June 21, 2009
I’m tired of all the bitter comments written about landlords of downtown buildings containing vacant space. One such landlord in particular, appears to be the “whipping boy” of many of these Internet and printed media commentators as well as those speaking at the recent public and Steering Committee workshops. I have heard such comments as, “tax him into submission,” or “use eminent domain and take his property from him for the benefit of its economic potential if it were rented out,” and other such comments. That sounds pretty Socialistic to me!
If I’m not mistaken, we are suppose to be a Democracy operating in a capitalistic society which rewards those who worked hard and achieved financial success so they could own things and enjoy the profits of their endeavors. Such a person can own a home, or two, or three or a dozen and we don’t make him live in them all or we say they must lease/rent them out because “we feel” it is in the best interest of “the masses.” Car collectors may own 20, 50, 75 or more cars and we don’t make them drive them or else we say they must lease/rent them out for “the good of the masses.”
But, now so many want such “visionaries” who had the hard earned capital sufficient enough to buy land with buildings on them that when bought by those visionaries nobody else was making a bid for them. Back then many wondered what in the heck this visionary was thinking to make such questionable purchases?
Well, along came flood relief money and a new awareness to beautify the riverfront property while fixing the previous flooding problems. Then developers, seeing such migrating and costly infrastructure improvements while also being locked out from doing such projects up valley because of Ag Preservation and townships unwilling to grow and adapt, settled on available land in the boundaries of the City of Napa and found their dreams actually welcomed.
This was followed by the California State mandated Downtown Specific Plan and its associated public workshops and appointment of a community based “Steering Committee,” the latter two of which are suppose to be major inputs to the Specific Plan.
In view of the above future planning efforts, the “blight of empty store front building space” has now suddenly caught the eye of a number of vehemently protesting citizens of our community appearing to place all the blame for the trials, tribulations, pain and suffering of the downtown area on the visionary, capitalistic and entrepreneurial landlords who I described previously and their investments in downtown land and buildings when nobody else wanted them.
I suspect these “visionaries” knew that that land and its associated buildings were not economically viable to totally remodel to today’s building code requirements which would have resulted in the requirement to charge a square foot rent price they could not get in the economy of the times.
Their plan was to wait out time until the economy improved and demand for their stale, unattractive and rundown buildings and thus the land they stood upon, would suddenly become valuable to a stimulated economy and developers who saw opportunity to redevelop downtown Napa. That time is upon us now. To wit, the tear down of the old and the building of the bigger, taller and modern new office, lodging, residential and retail mixed use buildings - The Avia, The Riverfront, Zeller, Napa Square, and more!
Why do you think these so called “slum landlords” have not routinely responded to all those who, in their anger, so malign these property owners? The reason is simply: why stop those who are now routinely proving that the “slum landlord’s” earlier decisions to buy these rundown buildings means that these visionary, capitalistic and entrepreneurial landlords are about to reap the benefits of making the city and thus the people and/or the new developers pay them much more money than it originally cost these landlords to buy the property. In other words, in order to get the land for the new planned developments and thus “get rid of those darn slum landlords” it’s going to cost the new owners.
My hat is tipped to the visionary, capitalistic and entrepreneurial landlords! They saw the future and where monitory reward would come to them if they had patience and let the damning fools do their marketing for them to increase the value of their holdings. Ever time the complaining commentators belittle, run down or complain about the “Slum Landlord,” the latter silently grins and says to him/herself, “Cha ching, thank you, very much!”
Wednesday, June 24, 2009
Downtown Napa: right mix of stores needed
Published NVR Editorial page
Other recent related articles/opinionsDowntown Napa coverage
June 24, 2009
Altamuras ready to shake up downtown
June 21st, 2009
OK, sometimes I'm a little slow
June 11th, 2009
Residents, groups consider future of downtown Napa
June 7th, 2009
Welcome to the neighborhood
June 24th, 2009
Downtown Napa: right mix of stores needed
By John Olney
When is it news reporting or is it editorial?
Sunday’s (June 14) Napa Valley Register donated many column inches to the downtown Napa area with the primary focus on all the new office, retail and lodging facilities that have recently opened and/or are about to be open. When first I read the articles, I had a hard time accepting them as “news” when they read like a press release from a building owners’ trade association.
Everything was so cheery and full of exhilaration about great expectations of customers dashing to the streets to shop, the restaurants to eat and lodging facilities to sleep. There was even the expectation that the office and retail store workers would be a major boon to shop owners.
Unfortunately, where are these folks going to shop? I have yet to hear of any new-name stores signing up in either the old or new building street level stores, except for the Subway and two to three yet-to-be-named restaurants.
I seriously doubt anybody will be flying from Boston, New York, Paris or Vienna to eagerly shop at McCaulou’s or the soon-to-be-Kohl’s department store. None of the small shops along the major downtown streets are the shops associated to Rodeo Drive-Beverly Hills, Santana Row-San Jose, downtown Walnut Creek or even Union Square in San Francisco; you know, big-name, upscale art, jewelry, pottery, wood, glass and china studios, designer fashions and other such top-of-the-line shopping amenities. I have driven and walked around downtown Napa for years and have always wondered why so many local shops are closed on Sunday. Obviously, they don’t need the visitor dollars.
Another Register article on Sunday was about why the Beaded Nomad moved to Petaluma; it illustrates the dilemma of downtown commercial buildings.
There are many downtown fine-dining restaurant facilities that are certainly very good, but with the exception of less than a handful they are very much less known by travelers than those of Yountville and St. Helena. Locals already know about and use these Napa restaurants. Of course, it must be recognized that there are no full bar service night clubs, etc., to excite both locals and visitors.
Then we come to the lodging facilities. In the true meaning of a “downtown lodging and immediate shopping district,” there are only three, of which one is new and just now opening. Counting the more distant two on the other side of the wide Soscol Avenue, and located along the banks of the Napa River Oxbow, that brings the total to five lodging facilities in real proximity to the downtown retail shopping store streets.
I suspect that there is probably a relatively small percentage of these lodgers shopping downtown at any given time. Then of course, this number is driven by whatever the occupancy rate is at the time at these establishments.
If the lodgers go Upvalley for wine tasting, they most likely left to start at about 10 a.m. and by the time they return to Napa (5-6 p.m.), most of the shops are closed for the day.
Few shops are open for extended evening shopping, except during the holidays.
Now we come to all the office space that suddenly opened in the new buildings added to all the vacant older building office space. But, the articles point out that there is a large volume of both new and old office space which is vacant. I cannot help but wonder why the office rental space in new buildings really means new customers, unless it was businesses that were previously located in different towns. From what I see, it is businesses that were in different Napa buildings that opted to move to the new building. Thus the workers were already familiar with the shopping available in downtown Napa and that means they are not new customers.
I do not want all thinking that I’m raining on the parade of downtown Napa. I personally think that all the new buildings are very good-looking and give a refreshing breath to the “skyline.” However, realistically speaking, building architecture and newness alone are not going to reel in the shopper.
With the new buildings comes higher rent and that means the owners have to isolate what products to offer the consumer so that that consumer will come and buy them. When they accomplish this, the retail store can afford to pay the higher rent.
Consumers do not follow buildings, they chase products; and that is why Rodeo Drive, Santana Row, Union Square and Walnut Creek are such magnets to consumers. That is also why the Napa outlet stores are the next busiest consumer attraction — local and visitor alike — after the wineries!
(Olney lives in Napa.)
Other recent related articles/opinionsDowntown Napa coverage
June 24, 2009
Altamuras ready to shake up downtown
June 21st, 2009
OK, sometimes I'm a little slow
June 11th, 2009
Residents, groups consider future of downtown Napa
June 7th, 2009
Welcome to the neighborhood
June 24th, 2009
Downtown Napa: right mix of stores needed
By John Olney
When is it news reporting or is it editorial?
Sunday’s (June 14) Napa Valley Register donated many column inches to the downtown Napa area with the primary focus on all the new office, retail and lodging facilities that have recently opened and/or are about to be open. When first I read the articles, I had a hard time accepting them as “news” when they read like a press release from a building owners’ trade association.
Everything was so cheery and full of exhilaration about great expectations of customers dashing to the streets to shop, the restaurants to eat and lodging facilities to sleep. There was even the expectation that the office and retail store workers would be a major boon to shop owners.
Unfortunately, where are these folks going to shop? I have yet to hear of any new-name stores signing up in either the old or new building street level stores, except for the Subway and two to three yet-to-be-named restaurants.
I seriously doubt anybody will be flying from Boston, New York, Paris or Vienna to eagerly shop at McCaulou’s or the soon-to-be-Kohl’s department store. None of the small shops along the major downtown streets are the shops associated to Rodeo Drive-Beverly Hills, Santana Row-San Jose, downtown Walnut Creek or even Union Square in San Francisco; you know, big-name, upscale art, jewelry, pottery, wood, glass and china studios, designer fashions and other such top-of-the-line shopping amenities. I have driven and walked around downtown Napa for years and have always wondered why so many local shops are closed on Sunday. Obviously, they don’t need the visitor dollars.
Another Register article on Sunday was about why the Beaded Nomad moved to Petaluma; it illustrates the dilemma of downtown commercial buildings.
There are many downtown fine-dining restaurant facilities that are certainly very good, but with the exception of less than a handful they are very much less known by travelers than those of Yountville and St. Helena. Locals already know about and use these Napa restaurants. Of course, it must be recognized that there are no full bar service night clubs, etc., to excite both locals and visitors.
Then we come to the lodging facilities. In the true meaning of a “downtown lodging and immediate shopping district,” there are only three, of which one is new and just now opening. Counting the more distant two on the other side of the wide Soscol Avenue, and located along the banks of the Napa River Oxbow, that brings the total to five lodging facilities in real proximity to the downtown retail shopping store streets.
I suspect that there is probably a relatively small percentage of these lodgers shopping downtown at any given time. Then of course, this number is driven by whatever the occupancy rate is at the time at these establishments.
If the lodgers go Upvalley for wine tasting, they most likely left to start at about 10 a.m. and by the time they return to Napa (5-6 p.m.), most of the shops are closed for the day.
Few shops are open for extended evening shopping, except during the holidays.
Now we come to all the office space that suddenly opened in the new buildings added to all the vacant older building office space. But, the articles point out that there is a large volume of both new and old office space which is vacant. I cannot help but wonder why the office rental space in new buildings really means new customers, unless it was businesses that were previously located in different towns. From what I see, it is businesses that were in different Napa buildings that opted to move to the new building. Thus the workers were already familiar with the shopping available in downtown Napa and that means they are not new customers.
I do not want all thinking that I’m raining on the parade of downtown Napa. I personally think that all the new buildings are very good-looking and give a refreshing breath to the “skyline.” However, realistically speaking, building architecture and newness alone are not going to reel in the shopper.
With the new buildings comes higher rent and that means the owners have to isolate what products to offer the consumer so that that consumer will come and buy them. When they accomplish this, the retail store can afford to pay the higher rent.
Consumers do not follow buildings, they chase products; and that is why Rodeo Drive, Santana Row, Union Square and Walnut Creek are such magnets to consumers. That is also why the Napa outlet stores are the next busiest consumer attraction — local and visitor alike — after the wineries!
(Olney lives in Napa.)
Sunday, June 21, 2009
City Planning Goals and State Mandates
By John Olney, June 21, 2009
Cities and Counties Trying to Satisfy State Mandates
Cities and Counties Trying to Satisfy State Mandates
Napa City Passes Housing Plan to Guide Through 2014
But Downtown Specific Plan Still in Development
I have been following the Downtown Napa Redevelopment discussions and City Council actions with much interest. The URL below will take you to the City Web site dealing specifically with this subject.
http://www.downtownnapaspecificplan.org/Content/10001/THEPLAN.html
The site describes the efforts being made as cited below:
“A specific plan is a policy and regulatory tool used by local governments in the State of California as a complement to a General Plan. Specific plans implement a city or county's General Plan through the development of policies,programs and regulations for a localized area and in greater detail.
A Specific Plan must address, at the minimum, land use, transportation and circulation, utilities and infrastructure, public facilities, development standards, and implementation and financing. Once adopted, the Downtown NapaSpecific Plan will guide all new development in the Planning Area both in the public and private realms.”
One of the major points made at the workshops related to the above plan is downtown housing and living in the downtown Napa area. The AMCAN Eagle newspaper, Sunday, June 21, 2001 carried an editorial on state mandated housing:
Napa County is once again grappling with ways to set aside as much land for new homes as the state’s Department of Housing and Community Development requires.
This is a regular task, one that must be completed every seven years. Yet it is a requirement in need of reform if California is maintain the quality of life we have come to cherish.
The way things work is that state officials calculate job growth, population growth and other factors to determine how many new homes may be needed in the state, focusing especially on homes that will be affordable to most families. They then deal out to cities and counties their allotments to be absorbed.
Cities and counties than draw up planning documents saying that so many new homes can go here or there. If they meet the magic number, they are approved. If not, they risk lawsuits and loss of control of their own growth because they are out of compliance with state law.
In her letter dated June 3, 2009 to the members of the select 15-person Downtown Napa Specific Development Plan committee, Mayor Jill Techel said,”…Our intent is provide a community-based, feasible plan!” The Mayor also said in this letter, “You will be helping to shape Downtown’s future over the next 15 years--an effort that will have long lasting benefits for all City residents, businesses, workers and visitors.” On Wednesday, June 17,2009, the City appointed 15-Person Downtown Steering Committee were first introduced to the public by name and face, and held its first of many planned workshops.
On Wednesday, June 9, the City of Napa sponsored the first of two public workshops designed to provide a platform for the residents and business persons of the community to express their concerns about the present and contribute to the rebuilding process of the future of the city. The City’s Web site set up for this work is http://www.downtownnapaspecificplan.org/ and as of June 21 continues to indicate that the workshop results will soon be on this site but they are not yet. One component of the Workshop as reported in the “Workshop Summary” which I first saw on the evening of June 17 at the Steering Committee meeting and includes the following statements about downtown housing.
“Promote a mix of housing options to support a lively and vibrant Downtown.
o Plan for a range of family-friendly housing types
o Increase residential densities
o Create more mixed-use developments
o Downtown Napa should have housing for the local resident workforce.”
On Tuesday, June 14, 2009, the Napa City Council adopted a new housing plan to guide the city through 2014. The adopted plan includes the following numbers and I quote from the NVR article dated Saturday, June 20, 2009:
The new housing plan would add 88 units to growth expected by 2020 — 7,928 units instead of 7,840 units, staff said. The environmental effect of 88 units is not significant, they said.
In fact, the city has been growing at a slower rate than the General Plan envisioned. New housing is running 700 fewer units than anticipated, Jean Hasser, the city’s principal planner, said.
These numbers are set for the entire city limits of Napa, not just an allotment for the Downtown Redevelopment sector! Then there were the followings statements in the NVR article:
The city intends to raise densities on eight multi-family housing sites in three parts of town as its primary strategy for bringing down the cost of new housing, Hasser said.
The three areas are the south side of First Street, west of Highway 29; the Byway East-El Centro Avenue area and Soscol Avenue south of Trancas Street.
Please note that none of these density allowances include the Downtown Napa sector. Based on all the differing requirements for “Plans,” and the decision process of the city planners and council, I'm just wondering if the public workshops and Steering Committee workshops are really going to result in any meaningful inputs for changes to the redevelopment of the downtown Napa sector?
Friday, June 12, 2009
Downtown Napa Specific Plan - Redevelopment
June 10, 2009 8:30 am -- update 1:June 11 5pm
Last night I attended the first workshop session of the Napa Downtown Specific Plan on the future development desires for the downtown Napa area. (Click here to go to the City's website: >> http://www.downtownnapaspecificplan.org/ ) I was surprised and disappointed by the fact that not all of the City Council members or Planning board members were in attendance. They could have at least showed face for a quick introduction and then thanked those many citizens in attendance for taking the time to care enough about Napa’s future.
The “no shows“, in my opinion, are basically telling the masses that they really are not very interested in what the regular citizens and businesspersons have to say about what they think for the future of Napa.
While on this subject, I have not seen or heard who was selected to sit on the 15-person steering committee, and certainly none were introduced last night. WELL, ON JUNE 11 IT WAS ANNOUNCED THEY WOULD BE INTRODUCED ON Wed., JUNE 17 AT THE FIRST MEETING OF THE GROUP.
Kevin Courtney, Napa Valley Register, provided his summary of the work group sessions in his recent article. Click here: >>>> http://www.napavalleyregister.com/articles/2009/06/11/news/local/doc4a30996309969919425609.txt
I previously presented many of my thoughts for the future of downtown Napa. Click here for the executive summary and the URL's following that are the various parts of my paper.>>>>>>> http://jolney.blogspot.com/2009/04/executive-summary-questions-about.html . You can also just continue to scroll down to read the three parts to my observations.
PART 1: http://jolney.blogspot.com/2009/04/downtown-napa-redevelopment-and-growth.html
PART 2: http://jolney.blogspot.com/2009/04/downtown-napa-redevelopment-growth-part_25.html
PART 3: http://jolney.blogspot.com/2009/04/downtown-napa-redevelopment-growth-part.html.
I also have generated some thoughts about the future of Napa County in terms of "locals" versus "tourists/Outsiders" Click here to read these thoughts >>> http://jolney.blogspot.com/2009/05/redevelopment-and-growth-for-napa.html
Last night I attended the first workshop session of the Napa Downtown Specific Plan on the future development desires for the downtown Napa area. (Click here to go to the City's website: >> http://www.downtownnapaspecificplan.org/ ) I was surprised and disappointed by the fact that not all of the City Council members or Planning board members were in attendance. They could have at least showed face for a quick introduction and then thanked those many citizens in attendance for taking the time to care enough about Napa’s future.
The “no shows“, in my opinion, are basically telling the masses that they really are not very interested in what the regular citizens and businesspersons have to say about what they think for the future of Napa.
While on this subject, I have not seen or heard who was selected to sit on the 15-person steering committee, and certainly none were introduced last night. WELL, ON JUNE 11 IT WAS ANNOUNCED THEY WOULD BE INTRODUCED ON Wed., JUNE 17 AT THE FIRST MEETING OF THE GROUP.
Kevin Courtney, Napa Valley Register, provided his summary of the work group sessions in his recent article. Click here: >>>> http://www.napavalleyregister.com/articles/2009/06/11/news/local/doc4a30996309969919425609.txt
I previously presented many of my thoughts for the future of downtown Napa. Click here for the executive summary and the URL's following that are the various parts of my paper.>>>>>>> http://jolney.blogspot.com/2009/04/executive-summary-questions-about.html . You can also just continue to scroll down to read the three parts to my observations.
PART 1: http://jolney.blogspot.com/2009/04/downtown-napa-redevelopment-and-growth.html
PART 2: http://jolney.blogspot.com/2009/04/downtown-napa-redevelopment-growth-part_25.html
PART 3: http://jolney.blogspot.com/2009/04/downtown-napa-redevelopment-growth-part.html.
I also have generated some thoughts about the future of Napa County in terms of "locals" versus "tourists/Outsiders" Click here to read these thoughts >>> http://jolney.blogspot.com/2009/05/redevelopment-and-growth-for-napa.html
--- EXECUTIVE SUMMARY --
Questions About the Future
of
Downtown Napa
Downtown Napa
Redevelopment and Growth
By John M. Olney.
Copyright April 22, 2009, all rights reserved by
Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558
Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/
E-mail: winecntrypromo@aol.com
Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558
Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/
E-mail: winecntrypromo@aol.com
Recently I got interested in just how much empty retail and office space exists in downtown Napa so I went out and photographed all the buildings that are advertised as available to lease/rent, along with those that are obviously empty even if no signage indicated there was space available.
Then right after I did that the NV Register published an article dated April 9, 2009, on the downtown area, The article discussed the City of Napa’s announcement that it was increasing the amount of money it has committed to develop a “Downtown Specific Plan.” The increased fees will add a “15-person Steering Committee” to the plan’s development that is supposed to be available in late 2010.
I decided to make comment about what I found and to make some observations about what I believe would significantly enhance the appearance of the downtown area, and thus, bring back customers -- both locals as well as visitors.
I have written a couple of article that relate to what I am suggesting in this newest article:
My article of January 2, 2009, “A magnificent Emporium From COPIA Ashes,” which was titled not by me but by the Napa Valley Register (NVR), offered the opinion that the Napa River Oxbow Redevelopment area on the east side of Soscol is the “Park Place and Boardwalk” area of Napa because it already contains elements of high end lodging, dining and to a limited extent shopping, plus the attraction of the railroad train passenger depot, all of which are fundamentally and primarily of interest to visitors of the county whether a friend of a resident, a business traveler or a tourist. In addition, yes, some residents do use the facilities that are available.
http://jolney.blogspot.com/2009/03/hotel-summit-and-essence-of-valley.html
My second article, again, titled by the NVR, "Hotel Summit and Essence of the Valley,"calls for the locals and the planning officials to look at ALL future building types to be allowed and not just hotels as one county supervisor is proposing. The supervisor stressed traffic caused by hotels. Instead of blaming hotels one should applaud then because they spread out traffic. They decrease day-visit-only traffic loads which is two trips a day instead of an entry trip one day and an exit another day. In essence, hotels are a form of staggered traffic flow. They are also a boon to dollars spent in the local economy.
I prepared my newest comments in three parts as briefly described below. There are plenty of photographs to support my contentions.
Part 1: Click here >>> Mixed Building Use -Office, Retail and Residential -- Problems of, and with, downtown Napa
If I was a potential business requiring storefront window visibility for my products, I would definitely not chose many of the older buildings because of their drab appearance or setback, which I believe, would not encourage buyer entrance of the store. As I walked around, I could not help but notice all the second floor space above older buildings that was obviously not being used. In fact, from the looks of it when I studied the windows, it appeared the upstairs areas have not been used for sometime.
Within the last year, there were five buildings either opened or are still under construction in the downtown area. Looking at the new buildings, I would have to consider how much I’m going to have to pay per sq ft to gain their new slick appearance which I believe will attract potential customers. Therefore, I would have “looks” versus “lease/rent cost “determinations to make.
Part 2: Click here >>> Visitor & Tourist Overnight Lodging
I also looked at existing, under construction and future plans for the development of hotel-type lodging facilities for guests of local residents, business travels and tourists wanting to stay in the immediate downtown Napa area.
I have difficulty understanding the recent comments of many about how the growth of hotels is causing so many problems for local Napan’s in terms of bringing too much “tourism” to downtown Napa and making it a shopping area not particularly friendly to locals.
The Napa Valley Hotel & Suites (formerly Travel Lodge), the oldest and formerly only downtown lodging facility in recent years, and the new Napa River Inn are the only real downtown open hotel facilities with easy walking distance of the immediate downtown shopping area. They represent only about 100 plus rooms and assuming double occupancy, that is only an average of about 200 possible shoppers in the downtown area per day assuming 100% occupancy.
The Avia-Boutique is not even open, and the Westin only just recently opened but it is across the wide street of Soscol away from the immediate downtown shopping area, as is the River Terrace Inn. Both of the latter are within reasonable walking distance of the immediate downtown shopping area but only under nice weather conditions.
I just do not see how these five facilities, only these five, could have changed the retail shop composition or offered products in the downtown area except for the addition of wine tasting rooms.
Part 3: Click here>>> Attracting Resident and Visitor Consumers to Downtown Napa
What brings Visitors to Napa County?
Obviously, the wineries are by far the largest attraction of visitors to the county and because there are so few lodging facilities in the mid to low price range, the vast majority of visitors are here only for the day before they retreat to surrounding cities. The other large attractions are the fine dining facilities, quality golf courses and the Outlet stores. However, all of the latter remain a single day visit with the exception of the resort type golf complexes of Meadowood and Silverado.
Lack of Quality City Guides
Although the city government web site invites people to visit “historical Napa,” it goes no further to explain why it is a historical place to visit. The City of Napa does not offer a pamphlet or booklet available to locals or tourists that features historical moments and places that made Napa the first and major city of the county back in the 1830’s all the way through time up to today. There should be statues and plaques located at the significant historical sites and near residencies of famous events and individuals associated to the history of Napa.
Where no original buildings exist at such sites today, there should be photo/artist renditions of what the area/site looked like when the moment/event occurred. These displays would be like what you see when you visit a bird/animal sanctuary or marsh or a vista area area showing and describing the residing species, plants, hills, valley's, etc.
Traffic Flow
The existing mix of the narrow one-way street traffic flow mixed with on-street parking and the centralized bus system passenger transfer depot must be replaced with a much better routing system for traffic and the transit system must be relocated to a downtown fringe area in order to make the downtown area easily accessible to both local and visitor shoppers.
Modernization of Store Fronts and Awnings/Overhangs
Development of a plan and funding resources to assist needy property owners remodel their street front space to give the downtown area a “clean and theme look” so locals as well as visitors can casually stroll and shop once again in the downtown area while looking at vibrant, alive buildings rather than cold and drab storefronts.
http://jolney.blogspot.com/2009/03/hotel-summit-and-essence-of-valley.html
My second article, again, titled by the NVR, "Hotel Summit and Essence of the Valley,"calls for the locals and the planning officials to look at ALL future building types to be allowed and not just hotels as one county supervisor is proposing. The supervisor stressed traffic caused by hotels. Instead of blaming hotels one should applaud then because they spread out traffic. They decrease day-visit-only traffic loads which is two trips a day instead of an entry trip one day and an exit another day. In essence, hotels are a form of staggered traffic flow. They are also a boon to dollars spent in the local economy.
I prepared my newest comments in three parts as briefly described below. There are plenty of photographs to support my contentions.
Part 1: Click here >>> Mixed Building Use -Office, Retail and Residential -- Problems of, and with, downtown Napa
If I was a potential business requiring storefront window visibility for my products, I would definitely not chose many of the older buildings because of their drab appearance or setback, which I believe, would not encourage buyer entrance of the store. As I walked around, I could not help but notice all the second floor space above older buildings that was obviously not being used. In fact, from the looks of it when I studied the windows, it appeared the upstairs areas have not been used for sometime.
Within the last year, there were five buildings either opened or are still under construction in the downtown area. Looking at the new buildings, I would have to consider how much I’m going to have to pay per sq ft to gain their new slick appearance which I believe will attract potential customers. Therefore, I would have “looks” versus “lease/rent cost “determinations to make.
Part 2: Click here >>> Visitor & Tourist Overnight Lodging
I also looked at existing, under construction and future plans for the development of hotel-type lodging facilities for guests of local residents, business travels and tourists wanting to stay in the immediate downtown Napa area.
I have difficulty understanding the recent comments of many about how the growth of hotels is causing so many problems for local Napan’s in terms of bringing too much “tourism” to downtown Napa and making it a shopping area not particularly friendly to locals.
The Napa Valley Hotel & Suites (formerly Travel Lodge), the oldest and formerly only downtown lodging facility in recent years, and the new Napa River Inn are the only real downtown open hotel facilities with easy walking distance of the immediate downtown shopping area. They represent only about 100 plus rooms and assuming double occupancy, that is only an average of about 200 possible shoppers in the downtown area per day assuming 100% occupancy.
The Avia-Boutique is not even open, and the Westin only just recently opened but it is across the wide street of Soscol away from the immediate downtown shopping area, as is the River Terrace Inn. Both of the latter are within reasonable walking distance of the immediate downtown shopping area but only under nice weather conditions.
I just do not see how these five facilities, only these five, could have changed the retail shop composition or offered products in the downtown area except for the addition of wine tasting rooms.
Part 3: Click here>>> Attracting Resident and Visitor Consumers to Downtown Napa
What brings Visitors to Napa County?
Obviously, the wineries are by far the largest attraction of visitors to the county and because there are so few lodging facilities in the mid to low price range, the vast majority of visitors are here only for the day before they retreat to surrounding cities. The other large attractions are the fine dining facilities, quality golf courses and the Outlet stores. However, all of the latter remain a single day visit with the exception of the resort type golf complexes of Meadowood and Silverado.
Lack of Quality City Guides
Although the city government web site invites people to visit “historical Napa,” it goes no further to explain why it is a historical place to visit. The City of Napa does not offer a pamphlet or booklet available to locals or tourists that features historical moments and places that made Napa the first and major city of the county back in the 1830’s all the way through time up to today. There should be statues and plaques located at the significant historical sites and near residencies of famous events and individuals associated to the history of Napa.
Where no original buildings exist at such sites today, there should be photo/artist renditions of what the area/site looked like when the moment/event occurred. These displays would be like what you see when you visit a bird/animal sanctuary or marsh or a vista area area showing and describing the residing species, plants, hills, valley's, etc.
Traffic Flow
The existing mix of the narrow one-way street traffic flow mixed with on-street parking and the centralized bus system passenger transfer depot must be replaced with a much better routing system for traffic and the transit system must be relocated to a downtown fringe area in order to make the downtown area easily accessible to both local and visitor shoppers.
Modernization of Store Fronts and Awnings/Overhangs
Development of a plan and funding resources to assist needy property owners remodel their street front space to give the downtown area a “clean and theme look” so locals as well as visitors can casually stroll and shop once again in the downtown area while looking at vibrant, alive buildings rather than cold and drab storefronts.
Consequences of Downtown Redevelopment
A famous old physics statement applies here: “For every action there is an equal reaction”
In order to redevelop the downtown area, the residents, businesspersons and government officials are going to have to accept the fact that office/retail and lodging developers are not going to build structures that cannot earn them reasonable return on their investment.
These developers/business owners are going to demand a road traffic routing system that makes it easy for clients/consumers to access their buildings. This includes sufficient parking both on and off street.
The cleanliness and amenities of new, modern buildings will far out pace the appearances and utility of old time buildings.
Residential housing development is likely only going to come in the form of multi resident buildings - condominium, townhouses, lofts and apartments. Single-family new housing is not likely to occur on any large scale.
The new housing is going to be fairly expense and not likely to be attractive to the older generations reaching the end of their lifespan. They are not going to want to worry about paying off a mortgage again at their ages and lifestyles.
The majority of the heirs of the latter group are not likely to move into their parent’s home; rather they will probably seek developer purchase of the property and just be happy with the inheritance and their modern suburban homes.
Amenities: There is going to be consumer demand that these developers provide the type of mini parks, shops, stores, restaurants, lounges, clubs, etc., that these consumers find attractive or they will not come.
CONCLUSION
The bottom line is that the downtown area cannot go back to what older residents once perceived it was. Instead, it must modernize through change to today’s designs, technologies and consumers desires.
This will require a stiff spine in planning departments and city councils. It will require downtown merchants to accept, indeed, join in the remodeling and redevelopment process.
To fail to accept and/or do these things will doom the downtown area to a very long and painful, but inevitable, decline into a skid row neighborhood.
Questions About the Future of Downtown Napa Redevelopment and Growth Part 1
By John M. Olney,
Copyright April 22, 2009, all rights reserved by
Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558
Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/
E-mail: winecntrypromo@aol.com
- Part 1 -
Mixed Building Use -Office, Retail and Residential
Copyright April 22, 2009, all rights reserved by
Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558
Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/
E-mail: winecntrypromo@aol.com
- Part 1 -
Mixed Building Use -Office, Retail and Residential
Recently I got interested in just how much empty retail and office space exists in downtown Napa so I went out and photographed all the buildings that are advertised as available to lease/rent, along with those that are obviously empty even if no signage indicated there was space available.
Then right after I did that the NV Register published an article dated April 9, 2009, on the downtown area, The article discussed the City of Napa’s announcement that it was increasing the amount of money it has committed to develop a “Downtown Specific Plan.” The increased fees will add a “15-person Steering Committee” to the plan’s development that is supposed to be available in late 2010.
Old Downtown Napa
The Immediate Downtown Napa Area
I looked at the Napa River Oxbow Redevelopment area, plus, from fifth & Main Street to the south, to Clinton & Main Street to the north, as well as going east and west along 1st, 2nd and 3rd between Soscol and Jefferson Streets, and Clinton and Pearl streets. I also looked along all the side streets perpendicular to first through third streets. Therefore, what I was looking at is all the new construction as well as the old town buildings.
If I was a potential business requiring storefront window visibility for my products, I would definitely not chose many of the older buildings because of their drab appearance or setback, which I believe, would not encourage buyer entrance of the store.
The entire properties located northeast corner at the intersection of first and Coombs - part of the downtown square - is empty as well as two adjacent storefront properties immediately to the east.
(YOU CAN CLICK ON ANY OF THE PHOTO'S TO OBTAIN AN ENLARGEMENT)
Additional First Street empty sites are shown below:
More vacant building borering the Square and First Avenue
On Main Street, to north of The Riverfront and the intersection of Third & Main are these three empty buildings. Immediately around the block on Coombs is this bordered up office.
There are plenty more on primary streets plus a number within the Sqare itself as shown below:
As I walked around, I could not help but notice all the second floor space above older buildings that was obviously not being used. In fact, from the looks of it when I studied the windows, it appeared the upstairs areas have not been used for sometime.
Cost to Upgrade Unused Space
My guess is they would have to be extensively remodeled and brought up to today’s building codes in order to be rented out. Such repairs are probably the greatest hindrance to the building owners refurbishing these upper floor-building spaces.
Then I started thinking about the unused upper floor areas being converted into residential units. Obvious such conversions would be expensive just in terms of bringing the floor space up to today’s building codes but also the owner and/or developer would be looking at major sewage, water and power, etc. hook-up fees to convert the space to residential units. Nevertheless, there are other serious problems with conversion to residential units.
Lack of Parking
Perhaps the greatest impasse would be co-located assigned parking per residential unit. Where do they park and carry their groceries, etc to their home? Perhaps the only way parking could be managed would be to condemn property in strategic blocks and build small, covered parking facilities to service the immediately adjacent surrounding new loft type/ second floor residential units.
Traffic Congestion
New resident parking also begs the question of additional traffic impact in an already hugely complicated and congested one-way road traffic flow plan among narrow streets in the core downtown area mixed with the “stop and go flow” of the mass transit bus system.
Existing Outlets for Food and other Essential Items
The existing Safeway store and the Oxbow Public Market Place are probably just out of most of the walking range for potential downtown residential clients, particular under poor-to- foul weather conditions. Co-located, food & beverage “neighborhood markets” are not currently in existence in the immediate downtown area and thus any potential residents would be faced with too long of a walk to go shopping for daily needs. That is, unless there are some risk takers willing to open such businesses if residential housing is promised to come in. This factor could represent a major obstacle to the growth of mixed housing & business co-location in the core downtown area.
New Existing and Under Construction Office/Retail Buildings Space
Looking at the new buildings, I would have to consider how much I’m going to have to pay per sq ft to gain their new slick appearance which I believe will attract potential customers. Therefore, I would have “looks” versus “lease/rent cost “determinations to make.
Within the last year, the following buildings either were opened or are still under construction in the downtown area.
27,000 sq-ft Main Street West at Main and Clinton
The corner first floor street level space is occupied by a restaurant facility. A recent local newspaper article quoted the manager of the property as saying that less than 10,000 sq ft remai8n to be leased out.
(Picture)
40,000 sq-ft Riverfront at first and Main streets (under construction) A recent newspaper article reported that none of the first floor retail space is leased as of mid April 2009.
7,400 sq-ft Zeller Building on 1st St.
The two street level, store front spaces show signs of renters coming and the interiors are being built at this time.
66,000 sq-ft Napa Square at 1st and Franklin streets (Under construction) A recent local newspaper article reported that at least two thirds of the building is leased out.
2,500 sq-ft Avia's Boutique Inn on at 1st and Franklin streets (Under construction)
Downtown Napa Redevelopment & Growth Part 2
By John M. Olney, April 22, 2009
Copyright April 22, 2009, all rights reserved by
Copyright April 22, 2009, all rights reserved by
Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558
1370 Trancas St., #409, Napa, CA 94558
Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/
Web site: http://www.twccwcmp.blogspot.com/
E-mail: winecntrypromo@aol.com
Part 2
Visitor & Tourist Overnight Lodging
I also looked at existing, under construction and future plans for the development of hotel-type lodging facilities for guests of local residents, business travels and tourists wanting to stay in the immediate downtown Napa area.
“Downtown Hotel Quantity”
I have difficulty understanding the recent comment of many about how the growth of hotels is causing so many problems for local Napan’s in terms of bringing too much “tourism” to downtown Napa and making it a shopping area not particularly friendly to locals.
Older Lodging
Napa River Inn (66 rooms)New /Under Construction lodging
Napa Valley Hotel & Suites [Formerly known as the Travel Lodge] ( 40 rooms)
River Terrace Inn (166 rooms)
Numerous B&B’s
Westin (161 rooms)
The Boutique Inn, an Avia Hotel (36 rooms)
Future Construction I have not yet found evidence of any planned for the immediate downtown area. The proposed Ritz-Carlton in the Oxbow is on economic hold for at least 2-3 years.
The Napa Valley Hotel & Suites (formerly known as the Travel Lodge) the oldest and formerly only downtown lodging facility in recent years, and the relatively new Napa River Inn are the only real downtown open hotel facilities within easy walking distance of the immediate downtown shopping area. They represent only 106 rooms and assuming double occupancy, that is only an average of just over 200 possible shoppers in the downtown area per day at full occupancy.
Personally, I do not feel that either or both of these facilities could possibly have caused such product type changes to downtown shopping outlets except for the addition of wine tasting rooms.
The Avia-Boutique is not even open, and the Westin only just recently opened but it is across the wide street of Soscol away from the immediate downtown shopping area, as is the River Terrace Inn. Both of the latter are within reasonable walking distance of the immediate downtown shopping area but only under nice weather conditions.
Again, I do not see how these facilities could have changed the retail shop composition or offered products in the downtown area except for the addition of wine tasting rooms.
Combined, all these facilities represent well under a 1000 possible shoppers per day.
They traveled from all over the world or USA to shop at the “large anchor stores” of the former Mervyns (soon to be Kohl’s) and McCaulous? I don’t think so!
There are no Nordstrom’s, Macy’s, Tiffany’s, Armani’s, or stores comparable to Rodeo Drive of Beverly Hills, Santana Row of San Jose, Union Square of San Francisco, etc., to excite tourist type shopping spree’s
“Outer Downtown Hotel Lodging Facilities"I also looked at those facilities in close proximity to the core downtown area. I considered these those located no further away than Silverado Trail to the east, vicinity of Hwy 29 to the west, Imola to the south and Trancas to the north. A list of these facilities is below.
NORTH
Lincoln Ave
River Pointe (___ cottages)
Near Trancas/Redwood
Chablis (34 rooms)
Napa Valley Redwood Inn [Budget Inns] (58 rooms)
Marriot (274 rooms)
Hilton Garden (80 rooms)
WEST
Jefferson
Chardonnay Inn (19 rooms)
Hwy 29, California Blvd, 1st Street
Embassy Suites (205 rooms)
Best Western-Elms (22 rooms)
EAST
Silverado Trail
Discovery Inn (15 rooms)
SOUTH
Soscol
Hawthorn (60 rooms)
Soscol-Imola
Best Western-Vines (68 rooms)
Soscol-Coombs
Wine Valley Inn (54 rooms)
Once again, I cannot imagine how these facilities could possibly have changed the composition of downtown Napa shopping trends in terms of the type of store products being offered except for the addition of wine tasting rooms.
POSSIBLE CAUSES FOR
CHANGES IN THE DOWNTOWN AREA
Transportation, Suburbs and alls
So what has changed the type of store and product available in the downtown area?
All across America smaller cities like Napa are suffering the same problem of their downtown area being vacated for outlaying suburban housing and strip malls. In my opinion it is the development of individualized transportation - the automobile, suburban housing tracks and massive “all-in-one shopping malls." One no longer had to live in the congested downtown area; one could have a garden,and move around to see things-they could get away.
Home Design/layout
Another often-overlooked factor about the private residences of the old downtown area streets is the limit on the number of bedrooms and bathrooms. Modern suburban homes are minimum 3-4 bedroom 2 to 2&1/2 baths whereas downtown residential homes are mostly 2-3 bedrooms 1 to 1 &1/2 bath. The latter are not a modern look so younger buyers are not as interested in purchasing them.
Parking
Additionally, the downtown houses only have single and narrow garages and most of our population now prefers 2-3 garage homes as both mom and pop are probably working and don’t have time to keep washing cars, cleaning frost of windows, etc.
Shopping
In Napa’s case, instead of classic Mall’s, we have large strip malls, located on the corner of Trancas-Hwy 29 to the north, and corner of Imola-Soscol to the south.
Visitor Lodging
As with the large/tall, office/retail buildings, the primary reason that tourist are at the hotels of the city of Napa is because such structures cannot be built in the agricultural preservation land and because the other larger communities to the north of Napa denied them access within their city limits.
Hotel and Office Development
Because of all the above arguments large hotel and office/retail building growth is defaulted to the economic benefit of the cities of American Canyon and Napa -- if they are clever enough to recognize this fact!
The Key to Attracting Consumers to Downtown
Those involved in the redevelopment of Downtown Napa cannot just consider the type and mix of buildings to allow; rather the citizens, merchants, developers and planning officials must rethink the core downtown Napa area’s future by concentrating on attracting the type of products that could be sold in the downtown area -- because it is products that attract buyers, not buildings. COPIA is a good modern day example of my statement!
Why are the restaurants full but the street stores empty? Why did the Chef’s Market draw so many while the stores were empty?
I have written a couple of article that relate to what I am suggesting in this three part article:
My article of January 2, 2009, “A magnificent Emporium From COPIA Ashes,” (http://jolney.blogspot.com/2009/02/magnificent-emporium-from-copias-ashes.html ) which was titled not by me but by the Napa Valley Register (NVR), offered the opinion that the Napa River Oxbow Redevelopment area on the east side of Soscol is the “Park Place and Boardwalk” area of Napa because it already contains elements of high end lodging, dining and to a limited extent shopping, plus the attraction of the railroad train passenger depot, all of which are fundamentally and primarily of interest to visitors of the county whether a friend of a resident, a business traveler or a tourist. In addition, yes, some residents do use the facilities that are available.
My second article, again, titled by the NVR, “Hotel Summit and Essence of the Valley,” (http://jolney.blogspot.com/2009/03/hotel-summit-and-essence-of-valley.html
). My article calls for the locals and the planning officials to look at ALL future building types to be allowed and not just hotels as one county supervisor is proposing. The supervisor stressed traffic caused by hotels. Instead of blaming hotels one should applaud them because they spread out traffic. They decrease day-visit-only traffic loads which is two trips a day instead of an entry trip one day and an exit another day. In essence, hotels are a form of staggered traffic flow. They are also a boon to dollars spent in the local economy.
Downtown Napa Redevelopment & Growth Part 3
By John M. Olney, April 22, 2009
Copyright April 22, 2009, all rights reserved by
Copyright April 22, 2009, all rights reserved by
Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558
1370 Trancas St., #409, Napa, CA 94558
Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/
Web site: http://www.twccwcmp.blogspot.com/
What COPIA’s Closure Possibly Tells Us
Perhaps the closure of COPIA tells us much more than we think about tourist traffic to, and in and about, downtown Napa.
Interestingly, Napa County reportedly receives about 3.5 million visitors per year, or an average of just fewer than 10,000 per day. The 2007 COPIA reported visitor 150,000 represents an average of just over 400 per day during the year. The total annual visitor amount represents about 4% of the visitors to the county. It is fair to say that there are probably more visitors on weekends (Friday through Sunday) than Monday through Thursday
Using the initial consultant report which suggested that about 500,000 (plus or minus) per year would visit COPIA but then seeing the visitors figure published by COPIA officials for the year 2007 suggests that mostly tourists bypassed the town of Napa for destinations in the northern wine country towns and surrounding wineries.
Other Attraction Considerations
Obviously, the wineries are by far the largest attraction of visitors to the county and because there are so few lodging facilities in the mid to low price range, the vast majority of visitors are here only for the day before they retreat to surrounding cities.
The other large attractions are the fine dining facilities, quality golf courses and the Outlet stores. However, all of the latter remain a single day visit with the exception of the resort type golf complexes of Meadowood and Silverado.
Historical Facts about the City of Napa
As much as government officials, business owners and residents of Napa complain about not seeing significant shopper traffic in the downtown area, they should be looking at what the town is and is not offering both locals and tourists.
Although the city government web site invites people to visit “historical Napa,” it goes no further to explain why it is a historical place to visit.
The City of Napa does not offer a pamphlet or booklet available to locals or tourists that features historical moments and places that made Napa the first and major city of the county back in the 1830’s all the way through time up to today. There should be statues and plaques located at the significant historical sites and near residencies of famous events and individuals associated to the history of Napa. A small sample of early day events and personalities follow:
The corner of Brown/Clinton and Coombs where Nathan Coombs plotted the layout of the original few blocks of the City of Napa.
The site where the first brick building was constructed and where the famous celebrity Trapper and Scout, Kit Carson, laid the first brick in a grand elaborate ceremony. By the way, Carson is also the man who assassinated three Mexican officials at the Soscol Landing (located almost under the Southern Crossing Bridge of Hwy 29) during the Bear Flag Revolt period to take over California from the
Mexican government
The small peninsula where Napa Creek and Napa River meet near Main street where Charles Krug was the “consulting winemaker” who made the wine for Napa’s John Patchett, Napa County’s first commercial winegrower,
The riverfront area embarcadero where all the valley’s wine was warehoused for eventual shipment by boat and rail to San Francisco, and points on around the nation and indeed the world.
The list goes on through the years where other great events and individuals earned fame. Such event/individual highlights could make for interesting walk around or vehicle tours finishing with wine tasting, dining and shopping in the downtown and surrounding areas.
Quite a few famous individuals either resided in the Napa area on a full or part-time basis that could make interesting tours possible.
Where no original building exist today at such sites, there should be photo/artist renditions of what the area/site looked like. These displays would be like what you see when you visit a bird/animal sanctuary or marsh or a vista area area showing and describing the residing species, plants, hills, valley's, etc.
Traffic Flow
The existing mix of the narrow one-way street traffic flow mixed with on-street parking and the centralized bus system passenger transfer depot must be replaced with a much better routing system for traffic and the transit system must be relocated to a downtown fringe area in order to make the downtown area easily accessible to both local and visitor shopper access..
Modernization of Store Fronts and Awnings/Overhangs
Development of plan and funding resource to assist property owners remodel their street front space to give the downtown area a “clean and theme look” so locals as well visitors can casual stroll and shop once again in the downtown area while looking at vibrant, alive buildings rather than cold and drab storefronts.
Consequences of Downtown Redevelopment
A famous old physics statement applies here: “For every action there is an equal reaction”
In order to redevelop the downtown area, the residents, businesspersons and government officials are going to have to accept the fact that office/retail and lodging developers are not going to build structures that cannot earn them reasonable return on their investment.
These developers/business owners are going to demand a road traffic routing system that makes it easy for clients/consumers to access their buildings. This includes sufficient parking both on and off street.
The cleanliness and amenities of new, modern buildings will far out pace the appearances and utility of old time buildings. Unless the owners are willing to make a commitment to making massive improvements and wait out the time it will take to recover their remodeling cost outlay, their buildings will continue to deteriorate and the neighborhood will be abandoned.
Residential housing development is likely only going to come in the form of multi resident buildings - condominium, townhouses, lofts and apartments. Single-family new housing is not likely to occur on any large scale.
The new housing is going to be fairly expense and not likely to be attractive to the older generations reaching the end of their lifespan. They are not going to want to worry about paying off a mortgage again at their ages and lifestyles.
The majority of the heirs of the latter group are not likely to move into their parent’s home; rather they will probably seek developer purchase of the property and just be happy with the inheritance and their modern suburban homes.
Amenities: There is going to a consumer demand that these developers provide the type of mini parks, shops, stores, restaurants, lounges, clubs, etc., that these consumers find attractive or they will not come.
CONCLUSIONS:
The bottom line is that a downtown area cannot go back to what older residents once perceived it was. Instead, it must modernize through change to today’s designs, technologies and consumers desires.
This will require a stiff spine in planning departments and city councils. It will require downtown merchants to accept, indeed, join in the remodeling/redevelopment process.
To fail to accept and/or do these things will doom the downtown area to a very long and painful but inevitable decline into a skid row neighborhood.
Redevelopment and Growth for Napa County
Questions About the Future
By John M. Olney
Copyright May 3, 2009, All rights reserved by Wine Country Marketing and Promotions,
1370 Trancas St., #409, Napa, CA 94558 Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/ E-mail: winecntrypromo@aol.com
THE PROBLEM
The Napa County residents and their governmental representatives struggle with the definition of their “Essence.” They are wondering what the common thread is that they can count on to draw up a plan by where to allow newcomer and employee housing, visitor lodging, wineries and their tasting rooms, retail shops, restaurants, offices, recreational facilities and all the other requirements and desires of a community.
So, how does one search down the “Essence “ of Napa County, Valley and its cities and Communities?
1st - We must be careful not to confuse the “Essence “ of the county with what attracts tourism to the area which is overwhelming dominated by the word, “Wine,” with all it’s associated glitter, charm and enviable “style of life.”
Our beautiful surroundings and relatively quiet, laid back living by being located off the beaten tracks (Hwy 80, and Hwy 101), gives the perception of a Fairy Land lifestyle. This somewhat isolated existence far from the fast paced whirl of traffic hustling to and from big cities and bedroom communities, does make others envious and desirous to capture a bit of our lifestyle even it is for only for a day or magnificent weekend.
Although “…hundreds of thousands of people each year…” come into the county -- as reported by NVR writer Jillian Jones in a recent article about future lodging development -- they are nevertheless, by a vast majority, only daytime visitors, and thus the “local communities” they do not make. They, nor their sought after wine, are therefore not what constitutes the essence of the county and its micro elements. Rather, they are simply the economic resource upon which the micro elements of the community ultimately feed.
2nd - So, we know that the micro communities with our Wine Country, view tourism as a necessary evil, they nevertheless endure the industry because of the chase after the dollar; also known as Napa’s economic savior.
In the micro view the tourist is blamed for changing “our style of life,” or put another way, “shoving the past - the old way - aside.” Yet, I defy those who decry the existence of tourism to show all of us how the tourist has changed any of the following:
1. The traffic pattern, by “cruising” on the local residential streets, away from the wineries, restaurants, shops, etc., where the kid’s still play hide-n-seek, baseball, football, etc., while parents sit on porches or front yards and lawn chairs deciding the fate of the world while the BBQ is smoking away.as we depart our homes or jobs and join the commuter traffic.
Or, are out there keeping us from accessing the roads to and from work during the early morning and evening
No, indeed, it is, and always has been, the “Developer” - whether homes, winery, office, retail store, etc. - who pits local against local,sending out the flyers, making telephone calls soliciting support, etc. for whatever the interest is of the special group or developer to get his/her project implemented. And,this should not be construed as a negative statement about “developers,” for indeed, without them there would be few tract homes to house the local resident job holders working in the stores, offices, wineries, industrial warehouses, etc. located in the county and also built by those “developers" AKA "risk takers!”Most wineries don’t open for retail business until about 10 am which is well after the morning commute rush.
Most winery patrons are back at lodging facilities cleaning up for dinner reservations or have left town in the opposite flow of our locals commuting from work back to their homes in Napa County in the late afternoon.2. The type of food product available at the neighborhood market or the supermarket chains.
3. The membership composition of the local boy/girls clubs, social/fraternal organizations, chambers of commerce, churches, and other local community serving organizations.
4. Cause our local parks to be so full that citizens of each of our communities can no longer use the facilities for which they are paying.
5. Crowd our schools with children possessing strange thoughts that could influence our local kids.
6. Come to protest along the sides of our local streets and highways against Ag Preservation and land trust set-asides.
7. Fill our Board of Supervisor and City Council meeting rooms to sway the vote of the elected officials over the inputs of the locals.
3rd - I believe that one can actually find the essence of each of the cities of AMCAN, Napa, Yountville, St. Helena, Calistoga and the community of Angwin if one is looking at only the inherent elements within each of respective communities on a separate entity basis.
Some Background on Napa County Communities
The socio-economic differences within the county
The needs and wants of the county’s southern most city of American Canyon are somewhat similar to those of its surrounding neighbors of Vallejo and Napa but all three differ hugely from those of the other cities/communities of the county - Yountville, St. Helena and Calistoga, and the Community of Angwin.
The Southern Napa Communities
County VS City
We often witness the County officials facing off with the officials of American Canyon and Napa over commercial lodging and residential housing development within the airport area and other light industrial and agricultural lands in the southern Napa County area. The recent “St. Regis versus Napa Pipe debate” is just one recent example of this battle.
City VS City
Both cities seek new office and lodging facilities and some have opened in both cities with more to come on-line in the near future.
Napa already suffers from an abundance of office/retail space vacancies spread among both old and new buildings.
American Canyon suffers a very high residential housing foreclosure rate. AMCAN also suffers from massive commute time traffic delays and as one of the primary corridors for north/south traffic in/out of the county thus backing up traffic north of the Southern Crossing and the Napa-Vallejo/Hwy 121 corridor as well as congesting the other major ingress/egress routes of Napa - Hwy 12/121, going west, and Jamison Canyon/Hwy 12 going east)
Within the City of Napa
A perception, at least on the part of this observer, is the "protectionist” attitude, and indeed persuasive powers of many downtown merchants to ensure that business is developed for the central core of Napa and is accomplished only as they want it no matter what others might want to do.
This was particularly obvious when the Napa Valley Wine Train sought its permits to locate its central start/stop train load/unload site along the small triangle of land through which their track ran in front of the Marriot lodge near the intersection of Redwood Road and the Hwy 29 frontage road of Solano. They saw the condition of the “scenic view” while transiting from the 8th Street depot through the light industrial blocks then the rundown neighborhoods before crossing Hwy 29 and the land patch in front of the Marriot.
Within the City of American Canyon
It struggles trying to find an identy in a County that consumer tourist are driven by wine but this city has few oppotunities to maximize on that trade unless it builds affordable housing for the potential workforce and inexpensive lodging for the tourist.
The Northern Napa Communities
Yountville: It wrestles with questions about how to pack in another restaurant or apartment building/lodging facility inside its limited borders. And , believe it or not, businesses located north of about the site of “The French Laundry” do not fair as well as those to the south. I have not yet figured out why this happens!
St. Helena: The forefathers continually argue against expansion. It denied expansion at a supermarket which supplies food products to its residents.
It refuses to consider how to route vehicular traffic in and around the town roads and yet packs in tourists to the cadre of wineries surrounding the city.
Indeed, a few years back they even fought the opening of an ice crème shop in the downtown area because it was believed it would attract too many tourist. Apparently they do not think that locals also like to go out for an ice crème!
Meanwhile, they have not stopped new/expanded wineries from their area which definitely attract tourist traffic whether open for drop in or by appointment only.
Only recently have the residents and town officials started thinking that just maybe the “Napa Valley Wine Train” is not the most awful demon they have hated for so many years, and are trying to establish discussions about letting passengers detrain in the city.
Angwin: The arguments focus on whether or not wine, beer and spirit drinking, meat eating owners/workers associated to local wineries and other businesses can co-exist among a community of prohibitionists and vegetarians.
Calistoga: This is just a sleepily town awaiting tourists to find and enjoy its healing waters while rarely complaining about anything that happens down valley. They would be happy if the Wine Train came to their town.
All these northern communities struggle to determine whether they are a tourist center or a local community and what existing and additional controls are needed to slow growth or preserve “their way of life.”
Yountville: It wrestles with questions about how to pack in another restaurant or apartment building/lodging facility inside its limited borders. And , believe it or not, businesses located north of about the site of “The French Laundry” do not fair as well as those to the south. I have not yet figured out why this happens!
St. Helena: The forefathers continually argue against expansion. It denied expansion at a supermarket which supplies food products to its residents.
It refuses to consider how to route vehicular traffic in and around the town roads and yet packs in tourists to the cadre of wineries surrounding the city.
Indeed, a few years back they even fought the opening of an ice crème shop in the downtown area because it was believed it would attract too many tourist. Apparently they do not think that locals also like to go out for an ice crème!
Meanwhile, they have not stopped new/expanded wineries from their area which definitely attract tourist traffic whether open for drop in or by appointment only.
Only recently have the residents and town officials started thinking that just maybe the “Napa Valley Wine Train” is not the most awful demon they have hated for so many years, and are trying to establish discussions about letting passengers detrain in the city.
Angwin: The arguments focus on whether or not wine, beer and spirit drinking, meat eating owners/workers associated to local wineries and other businesses can co-exist among a community of prohibitionists and vegetarians.
Calistoga: This is just a sleepily town awaiting tourists to find and enjoy its healing waters while rarely complaining about anything that happens down valley. They would be happy if the Wine Train came to their town.
All these northern communities struggle to determine whether they are a tourist center or a local community and what existing and additional controls are needed to slow growth or preserve “their way of life.”
The Real Redevelopment Problem
While the north county develops more and more vineyards and wineries, they will not allow new or expanded roads to handle increased traffic or build lodging facilities for transient visitors or “affordable” housing for employees needed to plow the fields, pick the grapes and prune the vines, produce and serve the wine or mow the lawns of and clean the mansions of the winery/vineyard owners.
Consequently, the south county is regulated to allowing the office buildings to contain the supporting infrastructure of warehousing product, financing, insuring and generally supplying the administrative needs of the wine production industry. It also recognizes the economic viability of housing those workers earning enough to afford Napa County housing, as well as providing lodging to the visitors as transient guests spend money on the amenities of typical travel vacations/overnight visits to Wine Country.
The problem with developing a common threat among these various communities is when one attempts to combine all the widely different economic, social and governmental micro elements of the county in attempt to define a common goal.
Better yet, perhaps we should not try too hard to make a common thread exist! Maybe we should develop a “Napa County Compromise Plan” wherein we acknowledge the differences among the various geo-political and economic zones of our county and cooperatively develop the particular attributes of each respective area to improve and benefit the whole.
I am suggesting we divide up the economic pie of what wine brings to the county and assist each other in marketing not only our own piece but that of the other areas too.
My article, “Hotel Summit and Essence of the Valley,”
(http://jolney.blogspot.com/2009/03/hotel-summit-and-essence-of-valley.html ) was written in response to Napa County Supervisor, Brad Wagenknecht, who, on March 15, 2009, was published in the Napa Valley Register (NVR), in an article by Jillian Jones, titled “Supervisor questions new hotels - Wagenknecht wants valley to take a long look at lodging.” Jones wrote:
“….Napa is a retreat for hundreds of thousands of people each year, a hideaway in a turbulent world. People flock from all over for a taste of Napa’s wine and a moment of its quiet.
But with them come … the prospect of a new crop of hotels appearing on the skyline.
… Wagenknecht fears that Napa Valley is about to lose the very qualities that draw tourists here in the first place. “I think the very essence of our valley is at stake,” Wagenknecht said.
“We’ve all been in towns where the tourists become the tail that wagged the dog,” he said.
Wagenknecht, in a newsletter to constituents, announced that he will call for a countywide summit on hotel development, to ensure that the cities and county of Napa work together to prevent one too many hotels from going in — or from going in the wrong places.”
First of all, I do not quite understand the Jillian Jones comment about how visitors bring “… a new crop of hotels appearing on the skyline.” There has been only two new hotels (Napa River Inn and the Avia Boutique Inn) built in the core Napa area in the past few years and one of those is still under construction and yet to open. The other new hotels (Napa River Terrace and Westin) are across Soscol, in/near the Napa River Oxbow redevelopment area and cannot quite be construed as being in the true “Downtown” core shopping area.
However, there have been four new structures opened or under construction in the last about one year that are office/retail and/or mixed uses.
Why are all of these new structures in the boundaries of Napa City? The primary reason that tourist are at the hotels of the city of Napa and new “high rise” office/retail buildings are in Napa is because such structures cannot be built in the agricultural preservation land and because the other larger communities to the north of Napa denied them access within their city limits. AMCAN offers no arts, etc. or other amenities and is not as attractive to a high-end building developer as is the city of Napa. Nevertheless, hotel and office development is defaulted to the economic benefit of the cities of American Canyon and Napa, if they are clever enough to recognize this fact.
My article calls for the locals and the planning officials to look at ALL future building types to be allowed and not just hotels as Supervisor Brad Wagenknecht is proposing. The supervisor stressed traffic caused by hotels. Instead of blaming hotels one should applaud then because they spread out traffic. They decrease day visit only traffic loads which is two trips a day instead of an entry trip one day and an exit another day. In essence, hotels are a form of staggered traffic flow. They are also a boon to dollars spent in the local economy.
In my article of January 2, 2009, “A magnificent Emporium From COPIA Ashes,”
“….Napa is a retreat for hundreds of thousands of people each year, a hideaway in a turbulent world. People flock from all over for a taste of Napa’s wine and a moment of its quiet.
But with them come … the prospect of a new crop of hotels appearing on the skyline.
… Wagenknecht fears that Napa Valley is about to lose the very qualities that draw tourists here in the first place. “I think the very essence of our valley is at stake,” Wagenknecht said.
“We’ve all been in towns where the tourists become the tail that wagged the dog,” he said.
Wagenknecht, in a newsletter to constituents, announced that he will call for a countywide summit on hotel development, to ensure that the cities and county of Napa work together to prevent one too many hotels from going in — or from going in the wrong places.”
First of all, I do not quite understand the Jillian Jones comment about how visitors bring “… a new crop of hotels appearing on the skyline.” There has been only two new hotels (Napa River Inn and the Avia Boutique Inn) built in the core Napa area in the past few years and one of those is still under construction and yet to open. The other new hotels (Napa River Terrace and Westin) are across Soscol, in/near the Napa River Oxbow redevelopment area and cannot quite be construed as being in the true “Downtown” core shopping area.
However, there have been four new structures opened or under construction in the last about one year that are office/retail and/or mixed uses.
Why are all of these new structures in the boundaries of Napa City? The primary reason that tourist are at the hotels of the city of Napa and new “high rise” office/retail buildings are in Napa is because such structures cannot be built in the agricultural preservation land and because the other larger communities to the north of Napa denied them access within their city limits. AMCAN offers no arts, etc. or other amenities and is not as attractive to a high-end building developer as is the city of Napa. Nevertheless, hotel and office development is defaulted to the economic benefit of the cities of American Canyon and Napa, if they are clever enough to recognize this fact.
My article calls for the locals and the planning officials to look at ALL future building types to be allowed and not just hotels as Supervisor Brad Wagenknecht is proposing. The supervisor stressed traffic caused by hotels. Instead of blaming hotels one should applaud then because they spread out traffic. They decrease day visit only traffic loads which is two trips a day instead of an entry trip one day and an exit another day. In essence, hotels are a form of staggered traffic flow. They are also a boon to dollars spent in the local economy.
In my article of January 2, 2009, “A magnificent Emporium From COPIA Ashes,”
(http://jolney.blogspot.com/2009/02/magnificent-emporium-from-copias-ashes.html ) which was titled not me but by the Napa Valley Register (NVR), describes my opinion that the Napa River Oxbow Redevelopment area on the east side of Soscol is the “Park Place and Boardwalk” area of Napa. It already contains elements of high end lodging, dining and to a limited extent shopping (Oxbow Public Market), plus the attraction of the railroad train passenger depot, all of which are primarily of interest to visitors of the county whether a friend of a resident, a business traveler or a tourist. Oh yes, some more affluent residents also use the facilities that are available.
MORE IS IN DEVELOPMENT
Tuesday, May 05, 2009
COPIA RESURRECTED IN NEW FORMAT
By John Olney, July 28, 2008, & modified April 15, 2009
copyright all rights reserved, Wine Country Marketing and Promotions (WCM&P)
1370 Trancas St., #409, Napa, CA 94558 Phone: 707-299-9548
1370 Trancas St., #409, Napa, CA 94558 Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/ E-mail: winecntrypromo@aol.com
THE CONCEPT OVERVIEW
The existing non-profit, tax exempt property will be converted into a mixed non-profit and for-profit complex.
The 1st floor would consist entirely of “for-profit” businesses
The theater will possibly remain. The retail store, bar, lounge entry, Bistro and Julia’s Kitchen will be torn down, and the space remodeled and used as lease space for many new high end shops: brand name clothing,, jewelry, books, art, coffee/tea shops, studios, wine bars, and similar shops to those found in Walnut Creek, Santana Row, Rodeo Drive, etc.
All of the equipment, fixtures and furnishings of Julia’s will be moved to the new “Club FAME!” restaurant, lounge, and night club to be located on the northeast end of the 2nd floor. WCM&P will attempt to open discussions with successes such as Pat Kuleto, the owners of the Slanted Door located in the Ferry Building, San Francisco, and others, to design and oversee operations of the facility
Moving in a easterly direction from the main entry wall will be located merchant stations of varying size.
The collective name of the shopping ground level will be “The COPIA River-Walk Mall .”
The 2nd floor main open area
The floor plan to the right does not show the east end area where the administrative offices are located. They run north from the classroom which is the outcrop at the southern end of the drawing. The Admin room, classroom and Founders Room, and the deck outside the Founders room will be incorporated into a new 2nd floor restaurant-lounge-nightclub overlooking the river along the Oxbow named “Club FAME!” It would be operated as a high-end facility appealing to the more affluent permanent Napa and semi permanent Bay Area residents, and traveling buiness persons and tourists.
The balance of space will be remodeled to house the “American Wine Industry (AWI) Hall of Fame (HOF), Museum and Foundation” created and already initiated by Wine Country Marketing and Promotions (WCM&P). It will be a non-profit corporation.
Moving in a easterly direction from the main entry wall will be located merchant stations of varying size.
The collective name of the shopping ground level will be “The COPIA River-Walk Mall .”
The 2nd floor main open area
The floor plan to the right does not show the east end area where the administrative offices are located. They run north from the classroom which is the outcrop at the southern end of the drawing. The Admin room, classroom and Founders Room, and the deck outside the Founders room will be incorporated into a new 2nd floor restaurant-lounge-nightclub overlooking the river along the Oxbow named “Club FAME!” It would be operated as a high-end facility appealing to the more affluent permanent Napa and semi permanent Bay Area residents, and traveling buiness persons and tourists.
The balance of space will be remodeled to house the “American Wine Industry (AWI) Hall of Fame (HOF), Museum and Foundation” created and already initiated by Wine Country Marketing and Promotions (WCM&P). It will be a non-profit corporation.
The advantage of the AWI Hof and museum is that it does not conflict with, nor interrupt Napa wine industry marketing and sales programs. This HOF will include those in the wine industry who have, in the past and the current time, created wines from all the various feedstocks available -- honey, berries, and tree fruits as well as both native and foreign grape varietals and still in use today in many states of the USA. Furthermore, candidates and inductee will be selected since the earliest winemaking individuals and companies known to be operating since the 1600’s.
The museum would contain artifacts, photo’s, manuscripts, music scores, processing equipment, etc., of American winemaking since its inception.
The foundation would support studies into the various elements of the history of the AWI, search for old sites/artifacts, collect pertinent literature, etc.
For a more in depth review of our concepts for the COPIA site, please continue your reading by clicking here ->>> http://jolney.blogspot.com/2009/05/proposed-new-copia-facilities.html
THE PROPOSED NEW COPIA FACILITIES
PROPOSAL TO DEVELOP & IMPLEMENT A PROGRAM
TO
MAKEOVER AND MANAGE THE COPIA FACILITIES
TO
MAKEOVER AND MANAGE THE COPIA FACILITIES
By John Olney, July 28, 2008, & modified April 15, 2009
copyright all rights reserved, Wine Country Marketing and Promotions (WCM&P)
1370 Trancas St., #409, Napa, CA 94558 Phone: 707-299-9548
1370 Trancas St., #409, Napa, CA 94558 Phone: 707-299-9548
Web site: http://www.twccwcmp.blogspot.com/ E-mail: winecntrypromo@aol.com
WCM&P is seeking investor and developer partners to carry out the WCM&P proposed concepts presented herein for a revitalized and profitable COPIA. Initial study investment cost estimates are available for review upon request.
BACKGROUND
COPIA had no definition by which either the local resident or the wine consuming visitors could associate and rally behind. Consequently it struggled to find an audience from which it could derive revenues so it could survive.
The entire corridor from Napa River Terrace Street, going along McKinstry to First Street, and then running west and east between Soscol and Silverado Trail, ceased to be an area designed for the vast majority of Napa County residents the day construction began on the redevelopment of the Napa River Oxbow shoreline and properties.
With the opening of the Napa River Terrace Inn, Oxbow Public Market, and most recently the Westin Verasa hotel, this eastern subdivision is becoming the Boardwalk and Park Place of Napa. It should be named “The COPIA Oxbow River-walk & Drive of Napa Valley.”
None of the aforementioned facilities, including the defunct COPIA complex, could have been constructed north of Napa because of the land-use constraints of the Agricultural Preserve codes and regulations because the cities and communities north of the town of Napa do not allow such facilities to be constructed within their jurisdiction. Consequently these restrictions drove these enterprises to the Oxbow District as a viable location between American Canyon and Napa.
The entire corridor from Napa River Terrace Street, going along McKinstry to First Street, and then running west and east between Soscol and Silverado Trail, ceased to be an area designed for the vast majority of Napa County residents the day construction began on the redevelopment of the Napa River Oxbow shoreline and properties.
With the opening of the Napa River Terrace Inn, Oxbow Public Market, and most recently the Westin Verasa hotel, this eastern subdivision is becoming the Boardwalk and Park Place of Napa. It should be named “The COPIA Oxbow River-walk & Drive of Napa Valley.”
None of the aforementioned facilities, including the defunct COPIA complex, could have been constructed north of Napa because of the land-use constraints of the Agricultural Preserve codes and regulations because the cities and communities north of the town of Napa do not allow such facilities to be constructed within their jurisdiction. Consequently these restrictions drove these enterprises to the Oxbow District as a viable location between American Canyon and Napa.
Clearly, all the existing commercial properties described here, and what could be envisioned to be coming in the near future, will mark this highly valuable property as equal to Rodeo Drive of Beverly Hills, South of Market in San Francisco, downtown Walnut Creek’s redevelopment district and the Santana Row complex of downtown San Jose.
The Napa River Oxbow area already represents large tourist room tax, employment salary tax, sales and property tax revenues to the city. As such, you will not see the property under-utilized economically for such noble social benefits — but unprofitable ventures — as teen clubs, skating rinks, farmers markets, jails, homeless shelters and similar projects that could never produce the revenues that such valuable property does and will represent in the near future under development by commercial, for-profit ventures.
Any realistic market assessment plan for this Boardwalk and Park Place property must not only analyze the product that developer and merchant interests plan to offer, but it must also consider the consumer who is most likely to visit the area. COPIA leaders offered the concept of their products of wine, food and art, and then searched for a consumer market that they thought was just sitting around waiting for them. Their assessment was apparently wrong!
Realistically, the visitor to a tourism area such as Napa has five goals in mind: wine, food, shopping, entertainment and lodging. Developers and merchants should plan to cater to those who stay at the expensive existing lodging facilities both adjacent to and located just short distances away from the COPIA complex, as well as future luxury facilities planned for and developed in the Napa River Oxbow area.
Thus, any concepts for the property must consider the marketable consumer already being attracted to the area because of the lodging facilities, the excursion train and the public marketplace, and package those with fresh marketing concepts that could attract additional consumers to the area.
Therefore our concepts plan stores, shops and entertainment products attractive not only to the business visitor and tourist but also to the more affluent residents, part-time residents and absentee property/business owners associated with Napa County. These same facilities will also occasionally attract the other residents of Napa County looking for unique jewelry, clothes or gifts for a lover or mate, a night out of celebration and other special events in their lives.
Specifically, the defunct COPIA complex, rising in the middle of the Napa River Oxbow Redevelopment Area, could be transformed into a magnificent emporium offering business travelers, tourists and more affluent locals the upscale facilities they routinely desire, while also offering the remaining locals shopping, dining and entertainment facilities they would no longer have to travel out of town to find in order to satisfy their special occasion needs.
As envisioned, COPIA would contain art studios, jewelry studios, brand-name men’s and women’s clothing shops, coffee shops, wine tasting rooms, specialty delis, small upscale restaurants and other, similar merchant offerings.
Our concepts plan facilities to attract the guests from the Meritage Resort, Napa River Inn, the Riverfront complex, Silverado Resort, Auberge Du Soleil, Meadowood Resort, Calistoga Ranch, Solage and other similar upscale facilities catering to those desiring the wine country lifestyle. These are the consumers who also travel to Auction Napa Valley, the Mustard Festival, Robert Mondavi Winery concerts, harvest parties, golf courses and the many membership club events held at more than 200 wineries within Napa County. They fly in, take a limo in or drive themselves in for the amenities that Napa now offers and will expand in the future.
Please read supporting documentation about the old and new downtown Napa area on www.jolney.blogspot.com/
Our concepts plan facilities to attract the guests from the Meritage Resort, Napa River Inn, the Riverfront complex, Silverado Resort, Auberge Du Soleil, Meadowood Resort, Calistoga Ranch, Solage and other similar upscale facilities catering to those desiring the wine country lifestyle. These are the consumers who also travel to Auction Napa Valley, the Mustard Festival, Robert Mondavi Winery concerts, harvest parties, golf courses and the many membership club events held at more than 200 wineries within Napa County. They fly in, take a limo in or drive themselves in for the amenities that Napa now offers and will expand in the future.
Please read supporting documentation about the old and new downtown Napa area on www.jolney.blogspot.com/
THE CONCEPT OVERVIEW
The existing non-profit, tax exempt property will be converted into a mixed non-profit and for-profit complex.
The 1nd floor would consist entirely of “for-profit” businesses
The theater will remain. The retail store, bar, lounge entry, Bistro and Julia’s Kitchen will be torn down, and the space remodeled and used as lease space for many new high end shops. Brand name clothing and jewelry, books, art, coffee/tea shops, studios,
All of the equipment, fixtures and furnishings of Julia’s will be moved to the new “Club FAME!” restaurant & lounge, and night club to be located on the northeast end of the 2nd floor. WCM&P suggests opening discussions with either Pat Kuleto or the owners of the Slanted Door located in the Ferry Building, San Francisco, to design and oversee operations of the facility
Moving in a easterly direction from the main entry wall will be located merchant stations of varying size.
The collective name of the shopping ground level will be “The COPIA River-Walk Mall .”
Attachment __ (Not included in this package) shows how the new shops might be laid out.
The 2nd floor main open area
The floor plan to the right does not show the east end area where the administrative offices are located. They run north from the classroom which is the outcrop at the southern end of the drawing. The Admin room, classroom and Founders Room, and the deck outside the Founders room will be incorporated into a new 2nd floor restaurant-lounge-nightclub overlooking the river along the Oxbow. The facility would be named “Club FAME!” It would be operated as a high-end facility appealing to the more affluent persons.
The balance of space will be remodeled to house the “American Wine Industry (AWI) Hall of Fame (HOF), Museum and Foundation” created and already initiated by Wine Country Marketing and Promotions (WCM&P) . It will be a non-profit corporation. Attachment __ . (Not included in this package) provides the details of how the AWI HOF, Museum and Foundation currently exist and will operate in the future.
The advantage of the AWI Hof and museum is that it does not conflict with nor interrupt Napa winery marketing. This HOF will include those in the wine industry who have in the past and the current time created wines from honey, berries, and tree fruits as well as both native and foreign grape varietals. Furthermore, candidates and inductee will be selected since the earliest winemaking individuals and companies known to be operating since the 1600’s.
The museum would contain artifacts, photo’s, manuscripts, music scores, processing equipment, etc., of American winemaking since its inception.
The foundation would support studies into history of the AWI, search for sites/artifacts, etc.
Renegotiation of the Control and Ownership of the COPIA Property and Buildings
COPIA would be sold over time to a consortium which would negotiate the terms and conditions for the retirement of the Bond debt and any other existing debts. Upon successful elimination of the restructured debt obligations of COPIA, title to all property and buildings would transfer to the Consortium.
Erase the bond Debt
WCM&P suggest that the reflecting pools running from the COPIA entry way to 1st Street and then picking up and running the length of the COPIA property across the street, be named “The Robert Mondavi Memorial Reflection Pools.” We will be seeking family approval to use the name and likeness of Mr. Mondavi.
These photos show the existing wall and the gently cascading reflection ponds. The wall showing the COPIA image and the walls of the reflecting ponds would be used to permanently display the names of the people and businesses that provide a donation of $1,000 or more towards the elimination of the bonds.
We recommend that an aggressive fundraising campaign be initiated as soon as possible focusing on the man who contributed land and money to make COPIA happen.
A specially designed “tile” measuring 4”x3” will be made from a thin metal to which is fixed an off white/cream ceramic profile of Robert Mondavi.
The profile shot we like is shown to the left.
An artist’s rendition will be made from this profile. The basic single tile would contain the profile as a raised surface. The donor name will be inscribed on the tile in light but visible form. The image would be scaled to the size of tile for which one makes a donation. The basic $1,00 tile dimensions (inches) are: height =3 width =4 total sq in=12“ Robert Mondavi Collectibles”
We recommend the sale of “collectible” label/cap pins and individual tiles. This pin would measure 1"x 1.25
Robert Mondavi necklace/bracelet charm might look something like that shown below.
Other Revenue Streams
The River-walk Mall: To attract people to the COPIA River-walk Mall, Club Fame restaurant/lounge/nightclub and American Wine Industry (AWI) Hall of Fame & Museum, the former “Napa Valley Conference & Visitors Bureau,” should be resurrected, in name only, and redesigned as a workable tool located within the COPIA complex. It would focus on the out-of-town visitor at the centralized COPIA location
There are an estimated 400,000 visitors to Napa Valley per month. (These numbers are probably skewed towards the growing and harvest months of March through October period than the months of November through February). This means that there are approximately 13,000 visitors to Napa County per day. (These numbers are probably skewed towards a greater number during the Thursday through Monday period than Tuesday and Wednesday.)
Reportedly, Napa County has 2000 plus existing hotel rooms and there’s about another 1000 rooms distributed among all the B&B’s. With about 3000 rooms, Napa Valley can only accommodate about 6000 plus visitors per night or about 46% of the total daily average number of visitors.
Depending on which source one wishes to use, the hotel occupancy rates ranged between about 80 to 87% which is an outstanding rate before the recent economic crash.
Most of the hotel rooms are in the “expensive” range thus many of the more economically minded visitors will not pay these high room rates.
Even with the new hotel rooms coming on line in late 2008 and 2009, they are of the more expense type, thus there still will not be sufficient affordable overnight lodging for the general visitors coming to the county and desiring an inexpensive room for a night or more.
If the marketing promotions could draw 10% of the daily visitors, COPIA (et all) would see 1,300 visitors per day, or about 460,000 per year. If all of these visitors shopped at the Riverwalk Mall and each spent $50, then the Mall would realize about $23 million/year in sales. If 33% shopped and spent $50 each, there would be about $7.6 million/year in sales revenues.
These sales revenues translate into lease rent receipts for the consortium.
Lease rent from (and sources of that revenue) The AWIHOF & Museum
Private donations
Foundation and Government grants
Pins, charms and tile sales
Books/Movies
Newsletter subscription
Leadership of the Study Group for the Management & Operations of the COPIA Consortium
Listed below are the current WCM&P principals and the roles they would play in developing the initial feasibility assessment of WCM&P concepts for the future use of the COPIA complex of buildings and land.
Conceptualization and overall study group management: John M. Olney, Chairman of the Board, WCM&P. It is recommended that he be added to the COPIA Consortium Board.Listed below are the current WCM&P principals and the roles they would play in developing the initial feasibility assessment of WCM&P concepts for the future use of the COPIA complex of buildings and land.
Property Development & Management: John Naab, CEO, WCM&P. Most recently, Mr. Naab was Vice President for property management with R. H. Hess, American Canyon.It is recommended that he be added to the COPIA Consortium Board.
Marketing Plan Design & Implementation: Adrianne Love. Flamingo Advertising Ltd.(Buyer, Business and Creative Director of Production), Nordstrom (Garment Engineer), Travelsmith Outfitters (Technical Designer, Product Developer & Production), A. Love Designs (Apparel Consultant/Freelance Designer), and GAP Inc- Banana Republic (Senior Technical Designer & Manager)It is recommended that she be added to the COPIA Consortium Board.
WCM&P is seeking investor and developer partners to carry out the WCM&P proposed concepts for a revitalized COPIA. Initial study investment cost estimates are available for review.
Tuesday, April 21, 2009
Larry The Bartender
We lost a good man when Larry Cancelose, one of the last of the old time professional bartenders when he passed on April 15, 2009. A memorial web site has been established for his memory which can be reached by clicking here ->> Larry -The Bartender".
You are welcome, and in fact, encouraged to leave appropriate comments and links to the site.
Photo's of his past life, and of the celebration of it held on April 21, 2009, will shortly be on the site.
To you, Larry, your friend always,
John Olney
You are welcome, and in fact, encouraged to leave appropriate comments and links to the site.
Photo's of his past life, and of the celebration of it held on April 21, 2009, will shortly be on the site.
To you, Larry, your friend always,
John Olney
Tuesday, March 31, 2009
"A hotel summit and the essence of the valley"
By John Olney
Tuesday, March 31, 2009
Published Napa Valley Register/opinion/commentary/
Let me see if I understand the honorable Supervisor Wagenknecht and the people, or not.We have no moratorium on the following encouraging visitors/tourists and locals to come to their facilities:
• The number of ag acres that can be planted or replanted for wine-growing. The same applies to wineries that process those grapes.
• The number of restaurants, office buildings or retail stores that can be built or refurbished for commercial business.
• The number of tourism-related services, i.e., travel agencies, tour guides, wedding planners, limos, etc., that can open for business.
We cannot stop the following from marketing, promoting and advertising Napa Valley:
• Existing in-county: county/city government Web sites, chambers of commerce, 500-plus wineries (and trade associations), 100-plus lodging facilities (and trade associations), bus/limo/train companies, spas/restaurants/lounges, outlet stores, golf courses, etc. All of these enterprises are dependent on each other for their mutual economic survival.
• Existing worldwide: travel agencies, bus/limo companies, hotel, restaurant and retail chains, large conglomerates that own wineries in Napa Valley.
On March 15, in a Register article titled “Supervisor questions new hotels,” Jillian Jones wrote: “Napa is a retreat for hundreds of thousands of people each year ... People flock from all over for a taste of Napa’s wine ... But with them come ... the prospect of a new crop of hotels appearing on the skyline ... Wagenknecht fears that Napa Valley is about to lose the very qualities that draw tourists here in the first place. ‘I think the very essence of our valley is at stake,’ Wagenknecht said.”
“Wagenknecht ... announced that he will call for a countywide summit on hotel development to ensure that the cities and county of Napa work together to prevent one too many hotels from going in — or from going in the wrong places."
Whether Napa County and its cities want to allow hotel development does not change the fact that without any more lodging facilities, hundreds of thousands of people each year will still be coming to Napa County but they will only be day visitors. The traffic damage is already done. They drove in and back out on the same day. By becoming overnight visitors, they would count as only one hit on the day they arrived and only one on the day they departed, instead of two traffic trip hits on the same day.
Wagenknecht went on: “Even just one town approving just one hotel creates traffic and the impacts are felt throughout the valley.” The same is true when the county allows a large winery to be built like “the castle.” Obviously its owner knew, from a marketing and promotions standpoint, such architecture and its size would attract visitors — also known as customers — traveling the length of the valley to reach the castle. These visitors do not travel or wander around in our residential neighborhoods disturbing our at-home peace!
I have absolutely no objections to what Mr. Sattui is promoting as a platform to sell his wines. Good luck to him. My only objection is that some elected officials are only considering housing developments and lodging facilities as a traffic dilemma and ignoring vineyard, winery, recreational facilities, office or retail building projects as traffic-generating burdens.
Wagenknecht went on to say: “While hotels can be an important source of revenue for government and local businesses, taken too far, we risk becoming a typical tourist trap filled with summer throngs and T-shirt shops. In effect, we risk becoming a community of tourists rather than a community of residents.”
I’ve resided in five locations, worked two golf courses, three wineries and one restaurant. Never were residential or work streets overflowing (i.e., thronged) with tourists buying T-shirts and trinkets unless it was a fully supported county/city event, i.e. parade, farmers market, festival, wine auction, etc., with special limited-time permits. The county winery ordinance stopped the propagation of T-shirts and trinket shops in Ag Preserve lands, which restricts such shops to the city limits (and their respective resident/government jurisdiction).
So, what do we do? Well, I think Supervisor Wagenknecht may have said more than he really understands with his call for a “countywide summit on hotel development” when he told the Register, “ “I think the very essence of our valley is at stake.” None of us really know what the “essence” of our county, valley or cities is and therefore we cannot undertake what the supervisor suggests until we clearly understand the question.: What makes Napa County, valley, cities what they are? That is to say, what is their essence?”(Olney lives in Napa.)
Tuesday, March 31, 2009
Published Napa Valley Register/opinion/commentary/
Let me see if I understand the honorable Supervisor Wagenknecht and the people, or not.We have no moratorium on the following encouraging visitors/tourists and locals to come to their facilities:
• The number of ag acres that can be planted or replanted for wine-growing. The same applies to wineries that process those grapes.
• The number of restaurants, office buildings or retail stores that can be built or refurbished for commercial business.
• The number of tourism-related services, i.e., travel agencies, tour guides, wedding planners, limos, etc., that can open for business.
We cannot stop the following from marketing, promoting and advertising Napa Valley:
• Existing in-county: county/city government Web sites, chambers of commerce, 500-plus wineries (and trade associations), 100-plus lodging facilities (and trade associations), bus/limo/train companies, spas/restaurants/lounges, outlet stores, golf courses, etc. All of these enterprises are dependent on each other for their mutual economic survival.
• Existing worldwide: travel agencies, bus/limo companies, hotel, restaurant and retail chains, large conglomerates that own wineries in Napa Valley.
On March 15, in a Register article titled “Supervisor questions new hotels,” Jillian Jones wrote: “Napa is a retreat for hundreds of thousands of people each year ... People flock from all over for a taste of Napa’s wine ... But with them come ... the prospect of a new crop of hotels appearing on the skyline ... Wagenknecht fears that Napa Valley is about to lose the very qualities that draw tourists here in the first place. ‘I think the very essence of our valley is at stake,’ Wagenknecht said.”
“Wagenknecht ... announced that he will call for a countywide summit on hotel development to ensure that the cities and county of Napa work together to prevent one too many hotels from going in — or from going in the wrong places."
Whether Napa County and its cities want to allow hotel development does not change the fact that without any more lodging facilities, hundreds of thousands of people each year will still be coming to Napa County but they will only be day visitors. The traffic damage is already done. They drove in and back out on the same day. By becoming overnight visitors, they would count as only one hit on the day they arrived and only one on the day they departed, instead of two traffic trip hits on the same day.
Wagenknecht went on: “Even just one town approving just one hotel creates traffic and the impacts are felt throughout the valley.” The same is true when the county allows a large winery to be built like “the castle.” Obviously its owner knew, from a marketing and promotions standpoint, such architecture and its size would attract visitors — also known as customers — traveling the length of the valley to reach the castle. These visitors do not travel or wander around in our residential neighborhoods disturbing our at-home peace!
I have absolutely no objections to what Mr. Sattui is promoting as a platform to sell his wines. Good luck to him. My only objection is that some elected officials are only considering housing developments and lodging facilities as a traffic dilemma and ignoring vineyard, winery, recreational facilities, office or retail building projects as traffic-generating burdens.
Wagenknecht went on to say: “While hotels can be an important source of revenue for government and local businesses, taken too far, we risk becoming a typical tourist trap filled with summer throngs and T-shirt shops. In effect, we risk becoming a community of tourists rather than a community of residents.”
I’ve resided in five locations, worked two golf courses, three wineries and one restaurant. Never were residential or work streets overflowing (i.e., thronged) with tourists buying T-shirts and trinkets unless it was a fully supported county/city event, i.e. parade, farmers market, festival, wine auction, etc., with special limited-time permits. The county winery ordinance stopped the propagation of T-shirts and trinket shops in Ag Preserve lands, which restricts such shops to the city limits (and their respective resident/government jurisdiction).
So, what do we do? Well, I think Supervisor Wagenknecht may have said more than he really understands with his call for a “countywide summit on hotel development” when he told the Register, “ “I think the very essence of our valley is at stake.” None of us really know what the “essence” of our county, valley or cities is and therefore we cannot undertake what the supervisor suggests until we clearly understand the question.: What makes Napa County, valley, cities what they are? That is to say, what is their essence?”(Olney lives in Napa.)
Thursday, March 26, 2009
Supv. Wagenknecht : "Essence and Napa County"
“Essence” and Napa County, Valley, Cities, and Communities
Some Background to Simulate“Brainstorming” Thought if Supv. Wagenknecht is Able to Hold Hotel Summit
Draft (under construction) By John Olney - March 26, 2009
The needs and wants of the county’s southern most city of American Canyon are somewhat similar to those of its closest neighbors of Vallejo and Napa but differ hugely from those of the other cities of the county - Yountville, St. Helena and Calistoga - and the Community of Angwin.
The Southern Napa Communities
County VS City
We often witness the County officials facing off with the officials of American Canyon and Napa over commercial lodging and residential housing development within the airport area and other light industrial and agricultural lands in the southern Napa County area. And, we witness the same between the cities of Napa and American Canyon.
City VS City
Both cities seek new office and lodging facilities and some have opened in both cities with more to come on-line in the near future. However, Napa already suffers from an abundance of office/retail space vacancies while American Canyon suffers a very high residential housing foreclosure rate. AMCAN also suffers from massive commute time traffic delays and as one of the primary corridors (others are Hwy 12/121 - going west - and Jamison Canyon - going east) for north/south traffic in/out of the county thus backing up traffic north of the Southern Crossing .
Within the City of Napa
An often perceived perspective, at least on the part of this observer, is the "protectionist” attitude, and indeed persuasive powers of the Downtown Merchantsto ensure that business developed for/around the central core of Napa. This wasparticularly obvious when the Napa Valley Wine Train sought its permits to locate its central start/stop train load/unload site along the small triangle of land through which their track ran in front of the Marriot lodge near the intersection of Redwood Road and the Hwy 29 frontage road of Solano.
They saw the condition of the “scenic view” while transiting from the 8th Street depot through the light industrial blocks then the rundown neighborhoods before crossing Hwy 29 and the land patch in front of the Marriot. The DTMA wanted the train to start/stop at the former location of the PG&E on McKinstry Street where the train currently begins its wine train excursions up valley because they thought it would deliver them much downtown business. I have seen no studies that support such thinking. See comments attached about business and city
Within the City of American Canyon (John Naab to define)
Meanwhile, the northern communities have their own issues:
Yountvillewrestles with questions about how to pack in another restaurant or apartment building into its limited borders. And believe it or not, businesses located north of about the site of “The French Laundry” do not fair as well as those to the south. I have not yet figured out why this happens.
St. Helena argues against expanding a supermarket which supplies food products to its residents and how to route in and around the town roads and pack in tourists to the cadre of wineries surrounding the city. Indeed a few years back they even fought the opening of an ice crème shop in the downtown area because it was believed it would attract too many tourist. Meanwhile, they have not stopped new/expanded wineries from their area, which definitely attract tourist traffic. Only recently have the residents and town officials started thinking that just maybe the “Wine Train” is not the most awful demon they have hated for so many years.
Angwin arguments focus on whether or not meat eating owners/workers associated to vineyards and wineries can co-exist in a community of prohibitionists and vgetarians.
Calistogaj ust sleepily waits for tourists to find and enjoy its healing waters while rarely complaining about anything that happens down valley. They would be happy if the Wine Train came to their town.
All of the above entities struggle to determine whether they are a tourist center or a local community and what controls are needed to slow growth or preserve “their way of life.”
While the north county develops more and more vineyards and wineries, they will not allow new or expanded roads to handle increased traffic or build lodging facilities for transient visitors or “affordable” housing for employees needed to plow the fields, pick the grapes and prune the vines, produce and serve the wine or mow the lawns of and clean the mansions.
Consequently, the south county is regulated to allowing the office buildings to contain the supporting infrastructure of warehousing product, financing, insuring and generally supplying the administrative needs of the wine production industry. It also recognizes the economic viability of housing the visitors as transient guests spending much money on the amenities of typical travel vacations/overnight visits to Wine Country.
Within this above simplified background summary, the people, and their governmental representatives, struggle with the definition of their “Essence.” They are wondering what the common thread is that they can count on to draw up a plan on where to allow newcomer and employee housing, visitor lodging, wineries and their tasting rooms, retail shops, restaurants, recreational facilities and all the other requirements and desires of a community.
So, how does one search down the “Essence “ of Napa County, Valley and its cities and Communities?
1st - We must be careful not to confuse the “Essence “ of the county with what attracts/tourism to the area which is overwhelming dominated by the word, “Wine,” with all it’s associated glitter, charm and enviable “style of life.”
True, our beautiful surroundings and relatively quiet, laid back living, of being located off the beaten tracks (Hwy 80, and Hwy 101), thus somewhat isolated existence from a fast paced whirl of traffic hustling to and from big cities and bedroom communities, does make others envious and desiring to capture a bit of it even it is for only a day or magnificent weekend.
Although “…hundreds of thousands of people each year…” come into the county -- as reported by NVR writer Jillian Jones in a recent article about future lodging development -- they are nevertheless, by a vast majority, only daytime visitors, and thus the “local communities” they do not make. They, nor their sought after wine, are therefore not what constitutes the essence of the county and its micro elements. Rather, they are simply the economic resource upon which the micro elements of the community ultimately feed.
2nd - So, we know that the micro communities view tourism as a necessary evil, however they endure the industry because of the chase after their dollar; also known as Napa’s economic savior.
In the micro view the tourist is blamed for changing “our style of life,” or put another way, “shoving the past - the old way - aside.” Yet, I defy those who decry the existence of tourism to show all of us how the tourist changed any of the following:
1. The traffic pattern, by “cruising” on the local’s residential street where the kid’s still play hide-n-seek, baseball, football, etc., while parents sit on porches or front yards and lawn chairs deciding the fate of the world while the BBQ is smoking away.
Or, are out there during the early morning and evening commuter traffic time keeping us from accessing the roads to and from work from our homes. Most wineries don’t open for retail business until about 10 am which is well after the morning commute rush. Most winery patrons are back at lodging facilities or have left town in the opposite flow of our locals commuting from work back to their homes in Napa County in the late afternoon.
2. The type of food product available at the neighborhood market or the supermarket chains.
3. The membership composition of the local boy/girls clubs, social/fraternal organizations, chambers of commerce, churches, and other community serving organizations.
4. Cause our local parks to be so full that citizens of each of our communities can no longer use the facilities for which they are paying to exist.
5. Crowd our schools with children possessing strange thoughts and life style experiences that could influence our local kids and entice them to forsake their parents and friends.
6. Come to protest along the sides of our local streets and highways against Ag Preservation and land trust set-asides.
7. Fill our Board of Supervisor and City Council meeting rooms to sway the vote of the elected officials over the inputs of the locals. No, indeed, it is the Developer - whether homes, winery, office, retail store, etc. - with local against local, sending out the flyers, making the telephone call soliciting support, etc. for whatever the interest is of the special group./developer.
3rd - I believe that one can actually find the essence of each of the cities of AMCAN, Napa, Yountville, St. Helena, Calistoga and the community of Angwin if one is looking at only the inherent elements within each of respective community on a separate entity level.
But, it is when attempting to identify a common thread that can run through the economic, social and governmental future of the widely different micro elements of the county to define a clear picture and definition of “its essence“ (the county, the valley, and the cities) that one runs into a wall.
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