E
XHIBIT A
City Hall: 955 School Street, Napa CA 94559
Mailing Address: P.O. Box 660, Napa CA 94559
(707) 257
-
9500
www.cityofnapa.org
City of Napa
Consolidated
Annual
P
erformance Evaluation Report (CAPER)
20 2
5 -
20 2
6 D
raft
Submission to: U.S. Department of Housing and Urban Development
September 202
6 Prepared by: City of Napa
Housing Division
E
XHIBIT A
CAPER
1 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
CR
-
05 -
Goals and Outcomes
Progress the jurisdiction has made in carrying out its strategic plan and its action plan.
91.520(a)
The
Consolidated Annual Performance Evaluation Report ("CAPER") reports the City’s success towards meeting the goals contained in the
20 25
-
20 30
Consolidated Plan and assesses the City’s progress in
carrying out priorities of assistance identified in the Annual Action Plan ("Annual Plan").
During
Fiscal
Year
202
5 -
2 6
, the City had active ESG and HOME grants through the State of California. The City did not receive HOPWA funding.
In
Program Year
202
5 , the City was
allocated $
59 1
,772
in entitlement funds and received
$
161
,550
in
program income from revolving loan funds.
During
Program Year
202
5 , the City allocated $
386,556
in entitlement funds to Community
Development activities.
The
re were t
wo
projects
funded
under the Community Development category
in
Program Year
202
5 :
Housing Rehabilitation Program
and Non
-
Profit Capital Improvement Projects
.
Community Development activities included residential rehabilitation projects completed through the Housing Rehabilitation Loan Program and Home Repair Grant Program. The City continued to operate
the grant program which provides grants up to $5,000 for low -
and moderate
-
income
households. In
Program Year
202
5 ,
seven
single family residence
rehabilitation projects
were
completed. Loans and grants
totaling $
5 5
,861
assisted a combined total of
7 households. The City has
actively marketed
housing
rehabilitation programs to tenant occupied properties.
In
P
rogram Year
202
5 ,
four
Public Service
activitie
s were funded: NEWS’ Domestic Violence Shelter
Bilingual Counselor, Fair Housing Napa
Valley
,
Puertas Abiertas Community Resource Center
,
and
Catholic Charities’ Rainbow House.
The Public Service
expenditures were within the program regulation
limitations.
In addition,
Fair Housing Napa Valley
was funded under the Planning and Administration
category and was within the program regulation limitations.
E
XHIBIT A
CAPER
2 OMB Control No: 2506
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0117 (exp. 09/30/2021)
Comparison of the proposed versus actual outcomes for each outcome measure submitted with the consolidated plan and explain, if applicable, why progress was not made toward meeting goals and objectives. 91.520(g)
Categories, priority levels, funding sources and amounts, outcomes/objectives, goal outcome indicators, units of measure, tar gets, actual
outcomes/outputs, and percentage completed for each of the grantee’s program year goals.
Goal
Category
Source /
Amount
Indicator
Unit of
Measure
Expected
–
Strategic
Plan
Actual
–
Strategic
Plan
Percent
Complete
Expected
–
Program
Year
Actual
–
Program
Year
Percent
Complete
Emergency shelter
services
Homeless
CDBG:
$
51,397
Homeless
Person
Overnight
Shelter
Persons
Assisted
1500
2 62
17 %
60 262
103
%
Fair housing
activities
Non
-
Homeless
Special Needs
Non
-
Housing
Community
Development
CDBG:
$
120,23
7 Public service
activities for
Low/Moderate
Income
Housing
Benefit
Households
Assisted
300
286
95 %
40 286
715
%
Housing
rehabilitation
Affordable
Housing
Non
-
Homeless
Special Needs
CDBG:
$170,032
Homeowner
Housing
Rehabilitated
Household
Housing Unit
75 7
9%
12 7
58%
Outreach/referral
for racial/ethnic
minority grps
Affordable
Housing
Homeless
Non
-
Homeless
Special Needs
CDBG:
$
16,688
Public service
activities
other
than
Low/Moderate
Income
Housing
Benefit
Persons
Assisted
250
4008
160
3 %
47 4008
85 27
%
Table
1 -
Accomplishments
–
Program Year & Strategic Plan to Date
E
XHIBIT A
CAPER
3 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
Assess how the jurisdiction’s use of funds, particularly CDBG, addresses the priorities and specific objectives identified in the plan, giving special attention to the highest priority activities identified.
In
Program Year
202
5 the City was allocated $
59 1
,772
in CDBG entitlement funds.
The City anticipated a
receipt
of $
9,416
in program income
from CDBG revolving loan funds and received
$
16 1,550
in program
income for the revolving loan fund.
CDBG entitlement funding was provided to the following public services:
NEWS expended
$
41,088
in CDBG funds for bilingual counseling services for survivors of domestic violence and sexual assault.
Catholic Charities of the Diocese of Santa Rosa (Catholic Charities) expended
$
10,309
in CDBG
funds for funding of operations at the Rainbow House homeless family shelter.
Puertas Abiertas Community Resource Center expended
$16,688
in CDBG funds for funding the
Promotoras program providing outreach to the Hispanic and Latino Population.
Fair Housing Napa Valley expended
$
120,238
in
CDBG funds for fair housing services
including
landlord
-
tenant mediation and fair housing education and outreach.
The Annual
Plan
allocated a combined $
2 92,980
, including loan repayments,
in funding for delivering a
housing rehabilitation
program administered by the City’s Housing Division. The rehabilitation of single and multifamily homes is funded through a revolving loan program that was originally capitalized with CDBG funds.
One
project funded with
a
loan w
as
completed during the
Program Year
202
5 , and
s
ix
additional
households received assistance under the grant program
. The rehabilitation programs spent a
total
of $
55,861
on a total of
7 projects
.
E
XHIBIT A
CAPER
4 OMB Control No: 2506
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0117 (exp. 09/30/2021)
CR
-
10 -
Racial and Ethnic composition of families assisted
Describe the families assisted (including the racial and ethnic status of families assisted).
91.520(a)
CDBG
White
413
Black or African American
5 Asian
6 American Indian or American Native
10 Native Hawaiian or Other Pacific Islander
0 Total
434
Hispanic
4 ,
472
Not Hispanic
91 Table
2 –
Table of assistance to racial and ethnic populations by source of funds
Narrative
Reflecting the fact that Hispanics form the largest minority in Napa’s population, some of the activities served a large number of Hispanic households.
The U.S. Census estimates that
4 1
.
2 % of the Napa
population
was Hispanic
or Latino
as of
202
5 .
All public service subrecipients
served a greater
percentage of Hispanics than
represented
in the total Napa population. Table 2 above does not show the total number of families that selected “Other or Multi Racial” , indicating
why the
sum
of
Hispanic/Latino households
and
Non Hispanic/Latino households
is higher than the total number of
assisted families of the listed races.
In total,
4,
56 3
families were assisted, including those identified as
'Other or Multiracial,' of which
4,472
were Hispanic or Latino, and
91 were not.
Staff monitor
s
reporting from subrecipients and work
s
with each
subrecipient
to ensure all programs are
accessible and marketed to all demographics. For the Housing Rehabilitation Loan and Grant program, staff analyz
es
demographic data and
regularly
strategizes
marketing efforts to ensure equal access.
E
XHIBIT A
CAPER
5 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
CR
-
15 -
Resources and Investments 91.520(a)
Identify the resources made available
Source of Funds
Source
Resources Made
Available
Amount Expended
During Program Year
CDBG
P
ublic
-
F
ederal
$
601,188
$
358,354
Other
-
Impact
Fee
P
ublic
-
Local
$
10 ,
000
,
011
$
3,607
,864
Other
-
ToT
P
ublic
-
L
ocal
$
1 2
,
791
,
147
$
3 ,900,84
2 Other
-
PLHA
P
ublic
-
S
tate
$
454
,
036
$
348,73
6 Other
-
General
Fund
Public
-
Local
$120,238
$120,238
Other
-
HHAP
Public
-
State
$504,5
4 3
$
358,
60 7
Table
3 -
Resources Made Available
Narrative
Many of the activities the City
funded through CDBG
required additional public and private resources,
and CDBG funds were used to
leverage these other funding sources.
The City utilized CDBG funds for a
range of activities during
Program Year
202
5 , including housing rehabilitation, fair housing services, community
outreach,
and emergency shelter operations, consistent with activities that the City has funded in recent years.
The City has an Affordable Housing Impact Fee Fund funded with
development fees for residential and
non
-
residential development.
The Affordable Housing Impact Fee Fund ended the Fiscal Year 202 5 -
2 6
with an unaudited fund balance of $
6.3 million, of which $
2. 4
million
was formally reserved for specific
housing projects. In Fiscal Year 202
5 -
2 6
the Affordable Housing Impact Fee Fund
collected
approximately $1.
2 million in developer fees.
During the same
year, 4th & Division
Apartments
, a 24 unit scatter
ed
site affordable housing project,
w
as
acquired through a combination of
$
3.1 million
in Affordable Housing Impact fees and
State of California
Homekey+ funding. Th
e project
includes
two properties with
in
proximity
of each other, each
consisting of 12 one
-
bedroom units for a
combined total of 24 units. Rehabilitation
work
will include minor repairs and
modifications to
required
units
to ensure
ADA accessibility
and compliance with applicable
building code
.
T
he City
’s
1% Transient Occupancy Tax (TOT) collected on visitor overnight stays to fund the development of affordable and workforce housing
continues to
be a valuable source of funding
.
As of
the end of the Fiscal Year 202
5 -
2 6
, the fund had an unaudited fund balance of
approximately $
8. 9
million, with $
264
k
being formally reserved for
a
specific housing project. The TOT for Affordable and
Workforce Housing revenues in the Fiscal Year 202
5 -
2 6
were approximately $2
.
5 million.
In
Program
Year 2021 and Program Year 2022
, the
City
committed
a combined
$
3 .7 million in
TOT for Affordable
and Workforce Housing
funds
for the Crescent affordable housing project
which was expended in the
Program Year 2025
. This project
includes 15 moderate
-
income ownership units
and 25 low
-
income
ownership units
and commenced
construction
in
summer 2026
.
E
XHIBIT A
CAPER
6 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
Identify the geographic distribution and location of investments
Target Area
Planned Percentage of
Allocation
Actual Percentage of
Allocation
Narrative Description
Table
4 –
Identify the geographic distribution and location of investments
Narrative
During
Program Year
202
5 the City did not provide CDBG
funding to any Target Areas.
E
XHIBIT A
CAPER
7 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
Leveraging
Explain how federal funds leveraged additional resources (private, state and local funds), including a description of how matching requirements were satisfied, as well as how any publicly owned land or property located within the jurisdiction that were used to address the needs identified in the plan.
The City
leverages CDBG funds to support a wide range of public service activities, including fair
housing, homeless services, and community outreach.
Napa
County, and other cities in the
county
, also
contribute to Fair Housing Napa Valley.
Altogether
,
t
he
four
public service activities
combined leveraged a total of
$
1,
372,790
in federal, state, local and philanthropic funds.
The City continued to
utilize
program income from
past HOME
grants from the State of
California to provide
owner
-
occupied housing rehabilitation loans
to low
-
and moderate
-
income
homeowners
.
The owner
-
occupied housing rehabilitation program
provided
$
317,704
in
zero
-
interest loans to eight
low
-
income households
.
T
he City
continues to
offer any available
program income from past CalHome grants from the State of California to provide owner -
occupied housing rehabilitation loans to income
qualified homeowners, however it did not
provide any such loans in the Program Year 2025. Additionally, t he City continues to offer any
available HOME and CalHome program income for deferred homebuyer assistance loans ,
however the
program
underwriting requirements are challenging in Napa’s
housing market and
no loans were provided in the Program Year 2025.
The City’s Junior Accessory Dwelling Unit (JADU) program continues to create affordable rental units as discussed in CR
-
15. One
of the junior unit projects
completed in the
Fiscal Year
202
5 -
2 6
was
leveraged with owner contributions.
E
XHIBIT A
CAPER
8 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
CR
-
20 -
Affordable Housing 91.520(b)
Evaluation of the jurisdiction's progress in providing affordable housing, including the number and types of families served, the number of extremely low -
income, low
-
income,
moderate
-
income, and middle
-
income persons served.
One
-
Year Goal
Actual
Number of Homeless households to be
provided affordable housing units
0 0
Number of Non
-
Homeless households to be
provided affordable housing units
12 7
Number of Special
-
Needs households to be
provided
affordable housing units
0 0
Total
12 7
Table
5 –
Number of Households
One
-
Year Goal
Actual
Number of households supported through
Rental Assistance
0 0
Number of households supported through
The Production of New Units
0 0
Number of households supported through
Rehab of Existing Units
12 7
Number of households supported through
Acquisition of Existing Units
0 0
Total
12 7
Table
6 –
Number of Households Supported
Discuss the difference between goals and outcomes and problems encountered in meeting these goals.
Accomplishments in Tables
5 and
6 are
strictly
activities funded with CDBG funds.
Napa has historically been one of the least affordable housing markets in the state and country.
Napa
County faced wildfires in 2017 and 2020 resulting in
a significant
loss of housing stock.
While not all
homes lost in the fires have been rebuilt to date, US Census data indicates that it has taken almost
a
decade for the housing stock to recover from the loss in both disasters . The City has the largest housing
E
XHIBIT A
CAPER
9 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
inventory of all cities in the county, and
disaster
displaced residents often seek housing in Napa. The
strain on housing stock has
historically
displaced lower
-
income tenants.
The median home sales price reported by Realtor.com remains high at $
845,000
in J
uly
202
6 .
Currently,
Napa is experiencing
limited inventory as many
homeowners
who purchased in the last two decades
when interest rates were low
are
staying in place
.
Homeowners who are currently stable in their
housing
do not desire to move to another home at the currently higher interest rates. Since the pandemic,
Napa’s
area median income has
increased
51 %
which indicates an influx of
high
-
wage
earners
transplanting to Napa, which is historically more affordable than other Bay Area locales. Low -
income
households struggle to compete with the buying power of higher income households.
Napa has historically had a low vacancy rate, an indicator of the strong demand for affordable rental housing.
According to a vacancy rate survey conducted by the City in 202 6 , vacancy rates have
continued to remain low (
4.3 % in 202
5 and
4. 4
% in 202
6 ).
Average rents are higher than lower
-
income
households can afford
, while HUD Fair Market Rents (FMRs) have
more than doubled
in
the past 9 years
,
further reflecting the rising cost of rental housing
.
The cost
of renting
can be a difficult burden for households on fixed incomes.
Households with a
disabled person often have reduced income as well as problems locating housing that can accommodate their disabilities.
Land use and zoning can limit development of affordable housing as well as its distribution throughout the community.
Density maximums could be considered a limiting factor although affordable housing projects can receive density bonuses and concessions for zoning standards, such as parking standards.
Barriers could exist that preclude group homes in certain neighborhoods because of the fact that
beyond a certain size, they require a discretionary use permit which could result in neighborhood opposition.
The City
is currently preparing an update to its zoning ordinance and will continue to
evaluate land use policy to alleviate the burden on affordable housing.
Latinos are the predominant minority group in the City, comprising 4 1.2
% of residents. Recent estimates
show that
34.7 % of residents speak a language other than English at home, with Spanish being the most common. Additionally
,
8.0 %
of households are considered limited English speaking, meaning no one age 14 or older reports speaking English ‘very well.’ The City maintains a Language Access Plan and will continue to monitor English proficiency levels within the community and strengthen efforts to reach households facing language barriers.
Discuss how these outcomes will impact future annual action plans.
The City will continue to address the challenges of the housing market by making policy and budgetary changes.
T
he City
continues to
secure funding through the State of California Permanent Local Housing Allocation Program, which will provide approximately
$
2 00,000
annually for the
development of
new
accessory dwelling units and assisting homeless persons.
E
XHIBIT A
CAPER
10 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
The City will also continue to seek grants for first time homebuyer and rehabilitation programs, which benefit the low
-
and moderate
-
income population.
Include the number of extremely low
-
income, low
-
income, and moderate
-
income persons
served by each activity where information on income by family size is required to determine the eligibility of the activity.
Number of Households Served
CDBG Actual
HOME Actual
Extremely Low
-
income
2,462
0 Low
-
income
1,142
8 Moderate
-
income
195
0 Total
3,799
8 Table
7 –
Number of Households Served
Narrative Information
As illustrated on the chart, the
P
rogram year
2025
activities primarily assisted
extremely low
-
income
(0% to 30% of median family income) and low
-
income (31% to 50% of median family income)
households.
In addition to the persons served represented in Table
7 ,
Puer
tas Abiertas
served 16 clients
above moderate income.
Fair Housing Napa Valley,
Catholic Charities, Puertas Abiertas
and NEWS were
unable to collect income data for an additional
748
clients. These
748
clients were reported as non
-
low/moderate income in IDIS accomplishments.
E
XHIBIT A
CAPER
11 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
CR
-
25 -
Homeless and Other Special Needs 91.220(d, e); 91.320(d, e); 91.520(c)
Evaluate the jurisdiction’s progress in meeting its specific objectives for reducing and ending homelessness through:
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
Through the Continuum of Care Application, the Housing Authority secured
a one
-
year renewal of the
Shelter Plus Care grant that
provides rental assistance for at least eight households.
The City utilizes general funds to help fund the community’s homeless system which includes homeless outreach, housing location and assistance, a day center, an adult homeless shelter, a family shelter, and a seasonal shelter. During
Program Year
202
5 , the City used
$
41 ,088
in CDBG entitlement funds for the
NEWS domestic violence shelter and $
10,309
for
the
Catholic Charities Rainbow House homeless family
shelter.
This funding supported a total of
187
domestic violence and sexual assault survivors and their children who received shelter and bilingual counseling and
75 people who received shelter and services
at Rainbow House
.
The City also
provided
$
9 75
,
000
in general funds to support operation of the
homeless shelter system
and
$61,23
5 in General Fund support to serve as a match to
Shelter Plus Care
.
Addressing the emergency shelter and transitional housing needs of homeless persons
The Housing Authority administers a limited homeless preference of 80 Project Based Vouchers
across
five different properties
which require referrals from a partnering homeless service agency;
52 Emergency Housing Vouchers serving homeless, recently homeless, survivors of domestic violence, dating violence, or stalking, or at risk of homelessness; 53 Veterans
Affairs
Support
ive
Housing (VASH)
vouchers,
17 which are project based and
35 that are tenant based, serving homeless veterans;
15 vouchers
under the Mainstream Program to serve non elderly disabled persons who are homeless or at risk of homelessness; and
the Shelter Plus Care Program which serves eight to ten persons, depending on funding levels, by providing rental assistance, in combination with supportive services from other sources, to assist homeless people with disabilities.
Progress Foundation continues to operate Hartle Court, a 24 -
unit supportive housing project.
All the
units are restricted to low
-
income
people
.
Six of the units are transitional housing for
youth (18
-
24) who
are aging out of the foster care system.
The remaining 18 units are permanent housing for people with mental illness.
The City subcontracts with Abode Services for street outreach services which include s
six employees
fully dedicated to visiting encampments and monitoring the streets of Napa to ensure that clients know about and are connected to services. The Outreach Team provides direct referrals and warm hand -
offs
to health, mental health, and other social services providers, and assists with the completion of documentation necessary to move towards housing. The cost of the Street Outreach program totaled E
XHIBIT A
CAPER
12 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
$531,207
in
Fiscal
Y
ear 2025
-
26, which was funded by
various City
fund
ing sources
including
Homeless
Housing and Assistance Program, Permanent Local Housing Allocation, American Rescue Plan Act and the
General Fund
.
In Program Year 2023 the City was awarded $15 million under California’s Encampment Resolution Grant Program, to assist and transition individuals from encampment into shelter. This provide d
the
funding
necessary
to operate a non
-
congregate shelter. This program closed
at
the end of
Fiscal Year
2025
-
26 and successfully served over 150 individuals
,
transitioning 90
of those
individuals to permanent
housing.
Catholic Charities continues to operate the Nightingale facility which provides respite care for homeless persons discharged from local hospitals. The clients receive continued access to medical care, case management, connection to other resources and support finding housing. Operational funding is provided by Queen of the Valley and St. Helena hospitals. OLE Health also assists with linking program participants to follow
-
up medical care.
Helping low
-
income individuals
and families avoid becoming homeless, especially extremely low
-
income individuals and families and those who are: likely to become homeless after being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); and, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs
The Napa County Continuum of Care received
$
1,035,542
from the 202
4 Continuum of Care Notice of
Funding Availability (CoC) Competition, which is directed toward permanent supportive housing and transitional housing to address and prevent homelessness as part of the Super NOFA.
Under to CoC Competition, the Housing Authority received
$
214,059
the
renewal of the 202
4 Shelter
Plus Care grant,
which provided permanent supportive housing in the form of rental assistance and supportive services for at least eight chronically homeless disabled individuals and families.
In addition, the County of Napa received CoC funding for permanent supportive housing and rapid rehousing. These project
s
received
$
759,045
from
the CoC program to provide
rental assistance and
crucial supportive services to individuals and families who are homeless and chronically homeless in Napa County.
Abode Services, along with health, mental health, and social services providers, provide the necessary supportive services for
program
participants, including helping them to develop and meet goals and budgets, providing transportation to medical, mental health, housing, and employment appointments, and
assisting them in accessing
mainstream benefits.
In addition, as previously discussed, Catholic Charities operates the Nightingale facility for persons discharged from local hospitals who would otherwise return to homelessness.
E
XHIBIT A
CAPER
13 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
Napa’s homeless system continues to operate as a low
-
barrier, housing
-
focused system. Abode Services
is the system operator which took over after a joint City and County effort to revitalize the homeless response system including securing
several
grants to expand mental health residential treatment
capacity and implement mental health crisis stabilization and other grants which link housing to health care.
The City, County and Abode Services have worked extensively together to implement low barrier shelters and a robust diversion system
focused on reducing barriers
to housing and connecting
individuals and families with appropriate services and resources . Abode Services employs
several
housing navigators
who work to house homeless clients.
S
ervices are
provided
through a coordinated
entry system which streamlines
access to
housing
and prioritizes assistance
for
the most vulnerable
households
experiencing homelessness
. Clients receive assistance with obtaining and
maintaining
housing. Once housed, clients are offered a variety of
ongoing
supportive services. The
system currently operates with the intent
of moving
clients from
experiencing
homelessness to housing
in the least possible amount of time.
Additionally, the County
received
$
40 ,
874
to continue its Homeless Management Information System to track and measure program outcomes as well
as $
21,564
for
coordinated assessment and planning
grants that is intended to be used for
the Homeless System Coordinator position
.
E
XHIBIT A
CAPER
14 OMB Control No: 2506
-
0117 (exp. 09/30/2021)
CR
-
30 -
Public Housing 91.220(h); 91.320(j)
Actions taken to address the needs of public housing
This section does not apply.
Neither the City nor the Housing Authority owns any public housing as identified by HUD.
However, the Housing Authority has owned and operated the Laurel Manor Apartment complex for over 40 years.
Laurel Manor provides 49 units of housing for low
-
income seniors. Property management is
contracted to an independent property management company.
Actions taken to encourage public housing residents to become more involved in management and participate in homeownership
This section does not apply.
Neither the City nor the Housing Authority owns any public housing as identified by HUD.
Actions taken to provide assistance to troubled PHAs
This section does not apply.
Neither the City nor the Housing Authority owns any public housing as identified by HUD.
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-
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Other Actions 91.220(j)
-
(k); 91.320(i)
-
(j)
Actions taken to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment. 91.220 (j); 91.320 (i)
Housing Impact Fees
As described in CR
-
15, the City has
a Housing Impact Fee Ordinance requiring both residential and non -
residential developers to either pay a fee on new development or provide an alternative equivalent.
Fees collected go into the
Impact Fee
Fund to fund development of affordable housing.
Land Banking Program
The City of Napa has identified land banking sites suitable for future affordable housing development.
Two sites owned by the City and the Housing Authority cannot be developed until planned flood control work is completed. One site is approximately 5.37 acres and will be combined with an adjacent
5.08 ‑
acre parcel owned by Napa Valley Community Housing. The second site could provide approximately 3.83 acres of additional affordable housing inventory.
In early 2023, the City acquired a 2.75
‑
acre site at Jefferson Street and Trower Avenue for future affordable and workforce housing development. The existing building has been demolished and the site cleared. The City intends to transfer the property to an affordable housing developer to create ownership housing serving a range of incomes up to 120% of the area median income.
Housing Element, Vacant Sites, Zoning and Planning
The City adopted the 2040 Napa General Plan in October 2022, establishing three Mixed -
Use
designations along major corridors to support pedestrian -
oriented residential mixed
-
use development.
The Plan also increased residential density allowances to accommodate projected housing needs and encourage development on underutilized and vacant properties, particularly within central urban areas.
The City adopted the 6th Cycle Housing Element for 2023 –
2031, which was certified by the California
Department of Housing and Community Development in October 2023. The Housing Element continues effective policies from the prior cycle and introduces new programs intended to reduce barriers to affordable housing development.
The City continues to enforce its condominium conversion ordinance, which prohibits conversion of rental units to for
-
sale condominiums when Napa’s vacancy rate is at or below 5 percent. Annual surveys of apartment communities of more than 20 units require an 80 percent minimum response rate to ensure accurate vacancy data. On August 20, 2026, the Planning Commission determined Napa’s vacancy rate to be 4.4 percent; therefore, condominium conversions remain prohibited. The City also maintains its partnership with the Napa Sonoma ADU Center, which provides homeowners with resources including an ADU Calculator, feasibility c
onsultations, and pre
-
approved plans for
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ready
-
to
-
build ADUs.
The City’s Zoning Ordinance supports a range of housing objectives by establishing Multi -
Family Districts
that do not require Use Permits, providing Affordable Housing Overlay Zones and downtown mixed -
use
height bonuses, including Single Room Occupancy standards, permitting accessory dwelling units consistent with State law, requiring Use Permits for certain residential conversions, and allowing flexibility in residential parking requirements. The City has also updated its approval procedures to allow administrative approval of multifamily projects of ten units or fewer and Planning Commission approval of projects between 11 and 30 units.
In spring 2023, the City adopted an Urgency Interim Zoning Ordinance creating temporary mixed -
use
zoning districts and review procedures aligned with the 2040 General Plan. An Uncodified Interim Zoning Ordinance adopted in July 2025 continued these districts and associated regulations. A comprehensive zoning ordinance update is underway and is expected to be completed in Fiscal Year 2026
–
27. In October 2025, the City updated its Accessory Dwelling Unit Ordinance to conform to State law and HCD guidance. The updates addressed review procedures, development and parking standards, design requirements, sprinkler and owner
-
occupancy provisions, ministerial review for ADUs on historic properties, and established a Bonus ADU option for deed -
restricted units.
Actions taken to address obstacles to meeting underserved needs. 91.220(k); 91.320(j)
During
the
Fiscal Year 2025
-
26 , the City’s Housing Division continued to administer the First Time Homebuyer Down Payment Assistance Program, using
program income generated by
grants from the
State of California HOME and CalHome
programs
.
Rising interest rates and high prices
have
made it
difficult for eligible homebuyers to identify affordable homes.
The City operates a Junior Unit Initiative Accessory Dwelling Unit (JADU) Program. The program provides funds for homeowners to create a JADU or
convert an existing accessory structure to an ADU
with
technical assistance and a 0%, forgivable loan, and, for conversion ADUs, an additional 0% deferred loan, in exchange for renting either the primary dwelling or ADU as an affordable rental unit.
I
n
Fiscal
Y
ear
202
5 -
2 6
four
JADU/ADU
projects were completed
.
The program was originally funded by a general fund
commitment from the City
but is currently
being
funding from the State Permanent Local Housing
Allocation
funds
.
The City continued its work with local nonprofits and other agencies to facilitate activities and projects benefiting special
-
need populations, including the homeless, seniors and the disabled. Listed below is a description of some of the actions taken during this period:
In the area of homelessness, the City continued to participate with the Housing Authority in the Continuum of Care and supported the community’s efforts to end chronic homelessness.
In
Fiscal Year
202
5 -
2 6
,
the City contributed General Funds to Abode Services, through a E
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Memorandum of Understanding with Napa County, for the operation of the homeless shelter system.
The City works with various County agencies and community organizations to coordinate the provision of housing assistance and supportive services to assist in reducing the number of households below the poverty line through self
-
sufficiency programs, job training programs, and
counseling programs.
Of the
7 owner
-
occupied homes rehabilitated through the CDBG
-
funded Rehabilitation Loan and
Grant Program,
three
homeowners are extremely low
-
income,
two
are low
-
income,
and
two
are
moderate
-
income. In addition,
seven
are elderly homeowners and
four
homeowner
s
are
disabled.
Actions taken to reduce lead
-
based paint hazards. 91.220(k); 91.320(j)
Under the rehabilitation loan programs, all homes built before 1978 are tested for lead -
based paint
hazards
if painted surfaces are disturbed
. During
Program Year
202
5 ,
one of the seven
rehabilitated
units w
as
built prior to 1978
however,
this
project did not disturb any painted
surfaces
.
Actions taken to reduce the number of poverty
-
level families. 91.220(k); 91.320(j)
The Housing Authority continues to support the
Family Self
-
Sufficiency (FSS)
Program, having repeatedly
received grants from HUD for a FSS coordinator position.
During the
Fiscal Year
202
5 -
2 6
the FSS Program assisted
4 8
active participants, many of whom are
attending school or are already employed. As of June 30, 202 6 ,
$
1 88
,245
was held in escrow for
36 participants
. During the reporting period, there
were four
program
graduati
on
s
, and
$
70,305
in escrow
funds
were
distributed.
Seven
participants are expected to graduate in the next fiscal year. FSS participants are assessed individually and, with their program specialist, jointly create service plans to meet their self
-
sufficiency goals. Program specialists and participants keep in regular contact to motivate progress toward those goals and to connect participants with existing community services and education that will help them meet their educational, financial, health and employment needs. Many of these partner service agencies are members of the Program Coordinating Committee, which helps coordinate and facilitate access for FSS participants to these services.
Workforce Napa, the local one
-
stop, provides employment services for FSS participants. The one -
stop
helps job and job advancement seekers identify career interests and skills, create resumes and improve job interview skills, get technical training for higher paying jobs, enter an apprenticeship program, internship or on the job training, improve English language skills, and develop a career plan. FSS partners with other existing service agencies to offer participants additional workshops on topics ranging from credit repair to home ownership to affordable nutrition.
Actions taken to develop institutional structure. 91.220(k); 91.320(j)
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In
Fiscal Year
202
5 -
2 6
, the City participated with the Housing Authority and Napa County to eliminate gaps in institutional structures and to enhance coordination, especially in the areas of housing.
The City's Economic Development Division works in several areas to improve economic opportunity.
The City continues to participate with the Housing Authority in the Continuum of Care and supports the community’s efforts to end chronic homelessness
.
The City
provided $
9 75
,000
in funds to the homeless
shelter system.
As discussed in CR
-
25, the City and County continue to collaborate on the community's homeless system. The efforts continue to bring government and social services together to provide one coordinated system that aligns the system with national best practices and moves towards a housing -
focused homeless system.
The City’s Housing Division historically has robust relationships with service providers, non -
profits,
affordable housing developers, and philanthropic organizations. The City will continue to build and maintain relationships which will afford opportunities to collaborate and build better systems.
Actions taken to enhance coordination between public and private housing and social service agencies. 91.220(k); 91.320(j)
The City has worked with partners from public and private sectors in addressing the challenges of stabilizing the homeowner base within the community, improving the existing housing stock and improving the overall quality of life in neighborhoods in the City of Napa.
New Construction
The City has worked with the County and various non
-
profit organizations and affordable housing
developers to construct new affordable housing. The City has provided technical support for planning
entitlements fo
r
five
separate affordable housing projects that are expected to provide more than 280
affordable units. The City continues
to provide
technical
support for at least three additional affordable
housing projects that are actively seeking entitlement. Additionally, the City provides funding from other
sources
to some of the same affordable housing projects, as the needs are identified and the resources are available.
Housing Preserva
tion
The City collaborated with the California Housing Finance Agency to complete the local review and issue a letter of support for the proposed acquisition and rehabilitation of Napa Creek Manor, an affordable housing community serving 84 low
‑
income seniors. This action enable
d
the
new owner
to obtain the
necessary financing to carry out
needed
rehabilitation
work
and ensure the continued
operation
of
affordable
senior
housing in the center of the City.
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Additionally, the City partnered with Burbank Housing to acquire 24 units of affordable housing that will
be transitioned from general affordable housing to
permanent supportive
housing available for very
low
-
income
households that are exiting homelessness.
The pro
perty
transition, which will include much
needed rehabilitation work, was supported by an award of Homekey+ funding from the State of California.
Housing Rehabilitation
The Housing Rehabilitation program assisted
15 low
-
moderate
income families to create healthy living
environments.
Low Mod Job Activities
The City did not use any CDBG entitlement funds for low -
mod job or economic development activities.
The City's Economic Development Division provides additional outreach to the business community and acts as a liaison to business owners, retail and tourism marketing, private developers, and the Planning Division.
Homeless Shelters
The City assisted the homeless through the provision of General Fund resources and Encampment Resolution Funds, through a Memorandum of Understanding with Napa County, to Abode Services for the homeless shelter system. The City also provides CDBG support for the operation of the family shelter
as well as
a bilingual counselor in the domestic violence shelter.
Project Nightingale
As discussed in CR
-
25, Catholic Charities operates a medical respite care facility. The facility provides ten beds for
people experiencing
homeless
ness
who are recently released from the hospital but are too frail to recover on the street.
Identify actions taken to overcome the effects of any impediments identified in the jurisdictions analysis of impediments to fair housing choice. 91.520(a)
T
he City of Napa adopted its
most recent
Housing Element
in late 202
3 . The
Housing Element
identifies
housing affordability, special needs housing, land use, zoning, lack of knowledge of fair housing rights, and cultural and language barriers as impediments to fair housing choice. The City will continue to evaluate impediments and the tools to overcome such impediments throughout the programs identified
in
the Housing Element.
As discussed in CR
-
15 the City utilizes the Affordable Housing Impact Fee Fund and 1% TOT for Affordable and Workforce Housing Fund to assist in providing affordable housing for the community.
Additionally, HOME and CalHome grants are utilized
, when available,
to provide first time homebuyer
assistance to low
-
and moderate
-
income families.
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In addition to assisting in procuring affordable housing, the City has made progress to alleviate policy restrictions and encourage the development of affordable housing. This is discussed in further detail in CR
-
35. E
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-
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Monitoring 91.220 and 91.230
Describe the standards and procedures used to monitor activities carried out in furtherance of the plan and used to ensure long
-
term compliance with requirements of the programs
involved, including minority business outreach and the comprehensive planning requirements
The City ensures compliance with programming and planning requirements in a number of ways, including performance monitoring, financial monitoring, Davis -
Bacon compliance, Environmental Review
compliance, and Section 504 compliance.
The City has standard procedures in place to monitor subrecipients. All sub
-
recipients
are required to
maintain documentation on clients
benefiting
from activities funded through the CDBG program.
Subrecipients
submit
Quarterly Performance reports to the City in which they certify that low
-
and
moderate
-
income
persons are being served. The Quarterly Performance Reports provide the number of people
served by income level and race and ethnicity. The City also requires that the subrecipients providing
public service
s
set quantifiable goals for their unique services. These goals are also reported in the Quarterly Performance Report, and staff
provides technical assistance to
subrecipients when the
goals are not achieved.
This helps determine the success of projects in creating change within the community over time.
The reporting of the levels of achievement also assists the CDBG Citizen's Advisory Committee in making future funding decisions.
The City continues to analyze clients served and
works with subrecipients to assure
communitywide access
in program design.
In addition to self
-
reporting of programs funded by CDBG, City staff performs annual monitoring of subrecipients. Staff
verify
that applicable laws and regulations are being followed as well as monitoring for performance, internal controls, and compliance with eligibility, environmental and wage requirements. Problems or weaknesses are
noted,
and City staff
collaborates
with subrecipients to
resolve the issues in a timely manner.
Citizen Participation Plan 91.105(d); 91.115(d)
Describe the efforts to provide citizens with reasonable notice and an opportunity to comment on performance reports
.
A
draft of the CAPER was available for
public
review and
comment from
August 2
7 , 202
6 through
September
15 , 202
6 , providing the public with an opportunity to
review and
provide
comment
s
on the
draft.
An ad was published in the
Napa Valley Register
announcing the availability of the CAPER for public
review and comment
on August 2
7 , 202
6. Announcements were also placed on the City of Napa’s E
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website.
In addition, notices in Spanish were placed at the local Spanish markets (La Tapatia, Azteca Market, La Esquina, Pueblo Market, Lucy’s Bakery, Lola’s Market, Economy Market, and La Morenita), laundromats (24
-
Hour Laundry, Mi Familia Lavanderia on First Street, Mi Familia Lavanderia on Avon Street, Mi Familia Lavanderia
on West Imola, Limpo Coin Laundry, Napa Coin Laundry, and Family Wash and Dry), and at Puertas Abiertas Community Resource Center.
A copy of the CAPER was placed on the City’s website and was available at the City's Housing Division office.
The CDBG Citizens' Advisory Committee reviewed the CAPER on August
31 , 202
6 in a noticed
public meeting.
The City Council held a noticed public meeting on
September
15 , 202
6 to allow for public comments and
approve the CAPER for submission to HUD.
An ad was published in the
Napa Valley Register
announcing the availability of the CAPER for public
review and comment
on
September 3
, 202
6 .
Announcements were also placed on the City of Napa’s
website.
During the public comment period, and at the public meeting on September 1
5 , 202
6 , the City
received
(to be completed)
public comments.
CR
-
45 -
CDBG 91.520(c)
Specify the nature of, and reasons for, any changes in the jurisdiction’s program objectives and indications of how the jurisdiction would change its programs as a result of its experiences.
There were no changes in the program objectives for the Program Year
202
5 . The City intends to
strategically fund future projects based on community needs and ability to leverage resources.
Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI) grants?
No
[BEDI grantees] Describe
accomplishments and program outcomes during the last year.
N/A
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-
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Section 3
Identify the number of individuals assisted and the types of assistance provided
Total Labor Hours
CDBG
HOME
ESG
HOPWA
HTF
Total Number of Activities
0 0
0 0
0 Total Labor Hours
Total Section 3 Worker Hours
Total Targeted Section 3 Worker Hours
Table
8 –
Total Labor Hours
Qualitative Efforts
-
Number of Activities by Program
CDBG
HOME
ESG
HOPWA
HTF
Outreach efforts to generate job applicants who are Public Housing Targeted Workers
Outreach efforts to generate job applicants who are Other Funding Targeted Workers.
Direct, on
-
the job training (including apprenticeships).
Indirect training such as arranging for, contracting for, or paying tuition for, off
-
site training.
Technical assistance to help Section 3 workers compete for jobs (e.g., resume assistance, coaching).
Outreach efforts to identify and secure bids from Section 3 business concerns.
Technical assistance to help Section 3 business concerns understand and bid on contracts.
Division of contracts into smaller jobs to facilitate participation by Section 3 business concerns.
Provided or connected residents with assistance in seeking employment including: drafting resumes,preparing for interviews, finding job opportunities, connecting residents to job placement services.
Held one or more job fairs.
Provided or connected residents with supportive services that can provide direct services or referrals.
Provided or connected residents with supportive services that provide one or more of the following: work readiness health screenings, interview clothing, uniforms, test fees, transportation.
Assisted residents with finding child care.
Assisted residents to apply for, or attend community college or a four year educational institution.
Assisted residents to apply for, or attend vocational/technical training.
Assisted residents to obtain financial literacy training and/or coaching.
Bonding assistance, guaranties, or other efforts to support viable bids from Section 3 business concerns.
Provided or connected residents with training on computer use or online technologies.
Promoting the use of a business registry designed to create opportunities for disadvantaged and small businesses.
Outreach, engagement, or referrals with the state one
-
stop system, as
designed in Section 121(e)(2) of the Workforce Innovation and Opportunity Act.
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Other.
Table
9 –
Qualitative Efforts
-
Number of Activities by Program
Narrative
The City did not have any Section 3 projects in the
Program Year
202
5 .