Napa County Municipal Code Div. 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)

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)

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)