed
for
hotel guests, residents, and visitors
to have a
safer and more efficient drop
-
off area.
•
Main Street Mid
-
Block Crossing:
The Project would provide a new mid
-
block
pedestrian crosswalk on Main Street between
1 st
and Pearl for better east
-
west
connection to the river walk from the Project site.
•
Public Art:
The Project would include new public art with a focal piece at the proposed drop
-
off location. Other enhancements to the existing 9/11 memorial would
be provided as part of the Project.
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8 VI.
ANALYSIS
The following sections provide
the staff’s
analysis
of the Project and its required
entitlement(s).
A.
GENERAL PLAN
The Project site is designated Downtown Core
Commercial
(all existing buildings), and
Downtown Mixed Use (surface lot on the north side of Kohl’s) with Dwight Murray Plaza designated Open Space
& Parks
.
The primary intent of these land use designations is
to
promote the continued development and revitalization of the pedestrian -
oriented
Downtown area that serves as Napa’s unique sh
o
pping district
and
as a neighborhood
hub for the residences surrounding it.
The goal, according to the Napa 2040 General Plan, is to provide a mix of land uses, including hotels, shops, restaurants, and entertainment.
The Project would
be consistent
with
several of the Napa
2040
General Plan Goals and
/or
Policies, including the following:
Land Use
Element
•
Goal
LUCD
-
20 :
Continue to promote Downtown Napa as an active and vibrant heart of the community.
•
Policy
LUCD 20
-
1 :
Continue to improve the vitality and character of Downtown through planning, design, business
-
community partnerships, and City programs and
projects that encourage a variety of social, entertainment, cultural, retail, administrative, and government uses.
Staff Analysis:
The Project meet
s
this goal
and policy
through re
-
establishing the
historic circulation
grid and
allowing for clearer and more accessible pedestrian
amenities. In addition, the ground floor activity and relationship to the pedestrian realm will significantly improve
the area
over the existing conditions. The Brown Street
Improvements, the enhanced relocated Dwight Murray Plaza and the increased activity brought by the 161 Hotel Rooms and 78 Residences support a finding of consistency with G
oal LUCD
-
20 and Policy LUCD 20
-
1 •
Policy LUCD 20
-
2:
Enhance Downtown urban design quality and sense of place through strategies including:
o
Incorporate more public art, outdoor dining options and street trees and plantings
.
o
Enhance pedestrian comfort and safety, including consideration of pedestrian only places and streets.
o
Desing inclusive public spaces with family
-
friendly amenities.
o
Include bike racks, wayfinding signage, public restrooms and attractive landscaping like trees and flowers.
Staff Analysis: The Project
would
meet this goal because
it would
implement the
Brown Street Corridor plan improvements, which focus on pedestrian improvements of the Brown Street right
-
of
-
way, including: enhancing the interaction with the existing 9 /
11 Memorial
Garden
; public art defining the southern edge of the 9
/
11 Memorial
Garden
; providing outdoor dining options through the public amenity improvement area; and, preserving as well as planting additional trees.
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9 In addition, connecting the pedestrian corridor through to Pearl Street, creating a pedestrian crossing on Main to better connect to the Oxbow District through the Oxbow Bypass Park, and recreating Dwight Murray Plaza through the project site connecting w
ith the First Street Napa shops to the west all support the goals
listed in
Policy LUCD 20
-
2. •
Policy LUCD 20
-
4:
Continue to
develop, promote, and prioritize high
-
quality public
spaces. Explore the use of publicly
-
owned sites or
private/public partnerships to
develop a town square that enhances community connectedness, vibrant gathering spaces and public life.
Staff Analysis: The Project
would
meet this goal because
it would
expressly address
the need for an improved pedestrian experience in the Downtown. The intersection of the new Dwight Murray Plaza passing between the buildings with the Brown Street right
-
of
-
way improvements and the 9
/
11 Memorial
Garden
will create a public
gathering space activated by the new residences,
and the
hotel and ground floor
commercial spaces defining the western edge.
•
Policy LUCD 20
-
5:
Prioritize pedestrian and bicycle safety throughout Downtown and enhance physical pedestrian and bicycle connections to other key areas, such as the Oxbow District, the Napa Valley Expo, and the Soscol Gateway Transit Center .
Staff Analysis:
As noted above, the improvements to t
he
Brown Street Corridor,
restoring the grid by providing a connection
from
the First Street Napa shops to Main
Street,
and
providing a mid
-
block crossing at Main Street to better connect to the
Oxbow Bypass Park
,
are all improvements that
prioritize the pedestrian and cy
c
list
experience therefore
support
ing
a finding of consistency with Policy LUCD
-
20 -
5 .
•
Goal LUCD
-
21: Promote a vital downtown that is healthy, sustainable, and contributes to the City’s economic vitality, for the enjoyment of residents and visitors.
•
Policy
LUCD 21
-
1 :
Foster a compleme
ntary
mix of commercial, hospitality/tourism,
and residential uses in Downtown; promote additional opportunities for residential mixed
-
use development, including workforce and affordable housing, with ground floor commercial and residential uses above.
Staff Analysis:
The combination of uses including hospitality, commercial tenant space, public spaces,
and
residential units
,
and support for future affordable housing
units at the Methodist Church (also within the Downtown), address the desires of Goal LUCD
-
21 and Policy LUCD 21
-
1. Circulation
Element
•
Goal
TE
-
7: Maintain parking standards that balance parking demand with urban design goals and do not negatively impact pedestrians, bicyclists and transit users in development areas throughout the city.
•
Policy TE 7
-
2:
Review Downtown parking requirements to better utilize public parking facilities, and allow flexibility in parking design, such as shared parking arrangements for mixed
-
use projects. Provide locations for drop
-
off and pick
-
up services and reduce
parking
requirements to encourage healthier choices (e.g
.,
walk, bike, or use public or
private transportation shuttle services).
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10 Staff Analysis: The
Project Parking will be satisfied by a combination of on -
site spaces
provided primarily for the residential units, and utilization of the Pearl Street Garage and Surface Lot across Pearl Street next to Heritage Park.
The Project analysis shows that all parking needs can be accommodated given the exchanging of the existing parking load (Kohl’s, restaurants and other retail), with the proposed hotel and residences. In addition,
improvements to the Main Street Lot
adjacent to the 9/11 Memorial
Garden
include a Downtown Drop
-
Off function for use
generally by ridesharing services and specifically as the Valet for the Project Hotel.
These improvements will improve congestion on First Street, reduce conflicts with motorist an
d cyclists (fewer double
-
parking violations) and generally improve overall
circulation in this critical area of Downtown.
Community Services, Parks and Recreation
Element
•
Goal
CSPR
-
16 :
Strengthen Napa’s identity as a destination for the visual, performing
,
and culinary arts, and foster linkages to economic growth and tourism based on arts and culture. Encourage collaboration between local businesses and community organizations to incorporate art into the City’s economic development strategies and to promot
e cultural tourism.
Staff Analysis: The Project
would
promote
this goal because it
will provide public art
as a feature of the project improvements as well as integrate additional public art installations with the Brown Street Corridor improvements, relocated Dwight Murray Plaza and integration into the 9/11 Memorial
Garden
.
Historic and Cultural Resources
Element
•
Goal
HCR
-
9 :
Achieve a vital Downtown that reflects its historic urban form and setting, offering a mix of old and new buildings.
Staff Analysis:
Restoring the original grid pattern circulation system and taking cues from the former Migliavacca Building for design inspiration for the proposed Hotel Building along First Street are two examples of the level of care and detail the Project provides for
reflecting the historic urban form and setting.
Economic Development
•
GOAL ED
-
8: Support Downtown Napa as a multi
-
cultural, event, and food
destination, anchored by
hospitality uses, and with a supportive mix of civic,
office, retail, entertainment, and
residential uses to
promote vibrancy,
authenticity, and cultural diversity.
Staff Analysis:
The Project would provide a redeveloped space consistent with the Downtown Napa Specific Plan
by fostering a mix of uses complimentary to the
downtown area, such as providing a hotel, residential, and a mix of commercial uses such as restaurants and small retail.
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11 B.
ZONING
Most of the
Project site is zoned Downtown Core Commercial (DCC)
,
except for the
northern parking lot along Pearl Street designated as Downtown Mixed Use (DMU).
Both
zoning
Districts allow for tourist
-
oriented uses such as hotels and their related amenities, recreational facilities, community and visitor
-
serving retail, commercial, restaurants, and
similar compatible uses.
The Project proposes a mix of uses consistent with the zoning by providing a hotel, residential, and non
-
residential visitor and
local serving
uses such
as restaurants, retail, and entertainment
.
C.
DOWNTOWN NAPA SPECIFIC PLAN
(D
N
SP)
The Project site is located within the Downtown Specific Plan boundary.
The goal of the
Specific Plan is to revitalize Downtown Napa into a vibrant place where residents and visitors alike come together to work,
live, play and actively engage in the community.
Visitors and residents
should be able to pursue a range of
activities, such as shopping at
local boutiques,
eating in restaurants that open onto the sidewalk
or public gathering
place
s
, attending markets and
festivals, and listening to live music and
engaging in
other
entertainment
and activities
. Downtown hotels are among the broad range of uses
that
contribute to the vision of Downtown Napa
and establish it as
a 24
-
hour destination for
locals and visitors alike.
The
Project area is within the Town Center Focus Area of the D N
SP. This focus area
provides for
the highest intensity of development planned within the D N
SP
,
containing a
corresponding Downtown I Zoning Classification which implements the desires for a Downtown Core of activity and intensity. Given the Land Use Designation within the Town Center Focus Area of the D
N
SP, and recognition of use types desired by the General Plan in support of the D
N
SP, the proposed Mixed
-
Use project, containing residential,
c
ommercial and hotel uses, is consistent with the Downtown Core
Commercial
and
Downtown Mixed Use land use
and zoning
designations.
The D
N
SP was a
dopted
in
2012,
following
significant public input through the Steering
Committee process as well as
multiple public meetings and hearings
. The D
N
SP
contains
the following land use policies:
1. Make Downtown Napa an inviting and friendly place to live, work and visit.
2. Revive Downtown as the primary job center in Napa.
3. Celebrate Napa’s rich history and agricultural heritage.
4. 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.
5. Take advantage of the Napa /river as a Downtown amenity and a setting for recreation, residential development, special
-
event venues and shopping.
6. Provide a human
-
scale, pedestrian
-
friendly environment that is inviting to residents
and visitors.
7. Build on Napa’s inventory of historic structures to set the tone for Downtown design.
8. Reuse, rehabilitate and restore buildings and/or building elements wherever practical and feasible.
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12 9.
Promote Downtown Napa as an opportunity area for mixed
-
use development,
including a range of housing options and densities.
10. Promote the concentration of activity
-
generating uses in the core area of
Downtown, including retail shops, offices, commercial services, restaurants and entertainment venues.
11. Place priority on high
-
quality design and developing unique structures that
complement their surroundings, orienting buildings and entrances to streets and public gathering places.
14. Create linkages to and between public gathering places, parks and the Napa River for people to explore Downtown.
The Project proposes to amend t
he D
N
SP Entertainment Overlay District
described in
Chapter 17.37 of the NMC
by bringing
the entirety of the Project site
within that District
.
Portions of the Project site are currently within the Entertainment Overlay District , and
including
the entire
site would provide the proposed Project a uninform permitting standard to implement entertainment uses and activities allowed by the D N
SP.
Placing
the entire Project site within the D
N
SP Entertainment Overlay District make
s
logical sense
and is consistent with the vision the D
N
SP has for the Town Center Focus Area, within
which this site resides. Given that the project is being implemented in one phase, and
will be managed by one operator, allowing for a uniform set of regulations for the Project is found
to be consistent with the General Plan and D
N
SP.
The central location of the Project demands attention to ensuring the new buildings integrate well into the current downtown environment. By focusing on restoring the circulation grid pattern, creating dynamic and exciting pedestrian -
level
,
publicly
accessible experiences within the Brown Street right
-
of
-
way, enhancing the newly
relocated Dwight Murray Plaza
,
and improving the First Street frontage with active project amenities, the Project satisfies many of the Land Use Policies adopted with the D N
SP.
In
addition,
with its
mix of uses (residential, service commercial, retail and hotel), and
the
attention to four
-
sided architectural detail from the ground floor through the rooftop commercial offerings, the Project meets the expectations established by the Lan d
Use
Policies listed above.
D.
PLANNED DEVELOPMENT OVERLAY DISTRICT
The purpose of a Planned Development Overlay District is to "encourage high quality, innovative and creative development design, and
possibilities for varied or mixed uses
consistent with the General Plan, by allowing flexibility in underlying zoning standards” and to “provide a mechanism for preservation of open space, natural or historic features
while continuing to permit the efficient use of land.”
Under NMC 17.42.020, Planned Development Overlay Districts may be combined with any principal zoning district consistent with the purpose and provisions of the district. Here the underlying DCC and DMU zoning and the DCC, DMU and Parks designations will be
combined with the PD designation, consistent with the specific purposes of a planned development overlay district. Under NMC 17.42.010, a PD’s purpose is to encourage high quality, innovative and creative development design, and possibilities for varied
or
mixed uses and to provide a mechanism for preservation of open space, natural or historic features while continuing to permit efficient use of land.
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13 Through the proposed Project’s PD Overlay District, a high quality, innovative and creative development design and preservation of Civic Spaces is accomplished by relocating and activating a new larger Civic Space that connects the Shops on First Street pe
destrian corridor to the 9
/
11 Memorial
Garden
, the Brown Street Corridor and Main
Street. This Civic Space relocation further supports the implementation of the DNSP Town Center Focus Area.
The PD Overlay District provides for variations to the underlying principal district regulations and standards, excluding density and Floor Area Ratios (which are established by the General Plan). The PD Overlay District may also shift uses in the underlyi
ng principal zoning district between conditional and permitted use categories.
The
regulations and standards established by the proposed PD Overlay District are an alternative to the regulations of the underlying district, and in the event of a conflict be
tween the two, the provisions of the PD District would apply.
Where the PD does not
specifically modify the zoning standards of the underlying principal district, the regulations
and standards of the principal district would remain in force.
The proposed PD Overlay District would help to encourage vibrant and active uses on the
P
roject site. A complete listing of the uses shifted from “conditional” to “permitted” is contained in
Attachment
2 ,
Draft Ordinance (Planned Development Overlay)
.
In
summary, the uses permitted by the PD District generally follow those found in the downtown, including entertainment, food & beverage, service commercial, and general retail. The Project development standards established by the PD District generally follo
w
the current development standards for the DNSP Downtown I Zoning District. The additional PD standards itemize the Project FAR, number of housing units and use of the top floor space for spa and food/beverage uses consistent with regulations provided in
the Zoning District. The PD District also ties together the Design Guidelines, Design Review Process and Development Agreement as implementation components of the Project. In addition, the PD executes new Design and Development Standards as
described bel
ow.
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
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14 may maintain the historic
zero lot line along First
Street.
Pearl Street setback: No
requirement
Side Setback
No requirement
No
requirement
Rear Setback
No requirement
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
No requirement
Lot Frontage
(feet) at front
property line
No requirement
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 Streets adjacent to the site, further provided that portions of stru
ctures 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 Specif
ic 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
standard
s set forth The First Street Napa Phase II Redevelopment Design Guidelines.
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15 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 tha
t also conforms to the Design Guidelines, provided that such applications are filed and processed in accordance with this Agreement within 18 months of the Effective Date. For applications filed more the 18 months after the Effective Date, all determinati
ons 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 within 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 Guideli
nes shall be allowed within setback areas with
approval of Design Review Permit for the Project:
a.
Sidewalks, trails, and pedestrian circulation areas and facilities;
b.
fencing, screening, stormwater and bioretention facilities and similar features;
c.
landscaping (including hardscape);
d.
signage and graphic displays.
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 req
uirements 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 Munici
pal 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.
E.
DEVELOPMENT AGREEMENT
In order to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs and risks of development, the Legislature of the State of California enacted section 65864 et seq.
of the Government
Code (“
Development Agreement Statute
”) which authorizes a city and a developer having
a legal or equitable interest in real property to enter into a binding, long -
term development
agreement establishing certain development rights in the property.
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16 Some of the key components of the proposed Development Agreement are
as follows:
•
Affordable Housing Alternative Equivalent:
The Project would contribute
$2,
037
,
000
.00 to a previously approved affordable housing project in downtown
Napa, in addition to providing consulting services
, in addition to an affordable
housing fee of $2.00 per
square foot per residential unit to be paid at the close of escro
w for the sale of each residential unit.
•
Transient O
ccupancy
Tax
(TOT):
City would reimburse for public improvements
constructed as part of the Project up to $
33 million over a period of 10 years
,
inclusive of interest
.
•
Public Art:
As part of the Project, a minimum of
$500,000 in value of public art
would be installed at the time of construction.
•
Pedestrian Drop
-
Off Zone:
The Project would include reconfiguration of the
surface parking east of the Project site (along Main Street) to include a dedicated drop
-
off zone for pedestrians, hotel guests, and residents.
•
Main Street Mid
-
Block Crossing:
The Project would include construction of a
new mid
-
block pedestrian crossing at Main Street for an
east
-
west connection from
the Project site to the river walk.
•
Brown Street Corridor:
The Applicant would improve Brown Street Corridor
with
enhanced landscape, hardscape, and pedestrian furniture of high -
quality design
and aesthetic
.
•
Dwight Murray Plaza Relocation:
The proposed Project would replace Dwight
Murray Plaza and relocate and increase the size of the Civic Space in the new plaza on the Project site. The relocated plaza would not reduce the number of Civic Spaces; however, would actually increase both the s ize and quality of Civic
Spaces, in furtherance of 2040 General Plan Update Goals and Policies: Goal LUCD
-
1, Goal LUCD
-
2, Goal LUCD
-
3, LUCD 3
-
4, LUCD 3
-
5, Goal LUCD 20, Goal
LUCD 21, Goal LUCD 22, Goal CSPR
-
9, CSPR9
-
12, and
CSPR 10.1. As part of
the Project, the PD Overlay and Development Agreement regulates the development and public use of the required new plaza.
•
Parking:
The Project would provide approximately 110 parking stalls within the residential structure and 129 parking stalls supplied in a nearby parking garage, subject to the execution of a parking agreement between the City and the Applicant. Based on the propose
d Project, 239 spaces would be required,
including 78 residential stalls (1 per unit), 129 for hotel guests (0.8 spaces per room, similar to the parking standard for Archer Hotel), and 32 flex spaces which may be used flexibly depending on demand. A more d
etailed parking analysis is
provided as
Attachment
5 ,
Development
Agreement, Exhibit I (Parking
Requirements & Supply
.
•
Decision Making Authority
:
The
Development Agreement would allow the City
Manager decision making authority for design review and other discretionary
entitlements
.
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17 F.
HOTEL POLICIES
The following is a discussion of how the project complies with the City’s Hotel
Policies
adopted in 2008.
1. A priority should be placed on the development of full -
service and resort hotels
downtown
because of the ancillary and complementary benefits to other downtown uses and activities. This does not preclude the full range of additional lodging products in appropriate locations throughout the city.
The Development Agreement requires the Project to be “Upper Upscale,” which would result in a full service resort hotel. The hotel will be a 161 -
room, STR
-
rated Upper
-
Upscale facility with amenities such as a restaurant on the ground floor, a rooftop pati o
and bar, a spa and event/meeting space.
The hotel will have significant positive economic benefits to the City of Napa and its residents, from TOT to sales tax to increased economic activity in downtown and around Napa. With accessory retail and related amenities, the Project will create a truly
unique mixed
-
use experience bringing visitors and residents into the heart of downtown. The Upper Upscale hotel:
•
Confirms the goals and objectives of the D
N
SP
•
Delivers a central and place
-
defining urban hotel helping to mark the core of
the Napa downtown
•
Becomes a meeting place and identification point for Napa locals and travelers
•
Continues to help position Napa as an upscale leisure and travel destination with the luxury hotel positioning
•
Compliments downtown area retail and other services, engaging both guests and locals in entertainment, shopping and dining experiences
The vision for the hotel is to provide the guest with a unique, full service Napa experience located in the vibrant urban setting of downtown Napa. It will complement the many restaurants, shopping and cultural activities that guests experience in the dow
ntown area, and does not preclude any additional lodging products in Napa.
Economic Forensics and Analytics, Inc. (EFA), an independent research and consulting firm located in Sonoma County, California since 2000, through the applicant, provided its “
Downtown Napa Hotel Analysis
” for this Upper Upscale
project, which describes the significant revenue to the City. The EFA report estimated total state and local tax revenues from the project. Not including construction revenues, the first 5
-
year operational annual average revenue fr
om property tax, sales
tax and TOT generated by the project is expected to be $6,190,505. The first 5 -
year
annual average TOT component of the revenue (at 12%) was calculated to be $5,266,800. The 1%
annual
housing trust contribution for moderate income
housing
over the same period would average $438,900.
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18 2.
Limited service hotels with meeting room space and close proximity to surrounding support services would be considered desirable. Bed and breakfasts and small inns as in
-
fill projects would be encouraged as indicated
in the General Plan.
The hotel will be an upper upscale or higher full
-
service facility with extensive
amenities and available services. The hotel will also feature event and meeting space to accommodate corporate and leisure groups, a restaurant and bar concept and a rooftop
patio, all available to both locals and guests of the hotel. Therefore, Policy 2 does not apply.
3. New hotel projects should provide a minimum of 15
-
100 square feet of
contiguous meeting room space per guest room depending on the type of hotel and location to facilitate and expand the group meeting demand.
The hotel facility includes approximately 10,000 square feet of meeting and event space. The hotel includes 161 rooms, equating to approximately 62 square feet per room, meeting the policy guideline.
4. Hotel applicants/developers should demonstrate how they will pursue mass transport activities that reduce traffic congestion such as shuttle services, linkages with other hotels, use of the trolley or like public transit options, for guest and employees, p
articularly for group
-
oriented hotels.
With the mixed
-
use, pedestrian
-
oriented district envisioned in the D
N
SP, the hotel is
ideally located for foot or bicycle traffic for its employees that live in or near downtown.
This also serves guests who will enjoy the downtown Napa experience. There are several Vine Transit bus routes that currently operate within the v icinity of the hotel,
with numerous routes operating along a loop using First Street and Third Street between Jefferson Street to the west and the Soscol Gateway Transit Center to the east.
The downtown location of the hotel is within well
-
connected and attractive pedestrian
and bicycle networks, which create a greater propensity for walk and bike travel and typically have lower vehicular trip generation than developments with poor multi -
moda
l
connectivity. Bicycle racks will be provided on or near the site.
The Project will limit the number of vehicles coming and going during peak hours through shift changes scheduled during non
-
peak hours. With regard to guests, shuttle
or similar service to downtown and other locations will be available depending on guest d
emand. Guests to the hotel will have their personal vehicles valet parked upon arrival. While on site, guests will have little need for their vehicles given the multiple entertainment, shopping and dining options available within downtown Napa. If vehicle
transport is required, the hotel will offer a variety of transportation options to off -
site
locations and activities and actively encourage guests to consider alternative transportation options. The hotel will coordinate with other business and hotels dow
ntown on shuttle service.
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19 5.
Hotel applicants/developers should demonstrate how they will link with the Napa Valley College Hospitality Institute and Hospitality and Tourism Management Program, and/or provide in
-
house hospitality and employment
training programs that will provide a ca
reer ladder and stable employment
sector.
As an Upper Upscale hotel facility, utilizing the Napa Valley College Hospitality Institute and the Hospitality and Tourism Management Program will be a key source for prospective employees and employee training. Generally, Upper Upscale facilities commenc
e the recruitment and hiring process approximately 12 months prior to opening, starting at the senior management level. During this process, the hotel will commit to create direct links and discussions with Napa Valley College. To provide the level of ser
vice required by the Upper Upscale customer, upward mobility and ongoing training is essential to a successful operation and work force. In Napa, the hiring and retention of local talent is essential to achieve success for an Upper Upscale facility. The h
otel will commit to these values.
6. Hotel projects should demonstrate how they will meet sustainability (green practices as determined by LEED standards) or future green ordinances or initiatives that may be adopted by the City.
The new construction will implement the City’s High Performance Building Regulations and CalGreen standards, which have been updated since the adoption of the City’s Hotel Policies. The sustainability components of the Project will be addressed during Desi
gn Review and will include the following key elements:
•
Green & Cool Roofs
•
Building Materials
•
Window Light Shelves
•
Non
-
Vehicular Access
•
Landscaping, Shade, and Water Use
•
Hardscape & Landscape
Surfaces
•
Stormwater & Landscaping
•
Stormwater & Permeable Surfaces, and
•
Stormwater & Education
7. Hotel applications should demonstrate as part of the application process a commitment to advancing cultural arts by providing a public art component visible and accessible to the public, particularly for hotels located downtown.
Hotel projects in the pipel
ine may be subject to a future “art in public places”
ordinance, pending adoption by City Council in 2008.
Art and culture will be key components to the hotel. Because the hotel and its amenities are open to be visited by the public, viewing art in the hotel is not limited to hotel guests. Since the adoption of the Hotel Policies, the City has adopted its publi c
art ordinance, which is applicable to the project. Rather than pay the art fee, the project will
incorporate public art at key locations as identified in the City of Napa’s Public Art Master Plan. An artist has already been retained.
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20 In addition, arts and culture will be further advanced with the new civic space created
by the project in the New Plaza and with the Brown Street Corridor improvements with a focus on the 9
/
11 Memorial
Garden
.
8. Hotel applicants should provide a report or study that provides a comprehensive overview regarding hotel employment. The report or study should be prepared by an independent consultant and include, at a minimum, the following information: the number of emp
loyees the hotel would employ,
full
-
time vs. part
-
time, positions titles, wage rates by position, and types of benefits; the anticipated breakdown of employees residing inside or outside the County of Napa, and the rationale for breakdown; and any programs
or policies
the applicant or operator will implement in the area of employee housing and congestion management. The City Council has requested this employment information to measure any economic, housing and transportation impacts the hotel would create.
In May 2018, Cushman & Wakefield prepared a Napa Lodging Market Study analyzing general market conditions for the development of hotels in Napa.
Visit Napa Valley
updated its Tourism Matters report to the community in 2016. That report includes economic impact and employment data related to hotels in Napa.
In October 2024,
EFA provided its Downtown Napa Hotel Analysis, which analyzed the Project’s economic impacts.
In general, Upper Upscale hotel facilities of the size of the hotel would be at the high end of wage and salary levels for hotels of this size. Consistent with similar hotels, if the site is maximized to its 161
-
unit potential, the project would expect to
create
177.2
daily
FTE employees
and 83 peak labor FTE’s
.
Consistent with higher end hotels in
Napa, approximately
75% to 85%
of the employees would be full time. An Upper
Upscale facility is likely to have the following employment categories:
•
Executive/Supervisory
•
Sales & Marketing
•
Engineering
•
Front Office
•
Housekeeping
•
Laundry
•
Valet Parking/Bell Staff
•
Food & Beverage (including restaurant, bar, room service, rooftop, event and meeting
servicing)
Specific wage and salary information for positions will not be known until the time the project is under construction. Generally, an Upper Upscale facility would expect salaries and wages to fall with the following ranges (before accounting for benefits).
•
Executive/Supervisory (salaried)
–
Salaries are expected to range
from
$50,000
per year for assistant supervisors to over
$120,000
per year for
senior executive staff.
•
Sales & Marketing (salaried)
–
Salaries are expected to range from
$50,000
per
year to over
$100,000
per year for senior level salaries.
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21 •
Engineering (hourly)
–
Salaries for engineers are expected to range from
$16/hr.
to $28/hr.
•
Front Office (hourly)
–
Salaries are expected to range from
$15/hr. to $23/hr.
•
Housekeeping (hourly)
–
Wages are expected to range from
$15/hr. to $22/hr.
•
Laundry (hourly)
–
Wages are expected to range from
$15/hr. to $20/hr.
Benefits in an upper upscale facility generally would include:
• Comprehensive health insurance (employee and family plans available)
• Dental and vision insurance coverage
• Vacation & Sick Benefits
• Company
-
sponsored retirement plans (U.S. 401(k) program)
• Life Insurance and Disability Insurance
• Flexible Spending Accounts
In terms of employee housing, the hotel is located in downtown Napa and close to many transit opportunities and within walking and biking distance from existing and future planned housing. At the time of commencement of operations at the hotel, additional
employee housing opportunities are anticipated in Napa, including the completion of approximately 500 units at Gasser, the development of the HHS site near downtown, various sites proposed on Soscol, and the many other residential pipeline projects.
Since
the project submittal date in 2019, approximately 806 housing units have been approved by the City of Napa.
At the time of hotel construction, the
hotel will coordinate with workforce housing developers to secure housing opportunities for employees. Similar to other higher end facilities, the hotel would expect that 75% to 85% of the project employees will resid e in Napa. The remaining
employees would be expected to live nearby, such as American Canyon, Vallejo, Fairfield and Sonoma. This information will be better known at the time of construction.
With regard to congestion management, as described in the traffic report and CEQA addendum, hotel operations do not coincide with peak hour traffic. A significant amount of employee travel can avoid the highly
-
congested hours of the day. In
addition, tra
nsit options from the VINE stops are available based on the hotel’s location.
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22 VII.
REQUIRED FINDINGS
The following sections identify the required findings to support the Project. The detailed Staff analysis for each finding can be found in the respective ordinance(s) and/or resolution(s)
included as attachments to this report.
A.
Development Agreement
Pursuant
to 65864
et seq.
of the Government Code and Municipal Code section
17.52.150
, the Project requests approval of a Development Agreement.
The Development
Agreement will promote orderly growth and quality development in accordance with the goals and policies set forth in the City of Napa 2040
General Plan
and Downtown Napa Specific Plan
; is compatible with the uses authorized in, and the
regulations prescribed for, the
district in which the Property is located; will promote the public convenience, general welfare, and good land use practice; will not be detrimental to the health, safety and general welfare; will not adversely affect the orderly development of property or
the preservation of property value; and will promote and encourage the development of the Project by providing a greater degree of requisite certainty
B.
Planned Development Overlay District
Pursuant to Napa Municipal Code (
NMC) Section
17 .42.050
, the
Project requires
the
following
findings for
approval of a
Planned Development Overlay,
which are analyzed in
detail in
Attachment
2 ,
Draft Ordinance
(Planned Development Overlay)
.
•
The development is superior overall to a similar project designed to meet the standards of this title and of the underlying district in which it is located; and
•
Any variations from the standards of this title 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; and
•
Each phase (if any) of the development, as well as the development as a whole, can exist as an independent unit capable of creating an environment of sustained desirability and stability; and
•
The proposed development is planned in coordination and compatible with the existing and planned uses in the surrounding area; and
•
The proposed structure(s) and/or use(s) are consistent with the General Plan and any applicable specific plan or other adopted plan; and
•
Any conditions stipulated as necessary in the public interest have been imposed; and
•
The proposed structure(s) and/or use(s) will not be detrimental to the public health, safety and welfare of the community.
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23 C.
Specific Plan Amendment/
Rezone
Pursuant to Napa Municipal Code (NMC) Section 17
.66
.0
8 0, the Project requires the
following findings for approval of a
Rezone
, which are analyzed in detail in
Attachment
3 ,
Draft
Ordinance (Entertainment Overlay)
.
•
The proposed amendment is consistent in principle with the General Plan.
•
The public health, safety and general welfare are served by the adoption of the proposed amendment.
•
If a rezoning to district with a larger minimum lot size is proposed, effectively reducing the planned residential density, the city shall also find that the remaining sites in the housing element are adequate to accommodate the jurisdiction's share of the
regional housing need pursuant to Section 65584; or if not, that it has identified sufficient additional, adequate and available sites with an equal or greater residential density in the jurisdiction so that there is no net loss of residential unit capaci
ty.
D.
Tentative Parcel Map
Pursuant to NMC Section 16.12.010(B), the Project requires approval of a Tentative Parcel Map. To approve the Tentative Parcel Map, pursuant to NMC Section s 16.28.060
and
16.20.070
, the following findings
must be made, which are set forth in detail in
Attachment
4 , Draft Resolution
(Tentative Parcel Map)
.
•
That the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and any applicable specific plan.
•
Except for condominium conversion projects where no new structures are added that the design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in th
e State Subdivision Map Act and any guidelines promulgated by the Council.
VIII.
ENVIRONMENTAL REVIEW
Staff recommends that the Planning Commission
determine that the Project
is within the
scope of the project evaluated in the Downtown Napa Specific Plan Environmental Impact Report (the “DNSP EIR”) certified by the Napa City Council in Resolution R2012 54, adopted on May 1, 2012
based on the
Initial Study/Addendum
that was prepared
(
see
Attachment
7 ,
Initial Study
/ Addendum
)
find
ing that
the Project is within the scope of
the development program described and
evaluated in the DNSP EIR
,
subject to its
compliance with the applicable provisions of the DNSP EIR Mitigation Monitoring and
Reporting Plan (prepared pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code section 21000
et
seq
).
ATTACHMENT 20
P
L
2 0
-
0135 First Stree
t
Napa Phase II
24 IX.
PUBLIC NOTICE
Notice
of th
e scheduled public heari
ng was provided
on
May
1 4
,
202
5 ,
by US Postal
Service to all property owners within a
500
-
foot
radius of the subject property.
Notice of the public hearing was also published in the N apa Valley Register on
May
15 ,
2025
,
and
provided
to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. The Applicant was also provided a copy of this Report and the associated attachments in advance of the public hearing on the projec
t.
X.
PUBLIC COMMENT
As of the publication of this Report, no public comment has been received.
Any comments
received after the publishing of this report will be provided to the Planning Commission via
a supplemental memorandum.
ATTACHMENT 20