Chapter 18.60 — RM RESIDENTIAL MULTIPLE DISTRICT

The RM district classification is intended to provide, in areas of the county otherwise suitable for RS zoning, for the development of multiple-family dwelling units. RM zoning districts will be located within established urban areas that are served by an adequate public road system and are provided with publicly owned water and sewage disposal systems and normal municipal services.

(Ord. 551 § 14 (part), 1977: prior code 12320)

18.60.020 - Uses allowed without a use permit.

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

A.

One single-family dwelling unit per legal lot;

B.

Family day care homes (small);

C.

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

D.

Residential care facilities (small and medium);

E.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

F.

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;

G.

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;

H.

Multiple-family dwelling units and single room occupancy units;

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;

J.

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 RM zone; and

K.

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

(Ord. No. 1323, § 16, 6-23-2009; Ord. 1097 § 40, 1996; Ord. 816 § 14, 1986: Ord. 551 § 14 (part), 1977: prior code 12321; Ord. No. 1491, § 2, 6-4-2024)

(Ord. No. 1495, § 25, 9-24-2024)

18.60.030 - Uses permitted upon grant of a use permit.

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

A.

(Reserved);

B.

Outdoor parks and recreation facilities compatible with agriculture and residences;

C.

(Reserved);

D.

Residential care facilities (large) subject to Section 18.104.170;

E.

Child day care centers; and

F.

Telecommunication facilities, other than those allowed under subsection (F) of Section 18.60.020, 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.

(Ord. No. 1323, § 17, 6-23-2009; Ord. 1097 § 41, 1996; Ord. 816 § 15, 1986; Ord. 551 § 14 (part), 1977: prior code 12322)

(Ord. No. 1323, § 17, 6-23-2009; Ord. No. 1370, § 25, 3-20-2012; Ord. No. 1491, § 3, 6-4-2024; Ord. No. 1495, § 26, 9-24-2024)

18.60.040 - Applications-Requirements.

A.

Projects proposing multiple-family dwelling units and single room occupancy units must provide twenty percent of their total dwelling units at an affordable sales price or affordable rent to lower income households. These projects shall require approval of a building permit, which shall be reviewed ministerially by the building official and director, without a discretionary permit or review that would constitute a "project" under the California Environmental Quality Act. Any subdivision of the sites shall be subject to all laws, including, but not limited to, Title 17 implementing the Subdivision Map Act. For projects that require approval of a tentative or parcel map under the provisions of Title 17, an application, including designated fees, shall be made to the department, and the project must receive approval of the map as specified in Title 17.

B.

Projects proposing multiple-family dwelling units and single room occupancy units meeting the affordability requirements of Section 18.60.040.A shall submit an affordable housing plan and enter into agreements with the county consistent with the provisions of Section 18.107.130 and Section 18.107.140. Replacement housing shall be provided as required by Government Code Sections 66300.5 et seq. or successor provisions.

C.

Within the RM district, application for a use permit under Section 18.124.030 shall be accompanied by a development plan as defined in Section 18.08.230. A use permit approved for an RM development shall comply with Section 18.104.060(A).

D.

Owners and developer shall sign the application.

(Ord. 551 § 14 (part), 1977: prior code 12323; Ord. No. 1491, § 4, 6-4-2024)

(Ord. No. 1495, § 27, 9-24-2024)

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

(Ord. 551 § 14 (part), 1977: prior code 12324)

18.60.060 - Filing development plans.

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

(Ord. 551 § 14 (part), 1977: prior code 12325)

The number of dwelling units to be permitted in any residential development in the RM zone shall be a minimum of twenty dwelling units per acre and may not exceed twenty-five dwelling units per acre.

(Ord. 1246 § 11, 2004: Ord. 551 § 14 (part), 1977: prior code 12326; Ord. No. 1491, § 5, 6-4-2024)

18.60.080 - Distances between buildings.

A.

Buildings in an RM development shall be separated by not less than twelve feet, except as hereinafter indicated in this section.

B.

Where an RM development consists of two or more detached dwelling units in a single row facing a side lot line, or in a double row facing a central court, the buildings shall be separated by not less than ten feet and the rear yard shall be not less than twelve feet.

(Ord. 551 § 14 (part), 1977: prior code 12327)

A.

Where an RM development consists of two or more detached dwelling units in a single row facing a side lot line, the yard between the rear of the buildings and the other side lot line shall be not less than eight feet. The yard between the front of the building and the side lot line they face shall be not less than fourteen feet.

B.

Where an RM development consists of two or more detached dwelling units in a double row facing a central court, the yard between the rear of the buildings and the nearest side lot shall be not less than eight feet and the width of the central court shall be not less than twenty-four feet.

(Ord. 551 § 14 (part), 1977: prior code 12328)

Not less than forty percent of the land area of the site of an RM development shall be reserved for common use space. Such space shall not be covered by buildings or parking improvements, but may include required setback and yard areas. Where practical, a suitably surfaced area exclusive of walkways shall be provided adjacent to and accessible from each dwelling unit.

(Ord. 551 § 14 (part), 1977: prior code 12329)

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

(Ord. 551 § 14 (part), 1977: prior code 12330)

Multiple-family or single room occupancy development shall fully comply with mitigation measures AIR-1, AIR-2, AIR-3, BIO-1, BIO-2, BIO-3, CUL-1, CUL-2, CUL-3, GEO-1, GHG-1, NOI-2, TRA-1, UTL-1 and UTL-2 identified in the Final Environmental Impact Report of the Napa County 2023 Housing Element Update dated January 24, 2023 and as set forth in Resolution No. 2023-18 of the Board of Supervisors.

(Ord. No. 1491, § 6, 6-4-2024)

"Affordable rent," "affordable sales price," "low income households," and "very low income households" are as defined in Section 18.107.230.

(Ord. No. 1491, § 7, 6-4-2024)

Chapter 18.64 - RC RESIDENTIAL COUNTRY DISTRICT

18.64.010 - Intent of classification.

The RC district classification is intended to be applied to:

A.

Land in proximity to existing urban areas but currently in agriculture or developed with low-density residences where a more intensive urban use is possible through the extension of water and sewage facilities, major streets and other services;

B.

Other land near major public recreation areas which, because of its location in relation to existing or future community services, facilities and access roads, and because of underlying soil and geological characteristics, land slope and minimum fire hazard, is suitable for low-density single-family residential development.

(Ord. 527 § 1 (part), 1977: prior code 12340)

18.64.020 - Uses allowed without a use permit.

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

A.

One single-family dwelling unit per legal lot;

B.

Agriculture;

C.

Public stables;

D.

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

E.

Family day care homes (small);

F.

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

G.

Residential care facilities (small and medium);

H.

One guest cottage provided that all of the conditions set forth in Section 18.104.080 are met;

I.

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

J.

Temporary off-site parking for events in a nonagricultural area which have been authorized by the county, subject to compliance with criteria specified in Section 18.104.130;

K.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

L.

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;

M.

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, or successor provisions, subject to the conditions set forth in Sections 18.104.300 and 18.104.310, as applicable; and

N.

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 RC zone.

O.

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

(Ord. No. 1323, § 18, 6-23-2009; Ord. 1097 § 42, 1996; Ord. 1042 § 1, 1993; Ord. 900 § 4, 1988; Ord. 892 § 5 (part), 1988; Ord. 867 § 13, 1988: Ord. 816 § 16, 1986; Ord. 815 § 6, 1986; Ord. 784 § 2, 1984; Ord. 527 § 1 (part), 1977: prior code 12341)

(Ord. No. 1495, § 28, 9-24-2024)

18.64.030 - Uses permitted upon grant of a use permit.

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

A.

Public kennels and veterinary facilities;

B.

Parks and recreation uses and facilities, conforming to the standards in Chapter 18.104;

C.

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

D.

Telecommunication facilities, other than those allowed under subsection (F) of Section 18.60.020, 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;

E.

Farm management uses not meeting one or more of the standards contained in subsections (F)(2), (F)(3), and (F)(4) of Section 18.08.040; and

F.

Residential care facilities, large, subject to Section 18.104.170.

(Ord. 1105 § 7, 1996; Ord. 1097 § 43, 1996; Ord. 892 § 5 (part), 1988: Ord. 527 § 1 (part), 1977: prior code 12342)

(Ord. No. 1370, § 26, 3-20-2012; Ord. No. 1420, § 4, 5-9-2017; Ord. No. 1495, § 29, 9-24-2024)

The regulations shown for RC 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 country district.

(Ord. 813 § 1, 1986; Ord. 527 § 1 (part), 1977: prior code 12343)

Chapter 18.66 - NP NAPA PIPE ZONING DISTRICT Division I. - General

A.

The Napa Pipe and Napa Pipe principal district classifications are intended to apply in those areas of the county shown as "Napa Pipe" on the zoning map referenced in Section 18.12.020.

B.

The Napa Pipe principal districts are intended to:

1.

Implement the goals, objectives, and policies of the General Plan;

2.

Establish the Napa Pipe district classifications to provide for development standards and specific project approvals, and to facilitate the economical, efficient, and coordinated development of large areas of residential, commercial, or other non-residential zoned lands;

3.

Allow deviation from standard zoning district regulations such as setbacks, lot area, lot coverage, and building height, while remaining consistent with design guidelines for the Napa Pipe district classifications that encourage flexibility and creativity in building design and site planning, and promote a higher level of amenities beyond that expected in conventional developments;

4.

Provide for orderly development of publicly accessible open space adjacent to and near the Napa River and buildout of required site improvements and infrastructure;

5.

Encourage a mix of different dwelling types and a variety of land uses which complement each other and which are compatible with existing and future surrounding uses;

6.

Encourage development of a "walkable" neighborhood with high density housing types, limited neighborhoodserving commercial uses and adjoining industrial/business park uses, in a desirable relationship to planned common use space, cultural, recreational and other uses; and,

7.

Allow for the development of General Wholesale Sales Commercial Activities (e.g., the development of a Costco) on +/- seventeen and one-half acres designated "NP-IBP" under this ordinance as a means of generating jobs, providing shopping opportunities not currently available to the region, and generating significant sales tax revenue.

8.

Provide jobs for Napa County residents and housing for members of the local workforce.

C.

The Napa Pipe principal districts are intended to build-out over time consistent with these development standards and specific project approvals, and to accommodate a limited list of possible interim uses prior to build-out.

(Ord. No. 1382, § 2, 6-4-2013)

The following principal zoning districts (collectively, the "NP districts") are established for the purpose of implementing the Napa Pipe Project: Napa Pipe - Mixed Use Residential Waterfront (NP-MUR-W), Napa Pipe - Industrial/Business Park Waterfront (NP-IBP-W), and Napa Pipe - Industrial/Business Park (NP-IBP). For purposes of this Chapter 18.66 only, the NP-MUR-W district is referred to herein as the "MUR district," the NP-IBP-W district is referred to herein as the "IBP-W district," and the NP-IBP district is referred to herein as the "IBP district."

(Ord. No. 1382, § 2, 6-4-2013)

All development and uses within the NP districts shall be in accordance with approved design guidelines adopted in accordance with Section 18.66.320.

Except for the uses specified in Sections 18.66.070, 18.66.150 and 18.66.240, all development and uses within the NP districts shall also be in accordance with an approved development plan adopted in accordance with Section 18.66.320.

A.

The design guidelines shall govern landscaping of streets, parks and open spaces, architectural design, signage, lighting, habitat protection measures, and any other requirements necessary to ensure an aesthetically pleasing and livable neighborhood consistent with the development plan.

B.

The development plan shall ensure that adequate public facilities, including water, sewer, parks, schools, and other facilities are or will be available to serve the proposed development, without materially adversely affecting the existing public facilities serving surrounding developments.

C.

The development plan shall specify the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, phasing of the development, and provisions for reservation or dedication of land for public purposes.

D.

The development plan can be used similar to a specific plan by outlining individualized development standards which provide for the planning of generally large scale projects. The development plan shall include a site plan depicting such elements as topographical features and the general location of structures, land uses, and public and private-rights-of-way. The development plan must include sufficient information, including architectural design, size of facilities, traffic impacts, a circulation plan, and site improvements at a level of detail which allows for the thorough analysis of project impacts and compliance with county standards.

(Ord. No. 1382, § 2, 6-4-2013)

A.

As applied to the NP districts, the provisions of this Chapter 18.66 shall supersede any conflicting provisions of the Napa County zoning code, except as otherwise required by local, State, or Federal law.

B.

There shall be a maximum of seven hundred residential dwelling units within the MUR district exclusive of units allowed by density bonuses pursuant to Section 18.107.150 and State law.

C.

There shall be a maximum one hundred-fifty unit continuing care retirement complex within the MUR district with an average of one and one-half beds per unit, for a maximum of two hundred twenty-five beds, that provides independent living for seniors with common dining, recreational activities, housekeeping and transportation, as well as assisted care to seniors with mental and physical limitations.

D.

There shall be a maximum of forty thousand square feet of gross floor area for all neighborhood services uses, as defined in subsection (E) of Section 18.66.080, within the MUR District.

E.

There shall be a maximum of ten thousand square feet of gross floor area for office uses, as defined in subsection (B) of Section 18.66.160, as the primary use within the IBP-W District.

F.

There shall be a maximum of one hotel with a maximum of one hundred-fifty rooms within the IBP-W district, with accessory uses for guests and the general public, including such facilities as meeting rooms, spa and fitness center, provided that the entirety of the use shall not exceed the one hundred person per acre average intensity specified in the Airport Land Use Compatibility Plan.

G.

There shall be a maximum of fifteen thousand six hundred square feet of community facilities within the MUR or IBP-W districts which may include: transit center, interpretive nature center, boat house, cafe/visitor pavilion, child care center, and drydock theatre.

H.

There shall be a maximum of one hundred fifty-four thousand square feet of General Wholesale Sales Commercial Activities as defined in subsection (A) of Section 18.66.250 within the IBP district.

I.

Temporary events and uses may be conducted pursuant to Chapter 5.36 and shall not conflict with Chapter 18.80 or with the Napa County Airport Land Use Compatibility Plan.

J.

Interim uses and floor area intended to remain in place for five years or less are subject to separate review and approval by the zoning administrator.

(Ord. No. 1382, § 2, 6-4-2013)

A.

Not less than fifteen percent of the total area of all NP districts, collectively, shall be devoted to common use/open space that is accessible to the public.

B.

The locations of common use/open space shall be specified in the development plan and shall include:

1.

Land area not covered by buildings, parking structures or accessory structures except community facilities, including without limitation parks, wetlands, community gardens, yards, planting, walkways, paths, trails, and bridges devoted to pedestrian and bicycle use;

2.

Community facilities, defined as indoor or outdoor facilities, not publicly owned but open for public use, in which the chief activity is not a gainful business and whose chief function is the gathering of persons for recreational (including public swimming pool uses), cultural, entertainment, athletic, group assembly, social interaction, or educational purposes (including storage of related materials and equipment), and may also include within such a community facility compatible accessory uses such as restaurants, cafes, sports rental equipment and similar uses;

3.

Water bodies and water features, including boat docks, piers, and landings that contribute to the quality, livability and amenity of the NP districts.

C.

Common use/open space shall not include:

1.

Streets, lanes, and similar roadways;

2.

Open parking areas, driveways, and loading facilities;

3.

School sites, except that publicly accessible green space and play areas shall be considered common use/open space;

4.

Open-air rooftop facilities such as rooftop decks and gardens not available for public use.

D.

If common use/open space is deeded to a homeowner's association, such legal instrument may take the form of a declaration of covenants and restrictions.

(Ord. No. 1382, § 2, 6-4-2013)

Division II. - Mixed Use Residential - Waterfront Zoning District (NP-MUR-W)

The MUR district is characterized by a mix of housing types, neighborhood services such as retail and restaurants, common use/open space including open space, parks, and community facilities. The intent of this district is to enable a vibrant, mixed use neighborhood oriented towards the Napa River.

(Ord. No. 1382, § 2, 6-4-2013)

18.66.070 - Uses allowed without a use permit.

The following uses shall be allowed in the NP-MUR-W district without a use permit:

A.

Family day care homes (small).

B.

Residential care facilities (small).

C.

Home occupations subject to the provisions of Section 18.104.090.

D.

Homeless and emergency shelters subject to the provisions of Section 18.104.065.

E.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260.

F.

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 the director's designee has issued a site plan approval pursuant to Chapter 18.140.

G.

Up to a maximum of two hundred-two dwelling units provided for sale or rental in multi-unit buildings constructed at densities of at least twenty dwelling units per acre, provided that the housing is consistent with approved design guidelines and adopted mitigation measures.

H.

Any use specified in Section 18.66.080 and which is allowed by an approved development plan.

I.

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.

(Ord. No. 1382, § 2, 6-4-2013)

The following uses shall be allowed in the NP-MUR-W district upon approval of a development plan:

A.

Attached and detached single-family dwelling units and multiple family dwelling units as defined in Section 18.08.380, provided that at least three hundred four units, including units built pursuant to subsection (G) of Section 18.66.070, are developed at a density of at least twenty units per acre. For purposes of this Chapter 18.66 only, cohousing and dormitory or other student housing are deemed to be included in the definition of multiple family dwelling units. Cohousing and dormitory or other student housing may include, without limit, a common house with a common kitchen, dining area, children's play area, laundry, workshop, library, exercise room, crafts room, guest rooms, and/or other common areas. Timeshare units are not included in the definition of multiple family housing.

B.

Child day care center as defined in Section 18.08.130.

C.

Common use/open space as defined in Section 18.66.050.

D.

Family day care homes as defined in Section 18.08.290, subject to Section 18.104.070.

E.

Neighborhood services. Neighborhood services includes neighborhood-serving commercial uses, such as retail sales establishments, pharmacies, personal services establishments (e.g., dry cleaners, hair salons, nail salons, shoe or watch repair stores), physical fitness studios, and any other neighborhood serving non-residential use not expressly prohibited, limited to a maximum floor area of two thousand five hundred square feet. Neighborhood services also includes grocery markets limited to not more than twenty thousand square feet; restaurants and eating establishments, bars, lounges, and nightclubs; and office uses, as defined in subsection (B) of Section 18.66.160, that are located on the second floor and limited to a maximum of one thousand five hundred square feet per office. Allowed neighborhood services do not include businesses with drive-through facilities or any use with an on-site dry cleaning plant. Common use/open space, and commercial recreation facilities shall not be considered neighborhood services uses and are not subject to the use limitations set forth in subsection (D) of Section 18.66.040.

F.

Outdoor and indoor commercial recreation.

G.

Parking as provided in Sections 18.66.280 et seq.

H.

Public safety facilities.

I.

Public utility and public service buildings and facilities.

J.

Other public facilities, such as post offices, public libraries, museums, and art galleries.

K.

Residential care facilities as defined in Section 18.08.540.

L.

Senior housing, defined as any residential facility designed to meet the housing and medical needs of senior citizens, including continuum of care facilities, independent living facilities, assisted living facilities, skilled nursing facilities, and similar or related facilities and services subject to the limitations in subsection (C) of Section 18.66.040.

M.

Transit stations and terminals.

(Ord. No. 1382, § 2, 6-4-2013)

Densities in the MUR district shall not exceed twenty dwelling units per acre, except where a density bonus is obtained pursuant to Section 18.107.150. Regardless of permitted densities, the total number of residential units shall not exceed the limitations in Section 18.66.040. Senior housing, as defined in subsection (L) of Section 18.66.080, shall not be included in the calculation of total dwelling units.

(Ord. No. 1382, § 2, 6-4-2013)

Buildable lots in the MUR district shall be a maximum of 2.7 acres. Minimum lot sizes shall be determined as set forth in the development plan.

(Ord. No. 1382, § 2, 6-4-2013)

18.66.110 - Height.

A.

The maximum height in the NP-MUR-W district shall be fifty-five feet.

B.

The height of a structure shall be measured by the vertical distance from grade plane to the average height of the highest roof surface.

C.

Exemptions from height limits. The following features shall be exempt from the height limits established by this chapter, subject to limitations indicated:

1.

Mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself.

2.

Additional building volume used to enclose or screen from view the features listed under subsection (C)(1) above and to provide additional visual interest to the roof of the structure.

3.

Railings, parapets and catwalks, with a maximum height of four feet and open railings, catwalks and fire escapes required by law, wherever situated.

4.

Unroofed recreation facilities with open fencing, including tennis and basketball courts at roof level, swimming pools with a maximum height of four feet and play equipment with a maximum height of ten feet.

5.

Unenclosed seating areas limited to tables, chairs and benches, and related wind screens, lattices and sunshades with a maximum height of ten feet.

6.

Landscaping, with a maximum height of four feet for all features other than plant materials.

7.

Flag poles and flags, and weather vanes.

8.

Cranes, scaffolding and batch plants erected temporarily at active construction sites.

9.

Cranes that exist in any of the NP districts at the time of approval of the development plan.

10.

Headhouses and/or enclosed roof access.

11.

Such other exemptions as are deemed reasonable, necessary, and appropriate by the director.

(Ord. No. 1382, § 2, 6-4-2013)

Maximum lot coverage, landscaping, and building setbacks shall be determined as set forth in the development plan and design guidelines.

(Ord. No. 1382, § 2, 6-4-2013)

All operations shall be conducted completely within an enclosed structure, except as follows:

A.

Bus stops and transit stations.

B.

Common use/open space.

C.

Outdoor dining accessory to an approved use.

D.

Outdoor recreation uses.

E.

Parking and loading.

F.

Play areas for child day care centers.

G.

Temporary events and uses in accordance with subsection (I) of Section 18.66.040.

H.

Other similar uses or activities as determined by the zoning administrator.

(Ord. No. 1382, § 2, 6-4-2013)

Division III. - Industrial/Business Park-Waterfront Zoning District (NP-IBP-W)

The purpose of the IBP-W district is to provide for office, hotel, and similar uses. Allowed uses in the IBP district are intended to be compatible with each other and with the adjoining nonindustrial areas. Land uses in the IBP district are subject to special performance standards to ensure harmonious, unified and cohesive development that is oriented towards the Napa River.

(Ord. No. 1382, § 2, 6-4-2013)

The following uses shall be allowed in the IBP-W district without a use permit:

A.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260.

B.

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 director's designee has issued a site plan approval pursuant to Chapter 18.140.

C.

Homeless and emergency shelters subject to the provisions of Section 18.104.065.

D.

Any use specified in Section 18.66.160 and which is allowed by an approved development plan.

(Ord. No. 1382, § 2, 6-4-2013)

The following uses shall be allowed in the IBP-W district upon approval of a development plan, subject to the limitations of Section 18.66.040:

A.

Hotel. One hotel is allowed within the IBP-W district with a maximum of one hundred fifty rooms/suites. A hotel is defined as a facility that offers transient lodging accommodations typically on a daily rate to the general public and that may provide additional services, such as restaurants, conference facilities, and recreational facilities.

B.

Office Uses. Office uses include professional, administrative, executive, financial, real estate, insurance and other general business offices, including service businesses such as small financial services, such as branch banks. Office uses also include medical, dental, and optical offices and related accessory laboratories.

C.

Common use/open space as defined in Section 18.66.050.

(Ord. No. 1382, § 2, 6-4-2013)

18.66.170 - (Reserved.) 18.66.180 - Height.

A.

The maximum height in the IBP-W district shall be forty-eight feet.

B.

The height of a structure shall be measured by the vertical distance from grade plane to the average height of the highest roof surface.

C.

Exemptions from height limits. The following features shall be exempt from the height limits established by this Chapter 18.66, subject to limitations indicated:

1.

Mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself.

2.

Additional building volume used to enclose or screen from view the features listed under subsection (C)(1) above and to provide additional visual interest to the roof of the structure.

3.

Railings, parapets and catwalks, with a maximum height of four feet and open railings, catwalks and fire escapes required by law, wherever situated.

4.

Unroofed recreation facilities with open fencing, including tennis and basketball courts at roof level, swimming pools with a maximum height of four feet and play equipment with a maximum height of ten feet.

5.

Unenclosed seating areas limited to tables, chairs and benches, and related wind screens, lattices and sunshades with a maximum height of ten feet.

6.

Landscaping, with a maximum height of four feet for all features other than plant materials.

7.

Flag poles and flags, and weather vanes.

8.

Cranes, scaffolding and batch plants erected temporarily at active construction sites.

9.

Cranes that exist in any of the NP districts at the time of approval of the development plan.

10.

Such other exemptions as are deemed reasonable, necessary, and appropriate by the director.

(Ord. No. 1382, § 2, 6-4-2013)

Site coverage in the IBP-W district shall be governed by the design guidelines, but in no case shall be more than fifty percent, except as otherwise provided in an approved development plan or use permit.

(Ord. No. 1382, § 2, 6-4-2013)

Buildable lots in the IBP-W district shall be a maximum of twenty acres. Minimum lot sizes shall be determined as set forth in the development plan, provided that the number of curb cuts per block for access to parking shall be limited as specified in the design guidelines.

(Ord. No. 1382, § 2, 6-4-2013)

18.66.210 - Landscaping, building and parking setbacks.

Landscaping, building and parking setbacks in the IBP-W district shall be determined as set forth in the development plan and design guidelines.

(Ord. No. 1382, § 2, 6-4-2013)

All operations shall be conducted completely within an enclosed structure, except as follows:

A.

Bus stops and transit stations.

B.

Common use/open space.

C.

Outdoor dining accessory to an approved use.

D.

Outdoor recreation uses.

E.

Parking and loading.

F.

Play areas for child care facilities.

G.

Temporary events and uses in accordance with subsection (I) of Section 18.66.040.

H.

Vehicle storage yards.

I.

(Reserved.)

J.

Other similar uses or activities as determined by the director where a use permit is required.

(Ord. No. 1382, § 2, 6-4-2013)

Division IV. - Industrial/Business Park Zoning District (NP-IBP)

The purpose of the IBP district is to provide for general wholesale sales commercial activities and similar uses. Allowed uses in the IBP district are intended to be compatible with each other and with adjoining areas. Land uses in the IBP district are subject to special performance standards to ensure harmonious, unified and cohesive development.

(Ord. No. 1382, § 2, 6-4-2013)

The following uses shall be allowed in the IBP district without a use permit: those uses allowed without a use permit in the IBP-W district.

(Ord. No. 1382, § 2, 6-4-2013)

The following uses shall be allowed in the IBP district upon approval of a development plan, subject to the limitations of Section 18.66.040:

A.

General Wholesale Sales Commercial Activities. General Wholesale Sales Commercial Activities include the storage and sale, from the premises, of bulk goods, as well as the storage of such goods on the premises and their transfer therefrom to other firms or individuals; but exclude sale or storage of motor vehicles, except for parts and accessories, and sale or storage of materials used in construction of buildings or other structures. This classification does not include hardware or paint stores. This classification also excludes the retail sale from the premises of goods and merchandise, primarily for personal or household use, from stores whose total sales floor area exceeds one hundred thousand square feet, and which devote more than ten percent of sales floor area to the sale of non-taxable merchandise, except at stores classified as wholesale clubs, membership warehouse stores, or other similar establishments selling primarily bulk merchandise and charging membership dues or otherwise restricting merchandise sales to customers paying a periodic access fee. Such uses shall not exceed one hundred fifty-four thousand square feet.

(Ord. No. 1382, § 2, 6-4-2013)

In the IBP district, standards governing height, lot coverage, landscaping and setbacks shall be the same as for the IBP-W district as established under sections 18.66.180 through 18.66.210.

(Ord. No. 1382, § 2, 6-4-2013)

All operations shall be conducted completely within an enclosed structure, except as follows:

A.

Those uses listed under section 18.66.220.

B.

Uses appurtenant to General Wholesale Sales Commercial Activities (e.g., garden centers and gas stations).

(Ord. No. 1382, § 2, 6-4-2013)

Division V. - General Standards

A.

The number of off-street parking spaces required in the MUR, IBP-W and IBP districts shall be as set forth in Table 18.66.280 or in an approved development plan.

Table 18.66.280

Number of parking spaces required.

Notes:

•

All required parking shall be provided off-street except for residential guest parking which may be provided onstreet.

•

Parking shall be based on gross floor area where indicated.

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

B.

Shared parking arrangements shall be allowed only in accordance with an approved development plan establishing standards for the distance between uses and parking spaces and establishing a maximum number of off-street parking spaces.

C.

The location of off-street parking spaces shall be as set forth in an approved development plan. For uses in subsection (D) of Section 18.66.150 or in Section 18.66.240, the location and number of off-street parking spaces shall comply with Section 18.104.065.

(Ord. No. 1382, § 2, 6-4-2013)

18.66.290 - Bicycle parking.

Section 18.110.040 shall apply to all non-residential uses in the NP districts.

(Ord. No. 1382, § 2, 6-4-2013)

18.66.300 - Off-street freight loading and service vehicle spaces.

Off-street loading and service vehicle requirements shall be in accordance with Sections 18.110.040 through 18.110.060.

(Ord. No. 1382, § 2, 6-4-2013)

A.

In the MUR district, one monument and one wall-mounted building identification sign is permitted per building. The size, placement, maintenance, and design of the sign shall be consistent with the approved design guidelines.

B.

In the IBP-W and IBP districts, signage shall be consistent with Sections 18.116.035 and 18.116.036 and the approved design guidelines.

C.

Illumination. No sign shall be illuminated in a manner that would create aviation hazards of any kind, including but not limited to direct skyward projection, glare or mimicry of airport lights. Sign illumination will also be consistent with the approved design guidelines.

D.

Street signage shall be consistent with Napa County standards and the approved design guidelines.

(Ord. No. 1382, § 2, 6-4-2013)

Division VI. - Reviews and Approvals

18.66.320 - Process for review and approval of development plan and design guidelines.

Within the NP districts, the application and review procedures described in Chapter 18.136 (Zoning Amendment) shall apply to the approval of the development plan and design guidelines.

(Ord. No. 1382, § 2, 6-4-2013)

Chapter 18.68 - TP TIMBER PRESERVE DISTRICT

The TP district classification is intended to be applied to portions of assessor's parcels:

1.

Identified as timberland, as that term is defined in Government Code Section 51100(f), by the Napa County assessor pursuant to Government Code Section 51110.1, except those parcels which this board finds to be in the public interest to exclude from this zone; or

2.

The owners of which have petitioned this board pursuant to Government Code Section 51113 to zone as timberland preserve and which meet the criteria set forth in this chapter.

(Ord. 557 § 2 (part), 1978: prior code 12350)

The following uses shall be allowed in all TP districts without a use permit, but only if the use does not significantly detract from the use of the property for, or inhibit, growing and harvesting timber:

A.

Growing timber;

B.

Grazing; and

C.

The erection, construction, alteration or maintenance of gas, electric, water or communication transmission facilities, but only to the extent consistent with Section 18.120.010(A);

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 § 44, 1996; Ord. 557 § 2 (part), 1978: prior code 12351)

The following uses may be permitted in all TP districts but only upon grant of a use permit pursuant to Section 18.124.010 and, where applicable, Chapter 16.08 (commencing with Section 16.08.010), which shall be granted only if the proposed use does not significantly detract from the use of the property for, or inhibit, growing and harvesting timber:

A.

Harvesting timber;

B.

A use integrally related to the growing, harvesting and processing of forest products including, but not limited to, roads, log landings and log storage areas;

C.

Management for watershed;

D.

Management for fish and wildlife habitat or hunting and fishing;

E.

The erection, construction, alteration or maintenance of gas, electric, water or communication transmission facilities, but only to the extent consistent with Section 18.120.010(B);

F.

Noncommercial wind energy and conversion systems;

G.

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

H.

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 § 45, 1996; Ord. 757 § 6, 1983; Ord. 557 § 2 (part), 1978: prior code 12352)

The regulations shown for TP zoning in the schedule of zoning district regulations, Section 18.104.010, shall apply to each structure and to each use of land within the timber preserve district.

(Ord. 557 § 2 (part), 1978: prior code 12353)

18.68.050 - Criteria for TP classification—Costs to be borne by petitioner.

The criteria set forth below shall be met by each parcel to be rezoned as timberland preserve under this chapter. The costs incurred in meeting these criteria shall be for the account of the person petitioning to be zoned TP.

A.

A map shall be prepared showing the legal description or the assessor's parcel number of the property.

B.

A plan for forest management shall be prepared or approved as to content for the property by a registered professional forester. Such plan shall provide for the eventual harvest of timber within a reasonable period as determined by the preparer of the plan.

C.

The parcel shall currently meet the timber stocking standards as set forth in Section 4561 of the Public Resources Code and the forest practice rules adopted by the State Board of Forestry for the district in which the parcel is located, or the owner shall sign an agreement with the board of supervisors to meet such stocking standards and forest practice rules by the fifth anniversary of the signing of the agreement. If the parcel or parcels constitutes a "Christmas tree farm" it shall, in addition to any other stocking requirements to which it may be subject hereunder, be stocked with not less than one thousand trees per acre.

D.

The land area concerned shall be in the ownership of one person, as defined in Section 38106 of the Revenue and Taxation Code, and shall be comprised of a single parcel or contiguous parcels of not less than one hundred sixty acres or one quarter section; but if such parcel or parcels constitute a "Christmas tree farm" as defined in Section 18.08.140, the area criterion of this subsection shall not apply.

E.

The land shall be the third highest site quality class or higher under Section 434 of the Revenue and Taxation Code.

(Ord. 557 § 2 (part), 1978: prior code 12354)

Anything contained in this title to the contrary notwithstanding, provisions of this title inconsistent with the provisions of Chapter 6.7, Part 1, Division 1 of Title 5 of the Government Code shall not apply within the timber preserve zoning district or to rezoning of property from the timber preserve zoning district to a different zoning district. Without limiting the generality of the foregoing sentence, the provisions of Chapter 18.120 (Exceptions) shall not apply to land classified to the timberland preserve zoning district.

(Ord. 943 § 1, 1990: Ord. 557 § 2 (part), 1978: prior code 12355)

Chapter 18.72 - :B BUILDING SITE COMBINATION DISTRICT

The building site combination district (:B) classification is intended to be applied in land areas where existing or proposed development, topography, soil conditions or lack of availability of public facilities, utilities and services indicate a need for building sites of greater area than that required in the principal zoning district.

(Ord. 560 § 2 (part), 1978: prior code 12390.1)

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

Any use allowed without a use permit in the principal zoning district with which the:B zoning district is combined.

(Ord. 560 § 2 (part), 1978: prior code 12390.2)

The following uses shall be permitted in all:B zoning districts upon grant of a use permit pursuant to Section 18.124.010:

Any use permitted upon grant of a use permit in the principal zoning district with which the:B zoning district is combined.

(Ord. 560 § 2 (part), 1978: prior code 12390.3)

The minimum lot area required in the:B combination zoning district may vary within the district. In each case the minimum shall be indicated by a hyphen and a number following the:B in the district designation, and that number represents the minimum lot area in acres. Example: RS: B-5 indicates a residential single zoning district with a special building site combination zoning district where the minimum lot area is five acres.

(Ord. 560 § 2 (part), 1978: prior code 12390.4(b))

18.72.050 - Other regulations applicable.

A.

The regulations of the principal zoning district with which the :B zoning district is combined, as shown in the schedule of zoning district regulations, Section 18.104.010, shall apply to each structure and to each use of land within the :B combination zoning district, except as a different regulation may be shown therein for the :B combination zoning district, in which case the latter shall govern.

B.

Notwithstanding subsection A above, urban lot splits conforming to the requirements of Chapter 17.17 shall not be subject to the :B combination zoning district minimum parcel size.

(Ord. 560 § 2 (part), 1978: prior code 12390.4(a))

(Ord. No. 1495, § 30, 9-24-2024)

Chapter 18.80 - AC AIRPORT COMPATIBILITY COMBINATION DISTRICT* **

Sections:

18.80.010 - Intent of classification.

This combining district classification is intended to:

A.

Accommodate the orderly growth and development of public-use airports, defined as "public airports" by Public Utilities Code Section 21675;

B.

Apply standards to development in the vicinity of public-use airports which will:

1.

Limit physical, environmental, and operational obstructions to flight that may constitute hazards to aircraft or people on the ground,

2.

Limit the density of development so as to reduce the risks of damage to property or injury to persons in the event of an aircraft accident,

3.

Provide emergency landing opportunities where appropriate in accordance with the standards of the Napa County Airport Land Use Compatibility Plan (ALUCP),

4.

Reduce the adverse effects of aircraft noise and other aircraft-related impacts on land uses that may be sensitive to excessive noise;

C.

Avoid the construction of structures and establishment of uses that would be incompatible with the continued existence and planned expansion of a public-use airport;

D.

Provide notice to property owners, buyers and lessees of the existence of and normal operations of public-use airports in the vicinity;

E.

Consolidate, as much as possible, review of development for compatibility with public-use airports into existing county review processes.

(Ord. 1234 § 11 (part), 2004)

The:AC Combination District may be combined with any zoning district consistent with the purpose and provisions of this district. Regulations established by the:AC Combination District shall be in addition to the regulations of the principal zoning district with which they are combined, and in the event of a conflict between the two, the provisions of the:AC Combination District shall apply.

(Ord. 1258 § 5, 2005: Ord. 1234 § 11 (part), 2004)

The Angwin Airport - Parrett Field, has six Airport Compatibility Zones, each with varying Land Use Categories and Intensity Criteria. The Countywide Airport Land Use Compatibility Plan Chapter 4 Exhibit 4-1 Basic Compatibility Criteria, Angwin Airport - Parrett Field, adopted by the Napa County Airport Land Use Commission December 4, 2024, or as may be amended, shall apply in addition to the standards of the principal zoning district.

(Ord. No. 1511, § 1, 8-19-2025)

Editor's note— Ord. No. 1511, § 1, adopted August 19, 2025, amended the title of § 18.80.030 to read as herein set out. The former § 18.80.030 title pertained to ALUCP Zone E regulations.

The Napa County Airport has eight compatibility zones each with varying Land Use Categories and Intensity Criteria. The Countywide Airport Land Use Compatibility Plan Chapter 5 Exhibit 5-1 Basic Compatibility Criteria, Napa County Airport, adopted by the Napa County Airport Land Use Commission December 4, 2024, or as may be amended, shall apply in addition to the standards of the principal zoning district.

(Ord. No. 1511, § 2, 8-19-2025)

Editor's note— Ord. No. 1511, § 2, adopted August 19, 2025, amended the title of § 18.80.040 to read as herein set out. The former § 18.80.040 title pertained to ALUCP Zone D regulation.

Editor's note— Ord. No. 1511, § 3, adopted August 19, 2025, repealed § 18.80.050, which pertained to ALUCP Zone C regulations and derived from Ord. 1234, § 11(part), 2004).

Editor's note— Ord. No. 1511, § 4, adopted August 19, 2025, repealed § 18.80.060, which pertained to ALUCP Zone B Regulations and derived from Ord. 1234, § 11(part), 2004).

Editor's note— Ord. No. 1511, § 5, adopted August 19, 2025, repealed § 18.80.070, which pertained to ALUCP Zone A regulations and derived from Ord. 1234, § 11 (part), 2004).

The requirements of this chapter shall apply to any development requiring application for a general plan amendment, specific plan amendment, rezoning, variance, use permit, tentative parcel map, tentative subdivision map, or design review permit.

(Ord. 1234 § 11 (part), 2004)

A.

General. General plan amendments, specific plans, zoning or subdivision ordinance amendments, facility master plans, building regulations, or uses listed as Conditionally Compatible or Incompatibility as noted in the current Napa Countywide Airport Land Use Compatibility Plan, structure heights over applicable height limits within ALUCP compatibility zones, and Special Conditions Exception requests shall be referred to and reviewed by the ALUC, or designee(s), for a consistency determination prior to final approval.

B.

Process. When projects are referred to the ALUC, the following process shall be followed:

1.

The planning commission shall hold a public hearing and make a recommendation on the application and refer the project to the ALUC;

2.

The project shall be reviewed by the ALUC and the ALUC shall provide a ALUCP consistency determination. The ALUC may make recommendations to modify the project for consistency with the ALUCP;

3.

The county decision-making body shall then hold a public hearing and take final action on the project. If the ALUC finds the project to be inconsistent with the ALUCP, the board of supervisors may override that decision in accordance with state law.

(Ord. 1234 § 11 (part), 2004)

(Ord. No. 1511, § 6, 8-19-2025)

In addition to standard application materials, the applicant shall provide the following filing materials:

A.

A completed ALUC Referral Form.

B.

Property location data, including assessor's parcel number, street address, and subdivision lot number.

C.

An accurately scaled map depicting the project site location in relationship to the airport boundary and runway. Uses Not Normally Acceptable. For projects identified as being not normally acceptable, the applicant shall also address how their use has been appropriately designed to address identified criteria.

D.

A description of the proposed use(s), current general plan designation and zoning district, and the type of Major Land Use Action being sought from the Local Agency (e.g., zoning variance, special use permit, building permit).

E.

A detailed site plan and supporting data showing site boundaries and size; existing uses that will remain; location of existing and proposed structures, rooftop structures, landscaped areas, open spaces, and water bodies; ground elevations (above mean sea level); and elevations of tops of structures and trees. Additionally:

1.

For residential uses, the number of proposed dwelling units per acre (separately indicating any accessory dwelling units as defined by state law and local regulations).

2.

For nonresidential uses, the total floor area for each type of proposed use, the number of parking spaces, and the maximum number of people (employees, visitors/customers) potentially occupying the total site or portions thereof at any one time.

F.

Identification of any features, during or following construction, that would increase the attraction of birds or cause other wildlife hazards to aircraft operations at an airport or in its environs. Such features include, but are not limited to the following:

1.

Open water areas.

2.

Sediment pools, retention basins,

3.

Detention basins that hold water for more than forty-eight hours.

Artificial wetlands.

5.

Landscaping that provides wildlife shelter and food sources.

G.

Identification of any characteristics that could create electrical interference, confusing or bright lights, glare, smoke, or other electrical or visual hazards to aircraft flight.

H.

Any environmental document (initial study, draft environmental impact report, etc.) that may have been prepared for the project.

I.

Staff Reports regarding the project.

J.

Other relevant information that the ALUC or ALUC Executive Office determines to be necessary to enable a comprehensive review of the proposed major land use action.

(Ord. 1234 § 11 (part), 2004)

(Ord. No. 1511, § 7, 8-19-2025)

18.80.110 - Findings.

A.

Except as provided in subsection (C) of this section, the county shall make the following findings for a general plan amendment, specific plan, zoning or subdivision ordinance amendment, building regulations, or uses listed as Conditionally Compatible or Incompatible:

1.

The proposed project has been referred to the ALUC for a consistency determination; and

2.

The ALUC has determined that proposed project is consistent with ALUCP compatibility policies and standards.

B.

Design Review. In approving a design review permit for new development, the decision-making body must find that the building or structure has been designed to meet ALUC design requirements.

C.

Local Override. To override a determination by the ALUC that a proposed project or use is inconsistent with the ALUCP, the Board of Supervisors, by a two-thirds vote, must make specific findings defined by state law (PUC Section 21670) that the action is consistent with the purposes of the ALUC statute.

(Ord. 1234 § 11 (part), 2004)

(Ord. No. 1511, § 8, 8-19-2025)

Chapter 18.82 - AH AFFORDABLE HOUSING COMBINATION DISTRICT[[1]]

Footnotes:

--- ( 1 ) ---

Editor's note— Ord. No. 1321, § 1, adopted June 23, 2009, amended Ch. 18.82, in its entirety, to read as herein set out. Prior to inclusion of said ordinance, Ch. 18.82 pertained to similar subject matter. See also the Code Comparative Table and Disposition List.

This affordable housing combining district (:AH) classification is intended to:

A.

Implement the goals of the housing element of the Napa County general plan in regard to the construction of affordable housing by establishing development regulations for identified housing opportunity sites.

B.

Apply to Specified Priority Housing Development Sites identified in the Housing Element of the General Plan.

C.

Allow the construction of a variety of affordable housing types on Specified Priority Housing Development Sites.

D.

Establish maximum and minimum densities for the development of housing.

E.

Permit uses identified in this chapter as an alternative to the underlying zoning of the identified sites. Parcels may be developed in accordance with standards of the underlying zoning or in accordance with the standards set forth in this chapter but not both, except that all residential development must develop at a minimum density of twenty units per acre and maximum density of twenty-five units per acre on the 2023 Specified Priority Housing Development Sites.

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 8, 6-4-2024)

Unless the context requires otherwise, the definitions in this section shall govern the construction of the provisions of this chapter.

"Affordable rent," "affordable sales price," "low income households," "moderate income households," and "very low income households" are as defined in Section 18.107.230

"Specified Priority Housing Development Site(s)" means certain parcels identified for affordable housing development in the Housing Element of the Napa County General Plan.

The following parcels are designated as "2009 Specified Priority Housing Development Sites":

• Angwin Sites A and B (APN 024-410-007, 024-080-024)

• Moskowite Comer, Sites A, B, C, and D (APN 032-150-062, 032-150-063, 032-150-048, 032-150-047); and

• Spanish Flat, Sites A, B, C, D, E, and F (APN 019-261-038, 019-261-035, 019-261-026, 019-261-025, 019-262001, 019-050-003).

The following parcels are designated as "2023 Specified Priority Housing Development Sites":

• Spanish Flat (APN 019-261-040 and part of 019-261-041).

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 9, 6-4-2024)

18.82.030 - Affordability requirements.

A.

Residential ownership projects within the :AH Combination District shall include housing units available at an affordable sales price and sold to moderate-income households, as required by Section 18.107.080, and shall remain at those affordability levels for a minimum of forty years. Residential projects on 2023 Specified Priority

Housing Development Sites shall include twenty percent of their dwelling units in the project at an affordable sales price or affordable rent to low-income households and shall remain at those affordability levels for a minimum of forty years.

B.

All affordable units shall be constructed at a rate consistent with the construction of market rate units and shall be mixed throughout the development. Project phasing must be done in a manner that is proportionate to the overall mix of affordability levels.

C.

The applicant shall submit an affordable housing plan and enter into agreements with the county consistent with the provisions of Section 18.107.130 and Section 18.107.140. Replacement housing shall be provided as required by Government Code Sections 66300.5 et seq. or successor provisions.

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 10, 6-4-2024)

(Ord. No. 1495, § 31, 9-24-2024)

18.82.040 - Development standards.

A.

Where an applicant or developer of Specified Priority Housing Development Sites(s) elects to utilize the :AH Combination District over the underlying zoning, the development standards listed in Tables 1 and 2 below, where

applicable, shall apply. These development standards shall apply for all projects. Where use permit approval is required, Chapter 18.124 shall apply in addition to this chapter. In addition, the proposed development shall comply with the remaining provisions of this chapter, including but not limited to, the site density requirements set forth in Section 18.82.050, the required development allocation set forth in Section 18.82.060, and the mitigation measures set forth in Section 18.82.070.

B.

Table 1 sets forth the development standards for single-family development, which is defined as any residential development with two or fewer units on a single lot.

Single-family residential construction shall be subject to the development standards set forth in Table 1.

C.

Table 2 sets forth development standards for multi-family development, which is defined as any residential development with three or more units on a single lot.

Multi-family residential construction shall be subject to the development standards set forth in Table 2.

(Ord. No. 1321, § 1, 6-23-2009)

(Ord. No. 1495, § 32, 9-24-2024)

Only the Specified Priority Housing Development Sites are eligible for the :AH Combination District classification. Any development of the parcels identified in the :AH Combination District classification shall comply with the following applicable site densities and timelines for construction:

A.

A maximum number of units may be constructed within this combination district in each of the three areas identified below (Angwin, Moskowite Corner, and Spanish Flat) that are 2009 Specified Priority Housing Development Sites. The right to develop from the available pool of units shall be granted when a building permit is issued.

B.

Construction shall commence within one year of the issuance of a building permit or within any allowed extension on the 2009 Specified Priority Housing Development Sites; otherwise, the units reserved by the permit shall be returned to the potential pool of housing development for that area. Once building permits totaling the allowed number of units within the area have been issued, the combination district shall be considered exhausted for that particular area. Notwithstanding the foregoing, applications for proposed projects may be submitted and shall be processed on a first come, first served basis in the event that permits already issued have not been used within the time frames specified herein.

C.

Site density for the 2009 Specified Priority Housing Development Sites shall be as listed below:

1.

Angwin: Up to twenty-five dwelling units per acre may be allowed. The maximum combined number of units constructed on Parcels A and B shall not exceed a total of one hundred ninety-one dwelling units.

2.

Moskowite Corner: Up to ten dwelling units per acre may be allowed. The maximum combined number of units constructed on Parcels A, B, C, and D shall not exceed a total of one hundred dwelling units.

Spanish Flat: Up to twenty-five dwelling units per acre may be allowed. The maximum combined number of units constructed on Parcels A, B, C, D, E, and F shall not exceed a total of one hundred ten dwelling units.

D.

Site density for the 2023 Specified Priority Housing Development Sites shall be a minimum of twenty dwellings units per acre and shall not exceed twenty-five dwelling units per acre for all residential development, regardless of whether the AH: overlay is utilized.

(Ord. No. 1321, § 1, 6-23-2009)

(Ord. No. 1386, § 1, 12-10-2013; Ord. No. 1491, § 11, 6-4-2024; Ord. No. 1495, § 33, 9-24-2024)

Editor's note— Ord. No. 1491, § 12, adopted June 4, 2024, repealed § 18.82.060, which pertained to Required Development Allocation and derived from Ord. No. 1321, § 1, 6-23-2009.

18.82.070 - Compliance with mitigation measures.

A.

Development of the 2009 Specified Priority Housing Development Sites shall fully comply with the applicable mitigation measures identified in the Final Environmental Impact Report of the Napa County 2009 Housing Element Update dated April 22, 2009, and as set forth in Resolution No. 09-88 of the board of supervisors.

1 Potential impacts to biological resources would be mitigated to less than significant level by the implementation of development criteria BIO- I, 810-2, BIO-3, BIO-4, BIO-5 for the affected sites as noted on this graph.

B.

Development of the 2023 Specified Priority Housing Development Site shall fully comply with the mitigation measures AIR-I, AIR-2, AIR-3, BIO-I, BIO-2, BIO-3, BIO-5, CUL- 1, CUL-2, CUL-3, GEO-I, GHG-1, NOI-2, TRA-1, UTL-1 and UTL-2 identified in the Final Environmental Impact Report of the Napa County 2023 Housing Element Update dated January 24, 2023 and as set forth in Resolution No. 2023-18 of the Board of Supervisors.

(Ord. No. 1491, § 13, 6-4-2024)

Editor's note— Ord. No. 1495, § 34, adopted September 24, 2024, repealed § 18.82.080, which pertained to Design Criteria.

Projects proposed on Specified Priority Housing Development Sites and that meet: (a) the affordability standards set forth in Section 18.82.030; (b) the development standards set forth in Section 18.82.040; (c) the applicable density requirements identified in Section 18.82.050; and (d) the mitigation measures identified in Section 18.82.070, and all other applicable sections of this chapter, except as those requirements may be modified under

provisions of State Density Bonus Laws, require approval of a building permit, which shall be reviewed ministerially by the building official and director, without a discretionary permit or review that would constitute a "project" under the California Environmental Quality Act. Any subdivision of the sites shall be subject to all laws, including, but not limited to, Title 17 of the Napa County Code implementing the Subdivision Map Act. For projects that require approval of a tentative or parcel map under the provisions of Title 17, an application, including designated fees, shall be made to the department, and the project must receive approval of the map as specified in Title 17.

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 15, 6-4-2024)

(Ord. No. 1495, § 35, 9-24-2024)

18.82.100 - Site selection.

The Specified Priority Housing Development Sites were selected because they meet the following criteria:

A.

Parcels are located within the designated "urban bubbles" as shown on the Napa County land use plan.

B.

The sites do not have a general plan designation of agriculture, watershed and open space or agricultural resource.

C.

The sites are underutilized and retain a significant amount of development potential.

D.

The possibility exists for adequate sewer and water infrastructure to accommodate higher density development.

Additional parcels meeting this site selection criteria may be proposed and will be evaluated by the county for inclusion in the housing element of the Napa County general plan and :AH Combination District classification.

(Ord. No. 1321, § 1, 6-23-2009)

Except as otherwise provided in this code, no permits to develop housing in the :AH Combination District shall be issued without evidence of adequate sewer and water service to serve the proposed development, as evidenced by a "will serve" letter from a utility provider or as otherwise required or allowed by this code.

(Ord. No. 1321, § 1, 6-23-2009)