SUPPLEMENTAL REPORTS & COMMUNICATIONS
Office of the City Clerk
City Council of the City of Napa
Special Joint Meeting
April 7th, 2026
FOR THE CITY COUNCIL OF THE CITY OF NAPA
2. AGENDA REVIEW AND SUPPLEMENTAL REPORTS:
• Email received from Ryan O’ Donnell on March 6, 2026.
3. ADMINISTRATIVE REPORTS
3.A. City Council and Planning Commission Joint Session • Presentation from Staff.
From: Ryan O"Connell
To: Clerk
Subject: Public Comment 3.A. 095-2026 Joint Session-Planning Commission and City Council Date: Monday, April 6, 2026 12:51:09 PM
[EXTERNAL]
To the honorable Mayor Sedgley, members of the council and planning commission, Thank you for continuing your work to make downtown Napa a vibrant part of our community.
As you study your future options, I encourage you to continue planning for downtown Napa to include a variety of housing options.
Downtown Napa is one of our most walkable neighborhoods, offering easy access to public services, public transportation, and everyday amenities.
While the community could benefit from more resources, such as a major grocery retailer, it is already a great place to call home, and possesses a real sense of place. When I spend time downtown, I often run into locals everywhere from the Oxbow Market all the way to Jefferson.
The addition of more tourist amenities, such as hotel rooms and tasting rooms, might lead some to say that downtown has the opportunity to develop into a commercial corridor for non- residents. However, I would point to many local businesses within that same downtown footprint.
Additionally, tasting rooms and bars can be local spots too. Before I was a housing advocate, I worked at Naked Wines which had a tasting room at 1141 First St. I fondly recall how many of our club members were Napa locals. While I worked in the small office on the other side of the tasting room wall, I would hear my favorite locals laughing, usually starting around 5 pm.
It was very hard to keep working instead of joining friends for a glass of wine.
Please continue to encourage housing to be built downtown, especially multifamily housing.
Thank you for your hard work on these issues.
Best regards,
Ryan O'Connell
Napa Solano For Everyone
City Council
/ Planning
Commission
Special Joint
Meeting
April 7, 2026
3.A.
SPECIAL JOINT MEETING
Purpose of the Joint Meeting
STATE OF DOWNTOWN NAPA
Downtown Napa
4 Oxbow Commons
Part of flood control
project, public space
First Street Napa - Hotel and Retail
Archer Hotel: 183 guest rooms
50+ units for retail, office, restaurant
Retail opened 2014, Archer Hotel in 2017
Major Projects Built Since 2012
Register Square - Residential, Retail +
Office
83 market rate townhouses and condos
Completed in 2019
West End - Mixed Use
Office space, restaurant, retail
Completed in 2023
Blue Oak
School
Private School
Expansion
Completed in 2024
Wiseman Building
Mixed-use office, retail +
restaurant
Opened in 2018
Downtown + Oxbow Property Taxes Paid to City
2012-2025
$-
$2,000,000.00
$4,000,000.00
$6,000,000.00
$8,000,000.00
$10,000,000.00
$12,000,000.00
$14,000,000.00
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 City Portion of Property Tax
Growth
averaging 8-9%
annually with
notable
increases with
major projects.
Oxbow Commons
completed in 2014;
12% jump
Archer Hotel
opens in 2017;
22% jump
$-
$500,000.00
$1,000,000.00
$1,500,000.00
$2,000,000.00
$2,500,000.00
$3,000,000.00
$3,500,000.00
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Sales Tax Totals 2012-2025
OXBOW
DOWNTOWN
Sales Tax Paid by Downtown + Oxbow Businesses
2012-2025
Growth
averaging 7%
annually
Archer Hotel
opens in 2017;
21% jump Covid19
pandemic
shutdown
Business Type Number of
Businesses Percentage
Retail 82 14%
Accommodation 8 1%
Restaurant/Bar 88 15%
Entertainment 15 2%
Services 371 62%
Tasting Room 38 6%
Businesses by Type
Services by Sector
Retail
14%
Accommodation
1%
Restaurant/Bar
15%
Entertainment
2%
Services
62%
Tasting Room
6%
Administrativ
e and
Support
Services
Other
Services
7%
Wine
Industry
Services
5%
Real Estate
Services
Financial
and
Professional
Health and
Personal
Care
Services
33%
Building,
Architects,
Contractors
and
Engineering
Entertainment
and
Recreation
Downtown Napa and The Oxbow has a diverse mix of
businesses, with services comprising the majority (62%), followed by restaurants/bars (15%) and retail (14%)
Sales Tax by Business Type
Percentage of overall sales tax paid by business typeSales tax data highlights that restaurants and bars are the largestcontributors, generating 64% of downtown’s total sales taxrevenue despite comprising only 15% of businesses.
$-
$200,000.00
$400,000.00
$600,000.00
$800,000.00
$1,000,000.00
$1,200,000.00
$1,400,000.00
$1,600,000.00
0%
10%
20%
30%
40%
50%
60%
70%
Sales tax generated
Percentage of
business type
Franklin Station - Hotel
2025 Application – Under Review
Remodel of damaged Post Office; Up to 120 hotel
rooms, 40 branded residential units, and
retail/restaurant, and ancillary amenities.
9 Westin Expansion - Hotel
Expansion
2024 Extension; Expires July 17, 2026
32 add’l rooms including spa and restaurant
Foxbow - Hotel
2025 Entitlement - Active
123 Rooms
First Street Napa Phase II - Hotel / Residential /
Commercial *Under Construction*
2025 Entitlement and Development Agreement
78-units branded residential, 161 room hotel, and retail/restaurant, and ancillary amenities
Ritz Carlton -
Hotel/Residential
2008 entitlement
351 Rooms
Napa River Inn - Hotel Expansion
Entitlement expired in 2024
26 add’l rooms including spa and commercial space
Projects Entitled, Under Review or Expired
First & Main Street -
Commercial
Entitlement expired in 2025
New restaurant and office building replacing
damaged site.
Methodist Church -
Housing
2024 Entitlement
46 workforce rental units
South Oxbow -
Residential
2023 Application – Under Review
131-units residential w/ river trail
10 Robert Louis Stevenson Plaza
Mostly vacant office space + adjoining surface lot.
Likely to be torn down and redeveloped.
Potential Redevelopment Sites
Cinedome
Former movie theater, now surface parking lot (Lot X)
and temporary home of the Napa Farmers Market.
Multiple landlords, including private landowner.
Existing
Cinedome Master Plan (2018).
Site of garage feasibility study.
Safeway Site
Damaged and uninhabited since 2014
earthquake.
Existing Safeway lease through 2027.
Former drycleaner has contaminated
underground water, currently being
remediated.
City Parking Lot A
Site of garage feasibility study
County Facilities: Carithers Building
Former department store likely to be vacated and
surplussed.
County Jail
Will be moved in mid-2025
Both are part of the County’s Facilities Master Plan,
currently underway.
Sullivan Lot
County parking lot, could be developed in the future.
Site of garage feasibility study.
Here are key redevelopment
sites but not exhaustive. For
instance, surface parking
lots, smaller lots, and
remodel of existing structures
are all opportunities.
Wine Train Site
Existing Wine Train Depot and surface
parking lots.
Prior considerations for hotel and
workforce housing.
Downtown Lodging Inventory
Numbers for
Lodging in the City
of Napa's
Downtown/Oxbow
Hotel/Motel
Rooms
Branded
Residential
Units
Bed &
Breakfast
Inns
Total
Rooms/
Units
Meeting and
Conference
Space Square
Footage
Number of Rooms
In Existing
Facilities
595 0 32 627 9,114
Rooms Under
Construction 161 78 0 239 8,000
Rooms Approved/
Pending
Construction
506 0 7 513 21,100
Lodging
Applications in
Process or
Conceptual Design
Phase
120 40 6 166 0
TOTALS 1,382 118 45 1,545 38,214
Entertainment Overlay District
• Regulates Entertainment Uses
Downtown
– Regular applications received
outside of the entertainment
district boundary
– Downtown viewed as both a
growing and vibrant cultural hub
• Not Considered an
Entertainment Zone (AB 969)
– Section 23039.5 of the Business
and Professions Code
• BottleRock Outreach
– City is coordinating closely with
partner organizations to ensure
legal, safe downtown
programming during BottleRock.
Housing Projects
• NFUMC (Methodist
Church)
– 46 units
• Scarce land opportunities
- Acquisition (4th & Division)
- Preservation
Parking Management
• What we've recently done
– 3rd Parking Enforcement
Officer
– Weekend enforcement
– 3rd Enforcement Vehicle
– Renewed focus on
Downtown enforcement
– Parking permit
expansion in most
impacted areas
– Peak construction
parking plan in the works
Parking Management
• What we plan
on doing
– Amend ordinace for
• Improved
parking permit
program
• Time
limited enforcement
on weekends
• Blockface
parking restrictions
– Technology
to increase turnover
Parking
Garage
Feasibility
Study
1. Cinedome
Focus Area
2. Lot A- Surface
Parking
3. Sullivan Lot
(County
Owned)
1 2
3 Legend
Downtown Boundary
Parking Exempt District
Parcel Lines
City Owned Parcels
Existing Parking Garage
Potential Garage Site
Parking Garage Feasibility
Timeline
Kickoff
March
Open House
May 27
(tentative)
Phase 1A -
Council
August
Phase 1B –
Completed
October
Goal: provide Council sufficient technical, financial, and strategic information to determine whether and where the City should proceed with a future parking structure
• Phase 1A: Feasibility and Site Recommendation - evaluate three sites for recommendation and Council consideration • Phase 1B: Preliminary Design Documents – schematic level on preferred site
Parking Infrastructure
• $2.5 million
improvement
efforts
– Defered
maintenance
– Lighting
– Paint
GENERAL UPDATES
Community Resources and Development
General Applications
(Under Review/Pending)
• 333 Soscol Avenue: 230-Unit Apartment
Complex
• 515 Silverado Trail: 40-Unit Supportive Housing
• 4175 Solano Avenue: 119-Room Hotel
• 4124 Byway East: 178-Units Affordable Housing
• 919 Trancas Street: Mixed-Use (Ground-Level
Commercial/50-Units)
• 1201 W. Imola Avenue (Prior Rite Aid): Harbor
Freight
• 211 Soscol Avenue (Prior Office Depot: Ross
Dress for Less
Accessory Dwelling Units
• City’s
Junior/Conversion
ADU Program
– 17 units created
– 5 units in construction
• 2025 Housing
Element APR
– 9 units entitled
– 73 units permitted
– 59 units completed
General & Legislative Updates
• Comprehensive Zoning Ordinance Update
– Public Draft – Tracking for Late Spring
• Notable Infill Legislative Bills
• AB130/SB131 (Statutory CEQA Exemption/Near Miss
Provision) (2025)
• SB1123 (Amended Starter Home Revitalization Act of
2021) (2024)
• SB9 (Urban Infill/Lot Split) (2021)
• AB2162 (Supportive Housing) (2018)
• SB4 (Housing on Religious or College Institutions)
(2023)
PUBLIC COMMENT AND
ROUNDTABLE
What next?