Napa County Municipal Code § 18.66.020 Establishment and location of Napa Pipe principal zoning districts

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 build-out 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 neighborhood-serving 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)