Napa County Municipal Code Div. 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)

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)

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)