Napa County Municipal Code § 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)

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)

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, pre-cast/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;

3. 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.

1. 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.

1. 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.

1. 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)

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)