Chapter 17.20 — MU-G—GATEWAY MIXED USE DISTRICT (§ 17.20.010 – § 17.20.050)

Napa Zoning Code · 2026-06 edition · ingested 2026-07-06 · Napa

In addition to the general purposes listed in Chapter 17.02, the specific purposes of the Gateway mixed use district include the following:

A.

To provide an interim zoning district until a specific plan or similar plan is prepared for the area, utilizing the Soscol design and development guidelines and Gateway Vision concepts for general use, development and design direction. The zoning district continues to emphasize commercial, attached residential and mixed uses similar in most respects to other city community commercial districts.

B.

To anticipate and provide for future land use and circulation needs. Major changes are anticipated in this mixed use area, due to improvements that are part of the Napa River flood protection project, new high profile development downtown and the potential for change on the Expo site. Development should be designed to allow for future access and reuse of the Expo site. The rail corridor is being explored for possible future transit use and a station in the vicinity of Third Street and Soscol Avenue. The river frontage is being designed with natural floodplain terraces and a trail. Work on a vision for long term development has begun. This work builds on the Soscol design and development guidelines and implementing overlay district, adopted in 2000, that emphasizes a mix of commercial and residential uses in this district. The area's assets include its lengthy river frontage, prominent Soscol Corridor gateway to Downtown Napa, proximity to the Expo and downtown, and economic and housing potential. There is a need for a district identity and economic positioning.

C.

To assure an integrated development pattern and mix of commercial and residential uses with strong transportation connections within the area, to the river and to the rest of the city. Development should be designed to create and share public spaces and streets, with linkages within any project and to major adjacent sites and features. Residential bordering Soscol Avenue should be part of a vertical mixed use project. (O2003-12)

nt pattern and mix of commercial and residential uses with strong transportation connections within the area, to the river and to the rest of the city. Development should be designed to create and share public spaces and streets, with linkages within any project and to major adjacent sites and features. Residential bordering Soscol Avenue should be part of a vertical mixed use project. (O2003-12)

(O2003-12)
P = Permitted C = Conditional S = Specifc Standards Apply Blank = Not Allowed
Zoning Districts North of 6th
Street		 South of
6th Street		 Added Use Regulations
A. Commercial Uses
1. Animal care and sales
Zoning Districts North of 6th
Street		 South of
6th Street		 Added Use Regulations
--- --- --- ---
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 P
**2. Building materials and supplies, indoors *** *For accessory outdoor display
or sales, and accessory
outdoor storage see standards
Ch.
17.52
Brick, gravel, rock, concrete, tile and lumber
sales		 C
Equipment rental businesses C
Glass and window stores P
Hardware stores P
Paint and wallpaper stores P
Plumbing supply stores (and accessory service) C
3. Business sales and service
Locksmith P P
Ofce furniture sales and rentals P P
Ofce supply and equipment shops (incl.
accessory repair)		 P P
Printing and copy shops P P
4. Food and beverage service
establishments, stores
Food service establishments
With or without accessory serving of beer or
wine		 P P
With a bar, live entertainment or dancing C C
With drive-through use C C
Food and beverage stores, specialty
With or without accessory serving of beer or
wine		 P P
Bakeries, retail (with accessory food service) P P
Convenience markets C C
Grocery stores and supermarkets P* P* *C if >15,000 sf
Zoning Districts North of 6th
Street		 South of
6th Street		 Added Use Regulations
--- --- --- ---
Liquor stores C C
5. Motor vehicle sales and service
Sales, new or used vehicles (including repair
accessory to sales)		 C
Sales, parts and supplies (and accessory
service)		 C C
6. Personal services
Art, music, photographic studios P P
Barber shops, beauty salons, nail salons,
personal grooming		 P P
Check cashing, bail bond services C C
Dry cleaning, laundromats, laundries P P
Mail services P P
Shoe repair and shoe shine P P
Tailor/seamstress P P
Travel agencies P P
Weight loss establishments P P
7. Recreation facilities, commercial *See standards Ch.
17.52
Billiard/pool parlors* CS CS
Bowling alleys, skating rinks* CS CS
Game arcades, video arcades* CS CS
Health clubs/gyms C C
Health spas C C
Commercial recreation associated with Napa
River		 C C
8. Retail uses* *Permitted if use is <15,000 sf;
otherwise C
Antique stores P P
Appliance (and accessory repair) P P
Art, craft, music and photographic supply and
processing		 P P
Art galleries P P
Auctions C C
Zoning Districts North of 6th
Street		 South of
6th Street		 Added Use Regulations
--- --- --- ---
Beauty supplies P P
Bicycle stores P P
Books, magazines and stationery P P
Clothing P P
Department stores P P
Drug stores and pharmacies P P
Electronics sales (and accessory repair) P P
Farm supplies, feed and grain (excluding bulk
sale of pesticides, herbicides and fertilizers)		 C C
Florist P P
Gift P P
Gun shops C C
Health supplies P P
Home furnishings P P
Jewelry P P
Luggage and leather goods P P
Optical P P
Plant nurseries and garden supply C C
Pool, spa supplies P P
Second hand and pawn shops P P
Shoes P P
Shopping centers P P
Sporting goods, including rentals P P
Stamp and coin shops P P
Tobacco stores P P
Toy stores P P
Variety stores P P
Video sales and rentals P P
9. Visitor accommodations
Hotels, motels C* C* *Requires City Council
approval
Visitor information centers P P
Zoning Districts North of 6th
Street		 South of
6th Street		 Added Use Regulations
--- --- --- ---
B. Industrial Uses
"Boutique" food processing with retail sales C C
C. Ofces and Related Uses
1. Financial services
Banks, savings and loans, credit unions and
other fnancial institutions		 C C
Financial services ofces C C
2. Ofces (administrative, business and
professional)		 P P
D. Public and Quasi-Public Uses
1. General
Clubs and lodges, including for youth C C
Funeral and interment services C C
Parks, open space and recreation facilities,
including docks, piers, etc.		 C* C* *P if part of approved public
park plan or specifc program
approved by City Council
Public uses required by and planned as part of
the Napa River Flood Protection Project		 P P
Recycling centers >500 sf or as principal use C 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
2. Schools
Parochial, private C C
Public P P
Performing arts, art, martial arts, sports P* P* *C if open after 10 p.m. or
more than 18 students at any 1
time
Vocational, business trades P P
3. Transportation facilities
Parking facilities, commercial or municipal (5+
spaces)		 C C
Zoning Districts North of 6th
Street		 South of
6th Street		 Added Use Regulations
--- --- --- ---
Taxi stations C C
Transit or bus stations C C
E. Residential 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 attached and condominiums C C
Single-family detached C C
Multifamily residential C C
(O2003-12)
Mixed use developments consisting of
residential and other uses allowed in this district		 P** P** **Permitted if all uses are
permitted and no density
bonus or conversion of
residential; otherwise C
Condominium conversions of rental units CS CS
Group residential, including SROs CS CS See standards Ch.
17.52
See SRO standards Ch.
17.52
Live/work developments C C
Residential care facilities
Small (0-6 residents) P* P* *In residential units only
Large (7 or more residents) C* C*
2. Day care
Day care facility, child or adult (up to 14 children
or 8 adults)		 P* P* *In residential units only
Day care center (15 or more children or 9 or
more adults)		 C C
F. Accessory Structures and Uses See standards Ch.
17.52
Accessory structures and uses customarily
accessory to a permitted or conditional use and
contained on the same site		 P* P* *Residential accessory uses
are as described for the
residential districts
Automatic teller machines P** P** **C if drive through
Beekeeping PS PS
Cottage food operations PS PS
Fences and hedges PS PS
Outdoor display or sales PS PS
Zoning Districts North of 6th
Street		 North of 6th
Street		 South of
6th Street		 Added Use Regulations Added Use Regulations
--- --- --- --- --- ---
Outdoor storage (up to 5% of site) PS PS
Recycling/solid waste areas PS PS
Recycling facility, small PS PS
Satellite dishes PS PS
Signs PS PS See Ch.
17.55,Sign Ordinance
G. Other Uses
Conversions of residential rental units to
nonresidential uses		 CS CS See standards Ch.
17.52
Conversion of grocery stores, supermarkets and
convenience stores to other uses		 C C
Nonresidential condominiums CS CS See standards Ch.
17.52
Other similar permitted or conditional uses
found consistent with the General Plan and
applicable district pursuant to Chapter
17.06		 P/C P/C Determination as to whether
use is permitted or conditional
depends on requirements for
similar use
Temporary uses PS/CS PS/CS See standards Ch.
17.52
In existing buildings only: other permitted or
conditional uses listed in the Community
Commercial District on a short term, interim
basis until a specifc plan or similar plan is
adopted for the area.		 C C
(O2003-12; O2004-2; O2004-9; O2009-11; O2013-3, 5/21/13; O2014-3, 3/4/14; O2017-016, 12/19/17; O2019-001,
1/15/19)
Property Development Standards Entire Area Additional
Standards
FAR/density In accordance with General Plan
Height (feet) 40 (1)
Minimum lot area 10,000 square feet
Lot Width (feet) at front setback line 70
Lot Frontage (feet) at front property line 50
Front and side setback (feet) For sites located in Soscol Overlay, as
described in the guidelines. For other
sites:
30
15		 (2)
Arterial/collector
Property Development Standards Entire Area Additional
--- --- ---
Standards
FAR/density In accordance with General Plan
Height (feet) 40 (1)
Minimum lot area 10,000 square feet
Lot Width (feet) at front setback line 70
Lot Frontage (feet) at front property line 50
Front and side setback (feet) For sites located in Soscol Overlay, as (2)
described in the guidelines. For other
sites:
30
15
Arterial/collector
Property Development Standards Property Development Standards Entire Area Additional
Standards
--- --- --- ---
Local
Side yard NA (3)
Rear yard NA (3)
Notes:
NA = Not Applicable
(1) Minimum building heights are required for sites subject to Soscol guidelines, and height exceptions
may be permitted per the guidelines.
(2) May be reduced to 15 feet with Planning Commission design review approval.
(3) If land abuts a residential district, transitional standards described in Section
17.10.040 apply.

(O2003-12)

A.

Design Guidelines. New development shall use and address the objectives guidelines and standards of the Soscol development and design guidelines.

B.

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

C.

Accessory Structures. Accessory structures for residential uses shall meet standards in Chapter 17.52;

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

D.

Transitional Standards. Where development is proposed on land which abuts Residential 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, six-foot solid masonry walls, building setbacks/stepbacks and/or other effective techniques to address such impacts.

E.

Screening of Trash, Outdoor Storage. See Chapter 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. 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.

H.

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

I.

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.

J.

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

K.

Noise. See Section 17.52.310, Noise standards.

(O2003-12; 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 review in accordance with Chapter 17.62. 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)