SUPPLEMENTAL REPORTS & COMMUNICATIONS
Office of the City Clerk
City Council of the City of Napa
Regular Meeting
December 2nd, 2025
FOR THE CITY COUNCIL OF THE CITY OF NAPA
SUBMITTED PRIOR TO THE CITY COUNCIL MEETING
AFTERNOON SESSION
6. ADMINISTRATIVE REPORTS
6.A Federal Legislative Presentation and Platform Approval • Presentation from Merchant McIntyre Associates.
6.B Interim Operation Plan for the Harvest Middle School Property • Presentation from Staff.
EVENING SESSION
13. ADMINISTRATIVE REPORTS
13.A. Traffic Safety Projects – 1st St/Browns Valley and Automated Red-Light Program • Presentation from Staff.
• Email received from Maureen Trippe on December 2, 2025.
14. PUBLIC HEARINGS
14.A Hotel Oxbow Modification
• Presentation from Staff.
Federal Funding and
Advocacy Update
December 2, 2025
Presented By:
Katie Peterson, Partner and General Counsel
Yasmine Sadoudi, Senior Government Relations Associate
6.A.
Connection to Legislative Platform
• The Legislative Platform continues to guide and inform the City’s ongoing advocacy engagement at the state and Federal level.
• Engagement from Napa leadership and department staff is critical and remains consistent and exceptional.
• MM is focusing our efforts around key areas from the Platform. Specifically:
• Housing, Climate Change and Environmental Resiliency; • Community Engagement, Public Safety, Roads and Traffic Safety; • Parks and Community Spaces; and
• Economic Resilience.
Recent Accomplishments
• Department of Commerce: Economic Development Administration (EDA) ($327,725)
• Awarded to support a study of economic development and resiliency in connection with the Napa Flood Control Project.
• The study aims to better understand how improvements and redesignations of former flooding hot spots will be managed for purposes of economic development, community safety, housing, industry, and recreation.
• Department of Homeland Security: FEMA ($136,000)
• The City received an Assistance to Firefighters (AFG) Grant to purchase 65 OSHA/NFPA- compliant fire protective helmets to enhance the safety and operational readiness of the city’s firefighting personnel.
• Extensive relationship-building between City of Napa and U.S. Rep. Mike Thompson (CA-04) on matters of public safety and environmental resilience.
Washington Visit – April 2025
Recent & Upcoming Grant Applications
Pending Opportunities:
• USDOT FY25 Safe Streets and Roads for All Implementation Grant • $13.5M for multi-modal safety improvements along Imola Ave. Corridor. • FEMA Staffing for Adequate Fire and Emergency Response (SAFER) Grant • $1.36M for 3 additional firefighting FTE positions for NFD.
Upcoming Funding Targets:
• USDOT FY26 Better Utilizing Investments to Leverage Development (BUILD) Grant • FY27 Congressionally Directed Spending
• WRDA Conn Creek Dam and Lake Hennessey Spillway Project Ongoing Work and Upcoming Priorities
Avenues for additional
resources to support Conn
Creek Dam and Lake Hennessey
Spillway.
FY27 Congressionally Directed
Spending and Community
Project Funding.
FEMA “Suite” of Projects (AFG,
SAFER, and FP&S).
Additional opportunities that
align with legislative priorities,
including housing, climate
action, public safety, surface
transportation and
infrastructure; parks and
recreation; and economic
development.
Thank you for the opportunity to
partner with the City of Napa!
Any further questions?
Interim Harvest
Operations Plan
City Council
December 2, 2025
6.B.
Presentation Agenda
Receive a status overview in preparation for a mid-
December close of escrow on the Harvest property;
and provide direction to staff.
Review of (3) three key areas:
• Summary of Due-Diligence Review of the
Property
• Plan for Interim Site Operations and Resource
Allocation
• Recommendations on the Future Site-Specific
Community Engagement Strategy
2 Due Diligence
An 85-Day Due Diligence Period commenced upon
the City Council approval of the purchase and sale
agreement.
Staff conducted a comprehensive
evaluation of the property.
This work included review of site
documentation from NVUSD, on-
site evaluations, and technical
analysis related to the existing
condition of the property.
3 Due Diligence
Reports reviewed and additional work conducted
during this analysis include:
• Environmental Phase I Assessment
• Preliminary Title Report
• ALTA Survey
• Geotechnical Report
• Building Plans and Reports
• Lead and Asbestos Testing
• Solar Power Purchase Agreement (PPA)
• Site Demolition Costs
• Existing Site Usage
4 Interim Operations Plan
Existing Use
There are currently 17 community organizations who
still utilize the Harvest property through hourly rental reservations.
Collectively, these groups rent 2,500 hours of gym
and field space at the Harvest property throughout
the year (950 field hours and 1,550 gym hours).
Playground Fantástico is heavily utilized and will
remain open for public use.
5 Interim Operations Plan
• 1 – Small Gym
• 1 – Large Gym
• 1 – Synthetic Turf Field
and Track
• 2 – Natural Turf Baseball
Fields
The City has tentatively begun accepting
reservations for January 5, 2026 – June 30, 2026.
Future site demolition may temporarily impact use.
The facilities currently available for rental through
NVUSD include the following:
6 Interim Resource Allocation
FY2025/26 Plans for (6) six months of operation
$327,000
Expense 355,500
Revenue 23,500
97,000 One-Time Costs
65,000 Limited Term Staffing
76,000 Part-time Staffing
55,000 Utilities
20,500 Contract Services
22,500 Supplies
14,500 Misc.
7 One-Time Cost Detail
Priority repairs and one-time costs totaling $97,000
referenced in slide 8 include the following:
42,000 Synthetic Turf Repairs
4,000 Irrigation Repairs
15,000 Field Grooming Equipment
8,000 Recycling / Trash Bins
5,500 Gym Floor Equipment
10,000 Generators
13,000 Office / IT / Network
8 Interim Resource Allocation
FY2026/27 Plans for (12) twelve months of
operation
$430,000
Expense 477,500
Revenue 47,500
130,000 Limited Term Staffing
152,500 Part-time Staffing
110,000 Utilities
37,500 Contract Services
20,500 Supplies
27,500 Misc.
9 Financial Impact
No appropriations are needed at this time. There is
sufficient funding available in the Harvest Middle
School Project (12HRVSTPRJ) to accommodate
implementation of the first stages of the interim
operations plan.
Once escrow closes and final closing costs are
known, staff will be able to better determine funding
needs for the remainder of the fiscal year. Additional
funding allocations may be requested as part of the
Mid-Year or Mid-Cycle budget processes, or
contingency funds will be appropriated for the
interim operations and maintenance efforts.
10 Future Community Engagement
Strategy
Harvest presents an
opportunity to meet
community-wide goals that
align with Measure G
priorities and Council focus
areas.
Engagement efforts must
be wide-ranging and
inclusive requiring a
thoughtfully planned
approach.
RFP to identify and select
a professional Architectural
/ Engineering Firm to
support community
engagement and planning
and design services.
11 Recommended 4-Phase Approach
Phase
I Connect
Phase
II Outreach &
Consult
Phase
III Involve &
Collaborate
Phase
IV Share
Leadership
12 Community Engagement
Phase I – Connect
The Primary goal of Phase I was to create complete
preliminary analysis of community needs and desires
for general recreational amenities and facilities.
Completed Feedback Methods
Statistically Valid Survey (300 responses)
In-Person Community Meeting (Sept. 2025)
(2) City Commission Leadership Alignment Workshops
• Parks, Recreation, and Trees Advisory Commission
• Senior Advisory Commission
Citywide Bilingual Parks & Recreation Survey
• Mailer to all Napa residences
• As of 10/31: 1,000+ responses
13 Community Engagement Phase II –
Outreach & Consult
Phase II will work to
understand and specify
community-wide parks and
recreation facility needs and
desires specific to the Harvest
project site.
In parallel, the project team
will develop an understanding
of the site's opportunities and
constraints and Council's
desires for use of the
property.
14 Community Engagement
Phase II – Outreach & Consult
Key Milestones:
Analysis of 2025 Citywide Survey Results
Launch of Site-Specific Survey
Community Meetings
• (4) Town Hall Meetings
City Council Work Session
(10-15) Stakeholder / Focus Group Meetings
(3-5) Pop-Ups at Community Events
Local Neighborhood Outreach
Civic Organization Outreach
15 Community Engagement
Phase III – Involve & Collaborate
Phase III will focus on programming and design
alternatives.
The goal in this phase will be to present two
alternative conceptual plans that implement
findings from Phase I and II and aligned with the
identified site opportunities and constraints. Design
alternatives along with feedback will be presented
to City Council for review.
16 Community Engagement
Phase III – Involve & Collaborate
Key Milestones:
Community Meetings
• (3) Community Design Review Meetings
City Council Work Session
(3-5) Pop-Ups at Community Events
Local Neighborhood Outreach
Civic Organization Outreach
Online Voting Survey
17 Community Engagement
Phase IV – Share Leadership
Phase IV will develop one recommended
conceptual plan that meets the highest priority
needs as determined by Council to advance to the
construction documentation phase.
Key Milestones:
Community Education Initiative on
Recommended Project Design
Updates to Primary Stakeholders
Council Presentation / Approval
18 Questions /
Direction to Staff
19 Briefing on Traffic Safety Projects:
1st Street/Browns Valley Road Project &
Automated Red Light Enforcement System
December 2, 2025
Joint Presentation
by Police Chief Fabio Rodriguez
& Public Works Director Julie Lucido
13.A.
Briefing
Traffic Safety Data
• California Office of Traffic Safety Crash Ranking Results for the City of Napa
• Data and Results from City of Napa Local Roadway Safety Plan • Traffic Safety Goals and Plans
Project Discussions
• Project Specific Monitoring & Data
• 1st Street/Browns Valley Road Project
• Automated Red Light Enforcement System (ARLES)
• Schedule for On-going Project Reporting & Trend Analysis 5% 3% 2% 5%
35%
8%5% 4% 6% 8%
17%
3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2017 2018 2019 2020 2021 2022
California Office of Traffic Safety
Crash Ranking Data for the City of Napa
Composite Ranking
Fatal/Injury Ranking
CRASH DATA: Napa Ranks in the Worst 10% among Similarly Sized Cities Source: OTS Crash Rankings | Office of Traffic Safety (www.ots.ca.gov) www.cityofnapa.org/LRSP
241 221
245
293
207
13 17 15 17 18
0 50
100
150
200
250
300
350
2016 2017 2018 2019 2020
Total F+SI
1,207 total injury collisions
80 fatal and severe injury (F+SI collisions)
Plan Development and Goals:
• To reduce fatalities and severe injuries on City
roadways and intersections attributed to traffic
collisions
• To identify, analyze and prioritize roadway and
intersection safety improvements on City roads
• Outreach: 808 comments received as part of
plan development with most comments related
to 1) speeding (33%), 2) bicycle/pedestrian
safety (23%) & 3) intersection safety (18%)
Considers engineering and non-engineering
strategies
• 4 E’s of Traffic Safety: Education, Enforcement,
Engineering and Emergency Medical Services
City of Napa Local Roadway Safety Plan (LRSP)
Citywide Collisions as Reported
in LRSP (2016-2020)
Basis for the Local Roadway
Safety Plan
• Data from all reported traffic crashes documented and analyzed
• Fatal and severe injury collisions carry much higher
weight in analysis due to impact (consistent with FHWA
procedure)
• Intersections and roadway segments with most fatal
and injury collisions designated as part of the High
Injury Network
Equivalent property damage only (EPDO) score applied: weighting factor related to the societal costs of fatal, injury, and property damage crashes. Scoring used for Federal Highway Administration cost to benefit calculations for grant program
Collision Severity Equivalent Property Damage
Only (EPDO) Score
Fatal and Severe Injury
Combined 165
Visible Injury 11
Complaint of Pain 6
Property Damage Only (PDO) 1
Project Briefing:
• 1st St/Browns Valley Rd
• Automated Traffic Enforcement
• Soscol/Lincoln in operation
• Redwood/Solano in operation
• SR 29/ Trower in early 2026
• Imola/Soscol in early 2026
City of Napa’s High Injury Network
(Excludes collisions at intersections)
www.cityofnapa.org/LRSP
1st STREET/BROWNS VALLEY ROAD (2016-2020 INJURY AND FATAL COLLISIONS) General Plan Goals—Develop
Balanced Roadway Facilities:
• To serve all users—people driving, people walking,
and people biking
• To reduce and eventually eliminate severe injury
and fatal crashes (vision zero policy)
• To implement traffic calming
• To promote increased travel by biking and walking
citywide
• To improve connections to existing walking and
biking facilities from existing neighborhoods
• To provide a low “level of traffic stress” network of bicycle facilities
NVTA Vision Zero Plan and Goal:
• City Council Resolution 2024-004 supports goal of
eliminating traffic collisions resulting in severe
injuries or fatalities in Napa County by 2030
1st Street/Browns Valley Road Project Elements
• Street paving
• Sidewalk repairs and accessible (ADA)
improvements
• Enhanced pedestrian crossings:
flashing beacons, high visibility
striping, median pedestrian refuge
islands
• Enhanced bicycle facilities: first
separated bike lanes, bike boxes,
buffered bike lanes
• Narrowed traffic lanes for traffic
calming
Listening to Community Feedback, Reviewing Data
& Modifications Being Made
• Removal of specific on-street parking spaces
• Extended parking stripes to “x’s” as a visual
cue for drivers to provide added space for
parked vehicles
• Addition of delineators near Browns Valley
Market
• Addition of signage for parking
• Addition of more reflectors on new median at
Thompson
• Alteration of design of median not yet
constructed
• Addition of electronic speed radar feedback
signs
Example of pavement marking modification
Example of parking space removed for increased visibility (outline from original parking space visible)
Enhanced crossing at Thompson, median that will be built at Robinson will include modified design
1st Street/Browns Valley Road area has been in construction essentially all of 2025: sidewalk repairs, paving, striping, and unrelated improvements for the emergency waterline replacement. Upcoming work to complete paving between Laurel and Robinson after waterline completed.
Collision Data—Along Project Corridor
Freeway Drive to Westview Collision Data Injury** Fatal 2016 5 0
2017 11 0
2018 11 0
2019 11 0
2020 7 2
2021 2 0
2022 6 0
2023 4 0
2024 2 0
2025* 7 0
66 2
*Data through October 31, 2025—includes
construction period for roadway work and construction
for emergency waterline replacement
**Injury column includes descriptions of complaint of
pain, other visible injury and severe injury
• Goal is to reduce collisions, with
particular emphasis on reducing
collisions resulting in severe injuries
and fatalities
• Traffic collision data collected by
Police Department
• Development and review of collision
trends require multiple years
• Collisions during construction and
during initial three to six months of new
configurations often not representative
of longer duration data sets
Napa Traffic Facts
• Monthly Traffic Estimates
• 330,000 vehicle trips on Redwood
Avenue (near Solano)
• 680,000 vehicle trips on Soscol
Avenue (near Lincoln)
• 950,000 vehicle trips on Soscol
Avenue (near Imola)
• 1,440,000 vehicle trips on SR 29
(near Trower)
• Currently 2 Motor Officers, 1
Community Service Officer and one
Motor Sergeant
• 300 to 500 citations a month
Background
• Napa consistently ranks low in traffic
safety compared to other similarly sized
cities in California
• High demand for enforcement exists,
exceeding staffing capacity
• In 2022, 3 persons were killed and 355
persons injured in collisions in Napa
• 2022 Local Roadway Safety Plan
recommended automated enforcement
• With traffic safety as a City Council
Focus Area, in 2022 Council directed
staff to begin work to implement an
ARLES program
Safety Data
• Studies show the use of red light
cameras reduce total fatal crashes for
all types of collisions, not just those
associated with running red lights
• Napa’s program previously operated
from 2009-2017, data showed red light
running decreased by more than 50%
• ‘Halo Effect’ reduced crashes citywide
(increases public’s perception of
likelihood of getting ticket; more
attention to driving behaviors)
• During the previous program’s time
frame, all collisions down 13%
• 4 High Risk intersections identified
in LRSP selected
• Lincoln/Soscol (fully operational)
• Redwood/Solano (fully operaational)
• Imola/Soscol (planned early 2026)
• Trower/29 (planned 2026)
• Program includes enforcement in all
directions, all lanes (once fully
implemented)
Automated Red Light Enforcement
System Intersections
Red Light Camera Function & Review
• Cameras capture potential red light
violations
• Citation is reviewed, verified and then
issued by Napa Police Department
• Driver and judge receive access to
video
• Due process follows current
procedure
• No cost to contest
• Can be via mail (written declaration)
• Or court trial
• Fine reductions available based upon
income
• Full time Community Service
Officer
• Review, verify, and process
violations
• Inspect equipment and ensure it
meets standards
• Point of contact for the public
• Other officers may assist in
reviews
• Police Department must appear
in court
Collision Data for Red Light Intersections
Redwood/Solano
Collision Data Injury Fatal
2016 6 0
2017 3 0
2018 3 0
2019 4 0
2020 0 0
2021 3 0
2022 3 0
2023 4 0
2024 0 0
2025* 0 0
26 0
Soscol/Lincon
Collision Data Injury Fatal
2016 2 0
2017 2 0
2018 4 0
2019 6 0
2020 2 0
2021 1 0
2022 1 0
2023 5 0
2024 2 0
2025* 2 0
27 0
*data through October 31, 2025
ARLES Citation Data
• Warning cites issued first 30 days of each new camera operation • Each location (8) resulted in an average of 9.6 approved violations per day in September • Averages to about 1 citation every 3 hours for each camera Jan Feb Mar Apr May Jun Jul Aug Sep
Possible Violation 6 769 1546 2427 3477 3047 2567 3245 3463 Approved for C ite 2 529 1198 1975 2664 2265 1748 2116 2302 Rejected (no cite) 4 240 347 451 809 777 818 1129 1154
Warning C itation Issued 2 529 632 793 603 134 13 386 214 C itation Issued 0 0 566 1182 2061 2131 1735 1730 2088
% of issuance 33% 68% 77% 81% 76% 74% 68% 65% 66%
Concerns Shared: ACCURATE PROGRAM INFORMATION
• NAPA POLICE DEPARTMENT ISSUES ALL TICKETS
Outside company issues cites
• CONTRACT PAYMENT IS BASED ON SYSTEM COMPONENTS, NOT
TICKETS
Company makes more money
the more cites they issue
• PROCESS AVAILABLE FOR REDUCED FINES THROUGH
COURTS
It is not fair to low income
• CITY SYSTEM EXCEEDS THE STATE REQUIRED YELLOW TIME
The city lowers the yellow light
time to get more violations
• PROGRAM IS IMPLEMENTED TO IMPROVE TRAFFIC SAFETY , ALL
REVENUE FROM PROGRAM IS RESTRICTED TO TRAFFIC SAFETY
PROGRAMS
The City is just trying to
increase revenue
• STATE LAW AND NAPA MUNICIPAL CODES SPECIFICALLY ALLOW Its illegal
Next steps
• Monitoring of traffic safety projects and track data/trends • ARLES Transparency Page
• Data reporting annually
• Leverage partnerships, technology, best practices, and grants:
• City and Crash (OTS grant)
• Traffic Safety Education (OTS grant)
• NVTA-(Vision Zero Goals/Strategies, Michelin Mobility Intelligence) • Safe Routes to School (OTS grant)
• Jefferson Street Corridor Study (FHWA grant)
• Redwood Road Corridor Study (FHWA grant)
Public Works Engineering
working with red light
company to be able to limit
turning restriction to
specific time periods
‘No Right on Red’ added at Solano/Redwood to improve
safety and to improve east bound traffic flow. Right
turns from southbound Solano to eastbound Redwood
had been blocking intersection.
Red light camera system has documented ‘no right on
red’ restriction has addressed blocked intersection
Frequently asked: What about
automated speed
enforcement, is that coming?
• Not legal for the City of Napa to
implement per State Law
• AB 645 allows pilot program for
six specific cities to implement
• San Francisco
• Oakland
• San Jose
• Long Beach
• Glendale
• Los Angeles
• Malibu (added as SB 1297 separately for
PCH)
• Stay tuned for future pilot
program data results and
discussions at State level
For requests, questions or more background
information:
City’s Service Center:
• cityofnapa.org/servicecenter
Local Roadway Safety Plan:
• cityofnapa.org/lrsp
Browns Valley Road/1st Street Project:
• cityofnapa.org/1174/Browns-Valley-RdFirst-St-Rehabilitation Red Light Camera Program
• cityofnapa.org/1276/Red-Light-Camera-Program
From: Maureen Trippe
To: Clerk
Subject: Public Comment Agenda Item 13A
Date: Tuesday, December 2, 2025 9:44:17 AM
[EXTERNAL]
Dear Mayor Sedgley and City Council Members,
Please see the Public Comment below. It was delivered at the City Council meeting on May 3, 2022. I am saying the same thing again on December 2, 2025 ref:
Agenda Item 13A.
Napa’s traffic safety record (ref: CA Office of Traffic Safety) is embarrassing. Red Light cameras won’t solve the speeding problem in residential neighborhoods, but they are an effective tool to the city’s overall efforts to make our streets safer.
Please continue supporting the Red Light Camera program.
Sincerely,
Maureen Trippe
Slow Down Napa (retired)
[email protected]
Maureen Trippe
Slow Down Napa
Public Comment
May 3, 2022
This traffic safety measure will reduce intersection collisions, injuries and fatalities.
This is essential, especially given Napa’s dismal Office of Traffic Safety rating. How can we be the 2nd worst out of 105 comp cities? This is not okay.
We thank traffic sergeant Aaron Medina for bringing this technology enforcement program forward. It’s a big step in the right direction to improve our statewide traffic safety ranking. It’s embarrassing.
This technology won’t directly answer Slow Down Napa’s concerns about speeding in residential neighborhoods, but combined with the recent action to lower speed limits on 12 city streets, we’re headed in the right direction to focus attention on a long ignored speeding problem. We can do better to make our streets calmer and safer.
If red light enforcement cameras are employed as a tool in a comprehensive City- wide traffic calming plan to deter speeding in Napa, we’re in favor. ---------------------------
Maureen C. Trippe
[email protected]
949.300.9671 cell
Hotel Oxbow Modification
December 2, 2025
14.A.
Hotel Oxbow Modification
Design Review Permit and Use Permit
HOTEL OXBOW MODIFICATION – 718 & 730 WATER STREET, 711, 731, 743, 803, 819, 823, 825, & 835 FIRST STREET, & 990 SOSCOL AVENUE (PL25-0104) An application for a Design Review Permit and Use Permit to authorize modifications to the approved (PL22-0137) exterior façades for two (2) hotel buildings and requesting a two (2) year extension. The City Council previously approved a Design Review Permit and Use Permit for a 123-room hotel consisting of two four-story buildings, which includes ancillary guest and public-serving uses, and below-grade parking at 730 Water Street. The property is located within the Oxbow Commercial General Plan Designation, and the OBC, Oxbow Commercial, FP, Floodplain Management Overlay, SC, Soscol Corridor Overlay, and TI, Traffic Impact Overlay Zoning Districts.
APNs: 003-235-002, -003, -004, -005, -006, -007 and 003-241-003, - 005, -006
Applicant: Pacific Hotel Group, LLC
Project Location
718 & 730 Water Street, 711, 731, 743, 803, 819, 823, 825, & 835 First Street, & 990 Soscol Avenue
Project Description
• City Council Resolution No. R2024-029 (PL22-0137)
– April 2, 2024
• 123-room hotel
• Two (2) four-story buildings
• Ancillary hotel guest and public-serving uses
• Below-grade parking
• Design Review Permit & Use Permit (PL25-0104)
– Seeks to modify the exterior facades
– Two-year extension of its existing Use Permit in
accordance with NMC Section 17.68.130
Project Considerations
• Modifications to the building elevations
– Structural feasibility
– Operational considerations
– Compliance with energy efficiency requirements
• Two-year extension of the Use Permit
– Applicant is concurrently processing improvement
plans and second plan submittal for building permits
– IHG Kimpton Brand
Project Renderings - North
Project Renderings - West
Project Renderings - South
Project Renderings - East
West Building - Elevations
East Building - Elevations
West Building Floor Plan – First
Floor (Spa)
West Building Floor Plan – Fourth
Floor
CEQA
• November 2020 – the City of Napa prepared an Initial Study/Addendum to the Downtown Napa Specific Plan Program (DNSP) Environmental Impact Report (EIR) (SCH# 2010042043) for a proposed hotel development consisting of two, four-story hotel buildings (184,106 square feet) with 74 hotel rooms and 6,294 square feet of ground floor retail (First and Oxbow Gateway Project; PL16-0124).
• November 17, 2020 - City Council adopted the resolution for the approved project determining that the potential environmental impacts of the hotel project, were adequately analyzed and addressed in the DNSP EIR and that no further environmental review is required pursuant to CEQA Guidelines Sections 15162, 15164, and 15168.
• January 2024 Addendum (CEQA Memorandum) - which is to be considered together with the 2020 Addendum will be considered by the City Council along with the DNSP Final EIR prior to making a decision on the revised project, pursuant to CEQA Guidelines Section 15164(d).
CEQA (Continued)
• Staff recommends that the City Council determine that the approvals of (1) the subsequent Design Review Permit and (2) the extension of the existing Use Permit fall within the scope of the Downtown Napa Specific Plan Program (DNSP) Final Environmental Impact Report (DNSP FEIR) certified by the City Council on May 1, 2012 (SCH #2010042043), as documented in Attachment 7, 2024 Addendum prepared for the Approved Project and on file with the City Clerk.
• Pursuant to CEQA Guidelines Sections 15162, 15163, and 15164, City staff has reviewed the Project and finds that none of the conditions requiring preparation of a subsequent, supplemental, or further addendum are present. Specifically: (a) there are no substantial changes to the Project that would require major revisions of the DNSP FEIR; (b) there are no substantial changes in the circumstances under which the Project is undertaken that would result in new or more severe environmental impacts; and (c) no new information of substantial importance has become available that would alter the conclusions of the prior environmental analysis. The proposed changes to the building elevations are minor, do not expand the approved use, and are adequately addressed in the 2024 Addendum.
Accordingly, reliance on the DNSP FEIR and the 2024 Addendum is appropriate, and no further environmental review is required under CEQA.
Planning Commission Meeting
November 6, 2025
• Commission discussion focused on –
• Generally inquisitive and sought clarity between the approved and proposed plans. Asked questions of the Applicant’s architect; • During public comment, two (2) members spoke in support of the Project;
• The Commission began deliberation. Recurring themes and comments generally consisted of the two-year extension request, general permit processing timelines for the Project, and the proposed modifications.
• Planning Commission recommended approval by a vote of 5 – 0.
Design Review Permit - Findings
The Applicant seeks to modify the exterior facades and
has applied for a subsequent Design Review Permit, as
required by Condition No. 4 (R2024-029).
Napa Municipal Code Section 17.62.080 – Required
Findings
A. The project design is in accord with the General Plan and any applicable specific plan design policies.
B. The project design is consistent with applicable design review guidelines adopted by the City Council.
C. The design review permit is in accord with provisions of this title and will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare.
Use Permit - Findings
Napa Municipal Code Section 17.68.130
Pursuant to NMC Section 17.68.170.A, the approved Use Permit will expire on April 3, 2026, unless a building permit or certificate of occupancy has been issued, or the permit is extended. In accordance with NMC 17.68.130, the Applicant has applied for an extension of its existing Use Permit.
Napa Municipal Code Section 17.60.070 – Required
Findings
A. The proposed use is in accord with the General Plan, applicable specific plans, the objectives of the zoning ordinance and the purposes of the district and overlay district in which the site is located.
B. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city.
C. The proposed use complies with each of the applicable provisions of the zoning ordinance.
Recommendation
Adopt a resolution (1) approving a subsequent
Design Review Permit to modify exterior
facades of a previously approved hotel project
at 730 Water Street, (2) approving a two-year
extension to the existing Use Permit for the
project, and (3) determining that the actions
authorized by the resolution were adequately
analyzed by a previous California
Environmental Quality Act (CEQA) action.
End of Presentation
Site Plan
Affordable Housing
Napa Municipal Code Chapter 15.94
The purpose of this chapter is to promote the achievement of policy goals identified in the Housing Element of the City's General Plan, by imposing an affordable housing impact fee on every development project. • The Applicant is required to pay the Affordable Housing Impact Fee unless it receives Council approval of an alternative equivalent that will further affordable housing opportunities within the City to an equal or greater extent than payment of the fees.
• Applicant proposes no changes and is still electing to pay the Affordable Housing Impact Fee instead of seeking approval of an alternative equivalent proposal.
Current Rate: Hotel - $6.00 per sq. ft.
Gross Size: 110,204 sq. ft.
Approximate Fee: $661,224