Chapter 17.10 — COMMERCIAL DISTRICTS (CL, CT, CC, DCC, DMU, DN, OBC) (§ 17.10.010 – §… — Napa Zoning Code

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

A.

To provide the city with a wide range of neighborhood, citywide and region-serving commercial uses.

B.

To promote appropriately located commercial businesses that provide local employment opportunities, generate tax revenue for the city, and/or strengthen the local economy.

C.

To enhance Napa's position as a visitor destination.

D.

To promote and encourage high quality design in new or remodeled commercial development.

The additional purposes of each commercial district follow:

E.

Local Commercial (CL). This zoning district implements the local commercial land use category of the General Plan. It provides primarily for a range of commercial uses serving daily needs of nearby residential neighborhoods, including retail and service uses, restaurants and banks. Office uses may be allowed in a small portion of the overall district, and residential and mixed use projects may also be permitted. These developments are smaller in size and architectural scale than other commercial districts, and provisions are included to reduce potential conflicts with adjacent residential districts. Neighborhood centers are to contain a mix of uses.

F.

Tourist Commercial (CT). This zoning district implements the tourist commercial land use category of the General Plan and may be applied in the mixed use category in areas where there are existing or planned concentrations of visitor serving uses. It provides for uses oriented toward tourists and other visitors to the community. The district encourages hotels and motels and their related amenities and recreational facilities. This district also includes community and visitor-serving retail commercial, entertainment, restaurants, service stations and similar compatible uses. Visitor-serving retail uses that emphasize viticulture, such as wineries and wine centers, are also appropriate.

G.

Community Commercial (CC). This zoning district implements the community commercial land use category of the General Plan and may be applied in the Mixed Use category in areas where there are existing or planned concentrations of commercial uses. It allows a broad range of community-serving commercial uses including retail and service uses, restaurants, banks, entertainment and offices. Residential uses may also be allowed as part of mixed use projects at appropriate locations. These areas include community shopping centers and established commercial areas along major streets. New commercial uses are encouraged to be developed in shopping center

configurations where appropriate or, on infill community commercial sites, in an integrated way with nearby commercial uses.

H.

Downtown Core Commercial (DCC). The Downtown Core Commercial zoning district generally includes properties on First Street from School Street to the Napa River and on Main Street from Fifth Street and the Napa Mill to Caymus Street, as depicted more precisely on the city's zoning map. The primary intent of this zoning district is to promote the continued development and revitalization of the pedestrian-oriented Downtown area that serves as Napa's unique shopping district, as a neighborhood hub for the residences surrounding it, and as the center of the Napa community.

The Downtown Core Commercial zoning district reinforces Downtown's identity as a compelling place for shoppers and visitors, requiring development that is in line with Downtown's traditions and preserving its historic heritage. The goal is to provide a mix of land uses (i.e., shops, restaurants, hotels and entertainment in designated areas) that will draw people Downtown during the day, evening and on weekends; develop an improved streetscape to offer visitors a pleasant pedestrian experience; and create a series of outdoor spaces to encourage public gatherings in the city center.

I.

Downtown Mixed Use (DMU). The Downtown Mixed-Use zoning district generally includes properties on the blocks surrounding the Downtown Core Commercial area from Clay and Pearl streets to the northern boundary of Downtown, and from Seminary and Church streets east to the Napa River and south to Third Street, as depicted more precisely in the city's zoning map. The Downtown Mixed-Use zoning district allows a broad mix of uses that is less intensive than in the Downtown Core Commercial area and more oriented to residents' daily needs. The Downtown Mixed-Use zoning district provides for retail uses; administrative and other offices; institutional, recreational, entertainment, arts and cultural uses; hotels and conference facilities; transportation facilities; and public and quasi-public uses that strengthen Downtown's role as the community's center. The Downtown MixedUse zoning district also encourages residential uses primarily as part of a mixed-use development. Stand-alone residential development may be permitted where it does not conflict with the land use policy direction, in order to provide continuous linkages in and around Downtown.

J.

Downtown Neighborhood (DN). The Downtown Neighborhood zoning district generally includes the blocks along the northern, southern and western edges of Downtown, as depicted more precisely in the city's zoning map. The Downtown Neighborhood zoning district creates a transition between the more intensive, commercially-oriented uses in the center of Downtown and the surrounding residential neighborhoods. This land use designation and zoning district provides for a compatible mix of residential uses; limited services; offices oriented to the provision of business and professional services; "live/work" spaces (where living space and work space are combined together into one unit); limited mixed residential/service and residential/office developments; and limited use of bed and breakfast inns and existing residences used as vacation rentals to encourage people to reside in Downtown and create "eyes on the street."

K.

Oxbow Commercial (OBC). The Oxbow Commercial zoning district applies to the eastern portion of Downtown generally between Soscol Avenue and the Napa River and north to River Terrace Drive, as depicted more precisely on the city's zoning map. The Oxbow Commercial zoning district allows for uses oriented to tourists such as hotels and their related amenities; recreational facilities; community and visitor-serving retail, commercial, entertainment and restaurants; and similar compatible uses in addition to live/work opportunities. (O2012 4, 5/15/12)

r and north to River Terrace Drive, as depicted more precisely on the city's zoning map. The Oxbow Commercial zoning district allows for uses oriented to tourists such as hotels and their related amenities; recreational facilities; community and visitor-serving retail, commercial, entertainment and restaurants; and similar compatible uses in addition to live/work opportunities. (O2012 4, 5/15/12)

	Table A—Commercial Districts	Table A—Commercial Districts
P = Permitted	C = Conditional	S = Specifc Standards Apply	Blank = Not Allowed
Zoning Districts	CL	CT	CC
---	---	---	---
A. Commercial Uses
1. Animal care and sales
Animal care facilities excluding exterior pens or runs	P*		P
Animal retail sales and supplies excluding exterior pens or runs	P*		P
Taxidermy shops			P
2. Building materials and supplies, indoors **
Brick, gravel, rock, concrete, tile and lumber sales			C
Equipment rental businesses	C		C
Glass and window stores	P*		P
Hardware stores	P*		P
Paint and wallpaper stores	P*		P
Plumbing supply stores (and accessory service)			P
3. Business sales and service
Locksmith	P*		P
Ofce furniture sales and rentals			P
Ofce supply and equipment shops (including accessory repair)			P
Printing and copy shops	P*	P**	P
4. Food and beverage service establishments, stores
Catering (with retail sales)	P		P
Cocktail lounges, bars, nightclubs	CS	CS	CS
Zoning Districts	CL	CT	CC
---	---	---	---
Food service establishments
With a bar, live entertainment, or dancing	CS	CS	CS
With drive-through use	CS	CS	CS
With or without accessory serving of beer or wine	P*	P	P
Food and beverage stores, specialty, with or without accessory serving of beer or wine	P*	P	P
Bakeries, retail (with accessory food service)	P*	P	P
Bakeries, wholesale (with accessory retail sales)			C
Convenience markets	C	C	P
Grocery stores and supermarkets	P***		P
Liquor stores	C	C	P
5. Maintenance and repair services
Small equipment maintenance and repair	P*		P*
Upholstery and similar service	P*		P*
6. Motor vehicle sales and service
Auto detailing	C		C
Car wash	C		C
Rentals	C**	C	C
Repairs, minor (tune-ups, brakes, batteries, tires, mufers, upholstery)	C***		C
Sales, new or used vehicles (including repair accessory to sales)			C
Sales, parts and supplies	P*		P
Service stations (including minor repair)	C	C	C
7. Personal service establishments
Art, music, photographic studios	P*	P	P
Barber shops/beauty salons, nail salons, personal grooming	P*	P	P
Check cashing, bail bond services	C		C
Zoning Districts	CL	CT	CC
---	---	---	---
Dry cleaning establishments, laundromats, laundries	P*		P
Mail services	P*		P
Shoe repair and shoe shine	P*	P	P
Tailor/seamstress	P*	P	P
Tattoo parlors			C
Travel agencies	P*	P	P
Weight loss establishments	P*		P
8. Recreation facilities, commercial
Billiard/pool parlors*	CS	CS	CS
Bowling alleys, skating rinks*			CS
Campgrounds and RV parks		C
Card room****			C
Game arcades; video arcades*	CS	CS	CS
Health clubs/gyms	C	C	C
Health spas	P**	P	P
Miniature golf		C	C
Other commercial recreation not listed herein	C	C	C
Theaters		C	C
Stadiums, arenas, amusement parks		C	C
9. Retail uses
Antique		P	P
Appliance (and accessory repair)	P*		P
Art, craft, music, and photographic supply and processing	P*	P	P
Art galleries	P*	P	P
Auctions			C
Zoning Districts	CL	CT	CC
---	---	---	---
Beauty supplies	P*	P	P
Bicycle (and accessory repair)	P*	P	P
Books, magazines and stationery	P*	P	P
Clothing	P*	P	P
Department stores			P
Drug stores and pharmacies	P*		P
Electronics sales (televisions, radios, computers, telephones, hearing aids, etc.) and repairs accessory to sales	P*		P
Farm supplies, feed and grain			C**
Florist	P*	P	P
Gift	P*	P	P
Gun shops			P
Home furnishings: furniture, lamps, upholstery, draperies, fooring, etc.	P*		P
Jewelry	P*	P	P
Luggage and leather goods	P*	P	P
Medical equipment and supplies	P		P
Optical	P*		P
Plant nurseries	C		C
Pool, spa supplies	P*		P
Second hand and pawn shops	C		P
Shoes	P*	P	P
Shopping centers	P**	P**	P
Sporting goods, including rentals	P*	P	P
Stamp and coin shops	P*	P	P
Tobacco stores		P	P
Toy stores	P*	P	P
Variety stores	P*	P	P
Video sales and rentals	P*	P	P
10. Visitor Accommodations
Hotels, motels		C*
Zoning Districts	CL	CT	CC
---	---	---	---
Bed and breakfast inns		CS
Conference and convention facilities**		C
Visitor information centers		P	C
B. Industrial Uses
Wineries and wine centers		C
"Boutique" food processing with retail sales	C	C	C
C. Ofces and Related Uses
1. Financial services
Banks, savings and loans, credit unions and other fnancial institutions	P*	C	P

	Table A—Commercial Districts	Table A—Commercial Districts
Financial services ofces	p	P**	P
2. Medical services (medical, dental, health-related services, accessory sales)
Clinics	C		C
Laboratories (excluding manufacture of pharmaceutical or other products for sale/distribution)	P*		P
Medical, dental, health-related ofces	P*		P
3. Ofces (administrative, business, and professional)	P	P*	P
D. Public and Quasi-Public Uses
1. General
Clubs and lodges, including for youth	C	C	C
Funeral and interment services	C		P
Other public/quasi-public uses of an administrative, educational, religious, cultural, communications or public service nature, including community care facilities not otherwise listed, and excluding corporation yards and warehouses	C	C	C
Parks, open space and recreation facilities, including docks, piers, etc.	C*	C*	C*
Recycling centers >500 sf or as principal use			C
Zoning Districts	CL	CT	CC
---	---	---	---
2. Schools
Parochial, private	C		C
Performing arts, art, martial arts, sports	P*	C	P*
Public	P	P	P
Vocational, business trades	P*		P
3. Transportation facilities
Parking facilities, commercial or municipal (5+ spaces)	C	C	C
Taxi stations		C	C
Transit or bus stations		C	C
E. Residential and Related Uses
1. Residential and mixed uses*	*Residential projects of 5+ units or equivalent in :FP food evacuation area see standards Ch. 17.38
Single-family detached	C		X
Single-family attached and condominiums	CS		X
Caretaker's residence		C
Condominium conversion of rental units	CS		CS
Group residential, including SROs	CS		CS
Live/work developments	C		C
Mixed use developments consisting of residential and other uses allowed in this district	P**	C***	P**
Multifamily residential	C		X
Residential care facilities
Small (0-6 residents)	P2		P2
Large (7 or more residents)	C2		C2
2. Day care
Zoning Districts	Zoning Districts	CL	CT
---	---	---	---
Accessory structures and uses customarily accessory to a permitted or conditional use and contained on the same site		PS*	PS*
Day care center (15 or more children or 9 or more adults)		C	C
Day care facility, child or adult (up to 14 children or 8 adults)		P*	P*
F. Accessory Structures and Uses
Automatic teller machines		P**	P**
Beekeeping		PS	PS
Cottage food operations		PS	PS
Fences and hedges		PS	PS
Outdoor display or sales		PS	PS
Outdoor storage (up to 5% of site)
Recycling facility, small		PS	PS
Recycling/solid waste areas		PS	PS
Satellite dishes		PS	PS
Signs		PS	PS
G. Other Uses
Conversion of grocery stores, supermarkets and convenience stores to other uses		C	C
Conversions of residential rental units to nonresidential uses		CS	P/CS*
Nonresidential condominiums		CS	CS
Other similar permitted or conditional uses found consistent with the General Plan and applicable district pursuant to Chapter 17.04		P/C	P/C
Temporary uses		PS/CS	PS/CS
	Table B—Downtown Specifc Plan Area
P = Permitted	C = Conditional
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
A. Retail
Appliance, including repair			PS
Art galleries	PS	PS	PS
Beer and wine, liquor stores	PS		PS
Convenience markets			PS
Department stores	PS	PS
Grocery stores and supermarkets	C	C	PS
Gun shop			PS
Medical equipment and supplies			PS

	Table A—Commercial Districts	Table A—Commercial Districts
Retail, Downtown (see Glossary)	PS	PS	PS
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level

Consignment, secondhand, pawn shops and thrift stores			PS
Sporting goods, including rentals	PS	PS	PS
Video sales and rentals			PS
B. Services
ATM, stand alone	C	PS	C
Bail bonds			C
Banks, savings and loans, credit unions and other fnancial institutions, with or without ATM	CS	CS	PS
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
Business support services, Downtown		P	P
Catering		C	C
Check cashing
Fitness centers/health clubs		PS	PS
Funeral services
Health services including chiropractic, acupuncture, reiki, physical therapy, occupational therapy		P	PS
Instructional services including performing arts, art, martial arts, sports, vocational and business trade schools		C	C
Laundry, dry cleaning			PS
Medical services		PS	PS
Palm readers and psychics		P	PS
Parking lots, private
Multi-level			C
Surface			CS
Parking lots, public			P
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
Personal services, Downtown	PS	P	PS
Pet grooming		P	PS
Professional, administrative or business ofces		P	P
Recycling, small collection facility			C
Repair and tailoring, including shoes		P	PS
Repair of small electronics and appliances		P	PS
Specialty transportation retail, touring services	PS		PS
Vehicle services			CS
Wine tasting facility, with or without associated retail sales	PS	PS	PS
C. Visitor Accommodations
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
Bed and breakfast inns			CS
Conference and convention facilities
Hotel	CS*	CS*	CS*
Vacation rentals			CS
Visitor information centers	P		P
D. Entertainment Uses
1. Inside Entertainment District
Primary entertainment use (i.e., performance theater, dance club)	C	C
Entertainment as joint use (i.e., restaurant with live music and dancing)	PS	PS
Entertainment as incidental use	PS	PS
Outdoor entertainment	CS	CS
2. Outside Entertainment District
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
Primary entertainment use (i.e., performance theater, dance club)	CS	CS	CS

	Table A—Commercial Districts	Table A—Commercial Districts
Entertainment as joint use (i.e., restaurant with live music and dancing)	CS	CS	CS
Entertainment as incidental use	PS	PS	PS
Outdoor entertainment	CS	CS	CS
Movie theaters	C	C	C
Miscellaneous entertainment/recreation	CS	CS	CS
E. Food Service and Drinking Establishments
Cocktail lounges, bars, nightclubs	CS	CS	CS
Food service	PS	PS	PS
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level

Restaurants with drive- through
F. Food and Beverage Production
Bakeries, wholesale (with accessory retail sales)	PS	PS	PS
Boutique and specialty food and beverage service, with or without production, limited	PS	PS	PS
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level

G. Public and Quasi- Public Uses
Assembly halls, clubs and lodges, including for youth		C	C
Parks, open space and recreation facilities, including docks, piers	C		C
Cultural, educational, religious and related facilities, including schools, libraries, museums	PS	PS	PS
Train depot
Public utility and safety facilities, including corporation or storage yards, pump stations, telecommunication facilities, utility substations, storm drainage ponds, water tanks, utility distribution facilities, police, fre or paramedic	C	C	C
H. Residential and Related Uses
Single-family, detached			C
Single-family, attached		CS	CS
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
Multifamily, residential		P	P
Mixed-use developments, residential and other uses allowed in district	PS*	PS	PS
Group residential, including SROs			CS
Live/work developments		CS
Residential care facilities		C	C
Day care facility, child or adult (up to 14 children or 8 adults)		P	P
Day care center (15 or more children or 9 or		C	C
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
more adults) or community care facilities
Accessory structures and uses customarily accessory to a permitted or conditional use and contained on the same site			PS
I. Accessory Structures and Uses
Cottage food operations	PS	PS	PS
Outdoor display or sales	PS		PS
J. Other Uses
Conversions of residential structures from nonresidential uses to residential uses		P	P
Conversion of grocery stores, supermarkets and convenience stores to other uses			C
Conversion of rental unit to condominium		CS	CS

	Table A—Commercial Districts	Table A—Commercial Districts
Fences and hedges	PS	PS	PS
Nonresidential condos	CS	CS	CS
Satellite dishes	PS	PS	PS
Signs	PS	PS	PS
	DCC	DCC	DMU
---	---	---	---
	ground level	upper levels	ground level
Temporary uses	PS/CS	PS/CS	PS/CS

(O2012-4, 5/15/12; O2013-1, 3/19/13; O2013-3, 5/21/13; O2014-3, 3/4/14; O2015-13, 11/3/15; O2017-016, 12/19/17; O2020-009, 6/23/20)

NA = Not Applicable

Property Development Standards	Property Development Standards	CL	CT	CC	Additional Standards
Floor area ratios (FARs) and densities		See General Plan for FARs and densities applicable to property			See Ch. 17.52 for calculation of FARs and densities
Height (in feet)		30	40	40
Minimum lot area (sq. ft)		5,000	10,000	10,000
Lot width (feet) at front setback line		50	70	70
Lot frontage (feet) at front property line		50	50	50	(1)
Front setback (feet)
Arterial or collector		30	30	30	(2)
Local street		15	15	15
Side setback (feet)
Arterial or collector		30	30	30	(2)
Local street		15	15	15
Side yard (feet)		NA	NA	NA	(3)
Rear yard (feet)		NA	NA	NA	(3)
Notes:
(1)	In the CL, CT and CC Districts, lot frontage may be reduced to 40 feet for lots with divergent lot lines, such as those that front on the bulb of a cul-de-sac or a sharply curved street.
(2)	In the CL, CT and CC Districts, front and side setbacks may be reduced to 15 feet with design review when the reduction improves the overall site design, design of the building or better integrates the building with its site and surroundings.
(3)	Commercial district development proposed on land that abuts a residential district is subject to transitional standards described in Section 17.10.040.
See Chapter 17.52 (Site and Use Regulations) for additional regulations pertaining to agricultural bufers, creeks and watercourses, historic preservation, noise, outdoor storage, recycling areas, wetlands, and other site development standards.

(O2012-4, 5/15/12)

Design Guidelines. Design guidelines shall be referred to where applicable.

B.

Parking and Loading. On-site parking and loading shall be provided in accord with provisions of Chapter 17.54. C.

Accessory Structures. Accessory structures shall meet the same standards as for principal buildings. Walks or similar types of surfaced areas constructed at grade, parking (See subsection G of this section), fences (See Chapter 17.52, Site and Use Regulations) and signs (See Chapter 17.55, Sign Ordinance) may be located in setback areas.

D.

Properties located within the boundaries of the Downtown Specific Plan shall comply with the requirements set forth in Section 4.7 (Property Development Standards) of the Downtown Specific Plan.

E.

Transitional Standards. Where development is proposed on land which abuts residential RS, RI, or RT District lands, the standards below shall be observed:

1.

Front and side setbacks shall be those required in the adjacent residential district, except when properties abut along rear lot lines.

2.

Design review shall identify potential impacts of the proposed project on the residential use (e.g., noise, privacy, visual) and utilize landscaped buffers consisting of a mix of trees and shrubs, solid masonry walls designed compatible with the project, building setbacks/stepbacks and/or other effective techniques to address such impacts.

F.

Screening of Trash, Outdoor Storage. See Chapter 17.52 for outdoor storage screening requirements. G.

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

H.

Landscaping. All planting strips, yards, setbacks and other required open space areas shall be landscaped in accord with a landscape plan addressing city standards, approved by the decision-making body as part of the design review or other discretionary permit. Parking may be located in the front setback provided a minimum of 15 feet is landscaped. All landscaping shall be maintained in a healthy, weed-free condition. Landscape maintenance agreements with the city may be required on sensitive sites.

I.

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

J.

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.

K.

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

L.

Noise. See Section 17.52.310, Noise Standards.

(O2003-12; O2012-4, 5/15/12; O2019-001, 1/15/19)

New nonresidential or mixed use structures, additions and exterior remodels, or the subdivision of any lot shall require design review as described in Chapter 17.62 (Design Review Permits). The painting of walls with murals,

wall graphics or unusual paint colors incompatible with their context also requires design review. Residential development is also subject to 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)