To: Honorable Mayor and Members of City Council
From: Vin Smith, Community Development Director
Prepared By: Neal Harrison, Economic Development Manager
TITLE:
Title
Downtown Parking Structure Site Analysis
LABEL
RECOMMENDED ACTION:
Recommendation
(1) Receive a report and presentation reviewing sites that could be feasible for a new parking structure in Downtown; and (2) adopt a resolution authorizing the parking garage feasibility study and adjusting the parking development impact fee budget by $200,000 as documented by Budget Adjustment No. 125P05 and determining that the actions authorized by this resolution are exempt from CEQA
Body
DISCUSSION:
Background
Downtown Napa’s growing demand for parking, driven by new development and increased visitor traffic, along with the state’s AB 2097 mandate limiting parking requirements, has highlighted the need for long-term parking solutions. The Downtown Specific Plan (DTSP) of 2012 outlined goals for additional parking structures, particularly at Pearl & West Streets (Lot X) and the Oxbow area. Yet, constraints such as deferred maintenance, rising construction costs (now approximately $50,000 per stall), and limited funding sources have slowed progress.
At the September 3, 2024, City Council meeting, staff presented an update on the DTSP’s progress. The DTSP, adopted in 2012, provides a 20-year roadmap for the development and revitalization of Napa's downtown. During this update, staff highlighted Chapter 8, Implementation, focusing on Section 8.8: the Action Plan, which details the actions needed to achieve the DTSP’s objectives, including new parking structures in Downtown and Oxbow. To support this plan, city staff have analyzed potential sites for a new parking structure; identified potential funding mechanisms; and provided a high-level pro/con list for potential sites. In addition, Staff provides discussion on necessary improvements to existing structures, including deferred maintenance, lighting and security enhancements.
Challenges and Emerging Needs
The following challenges and needs are affecting downtown parking infrastructure:
• Community Feedback: Public input, captured in the 2022 City Parking Survey, highlighted significant concerns regarding safety and structural deterioration in existing garages.
• Deferred Maintenance: Public Works’ 2023 conditions assessment identified specific needs for the Clay, Pearl, and Second Street garages, focusing on safety (lighting), usability, and aesthetic improvements.
• Funding Limitations: Traditional redevelopment agency resources are no longer available, and AB 2097 eliminates previous revenue options tied to parking minimums (parking impact fee), restricting funds for maintenance and new construction. Other funding sources, such as paid parking, are limited.
• Capacity Needs: Current garages frequently reach peak capacity, and projected development will likely increase demand, further straining the existing system.
New Garage Locations
Staff evaluated nine potential sites within the DTSP area for feasibility and suitability for a new parking structure (see Attachment 1 - Parking Site Map):
Publicly-Owned Sites:
1. Lot X (Cinedome Master Plan Site)
2. Lot A Surface Parking Lot (adjacent to Goodman Library and Contimo)
3. County-owned Sullivan Lot
4. Third Street Surface Parking Lot
5. City Hall Civic Center Project
6. Redevelop Pearl Street Parking Garage
Privately-Owned Sites
7. CIA-Copia Surface Parking Lot
8. South Oxbow Surface Parking Lot
9. 1st & Silverado Surface Parking Lot
Focusing on publicly-owned sites 3-6, Staff believes there are inherent issues with each of these sites that do not warrant further investigation as future garage sites. Specifically: a) sites 3 and 4 are outside the Downtown Parking District and therefore not directly eligible for use of the Parking Impact Fee Funds; b) retaining flexibility for the City properties considered in any future City Hall/Civic Center project (no. 5 above) seems most prudent at this time; and, c) redeveloping the Pearl Street Garage (no. 6 above) would most likely result in a cost that far exceeds the City’s resources.
Next Steps
Staff recommends using parking reserves to commission a feasibility study for a new parking garage at one or two viable publicly owned sites, with a preference for sites 1 and 2 above, the Cinedome Lot X and Lot A, both identified in previous analyses of potential downtown parking garage sites (2018 Cinedome Master Plan and 2021 Parking Study). Key elements of the feasibility study will include:
• Site Analysis: Evaluating accessibility, compatibility with existing structures, construction feasibility, and community feedback.
• Cost Estimation: Providing high-level cost estimates, including parcel layout, materials, and construction requirements.
• Funding Options: Exploring financing mechanisms, such as public-private partnerships, EIFD financing, and state loans (e.g., IBank or CEDA).
• Community Benefits: Incorporating recommendations for ground-level commercial or art spaces, following urban design best practices to activate the area and enhance pedestrian engagement.
• Other Economic Development Considerations: Reviewing potential impacts of new and ongoing development on or near the selected sites.
Staff proposes allocating up to $200,000 from parking reserves for this study to enable a comprehensive assessment that will provide Council with the data needed for future decisions on parking infrastructure investments.
To ensure sustainable parking solutions for downtown Napa, staff recommends that the Council approve the allocation for a feasibility study of the preferred sites. This study will help determine feasibility, design, and cost, enabling Council to make an informed decision on future infrastructure investments.
FINANCIAL IMPACTS:
The recommendation requests the City Council designate $200,000 from the Parking Development Impact Fee fund for the purpose of identifying the future garage location. The Parking Development Impact Fee undesignated fund balance is $3.35 million.
CEQA:
The Community Development Director has determined that the Recommended
Action described in this Agenda Report is not in-and-of-itself a “project” (pursuant to
CEQA Guidelines Section 15378) since it does not result in a physical change in the
environment. Staff has also determined that the Recommended Action is exempt from environmental review on a separate and independent basis pursuant to CEQA Guideline 15306 as information collection as the feasibility analysis would gather information and/or conduct a study leading to a potential action (future parking structure) that the City has not yet approved, adopted, or funded.
DOCUMENTS ATTACHED:
ATCH 1 - Parking Site Map
ATCH 2 - Resolution
EX A - Budget Adjustment No. 125P05
NOTIFICATION:
N/A