Napa County Municipal Code Art. II Use Performance Standards

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

A. Compliance With Regulations; Safety Devices.

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

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

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

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

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

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

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

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

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

Nuisance performance standards in the IP district are as follows:

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

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

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

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

Maximum Sound Pressure Levels in Decibels re: 0.0002 dyne/cm

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

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

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

A. General Provisions.

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

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

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

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

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

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

(Ord. 1161 § 20, 1999)

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

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

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

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

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

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

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

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

(Ord. 1161 § 21, 1999)

A. Limited Outdoor Storage Permitted.

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

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

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

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

C. Improvement Standards.

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

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

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

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

2. (Reserved).

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

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

a. Setbacks;

b. Minimum lot dimensions;

c. Lot frontage;

d. Landscape requirements;

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

f. Parking;

g. Sign area.

B. Procedure.

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

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

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

b. The existing topographical features of the property;

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

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

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

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

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

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

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

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

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

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

m. A lighting plan with a unified design;

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

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

C. Approval Process.

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

D. Findings Required.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

(Ord. 1161 § 24, 1999)