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RESOLUTION NO. R2025-XX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NAPA, STATE OF CALIFORNIA, APPROVING, PURSUANT
TO A SECTION 15168 ANALYSIS AND ADDENDUM TO THE
DOWNTOWN NAPA SPECIFIC PLAN PROGRAMMATIC
ENVIRONMENTAL IMPACT REPORT (S CH NO.
2010042043), AND ALTERNATIVELY, TO THE CEQA
GUIDELINES SECTION 15332 CATEGORICAL
EXEMPTION, A TENTATIVE PARCEL MAP TO
RECONFIGURE SEVEN EXISTING (7) PARCELS TOTALING
APPROXIMATELY 2.85 CUMULATIVE ACRES AND
LOCATED AT 1 1 0 6 , 1 1 1 6 , 1 1 1 8 FIRST STREET
(APNs: 003-166-010, 003-166-013, 003-166-015, AND 003-
166-016) AND 1151 AND 1199 PEARL STREET (APN: 003-
166-008, AND 003-166-011) AND DWIGHT MURRAY PLAZA
(APN: 003 -166-017) INTO 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 (PL20-0135)
WHEREAS, 3VG and Coombs Street LLC (the “Applicants”) submitted an application for multiple entitlements (PL20 -0135), including a Zoning/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 purpose of the Tentative Parcel Map is to reconfigure seven (7) existing parcels located 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 (003-166-017) (“Site”) into five (5) parcels, including three (3) fee parcels, one (1) airspace parcel, and one (1) condominium parcel; and
WHEREAS, on May 1, 2012, via Resolution R2012 54, the City of Napa (“City”), as the lead agency under the California Environmental Quality Act ("CEQA"), certified the Downtown Napa Specific Plan Programmatic Environmental Impact Report (State Clearinghouse No. 2010042043) (“DNSP EIR”) and approved the DNSP on May 1, 2012; and
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WHEREAS, as part of its certification of the DNSP EIR and approval of the DNSP, City adopted Findings of Fact, Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the DNSP; and
WHEREAS, pursuant to CEQA ’s implementing regulations (“CEQA Guidelines”) section 15168, when a program EIR is used to support approval of activities within the program, the City must examine those activities as they come up for approval to determine whether additional environmental review is required , and if it determines that the activity’s environmental effects were examined in the program EIR and that a subsequent EIR would not be required, the agency may approve the activity as being within the scope of the project covered by the program EIR; and
WHEREAS, pursuant to CEQA Guidelines section 15332, also known as the Infill Development Project exemption, projects within the City that are of no more than 5 acres, consistent with applicable general plan and zoning, substantially surrounded by urban uses, have no value, as habitat for endangered, rare or threatened species, will not result in any significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services are categorically exempt from CEQA; and
WHEREAS, pursuant to CEQA 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 Project’s potential environmental effects are within the scope of the development program evaluated by the City in the DNSP EIR, whether there are Project-specific 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 under 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
WHEREAS, the Planning Commission of the City of Napa, State of California, held a duly-noticed public hearing on June 5, 2025, where it considered all written and oral testimony submitted to it relating to the Project including a presentation by Staff; and
WHEREAS, on June 24, 2025, the City Council of the City of Napa held a duly- noticed public hearing on the Project where it considered all information related to the Project as presented at the public meetings of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Napa as follows:
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Section 1. The City Council hereby finds that the facts set forth in the recitals to this Resolution are true and correct and establish the factual basis for the City Council’s adoption of this Resolution.
Section 2. The City Council finds that the Section 15168 Analysis and Addendum has been completed in compliance with CEQA, the CEQA Guidelines, and that the Section 15168 Analysis and supporting materials, taken together, reflect the C ouncil’s independent judgment.
Section 3. COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. As a decision -making body for the Project, the City Council has reviewed and considered the information contained in the Section 151 68 Analysis and Addendum , comments received, and other documents contained in the administrative record for the Project, including the DNSP EIR . Based on the C ouncil’s independent review and analysis it finds that the Section 15183 Analysis and Addendum and administrative record contain a complete and accurate reporting of the environmental impacts associated with the Project, and that the Section 15183 Analysis and Addendum has been completed in compliance with CEQA and the State CEQA Guidelines.
Section 4. FINDINGS ON ENVIRONMENTAL IMPACTS. Based on the whole record before it, including the Section 15168 Analysis and Addendum, the administrative record, and all other written and oral evidence, the Council finds that 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 finds that the Project is exempt from CEQA unde r CEQA Guidelines section 15332 and none of the exceptions in CEQA Guidelines section 15300.2 have application. The Council finds that the Section 15168 Analysis and Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent and analysis of the City Council.
Section 5. ADOPTION OF THE SECTION 151 68 ANALYSIS AND ADDENDUM.
The City Council hereby approves and adopts the Section 15183 Analysis and Addendum.
Section 6. ADOPTION OF THE MITIGATION MONITORING AND REPORTING PROGRAM. In accordance with Public Resources Code section 21081.6, the City Council hereby adopts the MMRP previously adopted for the DNSP EIR as it pertains to the Project. In the event of any inconsistencies between the Mitigation Measures as set forth in the Section 15168 Analysis and Addendum and the MMRP, the MMRP shall control.
Section 7. LOCATION AND CUSTODIAN OF RECORDS. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at 1600 First Street, Napa, CA 94559. The custodian for these records is the Planning Division. This information is provided in compliance with Public Resources Code section 21081.6.
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Section 8. NOTICE OF DETERMINATION AND EXEMPTION. The City Council hereby 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 adoption of this Resolution.
Section 9. 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) Applicant’s construction, operation, use, or related activity und er 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 wh ether 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 incurs 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 condition.
Section 10. The City Council hereby approves the Tentative Parcel Map submitted as a part of the Project application subject to the condition that, prior to submitting a final parcel map for approval by the City, the Applicant shall submit and obtain the City’s approval of an application for Design Review for the Tentative Parcel Map, pursuant to Napa Municipal Code section 16.04.090.B, which approval may be subject to all conditions of approval determined by the City to be reasonable for the Project, including a condition as outlined in Section 9 of this resolution, and the City Council hereby makes the following findings in support of its approval of the Tentative Parcel Map:
A. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and any applicable specific plan.
The Tentative Parcel Map is consistent with the General Plan and Specific Plan and represents a consolidation of parcels to more efficiently facilitate development consistent with the Downtown Napa Specific Plan . The Project is also consistent with the following General Plan policies:
Land Use Element
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• 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 and the Tentative Parcel Map would meet this goal and policy through re -establishing the historic circulation grid, allowing for clearer and more accessible pedestrian amenities. In addition, the ground floor activity and relationship to the pedestrian realm will significantly improve the site over its existing conditions. The completion of 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 Goal 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 and the Tentative Parcel Map would meet this goal because it would implement the Brown Street Corridor plan improvements, which focuses on pedestrian improvements of the Brown Street right -of-way, including: enhancing the interaction with the existing 9 -11 Memorial Park; public art de fining the southern edge of the 9 -11 Memorial space; providing outdoor dining options through the public amenity improvement area; and, preserving as well as planting additional trees. 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 with the First Street Napa shops to the west all support the desires 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 and the Tentative Parcel Map would meet this goal because they would expressly address the need for an improved pedestrian experience in the Downtown. The intersection of the new Dwight Murray Plaza passing through between the buildings with the Brown Street right -of-way improvements and the 9-11 Memorial Park will create a public gathering space ATTACHMENT 4
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activated by the new residences, 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 the Brown Street Corridor, restoring the grid by providing a connection from the First Street Napa shops to Main Street, providing a mid-block crossing at Main Street to better connect to the Oxbow Bypass Park are all improvements that prioritize the pedestrian and cyclist experience therefore supporting 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 complementary mix of commercial, hospitality/tourism, and residential uses in Downtown; promote additional opportunities for residential mixed -use development, including workforce and affordable housing, with ground floor commercial and residential uses above.
Staff Analysis: The combination of uses including hospitality, commercial tenant space, public spaces, 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).
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 Pearly 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 Mem orial Park 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 and cyclists (fewer d ouble-parking ATTACHMENT 4
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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 promote cultural tourism.
Staff Analysis: The Project, including the Tentative Parcel Map, would meet this goal because they would facilitate the provision of public art as a feature of the project improvements as well as allow for the integration of additional public art installations with the Brown Street Corridor improvements, relocated Dwight Murray Plaza and integration into the 9/11 Memorial Park.
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 Proje ct and the Tentative Parcel Map provide 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.
Further, the Project would meet many of the goals and intent of the Downtown Napa Specific Plan as described in the corresponding staff report.
B. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as described in the State Subdivision Map Act and any guidelines promulgated by the Council.
As part of the Project, if approved, the Development Agreement would require administrative staff level design review which would impose requirements for the Project, including the Tentative Parcel Map, to provide for future passive or natural heating and cooling opportunities within the Project, as described in the State Subdivision Map Act and any applicable guidelines promulgated by the City Council.
C. The subdivision is consistent with the Zoning Code.
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As part of the Project, if approved, the Development Agreement would approve a Planned Development Overlay District to facilitate the Project. As a result, the Tentative Parcel Map would be consistent with the zoning code. In terms of lot width and minimum lot size, the parcels proposed would meet or exceed minimum standards.
I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the City Council of the City of Napa at a regular meeting of said City Council held on the 24th day of June 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:____________________
Tiffany Carranza
City Clerk
Approved as to form:
______________________
Christopher Diaz
Interim City Attorney