Chapter 17.18 — MU-T—TANNERY BEND MIXED USE DISTRICT (§ 17.18.010 – § 17.18.040) — Napa Zoning Code

The specific purposes of the Tannery Bend mixed use district are to:

A.

Implement the mixed use General Plan designation, and objectives and intent of the Tannery Bend development and design guidelines through consistent zoning.

B.

Create a unique, vital mixed use district with a high quality, light industrial architectural character that combines live-work developments and attached residential uses with compatible small scale light manufacturing and processing, office and limited related commercial uses.

C.

Build upon the historic industrial waterfront character.

D.

Integrate with and enhance the surrounding neighborhood through provision of public access to and along the Napa River; active, river-oriented commercial uses along the riverfront; and low scale, compatible uses along the Coombs Street frontage.

E.

Provide a location for specialty food and beverage manufacturing, art and craft fabrication and other light manufacturing and related retail that is designed to be compatible with residential uses.

F.

Encourage location of active commercial uses along new streets interior to the site and along the riverfront. (O2003-12; O2004-1)

P = Permitted	C = Conditional	S = Specifc Standards Apply	S = Specifc Standards Apply	S = Specifc Standards Apply	S = Specifc Standards Apply	Blank = Not Allowed	Blank = Not Allowed	Blank = Not Allowed
Area A = within 40 feet of Coombs Street right-of-way
Area B = the interior area of the site
Area C = the ground foor area adjacent to and within 45 feet of the Napa River Floodwall
Area D = upper foor areas adjacent to and within 45 feet of the Napa							River Floodwall
Zoning District			Area A	Area B	Area C		Area D	Added Use Regulations
A. Residential and Related Uses
Zoning District	Area A	Area B	Area C	Area D	Added Use Regulations
---	---	---	---	---	---
1. Residential*
Single-family attached including condominiums	P	P		P	*Residential of 5+ units or equivalent in :FP food evacuation area see standards Ch. 17.38 See standards Ch. 17.52
Condominium conversion of rental units	CS	CS		CS
Mixed use developments consisting of residential and other uses allowed this district	P**	P		P	**Area A—Residential/ofce P; other uses C; Areas B and D—C uses require UP
Multifamily	P	P		P	*In residential units only
Live/work developments	P	P	C	P
Residential care facilities		P		P
Small (0-6 residents)	P*	P*		P*
Large (7 or more residents)	C*	C*		C*
2. Day care
Family day care home, child or adult (up to 14 children or 8 adults)	P*	P*		P*	*In residential units only
Day care facility (15 or more children; 9 or more adults)	C	C		C
B. Commercial Uses
1. Food and beverage service establishments, stores
Cocktail lounges, bar, nightclubs		C	C	C
Food service establishments
With or without accessory serving of beer or wine;	C	C	P	C
With a bar, live entertainment or dancing		C	C	C
Food and beverage stores, specialty
With or without accessory serving of beer or wine	C	C	P	C
Bakeries, retail (with accessory food service)	C	C	P	C
2. Personal service establishments
Zoning District	Area A	Area B	Area C	Area D	Added Use Regulations
---	---	---	---	---	---
Art, music, dance, photographic studios	C	P	P	C
3. Recreation facilities, commercial
Health clubs, gyms		C	C	C
River-related, environmental	C	C	P	C
4. Retail uses
Art, craft, music, photographic supply and processing	C	P	P	P
Art galleries	C	P	P	P
Retail sales of products produced on site, accessory	C	P	P	P
5. Visitor accommodations
Hotels, motels; small scale per guidelines	C*	C*	C*	C*	*Requires City Council approval
C. Industrial Uses
Manufacturing, assembly, processing, refning and/or packaging uses that meet identifed standards*		C		C	*All activities, storage are indoors; noise, dust, odor and other nuisance efects are confned to the industrial portion of the building; the use is encouraged, to provide limited on-site sale of products produced, occasional tours, or other ways to view the industrial process
Research and development uses meeting identifed standards*		C		C
D. Ofces and Related Uses
1. Financial services
Financial services ofces	P	P	C	P
2. Administrative, business and professional ofces	P	P	C	P
E. Public and Quasi-Public Uses
1. General
Clubs and lodges, including for youth	C	C	C	C	*P if part of an approved public park plan or specifc
Zoning District	Zoning District	Area A	Area A	Area B	Area B	Area C	Area D	Area D	Added Use Regulations
---	---	---	---	---	---	---	---	---	---
									program approved by City Council
Parks, open space and recreation facilities, including docks, piers, etc.		P/C*		P/C*		P/C*	P/C*
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	C
2. Schools
Parochial, private		C		C		C	C
Public		P		P		P	P
Performing arts, art, martial arts, sports				C		C	C
Vocational, business trades				C		C	C
3. Transportation facilities
Parking facilities, commercial or municipal (5+ spaces)		C		C		C
F. Accessory Structures and Uses
Accessory structures and uses customarily accessory to a permitted or conditional use and contained on the same site		P*		P*		P*	P*		*Residential accessory uses are as described for the RM district; nonresidential accessory uses are as described for ofce districts
Beekeeping		PS		PS		PS	PS		See standards Ch. 17.52
Cottage food operations		PS		PS		PS	PS
(O2003-12;O2004-1;O2013-3,5/21/13;O2014-3,3/4/14;O2017-016,12/19/17)
Property Development Standards	Area A		Area B		Areas C and D			Additional Standards
FAR/Density	See General Plan for FARs and densities applicable to property							See Ch. 17.52 for calculation of FARs and densities
Height (feet/stories)	30/2,**		50/4**		30/2***			*Or current height/distance for any preserved historic buildings
Minimum Lot Area (square feet)	Per development plan approval. Larger integrated developments encouraged							5-foot height bonus for subsurface parking *Setback applies to buildings
								landside of foodwall; any
Property Development Standards	Area A	Area B	Areas C and D	Additional Standards
---	---	---	---	---

P = Permitted	C = Conditional	S = Specifc Standards Apply	S = Specifc Standards Apply	S = Specifc Standards Apply
Lot Width/Frontage	Per development plan approval. Must provide adequate access and parking			variation to setback or height requires UP and may be permitted only if it expressly aids in meeting the overall objectives, concepts and intent of the guidelines
Front Setback (feet)	15*	15 from public streets	25 from river foodwall***
Side Setback	~	~	~	~In accordance with guidelines
Side Yard	~	~	~
Rear Yard	~	~	~

(O2003-12; O2004-1)

A.

Design Guidelines. Development shall be designed to meet the objectives, guidelines and standards of guidelines adopted for this mixed use district.

B.

Parking and Loading. On-site parking and loading shall be provided in accord with provisions of Chapter 17.54. Through a use permit, on street parking on new public streets interior to the site may count towards meeting onsite parking demand where clear evidence is provided that there will be no spillover parking impacts to the nearby neighborhood. Enlargement of any existing structure or use, or any change of occupancy or manner of operation that would increase the number of parking spaces required shall provide additional spaces for the enlargement or use intensification in accordance with the standards specified in Section 17.54.040.

C.

Accessory Structures. Accessory structures for residential uses shall meet standards in Chapter 17.52; nonresidential accessory structures shall meet standards for principal buildings. Walks or similar types of surfaced areas constructed at grade, fences (see Chapter 17.52 standards) and signs (see Chapter 17.55, Sign Ordinance) may be located in setback areas.

D.

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

E.

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

F.

Landscaping. All planting strips, yards, setbacks and other required open space areas shall be landscaped in

accord with an landscape plan approved by the decision-making body as part of the design review or other discretionary permit. All landscaping shall be maintained in a healthy, weed free condition. Landscape maintenance agreements with the city may be required on sensitive sites.

G.

Street Trees. Street trees may be required to be installed by the Community Resources Department in accordance with the design guidelines and city standards.

H.

Public Works Improvements. Curb, gutter, sidewalks, 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 standard specifications.

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

J.

Noise. See Section 17.52.310, Noise standards.

K.

Transition Standards. Where development is proposed on land abutting RM zoned land to the north, design review shall identify potential impacts of the proposed project on the residential use (e.g., noise, privacy, visual) and utilize landscaped buffers, solid masonry walls designed compatible with the project, building setbacks/stepbacks and/or other effective techniques to address such impacts.

(O2003-12; O2004-1; O2019-001, 1/15/19)