Chapter 17.08 — RESIDENTIAL DISTRICTS (RS, RI, RT, RM) (§ 17.08.010 – § 17.08.060)

In addition to the general purposes listed in Chapter 17.02, the specific purposes of the residential zoning districts include the following:

A.

To provide a wide variety of housing opportunities in terms of housing types, sizes and densities.

B.

To provide new development which respects and complements the existing neighborhood character. C.

To encourage new residential development compatible with environmental site constraints.

D.

To provide opportunities for day care facilities, residential care facilities, religious institutions and limited other uses considered to be compatible and desirable land uses within residential neighborhoods.

E.

To provide on-site recreational amenities for residents.

The additional purposes of each residential zoning district follow:

F.

Single-Family Residential (RS). This district implements the single-family residential category of the General Plan and applies to areas intended to develop into a single-family detached unit pattern. RS areas typically include custom home subdivisions on hillsides or constrained sites, and post war tract subdivisions, which usually have uniform platting patterns, setbacks and building types. This district provides opportunities for low density

detached single-family homes, accessory dwelling units, clustered and planned developments, mobile homes, manufactured housing and compatible uses such as day care and smaller residential care facilities. Bed and breakfast inns, and public and quasi-public uses may also be allowed in appropriate locations at the discretion of the city.

G.

Single-Family Infill (RI). This district implements the single-family infill category of the General Plan and applies in areas that are primarily of single-family detached housing, although duplexes, triplexes and attached single-family homes also exist and may be permitted. RI areas include subdivisions typically with regular lot patterns, varied designs and a limited mix of unit types. Where there is an established neighborhood character, new development should respect that visual character, especially as viewed from the street. This district provides for low density

detached and attached single-family homes, accessory dwelling units, clustered and planned developments, duplexes and triplexes, mobile homes, manufactured housing, and compatible uses such as day care and smaller residential care facilities. Bed and breakfast inns, and public and quasi-public uses may also be allowed in appropriate locations at the discretion of the city.

H.

Traditional Residential Infill (RT). This district implements the traditional residential infill category of the General Plan and applies to the historic neighborhoods of Napa that have developed with a variety of residential building types and densities. Review of historic properties and most new development is to ensure that that new development will complement the existing neighborhood and its design characteristics. Flexibility in street setbacks and yards is permitted to provide compatible design. This district provides for low density detached and attached single-family homes, accessory dwelling units, clustered and planned developments, duplexes, triplexes, manufactured housing, group residential, livework housing and similar compatible uses such as day care and larger residential care facilities. Bed and breakfast inns, and public and quasi-public uses may also be allowed in appropriate locations at the discretion of the city.

I.

Multifamily Residential (RM). Applied in multifamily residential General Plan categories and mixed use categories where there are existing or planned concentrations of multifamily uses, this district provides opportunities for a mix of predominantly attached residential development patterns. Higher densities (more than 15 units/acre) are generally located near thoroughfares, transit corridors, services and employment. Design standards are incorporated into the RM district to provide compatible transitions between higher density residential development and abutting lower density residential uses. This district provides for medium and higher density multifamily apartments, single-family attached and detached units, group residential, live-work housing, larger residential care facilities, and similar compatible uses such as day care. Existing mobile home parks are considered to be conforming uses. Bed and breakfast inns and public and quasi-public uses may also be allowed in appropriate locations at the discretion of the city.

(O2008 12; O2017-007, 3/7/17)

(O2003-12; O2004 9; O2013-3, 5/21/13; O2014-3, 3/4/14; O2015-13, 11/3/15; O2017-007, 3/7/17; O2019-001, 1/15/19)

N/A = Not Applicable

Single-Family Residential (RS), Single-Family Infill (RI), Traditional Residential Infill (RT), and Multifamily Residential (RM) Districts are combined on the zoning map with the following development standards, based on General Plan density ranges and neighborhood development patterns.

Notes:

property comprising those two lots may be subdivided and developed as up to four smaller homes (up to 1,200 square feet) on up to four smaller lots. Two smaller homes may be designed to have the appearance of one larger home where appropriate to maintain the neighborhood character. (3) Also see standards for setbacks along new private and certain public streets (Section 17.52.440). (4) Single-family attached and detached in RM districts shall comply with the condominium standards in Section 17.52.080. See Chapter 17.52 (Site and Use Regulations) for additional regulations pertaining to agricultural buffers, creeks and watercourses, historic preservation, wetlands and other site development standards. See Chapter 17.56 (Administrative Exceptions) for limited adjustments to zoning standards. (O2003-12; O2004 14; O2008 12; O2011 6; O2012 2, 2/21/12; O2015-11, 9/15/15) A. Design Guidelines. Design guidelines shall be utilized as applicable. B. Parking. On-site parking and loading shall be provided in accord with Chapter 17.54. C.

Accessory Structures. Accessory structures shall meet standards described in Chapter 17.52.

D.

Transitional Standards. RM District properties abutting other R districts shall meet the following standards: 1.

Buildings two or more stories in height shall meet side yard requirements by setting the building in 10 feet from the side property line; the third story may be stepped back. Second or higher story decks shall not encroach into the side yard.

2.

A landscaped buffer shall be incorporated into affected side and rear yard areas to address privacy concerns. 3.

Fencing or walls shall be required along abutting side and rear yards in materials and design compatible with the project.

4.

The above requirements may be waived or modified by the decision-making body if the abutting property is devoted to nonresidential use, if the location or design of existing development is such that the above

requirements are not necessary to provide an appropriate transition, or if an alternative design provides a superior transition.

E.

Rooftop Equipment. Rooftop equipment for multifamily projects shall be screened and integrated into building architecture. Screens shall not disproportionately increase the mass of the building.

F.

Landscaping. Except for single-family dwellings and accessory uses developed as permitted uses, all planting

strips, yards, setbacks and other required open space areas shall be landscaped in accord with an landscape plan addressing city landscape standards, approved by the decision making authority as part of the design review or other discretionary permit. All landscaping shall be maintained in a healthy, attractive condition. Landscape maintenance agreements with the city may be required on sensitive sites.

G.

Street Trees. Street trees in the right-of-way may be required to be installed by the Community Resources Director in accordance with city standards.

H.

Public Works Improvements. Curb, gutter, sidewalk, street, drainage, utility undergrounding and similar improvements may be required to be installed by the Public Works Director in accordance with Policy Resolution 27 or Public Works Department standard specifications.

I.

Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and abutting residential properties.

J.

Noise. See Section 17.52.310, Noise standards.

K.

Property Management. Residential rental property shall comply with NMC Sections 8.16.015(B), (C) and (D) regarding property management.

(O2003-12)

A.

Environmental Constraints. In accord with General Plan policies, the City Council may, at its discretion, approve projects with densities less than the minimum when it finds it necessary to protect environmental resources or mitigate the risks associated with physical hazards such as landslides, faults, etc. The City Council may also authorize, by use permit, a reduction for such purposes when requested by an applicant. However, in either case, design alternatives should be explored by the project applicant prior to the density reduction.

B.

Neighborhood Character. Conserving the character of existing neighborhoods and their diversity of housing types are strong policy emphases of the General Plan. These policies mean that new development should utilize quality, innovative designs which "fit" with the adjacent neighborhood. Design solutions should be the primary approach, rather than density reductions; however, the City Council retains the authority to authorize, by use permit, a density below the minimum if design solutions are unable to complement and support neighborhood character.

C.

Multifamily Residential Districts. Projects with densities less than the minimum may be permitted in certain other limited circumstances on sites classified multifamily residential by the General Plan where existing building(s) create physical site constraints to achieving minimum densities. The following describe these special circumstances:

1.

Multifamily residential lots less than 10,000 square feet in size with at least one existing dwelling are presumed to have substantial physical constraints and minimum density requirements shall not apply.

2.

Densities on multifamily residential lots between 10,000 and 20,000 square feet in size and with at least one existing dwelling may be reduced by use permit when the City Council determines that existing site development creates substantial constraints to achieving minimum densities. Factors to be used in determining whether substantial constraints exist include an appraisal or market comparison indicating at least a 1:1 improvement to land value; location of the existing building(s) on the lot; and existing building site coverage (15% or greater). Design alternatives shall be explored by the project applicant prior to a request for a density reduction.

3.

Multifamily residential lots greater than 20,000 square feet in size where existing site development exceeds 50% of the current General Plan density range are presumed to have substantial physical constraints and minimum density requirements shall not apply, as long as the site is not listed in Housing Element Appendix C. If it is listed in Appendix C, a use permit shall be required for any density reduction.

D.

Finding. Prior to permitting a density reduction by use permit as described in the preceding subsections (A), (B), (C)(2) or (C)(3) of this section, the city shall find that the remaining sites in the Housing Element are adequate to accommodate the jurisdiction's share of the regional housing need pursuant to Section 65584; or if not, that it has

identified sufficient additional, adequate and available sites with an equal or greater residential density in the jurisdiction so that there is no net loss of residential unit capacity.

(O2003-12)

All subdivisions, signs, new dwellings, and upper story additions shall require design review, as described in Chapter 17.62 (Design Review Permits). Nonresidential development shall also require design review in accordance with Chapter 17.62. Signs require review in accordance with Chapter 17.55, Sign Ordinance. (O2003-12; O2019-001, 1/15/19)