Chapter 18.34 — MC MARINE COMMERCIAL DISTRICT

A.

The intent of the MC classification is to establish areas which will provide the public with improved waterfront use, enjoyment and accessibility by providing for a variety of water-related commercial developments, recreational activities, services, facilities, accommodations and amenities.

B.

Only those commercially-zoned parcels or those portions of noncommercially-zoned parcels legally used for marine commercial uses as defined herein which front directly on the west bank of the Napa River, south of the city, may be zoned to this classification.

C.

Only those parcels located in the areas which are designated as urban residential or rural residential in the Napa County general plan, and are located within four miles of the Lake Berryessa shoreline high water level, may be zoned to this classification.

D.

In addition to those parcels described in subsections (B) and (C) of this section, parcels eligible for inclusion within the MC zoning district shall have the following characteristics:

1.

Napa River:

a.

Adjacent to a paved highway or road,

b.

Located within five hundred feet of the main river channel,

c.

Not located in a floodway. Parcels located in a designated floodplain area must meet all requirements of the county flood control district and the requirements of the Napa River reclamation district,

d.

Not located on lands classified as prime agricultural soils;

2.

Lake Berryessa area:

a.

The parcel is located at or near crossroads on relatively high-traffic-volume highways,

b.

The use will not constitute or contribute to strip development,

c.

The development of the parcel will not create traffic hazards that cannot be mitigated.

(Ord. 938 § 11 (part), 1989: prior code § 12265)

In the MC district, the following uses are allowed without a use permit:

A.

Agriculture;

B.

Public and private parks, exclusive of structural improvements except for restrooms and appurtenant facilities;

C.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260; and

D.

Telecommunication facilities, other than satellite earth stations, that meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or his/her designee has issued a site plan approval pursuant to Chapter 18.140.

(Ord. 1097 § 24, 1996; Ord. 938 § 11 (part), 1989: prior code § 12265.1)

18.34.030 - Uses permitted upon grant of a use permit.

In the MC district, the following uses are permitted upon grant of a use permit:

A.

Public or private marina;

B.

Boat launching ramp, launching hoist or other devices for launching boats;

C.

Private yacht club;

D.

Beach clubs, including pools, cabanas and lockers;

E.

Boat rentals, boat sales and boat repairs;

F.

Boat storage facilities and recreation vehicle storage areas;

G.

Marine supplies including, but not limited to, boating, fishing, surfing and sporting equipment;

H.

Restaurants, with a seating capacity not to exceed fifty seats, drive-in type or drive-through restaurants not included;

I.

Fishing pier;

J.

Fishing station, bait sales;

K.

Commercial accessory dwelling units, provided that (i) prior to the issuance of a building permit to commence construction of the dwelling units, the permittee shall record a deed restriction, in a form acceptable to county counsel, limiting in perpetuity the use of the dwelling units to occupancy by households with moderate income and below, (ii) the dwelling units are compatible with neighboring land uses, and (iii) water, wastewater treatment, and parking is available to support the dwelling units;

L.

Service facilities, such as for sales of ice, beverages, fishing, bathing supplies and equipment;

M.

Commercial charter, excursion and fishing boat docking;

N.

Dispensing of fuel and oil in conjunction with an approved use, refrigeration sales and service, and other similar services required to service boats and meet the needs of boat owners;

O.

Telecommunication facilities, other than satellite earth stations, that do not meet one or more of the performance standards specified in Section 18.119.200;

P.

Satellite earth stations that cannot, for demonstrated technical reasons acceptable to the director, be located in an Industrial (I), Industrial Park (IP), or General Industrial (GI) zoning district.

(Ord. 1097 § 25, 1996; Ord. 981 § 47, 1991; Ord. 938 § 11 (part), 1989: prior code § 12265.2)

(Ord. No. 1456, § 9, 2-11-2020)

In the MC district:

A.

For service facilities (see subsection (L) of Section 18.34.030), minimum lot area shall be five thousand square feet per store if public water and sewer are available. If public water and sewer are not available, the minimum lot size shall be determined by the director in relation to the location, operation and maintenance of a septic tank and well.

B.

For restaurants, minimum lot area shall be twenty thousand square feet where public sewer and water are available or, in the event that public water and sewer are not available, the minimum lot area shall be one acre unless a larger area is required by the director to provide adequate water and sewer facilities.

C.

For other marine uses, minimum lot area shall be twenty thousand square feet with a water frontage of at least seventy-five feet, measured perpendicular to the side lot line(s) if public water and sewer are available. In the event public water and sewer are not available, the minimum water frontages shall be seventy-five feet and the minimum parcel size needed to provide adequate water and sewer facilities shall be determined by the director.

(Ord. 938 § 11 (part), 1989: prior code § 12265.3)

(Ord. No. 1379, § 152, 1-29-2013)

18.34.050 - Landscaping and screening.

In the MC district:

A.

At least twenty percent of the site shall be landscaped, including the required front yard setback. The required front yard setback shall include trees at a minimum ratio of one tree per every thirty feet of parcel frontage. All required landscaping shall be irrigated and permanently maintained. Landscaping shall be limited to drought-tolerant plantings to the maximum extent feasible.

B.

The applicant shall submit a landscaping and screening plan showing buffer strips, fences, streets, walkways, shrubbery, etc. All lot lines abutting an existing residential development or zoning district shall include a minimum five-foot landscaping area with evergreen trees and shrubs. Shrubbery shall be planted on seven-foot centers with trees planted a minimum of fifteen feet on center. A combination of a six-foot opaque fencing and evergreen hedge may be substituted for the required planting if approved by the director.

C.

All outdoor storage or work areas, exterior storage areas and/or service yards shall be screened from public streets and adjacent properties with a combination of solid fencing or walls and dense evergreen hedging or trees a minimum of six feet in height. All screening shall be permanently maintained.

(Ord. 938 § 11 (part), 1989: prior code § 12265.4)

In the MC district:

If a bulkhead is required by the U.S. Army Corps of Engineers, Department of Fish and Game, or other agency that has jurisdiction over such matters, no parcel fronting on navigable water shall be used for any business purpose, nor shall a permit be issued for the erection, addition, alteration or improvement of any structure until an approved bulkhead has been erected for the full width of the parcel. All bulkheads erected pursuant to the foregoing provisions shall be maintained and kept in a good state of repair at all times. No bulkhead or retaining wall shall be constructed until the appropriate agency referenced in this subsection has approved the plans for the design and placement of the proposed bulkheads or retaining walls.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(b))

18.34.070 - Mitigation of objectionable factors.

In the MC district:

All activity under use permits shall be conducted so that noise, vibration, dust and all other objectionable factors shall be contained or reduced to the extent that no unreasonable annoyance or injury will result to persons on-site or residing in the vicinity.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(c))

18.34.080 - Parking.

In the MC district:

A.

All required parking shall be located and designed to minimize the view of parked vehicles from public streets and adjacent residential uses. Parking lots shall be landscaped at a minimum ratio of one tree per six parking spaces for double-loaded stalls and one tree per three spaces for single-loaded stalls. Parking areas shall not be located within any required setback area.

B.

All parking lots on adjacent marine commercial-zoned parcels shall be connected whenever possible to minimize the number of entryways onto public streets and highways.

C.

Parking lot lighting shall be directed onto the subject property only, so that the light source is not visible from adjacent properties or streets.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(d)—(f))

18.34.090 - Signs.

In the MC district:

All signs shall conform to the provisions of Chapter 18.116, commencing with Section 18.116.010.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(g))

The regulations shown for MC districts in the Schedule of Zoning District Regulations, Section 18.104.010, shall apply to each structure and to each use of land within the MC district.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(a))

Chapter 18.36 - I INDUSTRIAL DISTRICT

The intent of the I classification is to provide an environment exclusively for and conducive to the development and protection of a variety of industrial uses such as administrative facilities, research institutions, and specialized manufacturing organizations to be located in areas suitable for industrial development.

(Ord. 539 § 4 (part), 1977: prior code § 12270)

18.36.020 - Uses allowed without a use permit.

The following uses shall be allowed in all I districts without a use permit:

A.

Agriculture;

B.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

C.

Telecommunication facilities that meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or his/her designee has issued a site plan approval pursuant to Chapter 18.140; and

D.

Emergency shelters, providing that all the conditions set forth in Section 18.104.065 are met and applicable conditions in the Airport Land Use Compatibility Plan and the Napa County Airport Industrial Area Specific Plan are met.

(Ord. No. 1323, § 11, 6-23-2009; Ord. 1097 § 26, 1996; Ord. 539 § 4 (part), 1977: prior code § 12271)

The following uses may be permitted in all I districts, but only upon grant of a use permit pursuant to Section 18.124.010:

A.

Industry;

B.

Livestock feed lots;

C.

Commercial renewable energy facilities; and

D.

Telecommunication facilities that do not meet one or more of the performance standards specified in Section 18.119.200.

(Ord. No. 1323, § 12, 6-23-2009; Ord. 1246 § 8, 2004: Ord. 1097 § 27, 1996; Ord. 757 § 5, 1983; Ord. 539 § 4 (part), 1977: prior code § 12272)

(Ord. No. 1453, § 3, 1-28-2020)

In I districts exterior storage shall be allowed in rear and side yards only, provided the location, extent and screening of such storage is approved by the commission; and further provided that exterior storage shall be screened from public view by a suitable fence, wall or hedge not exceeding fifteen feet in height, with the stored materials to be kept at least two feet below the top of the fence, wall or hedge.

(Ord. 539 § 4 (part), 1977: prior code § 12274)

In I districts one parking space shall be required for each employee plus two square feet of parking area for each square foot used for general office and retail sales area.

(Ord. 539 § 4 (part), 1977: prior code § 12275)

The regulations shown for the I zoning district in the Schedule of Zoning District Regulations, Section 18.104.010, shall apply to each structure and to each use of land within the I district.

(Ord. 845 § 3, 1987: prior code § 12276)

Chapter 18.40 - IP INDUSTRIAL PARK ZONING DISTRICT

The purpose of the IP zoning district is to provide areas exclusively for modern, non-nuisance light industrial and office uses which are compatible both with each other and with the adjoining nonindustrial areas including, but not limited to, the Napa County Airport, the Highway 29 corridor, and surrounding agricultural and open space areas, and which have no significant potential for major pollution, adverse visual impacts, or nuisance or hazard factors. Land uses in these areas are subject to special performance standards to ensure harmonious, unified and cohesive development. Vacant parcels are subject to lot size restrictions to ensure that opportunities for large-site business/industrial park developments will not be lost through premature subdivision into small parcels.

The industrial park zoning use designation is intended to attract development of a higher standard with respect to building design, on-site amenities, standards of acceptable use and off-site improvement requirements. The designation is intended to accommodate light industrial uses such as office research and development, light manufacturing, light assembly, warehousing and distribution, large administrative headquarters and other professional and administrative uses. This designation allows the implementation of special requirements for

common improvements, site and building design, landscaping, signage, off-street parking, noise control, and outdoor storage.

(Ord. 1161 § 3, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278)

Uses allowed in the IP district are as follows:

A.

Uses Permitted Without a Use Permit. The following uses shall be permitted in all IP districts without a use permit:

1.

Agriculture;

2.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

3.

Telecommunication facilities that meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or designee has issued a site plan approval pursuant to Chapter 18.140.

B.

Uses Permitted Upon Grant of a Use Permit by the Planning Commission. The following uses shall be permitted providing a use permit has been granted by the planning commission pursuant to Chapter 18.124 (commencing with Section 18.124.010):

1.

Professional, financial, administrative or general business offices;

2.

Research, development, design or testing laboratories and facilities providing such use does not produce undue odor, smoke, noise or other objectionable effects;

3.

Manufacturing and assembling of devices, equipment, or systems of an electrical, electronic or electro-mechanical nature;

4.

Manufacturing, assembly, fabrication, and/or warehousing and distribution of goods, wares, merchandise, articles, substances or compounds which are not flammable, explosive or otherwise offensive or dangerous to surrounding property;

Cooperage, bottling plants or wine warehousing and distributing facilities;

6.

Machine shops or other light-metal working shops;

7.

Ancillary daycare is allowed as follows:

a.

As a secondary use to an otherwise allowed use (primary use), wherein the parent and/or guardian of every child present at the daycare is an employee of the primary use or the ancillary daycare center, and the daycare does not exceed fifteen children, or

b.

As a stand alone business or in association with another allowed use, wherein the parent and/or guardian is not employed at the business location, in which case the size and location of the facility shall be subject to a consistency determination by the Napa County Airport Land Use Commission prior to use permit approval;

8.

Commercial renewable energy facilities;

9.

Mini-storage;

10.

Manufacturing, compounding, processing, packing, treating or storing of products such as food stuffs, wineries, pharmaceuticals, and toiletries;

11.

Painting, lithography, cartography or bookbinding;

12.

Snack bars/other food service as an ancillary use, to primarily serve the needs of customers, employees, or persons doing business with commercial or industrial facilities within the IP or GI zoning districts;

13.

Totally enclosed rifle and pistol ranges designed and constructed consistent with design criteria set forth in the applicable specific plan;

14.

Other uses which in the opinion of the approving officer or body are non-nuisance-causing and similar in character to the above listed uses;

Telecommunication facilities that do not meet one or more of the performance standards specified in Section 18.119.200.

C.

Additional Uses Permitted Under Special Circumstances Upon Grant of a Use Permit by the Commission. The following supportive commercial uses shall be permitted providing a use permit has been granted by the commission pursuant to Chapter 18.124 and (i) the site is subject to a specific plan that allows the use; (ii) the proposed use meets the preconditions and standards for such use set forth in the applicable specific plan; and (iii) the proposed use supports needs generated by other uses permitted by the applicable specific plan:

1.

Ancillary retail and professional or personal service commercial uses which are minor industrial park components, including, but not limited to, the following:

a.

Small food and drugstores,

b.

Facilities providing personal services such as dry cleaning stores, barbershops, beauty shops, repair shops, and small health spas,

c.

Banking, including ATM outlets,

d.

Opticians,

e.

Ticket offices,

f.

Specialty and miscellaneous retail shops such as florists, tobacco, newsstands, bookshops and convenience office supplies,

g.

Restaurants and prepared food takeout establishments in addition to those described in subsection (B)(12) of this section;

2.

Hotels, motels and conference centers serving as industrial park components.

D.

Uses described in subsection (B) of this section shall require the approval of a use permit by the commission pursuant to Chapter 18.124 rather the zoning administrator if any of the following are true:

The use would be located on a parcel which has frontage on State Route 29, State Route 12 (Jameson Canyon Road), or Airport Boulevard, with the exception of additions to existing structures that received use permit approval after July 29, 1986, that have similar exterior design, materials, and colors;

2.

The use would be located in environmentally sensitive areas as defined in Section 18.08.270 of this code;

3.

The use would involve storage or use of more than fifty-five gallons, or five hundred pounds or two hundred cubic feet of hazardous materials or any amount of infectious wastes or any amount of extremely hazardous waste as defined in Health and Safety Code Sections 25115, 25117, and 25117.5, and Title 22, Division 4, Articles 9 and 11 of the California Code of Regulations or hazardous materials as defined in Health and Safety Code Section 25411(c);

4.

The use would require more than fifty parking spaces pursuant to Chapter 18.110.

E.

Other Regulations.

1.

All commercial and industrial uses allowed shall be conducted entirely within enclosed buildings, except for outside storage which occurs on an irregular basis of periods of less than seven days, outside loading facilities, or overnight parking of business vehicles.

2.

In the event a proposed use involves multiple uses, and at least one of the uses requires a use permit approved by the commission even though the others may require only approval of a use permit by the zoning administrator or approval of a site plan, the entire proposed use shall require a use permit approved by the commission.

(Ord. 1258 § 1, 2005: Ord. 1234 § 2, 2004: Ord. 1194 § 12, 2002: Ord. 1161 § 4, 1999: Ord. 1097 §§ 28, 29, 1996; Ord. 1039 § 2, 1993: Ord. 1033 § 1, 1993; Ord. 981 § 48, 1991; Ord. 845 § 1 (part), 1987: prior code § 12278.1)

(Ord. No. 1453, § 4, 1-28-2020)

Article I. - Development Standards

18.40.030 - Applicability—Additional standards applicable when—Review of development plans.

In the IP district:

A.

The standards set forth in this chapter, in this title and in any relevant specific plan, are applicable to each structure and each use located within the IP zoning district. However, if a parcel proposed to be developed is subject to a specific plan and that specific plan contains development standards that are inconsistent with or in addition to the

standards established by this chapter or this title, the additional standards set forth in the specific plan shall be applicable and, in regard to inconsistent standards, the more restrictive shall control unless the contrary is expressly stated in the specific plan.

B.

(Reserved.)

C.

On sites with mixed industrial and commercial land uses, industrial design criteria and development standards shall apply to industrial uses, and commercial design criteria and development standards shall apply to commercial uses. Where the mixed industrial and commercial uses are in the same structure, the more restrictive regulations shall apply.

D.

Development plans for all parcels shall be subject to review by the approving officer or body. Said review shall be based upon the pertinent development and performance standards set forth in this chapter and in the applicable specific plan. Any development plan submitted including, but not limited to, the required landscape plan, shall demonstrate that all pertinent development standards contained in this chapter and applicable specific plan have been met.

(Ord. 1161 § 5, 1999: Ord. 1104 § 17, 1996; Ord. 916 § 1, 1989; Ord. 845 § 1 (part), 1987: prior code § 12278.2)

(Ord. No. 1370, § 20, 3-20-2012)

18.40.040 - Minimum lot size, minimum lot width, and maximum site coverage.

Minimum lot size, minimum lot width, and maximum site coverage development standards in the IP district are as follows:

A.

Minimum Lot Size. The minimum lot size shall be five acres, except that:

1.

Parcels of twenty thousand square feet or greater shall be allowed by the approving officer or body as part of a comprehensive development plan with highly unified site, architectural, landscape and signage design pursuant to Section 18.40.250;

2.

Parcels smaller than five acres that were lawfully created prior to the effective date of the ordinance codified in this chapter may be developed if the proposed development complies with all standards except minimum parcel size contained in this chapter and all other applicable laws and regulations;

3.

No parcel shall be created that does not have at least a seven thousand square-foot buildable area under the development standards contained in this chapter, unless approved pursuant to Section 18.40.250.

B.

Minimum Lot Width. The minimum width of a single parcel shall be one hundred twenty-five feet at its narrowest point, unless approved pursuant to Section 18.40.250. The director may permit variations to lot width in the case of lots frontage on cul-de-sacs. In such cases, the minimum frontage on a publicly maintained cul-de-sac shall be sixty feet.

C.

Maximum Site Coverage. The maximum percentage of lot permitted to be covered by buildings or structures shall be thirty-five percent, except that maximum building coverage for a structure devoted to warehouse uses as defined in Section 18.08.640 shall be as follows:

(Ord. 1194 § 13, 2002: Ord. 1161 § 6, 1999: Ord. 851 § 1, 1987; Ord. 845 § 1 (part), 1987: prior code § 12278.3)

18.40.050 - Building design.

Building design development standards in the IP district are as follows:

A.

Quality and Compatibility. All structures shall be harmonious with the local setting and with neighboring developments. All facilities shall reflect a high standard of architectural design.

B.

The design and scale of buildings and structures shall be attractive on all four sides, be articulated with windows, reveals, cornice detailing appropriate to the scale of the building, building projections, trellises, landscaping or other devices which in total serve to soften, unbroken building walls;

C.

Building Materials.

1.

All buildings shall be constructed of durable, permanent materials, either reinforced concrete and steel, masonry or wood-frame construction or structural equivalents. Prefabricated metal buildings are prohibited.

2.

Exterior finishes shall also be of permanent, durable materials, including; brick, stone, concrete block, stucco, precast/tilt-up concrete, curtain wall (subject to other limitations), tile, or other insulated panel systems.

3.

Mirror or highly reflective glass is prohibited.

4.

Roofing materials may include concrete or ceramic roof tile, and painted metal.

5.

Exterior building colors shall be light, non-gloss neutral tones. Brighter or contrasting colors may be used for building accents. A variety of building colors may be considered if the colors may be used for building accents. A variety of building colors any be considered if the colors and overall design are consistent with the applicable specific plan.

6.

Any exposed metal surfaces on the buildings constructed and the equipment installed shall be painted with a nonreflective paint, prior to building occupancy.

7.

Concrete buildings shall have a tex-coat finish or the equivalent.

D.

Solar Heating, Cooling and Lighting. The use of natural lighting, natural breeze cooling and solar heating shall be maximized; provided, that placement of solar collectors or skylights does not create hazards to aviation.

E.

Noise Reduction. Those noise reduction measures needed to meet the intermittent noise standards contained in the noise element of the Napa County general plan and Chapter 8.16 of the Napa County Code shall be incorporated by the project developer into the design of any building or portion thereof employed for any of the uses specified in Section 18.40.020(B)(1), (2), (9), (11), (13) or (14) or Section 18.40.020(C) constructed within a mile and a half of an airport inside the 65 dBA day/night (Ldn) noise level contour. The determination of what specific

measures are needed shall be based on the results of an acoustic study prepared by a qualified acoustical engineer and submitted by the project developer to the approving officer or body prior to project approval.

(Ord. 1194 § 14, 2002: Ord. 1161 § 7, 1999: Ord. 851 § 2, 1987; Ord. 845 § 1 (part), 1987: prior code § 12278.4)

Building and parking setback development standards in the IP district are as follows:

A.

Building Setbacks. Minimum building setbacks are as follows:

1.

Front setbacks:

a.

From State Highway 29: fifty-five feet average, forty-five feet minimum,

b.

From arterials: fifty-five feet average, thirty-five feet minimum,

c.

From all other streets: forty feet average, twenty-five feet minimum.

2.

Side setbacks: Ten feet or the setback required by State Building Codes adopted by the county in Title 15 of this code, whichever is greater, except that the approving officer or body may, in lieu of the ten-foot setback, permit contiguous parcels under the same ownership to utilize structures coincident with the property line provided that a ten-foot landscaping strip is maintained on the opposite property line and the approving officer or body finds that due to the design of the project such variation in the side setback requirements is consistent with the intent of this zoning district.

3.

Rear setbacks: ten-feet minimum.

B.

Minimum setbacks for new or expanded parking, drive aisles and other improvements are as follows:

1.

From State Highway 29: forty-five feet;

2.

From Airport Boulevard: thirty-five feet;

Side and rear property lines: ten feet. The requirement may be decreased to a minimum of five feet with special approval from the planning commission;

4.

From all other streets: twenty-five feet.

C.

Special Building Setbacks.

1.

Railroad Lines. Where any boundary line of a parcel abuts a through railroad line, a thirty-five foot minimum building setback shall be maintained from the railroad right-of-way. This setback requirement shall not apply to where the railroad line is a spur line with railroad loading facilities.

2.

Residential or Agricultural Zoning District. Where any boundary line of a parcel adjoins property located within a residential or agricultural zoning district, a hundred-foot minimum building setback shall be maintained on the IP parcel unless there is a public roadway between the buildable areas of the parcels.

(Ord. 1234 § 3, 2004: Ord. 1194 § 15, 2002: Ord. 1161 § 8, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.5)

Site design development standards in the IP district are as follows:

A.

Goals; Physical Barriers; Sight Lines.

1.

Preservation of existing stands of mature native and naturalized vegetation, existing views and significant land forms shall be primary goals in site plan development and site preparation.

2.

Coordinated site design including, but not limited to, shared parking and circulation systems, sign facilities, landscaped areas and garbage collection facilities are encouraged on adjacent parcels with similar uses.

3.

Physical barriers such as fences, curbs or walls between adjacent parcels with similar uses are prohibited unless needed for security purposes. When fences are approved, their design shall utilize materials consistent with those used on the existing or proposed structures.

4.

Clear sight lines between roads and railroad tracks shall be maintained; and

5.

Optimum solar access shall be provided.

B.

Driveways.

1.

Future driveways and driveway expansions shall be as provided for in the airport industrial area specific plan.

2.

No new driveways or driveway expansions shall be permitted off Highway 29.

3.

New driveway access off Airport Blvd. shall be prohibited except as provided for in subsection (a) below.

a.

A single new driveway access may be permitted by the commission for access to future support commercial facilities.

C.

Pedestrian Path Systems and Bicycle Parking Areas. Pedestrian pathways and bicycle parking areas shall be required.

D.

Taxiways. Taxiway access between airport runways and parcels adjoining the Napa County airport may be installed. Said access, which must comply with FAA regulations on "through-the-fence" operations, shall consist of at least ninety-three-foot-wide taxiway easements. Said easements shall be located so as to avoid crossing or intersecting internal streets. Special signals and gates shall be installed at all taxiway crossings of rail lines.

E.

Railroad Lines.

1.

Existing access to railroad lines shall be maintained. Except where the site development plans show no warehousing or manufacturing uses, at least twenty-foot-wide easements with three hundred foot turning radii for future "spur" rail lines shall be dedicated by those persons proposing to divide parcels with existing rail frontage. Said easements shall be situated so as to allow the provision of rail service to each new parcel formed.

2.

No additional railroad crossings of arterials or collectors beyond those shown in any applicable specific plan shall be allowed.

(Ord. 1161 § 9, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.6)

Walkway development standards in the IP district are as follows:

A.

Applicability of Standards. The walkway standards contained in this section shall be applicable to all development within the IP zoning district unless a more restrictive requirement is imposed by an applicable specific plan.

B.

Location.

1.

Walkways consistent with the applicable specific plan and as approved by the director of public works shall be installed on both sides of all streets.

2.

Walkways shall be installed on at least one side of all minor streets.

3.

All walkways shall be constructed within the landscape setback along street frontages in compliance with any master landscape plans that may be established by an applicable specific plan or the director of planning and, whether or not a master plan exists, shall connect with those of neighboring lots to form a continuous pedestrian circulation system at buildout.

4.

The location of all walkways required shall be shown on the landscape plan submitted.

C.

Improvement Standards.

1.

All walkways shall be of concrete, or as specified by the applicable specific plan.

2.

The walkway along Airport Boulevard shall be at least five feet wide. The width of the remaining walkways shall comply with the provisions of the applicable specific plan.

3.

All walkways shall be installed by the project developer prior to of building occupancy.

(Ord. 1194 § 16, 2002: Ord. 1161 § 12, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.9)

Landscaping development standards in the IP district are as follows:

A.

Applicability of Standards; Goals and Requirements.

1.

The landscaping standards contained in this section shall be applicable to all development within the IP zoning district, unless a more restrictive requirement is imposed by an applicable specific plan or variation is granted by the commission or zoning administrator pursuant to Section 18.40.250.

2.

All landscape designs shall relate to building structures, master landscape plans and natural site features. Plans shall reflect a high standard of landscape design and are subject to the review and approval of the director of planning prior to, and as a prerequisite for, issuance of a building permit.

3.

All applications for development approval shall include a landscape plan. Said landscape plan shall be consistent with any applicable specific plan, street landscape and sidewalk master plan developed. Said plan shall provide for a continuity of landscape treatment by establishing recommended lists of plant materials, placement of street trees, locations of walkways, guidelines for grading and drainage, approaches to visual screening and fence treatments, a street lighting design system and a coordinated street signage program.

B.

Extent.

1.

All development plans shall require that the following percentage of each parcel to be developed be landscaped:

a.

Developments thirty acres or smaller in size: twenty percent;

b.

Developments larger than thirty acres in size: fifteen percent.

For purposes of this section, areas covered by parking lots or roadways shall not be considered landscaped. Areas within the required streamside development setback corridors shall be counted as landscaped so long as all the provisions of Section 18.40.170 are met.

2.

All portions of each parcel not immediately intended for building or parking/loading areas or circulation shall be hydro seeded with natural wild flower seed mix. For phased developments, landscaping shall be installed along the entire street frontage during the first phase and kept clean and orderly at all times.

C.

Building and Parking Setbacks.

Uses within required setback areas shall be limited to the following:

a.

Landscaping;

b.

Pedestrian or bicycle paths;

c.

Driveways (perpendicular);

d.

Signs;

e.

Lighting;

f.

Underground utilities or improvements.

2.

Front Setbacks. At a minimum, the following portions of the required front building setback nearest the property line shall be landscaped and maintained unless a wider landscaped strip is required under subsection (D) of this section.

a.

Highway 29: front forty-five feet;

b.

Airport Boulevard: front thirty-five feet;

c.

All other streets: front twenty-five feet.

3.

Side Setbacks. All of the required standard building side setbacks shall be landscaped and permanently maintained.

4.

Rear Setbacks. All of the required building rear setbacks shall be landscaped and permanently maintained.

D.

Existing Vegetation.

No existing trees or limbs larger than three inches in diameter shall be removed unless authorized in writing, in advance of removal by the director or as may be authorized by site plan or discretionary permit approval.

2.

All existing trees and sizes shall be shown on site plans submitted for project review and incorporated into project design.

3.

Removal of any tree species over eight inches in circumference will require the planting of the same species of tree at a ratio equal to two times the caliper inches of the removed tree (for example: a ten inch oak removed from the site would require two ten-inch trees; or four five-inch trees, or ten two-inch trees as equivalent replacement). Replacement trees shall be a minimum of two inches in diameter.

4.

Any tree removed without prior written authorization or approval shall be replaced at a rate equal to four times the caliper inches of the removed tree.

5.

Disturbance under the drip line of any tree required to be retained is prohibited. Such disturbance includes grading or grade alteration, storage, tilling or any other alteration of the soil, water or aeration properties necessary for tree survival and health.

6.

All vegetation required to be retained shall be protected during the construction phase utilizing fencing or other devices approved by the department. Said devices shall be in place prior to issuance of building permits or other administrative approvals.

E.

General Improvement Requirements.

1.

Trees which normally grow higher than thirty-five feet shall not be planted.

2.

An automated irrigation system covering all landscaped areas shall be installed prior to or as part of landscape installation to ensure that all plantings are adequately watered.

3.

Landscaping shall, planting season permitting, be installed prior to building occupancy. If the season is not correct for planting, installation of landscaping shall, upon approval of the director of planning, be deferred up to nine months, depending on time needed to achieve the correct season, provided the property owner has submitted a licensed landscape contractor's bid acceptable to the department of public works and a security instrument guaranteeing said installation. Said security instrument shall be of a type listed in Section 17.38.030 of this code.

The size and administration of the security required shall be parallel to and consistent with the requirements of Sections 17.38.030 and 17.38.040.

F.

Maintenance Requirements.

1.

The owner of any parcel to be developed shall be responsible for permanently maintaining the landscaping installed. Dead vegetation shall be replaced by the property owner within one hundred twenty days.

2.

The lower branches of all trees overhanging streets and walkways shall be kept trimmed to a minimum height of seven feet above the surface of the street or walkway, whichever is higher.

G.

Special Landscaping Exceptions. The landscaping standards required herein may be waived by the approving authority for land division applications under the following circumstances:

1.

The entire property has been previously improved pursuant to a development plan approved by the county which has been found to comply in full with the standards of this subsection; and

2.

Such division would not require additional improvements inconsistent with this subsection.

(Ord. 1234 § 4, 2004: Ord. 1194 § 17, 2002: Ord. 1161 § 13, 1999: Ord. 1034 § 1, 1993; Ord. 845 § 1 (part), 1987: prior code § 12278.10)

Street development standards in the IP district are as follows:

A.

In General.

1.

All roads and streets necessary to provide adequate access to the subject property shall be installed.

2.

All streets and roads bordering or providing access to a parcel shall be extended to that parcel's far property line except when the director of public works finds that such an extension is unnecessary to provide access to adjoining properties and/or promote the development of a well-integrated roadway system.

B.

Dedications.

The rights-of-way for all arterials, collectors, minor roadways, and improved intersections identified in the specific plan for the area involved that border or pass through the subject parcel shall be irrevocably offered for dedication to the county prior to project occupancy or parcel/final map recordation, whichever comes first.

2.

Rights-of-way irrevocably offered for dedication shall, at a minimum, be the width specified in the adopted 1987 County Road and Street Standards, as amended. Where a planned roadway alignment runs between two parcels, half the ultimate right-of-way or that needed for two-way traffic, whichever is greater, shall be irrevocably offered for dedication by the property owner involved.

C.

Improvement Requirement. All arterials (except state highways), collectors, minor roads, and improved intersections fronting the subject property shall be installed prior to occupancy of any project building served by such improvement. If the remaining improvements required for the projects have not been installed prior to occupancy of the first building served, the developer shall post, as a condition of the occupancy of the first building, security for the remaining improvements meeting the requirements of Sections 17.38.030 and 17.38.040. Said installation shall include all required walkways, on-street bike lanes, turning lanes, bus turnouts, railroad gates and flashers, and other required improvements ancillary to safe and efficient use of the required roads and intersections. Where a planned roadway runs between two parcels, improvement of half the ultimate roadway, or that needed for two-way traffic, whichever is greater, shall be required.

D.

General Improvement Standards.

1.

Construction of any street or road installed in an area covered by a specific plan shall be consistent with the design standards contained in said plan

2.

Streetlights, traffic signals, and vehicular and pedestrian signing shall be integrated, when possible, to avoid the visual clutter often associated with the proliferation of signs and poles at intersections.

3.

All streetlights and public roadway signs installed shall be consistent with the street lighting and signage design specifications contained in any street landscape and sidewalk master plan for the applicable specific plan area.

4.

Detailed street improvement plans shall be submitted to, and reviewed and approved by, the director of public works prior to, and as a prerequisite for, building permit issuance.

E.

Special Requirements.

1.

On-Street Bike Lanes. On-street bike lanes shall be installed by the project developer along all arterials and collectors.

2.

Left-Turn Lanes. Left-turn lanes shall be installed by the project developer on Kelly Road and the two-lane portion of the planned Devlin Road extension at all driveway and minor street access points.

(Ord. 1194 § 18, 2002: Ord. 1161 § 15, 1999: Ord. 1160 § 8, 1999; Ord. 845 § 1 (part), 1987: prior code § 12278.12)

Drainage/inundation protection facilities development standards in the IP district are as follows:

A.

Determination of Necessity—Generally.

1.

All drainage, flood control and inundation protection facilities deemed necessary by the Napa County Flood Control and Water Conservation District to provide urban-level inundation protection to the subject property and prevent intensified downstream flooding shall be installed as part of project approval.

2.

All storm drains and flood control channels serving a parcel shall be extended to that parcel's far property line except when the director of public works finds that such an extension is unnecessary to provide drainage and/or inundation protection to adjoining properties.

B.

Dedications.

1.

The rights-of-way for all storm drains outside road rights-of-way, flood control channels and other inundation protection facilities identified in the specific plan and/or master storm drainage/flood control plan for the area involved that border or pass through the subject parcel shall be irrevocably offered for dedication to the Napa County Flood Control and Water Conservation District before project occupancy or parcel/final map recordation, whichever comes first. If a master storm drainage/flood control plan does not exist at the time a project is submitted for approval, the developer shall submit one as part of his application. Said plan shall identify the improvements needed to alleviate existing flooding problems and handle the runoff generated by development of the area.

2.

Rights-of-way offered for dedication shall be of sufficient size to accommodate the facility involved, including provisions for pedestrian, bicycle and vehicle access and maintenance. Where a planned drainage or inundation protection facility or flood control channel runs between two parcels, half the ultimate right-of-way shall be irrevocably offered for dedication by the property owner involved.

C.

Improvement Requirement. All drainage, flood control and inundation protection facilities required shall be installed by the project developer or a benefit assessment district prior to project occupancy. Said installation shall include all levees, tide gates, holding ponds, pumps, etc., required.

D.

Improvement Standards.

1.

Construction of any storm drain, flood control channel or other inundation protection facility installed in an area covered by a specific or master storm drain/flood control plan shall be consistent with the standards contained in said plans, the adopted County Road and Street Standards, as amended, and all adopted Napa County Flood Control and Water Conservation District plans and policies. In cases where there is a conflict, the more restrictive standards shall apply.

2.

Detailed drainage improvement/inundation protection provision plans shall be submitted to, and reviewed and approved by, the director of public works prior to, and as a prerequisite for, building permit issuance. Said plan shall provide specific measures for the alleviation of flooding effects, erosion and sedimentation control, and correction of on-site ponding.

(Ord. 1161 § 16, 1999: Ord. 1160 § 9, 1999; Ord. 845 § 1 (part), 1987: prior code § 12278.13)

18.40.170 - Watercourse protection.

A.

Setbacks.

1.

Unobstructed development setback corridors shall be established and maintained along the following watercourses to facilitate movement of wildlife, to reduce the impacts of localized flooding, to provide visual amenities, to improve water quality and associated habitat, and to contribute to a separation between the geographic portions of the industrial park.

Unless specifically authorized by the applicable specific plan, no development or improvements, including storage of equipment or materials or construction of fences, shall be permitted in the setbacks established below:

a.

Suscol Creek: one hundred fifty feet;

b.

Fagan Creek: seventy-five feet;

c.

Sheehy Creek: thirty-five feet;

d.

"No Name" Creek south of the Napa County Airport: fifty feet.

2.

Approved parking, loading or storage which existed on the south side of Fagan Creek, on the west side of Highway 29 as of October 20, 1998: thirty-five feet.

3.

Setback may be required to be increased if a greater distance is set by the State Department of Fish and Game, the Napa County Water Conservation and Flood Control District, or the department if such increase is necessary to increase biological values, or is necessary to achieve integrated habitat retention or restoration.

4.

Setbacks established in this section shall be measured from the top of the bank.

5.

Where establishment of these corridors would reduce the developable area under this chapter on a parcel existing prior to the effective date of the ordinance codified in this chapter by more than thirty-five percent, the width of the corridor required shall be reduced to allow sixty-five percent of the parcel's potential developable area to be developed. All development setback corridors provided shall be counted as landscaped for purposes of meeting the minimum landscaping percentages required under Section 18.40.110(B).

6.

A permanent conservation easement covering the required corridor along the creeks enumerated in subsection (A) (1) of this section shall be irrevocably offered by the property owner to the county of Napa, appropriate state agency or a public non-profit land conservation entity prior to project completion or parcel/subdivision map recordation, whichever comes first. Said corridor shall include a landscaped ten-foot-wide easement between the riparian growth (if any) and the edge of the planned development. Said easement, which shall be measured from the outside drip line of the riparian canopy as indicated by the aerial photography taken of the area in March of 1984, shall be maintained in a natural condition.

B.

Uses of Setback Areas. Unless specifically authorized by the applicable specific plan, previously approved discretionary permit or certificate of extent of legal nonconformity issued pursuant to Chapter 18.132, uses within the setback area shall be limited to habitat restoration/mitigation, landscaping, pedestrian/bicycle improvements, storm-water retention/detention facilities or similar uses that do not adversely affect habitat values, wildlife movement or flood water storage.

C.

Setback Restoration.

1.

Plans for restoration, enhancement and permanent maintenance of required setback areas for the purposes set forth in Section 18.40.170(A)(1) shall be required as part of any site plan or discretionary or administrative permit

approval.

2.

Alterations or improvements to any watercourse within the IP zoning district shall be designed to maintain or enhance the aesthetic qualities of the channel through preservation of existing vegetation and introduction of appropriate new landscaping. Plantings of native species shall be introduced into the setback areas to increase cover and enhance the wildlife habitat. Where applicable, the Department of Fish and Game shall be consulted regarding appropriate selection and use of plant materials to ensure successful growth and wildlife adaptation.

D.

Wetlands, Pools and Similar Lands.

1.

All wetlands, pools, pond areas or similar lands with resource value, shall be protected in their natural state and enhanced to the maximum extent feasible. Mitigation compensation shall be required on a replacement basis for all such habitats impacted.

2.

Minimum setbacks of twenty-five feet as measured from the edge of the resource shall be required, unless a greater setback is recommended by the Department of Fish and Game or by a qualified expert who has assessed the resource.

3.

Uses of the setback area identified in subsection (D)(2) of this section shall be limited to habitat mitigation or introduced landscaping designed to enhance the resource area.

(Ord. 1234 § 5, 2004: Ord. 1161 § 18, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.16)

Article II. - Use Performance Standards

Hazardous, toxic, highly flammable and/or explosive materials performance standards in the IP district are as follows:

A.

Compliance With Regulations; Safety Devices.

1.

All current local, state and federal regulations regarding hazardous and/or toxic materials shall be complied with as a condition of building permit issuance.

2.

All activities and all storage of highly flammable and/or explosive materials shall be provided with adequate safety devices against fire, explosion and other hazards, and firefighting and fire-suppression equipment adequate to meet industrial standards.

B.

Reporting. A list of all the hazardous, toxic, highly flammable and/or explosive materials present at each facility shall be provided by the operator of said facility to the director of environmental health, the fire chief, and the agency providing fire protection to the subject property prior to the start of operations. Said list shall identify the specific materials involved, the quantities present and the locations where they will be stored.

C.

Storage. All hazardous, toxic, highly flammable and/or explosive materials shall be stored in a manner acceptable to and approved by the fire chief of the agency providing fire protection to subject property. In addition, the storage of all hazardous and/or toxic materials shall be done in a manner acceptable to the director of environmental health.

D.

Spill Containment and Cleanup. A spill containment and cleanup plan, acceptable to and approved by the director of environmental health, shall be submitted to the director of planning by the operator of any facility using toxic materials prior to the start of operations. Said plan, which must be followed, shall identify the specific measures that are to be taken to reduce the possibility that hazardous or toxic materials will enter either the storm drainage system or any watercourse.

(Ord. 1258 § 2, 2005: Ord. 845 § 1 (part), 1987: prior code § 12278.17)

Solid and liquid waste performance standards in the IP district are as follows:

No solid or liquid wastes shall be discharged into a public or private sewage disposal system, a stream or on the ground except in compliance with the regulations of the authority having jurisdiction over the sewer system and the applicable regional water quality control board.

(Ord. 845 § 1 (part), 1987: prior code § 12278.18)

Nuisance performance standards in the IP district are as follows:

A.

Vibration, Heat or Glare. No use shall be permitted which creates vibration, heat or glare detectable by the human senses without the aid of instruments beyond the boundaries of the site.

B.

Smoke, Dust, Fumes or Contaminants. No use shall emit smoke, dust, fumes or particulate matter contaminants which are detectable by human senses without the aid of instruments or which violate the standards established by the applicable air quality management district.

C.

Odor. No use shall create odors beyond the boundaries of the site which are offensive or are detectable by the human senses without the aid of instruments.

D.

Sound. All noise shall be muffled so as not to be objectionable due to intensity or periodicity. Maximum peak sound pressure levels when measured on the "A" scale at the lot line of the property on which the sound is generated shall, except in the case of taxiing aircraft, not exceed a curve drawn through a plot of the following points:

The sound pressure level shall be measured with a sound level meter and associated octave band analyzer conforming to standards prescribed by the American National Standards Institute.

E.

Radioactivity, Electrical Disturbance or Electromagnetic Interference. No use shall be permitted which emits dangerous levels of radioactivity, causes off-site electrical disturbance or creates electromagnetic interference which adversely affects the operation of any aircraft or equipment in the vicinity of or at the Napa County Airport or Skaggs Island.

(Ord. 845 § 1 (part), 1987: prior code § 12278.19)

A.

General Provisions.

1.

Site lighting shall be designed to distinguish use areas, emphasize amenities and ensure the safety of site users.

2.

Site lighting levels shall be the minimum necessary for the intended application.

3.

Site or building lighting shall not create a hazard to aviation, in terms of light pattern, intensity, glare or fixture height.

4.

Lighting fixtures shall be of a design and scale that is compatible with the site and proposed buildings.

5.

All exterior lighting shall be shielded or recessed such that the light source is not visible from off-site.

6.

Lighting that represents movement, flashes, blinks or is of unusually high intensity or brightness shall be prohibited on buildings or sites.

(Ord. 1161 § 20, 1999)

A.

All utilities, laterals, mains, service line, trunk lines and the like, shall be underground.

B.

Public water and sewer service shall be extended, to all new or henceforth expanded, structures constructed in the IP zoning district prior to building occupancy. No new development shall be permitted whose water or sewage disposal demands exceed the uncommitted capacity of the public water supply/treatment or sewage disposal facilities involved.

C.

Any applicants for development of a specific project shall provide evidence that adequate water and sewer capacity is available from the appropriate service provider prior to the development permit being declared complete for processing.

D.

All utility mains and trunk lines needed to provide public water, sewer, electric and other standard utility services to the subject parcel shall be installed prior to project approval.

E.

All utility mains and trunk lines serving and/or bordering a parcel shall be extended to that parcel's far property line, except when the manager of the service provision entity involved finds in writing that such an extension is unnecessary to provide service to adjoining parcels or promote the development of a well-integrated utility system.

F.

Public utilities shall be installed as needed roadways are built, unless they can be located on a road shoulder or within an initially unpaved portion of a dedicated road right-of-way.

G.

All roof top mechanical equipment including HVAC units, refrigeration and the like shall be situated such that the top of the unit shall be below the plane of the roof and the equipment shall be screened from view in a manner which is architecturally integrated with the structure.

H.

All above ground utility appurtenances including, but not limited to telephone pedestals, utility meters and transformers shall be located behind required setbacks and shall be screened from public view with landscaping, structural materials and/or colors that are compatible with the design of proposed or existing improvements.

(Ord. 1161 § 21, 1999)

A.

Limited Outdoor Storage Permitted.

1.

No articles, goods, materials, fixed machinery or equipment, vehicles, trash, animals or similar items shall be stored within any required setback area.

2.

Only those articles, goods, materials, fixed machinery or equipment, vehicles or similar items which are used or are part of the on-site business shall be stored on-site, unless specifically authorized by permit granted by the planning commission.

3.

Vehicles shall be stored in appropriate areas only. If vehicles are to be stored for more than seventy-two hours, they shall be in an area screened from view, pursuant to subsection (B) of this section.

B.

Screening Required. Any articles, goods, or materials authorized for storage by Section 18.40.220(H) outside of buildings shall be screened (fenced and landscaped) from view from adjacent sites, streets and/or other public use areas.

C.

Improvement Standards.

1.

All areas approved for outdoor storage shall utilize a dust-free, all weather surface, unless alternate improvement standards are approved by the commission.

(Ord. 1234 § 6, 2004: Ord. 1161 § 22, 1999)

A.

The planning commission may authorize variations to standards included within this chapter as part of a use permit, under the conditions provided for in this section.

1.

The intent of this section is to encourage innovative design and siting of a variety of land uses in an

environmentally sensitive manner on a single parcel or parcels involving single or multiple ownership. To encourage such design, it is necessary to be flexible in the application of certain development standards so long as the intent of the district and any applicable general or specific plan is maintained.

2.

(Reserved).

3.

Land Uses Permitted. All uses allowed within the underlying zoning district are permitted.

4.

Development Standards. The planning commission may allow, as part of approval of a use permit, deviations from the development standards contained in this chapter in the following areas:

a.

Setbacks;

b.

Minimum lot dimensions;

c.

Lot frontage;

d.

Landscape requirements;

e.

Coverage and those area requirements on individual parcels within the development, so long as these standards are met in relation to the total acreage of the project submitted under the section;

f.

Parking;

g.

Sign area.

B.

Procedure.

1.

Filing of Development Plan. Applicants requesting approval of development projects involving multiple parcels or owners shall file a development plan and pay those fees established by resolution of the board of supervisors relating to use permits. The development plan shall be processed in the manner prescribed for use permits.

2.

Content of Development Plan. A development plan shall contain, at a minimum, the following information:

a.

A legal description and assessor parcel map of all lands to be included in the use permit;

b.

The existing topographical features of the property;

c.

Land use and zoning of parcels contiguous to those proposed for development;

d.

A mapping of environmentally-sensitive areas on both the subject parcel and parcels adjacent to those proposed for development;

e.

A narrative statement of how the development proposal is consistent with the goals and intent of the applicable specific plan, the Napa County Airport Land Use Compatibility Plan, other relevant plans and codes, and how the development proposal recognizes and treats the lands identified as being environmentally sensitive;

f.

A detailed site plan identifying locations and uses of all buildings, locations of all parking, landscape and common use areas, circulation and infrastructure alignment, required setbacks, trails, open space and other public or semipublic land uses;

g.

A list of utility service providers within the area of the proposed development, along with "will serve" statements from all service providers;

h.

Proposed ownership and method of financing, improving and maintaining of common areas, open space, parking areas, trails and pedestrian paths, landscaped areas, etc.

i.

Elevations for all major buildings and site improvements demonstrating compliance with applicable general and specific plans;

j.

Conceptual landscaping and planting plans demonstrating compliance with applicable general or specific plans and which demonstrate that the project is being developed with a unified design theme;

k.

A sign plan for all free standing and wall mounted signs demonstrating that the project is being developed with a unified design;

l.

A tentative subdivision map detailing those areas of the project which will be held in common ownership and those portions which will be privately owned;

m.

A lighting plan with a unified design;

n.

Phasing plan detailing the order in which site improvements are to be completed and occupied;

o.

Any additional information required by the director to demonstrate that the site will be developed under a unified development concept.

C.

Approval Process.

1.

The development plan shall be processed pursuant to Chapter 18.124 of the Napa County Code.

D.

Findings Required.

1.

In addition to findings required pursuant to Section 18.124.070, the commission shall make the following additional findings:

a.

The development plan results in a project that is superior in terms of design and environmental impacts when compared to a project processed under the development standards specified by this chapter.

b.

The development plan results in a cohesive design and treatment of the site, including architecture, landscaping, signage and lighting.

c.

The orientation and location of buildings, structures, open space and other features of the site plan protect and enhance existing natural resources or site features including significant existing vegetation and maintain and enhance existing views from and through the site.

d.

The overall project is consistent with the intent, purpose and applicable standards of the Napa County Airport industrial area specific plan.

e.

The site plan minimizes the effect of traffic on abutting streets through careful layout of the site with respect to location, dimensions of vehicular and pedestrian entrances, exit drives and walkways; through the adequate provision of off-street parking and loading facilities; through an adequate circulation pattern within the boundaries of the development; and through the surfacing and lighting of off-street parking facilities.

f.

The site plan shall encourage alternatives to travel by automobile where appropriate, through the provision of facilities for pedestrians and bicyclists including covered parking for bicycles and motorcycles where appropriate. Public transit stops and facilities shall be accommodated as appropriate and other incentive provisions considered which encourage non-automotive travel.

g.

The site shall provide open space and landscaping which complement building and structures. Said open space shall be provided in a manner so as to be useful to residents, employees, or other visitors to the site. Landscaping shall be used to separate and/or screen service and storage areas, separate and/or screen parking areas from other areas, break up expanses of paved area, and define open space for usability and privacy.

h.

Design of the site plan and proposed structures shall respect design principles in terms of maintaining a balance of scale, form and proportion, using design components which are harmonious and materials and colors which blend with elements of the site plan and surrounding areas. Location of structures shall take into account maintenance of view. Rooftop mechanical equipment shall be incorporated into the roof design or screened from adjacent properties. Utility installations such as trash enclosures, storage units, traffic control devices, transformer vaults, and electrical meters shall be accessible and screened.

i.

Signs, lighting fixtures, landscape improvements and similar common area features shall complement the site plan and avoid dominating the site and/or existing buildings on the site or overwhelming the building or structures to which they are attached. Multiple signs on a given site shall be of a consistent design theme.

j.

Provisions have been made for the permanent use and maintenance of parking areas and other common area fixtures used jointly by owners of the parcels included within the development plan.

(Ord. 1234 § 7, 2004: Ord. 1161 § 23, 1999)

"Warehouse use" means an unpartitioned interior space in which:

A.

At least seventy percent of the space is devoted solely to storage and/or shipping or receiving, with the remaining thirty percent devoted to (1) related employee facilities such as restrooms and/or, (2) assembly or light manufacturing occurring within the same unenclosed area as the warehouse storage, and;

B.

The ratio of employee concentration per gross square footage of use is not greater than one employee per one thousand square feet.

(Ord. 1161 § 24, 1999)

Chapter 18.44 - GI GENERAL INDUSTRIAL ZONING DISTRICT

The purpose of the GI zoning district is to accommodate and encourage general industrial development in the county by providing visually contained areas where land use and environmental impacts can be minimized for industrial operations requiring relatively low land costs and reasonably good accessibility and not adaptable to the more stringent criteria associated with IP-zoned areas.

(Ord. 896 § 1 (part), 1988: prior code § 12279)

In the GI district:

A.

The following uses are permitted without a use permit provided that, prior to the issuance of any building permit or the commencement of such use, the director or his designee has issued a site plan approval pursuant to Chapter 18.140 (commencing with Section 18.140.010) and further providing that the use(s), other than agriculture, do not employ more than twenty-five full-time equivalent employees:

1.

Agriculture;

2.

Bakeries and creameries;

Cabinet shops and lumber storage yards, including wholesale and incidental retail sales;

4.

Electrical, plumbing, heating, welding, sheet metal and machine parts and shops, if conducted within a completely enclosed building or screened outdoor yard area;

5.

Equipment storage, rental or repair yards, including contractor storage yards or building materials yards if conducted within a completely enclosed building or screened outdoor yard area;

6.

Truck terminals, including truck repair facilities;

7.

Storage, warehousing and related wholesale and incidental retail sales of goods and nonvehicular equipment, whether conducted outdoors or within buildings, including facilities for the aging, and storage subsequent to aging, of alcoholic beverages, except that no more than ten percent of the gross floor area shall be devoted to incidental retail sales activities;

8.

Assemblage or packaging of products from previously prepared materials such as aluminum, cloth, plastic, paper, leather, precious or semi-precious metals or stones;

9.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

10.

Telecommunication facilities that meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or his/her designee has issued a site plan approval pursuant to Chapter 18.140.

B.

The following industrial uses are permitted, provided that a use permit has been granted pursuant to Chapter 18.124 (commencing with Section 18.124.010):

1.

Laundries and cleaning and dyeing plants;

2.

Wrecking, auto dismantling, salvage and recycling or junkyards;

3.

Heavy manufacturing, which shall include the manufacture of automobiles, tractors, farm equipment, trucks, railway equipment, aircraft, cranes, electrical generating or transmission equipment; the processing of steel or

other metals, scrap metal, chemicals, waste products or pet food; any uses involving electroplating or electropainting; and any uses involving the compounding, heating, processing, refining, treating, incineration or generating of goods, materials or products which are defined by state law as hazardous or extremely hazardous, or which are caustic, toxic, highly combustible, noxious or poisonous;

4.

Manufacturing or commercial processing of asphalt and asphalt products, building materials, cement, concrete, sand and rock, minerals, mineral ores or similar products or materials;

5.

Agricultural processing plants and facilities, including bakeries and creameries employing more than twenty-five full-time equivalent employees, wineries or other alcoholic beverage plants; fruit and vegetable packing plants, dehydrators or canneries;

6.

Limited professional and personal service commercial uses, such as contractor's showrooms, as an accessory use to other allowed uses listed within Section 18.44.020;

7.

Educational and training facilities which support the above-identified types of uses;

8.

Caretaker residences;

9.

Other uses which, in the opinion of the approving officer or body, are consistent with the intent of this district and similar in their environmental effects to those of any of the above-listed uses;

10.

Telecommunication facilities that do not meet one or more of the performance standards specified in Section 18.119.200;

11.

Emergency shelters, providing that all the conditions set forth in Section 18.104.065 are met and that applicable conditions in the Airport Land Use Compatibility Plan and the Napa County Airport Industrial Area Specific Plan are met.

12.

Commercial renewable energy facilities;

C.

Uses described in subsection (A) of this section, other than agriculture, shall require the approval of a use permit pursuant to Chapter 18.124 (commencing with Section 18.124.010) if those uses would be constructed/established in environmentally sensitive areas as defined in Section 18.08.270; would involve storage

or use of more than fifty-five gallons or five hundred pounds of hazardous, infectious wastes or any amount of extremely hazardous waste as defined in Health and Safety Code Sections 25117, 25115 and 25117.5, and Title 22, Division 4, Articles 9 and 11 of the California Administrative Code or hazardous materials as defined in Health and Safety Code Section 25411(c); or employ more than twenty-five full-time equivalent employees.

D.

In the event a proposed use involves multiple uses, some of which require a use permit and some of which do not, the entire proposed use shall require a use permit.

E.

In the event that a use allowed without a use permit pursuant to subsection (A) of this section is converted to a use permitted in subsection (B) of this section following site plan approval, a use permit shall be required pursuant to Chapter 18.124 (commencing with Section 18.124.010).

(Ord. No. 1323, § 13, 6-23-2009; Ord. 1246 § 9, 2004: Ord. 1244 § 1, 2004: Ord. 1097 §§ 30, 31, 1996; Ord. 896 § 1, (part), 1988: prior code § 12279.1)

(Ord. No. 1453, § 5, 1-28-2020)

Article I. - Development Standards

In the GI district:

A.

The standards set forth in this chapter, in this title, and in any relevant specific plan, shall be applicable to the development of any property located within the GI district. If a parcel proposed to be developed is subject to a specific plan and that specific plan contains development standards that are inconsistent with or are in addition to the standards established by this chapter or in this title, such additional or inconsistent development standards contained in the specific plan shall control.

B.

On sites with mixed industrial and commercial uses, industrial design criteria and development standards shall apply to industrial uses and commercial design and development criteria shall apply to commercial uses. Where the mixed industrial and commercial uses are in the same structure, the more restrictive regulations shall apply.

C.

Development plans for all parcels shall be subject to review by the approving officer or body. Said review shall be based upon the pertinent development and performance standards set forth in this chapter. Any development plan submitted including, but not limited to, the required landscape plan shall demonstrate that all pertinent development standards contained in this chapter have been met.

D.

Site grading and disturbance shall be minimized.

E.

Unless otherwise expressly stated, all front yard setbacks are to be measured from the street or highway right-ofway line. All other setbacks are to be measured from the property line of the parcel.

F.

Expansions of pre-existing uses which are conforming as to use but not as to the required development standards shall only be permitted if the development standards set forth in Sections 18.44.080, 18.44.090 and 18.44.110 can be met; provided, however, that the front yard landscaping requirement established by subsection (A) of Section 18.44.110 need not be met to the extent compliance would require the removal of a portion of an existing structure, the construction of which required the issuance of a building permit.

(Ord. 896 § 1 (part), 1988: prior code § 12279.2)

Minimum lot size, minimum lot width, lot coverage and height development standards in the GI district are as follows:

A.

The minimum lot size shall be twenty thousand square feet; provided, that when a parcel larger than twenty acres is divided, at least twenty-five percent of the total site area shall be divided into parcels at least five acres in size to accommodate large-site users.

B.

The minimum width of a single parcel shall be one hundred feet at its narrowest point; provided, however, that in the case of cul-de-sac lots, the minimum width of the parcel shall be determined exclusive of the radius of the right-of-way.

C.

The maximum permitted percentage of lot coverage by buildings or structures shall be fifty percent, provided all setback, public improvements, landscaping and parking requirements are accommodated.

D.

The maximum height of all structures, including buildings, shall not exceed thirty-five feet or the height permitted by Title 11 of this code (commencing with Section 11.04.010), whichever is least. The height of a structure shall be the vertical distance from the highest point of the structure to the average of the highest and lowest points where the exterior walls touch the finished grade. Heating, cooling and other roof equipment shall be included in determining whether or not a proposed structure meets the structure height restrictions.

(Ord. 981 § 49, 1991; Ord. 896 § 1, (part), 1988: prior code § 12279.3)

(Ord. 896 § 1 (part), 1988: prior code § 12279.4)

A.

Unless a larger setback is required by subsection (B) of this section or by whatever edition of the Uniform Building Code the county has most recently adopted, the minimum yard setbacks are as follows:

1.

Front yard setbacks, which shall apply to any property line which is adjacent to a street, are as follows:

a.

State Route 29: fifty-five-foot average, with forty-five-foot minimum. A landscaped setback shall be provided meeting the standards set forth in Section 18.44.110,

b.

All other streets: twenty-foot minimum;

2.

Side yard setbacks: none (with the exception of exterior lots where front yard standards shall apply to all street frontages);

3.

Rear yard setbacks: none.

B.

The following special setback and setback landscaping requirements are applicable to the following parcels subject to this chapter:

1.

Where a lot in the GI district adjoins or is across the street from one or more parcels in the IP district, a minimum building setback of sixty-five feet shall be required. If a street intervenes, this setback is reduced by fifteen feet. In lieu of the requirements of this subsection, a thirty-foot landscape setback planted with a dense landscape screen may be approved by the department based on site-specific design considerations.

2.

A minimum ten-foot landscaped side or rear yard shall be required where a lot in a GI district adjoins a residentially zoned parcel.

(Ord. 896 § 1 (part), 1988: prior code § 12279.5)

18.44.070 - Reserved.

(Ord. 896 § 1 (part), 1988: prior code § 12279.6)

In the GI district:

A.

On-street parking shall not be permitted on any public streets. All required parking and loading facilities shall be located on the same site as the proposed use.

B.

Where the computation of required parking spaces produces a fractional result, fractions of one-half or greater shall require one full parking space.

C.

All parking spaces and driveways serving those facilities shall be surfaced by a dust-free, all-weather surface approved by the director of public works.

D.

The surfacing of all parking spaces and driveways serving those facilities shall be permanently maintained.

E.

When two or more uses are located in the same building or parcel and share common parking facilities, the parking requirements shall be the same as the separate requirements for each use.

F.

Parking space and drive aisle dimensions shall comply with the requirements of the Napa County Road and Street Standards.

G.

The county may establish a maximum parking limit where a development proposal exceeds the number of spaces provided for in subsection (I) of this section.

H.

Parking lot lighting shall be directed onto the subject property only, so that the light source is not visible from adjacent properties or streets.

I.

The following off-street parking and loading facilities shall be required:

1.

One parking space per one thousand square feet of the first twenty thousand square feet of gross building floor area which is to be used for warehousing or storage space. One parking space per two thousand square feet of gross floor area above twenty thousand square feet;

2.

One parking space per two hundred fifty square feet of gross building area which is to be used for office uses;

3.

One parking space per five hundred square feet of gross building floor area which is to be used for manufacturing, processing, packaging, research, service or other permitted uses;

One parking space for each company-owned or leased truck, passenger car or other vehicle located or principally based on the premises.

5.

Other allowed uses not identified above in subsections (I)(1)—(I)(4) of this section: required parking shall be established through the use permit or site plan approval, and shall be in conformance with the provisions of Chapter 18.110.

J.

All parking shall be screened from existing or proposed streets and adjacent properties through the use of a permanently maintained evergreen hedge, view-obscuring wall or fence, raised planter, planted berm or the like approved by the director. The minimum height shall be forty-two inches.

(Ord. 1234 § 8, 2004: Ord. 896 § 1 (part), 1988: prior code § 12279.7)

In the GI district:

A.

Buildings of at least ten thousand square feet of gross floor area shall have a minimum of one off-street loading space, plus one additional space for each forty thousand square feet of gross floor area.

B.

Each loading space shall be at least twelve feet by forty feet, with fourteen feet of vertical clearance.

C.

Where buildings are used entirely for office uses, or other uses which in the determination of the decision-maker do not result in off-street loading, no loading space is required.

(Ord. 1234 § 9, 2004: Ord. 896 § 1 (part), 1988: prior code § 12279.8)

(Ord. 896 § 1 (part), 1988: prior code § 12279.9)

Landscaping development standards in the GI district are as follows:

The following standards shall apply to all landscaping required pursuant to this chapter:

A.

A minimum of twenty feet of the required front yard setback, as established by subsection (A) of Section 18.44.060, including exterior lots, shall be permanently landscaped in accordance with these standards.

B.

All unpaved developed areas between a street curb line and the front walls of a building or side or yard enclosure shall be permanently landscaped and maintained by the owner, lessee or occupant.

C.

All outdoor storage or work areas shall be prohibited from any required front yard setback and screened from view of public streets and adjacent property by a minimum six-foot evergreen hedge or solid opaque fencing, or a combination approved by the director.

D.

All parking lots shall be landscaped at the ratio of one tree per six parking spaces for double-loaded stalls and one tree per three parking spaces for single-loaded stalls.

E.

Where the use is on a parcel adjacent to or across the street from one or more parcels within the IP district, a minimum landscape setback of thirty feet is required. A minimum of fifty percent of the required landscape setback line shall be mounded and bermed and planted in lawn or a suitable substitute established in a landscape master plan and approved by the planning commission, and all outdoor storage or open manufacturing uses shall be screened.

F.

All landscaped areas shall have an automated irrigation system to ensure that plantings are adequately watered.

G.

Landscaping approved by the county shall be installed prior to the issuance of any occupancy permit.

H.

Trees shall be planted not less than twenty-five feet from the beginning of curb returns at intersections, and not less than ten feet from streetlights, utility poles, fire hydrants and driveways. Trees shall be planted a minimum of six feet behind a curb, and lower branches of established trees shall be trimmed up to a minimum of thirteen feet above the road surface to ensure safe stopping sightlines.

I.

Existing vegetation, especially mature trees and shrubs, shall be preserved whenever practical.

J.

In the selection of new plant materials, preference shall be given to native and drought-tolerant species, and to species which are hardy, long-lived, and require little maintenance. Landscaping material shall also be consistent with any applicable approved master landscape plan.

K.

The required front yard landscaped area shall include trees at a ratio of one per every thirty feet of parcel frontage.

(Ord. 896 § 1 (part), 1988: prior code § 12279.10)

(Ord. No. 1379, § 153, 1-29-2013)

18.44.120 - Signs and lighting.

In the GI district:

A.

Signs shall be in accordance with the standards set forth in Chapter 18.116 (commencing with Section 18.116.010), with particular attention given to the compatibility of proposed signs to the surrounding development.

B.

Signs on lots within the GI district which are adjacent to or across the street from lots within the IP district shall conform to the sign standards of the IP district.

C.

Within any road right-of-way, only traffic control signs and street identification signs shall be permitted. Traffic control signs shall conform to the standards set forth in the Caltrans Traffic Manual.

D.

Exterior site lighting shall be designed and maintained so as to maximize energy conservation while continuing to meet safety and security needs.

E.

All lights shall be directed so as to not cause off-site glare.

F.

All lighting visible from the outdoors shall be designed so as to minimize aviation hazards.

G.

At intersections, streetlights, traffic signals and vehicular and pedestrian signs shall be integrated whenever possible onto a single pole.

H.

All utility services and boxes shall be underground.

(Ord. 896 § 1 (part), 1988: prior code § 12279.11)

Street development standards in the GI district are as follows:

A.

All lots shall have adequate access and public street frontage.

B.

All roads and streets necessary to provide such frontage shall be dedicated and shall, along with all public roads fronting a given lot, be improved in accordance with current Napa County Road and Street Standards, or any

applicable specific plan, whichever is more restrictive. The required improvements shall be completed prior to issuance of an occupancy permit or parcel/final map recordation, or use of the lot pursuant to a use permit, whichever comes first; except that, alternatively, a security instrument guaranteeing that all required improvements will be completed within twelve months which meets the requirements set forth in Sections 17.38.030 and 17.38.040 of this code may be provided. Such improvements shall include, for lots which are subject to any specific plan requiring same, all walkways, bike lanes, turn lanes, bus turnouts, railroad gates, and flashers which are required or recommended in the applicable specific plan. Where the roadway runs between two parcels, the lot owner shall be responsible only for the improvement of half the width of the ultimate roadway, or that needed for two-way traffic, whichever is greater.

C.

All rights-of-way for all other public roads and improved intersections identified in any specific plan for the area involved that border or pass through a lot shall be irrevocably offered for dedication to the county in the widths specified in the adopted 1987 County Road and Street Standards, as amended, or any applicable specific plan, whichever is more restrictive, prior to issuance of an occupancy permit or parcel/final map recordation, or commencement of use of the lot pursuant to a use permit, whichever comes first. Where a planned roadway alignment runs between two lots, the owner of each lot shall be responsible for irrevocably offering for dedication half of the ultimate width of the right-of-way.

(Ord. 1160 § 10, 1999; Ord. 896 § 1 (part), 1988: prior code § 12279.12)

In the GI district:

No building permit or use permit shall be issued or tentative map approved, whichever comes first, until a drainage plan for the lot or lots involved in the project has been approved by the public works director. No occupancy permit shall be issued, parcel map/final map recorded, or use commenced pursuant to a use permit, whichever comes first, until all easements identified in the approved plan have been irrevocably offered for dedication and all improvements required in the approved plan have been installed. Alternatively, security guaranteeing that the required improvements will be completed within twelve months and which meets the requirements set forth in Sections 17.38.030 and 17.38.040 may be provided.

(Ord. 896 § 1 (part), 1988: prior code § 12279.13)

Drainage development standards in the GI district are as follows:

A.

Connection to a public sewer, as that term is defined in Section 13.16.290, shall be required prior to issuance of a certificate of occupancy or the commencement of a use not requiring a certificate of occupancy, except that if the director or director's designee determines that serving a lot is not feasible due to topography or location of the lot, and certifies that the proposed use will not produce a sewage flow of more than fifteen hundred gallons per day and that the proposed use will not be detrimental to the public health and/or safety, a private or individual sewage disposal system shall be permitted until such time as public sewer connection becomes feasible.

B.

Where a lot within the GI district is also located within the jurisdiction of a water service agency which has adopted a water facilities master plan, no occupancy permit shall be issued, parcel/final map recorded, or use commenced pursuant to a use permit, whichever occurs first, until the property owner has furnished the county with proof of compliance from the service agency that the requirements of such master plan have been met.

(Ord. 896 § 1 (part), 1988: prior code § 12279.14)

(Ord. No. 1379, § 154, 1-29-2013)

18.44.160 - Reserved.

(Ord. 896 § 1 (part), 1988: prior code § 12279.15)

18.44.170 - Watercourse protection.

Any use within the GI district shall be conducted in compliance with the watercourse protection standards set forth in the Napa County Floodplain Management Ordinance (commencing at Section 16.04.010) or the standards set forth in any specific plan applicable to the lot or lots on which the use is conducted, whichever is more restrictive. Proof of compliance with the applicable standards shall be a prerequisite for issuance of any occupancy permit, recordation of a parcel/final map, or approval of issuance of any use permit, whichever is applicable and/or occurs first.

(Ord. 896 § 1 (part), 1988: prior code § 12279.16)

Article II. - Performance Standards

18.44.180 - Hazardous, toxic, highly flammable and/or explosive materials.

Hazardous, toxic, highly flammable and/or explosive materials performance standards in the GI district are as follows:

A.

In General.

1.

All current local, state and federal regulations regarding hazardous and/or toxic materials shall be complied with as a condition of building permit issuance.

2.

All activities and all storage of highly flammable and/or explosive materials shall be provided with adequate safety devices against fire, explosion and other hazards, and firefighting and fire-suppression equipment adequate to meet industrial standards.

B.

Reporting. A list of all the hazardous, toxic, highly flammable and/or explosive materials present at each facility shall be provided by the operator of said facility to the director of environmental health, the fire chief, and the agency providing fire protection to the subject property prior to the start of operations. Said list shall identify the specific materials involved, the quantities present and the locations where they will be stored.

C.

Storage. All hazardous, toxic, highly flammable and/or explosive materials shall be stored in a manner acceptable to and approved by the fire chief of the agency providing fire protection to subject property. In addition, the storage of all hazardous and/or toxic materials shall be done in a manner acceptable to the director of environmental health.

D.

Spill Containment and Cleanup. A spill containment and cleanup plan, acceptable to and approved by the director of environmental health, shall be submitted to the director of planning by the operator of any facility using toxic materials prior to the start of operations. Said plan, which must be followed, shall identify the specific measures that are to be taken to reduce the possibility that hazardous or toxic materials will enter either the storm drainage system or any watercourse.

(Ord. 1258 § 3, 2005: Ord. 896 § 1 (part), 1988: prior code § 12279.17)

Solid and liquid wastes performance standards in the GI district are as follows:

No solid or liquid wastes shall be discharged into a public or private sewage disposal system, a stream or on the ground except in compliance with the regulations of the authority having jurisdiction over the sewer system, the Napa County department of environmental health and the San Francisco regional water quality control board.

(Ord. 896 § 1 (part), 1988: prior code § 12279.18)

Nuisances performance standards in the GI district are as follows:

A.

Vibration, Heat or Glare. No use shall be permitted which creates unreasonable vibration, heat or glare beyond the boundaries of the site.

B.

Smoke, Dust, Fumes or Contaminants. No use shall emit smoke, dust, fumes or particulate matter contaminants which violate the standards established by the applicable air quality management district.

C.

Odor. No use shall create odors beyond the boundaries of the site which constitute a public nuisance. All trash receptacles shall be stored within an enclosure with materials compatible with the proposed structure.

D.

Sound.

1.

All noise shall be muffled so as not to be objectionable due to intensity or periodicity.

The sound pressure level shall be measured with a sound level meter and associated octave band analyzer conforming to standards prescribed by the American National Standards Institute.

3.

To avoid noise conflicts, uses on any lot within the GI district which adjoins or is across the street from one or more lots within the IP district shall ensure that noises collectively measurable at the property line of the former lot nearest to the latter lots shall not exceed seventy dBa for more than thirty minutes in any hour.

4.

All rooftop mechanical equipment shall be enclosed with materials compatible with the proposed building to limit sound transmission.

E.

Radioactivity, Electrical Disturbance or Electromagnetic Interference. No use shall be permitted which emits dangerous levels of radioactivity, causes off-site electrical disturbance or creates electromagnetic interference which adversely affects the operation of any aircraft or equipment in the vicinity of or at the Napa County Airport or Skaggs Island.

(Ord. 896 § 1 (part), 1988: prior code § 12279.19)

A.

The planning commission may authorize variations to standards included within this chapter as part of a use permit, under the conditions provided for in this section.

1.

The intent of this section is to encourage innovative design and siting of a variety of land uses in an environmentally sensitive manner on a single parcel or parcels involving single or multiple ownership. To encourage such design, it is necessary to be flexible in the application of certain development standards so long as the intent of the district and any applicable general or specific plan is maintained.

2.

Land Uses Permitted. All uses allowed within the underlying zoning district are permitted.

3.

Development Standards. The planning commission may allow, as part of approval of a use permit, deviations from the development standards contained in this chapter in the following areas:

a.

Setbacks;

b.

Minimum lot dimensions;

c.

Lot frontage;

d.

Landscape requirements;

e.

Coverage and those area requirements on individual parcels within the development, so long as these standards are met in relation to the total acreage of the project submitted under the section;

f.

Parking;

g.

Sign area.

B.

Procedure.

1.

Filing of Development Plan. Applicants requesting approval of development projects involving multiple parcels or owners shall file a development plan and pay those fees established by resolution of the board of supervisors relating to use permits. The development plan shall be processed in the manner prescribed for use permits.

2.

Content of Development Plan. A development plan shall contain, at a minimum, the following information:

a.

A legal description and assessor parcel map of all lands to be included in the use permit;

b.

The existing topographical features of the property;

c.

Land use and zoning of parcels contiguous to those proposed for development;

d.

A mapping of environmentally sensitive areas on both the subject parcel and parcels adjacent to those proposed for development;

e.

A narrative statement of how the development proposal is consistent with the goals and intent of the applicable specific plan, the Napa County Airport land use compatibility plan, other relevant plans and codes, and how the development proposal recognizes and treats the lands identified as being environmentally sensitive;

f.

A detailed site plan identifying locations and uses of all buildings, locations of all parking, landscape and common use areas, circulation and infrastructure alignment, required setbacks, trails, open space and other public or semipublic land uses;

g.

A list of utility service providers within the area of the proposed development, along with "will serve" statements from all service providers;

h.

Proposed ownership and method of financing, improving and maintaining of common areas, open space, parking areas, trails and pedestrian paths, landscaped areas, etc.;

i.

Elevations for all major buildings and site improvements demonstrating compliance with applicable general and specific plans;

j.

Conceptual landscaping and planting plans demonstrating compliance with applicable general or specific plans and which demonstrate that the project is being developed with a unified design theme;

k.

A sign plan for all free standing and wall mounted signs demonstrating that the project is being developed with a unified design;

l.

A tentative subdivision map detailing those areas of the project which will be held in common ownership and those portions which will be privately owned;

m.

A lighting plan with a unified design;

n.

Phasing plan detailing the order in which site improvements are to be completed and occupied;

o.

Any additional information required by the director to demonstrate that the site will be developed under a unified development concept.

C.

Approval Process.

1.

The development plan shall be processed pursuant to Chapter 18.124 of the Napa County Code.

D.

Findings Required.

1.

In addition to findings required pursuant to Section 18.124.070, the commission shall make the following additional findings:

a.

The development plan results in a project that is superior in terms of design and environmental impacts when compared to a project processed under the development standards specified by this chapter.

b.

The development plan results in a cohesive design and treatment of the site, including architecture, landscaping, signage and lighting.

c.

The orientation and location of buildings, structures, open space and other features of the site plan protect and enhance existing natural resources or site features including significant existing vegetation and maintain and enhance existing views from and through the site.

d.

The overall project is consistent with the intent, purpose and applicable standards of the Napa County Airport industrial area specific plan.

e.

The site plan minimizes the effect of traffic on abutting streets through careful layout of the site with respect to location, dimensions of vehicular and pedestrian entrances, exit drives and walkways; through the adequate provision of off-street parking and loading facilities; through an adequate circulation pattern within the boundaries of the development; and through the surfacing and lighting of off-street parking facilities.

f.

The site plan shall encourage alternatives to travel by automobile where appropriate, through the provision of facilities for pedestrians and bicyclists including covered parking for bicycles and motorcycles where appropriate. Public transit stops and facilities shall be accommodated as appropriate and other incentive provisions considered which encourage non-automotive travel.

g.

The site shall provide open space and landscaping which complement buildings and structures. Said open space shall be provided in a manner so as to be useful to residents, employees, or other visitors to the site. Landscaping

shall be used to separate and/or screen service and storage areas, separate and/or screen parking areas from other areas, break up expanses of paved area, and define open space for usability and privacy.

h.

Design of the site plan and proposed structures shall respect design principles in terms of maintaining a balance of scale, form and proportion, using design components which are harmonious and materials and colors which blend with elements of the site plan and surrounding areas. Location of structures shall take into account maintenance of view. Rooftop mechanical equipment shall be incorporated into the roof design or screened from adjacent properties. Utility installations such as trash enclosures, storage units, traffic control devices, transformer vaults and electrical meters shall be accessible and screened.

i.

Signs, lighting fixtures, landscape improvements and similar common area features shall complement the site plan and avoid dominating the site and/or existing buildings on the site or overwhelming the building or structures to which they are attached. Multiple signs on a given site shall be of a consistent design theme.

j.

Provisions have been made for the permanent use and maintenance of parking areas and other common area fixtures used jointly by owners of the parcels included within the development plan.

(Ord. 1234 § 10, 2004)

Chapter 18.48 - PD PLANNED DEVELOPMENT DISTRICT*

18.48.010 - Intent of classification.

A.

The PD district classification is intended to be applied in those areas of the county shown as "urban residential" or "rural residential" in Figure 14 of the Napa County general plan.

B.

Planned developments increase the opportunity for diversified uses by providing the means for integrating townhouse, row house, condominiums and cluster housing in a desirable relationship to planned common use space, limited commercial, institutional, educational, cultural, recreational and other uses, while at the same time preserving the quality urban environment fostered by the general plan.

(Ord. 793 § 1 (part), 1985: prior code § 12280)

The following uses shall be allowed in all PD districts without a use permit:

A.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

B.

Telecommunication facilities, other than satellite earth stations, which consist solely of wall-mounted antenna and related interior equipment and meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or their designee has issued a site plan approval pursuant to Chapter 18.140;

C.

Agriculture, provided that the lot is one acre in size or greater.

D.

Low barrier navigation centers. Low barrier navigation centers shall be reviewed consistent with the provisions of Chapter 18.109 of this Code and Government Code Sections 65660 et. seq.

E.

Permanent supportive housing, with fifty or fewer units. Permanent supportive housing shall be reviewed consistent with the provisions of Chapter 18.109 of this Code and Government Code Sections 65650 et. seq.

F.

Supportive housing and transitional housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the PD zone.

G.

Farmworker housing (i) providing accommodations for six or fewer employees, or (ii) consisting of no more than thirty-six beds in group quarters or twelve units designed for use by a single household, and otherwise consistent with Health and Safety Code Sections 17021.5 and 17021.6, subject to the conditions set forth in Sections 18.104.300 and 18.104.310, as applicable.

H.

One single-family dwelling unit per legal lot;

I.

Accessory dwelling units, and one junior accessory dwelling unit, providing that all of the conditions set forth in Section 18.104.180 are met; and

J.

Residential care facilities (small and medium).

(Ord. 1097 § 32, 1996: Ord. 793 § 1 (part), 1985: prior code § 12281)

(Ord. No. 1370, § 21, 3-20-2012; Ord. No. 1495, § 22, 9-24-2024)

18.48.030 - Uses permitted upon grant of a use permit.

The following uses may be permitted in all PD districts but only upon grant of a use permit pursuant to Section 18.124.010:

A.

All residential uses permitted in RC (residential country), RS (residential single) and RM (residential multiple) zones;

B.

All commercial uses permitted in CL (commercial limited) and CN (commercial neighborhood) zones;

C.

Educational facilities;

D.

Recreational facilities provided for the use of persons residing within the PD zone, providing the recreation uses are compatible with the existing or permitted uses in the surrounding area (within one-half mile);

E.

Mobilehome parks;

F.

Institutional facilities;

G.

Telecommunication facilities, other than those allowed under subsection (B) of Section 18.48.020, that can, for demonstrated technical reasons acceptable to the director, only be located within a residential single (RS), residential multiple (RM), residential country (RC), or planned development (PD) zoning district.

Such uses noted in subsections (A), (B) or (D) of this section shall only be allowed or permitted in other zoning districts under this title.

(Ord. 1104 § 18, 1996; Ord. 1097 § 33, 1996; Ord. 793 § 1 (part), 1985: prior code § 12282)

(Ord. No. 1370, § 22, 3-20-2012)

18.48.040 - Maximum areas for residential, educational and commercial uses.

Area limitations for residential, educational and commercial uses located within a PD district shall be as follows:

A.

The maximum combined area of any PD district to be used for residential and educational purposes shall be fifty percent of the PD district area proposed for development in any single application. Residential use includes the land covered by buildings, streets, parking lots or stalls, driveways or other paved areas or accessory structures, except recreational structures and commonly owned facilities.

B.

The maximum area of any PD district area that can be used for commercial purposes is five percent in any single application. All commercial uses provided shall be designed and intended to serve the residents of the PD district and their guests.

(Ord. 793 § 1 (part), 1985: prior code § 12283)

18.48.060 - Development plan.

A.

Within the PD district, application for a use permit under Section 18.124.020 shall be accompanied by a development plan as defined in Section 18.08.230. A use permit approved for a PD development shall comply with Section 18.104.060(A).

B.

Owners and developer shall sign the application.

C.

Conveyance of all or any portion of the land or any interest therein by either developer or owner prior to issuance of the use permit shall suspend further proceedings until a written statement is filed with the director by the successor in interest agreeing to be bound by all conditions imposed by the use permit. Failure to file such a statement within thirty days after the conveyance shall result in termination of all further proceedings under the use permit.

(Ord. 793 § 1 (part), 1985: prior code § 12285)

No application for rezoning to the PD district shall be accepted for filing and processed for approval unless accompanied, for concurrent processing, by a development plan and related application for a use permit.

(Ord. 981 § 50, 1991: prior code § 12285.1)

All uses in the PD district shall conform to the area, yard, parking, loading and building height regulations normally required for such uses as in Section 18.104.010 and other sections in this title except where the commission determines that the total development will be improved by a modification of such regulations. In any event each structure shall conform to the precise development plan which is a part of the approved use permit.

(Ord. 793 § 1 (part), 1985: prior code § 12286)

The minimum area of a PD district shall be not less than thirty acres in a single parcel or in two or more contiguous parcels in single ownership. Affordable housing projects (i.e., housing affordable for low and very low income households as defined in Section 18.82.020) are exempt from this section.

(Ord. 1246 § 10, 2004: Ord. 793 § 1 (part), 1985: prior code 12287)

Cluster development shall be permitted in a PD district in accordance with the following regulations:

A.

Each cluster site shall be served by a road constructed to county road standards.

B.

At least fifty percent of the required common use space shall be contained in a single visually identifiable area exclusive of connecting corridors or pathways. In no case shall said area be less than fifty feet in width or five thousand square feet in area.

C.

Density of cluster development of residences may not exceed one dwelling unit for each seven thousand five hundred square feet of gross area of the approved site area.

D.

Common use space shall be part of the approved site area deemed suitable by the commission.

(Ord. 793 § 1 (part), 1985: prior code 12288)

Revisions of development plans for PD developments shall comply with the provisions of Section 18.104.060(B).

(Ord. 793 § 1 (part), 1985: prior code 12289)

18.48.120 - Common use space.

In the PD district:

A.

Common use space shall include:

1.

Land area of the site not covered by buildings, parking structures or accessory structures except recreational structures and commonly owned facilities;

2.

Land which is accessible and available to all occupants of dwelling units for whose use the space is intended unless such land is in a category listed in subsection (B) of this section.

B.

Common use space shall not include:

1.

Proposed street rights-of-way;

2.

Open parking areas and driveways for dwellings;

3.

School sites;

4.

Commercial areas including buildings, accessory buildings, parking and loading facilities for such commercial areas;

5.

Unsuitable land as determined by specific criteria adopted by the commission.

C.

Not less than fifty percent of the net area of the site shall be common use space devoted to planting, patios, walkways, recreational areas and commonly owned facilities, but excluding areas covered by dwelling units, garages, carports, parking areas or driveways. Net area is defined as the site area less all land shown on the development plan as covered by buildings, streets, parking lots or stalls, driveways and any other paved area.

D.

A maximum of one-half of the common use space may be devoted to natural or improved flood control channels and those areas subject to flowage, floodway or drainage may be applied toward satisfying this portion of the total common use space requirement.

The commission may determine that all or part of any bodies of water and slopes in excess of fifteen percent grade may be included as common use space. In making this determination, the commission shall be guided by the following factors:

1.

The extent of these areas in relation to the area of the planned development; and

2.

The degree to which these areas contribute to the quality, livability and amenity of the planned development. Of this common use space, a maximum of one-half may be areas covered by water.

E.

Planned unit developments shall be approved subject to the adoption of a development agreement (as defined in Government Code Section 65864 et seq.) setting forth a plan for permanent maintenance of such common use space, recreational areas and commonly owned facilities. The term of the agreement shall be through the horizon year on the Napa County general plan land use map (Figure 14 of the general plan), or for twenty years if no horizon year is specified in the general plan. No such agreement shall be acceptable until approved by the county counsel's office as to legal form and by the commission as to the suitability for the proposed use of the common use spaces. If a common use space is deeded to a homeowner's association, such legal instrument may take the form of a declaration of covenants and restrictions.

(Ord. 793 § 1 (part), 1985: prior code 12290)

Development plans for PD developments, when approved, shall be filed as provided in Section 18.104.060(C).

(Ord. 793 § 1 (part), 1985: prior code 12291)

18.48.140 - Termination of use permit.

A.

Within twelve months following approval of a use permit hereunder, if no substantial construction has been accomplished, the use permit shall automatically terminate unless the permittee has requested renewal. Upon such request, the commission may renew the permit for an additional period of twelve months, without fee. The commission may revise the permit upon such renewal.

B.

If substantial construction has not been accomplished by the end of such additional period, the use permit shall become null and void and the commission shall institute action, including notice and hearing to rezone the property to its prior zoning district or to such other classification as may be deemed appropriate.

(Ord. 1104 § 19, 1996; Ord. 793 § 1 (part), 1985: prior code 12292)

18.48.150 - Development plans approved prior to April 8, 1977.

In the PD district:

A.

A development plan approved prior to April 8, 1977, for any parcel zoned planned community (PC) or planned development (PD) prior to April 8, 1977, shall be deemed to be an approved development plan hereunder, and any use permit previously issued in connection therewith shall be valid to the same extent as though issued pursuant to this chapter. Any revision to such approved development plan shall be made in accordance with Section 18.104.060. Any use permitted under such a plan shall be deemed to be a conforming use under this chapter.

B.

If no development plan has been approved prior to April 8, 1977, for a parcel described in subsection (A) of this section, the development plan requirements of this chapter shall apply.

(Ord. 1104 § 20, 1996; Ord. 793 § 1 (part), 1985: prior code 12293)

The airport layout plan for Parrett Field Airport may be incorporated into the development plan for Pacific Union College. Amendments or revisions to the Pacific Union College development plan as it affects Parrett Field Airport shall be submitted to the Napa County airport land use commission for review prior to adoption, according to the requirements of Public Utilities Code Section 21676(c).

(Ord. 1035 § 5, 1993)

In the PD district:

The commission, after public hearing as provided in Section 18.124.040 of this title, may approve a use permit and development plan provided that in each case it makes the following findings:

A.

That the proposed use permit and development plan have been reviewed in relation to the Napa County general plan and have been found to be consistent with said plan;

B.

That in the case of proposed residential development, such development plan will be in harmony with the character of the surrounding area and that the sites proposed for facilities such as schools, playgrounds and parks are adequate to serve the anticipated total population of said development in any single application;

C.

That the various elements of the development plan, including structures, grounds, open space and land use, relate to one another in such a way as to form a harmonious integrated whole;

D.

That in the case of nonresidential uses, such development plan will be appropriate in area, location, character and overall planning to the purpose proposed and that surrounding areas are reasonably protected from adverse effects from such development;

E.

That the streets proposed are suitable and adequate to carry the anticipated traffic thereon;

F.

That the utilities proposed are adequate to meet the site characteristics and physical needs of the development.

(Ord. 793 § 1 (part), 1985: prior code 12294)

Chapter 18.50 - PUBLIC LANDS DISTRICT

A.

The intent of this classification is to provide areas consistent with the general plan that provide sites suitable to accommodate public and closely related privately owned quasi-public facilities which provide governmental or state-mandated services to the general public.

B.

Uses permitted under this classification in the nonurban areas designated by the general plan designations agricultural resource or agriculture, watershed and open space shall be restricted to: public uses existing at the time of the date of adoption of the ordinance codified in this chapter and the expansion thereof; and uses which are related to public agency programs implementing government-mandates.

C.

Lands eligible for public lands zoning should have the following characteristics to insure compatibility with existing and future land uses:

Services (water and sewer) from public utilities are readily available, unless on-site water supply and sewage disposal are available and adequate.

2.

The lands to be zoned PL should be located where the district would not be in conflict with or detrimental to existing legal uses on adjacent lands.

(Ord. 1022 § 3 (part), 1992: prior code § 12360)

The following uses shall be allowed in all PL districts without use permit subject to the limitations in subsection (B) of Section 18.50.010:

A.

Governmental offices;

B.

Government equipment and maintenance yards;

C.

Agriculture;

D.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

E.

Telecommunication facilities, other than satellite earth stations, that meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or his/her designee has issued a site plan approval pursuant to Chapter 18.140.

(Ord. 1097 § 34, 1996; Ord. 1022 § 3 (part), 1992: prior code § 12361)

18.50.030 - Uses permitted upon grant of use permit.

The following uses may be permitted in all PL districts upon grant of a use permit pursuant to Section 18.124.010:

A.

Composting facilities;

B.

Recycling facilities;

C.

Sanitary landfills (including closure facilities, leachate extraction, etc.);

D.

Solid waste transfer stations;

E.

Utility service yards;

F.

Telecommunication facilities, other than satellite earth stations, that do not meet one or more of the performance standards specified in Section 18.119.200;

G.

Satellite earth stations that cannot, for demonstrated technical reasons acceptable to the director, be located in an Industrial (I), Industrial Park (IP), or General Industrial (GI) zoning district;

H.

Recreational or other uses requiring no on-site buildings and utilizing an average of not less than two hundred fifty acre-feet of recycled water annually.

I.

Commercial renewable energy facilities provided the site is not located on land with a General Plan designation of Agriculture, Watershed, and Open Space, Agricultural Resource, or Rural Residential.

(Ord. 1271 § 2, 2006: Ord. 1097 § 35, 1996; Ord. 1022 § 3 (part), 1992: prior code § 12362)

(Ord. No. 1453, § 6, 1-28-2020)

The minimum lot area for all parcels in the PL district located in areas designated agricultural resource or agriculture, watershed and open space on the General Plan Land Use Map shall be ten acres.

(Ord. 1022 § 3 (part), 1992: prior code § 12363)

18.50.050 - Development standards—Setbacks and yards.

A.

The minimum front yard setback shall be as follows:

1.

Adjacent to State Highway or Silverado Trail: forty-five feet;

2.

All other streets: twenty-feet.

B.

No outdoor storage or work areas shall be located in any required front yard setback.

C.

Except as provided otherwise in this section, all provisions of Section 18.104.260 shall continue to apply.

(Ord. 1024 § 2, 1992: Ord. 1022 § 3 (part), 1992: prior code § 12363.1)

18.50.060 - Development standards—Landscaping and screening.

A.

A minimum of twenty feet of the required front yard setback, as established by Section 18.50.050, including exterior lots, shall be permanently landscaped in accordance with these standards.

B.

Parcels with rear or side yards adjoining parcels with existing residential uses or residentially-zoned districts shall have all structures setback equal to the setback of the adjoining district. These setback areas shall be screened with a combination of existing vegetation, dense evergreen hedging or trees, earthen berms, and solid fencing or walls, a minimum total of six feet in height.

C.

All parking areas, outdoor storage or work areas, exterior storage areas, and/or service yards shall be screened from public streets and adjacent properties as provided in subsection (B) of this section. All screening shall be permanently maintained.

D.

Existing vegetation, especially mature trees and shrubs and producing perennial agricultural vegetation, shall be preserved whenever practical.

E.

Landscaping approved by the county shall be installed prior to the issuance of any occupancy permit.

F.

In the selection of new plant materials, preference shall be given to native and drought-tolerant species, and to species which are hardy, long-lived, and require little maintenance.

(Ord. 1024 § 3, 1992: Ord. 1022 § 3 (part), 1992: prior code § 12364)

18.50.070 - Development standards—Parking requirements.

A.

All required parking and loading facilities shall be located on the same site as the proposed use and only located within PL district.

B.

All parking spaces and driveways shall be surfaced by a dust free, all weather surface approved by the director of public works, and the surfacing of all parking spaces and driveways serving those facilities shall be permanently maintained.

C.

Off-street parking facilities shall be required in accordance with Section 12279.7 of this article, except that the commission may establish other parking requirements for a permitted use of a mixed industrial and commercial character, or for a permitted use of an indeterminate character, or where it can be clearly demonstrated that the required parking and loading will either exceed, or inadequately provide for, the needs of a particular permitted use.

(Ord. 1024 § 4, 1992: prior code § 12364.1)

Signs shall be in accordance with the standards set forth in Chapter 18.116 (commencing with Section 18.116.010), with particular attention given to the compatibility of proposed signs to surrounding development and scenic qualities.

(Ord. 1024 § 5, 1992: prior code § 12364.2)

No building permit or use permit shall be issued until a drainage plan for the lot or lots involved in the project has been approved by the public works director. No occupancy permit shall be issued or use commenced pursuant to a use permit until all drainage easements identified in the approved plan have been irrevocably offered for dedication and all drainage improvements required in the approved plan have been installed.

(Ord. 1024 § 6, 1992: prior code § 12364.3)

Any use within the Public Lands Zoning District shall be conducted in compliance with the watercourse protection standards set forth in the Napa County Floodplain Management Ordinance (Chapter 16.04 of this code). Proof of compliance with the applicable standards shall be a pre-requisite for issuance of any occupancy permit or approval if issuance of any use permit, whichever is applicable and/or occurs first.

(Ord. 1024 § 7, 1992: prior code § 12364.4)

All permitted structures shall exhibit a standard of architectural design that maximizes their compatibility with existing structures nearby. Conditions may be applied to ensure that colors, materials, roof pitch, architectural style, glazing and other design features, as appropriate, comply with this standard.

(Ord. 1024 § 8, 1992: prior code § 12364.5)

A.

All current local, state and federal regulations regarding hazardous and/or toxic materials shall be complied with prior to the commencement of the approved use.

B.

All hazardous, toxic, highly flammable and/or explosive materials shall be stored in a manner acceptable to and approved by the fire chief of the agency providing fire protection to the subject property. All activities and all storage of highly flammable and/or explosive materials shall be provided with adequate safety devices against fire, explosion, and other hazards and firefighting suppression equipment acceptable to the fire chief of the agency providing fire protection. In addition, the storage of all hazardous and/or toxic materials shall be done in a manner acceptable to the director.

(Ord. 1258 § 4, 2005: Ord. 1022 § 3 (part), 1992: prior code § 12365)

(Ord. No. 1379, § 155, 1-29-2013)

All uses which emit odors, smoke, dust, fly ash, airborne solids, vibrations, glare, heat, or excessive noise shall be conducted in such a manner as to reduce the production thereof to avoid the creation of a public nuisance.

(Ord. 1022 § 3 (part), 1992: prior code § 12366)

18.50.140 - Other regulations and exceptions.

A.

Each structure and each use of land in the PL zoning district shall conform to the area, yard and building height regulations set forth in Section 18.104.010 and in this chapter, except that other regulations may be specified where the commission makes the following findings:

1.

The total development will be improved in appearance, functionality, or compatibility with neighboring structures and uses of land by modification of such regulations; and

2.

Each structure and use will conform to a precise plan which is part of the approved use permit.

B.

All lighting shall be directed onto the subject property only, so that the light source is not visible from adjacent properties or streets.

(Ord. 1104 § 21, 1996; Ord. 1024 § 9, 1992: Ord. 1022 § 3 (part), 1992: prior code § 12367)

The commission, after public hearing as provided in Section 18.124.040 of this title, may approve a use permit for uses located on lands designated "agricultural resource" or "agriculture, watershed and open space" on the General Plan Land Use Map provided that in each case it makes the following additional findings:

A.

That the proposed use will not have a substantial adverse effect on the adjacent property or the permitted uses thereof; and

B.

That the proposed use will not be detrimental to long-term agricultural uses on adjacent parcels which are agriculturally viable and appropriately zoned; and

C.

That the proposed use is an existing public or quasi-public use and the proposed modifications are necessary to meet additional demonstrated public needs; or

D.

That the proposed use is a new proposed public or quasi-public use which has been determined by the county as specifically necessary to implement adopted state or federally mandated programs.

(Ord. 1022 § 3 (part), 1992: prior code § 12368)

Chapter 18.52 - RS RESIDENTIAL SINGLE DISTRICT

The RS district classification is intended to be applied in appropriate locations to allow residential developments of varying population density to meet the housing needs of present and future population in the unincorporated area in accordance with the county's general plan. RS districts will be located within established urban areas where existing urban services and facilities are adequate to serve the intended development. Limited RS development is intended to assist in the preservation of the natural and agricultural resources of the county. The RS district is also intended to serve the following purposes:

A.

To regulate the density of population;

B.

To promote stability of residential development;

C.

To conserve the value of land and buildings;

D.

To regulate the bulk of buildings;

E.

To provide for open space in residential areas.

(Ord. 551 § 12 (part), 1977: prior code 12300)

The following uses may be allowed in all RS districts without a use permit:

A.

One single-family dwelling unit per legal lot;

B.

Accessory dwelling units and one junior accessory dwelling unit, providing that all of the conditions set forth in Section 18.104.180 are met;

C.

Family day care homes (small);

D.

Family day care homes (large) subject to Section 18.104.070;

E.

Residential care facilities (small and medium);

F.

Private schools (home instruction) subject to compliance with criteria specified in Section 18.104.160;

G.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

H.

Telecommunication facilities, other than satellite earth stations, which consist solely of wall-mounted antenna and related interior equipment and meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or their designee has issued a site plan approval pursuant to Chapter 18.140;

I.

Floating dock which complies with all of the following:

1.

Is accessory to a residential use otherwise permitted by this chapter without a use permit,

2.

Any portion located on a navigable waterway is determined by the Napa County Flood Control and Water Conservation District engineer to not obstruct seasonal flood flows, and

3.

In operation is located adjacent and parallel to, and does not exceed in length the water frontage of the legal parcel or contiguous legal parcels owned by the owner of the floating dock;

J.

Maintenance and emergency repairs of legally-created levees, subject to compliance with Chapter 16.04 of this code;

K.

Farmworker housing providing accommodations for six or fewer employees and otherwise consistent with Health and Safety Code Section 17021.5 or successor provisions, subject to the conditions set forth in Sections 18.104.300 and 18.104.310, as applicable; and

L.

Supportive housing and transitional housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the RS zone.

M.

Two-unit developments pursuant to Section 18.104.440 and urban lot splits pursuant to Chapter 17.17.

(Ord. No. 1323, § 14, 6-23-2009; Ord. 1144 § 3, 1998; Ord. 1097 § 36, 1996; Ord. 900 § 3, 1988; Ord. 892 § 4 (part), 1988; Ord. 867 § 12, 1988: Ord. 816 § 10, 1986; Ord. 766 § 1, 1984: Ord. 551 § 12 (part), 1977: prior code 12301)

(Ord. No. 1495, § 23, 9-24-2024)

18.52.030 - Uses permitted upon grant of a use permit.

The following uses may be permitted in all RS districts but only upon grant of a use permit pursuant to Section 18.124.010:

A.

Outdoor parks and recreation facilities compatible with agriculture and residences;

B.

Residential care facilities (medium) subject to Section 18.104.170;

C.

Residential care facilities (large) subject to Section 18.104.170;

D.

Child day care centers;

E.

Private schools (institutional) subject to compliance criteria specified in Section 18.104.160;

F.

Telecommunication facilities, other than allowed under subsection (H) of Section 18.52.020, that must, for demonstrated technical reasons acceptable to the director, be located within a residential single (RS), residential multiple (RM), residential country (RC), or planned development (PD) zoning district; and

G.

Residential care facilities, large, subject to Section 18.104.170.

(Ord. 1097 § 37, 1996: Ord. 961 § 1, 1990: Ord. 892 § 4 (part), 1988: Ord. 816 § 11, 1986: Ord. 551 § 12 (part), 1977: prior code 12302)

(Ord. No. 1370, § 23, 3-20-2012; Ord. No. 1495, § 24, 9-24-2024)

18.52.040 - Deep lots.

In the RS district:

Upon approval of a use permit per Section 18.124.010 a second single-family dwelling unit may be built on lots in the RS district in conformity with the following standards:

A.

Use permits will be granted under this section only for lots created prior to the effective date of the ordinance codified in this chapter, the depth of which exceeds the width by a ratio of at least 2½:1.

B.

No parcel may be developed under this section if it is capable of being subdivided into parcels of standard lot area served by a public street.

C.

Density of parcels developed under this section shall not exceed one dwelling unit per ten thousand square feet exclusive of driveways.

D.

Driveway access to each dwelling unit developed under this section shall have an unobstructed width of not less than twenty feet.

E.

Distance between dwellings developed pursuant to this section shall be not less than forty feet.

Lots developed pursuant to this section shall not be deemed to satisfy the condition set forth in former Section 11680(b)(2).

(Ord. 559 § 2, 1978: Ord. 551 § 12 (part), 1977: prior code 12303)

The regulations shown for RS districts in the schedule of zoning district regulations, Section 18.104.010, shall apply to each structure and to each use of land within the residential single district.

(Ord. 559 § 1, 1978; Ord. 551 § 12 (part), 1977: prior code 12304)

Chapter 18.56 - (RESERVED)

Editor's note— Ord. No. 1370, § 24, adopted March 20, 2012, repealed Ch. 18.56, which pertained to RD Residential Double District and derived from Prior Code, §§ 12310—12313; Ord. No. 551, § 13 (part), adopted 1977; Ord. No. 816, §§ 12, 13, adopted 1986; Ord. No. 1097, §§ 38, 39, adopted 1996 and Ord. No. 1323, § 15, adopted June 23, 2009.