Chapter 17.14 — INDUSTRIAL DISTRICTS (IP, IL) (§ 17.14.010 – § 17.14.050)

In addition to the general purposes listed in Chapter 17.02, the specific purposes of the light industrial and industrial park districts include the following:

A.

To retain existing businesses that contributes to meeting Napa's strategic economic goals and serving Napa residents.

B.

To maximize use of Napa's limited industrial land supply for employment generating uses.

C.

To attract and expand industrial, technology, and region-serving office development that diversifies the local economy and produces higher wage jobs.

The additional purposes of each industrial district follow:

D.

Industrial Park (IP). The industrial park district implements the corporate park land use category of the General Plan and applies to the Napa Valley Corporate Park. It provides for manufacturing, warehousing, research and development, office, public and quasi-public uses, and similar compatible uses in a campus-like setting. Intensive industrial uses may be located in certain areas subject to the special design considerations and other criteria adopted for the Corporate Park. Certain retail and service uses are allowed for the convenience of area businesses. Consistent with the Corporate Park Specific Plan, development in this district shall have unifying design features and provide extensive landscaping. Design goals include an attractive appearance from nearby highways and a park-like streetscape. Performance standards insure that proposed uses are compatible with Napa's environmental goals, including retention of the Napa River in as natural a state as possible. Areas A and B within the industrial park district are zoned for professional and business offices, research and development and certain light industrial uses in enclosed buildings, and limited hotel accommodations and retail and service uses such as restaurants, convenience markets, banks and service stations primarily for area workers or business visitors.

Area C provides for a broad array of industrial manufacturing, assembly, processing, refining and/or packaging uses, research and development activities; industrial service uses such as machine shops and equipment repair, as well as office and outdoor storage uses typically associated with the above. Limited retail and service uses primarily for area workers or business visitors may also be allowed.

E.

Light Industrial (IL). This district implements the light industrial land use category of the General Plan and may also be applied in mixed use General Plan categories where there are existing or planned concentrations of light industrial uses. It provides for small-scale manufacturing, fabrication, packaging, storage, equipment repair, wholesale establishments and similar related uses. Also included are construction and maintenance yards, trade and technical training facilities, utility plants, and recycling centers and similar facilities.

eral Plan categories where there are existing or planned concentrations of light industrial uses. It provides for small-scale manufacturing, fabrication, packaging, storage, equipment repair, wholesale establishments and similar related uses. Also included are construction and maintenance yards, trade and technical training facilities, utility plants, and recycling centers and similar facilities.

Limited nonindustrial uses may also be allowed in appropriate locations at the discretion of the city including livework units and child care centers. This district is used in locations in relatively close proximity to existing developed areas, and contains provisions to mitigate potential impacts on abutting lots planned for residential uses.

Notes:

(O2003-12)

A.

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 Ch. 17.54, except as follows for IP:

1.

No parking shall be located within a required setback.

2.

Parking may be within a yard subject to providing a minimum five-foot landscaped area along the interior property line, (except where common access drives or parking are located along the interior property line of adjoining properties).

3.

All parking areas shall provide interior landscaping in accordance with Figure 20 of the adopted Bedford Park Specific Plan.

4.

IP-A truck loading facilities shall be alongside of or to the rear of the main building and screened. IP-B and IP-C loading areas may be provided at the front provided they are outside of required setbacks and are screened from the street with landscaped berms.

5.

Zoning requirements supersede and replace Specific Plan parking space requirements.

C.

Accessory Structures.

1.

In the IL district, accessory structures shall meet the same standards as for main buildings except that accessory structures such as walks or similar types of surfaced areas constructed at grade, parking (See subsection F), fences (See Ch. 17.52, Site and Use Regulations), and signs (See Chapter 17.55) may be located in setback areas.

In the IP districts, accessory structures shall meet the same standards as for main buildings, except that walks or similar structures constructed at grade may be located in setback areas; and in the IP-C district only,

communication dishes and similar communication structures may be up to 50 feet high provided a use permit is obtained for heights over 30 feet.

D.

Transitional Standards. Where development is proposed in the IL district on land which abuts residential RS, RI, or RT districts, 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.

E.

Screening of trash, outdoor storage and outdoor industrial activity areas. See Ch. 17.52 for outdoor storage screening requirements.

F.

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

G.

Landscaping.

1.

In the IL district, 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.

2.

In the IP district, all required landscape areas shall be landscaped in accord with a landscape plan conforming to Specific Plan landscape provisions and approved by the decision making body, 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.

H.

Street Trees. In the IL district, street trees may be required to be installed by the Community Resources Director in accordance with city standards. In the IP districts, street trees conforming to Specific Plan landscape provisions shall be provided.

I.

Building Materials and Design. In the IP districts, building materials and roof design shall conform to Specific Plan building design 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.

Airport Compatibility. Properties within Airport Land Use Compatibility Zones shall meet airport land use compatibility provisions described in Chapter 17.34.

L.

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

M.

Noise. See Section 17.52.310, Noise standards.

N.

Nuisances. In the industrial districts, development shall be conducted and maintained so that it does not cause noxious, toxic, corrosive or polluting fumes/gases/emissions as determined by air quality authorities; sewage that is difficult to treat as determined by Napa Sanitation District; or unacceptable fire or explosion hazard as determined by the Napa Fire Department.

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

New nonresidential structures, additions or 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 review. Residential development is subject to design review in accordance with Chapter 17.62. Signs require review in accordance with Chapter 17.55, Sign Ordinance. In general, industrial district design review shall be approved by the Community Development Director unless the project involves additional discretionary permits, in which case it shall be handled as part of the overall development application.

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