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Good evening. Welcome to the June 30th, 2026 City of Napa, special meeting for the planning

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Commission. I would like to call this meeting to order and ask my request to please conduct a roll call.

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Commissioner E-Bock, President, Commissioner Massaro, President, Commissioner Shantwell, Vice Chair Mayors,

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Chair O'Neill and Chair Owen, President. We will now rise for the Pledge of Allegiance.

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One nation that you are in need of the vote with liberty and justice for all.

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The Planning Commission conducts all meetings in accordance with the Ralph M. Brown act and pursuant to the city's rules of order for planning commission meetings policy resolution 10.

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Staff, are there any changes to this evening's agenda or any supplemental reports?

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No changes, but there are three supplemental reports that were afforded to the Commission and available on the back.

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Thank you.

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Commissioners, are there any proposed changes to this evening's agenda?

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Public comment. Public comment provides an opportunity for members of the public to directly address the planning commission on items of interest

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not otherwise noted on the agenda. Each speaker's comments will be limited to three minutes and will comply with the rules of order for planning commission meetings.

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Do we have any members of the public who wish to provide public comments on non-agenda items?

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Public hearings and appeals. These are items that are formally presented to the planning

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commission and provide an opportunity for members of the public to comment. Applicants

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or Appellants are allowed 10 minutes to present testimony at the beginning of the public

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hearing, and if needed 5 minutes to present rebuttal at the end of the public hearing.

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All other speakers will be limited to 3 minutes. Tonight we have the following item, item 7A,

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Franklin Station 2 redevelopment project and development agreement.

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We'll start with Commissioner Disclosures, Commissioner E-Bog.

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I met with the applicant and spoke with staff.

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I also met with the applicant and spoke with staff.

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I, too, met with the applicant and spoke with staff.

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I also met with the applicant and spoke with staff.

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I served on the CHC when the Cultural Heritage Commission.

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When we approve the Original Franklin Station Development Project.

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I toured the site in 2018 inside and out with Jim Keller and his team.

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For the record, the city's website is showing the incorrect CHC member roster during that

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time, but I know for sure that the city is working on it.

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I recently met with the applicant and have met with staff and read through all of the supplemental

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correspondence.

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Thank you.

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And we will now hear a report from staff.

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Good evening, Chair Owen, commissioners, Molly Radigan.

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It's a community resources and development director.

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I for some reason don't have a name, Tykes.

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I hope you can remember my name through this process.

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We are going to get started with our presentation.

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And I'm just going to kick it off by saying thank you to the applicant team

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for participating with us in the discussions.

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A huge thank you to writer who had a heavy lifts last week

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to get this here to you this week.

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And then just kick it off with what is a development agreement

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overview.

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So California government code section 65864 and beyond

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governed the use of development agreements and the purpose

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is really to create certain teeth on the terms of a development

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between the developer and the city or the developer

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and the county depending on what jurisdiction is using it.

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In the city of Napa, we typically use the entitlement process

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but we will use the development agreement process

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when there is usually a special reason why and usually that is we're looking for something

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that's outside of the regular entitlement process of the developers looking for something

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outside of the regular development process or in most situations both there's benefits

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on each side to that agreement.

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So for history purposes we have used development agreements to some examples of other projects

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we've used development agreements on the past.

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The certainly the most big one is the NapaPyte project that was also part of an annexation

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and it included 945 housing units that with a significant amount of affordable housing

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dedicated to it and the city also receives some open space commitments to the dedication

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of those affordable housing lands and some community facilities.

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Another example is what we call this to Tula K, which is really the GASER project

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We're able to build 500 units under a development agreement and in exchange they also did the gasser bridge and the extension, as well as provided an in lieu opportunity for affordable housing.

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And then the one that your commission will remember from just I think about a year ago from the time that we're sitting here is the first street project where, you know, they got some parking, we got some public improvements, et cetera.

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So in the case of what you're going to see tonight, you know, the identified benefit, significant benefit to the city of Napa is really the preservation of the post office and historical resource in our community.

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And while there is a covenant on the property, we just wanted to start out by making sure that, you know, we have, we shared that, you know, there is a sentiment in the city and amongst staff and city council that preserving historic resources is important.

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So, you'll see that this development agreement looks a little bit different than other development

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agreements as writer goes through the process, but really that is what we see as the significant

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benefit of what the applicant team has come forth to offer.

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There are other things, there's TOT, there's property tax revenue, there's sales tax revenue,

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there is an additional contribution to the affordable housing fund proposed.

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But just wanted to say that not every development agreement is going to look alike

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and not every development agreement is going to have the same terms, and because it's all

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because there's different, there's different gives and takes to get to your end goal.

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So what we're proposing to you tonight is I think what is our end goal from the city's

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perspective, and you'll hear from the developer as well.

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Thank you, Molly, and thank you chair members of the Commission.

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So Franklin Station is an application consisting of multiple entitlements, some related to the

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cultural heritage commission and their recommendation ultimately to City Council.

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Tonight, the application you're considering recommendation of is for multiple entitlements,

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including a development agreement, a zoning amendment, a mending the plan development overlay,

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PD37 district, a tentative parcel map, and a design review permit,

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and related approvals to provide for the redevelopment of an approximately 1.44 acre property,

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with two five story buildings consisting of up to 120 hotel rooms, up to 44 cell hotel units and other amenities,

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and the preservation of Franklin Station post office.

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The applicant is James Keller.

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The project is located at 1251-1351.

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Second Street, 820 Randolph Street, 801-89 Comstery, Unit A, B, C, and D.

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The project location is located generally on the southeast side of Second Street,

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generally divided by Randolph Street.

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The primary parcel generally referred to as the post office redevelopment

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consists of the post office and the hotel.

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And we'll get into more details regarding that.

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The mixed use development and whenever

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refer to mixed use development, it's going to be the redevelopment

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of the parking lot parcel with the inclusion of the three units

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that exist within the young building.

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So they're primarily the parcels are located

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along second street with frontages along Franklin and Randolph as well.

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The request to entitlements include the Plan Development Overlay PD-37 amendment,

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generally consists of different land use provisions, development standards, design guidelines

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to help facilitate redevelopment of this.

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But in this, what you'll notice in this development agreement, we relied a lot on the Plan

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a mending specific processes that have been established

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by ordinance, part of that, and just to paint the picture

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of the difference in the approvals, the plan development

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overlay will kind of establish the up to amount,

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kind of the maximum development that could be constructed

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upon the property, the design review permit

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and we'll get into more detail of that,

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and the tenant of parcel map, generally are facilitating

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in the design that you see in front of you.

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What the planned development overlay consists of the five-story hotel building, including

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basement rooftop structures in space with up to 120 rooms within that post office redevelopment,

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with some other food and beverages of spa event fitness amenities.

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Five-story mixed use building, including rooftop space for 37-4-cell hotel units, such units

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in the past were generally referred to as branded residential, but as part of that joint

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session of Planning Commission City Council, both Planning Commission and City Council generally

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saw due to the transient nature of these units that they were more so commercial uses

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in their eyes.

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With that when you get into the minutia of the details that even ties the impact fees that

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are generally applied to the project for hotel uses, that makes use building, consists of

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those 374 cell hotel units with the inclusion of the three condo units within the existing

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and young building for a total of up to 44 cell hotel units.

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You're considering the development agreement

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between the city of Napa and the developer tonight.

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And that DA, as Molly has suggested,

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address certain conditions, procedures,

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and implementations among vesting certain rights

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for the developer.

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The design review permit and consideration

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of a recommending adoption to city council

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will consist of a five-store upper upscale hotel

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with 94 hotel rooms, the same amenities that I've outlined and then redevelopment of that parking

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lot parcel that mixed use development with 25 4 cell hotel units, ground floor parking,

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the inclusion of the three young building condo units.

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The tenet of parcel map generally, and it's part of the confusing ask is that there are existing

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condo parcels that exist within that young building, but generally what's happened is the

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and the Wine Valley Box Unit Parsler being merged to facilitate larger construction and then a connection point in through to the young building.

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Not under your purview tonight, but part of the entire development application also the Cultural Heritage Commission will consider a certificate of appropriateness for alterations to the post office specifically and they'll get into the minutia of the historic resources.

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But for context, you were provided with the certificate of appropriateness plans because I think

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understanding the big picture of how it all ties together is important in this context.

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We're considering the redevelopment of the Franklin Station post office.

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In other words, it was renamed to the Thomas Kong Squad post office.

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In 2010, the action by US Congress and then they had a ceremony in 2011 prior to the earthquake

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that damaged the building. Thomas Kong's guard was in Napa Superior Court Judge serving

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for a substantial amount of time within the community. And so U.S. Congress, I think

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there might Thompson did it in his honor.

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Jeremy, the post office time was important to understand context was built in 1933. Architects

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William Wilco Coralette and Walter Reed of the Oakland Farm Read and Coralette design the

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office. January 11th, 1985, it was added to the National Register of Historic Places, which

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had identified certain historic features within that, and then generally the Art Deco

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style of the post office that you see even in its damaged form. In 2010, it was renamed to

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that Thomas Kong's guard post office, but people generally still understand it as the Franklin

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station post office.

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August 24th, 2014 that South Napa earthquake substantially damaged the post office and shortly

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afterwards the U.S. Postal Service was considering demolishing it due to the substantial

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cost that it would take to rehabilitate the structure.

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But going through 2014, primarily into 2015, there were a lot of local efforts in saving

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the post office, kind of spearheaded through many community leaders in the congressman Mike

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Thompson and the Postal Service did agree and will get into the preservation covenant

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here in a little bit to halt the demolition plans for the Franklin Station Post Office

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and consider pursuing a sale for the Franklin Station Post Office.

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Generally, the US Postal Service initiated drafts for what a preservation covenant would

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like expectation to save that, not to get too far into detail, but there were inspections of the

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property that occurred in through 2014-2015 that really demonstrated to the US Park Service that

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the building was still significant. There were still historical significance to it.

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And so, in through 2015, up to 2017, when that purchased by the applicant and later executed

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the preservation covenant,

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the post office was willing to consider that primarily because of

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The intent to preserve it. So with the applicant's interest in purchasing the property and the interest in the community as a member of the community to re-evaluate, they took on the obligation with the third party to the city's not party to the preservation covenant with the Napa County landmarks, including the supplemental memo was the sport Napa County landmarks generally, but just understanding the context that there is a legal covenant, but the city is not party to that covenant.

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In February 14th, 2017, there was an initial purchase and salary agreement of the Park-and-Lot

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parcel to help facilitate redevelopment of the post office building in 2018.

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Well, through 2017, really going into effect of 2018 is when the initial entitlements were approved

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by City Council for the redevelopment of that post office, consisting of upper upstory hotel,

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up to 163 hotel rooms and a mechanized parking garage on the parking lot parcel.

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Through 2018-2019, up through 2025, you'll see there were amendments to the

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Purchasella Agreement, further amendments extending the development agreement and

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then an application submitted by the applicant in July of 2025 for the project

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being considered in front of you today.

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Already went into the preservation covenant a little bit,

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but it outlined specific historic and significant features

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within the post office, not necessarily under the purview

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of the planning commission, still important for context.

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He project components, include the rehabilitation,

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depth of reuse of the structure in the five-story hotel

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up to 120 hotel rooms, the redevelopment

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of the parking lot parcel for the up to 40 units,

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37 and the three inclusive of the young building.

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On-site parking facilities, the ground level

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and some retail ground level of that,

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the hotel building generally has many different amenities,

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food beverage facilities, basement, bar, rooftop bar,

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event space, and other spa space.

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To get into the meet of the request in front of you tonight, a lot of detail went into the

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plan development overlay amendment.

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The term for cell hotel units based off a feedback received from both planning commission

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city council is what was generally referred to as those branded residential units.

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Further defined those is individually owned units that are developed conveyed operators

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part of the hotel that rely upon the hotel's management services staff and

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amenities for their use and operation.

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It's important to understand owners may occupy these units.

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They may live their full time.

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But if they choose to only live their part of the time, they may

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rent it back through the hotel for periods of shorter than 30 days.

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In the eyes of the city, transient nature, all subject to transient

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occupancy taxes.

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Then another term is lock off.

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So hotel room hotel unit, four cell hotel unit that is designed and constructed with a local internal door or connection that permits a portion of the hotel room or that four cell hotel unit to be separated and occupied independently as a separate hotel room.

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So in the eyes of how we define a lock-off,

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typical hotels where you have a shared door

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between your hotel room and another hotel room,

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maybe rented separately, but sometimes if you have a bigger

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party, you can have a room where you can open up doors

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in between, same concept here.

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In RIs, when it gets into the parking standards

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required, in generally that cap of the 120 hotel rooms,

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lock-offs are considered hotel rooms under that analysis.

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The PD overlay also defines joint incidental entertainment uses consistently the downtown specific plan.

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If it's incidental to the hotel, it's permitted between hours of 10am and 12am.

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Should there be other considerations?

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Should there be requests deviations from that in the future?

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They would have to generally conform to the downtown specific plan table

224
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and processes for that. Outdoor entertainment specifically, because of how new wants outdoor

225
00:19:30,650 --> 00:19:34,850
entertainment is still subject to an administrative permit through the director's

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00:19:34,850 --> 00:19:39,850
level, as long as it complies with the other standards of the downtown specific plan,

227
00:19:40,090 --> 00:19:45,610
if it exceeds those standards, it would generally conform to the use permit process,

228
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which would be seen in front of the planning commission. But if it conform to those standards,

229
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it would be in through the director's level.

230
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That plan development overlay all of those establishes design guidelines for the materials

231
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use, the step back considerations, the new addition and the context and the juxtaposition

232
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with the old building that's being preserved.

233
00:20:10,890 --> 00:20:16,890
The plan development overlay also establishes parking standards and or refers to the downtown

234
00:20:16,890 --> 00:20:18,610
specific land for parking standards.

235
00:20:19,830 --> 00:20:25,410
So project parking, specifically for the 4 cell hotel units and the lock-off units, shall

236
00:20:25,410 --> 00:20:33,410
be provided on-site or via recorded irrevocable license or easement, that license or easement

237
00:20:33,410 --> 00:20:39,610
would be for a non-city property with a minimum term of 30 years from the hotel building

238
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certificate of occupancy, it incorporates with the standards outlined above you, which is the

239
00:20:44,290 --> 00:20:50,130
parking space per each four cell hotel unit, and the 0.8 spaces per lock-off unit that's

240
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rounded up to the nearest one. Payment of parking development impact fees, also applied to

241
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the hotel room generally at 0.8 spaces per hotel room rounded up to the nearest one, and

242
00:21:03,090 --> 00:21:09,710
then all other uses generally parked per the downtown specific plan. And parking for other

243
00:21:09,710 --> 00:21:15,010
uses me also be satisfied either on site through recorded irrevocable license or easement for

244
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a minimum of 30 years, non-city property or the applicant may secure approval by the city

245
00:21:21,290 --> 00:21:24,090
council on a parking license agreement on city owned property.

246
00:21:25,010 --> 00:21:30,810
The project amendments and this overlay authorize many approvals through the community resources

247
00:21:30,810 --> 00:21:37,450
and development director up to that cap of the 120 hotel rooms, the massing that it's

248
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be considered in front of you tonight, and the 44 cell hotel units.

249
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So that applies to maps that applies to use permits applies to the design review permit.

250
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And then project phasing when we refer to phase one will generally be referring to the post office

251
00:21:57,210 --> 00:21:58,830
redevelopment phase two.

252
00:21:59,130 --> 00:22:02,310
If it, and this is if it was to be phase, it would be the mixed use development.

253
00:22:02,310 --> 00:22:09,810
There are also sunset provisions for obligations that the developer must meet in terms of

254
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receiving a building permit to be issued and then substantially constructing, meaning receiving

255
00:22:15,210 --> 00:22:20,190
another TCO or certificate of occupancy, so a temporary certificate of occupancy or

256
00:22:20,190 --> 00:22:24,910
certificate of occupancy for the construction of those buildings. Generally, if they were to

257
00:22:24,910 --> 00:22:31,370
be phase the hotel building, so post office redevelopment will need to be completed first.

258
00:22:31,370 --> 00:22:34,170
the priority is the preservation of the post office.

259
00:22:36,280 --> 00:22:41,160
The table in front of you and in that attachment also goes over the building form standards,

260
00:22:41,720 --> 00:22:48,980
so up to 40 floor area ratio, which is consistent with the downtown specific plan, but it

261
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excludes those subterranean areas.

262
00:22:51,460 --> 00:22:57,120
Building height max 60 feet, but there are allowances for up to 75 feet for the rooftop

263
00:22:57,120 --> 00:23:04,960
features that are further defined front setback is generally max of 15, but because of the historic

264
00:23:06,000 --> 00:23:11,700
significant features of the post office, the building and the massing of the building on both sides

265
00:23:12,240 --> 00:23:20,700
have been set back a little bit further to emphasize the historical significance of that kind of front

266
00:23:20,700 --> 00:23:22,360
third of the post office building.

267
00:23:23,280 --> 00:23:25,740
So in instances where that massian is intended

268
00:23:25,740 --> 00:23:30,060
to be for that purpose, the setback may be greater.

269
00:23:31,640 --> 00:23:35,440
But it's also understood that space isn't underutilized.

270
00:23:35,580 --> 00:23:38,680
It would also be activated as part of that frontage.

271
00:23:38,860 --> 00:23:40,080
It's although the buildings back,

272
00:23:40,260 --> 00:23:44,280
it's still generally like a restaurant on one side event

273
00:23:44,280 --> 00:23:47,880
space on the other that call attention to the space behind it.

274
00:23:49,570 --> 00:23:58,070
The plan development overlay district map boundaries in the action, if taken by City Council,

275
00:23:58,150 --> 00:24:03,450
if recommended by the Planning Commission, would actually be revoking the current boundaries

276
00:24:03,450 --> 00:24:10,330
of the PD37 overlay map, which includes that A's hardware parcel to kind of the southeast

277
00:24:10,330 --> 00:24:16,510
adjoining the property and including the young building as part of it.

278
00:24:18,080 --> 00:24:24,280
As far as the development agreement, the key benefit of the development agreement really is

279
00:24:24,280 --> 00:24:28,300
the rehabilitation of the Frank Nostation Post Office, the rehabilitation comes out of substantial

280
00:24:28,300 --> 00:24:33,880
costs, but there are also other benefits of the Transi occupancy tax revenue, and during

281
00:24:33,880 --> 00:24:38,520
those initial five years, it's estimated the project is expected to generate over 18 million

282
00:24:38,520 --> 00:24:45,780
in city allocated tax revenues. The applicant is also agreed to paying the hotel motel rate

283
00:24:45,780 --> 00:24:50,460
six dollars per square foot for the entirety of the project plus an additional dollar per square

284
00:24:50,460 --> 00:24:53,600
foot upon clothes of each four-cell hotel unit.

285
00:24:56,520 --> 00:25:01,960
Site plan generally shown here so parcels generally divided by Randolph Street post office

286
00:25:01,960 --> 00:25:07,340
redevelopment to the left to the west and then makes use development to the right.

287
00:25:09,280 --> 00:25:16,880
Showing here kind of bird's eye view from up above post office redevelopment called out here

288
00:25:16,880 --> 00:25:21,000
Located along Franklin Street, second street in Randolph Street.

289
00:25:21,800 --> 00:25:25,260
Access to certain trash facilities will be located along Franklin Street.

290
00:25:25,900 --> 00:25:30,280
Access to the main entrances of the building will be off of second street.

291
00:25:30,900 --> 00:25:34,200
Same thing with the mixed use development.

292
00:25:36,020 --> 00:25:41,540
A lot of the entrances will focus on second street with certain service doors and

293
00:25:41,540 --> 00:25:45,800
through ways for trash collection such located along Randolph Street,

294
00:25:46,920 --> 00:25:54,140
ingress to the garage will be located along Second Street and then certain retail facilities on the ground floor.

295
00:25:57,750 --> 00:26:01,570
I won't get too far into the details of the architecture and the materials,

296
00:26:01,690 --> 00:26:05,730
because that's kind of the intention of the applicant's presentation tonight,

297
00:26:05,910 --> 00:26:09,550
so I'll let their team generally go into the nuances of the materials.

298
00:26:09,550 --> 00:26:22,070
But substantial consideration and re-looking at how the new additions can fit in the context of the historic preservation of the post office.

299
00:26:22,510 --> 00:26:29,730
There were a lot of key considerations reflected, especially in that certificate of appropriateness document, but also in the project plans generally.

300
00:26:29,730 --> 00:26:36,590
This is a view from the north side, main off of the second street facing post office redevelopment.

301
00:26:36,690 --> 00:26:44,430
It's outside, so like angled from third street back towards the, so it'd be facing north,

302
00:26:44,570 --> 00:26:51,700
put it to the south elevation, post office redevelopment, west elevation and east elevation.

303
00:26:54,200 --> 00:26:56,420
You may be the post office redevelopment floor plan.

304
00:26:56,420 --> 00:27:01,700
speak easy on the bottom and in a lot of back of house space in the basement of the building.

305
00:27:04,310 --> 00:27:08,970
The first floor plan generally includes lobby, ballroom event space, back of house,

306
00:27:09,330 --> 00:27:13,970
for that restaurant and other facilities, and then a three-mill restaurant and fine dining.

307
00:27:15,670 --> 00:27:20,250
It's understand as part of their outreach to different brands,

308
00:27:20,790 --> 00:27:25,430
that there will be some fluctuation in the floor plan just to facilitate that.

309
00:27:25,430 --> 00:27:32,430
But the intent is to still stay within the confines of what you see in the footprint of what you see and the overall massing.

310
00:27:33,510 --> 00:27:46,210
Getting to the second floor, more event space, rooms for the hotel, spa facilities, rooms, third-level, fourth-level, fifth-level, and then rooftop,

311
00:27:46,750 --> 00:27:51,970
which includes a pool terrace and rooftop bar, and then different gathering opportunities.

312
00:27:51,970 --> 00:27:58,690
It makes use development in elevations from second street, facing south, the north elevation.

313
00:27:59,390 --> 00:28:01,910
You'll see access to the garage down below.

314
00:28:03,930 --> 00:28:09,110
The south elevation to this facing north just want to understand that there were considerations in discussion,

315
00:28:09,530 --> 00:28:15,310
and there isn't general interest to discuss this facade here tonight in other considerations.

316
00:28:16,610 --> 00:28:20,310
If you have any questions, add some discussions to the chief building official,

317
00:28:20,310 --> 00:28:23,990
but the applicants team also provide response to that.

318
00:28:24,150 --> 00:28:27,330
There's a zero lot line here, so there are certain limitations to

319
00:28:28,070 --> 00:28:31,810
both how you can build limitations on openings generally

320
00:28:31,810 --> 00:28:37,810
because of fire rated construction, but understanding that there's an interest to

321
00:28:37,810 --> 00:28:40,370
maybe elevate or some variation to these walls.

322
00:28:41,530 --> 00:28:46,150
So the west elevation, the general screening to the parking facilities

323
00:28:46,150 --> 00:28:53,790
used for right here in a living wall, and the east elevation, makes used development

324
00:28:53,790 --> 00:29:01,350
entry to the ground level parking facilities. You'll get into that second level, getting

325
00:29:01,350 --> 00:29:06,510
to some of those 4 cell hotel units, and access to the young building, which I'll show you

326
00:29:06,510 --> 00:29:13,130
in just a moment. A third level, fourth level, fifth level, and then the rooftop, because

327
00:29:13,130 --> 00:29:19,010
and other gathering space opportunities. Young buildings showing here from that second

328
00:29:19,010 --> 00:29:24,530
level showing access of how you get to those three condo units that will be converted

329
00:29:24,530 --> 00:29:30,190
to the 4 cell hotel units. An alternative parcel map generally merging the parcels that

330
00:29:30,190 --> 00:29:34,230
you see between the parking lot parcel and the wine valley box unit parcel.

331
00:29:36,250 --> 00:29:36,790
With the

332
00:29:36,790 --> 00:29:41,330
consideration that is the sequence of staff recommends planning commission recommends that

333
00:29:41,330 --> 00:29:47,030
City Council finds the project would not have an environmental impacts, and that those

334
00:29:47,030 --> 00:29:51,050
effects were not examined in the downtown NAPA specific plan in environmental impact report

335
00:29:51,050 --> 00:29:55,210
and that the project is within the scope of the development program analyzed in the downtown

336
00:29:55,210 --> 00:29:59,910
NAPA specific plan EIR, and that no subsequent EIR is required for the...

337
00:30:00,000 --> 00:30:16,980
Project as document in attachment 9. And that there's a project mitigation monitoring report as exhibit A of that, and alternatively that the project is exempt from SQL under SQL guidelines section 15332 class 32 exemption.

338
00:30:18,840 --> 00:30:24,420
In consideration of your recommendation to city council, these are the findings you must make for a zoning amendment.

339
00:30:24,420 --> 00:30:29,340
for any amendments to the Plan Development Overlay must make these findings for the

340
00:30:29,340 --> 00:30:34,140
Zoning Amendment, in addition to these Plan Development Overlay findings to amend that

341
00:30:34,140 --> 00:30:35,060
PD overlay.

342
00:30:36,340 --> 00:30:42,700
Further considering and retouching on Molly referred to, they have opportunity to pursue

343
00:30:42,700 --> 00:30:47,100
development agreement, consistent with both the Government Code Section and NAPA Municipal Code

344
00:30:47,100 --> 00:30:55,760
section 175 to 150 in considering the design review permit for those 94 and the the 25 and

345
00:30:55,760 --> 00:31:02,700
eight and other amenity space and your recommendation to city council shall establish these

346
00:31:02,700 --> 00:31:08,460
findings and then for the tenet of parcel map you shall establish these findings and not

347
00:31:08,460 --> 00:31:16,220
make or have the ability to make these findings which would require you to consider denying it.

348
00:31:16,220 --> 00:31:25,320
With that that concludes my presentation, staff recommends that the Planning Commission for the recommendation to City Council as outlined in the staff report.

349
00:31:25,660 --> 00:31:32,140
City staffs here tonight, members of the applicant's team here tonight, to facilitate any questions you have.

350
00:31:32,480 --> 00:31:36,320
We have legal team both on teams and in front of you, a Dan de Porto.

351
00:31:36,520 --> 00:31:40,540
On teams and in Dan de Porto here tonight.

352
00:31:41,020 --> 00:31:41,800
Thank you.

353
00:31:42,060 --> 00:31:42,740
Thank you, writer.

354
00:31:43,680 --> 00:31:46,830
Any commissioners have any questions for staff at this time?

355
00:31:48,180 --> 00:31:50,940
I just need clarification on one item.

356
00:31:51,380 --> 00:31:52,920
Right, or thank you, that was outstanding.

357
00:31:54,260 --> 00:31:55,600
So incredibly thorough.

358
00:31:56,620 --> 00:32:02,780
I just wanted to get the actual sunset provisions for the phase one.

359
00:32:04,280 --> 00:32:06,440
You mentioned it, but not the timeline.

360
00:32:07,460 --> 00:32:07,580
Yes.

361
00:32:08,340 --> 00:32:10,440
So sunset provisions are as follows.

362
00:32:10,440 --> 00:32:18,320
So overlay shall remain in effect until October 1st, 2029, unless phase 1 has obtained complete building permits.

363
00:32:19,020 --> 00:32:24,220
October 1st, 2030, unless phase 2 has obtained complete building permits.

364
00:32:25,300 --> 00:32:30,300
October 1st, 2032, unless phase 1 has obtained a certificate of occupancy,

365
00:32:30,980 --> 00:32:36,380
and October 1st, 2033, unless phase 2 is obtained a certificate of occupancy.

366
00:32:36,380 --> 00:32:45,340
So if both phase one and phase two have obtained all certificates of occupancies, this overlay shall remain valid until emitted by city council.

367
00:32:47,410 --> 00:32:48,310
Thank you.

368
00:32:50,010 --> 00:32:50,990
Sure, go ahead.

369
00:32:51,130 --> 00:32:52,150
Sorry, I didn't mean to cut your off.

370
00:32:52,190 --> 00:32:53,150
I did not mean to cut your off.

371
00:32:53,290 --> 00:32:54,150
No, go ahead.

372
00:32:54,930 --> 00:32:57,030
I have a couple of questions, Raider.

373
00:32:57,210 --> 00:32:59,610
Can you pull up your parking slide?

374
00:33:13,420 --> 00:33:17,240
A big part of this is the parking, because this isn't a major change.

375
00:33:17,840 --> 00:33:20,480
Kind of maybe only major change from the last.

376
00:33:22,340 --> 00:33:30,600
development agreement, and your slide says that the park is to be provided on-site

377
00:33:30,600 --> 00:33:39,540
or via an irrevocable license or agreement, shall provide parking on-site through an irrevocable

378
00:33:39,540 --> 00:33:41,060
license or easement.

379
00:33:44,340 --> 00:33:48,340
That is a little different than what the development agreement

380
00:33:48,340 --> 00:33:59,720
says which kind of talks about an agreement to agree. And I'm just concerned if is the presentation

381
00:33:59,720 --> 00:34:07,080
in consistent with the development agreement or is the development agreement maybe talking

382
00:34:07,080 --> 00:34:16,840
about more contingent scenarios than the presentation is talking about because it's unusual

383
00:34:16,840 --> 00:34:24,460
will not necessarily wrong by any means, but unusual to not have the parking figured out

384
00:34:24,460 --> 00:34:28,400
necessarily, and I'm just kind of just going right for it here, because this is the

385
00:34:28,400 --> 00:34:29,820
biggest shoot me.

386
00:34:31,260 --> 00:34:41,860
So I just was hoping you could clarify what's in in maybe lay language for my benefit.

387
00:34:42,480 --> 00:34:43,880
What's the real plan?

388
00:34:43,960 --> 00:34:44,180
Sure.

389
00:34:44,180 --> 00:34:47,320
I can take that question, Commissioner Myers.

390
00:34:48,280 --> 00:34:54,400
I think it's the latter of the two things that you said that this presentation doesn't necessarily reflect everything that is included in the DEI.

391
00:34:54,840 --> 00:35:01,540
So if there's something that's not fully there in one of the two, it's probably more of this presentation than the DEI.

392
00:35:01,980 --> 00:35:04,200
So there's a couple of components to the parking.

393
00:35:05,920 --> 00:35:11,260
And I mean, if you since you just called it out, the parking is not fully resolved at this moment.

394
00:35:11,260 --> 00:35:16,740
time there are options to resolve the parking on the table or discussions still going to

395
00:35:16,740 --> 00:35:24,580
resolve the parking. So the developer has to provide on site or via the irrevocable

396
00:35:24,580 --> 00:35:29,120
license or easement and and those words are very important to us at the city of Napa just

397
00:35:29,760 --> 00:35:34,860
side note we have several projects that have come in with short term agreements for parking

398
00:35:34,860 --> 00:35:40,300
and then the person who owns the parking wants to do something different five years later and it

399
00:35:40,300 --> 00:35:44,440
the parking for the projects that got approved at Jeopardy. We're dealing with a situation

400
00:35:44,440 --> 00:35:49,660
about that right now. So the irrevocable term of 30 years comes consistent with what if the

401
00:35:49,660 --> 00:35:54,240
city were to do a license agreement, the minimum number of years we would do would be 30 years.

402
00:35:54,980 --> 00:36:00,260
So just for that purpose of that. So there are kind of three parts to the parking. The first is

403
00:36:01,720 --> 00:36:09,640
the developer has to provide one parking spot per for sale hotel unit on site or via some agreement

404
00:36:09,640 --> 00:36:15,620
with a private property owner. It can be off-site, but it won't be a city owned parcel. They also

405
00:36:15,620 --> 00:36:22,600
have to provide 0.8 rounded up for either onsite or on some private agreement not involving the

406
00:36:22,600 --> 00:36:29,320
city of Napa for each lock-off unit. So that's part one. So if you think about how, if they did

407
00:36:29,320 --> 00:36:37,300
40 units for a sale and five lock-offs, they'd have to do 45 parking spaces through either their

408
00:36:37,300 --> 00:36:41,160
provision on site or through some sort of private agreement that the city is not involved in.

409
00:36:42,380 --> 00:36:46,920
Then you have the hotel rooms, and you have the staffing, and you have the ballrooms in the

410
00:36:46,920 --> 00:36:51,000
rest of it. So take out, you're not talking about the four sale unit, but you're talking about

411
00:36:51,000 --> 00:36:56,660
the post office building. The way that the DA is written right now is they will simply pay the impact

412
00:36:56,660 --> 00:37:03,980
fee and not have access to parking. They will have access to city parking, like anybody else has

413
00:37:03,980 --> 00:37:05,160
access to city parking.

414
00:37:07,000 --> 00:37:15,560
The city is also agreeing to continue discussing the possibility of leasing spaces to the developer

415
00:37:15,560 --> 00:37:21,100
to have leased spaces for those hotel rooms and for that site on the post office.

416
00:37:21,520 --> 00:37:26,700
But at this time we cannot commit to providing parking based on our current parking studies

417
00:37:26,700 --> 00:37:27,760
and what we're going through.

418
00:37:27,900 --> 00:37:33,140
We are working through a project to look at potentially acquiring more land or developing

419
00:37:33,140 --> 00:37:37,340
and or developing a parking garage, but at this moment in time we cannot commit to providing

420
00:37:37,340 --> 00:37:40,400
parking because of where we are in our parking counts down to.

421
00:37:40,900 --> 00:37:45,520
If you want to dive into that a little bit more, we do have our parking manager, or should

422
00:37:45,520 --> 00:37:49,260
say our co-compliance manager, who runs our parking programs here in the audience.

423
00:37:49,720 --> 00:37:55,480
It's not really part of the approvals tonight, but I do think to your point or your question,

424
00:37:55,640 --> 00:38:01,660
if I'm answering it correctly, is at this point the only parking there, or they are required

425
00:38:01,660 --> 00:38:07,080
to provide relates to the one for one for the four sale and point eight rounded up for each

426
00:38:07,080 --> 00:38:07,740
lock-off.

427
00:38:08,140 --> 00:38:17,460
Otherwise, the parking is non-exclusive through the impact fee, and less between now and the opening

428
00:38:17,460 --> 00:38:22,040
of the hotel, the city, and the developer reach some sort of licensing agreement, or

429
00:38:22,040 --> 00:38:26,980
or, or I guess the alternative was they find it through a private operator as well, too,

430
00:38:27,040 --> 00:38:31,260
and then they would not have to pay the inluffie, they would just go private or build it

431
00:38:31,260 --> 00:38:37,240
around somewhere else. Yeah. What's the in Luffy? It is currently, I think it's $23,000.

432
00:38:37,900 --> 00:38:42,240
First base. First base. How much does it cost to build a parking space?

433
00:38:42,340 --> 00:38:47,520
That's what we don't know yet. So that we are in the middle of doing a study

434
00:38:48,860 --> 00:38:54,300
with in a parking garage analysis, at which point we will likely change the impact fee,

435
00:38:54,560 --> 00:38:57,780
or recommend that the city gets you to recommend that the city council change the impact

436
00:38:57,780 --> 00:39:05,100
at that time. We know of cities that it's cost anywhere from 50,000. That includes the land.

437
00:39:05,260 --> 00:39:09,200
So if you assume it's a city owned parcel, you know, the cost to build is a little bit less too.

438
00:39:09,940 --> 00:39:14,660
You know, depending on what the cost of acquisition is up to 120,000. But that's that's

439
00:39:14,660 --> 00:39:19,760
the information the city doesn't have now. And that is the reason one of the reasons why

440
00:39:19,760 --> 00:39:25,320
the city cannot commit at this moment to providing exclusive use parking for the site.

441
00:39:25,320 --> 00:39:32,840
If the impact fee is subsequently increased, would that apply to this project?

442
00:39:33,320 --> 00:39:40,460
The way that it is written right now, the development agreement locks in the current impact fees, all of them, not just the parking impact.

443
00:39:41,040 --> 00:39:51,060
It locks in housing, at its current rate, it locks in the paramedic and fire fee, it locks in the street and utilities fees, and then it locks in the parking impact fee.

444
00:39:54,000 --> 00:40:22,920
But if at least, so I should just say that's if they choose if there's no exclusive use agreement and exclusive use agreement is completely subject to negotiation on what the term will be for the number of years and what the amount per year presumably would be for that so it doesn't have to be the same amount as the as the impact fee the impact fee at this moment in time is simply if they chose to pay the impact fee rather than provide parking.

445
00:40:22,920 --> 00:40:27,280
on site, or we didn't come up with a lease, an alternate lease agreement.

446
00:40:28,160 --> 00:40:39,480
Is the impact fee option, they're right to elect, or is that an negotiated part of this set of terms?

447
00:40:39,680 --> 00:40:41,320
That is an negotiated part of that.

448
00:40:41,860 --> 00:40:47,740
So, it's not that any applicant could say, I'm not building park and I'm just going to pay the 23 per spot.

449
00:40:48,040 --> 00:40:50,980
It's just that that is an option in this deal.

450
00:40:50,980 --> 00:40:56,940
So no, let me let me clarify what I said, the $23,000 rate in locking into a place is an option

451
00:40:56,940 --> 00:41:01,420
in the negotiation in this. If someone came in tomorrow through the regular entitlement process,

452
00:41:01,960 --> 00:41:07,320
let's say they wanted to build a restaurant downtown. And they're in certain streets,

453
00:41:07,480 --> 00:41:11,860
which is where this flies and I think I think Redder's going to pull up the picture for you.

454
00:41:11,860 --> 00:41:16,020
But if you're in the downtown parking exempt district, you do not have to provide parking

455
00:41:16,020 --> 00:41:20,100
on site because you are saying you're going to instead use the public facilities that are available.

456
00:41:20,100 --> 00:41:25,440
So, if a restaurant came in tomorrow with an application and they were just going to the regular entitlement process,

457
00:41:26,060 --> 00:41:30,260
they would pay the $23,000 for each parking spot that they didn't provide.

458
00:41:31,000 --> 00:41:36,040
That they are required to provide based on whatever the square footage calculation that applies to their,

459
00:41:36,040 --> 00:41:38,460
and the staffing that applies to their situation.

460
00:41:39,400 --> 00:41:41,140
So, does that answer your question?

461
00:41:41,340 --> 00:41:42,100
You look...

462
00:41:42,100 --> 00:41:46,860
they restaurant analogy through me a little bit because usually they would

463
00:41:46,860 --> 00:41:49,740
lease that spot. So I do people that does a whole set of times.

464
00:41:49,840 --> 00:41:54,540
If anyone came in, let's just say, let's just say someone bought

465
00:41:54,540 --> 00:41:57,460
Carothers because Carothers is something the market tomorrow. Let's use that as like

466
00:41:57,460 --> 00:42:02,960
an example. And they were going to change the use of Carothers. And they have a

467
00:42:02,960 --> 00:42:07,740
parking requirement. They would have to pay the impact fee of $23,000 as part

468
00:42:07,740 --> 00:42:12,080
of their building permit process as well. Regardless of whether or not they

469
00:42:12,080 --> 00:42:16,600
development agreement. So the impact fee does not is not specific to the development agreement.

470
00:42:18,520 --> 00:42:26,580
And I add to that. I won't go into the map just yet until I have a visual that's just

471
00:42:26,580 --> 00:42:31,280
easier for people to understand the boundaries of the park in exempt overlay district.

472
00:42:32,020 --> 00:42:37,380
But we have a chapter within the title 17 of the Napha Municipal Code that speaks to

473
00:42:37,380 --> 00:42:43,760
If you're within the boundaries of the parking exam district, when you shall provide

474
00:42:43,760 --> 00:42:48,340
on-site parking and you always typically have the ability to provide on-site parking

475
00:42:48,340 --> 00:42:54,000
through a use permit or in other circumstances of residential development and then

476
00:42:54,000 --> 00:43:01,020
transit uses where you're required to provide on-site parking for that development.

477
00:43:01,720 --> 00:43:06,340
So there's a section that speaks to when it's required and then when an impact

478
00:43:06,340 --> 00:43:07,860
fee would generally be paid.

479
00:43:08,580 --> 00:43:14,540
What does it say about transient uses on site usually is the standard?

480
00:43:15,300 --> 00:43:16,160
Yeah, so that's a good point.

481
00:43:16,400 --> 00:43:16,580
Thank you, right?

482
00:43:16,900 --> 00:43:21,040
That we are, we're kind of putting a pin in the parking at this point in time.

483
00:43:21,720 --> 00:43:27,140
Well, I'm just concerned that the pin is not a very robust one.

484
00:43:27,380 --> 00:43:35,160
If the option is get a lease for parking for 30 years or pay half the price of building parking

485
00:43:35,160 --> 00:43:42,340
or negotiate something else, to me, you're going to go with the most economically efficient one.

486
00:43:42,760 --> 00:43:45,100
Sure, so that it's sort of in order of preference, right?

487
00:43:45,360 --> 00:43:48,940
Lease, pay, or negotiate and build.

488
00:43:50,820 --> 00:43:58,900
But if hotels ought not to have the in-loop fee,

489
00:43:59,240 --> 00:44:03,560
because that's a lot of parking on accountant for,

490
00:44:05,120 --> 00:44:05,560
Then

491
00:44:08,690 --> 00:44:10,010
why is that an option?

492
00:44:12,360 --> 00:44:17,880
I think that that might be a question we want to ask the applicant team in a few minutes

493
00:44:17,880 --> 00:44:25,260
or now if you'd like because I think that they need to explain to you how parking and the project

494
00:44:25,260 --> 00:44:26,380
kind of all come together.

495
00:44:26,940 --> 00:44:30,400
If they've just paid the in Luffy, they would not have exclusive use fees, which means they

496
00:44:30,400 --> 00:44:34,940
would have spaces, which mean Valle would be pretty impossible and all of those things and it

497
00:44:34,940 --> 00:44:37,300
potentially could have, I want them to speak to their operations.

498
00:44:37,640 --> 00:44:41,800
I don't know the hotel operators, so I want them to speak to their, how it impacts their operations.

499
00:44:42,580 --> 00:44:48,360
I don't know that the question, I don't know that just paying the Luffy is a viable option.

500
00:44:49,020 --> 00:44:53,280
Well, it doesn't seem to be one, but it seems to be the second most enticing ones.

501
00:44:53,340 --> 00:44:55,400
I guess we'll let them speak to that one instead of turning it.

502
00:44:55,400 --> 00:44:58,760
I think that it would be better for them to go to it from the operational perspective.

503
00:44:58,880 --> 00:44:59,920
We can come back, like happy to see.

504
00:45:00,000 --> 00:45:03,920
We come back to it with questions, but I think that it's okay. That part of the story is not over our

505
00:45:03,920 --> 00:45:12,100
skis on something, but not that a, not that of parking arrangement that is not perfectly

506
00:45:12,100 --> 00:45:16,240
dialed in advances in okay. I mean, I think it's fine to have options in the alternative,

507
00:45:18,560 --> 00:45:27,060
but I thought that maybe it would be a little more definite. It is certainly within the

508
00:45:27,060 --> 00:45:33,360
review of your commission to remove that sort of second middle option and leave it as you

509
00:45:33,360 --> 00:45:37,960
have to figure out your parking, which is either you enter into a lease with the city of

510
00:45:37,960 --> 00:45:44,200
Napa, or you enter into a private use lease on another site. You could strike that from your

511
00:45:44,200 --> 00:45:52,500
recommendation if you like. Okay, and then changing gears entirely then. The south facade of

512
00:45:52,500 --> 00:46:00,640
building, the big wall. Usually when you see that sort of a big blank wall, it is in the context

513
00:46:00,640 --> 00:46:05,220
of either a building which used to have a neighbor or a building which was contemplating

514
00:46:05,220 --> 00:46:05,820
a neighbor.

515
00:46:07,940 --> 00:46:14,900
So in the case of this south wall is there, obviously it didn't use to have

516
00:46:14,900 --> 00:46:24,320
a 60 foot tall neighbor. So is there an intent in the downtown specific plan and the city's

517
00:46:24,320 --> 00:46:34,660
view that the buildings adjacent to that south elevation are going to be getting taller?

518
00:46:35,640 --> 00:46:41,510
I think it would be speculation a little bit, but downtown specific plan would allow for it.

519
00:46:42,610 --> 00:46:48,230
The way it would be designed would require to conform to California building code requirements,

520
00:46:48,850 --> 00:46:52,610
which is how a fire rated construction requirements for zero-lot line.

521
00:46:52,950 --> 00:46:59,270
So there are considerations I think that applicants team have to make for both egress,

522
00:46:59,650 --> 00:47:04,810
and then the form of construction use to maximize the amount of space within the confines of the property.

523
00:47:06,970 --> 00:47:13,470
So, if for some reason they were to recess portions and I'll let them speak to why they

524
00:47:13,470 --> 00:47:19,090
designed it the way they designed it, it could assume that there could be construction

525
00:47:19,090 --> 00:47:22,850
up to 60 feet because the downtown is a specific plan I'll allow for it.

526
00:47:23,190 --> 00:47:26,090
But as of right now, we don't have an application for that.

527
00:47:26,430 --> 00:47:26,590
Okay.

528
00:47:26,990 --> 00:47:33,990
And then last question for me is to verify and just to this is for a recommendation to

529
00:47:33,990 --> 00:47:35,890
the City Council.

530
00:47:35,890 --> 00:47:37,970
This is not a final determination.

531
00:47:37,970 --> 00:47:39,090
It is not a final determination.

532
00:47:39,550 --> 00:47:39,610
It is not a final determination.

533
00:47:41,330 --> 00:47:44,830
And dependent also on a recommendation from

534
00:47:44,830 --> 00:47:45,930
Cultural Heritage Commission.

535
00:47:47,790 --> 00:47:48,450
Okay, I'm done.

536
00:47:50,610 --> 00:47:53,350
Do any other commissioners have any additional questions for staff?

537
00:47:54,050 --> 00:47:55,470
I do as well.

538
00:47:55,650 --> 00:47:56,250
So I'll wait.

539
00:47:56,970 --> 00:47:57,670
Go ahead, commissioner.

540
00:48:00,150 --> 00:48:10,190
Right, when you were mentioning the south, the south of the buildings and what is and is not permissible in terms of the building code and fire rating.

541
00:48:10,350 --> 00:48:14,810
What are some types of architectural features or articulation that would be permitted?

542
00:48:16,630 --> 00:48:20,370
And if that's a question for the the product architect that's fine too.

543
00:48:21,390 --> 00:48:22,990
Well, it's on my mind I want to ask.

544
00:48:25,110 --> 00:48:31,850
What I will say is, as to not miss quote, there are certain fire-rated construction requirements

545
00:48:32,510 --> 00:48:40,310
within three feet of that property line to assume that if the building next door to them

546
00:48:40,310 --> 00:48:45,650
burns down for any reason that there are certain ratings that prevent it from going to the

547
00:48:45,650 --> 00:48:50,810
next building. But if it's beyond the three feet, there are other allowances that they could

548
00:48:50,810 --> 00:48:58,550
have certain openings that they could have, and it really depends on how they program the occupancy

549
00:48:58,550 --> 00:49:04,130
of the space behind it, as well, of whether it needs egress or not. But to not go too far into

550
00:49:04,130 --> 00:49:08,450
the details, they're all let the architect and the applicant team understand their considerations

551
00:49:08,450 --> 00:49:14,210
of why they designed it the way they designed it. But there are theoretically options. We're not entirely

552
00:49:14,210 --> 00:49:22,670
Yeah, they could, they could effectively step back in certain areas, recess certain areas to give them the ability to have other openings.

553
00:49:23,510 --> 00:49:28,450
They're probably other material considerations, paint variation considerations, yeah.

554
00:49:29,570 --> 00:49:32,990
And then I'd like to move back to impact fees real quick.

555
00:49:33,130 --> 00:49:43,190
If you don't mind, it was mentioned that you're currently undergoing or the cities and currently undergoing a study of impact fees, is that correct?

556
00:49:43,190 --> 00:49:46,030
for all impacts, or is that all impacts fees?

557
00:49:46,030 --> 00:49:47,110
All impacts fees.

558
00:49:47,570 --> 00:49:52,190
And as the developers agreement is written now as proposed,

559
00:49:53,090 --> 00:49:54,970
those impact fees would lock in.

560
00:49:56,510 --> 00:49:57,870
And so should there be a change?

561
00:49:57,890 --> 00:50:00,650
Should we decide that there's a, or should,

562
00:50:00,850 --> 00:50:03,430
that there's a nexus to increase that amount?

563
00:50:04,650 --> 00:50:05,570
That would not be reflected.

564
00:50:07,370 --> 00:50:10,990
In terms of the way that the development agreement is written, yes, it locks,

565
00:50:10,990 --> 00:50:17,170
or proposed tonight. It locks the impact fees today. In place, I don't have unfortunately

566
00:50:17,170 --> 00:50:24,450
an estimated time. In fact, fees are, you know, from working in a significant undertaking

567
00:50:25,210 --> 00:50:29,070
and it's better to bring them all together. In the case, the city is opted to bring them

568
00:50:29,070 --> 00:50:33,590
all together. So everybody's working through their pieces. Maybe by the end of the year, but

569
00:50:34,750 --> 00:50:36,470
that's ambitious, I think, at the same point.

570
00:50:36,470 --> 00:50:42,270
Okay, and I understand where this six dollars per square foot number comes from, but would you

571
00:50:42,270 --> 00:50:50,350
mind speaking to where the $1 per square foot for the ownership units? I realize not all

572
00:50:50,350 --> 00:50:54,250
development agreements are alike, but when we have seasonal projects, they have another rate of

573
00:50:54,250 --> 00:51:01,950
$2. Could you speak to that? Yeah, so the required impact fee is at the $6 rate for

574
00:51:01,950 --> 00:51:05,750
and then we, as we talked about with the Planning Commission and the City Council and the joint

575
00:51:05,750 --> 00:51:10,110
session that we apply the hotel motel rate to even the for sale because which is it

576
00:51:10,110 --> 00:51:14,150
residential and so the hotel motel rate gets applied to the entirety of both buildings

577
00:51:14,150 --> 00:51:16,810
in this case because we pick one use.

578
00:51:19,070 --> 00:51:25,030
The addition of one dollar is what was discussed between city staff and the applicant.

579
00:51:26,790 --> 00:51:31,450
The like development of the two last like development agreements for hotel projects it was

580
00:51:31,450 --> 00:51:37,930
a digital rate. It doesn't come from anywhere. It was offered originally by the Stanley Ranch

581
00:51:37,930 --> 00:51:44,470
Development, and then I believe it was actually at the city council meeting when for first

582
00:51:44,470 --> 00:51:50,130
street the city council asked them to add, asked them both to go to the full, to go to the six

583
00:51:50,130 --> 00:51:55,410
dollar rate for the condos, which we've now applied sort of as a general standard for the fore sale,

584
00:51:55,430 --> 00:52:01,190
and then asked them to match that $2 and they agreed that the dias at that point. So it was an originally

585
00:52:01,190 --> 00:52:04,070
written into the first data agreement.

586
00:52:04,290 --> 00:52:05,770
OK, thank you.

587
00:52:11,810 --> 00:52:13,150
Sorry, one more question.

588
00:52:14,770 --> 00:52:16,890
Writer, you were speaking to some of the changes

589
00:52:16,890 --> 00:52:18,670
that could be made at the community development

590
00:52:18,670 --> 00:52:19,710
director's discretion.

591
00:52:21,150 --> 00:52:23,790
Do those include minor design changes as well?

592
00:52:24,730 --> 00:52:28,550
Yeah, as the way it's written, if the design

593
00:52:28,550 --> 00:52:34,270
substantially conforms to the design in front of you tonight.

594
00:52:34,270 --> 00:52:41,890
So, massings really important here, there's overlap into the CHE's consideration and their recommendation to city council,

595
00:52:42,890 --> 00:52:44,890
of why the massing was the way the massing was.

596
00:52:45,670 --> 00:52:53,130
So, it's important to understand expectation is that the massing would effectively stay the same.

597
00:52:54,390 --> 00:53:03,710
There may be some shifting in and around access to the service dock for the waste facilities,

598
00:53:03,710 --> 00:53:07,650
so there may be some shifting there, that flexibility was written into the draft conditions

599
00:53:07,650 --> 00:53:13,950
to allow for staff to understand if it is specifically ties to accessing trash facilities.

600
00:53:14,530 --> 00:53:23,110
If there is a shift in the building, but generally the floor plan, there is a lot that

601
00:53:23,110 --> 00:53:28,670
that can occur in in minor shifts within the the boundaries of the footprint, but the space is

602
00:53:28,670 --> 00:53:33,970
will still have to be programmed as envisioned. It's just to the up to amount. So, if for some

603
00:53:33,970 --> 00:53:41,850
reason it changes from 94 hotel rooms up to 120, that's within the authority of the director,

604
00:53:41,970 --> 00:53:47,810
as is drafted. And what about if the when there is a hotel partner selected, they have,

605
00:53:48,530 --> 00:53:53,090
like a similar case we had before requirement for a different type of balcony or window or

606
00:53:53,090 --> 00:53:57,050
something like that, is that able to be made that change at

607
00:53:57,050 --> 00:53:57,550
staff level?

608
00:53:59,010 --> 00:54:03,330
Yeah, so if it's like number of balconies because of the number of hotel rooms

609
00:54:03,330 --> 00:54:08,370
that are changing generally, the materials are the same projections in the space

610
00:54:08,370 --> 00:54:14,590
or generally pretty similar, yes, certain findings like that could be made at the staff level as well.

611
00:54:15,070 --> 00:54:15,890
Thank you.

612
00:54:18,730 --> 00:54:19,830
Commissioner Shawa,

613
00:54:23,100 --> 00:54:28,140
you won't like my question, Molly, where are we with the

614
00:54:28,140 --> 00:54:33,460
a Raj feasibility study when do you anticipate having that in the books?

615
00:54:34,060 --> 00:54:39,060
I'm going to see if Tony, about it as our Code Compliance Manager, can give you.

616
00:54:39,160 --> 00:54:42,660
And then I'll go with then what, but he can tell you about the study.

617
00:54:53,930 --> 00:54:54,370
Sorry.

618
00:54:54,750 --> 00:54:55,870
Tony Valid is compliance manager.

619
00:54:57,270 --> 00:55:00,430
So we're currently working on the feasibility study.

620
00:55:00,570 --> 00:55:04,610
We just completed our public outreach just two, three weeks ago.

621
00:55:04,610 --> 00:55:11,270
we plan to go to city council in August and then again in October the plan is to make a

622
00:55:11,270 --> 00:55:16,390
termination on which site is most feasible so that's kind of where we are with the study.

623
00:55:17,190 --> 00:55:21,570
Do you want to since it came up and we said if we come up we'd have you do it would you want

624
00:55:21,570 --> 00:55:25,670
to talk about where we are kind of in parking right now in the downtown area based on our demand

625
00:55:25,670 --> 00:55:32,850
counts? Yeah we did a parking demand study last year. Our consultant basically came to the determination

626
00:55:32,850 --> 00:55:38,670
and that once the first street face to project comes to completion, during peak weekdays around

627
00:55:38,670 --> 00:55:44,450
12 o'clock when a clock we're hitting about 85% threshold of the available parking spaces being

628
00:55:44,450 --> 00:55:51,310
utilized. Industry standard is once you hit about 85% threshold you start getting to the point where

629
00:55:51,310 --> 00:55:57,670
people feel that they cannot find any more parking spaces. You don't typically want to go all the way

630
00:55:57,670 --> 00:56:01,010
to 100% capacity, because that means you have absolutely nothing left.

631
00:56:02,470 --> 00:56:07,010
So that is assuming the full completion of the first street phase two project of the coronavirus

632
00:56:07,010 --> 00:56:07,730
first and main.

633
00:56:08,810 --> 00:56:13,730
That basically means any additional parking spaces taken offline if we're looking at more

634
00:56:13,730 --> 00:56:18,610
than 100 parking spaces somewhere in the vicinity of about 115, 120 total parking spaces

635
00:56:18,610 --> 00:56:24,870
taken out of, out of commission, public parking spaces taken out of commission, we're probably

636
00:56:24,870 --> 00:56:29,290
getting very close to that 100% threshold during peak times during the week.

637
00:56:30,830 --> 00:56:35,090
So, you know, that's assuming all other conditions remain the same, but that's basically

638
00:56:35,090 --> 00:56:37,150
the termination from our consultant.

639
00:56:39,110 --> 00:56:47,770
And just, if the bill goes a lot, like, a lot be, you know, is converted to condos that takes

640
00:56:47,770 --> 00:56:52,330
an additional 55 off before you replace the parking, I mean, it adds 44 to the buildings,

641
00:56:52,330 --> 00:56:53,830
those in that loss of 10.

642
00:56:54,050 --> 00:56:56,750
It's a, not loss of 55 parking public parking spaces,

643
00:56:57,830 --> 00:57:01,390
but a total loss of 10 ish depending on what they can fit

644
00:57:01,390 --> 00:57:04,610
on site parking spaces periods.

645
00:57:04,850 --> 00:57:07,510
So we're looking at not only the spaces that are needed,

646
00:57:07,690 --> 00:57:09,550
but the loss of lot be.

647
00:57:09,950 --> 00:57:12,830
What I would just add is, the city at this point

648
00:57:12,830 --> 00:57:17,130
is considering whether or not to purchase additional land

649
00:57:17,130 --> 00:57:19,730
or where to potentially look at building a new parking garage.

650
00:57:20,430 --> 00:57:22,350
I'll give you a little spoiler alert.

651
00:57:22,710 --> 00:57:28,750
It's not likely we're going to be able to build economic in an in a feasible way on anything

652
00:57:28,750 --> 00:57:33,610
that the city owns currently, so we're looking and having to acquire a property and where

653
00:57:33,610 --> 00:57:36,790
that is yet, we don't know, so that will be something that the city council will discuss.

654
00:57:37,370 --> 00:57:41,410
But then we have to finance the parking garage structure, and that is where the applicant

655
00:57:41,410 --> 00:57:47,390
and the developer may become part of the solution is similar to a tax share agreement or

656
00:57:47,390 --> 00:57:49,270
similar to some sort of public private partnership,

657
00:57:49,850 --> 00:57:52,750
like the first street hotel, there could be an option in there.

658
00:57:53,110 --> 00:57:55,690
So we kind of at the steps are comes in August.

659
00:57:56,070 --> 00:57:58,530
At that point, we get some direction as to what to do

660
00:57:58,530 --> 00:58:00,690
in terms of potentially acquiring new spots.

661
00:58:00,890 --> 00:58:02,990
Then we go into what is building look like,

662
00:58:03,350 --> 00:58:06,230
although the study will show options on each of the lots

663
00:58:06,230 --> 00:58:09,650
that we can potentially purchase in how many parking spaces

664
00:58:09,650 --> 00:58:11,310
and what the anticipated costs would be,

665
00:58:11,510 --> 00:58:14,530
then we would have to go into figuring out the financing of that.

666
00:58:15,070 --> 00:58:21,730
I, we do not have the cash in the bank at this moment in time for a complete, a complete

667
00:58:21,730 --> 00:58:27,150
build of a parking garage, but we do know that we've got some revenue coming in from various

668
00:58:27,150 --> 00:58:33,450
lease agreements. We might have some bonding capacity because of our infrastructure, EIFD, that

669
00:58:33,450 --> 00:58:39,090
we have, so those are all the things that were still working out, which is kind of why we can't

670
00:58:39,090 --> 00:58:42,900
today's say, we have this to provide you at this point in time.

671
00:58:44,290 --> 00:58:53,230
I'm sorry, Tony, could you restate the scenario where we're approaching 100% parking capacity?

672
00:58:54,210 --> 00:58:59,950
Sure. So again, this is assuming multiple different variables, but assuming nothing changes

673
00:58:59,950 --> 00:59:05,610
with parking demand, assuming that during peak periods, 12 o'clock, when a clock during the week,

674
00:59:05,610 --> 00:59:13,030
If we lose an additional, say 115 to 120 total parking spaces, we're getting pretty close to the threshold of

675
00:59:13,030 --> 00:59:16,210
demand meeting the actual inventory that we have available for public parking.

676
00:59:16,510 --> 00:59:19,150
And what's the condition in which we would lose those spots?

677
00:59:20,650 --> 00:59:26,650
If we were to lease, if we were to agree to lease them now, we would be at 100%.

678
00:59:26,650 --> 00:59:27,410
Oh, I see.

679
00:59:27,410 --> 00:59:32,370
So today we are at 85, 85% depending on the parking garage.

680
00:59:33,330 --> 00:59:37,690
And so when you get to that, that's sort of considered full parking standards.

681
00:59:37,890 --> 00:59:43,390
If we were to lease an additional 100 now, let's just say we're getting close.

682
00:59:43,410 --> 00:59:44,510
That would tap.

683
00:59:45,210 --> 00:59:46,750
Then it would be yes.

684
00:59:49,370 --> 00:59:50,510
I was going to say something.

685
00:59:51,690 --> 00:59:52,570
What was it?

686
00:59:53,230 --> 00:59:53,750
I'll think of it.

687
00:59:53,770 --> 00:59:54,710
It had to do with parking.

688
00:59:55,330 --> 00:59:56,150
I'll think of it.

689
01:00:01,040 --> 01:00:13,140
I think this is just another great opportunity for me to recommend to anyone who's interested in the subject to read paved paradise, it's fascinating.

690
01:00:14,660 --> 01:00:20,360
It will change the way you think about parking in the future and how much we actually might need.

691
01:00:20,360 --> 01:00:26,120
or not. I remembered what I was going to say if you don't mind share. If something were to change

692
01:00:26,120 --> 01:00:32,540
like driverless autonomous vehicles came to Napa, you know, wemo has does have the authority

693
01:00:32,540 --> 01:00:35,820
to do it. If they decided tomorrow that they were going to implement in Napa, that could change

694
01:00:35,820 --> 01:00:40,300
our parking demand. So it's not just about looking at what could be potentially provided through

695
01:00:40,300 --> 01:00:45,000
a parking for through acquisition through the city and what the city might be able to build.

696
01:00:45,320 --> 01:00:49,720
There are situations that could change our demand and change our parking management at that point.

697
01:00:49,720 --> 01:00:54,520
Just throwing that out there, that the only option isn't necessarily building a parking garage.

698
01:00:54,660 --> 01:01:00,360
There are options that could be considered, should there be something like that that changes our parking demand to on time?

699
01:01:02,640 --> 01:01:03,280
Commissioner Missara?

700
01:01:04,460 --> 01:01:08,460
All right, just one clarification on the parking.

701
01:01:10,240 --> 01:01:15,300
Where we talk about getting to that 100% threshold, we're talking about if we release them today.

702
01:01:15,300 --> 01:01:20,900
But we're actually not going to be losing those spaces if we lease them for a few more years.

703
01:01:21,440 --> 01:01:27,360
So we're not exactly at our 100% capacity yet with this decision.

704
01:01:32,490 --> 01:01:33,330
Assuming, yes.

705
01:01:33,470 --> 01:01:36,750
So we're assuming that the demand stays the same into the future.

706
01:01:38,870 --> 01:01:47,370
I do not feel a staff that we can comfortably recommend sitting here today that we lease.

707
01:01:48,650 --> 01:01:53,230
anything more than like 10, you know, marking spaces at this point, but certainly the

708
01:01:53,230 --> 01:01:57,350
and Mount related, if we're talking about this project, they might related to this project.

709
01:01:58,110 --> 01:02:04,550
What I am saying is, as we look at increasing supply or changing demand, the opportunity

710
01:02:04,550 --> 01:02:10,690
potentially presents itself depending on what can be worked out and what they counsel would

711
01:02:10,690 --> 01:02:10,950
recommend.

712
01:02:10,950 --> 01:02:23,590
But if we recommended it today, yes, it wouldn't be an instant impact because the lease wouldn't actually start until the hotel units were occupied, but it's nothing more to change.

713
01:02:25,050 --> 01:02:40,450
So, a gamble, I guess, in a little bit of a sense that, and why from a staff perspective, we're saying the conversation is very relevant, remains on the table, certainly something we would like to try to do, but we have our pieces to still figure out.

714
01:02:43,810 --> 01:02:46,070
Any additional questions from a commissioner?

715
01:02:46,530 --> 01:02:47,750
Just one more, sorry.

716
01:02:49,150 --> 01:02:56,270
In the DA, in the parking section, it references the parking would be planned in accordance

717
01:02:56,270 --> 01:03:02,890
with Exhibit F. And there's no Exhibit F, but Exhibit F is the project description.

718
01:03:04,430 --> 01:03:09,250
That's somewhere else. I'm looking at section 4.4,

719
01:03:13,010 --> 01:03:15,490
and it refers down to Exhibit F, and

720
01:03:15,490 --> 01:03:16,910
I didn't know if I just missed.

721
01:03:16,910 --> 01:03:19,490
We removed, no, we removed the parking exhibits

722
01:03:19,490 --> 01:03:21,910
because we stated what the language so that

723
01:03:21,910 --> 01:03:23,530
must just be,

724
01:03:25,590 --> 01:03:27,050
I'm going to Kylie, if you can hear,

725
01:03:27,150 --> 01:03:29,930
I think that would that's just a language cleanup

726
01:03:29,930 --> 01:03:31,010
we're going to have to make.

727
01:03:31,910 --> 01:03:32,470
Which part?

728
01:03:32,670 --> 01:03:34,150
Yeah, that was a section four.

729
01:03:34,330 --> 01:03:37,570
We were, hi, this is Kylie Auto.

730
01:03:37,770 --> 01:03:39,930
I worked on the development agreement with staff.

731
01:03:40,850 --> 01:03:44,610
That is a error, it was supposed to be removed.

732
01:03:44,610 --> 01:03:51,770
the topic that is below a section 4.4.1 was contained in the exhibit F we simply rolled it into the

733
01:03:51,770 --> 01:03:56,570
agreement text itself. So we will make a note take that out. So thank you for catching that.

734
01:03:56,570 --> 01:04:04,890
Didn't mean to point out a scrivener's error. No, we appreciate it. It was a last minute change. Yes,

735
01:04:04,890 --> 01:04:07,170
I think we're correcting that.

736
01:04:07,330 --> 01:04:08,450
Other misunderstandings a bit.

737
01:04:08,610 --> 01:04:09,670
Thank you.

738
01:04:12,310 --> 01:04:13,090
Anything else?

739
01:04:14,030 --> 01:04:14,530
No.

740
01:04:15,150 --> 01:04:15,870
For real now.

741
01:04:17,870 --> 01:04:18,130
All right.

742
01:04:18,190 --> 01:04:18,330
Right.

743
01:04:19,070 --> 01:04:19,070
All

744
01:04:23,650 --> 01:04:23,870
right.

745
01:04:23,870 --> 01:04:26,810
This is the time where I ask if the applicant would like to speak.

746
01:04:27,070 --> 01:04:28,870
But I know we will be receiving an application.

747
01:04:29,630 --> 01:04:34,090
I did receive some correspondence from the applicant requesting a 12 minute time limit.

748
01:04:34,130 --> 01:04:38,010
And I do think that is fair given the volume of information we are hearing tonight.

749
01:04:59,420 --> 01:05:00,120
Testing testing.

750
01:05:00,420 --> 01:05:00,860
Thank you.

751
01:05:02,480 --> 01:05:03,540
Good evening, Chair.

752
01:05:04,620 --> 01:05:09,060
I'd really quickly thank you for the time that the 12 minute acknowledging that.

753
01:05:09,220 --> 01:05:12,560
I'm wondering if it would be helpful, maybe to reserve a little time and address that

754
01:05:12,560 --> 01:05:17,380
parking question a little bit right now, just to touch on it informally, we could say that

755
01:05:17,380 --> 01:05:19,840
for later, or could quickly judge.

756
01:05:19,840 --> 01:05:21,520
Sure, we could touch on that right now.

757
01:05:22,300 --> 01:05:30,840
So I think taking a quick step back, and my name is Jeff Dodd, I'm here on behalf of the

758
01:05:30,840 --> 01:05:38,480
and David Oliver in our architecture team from Bar Architects and Mark Holbert for

759
01:05:38,480 --> 01:05:43,380
preservation architecture architecture. But take us to the back on the parking

760
01:05:43,380 --> 01:05:48,660
issue. The downtown NAPA specific plan has a parking plan and the main

761
01:05:48,660 --> 01:05:52,300
principles take us to the back and looking at the land use policies behind it. Maybe a

762
01:05:52,300 --> 01:05:58,880
little bit talking about a paved paradise conceptual alignment there is initially the

763
01:05:58,880 --> 01:06:05,460
is we don't want to have individual lots of their own parking. We don't want each business to have

764
01:06:05,460 --> 01:06:11,740
their own parking. We want to centralize parking and really maximize the space and do so through

765
01:06:11,740 --> 01:06:16,380
public parking garages. And through that as part of that we're going to incorporate this parking

766
01:06:16,880 --> 01:06:20,960
exemplary and we're going to have business owners pay into that fee and ultimately utilize those

767
01:06:20,960 --> 01:06:28,280
parking garages. Molly had acknowledged that there certainly is a lot of, I wouldn't say a lot of

768
01:06:28,280 --> 01:06:32,360
there's there's there's there's funds there available maybe not to build an entire

769
01:06:32,360 --> 01:06:38,540
entire part a entire parking a new parking garage but there are a lot of things in

770
01:06:38,540 --> 01:06:42,000
motion right now I think they could make that whole to realize that new parking

771
01:06:42,000 --> 01:06:49,220
garage. I mentioned that point because from a practical reality with respect to

772
01:06:49,220 --> 01:06:55,140
this project there's no realistic possibility where this the hotel would be

773
01:06:55,140 --> 01:06:57,660
solely reliant on a parking impact fee.

774
01:06:58,480 --> 01:07:01,920
Any sort of hotel operator will need to have parking spaces.

775
01:07:03,100 --> 01:07:06,240
And we're talking about an upper upscale operation.

776
01:07:06,720 --> 01:07:09,180
So the idea that you would have an upper upscale operator

777
01:07:09,180 --> 01:07:11,240
have their guests go spin around the block

778
01:07:11,240 --> 01:07:13,640
or have their valet park in the middle of the street.

779
01:07:14,240 --> 01:07:15,280
It's just not feasible.

780
01:07:15,560 --> 01:07:16,780
It's not the type of operation

781
01:07:16,780 --> 01:07:19,140
that we're contemplating for this project.

782
01:07:19,980 --> 01:07:23,520
So while it is an option, and it's called out as an option,

783
01:07:25,600 --> 01:07:46,800
It's not really a realistic or practical one from the developers perspective, maybe to fill in a couple of back spaces where the parking demand requirements require certain amount for retail or spa or restaurant or whatever, but generally there's we have an idea, at least it could be up to 100 spaces that the project would need.

784
01:07:46,800 --> 01:07:49,300
And so we're, it's up to us, we've talked about,

785
01:07:49,300 --> 01:07:50,320
we've always talked about a gamble.

786
01:07:50,500 --> 01:07:51,360
It's not the city's gamble.

787
01:07:51,680 --> 01:07:54,000
It's the developers' gamble, just to be quite frank.

788
01:07:55,600 --> 01:07:59,680
But it's coming at this awkward time, unusual time

789
01:07:59,680 --> 01:08:02,080
in a sense where you have a project

790
01:08:02,080 --> 01:08:03,900
that is really ready to get going.

791
01:08:04,320 --> 01:08:05,700
There's some urgency there.

792
01:08:05,800 --> 01:08:07,640
Right, we want to try to avoid a total loss.

793
01:08:07,640 --> 01:08:09,460
A total disaster for the next earthquake.

794
01:08:09,620 --> 01:08:10,780
So we're trying to move forward.

795
01:08:11,060 --> 01:08:13,740
The city is moving in good faith with us,

796
01:08:13,860 --> 01:08:15,560
realizing the possibility of that,

797
01:08:15,560 --> 01:08:20,560
and trying to take advantage of this opportunity while we have it.

798
01:08:22,340 --> 01:08:24,800
So, yeah, again, I think it's a bit of a developer's gamble,

799
01:08:24,960 --> 01:08:28,440
but there is no aspect of, or there's no possibility where,

800
01:08:28,700 --> 01:08:33,360
and I don't know, maybe that idea or hypothetical is spinning in your mind

801
01:08:33,360 --> 01:08:36,260
where it would totally be relying on parking impact fees,

802
01:08:36,260 --> 01:08:38,300
and that's just not going to happen.

803
01:08:38,840 --> 01:08:42,220
So, we're also with this unique time in a sense where there's a lot of opportunities.

804
01:08:42,880 --> 01:08:46,820
There's a lot of properties on the downtown that will be coming up for sale.

805
01:08:46,840 --> 01:08:48,280
You might have read about them in the newspaper.

806
01:08:49,600 --> 01:08:51,780
So it's a lot of moving parts in the city.

807
01:08:51,780 --> 01:08:53,720
I think is being very thoughtful.

808
01:08:54,000 --> 01:08:59,960
Staff Tony, Neil in particular, let's not ration and jump into any sort of major decisions

809
01:08:59,960 --> 01:09:00,520
like that.

810
01:09:00,520 --> 01:09:01,800
Let's see how this plays out.

811
01:09:01,940 --> 01:09:03,240
Let's do a feasibility study.

812
01:09:03,800 --> 01:09:07,820
Let's try to get the most optimum spot where it's going to serve the most people.

813
01:09:07,820 --> 01:09:13,400
we're going to be the best serving location for our local businesses and let's get the best

814
01:09:13,400 --> 01:09:20,100
bank for our buck for each parking spot. Thank you. If I could just add to that quickly because

815
01:09:20,100 --> 01:09:27,700
I think Jeff brought up a good point that I should have shared. There are situations with past hotels

816
01:09:27,700 --> 01:09:35,240
particularly the archer and the on-daas wasn't called the on-daas at the time. Where there were a certain

817
01:09:35,240 --> 01:09:41,420
The number of uses that the impact fee was paid so like maybe staff for example.

818
01:09:42,140 --> 01:09:48,620
The parking spaces for staff the impact fee was paid but then the parking license agreement was related to the rooms.

819
01:09:48,960 --> 01:09:54,140
So there is sort of that middle of the road possibility that I think Jeff mentioned is that we have a number of what

820
01:09:54,140 --> 01:10:01,920
Parking would be required under the impact fee but there could be a split like there's 70 license spaces and 30

821
01:10:01,920 --> 01:10:05,540
impact fee spaces depending on the use and what the hotel needs.

822
01:10:05,700 --> 01:10:09,840
So there's, there's no real hard number at this moment in time it will ultimately depend

823
01:10:09,840 --> 01:10:14,180
on what is built and then how we up to split that up.

824
01:10:14,280 --> 01:10:17,840
He also referenced the ability to do a parking feasibility study.

825
01:10:18,020 --> 01:10:22,060
You will recall first straight to the parking feasibility study and as part of it, we dropped

826
01:10:22,060 --> 01:10:30,800
the requirement from one space per hotel room to 0.8 spaces per hotel room because we determined

827
01:10:30,800 --> 01:10:36,240
based on trends, visitor trends, you know, who is bringing cars and who weren't, so there's

828
01:10:36,240 --> 01:10:41,720
always that option to do a parking feasibility study to determine the actual demand that

829
01:10:41,720 --> 01:10:46,060
the project will generate in terms of needing reserved spaces versus the impact of these

830
01:10:46,060 --> 01:10:46,620
spaces.

831
01:10:48,400 --> 01:10:48,840
Thank you, Molly.

832
01:10:49,100 --> 01:10:53,700
And ultimately this will be dictated by the hotel partner that's brought in for this project

833
01:10:53,700 --> 01:10:57,880
that needs to meet that upper-up scale criteria and they're going to, again, they're going

834
01:10:57,880 --> 01:11:03,700
have their own needs, their own desires, but we all with our, you know, in-house hotel expert

835
01:11:03,700 --> 01:11:09,160
expertise with David and communications and talking with these potential partners, they're

836
01:11:09,160 --> 01:11:13,460
just as in any sort of scenario where the project would be solely reliant on the parking

837
01:11:13,460 --> 01:11:14,080
impact fee.

838
01:11:14,100 --> 01:11:14,820
It's just not realistic.

839
01:11:15,280 --> 01:11:20,800
Even at, even at a lower rate, it's just, it's not feasible for, to have this project

840
01:11:20,800 --> 01:11:24,640
pencil and suit the operators that we want to bring in.

841
01:11:25,560 --> 01:11:26,180
Thank you.

842
01:11:26,780 --> 01:11:26,880
Okay.

843
01:11:28,380 --> 01:11:36,920
So, jumping into it, I'd be very appreciative of all the time that staff has spent on this.

844
01:11:37,020 --> 01:11:38,160
It's been an incredible effort.

845
01:11:38,900 --> 01:11:41,940
Like I mentioned, we've kind of been go-go for the past year,

846
01:11:42,000 --> 01:11:44,920
and in particular the past month with a lot of late nights.

847
01:11:45,740 --> 01:11:49,220
I know right are working in particular, so thank you right are very, very much.

848
01:11:49,300 --> 01:11:50,080
I appreciate that.

849
01:11:50,980 --> 01:11:53,940
And I'd also be remiss if I didn't thank you commissioners.

850
01:11:53,940 --> 01:11:55,780
We're at a special meeting.

851
01:11:56,120 --> 01:11:58,860
This is your first of two meetings this week.

852
01:11:59,540 --> 01:12:01,620
And we're grateful for your time.

853
01:12:01,760 --> 01:12:02,620
You didn't need to do this.

854
01:12:02,720 --> 01:12:04,420
You probably could have come up with a pretty good excuse

855
01:12:04,420 --> 01:12:05,120
over the summer.

856
01:12:05,660 --> 01:12:07,260
So I do want to acknowledge that commitment.

857
01:12:07,480 --> 01:12:09,000
Irrespective of what happens here tonight,

858
01:12:09,000 --> 01:12:10,060
I just want to say thank you.

859
01:12:10,060 --> 01:12:11,720
That means a lot to us.

860
01:12:13,000 --> 01:12:16,580
At its core, this project is about saving the historic post office.

861
01:12:17,220 --> 01:12:18,180
It's a local landmark.

862
01:12:18,600 --> 01:12:21,260
It's on the National Register of Historic Places.

863
01:12:21,260 --> 01:12:29,280
And it's a legacy that this community is wanted to protect since the U.S. Postal Service talked about demolishing it after the earthquake.

864
01:12:30,820 --> 01:12:37,340
And but thankfully the Keller family stepped up and you do acknowledge that I'm not sure if Jim regrets that right now.

865
01:12:38,260 --> 01:12:44,200
But we're very appreciative I am appreciative particularly. I'll be very blunt.

866
01:12:44,200 --> 01:12:51,540
This is a difficult project to make work when you consider the significant cost of construction and labor, which continue to rise.

867
01:12:51,740 --> 01:12:56,220
You're after you hear this all the time from developers who are here in front of you.

868
01:12:56,840 --> 01:13:00,140
So if that's not a secret, it's also no secret to high cost of financing.

869
01:13:01,080 --> 01:13:05,900
What makes this project particularly unique is that before you even get to financing new construction,

870
01:13:06,740 --> 01:13:13,380
the developers starting off in approximately $10 to $13 million whole just to preserve the building,

871
01:13:13,380 --> 01:13:15,400
and make it seismically safe.

872
01:13:15,900 --> 01:13:18,640
That's a very difficult hole to start in.

873
01:13:19,140 --> 01:13:22,660
But that's the reality if we want to save a building like this.

874
01:13:23,000 --> 01:13:26,120
However, with this new design, new and improved design

875
01:13:26,120 --> 01:13:29,360
and residential component with this four-scale hotel units

876
01:13:29,360 --> 01:13:33,320
that Ryder had mentioned alongside the Franklin Station hotel,

877
01:13:33,840 --> 01:13:36,580
we really believe that there is a pathway to reach the goal

878
01:13:36,580 --> 01:13:39,240
that we started with, restoring the post office

879
01:13:39,240 --> 01:13:42,820
and bringing you life to this block of second street.

880
01:13:44,000 --> 01:13:48,200
There has been a lot to get here, working through, again,

881
01:13:48,380 --> 01:13:49,760
as Wright, I mentioned, the preservation

882
01:13:49,760 --> 01:13:53,620
covenant of 50 page DA, PD overlay amendments,

883
01:13:53,900 --> 01:13:56,120
parking affordable housing, sequa,

884
01:13:56,420 --> 01:13:58,100
I can go on and on and on.

885
01:13:59,040 --> 01:14:00,040
But you guys did a great job.

886
01:14:00,100 --> 01:14:01,160
Thank you very much again, Wright,

887
01:14:01,440 --> 01:14:03,640
for putting together those details in the report

888
01:14:03,640 --> 01:14:04,400
and in presentation.

889
01:14:05,660 --> 01:14:08,760
So I think I'll just step aside and let the star of the show

890
01:14:08,760 --> 01:14:15,820
be the design, and I'll head over to our design team, Earl, from Bar Architects, and then Mark

891
01:14:15,820 --> 01:14:17,780
is going to touch in on the preservation aspects.

892
01:14:18,420 --> 01:14:19,860
Thank you.

893
01:14:19,940 --> 01:14:20,780
Thank you, dear.

894
01:14:22,530 --> 01:14:23,530
Thank you, Chair.

895
01:14:23,650 --> 01:14:28,370
Thank you, Commissioner, and thank you staff very much for your excellent presentation.

896
01:14:30,090 --> 01:14:35,970
I'm Earl Wilson, principal with BAAR Architects, and I'm really honored to be here for this

897
01:14:35,970 --> 01:14:37,090
particular project.

898
01:14:37,530 --> 01:14:38,790
It's a wonderful project.

899
01:14:38,790 --> 01:14:46,770
I want to thank Christine French from, in the stakeholders from that Napa County landmarks

900
01:14:46,770 --> 01:14:52,870
for meeting with us on this project and our preservation architect Mark Holberg.

901
01:14:54,010 --> 01:14:59,930
We're about a 70 person firm in San Francisco and we've been...

902
01:15:00,000 --> 01:15:04,800
In here for a long time, working in NAP of Alley and working in NAP itself.

903
01:15:06,520 --> 01:15:14,900
But this project is really a proposition, as Jeff said, to preserve a wonderful resource at

904
01:15:14,900 --> 01:15:18,720
the heart of NAP and this south of first district.

905
01:15:21,400 --> 01:15:30,000
And this building has been vacant since 2014, as Jeff mentioned, almost 12 years, and

906
01:15:30,000 --> 01:15:35,940
we have a great opportunity in front of us right now to restore this post office and to

907
01:15:35,940 --> 01:15:42,340
revitalize this area around the building, south of first street and it really is in

908
01:15:42,340 --> 01:15:49,360
bad shape right now. There is a lot of structural damage and it's really at risk of further

909
01:15:49,360 --> 01:15:55,140
damage and risk of being potentially in another earthquake loss forever.

910
01:15:59,060 --> 01:16:05,560
And that would really be a shame because it is a tremendous resource as an architect

911
01:16:06,660 --> 01:16:11,440
and having toured this building all over and really looked at it.

912
01:16:11,460 --> 01:16:17,060
There are wonderful details all over it that are irreplaceable from the terracotta panels

913
01:16:17,060 --> 01:16:28,440
to the bronze urns, the windows, it's a beautiful building, the brick work, and it's really

914
01:16:28,440 --> 01:16:29,940
would be irreplaceable.

915
01:16:32,640 --> 01:16:37,960
Our process really starts with research.

916
01:16:38,020 --> 01:16:45,580
It starts with a lot of research into the place, and really understanding the building, my

917
01:16:45,580 --> 01:16:52,520
passion in particular is about place making and how to enhance the sense of place that's

918
01:16:52,520 --> 01:17:00,360
already there and working with Jim and David was a wonderful process spending time up here

919
01:17:00,360 --> 01:17:07,280
talking to them really getting into what it means to be downtown Napa and what it means to

920
01:17:07,280 --> 01:17:21,980
to the Post Office, and we came up with these three pillars, which were really intended to be the DNA of the project that it'd be authentically napa, authentically downtown napa,

921
01:17:21,980 --> 01:17:32,580
Revere and respect the historic post office and that ultimately this is about revitalization and a place to gather a place of experience.

922
01:17:34,700 --> 01:17:50,200
And, you know, the with those pillars, a Revere and respect was really to take direct inspiration from the historic post office in the materials in the symmetry and the form.

923
01:17:51,100 --> 01:18:00,780
We have a list at the end of the slides, but the post office is really intended to be the centerpiece, the jewel box at the heart.

924
01:18:01,920 --> 01:18:11,400
We want to enter through the building and really make it the centerpiece and also to harmonize the architectural character with the post office.

925
01:18:13,940 --> 01:18:23,580
Ultimately too, this is relating to the post office, but it's relating to downtown Napa and needs to become a part of the fabric of downtown.

926
01:18:24,680 --> 01:18:31,800
And we're intentionally showing this back side to show that there is modulation of the form of the building.

927
01:18:31,960 --> 01:18:40,400
We were thinking about it, but as Raider mentioned, he was right on spot on, this is a party wall condition on the south side here.

928
01:18:40,400 --> 01:18:47,860
And there are things we can do, and we're certainly going to listen and want to listen to comments.

929
01:18:49,920 --> 01:18:59,200
But, you know, it's about really activating the streets, and that's creating vibrant street life.

930
01:19:01,080 --> 01:19:05,580
You know, we were looking at differentiating the new building from the post office,

931
01:19:05,580 --> 01:19:11,500
But one of the things from really studying the Secretary of Interior standards, we've worked in the

932
01:19:11,500 --> 01:19:16,620
Presidio, we've worked in other historic districts and San Francisco with historic buildings.

933
01:19:18,600 --> 01:19:23,980
And it's not just differentiation, but it's about creating this continuity over time.

934
01:19:24,940 --> 01:19:28,720
And again, that's part of the Revere and Respect.

935
01:19:30,020 --> 01:19:46,740
And pulling the post office back, it's something that we wanted to do specifically to allow the post office to continue to be the dual box that it is.

936
01:19:46,740 --> 01:19:52,780
You know, preserving the character of that building and really renovating it.

937
01:19:52,780 --> 01:19:58,700
this project is really about that, it's about restoring this building back to its glory

938
01:19:58,700 --> 01:20:04,760
and it is a beautiful building. We've tried to differentiate the new addition from the

939
01:20:04,760 --> 01:20:11,140
historic, but again you'll see that these attempts with the proportion, with the materials,

940
01:20:11,380 --> 01:20:17,340
with the brick, to harmonize the architectural character.

941
01:20:19,860 --> 01:20:22,060
And really activating the streets on both

942
01:20:22,060 --> 01:20:31,320
sides of the building not only on Randolph, but also on Franklin, was paramount, and

943
01:20:31,900 --> 01:20:39,220
thinking about the scale of the building that it was important to activate the street to

944
01:20:39,220 --> 01:20:47,920
maybe not bring our building down and have it be as monumental on the street, but to have

945
01:20:47,920 --> 01:20:54,000
finer grain, so that the post office, which really has these monumental pillars coming down

946
01:20:54,000 --> 01:21:00,360
to the ground, that that really maintained its monumentality, and it's kind of iconic

947
01:21:00,360 --> 01:21:01,420
character.

948
01:21:03,900 --> 01:21:08,420
Now, it's about indoor outdoor living, we have this wonderful climate, and so connecting

949
01:21:08,420 --> 01:21:16,360
to the outdoors, connecting to the city and nature, and bringing in well detailed materials.

950
01:21:19,340 --> 01:21:27,600
Similarly, with the residences or the mixed-use building, we wanted to have that relate, have

951
01:21:27,600 --> 01:21:35,380
the relate to the post office and the respect, but also have it really contributing to

952
01:21:35,380 --> 01:21:36,480
the street life.

953
01:21:39,280 --> 01:21:44,680
And, you know, the great thing about the hotel use is that it's a use that actually invites

954
01:21:44,680 --> 01:21:52,260
the public in, and the historic building can be used. Not only used, but really the centerpiece

955
01:21:52,260 --> 01:22:00,100
of this project, and preserving this landmark for future generations, both locals and visitors

956
01:22:00,100 --> 01:22:10,020
to enjoy. And, you know, I put this slide in. It was part of our historic conformance

957
01:22:10,020 --> 01:22:15,220
certificate of appropriateness, but it's really I won't read through them, but it has all

958
01:22:15,220 --> 01:22:20,540
of these measures that we went through to really review and respect this historic post-war

959
01:22:20,540 --> 01:22:21,020
office.

960
01:22:22,740 --> 01:22:27,080
And so I want to do it also allow Mark to speak our preservation arts attack.

961
01:22:27,320 --> 01:22:28,400
Thank you.

962
01:22:29,020 --> 01:22:29,400
Thank you.

963
01:22:30,180 --> 01:22:30,460
Thank you.

964
01:22:30,460 --> 01:22:30,680
Thank you.

965
01:22:31,100 --> 01:22:31,320
Indeed.

966
01:22:31,800 --> 01:22:32,420
Thank you again.

967
01:22:32,600 --> 01:22:35,840
Well, written and well said, and I'll only speak very briefly.

968
01:22:35,840 --> 01:22:40,020
It just hope you'll join me in supporting this project.

969
01:22:40,260 --> 01:22:43,000
It has been a very long process.

970
01:22:43,000 --> 01:22:45,360
It's gone on for a planning and design process.

971
01:22:45,540 --> 01:22:49,240
It's gone on for nearly a decade at this point in time.

972
01:22:49,880 --> 01:22:52,580
I believe the benefits are in evidence.

973
01:22:53,020 --> 01:22:55,300
There's a very high quality project.

974
01:22:56,340 --> 01:23:00,640
Both as rehabilitation and as an addition to a rehabilitated building

975
01:23:01,240 --> 01:23:02,520
is more than a facade.

976
01:23:03,280 --> 01:23:04,020
It's per the covenant.

977
01:23:04,020 --> 01:23:12,680
it's that old front end of the building that will be very public and that is another huge benefit

978
01:23:12,680 --> 01:23:19,420
to it, that there is public benefit. As a real point it out, hotels are ideal historic buildings

979
01:23:19,420 --> 01:23:25,380
because people walk into them many, many people over the years can use them so they have tremendous

980
01:23:25,380 --> 01:23:31,960
public benefits. So again, I hope you'll support this this very high quality project. Thank you.

981
01:23:38,770 --> 01:23:41,470
Good evening, commissioners and staff.

982
01:23:42,010 --> 01:23:42,830
I'll echo what Jeff said.

983
01:23:43,110 --> 01:23:44,310
Thanks for the special meeting.

984
01:23:44,690 --> 01:23:46,210
We appreciate it.

985
01:23:47,450 --> 01:23:53,470
I just want to come up here and express my thanks to my great team.

986
01:23:54,050 --> 01:23:56,910
It's been a long journey with this project.

987
01:23:57,850 --> 01:24:05,110
One of the first conversations that we had when we restarted here was with some council members,

988
01:24:05,370 --> 01:24:07,890
but it was also with landmarks.

989
01:24:07,890 --> 01:24:12,750
Christina, I think she's going to get up here and say a few things too, but her and Terry

990
01:24:12,750 --> 01:24:21,630
Wonderlick have been a pleasure to work with, and it takes a lot of people to get a project

991
01:24:21,630 --> 01:24:28,610
like this through and approved and on track, which is what we're really trying to do here.

992
01:24:28,630 --> 01:24:30,850
We're trying to get design review behind us.

993
01:24:31,150 --> 01:24:37,770
I've watched this project from the front row for the last 10 years and you know, we

994
01:24:37,770 --> 01:24:43,470
know what needs to happen to get this thing done, and we've got to clear all this, but I did

995
01:24:43,470 --> 01:24:50,990
bring the 18-man here to help, and I hope you guys can help us with a nice recommendation

996
01:24:50,990 --> 01:24:57,690
of City Council, and we're here to answer any questions we're here to listen. And again, Molly

997
01:24:57,690 --> 01:25:04,590
Ryder, thank you guys for the last, especially month, but through the process. So thank you

998
01:25:04,590 --> 01:25:08,090
everyone. We're here to answer any questions. Thank you.

999
01:25:11,120 --> 01:25:13,400
Okay. Are there any questions?

1000
01:25:13,640 --> 01:25:18,940
Who wants to start with questions for the applicant? Okay. Go ahead, Mr. Myers.

1001
01:25:19,980 --> 01:25:26,460
I guess this question is, I don't know if it's more for for writer or for the architecture

1002
01:25:31,140 --> 01:25:37,400
How certain are these renderings to be accurate to what is built?

1003
01:25:37,900 --> 01:25:39,340
Has it gone through structural?

1004
01:25:40,860 --> 01:25:48,420
I mean, because the question comes from a recent hotel we had at First and Oxbow,

1005
01:25:49,140 --> 01:25:55,580
where they came back for a new design review because after it had been approved,

1006
01:25:55,580 --> 01:26:01,920
Then they went to structural engineering and realized, well, we can't put all these windows on the first floor.

1007
01:26:02,140 --> 01:26:10,500
The building all fell down, so they had to kind of redesign the facade and just port it and it was still a nice looking project.

1008
01:26:10,540 --> 01:26:22,240
Don't get me wrong, but because particularly because this is going into development agreement where once that happens the public participation process kind of goes away,

1009
01:26:22,240 --> 01:26:30,040
I just want to get a better sense of confidence in how true life is this likely to be.

1010
01:26:34,580 --> 01:26:35,900
The applicant may respond.

1011
01:26:36,800 --> 01:26:39,960
Yeah, the city has not done a structural review on it.

1012
01:26:40,000 --> 01:26:41,320
So that would be an applicant question.

1013
01:26:43,060 --> 01:26:45,820
We have not submitted structural.

1014
01:26:46,640 --> 01:26:50,320
So we've not done a complete structural design at this point.

1015
01:26:52,500 --> 01:26:58,460
We're 50% into our schematic design process if that means anything to you.

1016
01:26:59,360 --> 01:27:03,540
So, I think you can see from all the drawings that we've submitted.

1017
01:27:03,780 --> 01:27:04,440
It's substantial.

1018
01:27:06,800 --> 01:27:09,040
We have been working with the structural engineer.

1019
01:27:09,120 --> 01:27:10,600
In fact, I think he's even here tonight.

1020
01:27:13,220 --> 01:27:17,580
So, there's been coordination with structure,

1021
01:27:17,580 --> 01:27:25,620
But it's not fully designed, and so I don't, you know, and that's fair.

1022
01:27:26,560 --> 01:27:33,940
That's the way it is, so that does to that extent. Yes, thank you. I guess I would have a follow-up if I could ask of writer.

1023
01:27:34,580 --> 01:27:44,680
So that answered my question. Thank you. So then in the development agreement, if there does need to be a change to the design,

1024
01:27:44,680 --> 01:27:55,020
do to, you know, they need a beam here. What's that process like? So that the

1025
01:27:55,020 --> 01:27:59,340
amendment language is actually in the plan development overlay where it speaks to

1026
01:27:59,340 --> 01:28:04,380
that up to amount and it speaks to subsequent approvals, generally referred to in

1027
01:28:04,380 --> 01:28:09,940
the development agreement, but the plan development overlay modifies the

1028
01:28:09,940 --> 01:28:14,040
ordinance, because otherwise the ordinance for hotels generally, back through

1029
01:28:14,040 --> 01:28:16,540
Council unless it's a minor modification.

1030
01:28:17,820 --> 01:28:21,100
But the plan development overlay outlines the types

1031
01:28:21,100 --> 01:28:24,520
of so-use permit design review permit and such.

1032
01:28:25,440 --> 01:28:27,920
And as long as it, the grayers that

1033
01:28:27,920 --> 01:28:29,740
substantial conformance, right?

1034
01:28:29,900 --> 01:28:31,520
So they're going to be notable features

1035
01:28:31,520 --> 01:28:36,700
about the way that this is designed, the expant,

1036
01:28:37,080 --> 01:28:41,820
the kind of massive facades of glass balconies

1037
01:28:41,820 --> 01:28:42,820
where they're directed.

1038
01:28:42,820 --> 01:28:58,620
Those will all generally have to be the same, that the projections and the stepbacks will all have to be consistent with what City Council ultimately considers and whether they adopt it a resolution to approve it or not.

1039
01:28:59,980 --> 01:29:08,800
But what I was, it makes it easy about this one is that there are pretty distinguishing features that staff we would expect to carry over.

1040
01:29:08,800 --> 01:29:15,140
So that there could be little things as far as,

1041
01:29:15,280 --> 01:29:17,280
oh, and Stank corrected there,

1042
01:29:17,500 --> 01:29:18,840
there are certain subsequent improvements

1043
01:29:18,840 --> 01:29:21,020
that are subject to city manager discretion.

1044
01:29:22,840 --> 01:29:25,800
But what you could see in terms of structural changes

1045
01:29:25,800 --> 01:29:27,740
and what we've seen is sometimes the windows

1046
01:29:27,740 --> 01:29:30,580
get slightly smaller because they need to be

1047
01:29:30,580 --> 01:29:32,120
able to be structurally supported.

1048
01:29:33,020 --> 01:29:35,940
But where you're looking at large portions of wall

1049
01:29:35,940 --> 01:29:37,180
that are generally glass,

1050
01:29:37,180 --> 01:29:40,000
our expectation would be that that would be consistent.

1051
01:29:41,580 --> 01:29:43,540
So, where there are these distinguishing features,

1052
01:29:44,580 --> 01:29:50,700
and maybe commission moves into the verbal record of identifying certain features,

1053
01:29:51,140 --> 01:29:55,980
as part of their recommendation that they would like to definitely be maintained.

1054
01:29:56,420 --> 01:29:59,920
Staff would look at the elevations, find the distinguishing feature.