Chapter 17.26 — MP—MASTER PLAN DISTRICT, GENERAL (§ 17.26.010 – § 17.26.120)

Master Plans may be utilized in any General Plan land use category to implement the goals and policies of the General Plan. The specific purposes of the Master Plan (MP) district are to:

A.

Promote and encourage cluster development on large sites (typically larger than 10 acres in size) to avoid sensitive areas of property and provide a mechanism for establishment of open areas in land development; B.

Design the site as a whole, rather than incrementally;

C.

Encourage innovative design on large sites by allowing flexibility in property development standards; D.

Accommodate various types of complex, mixed use, phased developments; E.

In mixed use land use categories, to apply policies and general zoning standards associated with mixed use; F.

Enable governmental bodies to receive information and provide an integrated response to immediate and longrange impacts of such developments;

G.

When applied to properties in advance of adoption of a property-specific master plan, to alert individuals to the requirement for preparation of a master plan.

(O2003-12)

The requirement for a site specific Master Plan may alternatively be met by a Specific Plan meeting the requirements of Section 65451 of the Government Code.

(O2003-12)

No use other than an existing use shall be permitted in an MP district unless allowed pursuant to a valid Master Plan. Any permitted or conditional use authorized by this title may be included in an approved Master Plan, consistent with the General Plan land use designation(s) and densities or intensities for land within the MP district. The MP zoning approval shall establish the range of allowable land uses for the development, and whether future uses shall be permitted or conditional.

(O2003-12)

A.

Residential Density. The total number of dwelling units in an MP district shall not exceed the maximum number permitted by the General Plan. Density bonuses may be considered consistent with General Plan policies and state law.

B.

Nonresidential Intensity. Nonresidential development in an MP district shall not exceed floor area ratios as specified in the General Plan.

C.

Other Development Regulations. Other development regulations shall be as prescribed by the Master Plan. (O2003-12)

The City Council may rezone properties to a general MP Master Plan district requiring subsequent site specific Master Plans. An application to reclassify property to MP with a site specific Master Plan, or to provide the site specific Master Plan for development shall be initiated by a property owner or authorized agent. If the property is not under single ownership, all owners shall join in an application initiated by property owners, and a map showing the extent of ownerships shall be submitted with application materials.

(O2003-12)

A.

Process. Applications for rezoning property to MP shall be filed and processed in accordance with Chapter 17.66 (Amendments). If the property is already zoned MP, an approved site specific Master Plan is required to develop the property.

B.

Application. Applications for privately initiated Master Plans shall be initiated by submitting the following information to the Community Development Department: a completed application form, signed by the property owner(s) or authorized agent, accompanied by the required fee deposit, and any other information, plans or maps required by the Community Development Director. Standard information required for a Master Plan application is listed below in Section 17.26.070.

C.

Pre-Application Review. Prior to submitting a Master Plan to the city for approval, a pre-application review is required. A letter of intent and sketch plan showing the site context and general arrangement and design of all proposed land uses shall be submitted along with an analysis of how the project has responded to its site and surroundings. This provides a mechanism for early review to determine which General Plan goals, policies and programs are applicable and need to be addressed, and to provide preliminary design advice to facilitate plan preparation. The Community Development Director shall meet with the applicant within 30 days following the submittal of the letter of intent, sketch plan and analysis.

(O2003-12)

In addition to the plans and materials required to accompany an application for a zoning map amendment in accord with Chapter 17.66 (Zoning Amendments), an application for rezoning to an MP district shall include a Master Plan incorporating the information described below:

A.

Districts Map. A map showing proposed district boundaries and the relationship of the district to uses and structures and streets within a minimum 300-foot radius of the district boundaries.

B.

Site Context Map. A map or aerial photo of the proposed district and at least 300 feet beyond its boundary showing sufficient topographic data to clearly indicate the character of the terrain, ridgelines and creeks; the type, location and condition of mature trees and other natural vegetation, and the location of existing development. C.

Land Use. The proposed pattern of land use, with acreage, residential density and/or commercial intensity calculations. This shall include the total square footage of each type of nonresidential uses proposed in order to assess parking and traffic impacts.

D.

Site Plan. A site plan showing proposed street and lot patterns, pedestrian and bicycle connections, the location of all proposed buildings, structures and other general site improvements.

E.

Development Standards. A description of proposed setbacks, yards, height limits and other development standards.

F.

Improvements. A plan showing location, grades and widths of all streets; location and size of utilities, drainage structures, parking areas; walkways; and other improvements.

G.

Parking. Conceptual parking plan showing proposed parking layout and provisions for bicycle parking/storage. H.

Topography. A topographical map with slopes, if applicable, and grades of proposed streets. I.

Geotechnical data as required by the Public Works Department.

J.

Traffic study as required by the Public Works Department. K.

Open Space. Description of all open space and/or undeveloped areas, and a statement indicating their intended disposition (i.e., deeded to property owners, etc.).

L.

Subdivision Map. Proposed subdivision map if property is proposed to be subdivided. M.

Phasing plan, if any.

N.

Other information as may be prescribed by the Community Development Director. An application for a Master Plan may be accompanied by an application for design review. If the Master Plan is not accompanied by a design review application, the following preliminary design information shall also be submitted as part of the Master Plan application:

1.

Design standards and criteria to be used in assessing future applications consistent with city design guidelines and standards; or

2.

Preliminary architectural elevations of proposed buildings and structures and conceptual landscape plans; 3.

Preliminary grading plan;

4.

Site photographs showing site and neighboring properties. (O2003-12)

A decision by the City Council to rezone property to the MP district and/or to approve a Master Plan shall be based on the following set of findings:

A.

The Master Plan is consistent with the General Plan and other city plans or policies that apply to the property. B.

Any residential development shall constitute a residential environment of sustained desirability and stability that responds to its context.

C.

Any nonresidential uses shall be appropriate in area, location and overall planning for the purpose intended, and the design and development standards shall create a nonresidential environment of sustained desirability and stability that respond to their context.

D.

The applicant demonstrates that public facilities are provided to serve the anticipated population. E.

The motor vehicle, bicycle and pedestrian traffic system provides adequate area and on-site connections for circulation needs and public safety.

F.

For sites in mixed use land use categories, that General Plan mixed use goals and policies, and objectives of the general mixed use regulations in Chapter 17.52 have been met.

(O2003-12)

Applicants shall use standard zoning districts as a guide for the format of the MP zoning district. MP zoning approvals shall include a purpose statement, the range of permitted and conditional land uses, development standards including, but not limited to, residential densities and nonresidential floor area ratios, height limits, lot areas, setbacks and yards. They shall also include a text summary of the approved Master Plan, including anticipated land uses, e.g., number and type(s) of residential units and building square footage devoted to each type of nonresidential use, parking, circulation, open space areas, outdoor amenities, and any other critical components of development approval.

Unless specified otherwise in the MP district, generally applicable zoning standards contained in Chapters 17.52 (Site and Use Regulations) and 17.54 (Parking) and any applicable overlay districts shall apply. Individual use permit(s) may be required to establish specific uses.

(O2003-12)

Site specific Master Plans or Specific Plans providing for development of MP districts shall be effective on the same date as the ordinance by which they are approved. MP zoning districts shall expire only upon rezoning to another zoning district. If no action has been taken on an approved Master Plan within five years of its approval (or other timeframe specified by the approval), the city may initiate rezoning of the property. (O2003-12)

The MP district shall identify how zoning district regulations shall be implemented. Unless specified otherwise in the MP district, zoning ordinance general provisions contained in Chapters 17.02 (Introductory Provisions), 17.04 (Organization, Applicability, Interpretation and General Administration), 17.06 (Definitions) and administrative regulations contained in Chapters 17.56 through 17.72 (Administrative Use Permits; Use Permits; Variances; Exceptions; Design Review; Zoning Amendments; General Permit Process; Public Hearing Notice and Procedure; Appeals; Enforcement) shall be utilized to implement the MP district. (O2003-12)

An MP district shall be noted by the designation "MP." MP districts with approved Master Plans shall be noted by the designation "MP" followed by the ordinance number (e.g., MP O2003 40). (O2003-12)

Chapter 17.28 MP O2006 17—GASSER MASTER PLAN DISTRICTS (§

In addition to the general purposes listed in Chapter 17.02, the specific purposes of the Gasser Master Plan districts are:

A.

To develop the Gasser Master Plan site as a high quality, sustainable development capable of being phased that supports the economic, housing and public service needs of the community.

B.

To protect sensitive wetland and creek habitat areas in the district and facilitate public access to open space within and adjacent to the district and new trail connections to the Napa River Trail.

C.

To create strong linkages among uses on site, to the river and rest of the city through provision of pedestrian, bicycle and vehicle connections that will fit into the planned area-wide circulation system.

D.

To assure distinctive districts providing a sense of place within this new neighborhood by providing buildings and uses that respond to their context and complement each other in their site connections, building design and street and natural features orientation.

E.

To create Tulocay Village with a mix of residential types and densities, including affordable residential units, designed consistent with the city's residential design guidelines. A distinctive and direct main entrance leads to the neighborhood and the site layout makes the most of its unique location next to wetlands and riverfront open space. Easy, direct pedestrian and bicycle routes are incorporated within the site and to adjacent areas.

F.

To create Tulocay Place as an attractive community-and neighborhood-serving retail service district providing a pedestrian-friendly entry to the Tulocay Village residential neighborhood. Tulocay Place includes a focal point gathering place, interconnected buildings oriented to adjacent streets and a seamless interface with the residential neighborhood. East of North Drive, major community retail uses are encouraged. West of North Drive, the emphasis is towards more neighborhood-serving retail and residential mixed use or multifamily residential uses; the purpose of use permits for residential mixed use is to ensure internal use compatibility as well as compatibility with nearby residential uses.

G.

To create the Creekside district as a high quality, unified office and retail district oriented primarily to Gasser Drive but also taking advantage of Tulocay Creek and wetlands.

H.

To create South River Place as an entertainment and/or major community retail service district with uses complimentary to South Napa Marketplace, and integrated community-serving uses. Buildings are designed to orient to Gasser Drive, Hartle Court and to the district's northern wetlands as well as parking areas. The site layout encourages and includes retail buildings adjacent to Gasser Drive and Hartle Court to add value to the street and provide an attractive entryway to the River Trail. Comfortable pedestrian and bicycle connections are thoughtfully incorporated within the site, to the river and to South Napa Marketplace. Shared parking is required. (O2007 1; O2009 11)

For purposes of this chapter, these specific definitions apply:

"Development site,"

for purposes of this chapter, is a lot or a combination of lots used for proposed development; specifically excluding lots already dedicated for park or open space use or public rights-of-way. "Gasser Master Plan"

refers to the document entitled "Gasser Master Plan" accompanying the Gasser Master Plan districts zoning, including Exhibit I that includes seven pages of text and Map Exhibits 1 through 10 adopted by the City Council on December 12, 2006, pursuant to Ordinance O2006 17.

"Gasser Master Plan Design Guidelines"

refers to the document entitled "Gasser Master Plan Design Guidelines," adopted by City Council on December 12, 2006 pursuant to Resolution R2006 213.

"Gasser Master Plan Districts"

is the collective reference to all zoning districts identified in the Gasser Master Plan. Each zoning district of the Gasser Master Plan is individually identified as: South River Place District, Creekside District, Tulocay Place District and Tulocay Village District. The zoning map, as defined by Section 17.06.030 is hereby amended to incorporate the Gasser Master Plan Districts, as shown on Gasser Master Plan Exhibit "B" adopted by the City Council on December 12, 2006, pursuant to Ordinance O2006 17.

"Gasser Master Plan Final EIR"

refers to the document entitled "Gasser Master Plan Final EIR" (State Clearinghouse Number 2003032055) including all documents incorporated therein by reference, including the Gasser Master Plan Draft EIR dated December 15, 2005, the Gasser Final EIR dated August 16, 2006, an undated Errata Sheet (published in October, 2006) and a change to Hydro-5a incorporated in the Certification Resolution. The Gasser Master Plan Final EIR was certified by City Council on November 21, 2006, pursuant to Resolution R2006 193.

"Gasser Master Plan Implementation Section"

refers to the document entitled "Gasser Master Plan Implementation Section" including Conditions of Approval and a Mitigation Monitoring Program, adopted by City Council on December 12, 2006 pursuant to Resolution R2006 213.

"Gasser Master Plan Landscape Guidelines"

refers to the document entitled "Gasser Master Plan Landscape Guidelines" adopted by City Council on December 12, 2006 pursuant to Resolution R2006 213.

"Shared Parking Analysis"

refers to the July 26, 2004 memo from Mark Crane regarding "Projected Parking Demand" in the DEIR Appendix. "Trafc impacts"

are peak hour impacts of a project combined with other existing and planned uses in the Gasser Master Plan Districts when compared to the peak hour impacts of the uses approved for the Districts in the Gasser Master Plan and analyzed in the Gasser Master Plan FEIR (Table 4.3-11). (O2007 1)

(O2007 1; O2009 11; O2013-3, 5/21/13; O2014-3, 3/4/14; O2018-006, 4/3/18; O2019-001, 1/15/19)

Additional Standards—Footnotes for Table

• a. 10 to 12 feet of landscaping/street trees with a separated sidewalk; and

• b. A 10-foot minimum/20-foot maximum building setback from the edge of sidewalk.

• (5) Entry Street and North Drive shall include:

  • a. 10 to 12 feet of landscaping/street trees and a separated sidewalk;

  • b. Building setbacks for Entry Street and building and parking setbacks for North Drive: 0-foot minimum/10-foot maximum from edge of sidewalk.

• (6) Home setbacks (not including street facing garages) may be reduced to 10 feet (from back of sidewalk) where 10 feet is provided for a curb adjacent landscape area and separated sidewalk.

Notes: See Chapter 17.52 (Site and Use Regulations) for additional regulations pertaining to creeks and watercourses, noise, outdoor storage, recycling areas, wetlands and other site development standards. See Chapter 17.56 (Exceptions) for limited adjustments to zoning standards. See Chapter 17.38 (Floodplain Management Overlay District) and Chapter 17.48 (Traffic Impact Overlay District) for standards applicable to most or all properties, and Chapter 17.36 for the :AH Affordable Housing Overlay District applicable to Tulocay Village.

(O2007 1; O2011 9, 5/17/11; O2013-11, 12/17/13; O2016-12, 9/6/16)

A.

Design Guidelines. New nonresidential and vertical mixed use development in the South River Place, Creekside and Tulocay Place Districts shall meet the Gasser Master Plan Design Guidelines. Residential development in Tulocay Village shall meet the city's residential design guidelines and address Gasser Master Plan landscape guidelines. House plans shall be part of any residential development application.

B.

Parking. On-site parking and loading shall be provided in accord with Chapter 17.54. In South River Place District, shared parking is required for the nonresidential sites; reciprocal parking easements or an equivalent mechanism approved by the city shall be required of future development. Parking demand for the South River Place District has been identified through a Shared Parking Analysis. Any variations shall require a revised shared parking analysis in accordance 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. In the nonresidential districts, 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 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 accordance with the Gasser Master Plan landscape guidelines and meet city standards, approved by the decisionmaking 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 may be required by the Community Development Director for sites determined to be sensitive sites. The area north of the southernmost pond shall receive particular attention for attractive screening from Imola Avenue.

G.

Street Trees. Street trees in rights-of-way shall be installed if the Community Resources Director determines they are required in accordance with the Gasser Master Plan or city standards.

H.

Public Works Improvements. Curb, gutter, sidewalk, street, drainage, utility undergrounding and similar

improvements shall be installed if the Public Works Director determines they are required in accordance with the Gasser Master Plan, the Gasser Master Plan FEIR, 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 Chapter 17.52, Noise Standards.

K.

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

L.

Theater. The theater shall provide shared parking with other nonresidential district uses. In addition, when design review permit applications for the initial site development are considered, the applicant shall provide a plan for operations that establishes overall hours of operation, as well as any timing conditions related to peak hour trip generation to the satisfaction of the city.

(O2007 1; O2019-001, 1/15/19)

New nonresidential or mixed use structures, additions and exterior remodels and residential development or the subdivision of any lot shall require design review by the Community Development Director, Planning Commission or City Council 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 shall also require review in accordance with Chapter 17.62.

Signs require review in accordance with Chapter 17.55, Sign Ordinance.

(O2007 1; O2019-001, 1/15/19)

A.

The requirements of this chapter are specific to the Gasser Master Plan Districts, and where there is a conflict between this chapter and other requirements of Title 17, the requirements of this chapter shall prevail. Where not addressed, general zoning requirements apply.

B.

General zoning provisions shall apply for administration of the Gasser Master Plan Districts in accordance with the Master Plan zoning administrative regulations in Section 17.26.110.

C.

A unified site development plan providing a site plan and building design for all buildings, parking, landscape and open space areas, streets, pedestrian and bicycle paths and utilities is required prior to any development occurring within each of: (1) South River Place District; (2) Creekside District; (3) Tulocay Place; and (4) Tulocay Village. Pedestrian and vehicular connections between Tulocay Place and Tulocay Village shall be provided with the site development plan submitted for Tulocay Place and Tulocay Village. In addition, these districts shall each be designed to provide a complementary interface between the districts through their building design and site layout. Such unified site development plan shall be provided by submittal of a Design Review application as described in Chapter 17.62 approved by the Planning Commission and Council.

D.

The requirements and standards of the Gasser Master Plan are hereby incorporated by reference into this chapter. All development projects within the Gasser Master Plan Districts shall comply with the Gasser Master Plan. E.

Amendments to this chapter, including the Gasser Master Plan, shall be processed in accordance with Chapter 17.66. Amendments to the Gasser Master Plan Design Guidelines or the Gasser Master Plan Landscape

Guidelines may be approved by resolution of the City Council. (O2007 1)

I.

Site and Master Plan Overview.

The property identified in the Gasser Master Plan is one of the largest undeveloped areas within the City of Napa. It lies between Oil Company Road to the north, Soscol Avenue and South Napa Marketplace to the east, Imola Avenue to the south, and the Napa Valley Wine Train tracks and the Napa River to the west. The property is flat and lies within the Napa River flood plain. A portion of the property is within the floodway. The property is divided north-south by Tulocay Creek. These natural and man made features provide important habitat areas and significant opportunities for open space enjoyment, integrated with proposed development. The site also contains a storm detention basin along the north side of Imola Avenue which was developed as a condition of approval of the South Napa Marketplace.

The property has been or will be modified by several major construction projects including the Napa River Flood Protection Project, replacement of the Maxwell Bridge; relocation or the Napa Valley Wine Train tracks; relocation of the Napa Sanitation District trunk sewer, relocation of Hartle Court, and extension of Gasser Drive north to Soscol Avenue. The City's General Plan anticipates the realignment of the intersection of Soscol Avenue and Silverado Trail with Gasser Drive.

ncluding the Napa River Flood Protection Project, replacement of the Maxwell Bridge; relocation or the Napa Valley Wine Train tracks; relocation of the Napa Sanitation District trunk sewer, relocation of Hartle Court, and extension of Gasser Drive north to Soscol Avenue. The City's General Plan anticipates the realignment of the intersection of Soscol Avenue and Silverado Trail with Gasser Drive.

The General Plan identifies the property as "mixed use." The mix of uses in the Master Plan is divided into four sub-districts: the South River Place retail, entertainment and community-serving district south of Tulocay Creek; the Creekside office/retail area along Gasser Drive extension north of the Creek; the Tulocay Place retail/mixed-use village along Soscol Avenue, and the Tulocay Village residential neighborhood bounded by the northern wetlands, Tulocay Creek, the Wine Train tracks and Napa River terraces, and retail/mixed uses fronting on Soscol Avenue. Development of the Gasser Master Plan will be phased to be coordinated with Flood Project construction and other infrastructure needs. In addition, Soscol Gateway area drainage studies completed in 2005 indicate the culverts designed for Gasser North which route residual flood flows across Gasser North to the north

wetlands/detention basin could be oversized (or an equivalent alternative) to handle the implementation of a cityinitiated area storm drain system to handle residual overland flows after completion of the Flood Project. Although the Master Plan neither proposes, nor does approval of the Master Plan require a particular phasing schedule, lands south of Tulocay Creek are expected to proceed first, thus a site plan concept and description is provided for this area. The Gasser Master Plan establishes more general land use, open space and circulation parameters for lands north of Tulocay Creek. Gasser Master Plan Design Guidelines, based largely on the Soscol Guidelines, are included for the three nonresidential districts, while Tulocay Village and the residential or residential mixed uses in Tulocay Place will utilize the City's Residential Design Guidelines. General landscape guidelines are also included that identify plant lists and landscape objectives for the entire Master Plan site.

The Gasser Master Plan and Gasser Master Plan Design and Landscape Guidelines and Implementation Section accompany and supplement the Gasser Master Plan Zoning District. The Master Plan and Exhibits are adopted as part of the zoning. Exhibits include—the Gasser Master Plan Exhibit 1a, the South River Place Concept Detail Exhibit 1b, the Zoning Districts and Zoning Overlay Districts Map Exhibits 2a and 2b, the Land Use Map Exhibit 3, the Pedestrian/Bike Circulation Plan Exhibit 4, the Vehicular Circulation Plan Exhibit 5 and Street Cross Sections Exhibits 6 through 10 and are incorporated as part of the Master Plan Zoning. The Gasser Master Plan Design Guidelines, Gasser Master Plan Landscape Guidelines and Implementation Sections, while a part of the Master Plan, are adopted separately by resolution.

II.

District Land Uses.

A more detailed description of each district in the Gasser Master Plan follows. A.

South River Place.

Acreage. Approximately 25 acres total. Wetlands and detention basins south of Tulocay Creek approximately 12.6 acres.

District Development Area. 3.9 acres north of (relocated) Hartle Court. 8.3 acres south of Hartle Court. Master Plan Development. Theater, retail, retail services, offices; non-profit office, existing 60-bed homeless shelter and 24-unit transitional housing project; protected wetlands. Surrounding Uses.

North: Tulocay Creek; other vacant Gasser Master Plan lands.

East: South Napa Marketplace.

South: Imola Avenue (Hwy 121) and Napa Valley College lands.

West: Napa Sanitation District lands; other County lands housing animal shelter; protected Napa River flood terraces and the proposed Napa River Trail; Wine Train tracks.

South River Place will include new retail commercial, entertainment and community-serving facilities with retail and entertainment uses complementary to South Napa Marketplace. This area provides a highly visible entrance to the city that will gain in importance as Gasser Drive is extended through the Master Plan property to Soscol Avenue and a planned intersection realignment with Silverado Trail is completed. This district will also provide a main southern entrance to the Napa River Trail from Hartle Court, thus design quality is important throughout. Retail buildings along Gasser Drive will orient both to Gasser Drive (through display windows, entries and signage) as well as to parking lots behind, where feasible. A theater building will have its primary entrance oriented to a shared parking lot, but building design and landscape screening facing Hartle Court will be thoughtfully conceived. Hartle Court will provide a comfortable, attractive bicycle and pedestrian connection to the River Trail. Community serving facilities are clustered along and fronting on the north side of Hartle Court. The Gasser Foundation provided land for the new 60 bed county homeless shelter, completed in 2006. Needed transitional housing units for some of those served by the homeless shelter is planned, along with an approximately 30,000 sq. ft office building that anticipates bringing together many of the nonprofit organizations and allow for collaborative provision of services. (The office space may be provided elsewhere in this district at the option of subsequent developers.)

The Master Plan proposes two main vehicle access points to South River Place: a relocated Hartle Court and a private access between Hartle Court and Imola Avenue (in the existing Hartle Court alignment). Hartle Court, originally constructed as access to the Napa Sanitation District offices, county lands and the planned Napa River Trail to the west, will be relocated further north adjacent to the City Fire Station for improved primary access. Building locations within the development area are limited by wetland locations, a 60 foot wide Sanitation District easement along the western edge and the utility easements within the existing Hartle Court alignment. The parking lot layout will not preclude a future vehicle connection to the north.

st, will be relocated further north adjacent to the City Fire Station for improved primary access. Building locations within the development area are limited by wetland locations, a 60 foot wide Sanitation District easement along the western edge and the utility easements within the existing Hartle Court alignment. The parking lot layout will not preclude a future vehicle connection to the north.

B.

Creekside District.

Acreage. Approximately 5.2 acres total, 2.2 acres west and 3.0 acres east of the northern extension of Gasser Drive.

Master Plan Development. Offices anticipated west of Gasser Drive; retail and offices east of Gasser Drive. Surrounding Uses.

North, West and South: Protected wetlands and Tulocay Creek.

East: Retail uses along Soscol Avenue.

Creekside District is a triangular office and retail commercial development site bisected by the Gasser Drive extension and adjacent to protected wetlands and Tulocay Creek. Buildings east of Gasser Drive will be oriented to and fronting on Gasser Drive with parking to the side or rear; and buildings west of Gasser Drive may be oriented to take advantage of wetland and Tulocay Creek views. Off street bicycle/pedestrian trail amenities are

planned along Tulocay Creek but there shall be no trail on the west side of the parcel which is west of Gasser Drive. The intent is to create a coordinated site layout, building design and landscape plan within this district. Uses will be either offices or a mix of office and retail uses. Gasser Drive will contain a landscaped median including turn lanes to facilitate access to district buildings.

C.

Tulocay Place District.

Acreage. Approximately 4.1 acres east of North Drive and 3.0 acres west of North Drive. Master Plan Development. Community retail commercial uses east of North Drive and community and neighborhood serving retail commercial uses west of North Drive, providing a community entrance and focal point gathering place, and residential mixed uses or residential west of North Drive. Surrounding Uses.

North and South: Soscol Avenue retail and office uses; wetlands to the southwest owned and maintained by Napa County Flood Control & Water Conservation District.

West: Vacant Tulocay Village residential lands.

East: Soscol Avenue; retail across Soscol Avenue.

Tulocay Place fronts on Soscol Avenue and will also provide a pedestrian-oriented street to the Tulocay Village residential neighborhood. The intent is to create an attractive community-and neighborhood-serving retail commercial/service district with interconnected storefronts oriented to adjacent streets and a community gathering place. Multi-storied buildings may include office or residential uses above. West of North Drive, residential mixed use, with retail uses on the ground floor, and residential uses are encouraged.

D.

Tulocay Village.

Acreage. Includes 13.6 acres of wetlands/detention basin owned by the Napa County Flood Protection & Water Conservation District, and approximately 18.7 acres residential.

Master Plan Development. Varied attached residential uses—Apartments, condominiums; Wetlands/detention basin and Tulocay Creek.

Surrounding Uses.

North: Oil Company Road, Wine Train Maintenance Yard, mobile home park. East: Soscol Avenue retail and Tulocay Square. South: Protected wetlands and Tulocay Creek. West: Napa River terraces and River Trail and Wine Train tracks.

Tulocay Village will provide a variety of housing types and densities. Given its size, flat topography and location near services, the City has designated this residential portion of the Gasser Master Plan property with an "AH affordable housing" overlay. The AH overlay is to achieve a higher density (minimum 25 units/acre) and a higher degree of affordability (20% very low and low income or an alternative equivalent proposal rather than 10%) than is found in most parts of the city to help meet future housing needs within the City's Rural Urban Limit. The project proposes an overall density of 25 units/acre, with 10% of the dwelling units to be affordable to low income families. The additional 10% very low income requirement will be met through an "alternative equivalent proposal" of constructing a 24 unit transitional housing project and providing a site for the County homeless shelter. This is "equivalent" in that it will serve an equal or greater number of very low income individuals; 2) provides services to very low income individuals in addition to housing; and 3) provides an unusual housing type not otherwise available within the city.

Vehicle entrances will be from North Drive, Tulocay Place via Soscol Avenue and Oil Company Road. The Entry Street entrance provides a direct connection to Soscol Avenue and an attractive community entrance and focal point.

The neighborhood has a unique natural setting, framed by wetlands to the south and east, and the Napa River and its open space terraces and Wine Train tracks to the west. Second floor and higher windows may have river views. The Master Plan does not include or approve a site plan for the residential units in Tulocay Village. The Tulocay Village internal street circulation will include a public street along the wetland and river edges through all or part of the site that encourages physical and visual access to these resources and allows fronting buildings. The street system will also provide a secure public buffer between homes and public trails, and address fire and safety

concerns. A potential direct, narrow street connection between Tulocay Village and South River Place over Tulocay Creek shall be evaluated for feasibility.

Off-street pedestrian and bicycle trails will provide a key recreation resource to residents and the public. A system of linked off street multi use trails is planned along the site's river open space edge, around much of the north wetlands, along the north side of Tulocay Creek and over Tulocay Creek to South River Place by way of the City of Napa's crossing of the Napa Valley Wine Train bridge. The Master Plan supports and is consistent with City efforts to provide a connection across the railroad tracks at Tulocay Creek to the citywide River Trail for resident and community access.

en space edge, around much of the north wetlands, along the north side of Tulocay Creek and over Tulocay Creek to South River Place by way of the City of Napa's crossing of the Napa Valley Wine Train bridge. The Master Plan supports and is consistent with City efforts to provide a connection across the railroad tracks at Tulocay Creek to the citywide River Trail for resident and community access.

While two to four story buildings are anticipated in Tulocay Village, higher buildings could potentially occur if the added height (1) provides for subsurface parking and (2) provides for pitched roofs.

Zoning Land Uses. Land uses that are permitted or conditionally permitted under the broad headings of "retail", or "residential" are more fully described in the Gasser Master Plan Zoning Ordinance. The Master Plan Zoning Map identifies the boundaries of each district. However, the boundaries between Tulocay Place and Tulocay Village are intended to be seamless with Tulocay Place uses west of North Drive providing a transition to the Village neighborhood.

III.

Open Space and Circulation. A.

Open Space.

The Master Plan is organized around the natural landscape which includes five distinct, protected areas of open space on and off site:

A first step in planning the site was to take note of the location, extent and physical characteristics of each area of open space, and to site development respectful of, and enhanced by, these open space areas. The Napa River provides an open expanse of space to the west while the wetlands, storm water retention pond and Tulocay Creek provide internal open spaces and view opportunities.

The Plan's basic design concept has been to develop the upland parcels around the central open spaces and use these open spaces to create a memorable larger "place" which also orients to the Napa River and its terraces. Subsequent specific developments will also be encouraged to link private open space areas visually and physically with these prominent spaces. One or more bicycle staging areas for public access to the Napa River Trail will be provided in Tulocay Village in locations convenient to the public trail access. The Master Plan has tentatively located public parking at the end of Oil Company Road and south of Tulocay Creek accessed via Hartle Court. If consistent with the regulations of the Department of Fish and Game and other regulatory agencies, enhancement of the edges of on-site wetland areas with substantial trees and plantings is planned to give these currently flat grass/shrub covered areas more presence and identity.

B.

Pedestrian and Bicycle Circulation.

The Master Plan proposes to construct off-street public pedestrian and bicycle trail access to these enhanced open space areas including

• A trail along the north side of Tulocay Creek. The Tulocay Creek trail will jog west at Gasser Drive to Kansas Avenue, cross at a light and jog back. • A trail surrounding Tulocay Village from Oil Company Road south to Tulocay Creek and along the north bank of the north wetlands to North Drive. • A trail from Hartle Court to Tulocay Creek connecting with the City's proposed railroad and Creek crossing. The Gasser Foundation will provide an easement or fee title over trails on its property to ensure public access. Trails shall be a minimum 10′ wide with 2′ shoulders on each side, consistent with City standards. It is recognized there may be small segments of these trails where environmental constraints may require some flexibility.

In addition, the Gasser Master Plan proposes bicycle lanes on Gasser Drive, Hartle Court, Oil Company Road and North Drive. Bicycle lanes shall be a minimum five feet wide. Except where the multi use pedestrian/bicycle trail adjoins streets, streets will also incorporate sidewalks for pedestrian circulation.

This system of clearly marked multi use trails, bicycle routes and sidewalks within the Gasser Master Plan Zoning Districts is intended to promote regular pedestrian and bicycle travel, and allow connections to nearby destinations. Elements to be included in pedestrian/bicycle circulation routes are: consistent paving; themed directional and informational signage; plant materials denoting the pedestrian/bicycle routes; easy linkages to on and off-site destinations and ADA compliance. The Gasser Master Plan Landscape Guidelines provide more trail details.

C.

Vehicle Circulation.

There is a hierarchy of streets in the Master Plan Districts. Public Streets are shown in the Gasser Master Plan Exhibit 1 and the Circulation Map Exhibit 3. Streets form the backbone of a neighborhood and community. While internal street circulation for Tulocay Village is yet to be determined, it will maximize physical and visual access to area resources and front buildings towards these resources. This is intended to allow the wetlands and river terraces to be prominent features well integrated with the neighborhood.

City policy also promotes connections between neighborhoods throughout the city for ease of use and emergency access. Connecting streets include the Gasser Drive extension, North Drive, the entry street into Tulocay Place which connects to Tulocay Village, and Oil Company Road. A potential direct, narrow street connection between Tulocay Village and South River Place over Tulocay Creek shall also be evaluated for feasibility. Gasser Master Plan public streets include:

1.

Hartle Court—A street to be relocated and improved to city standards with bicycle lanes.

Existing Gasser Drive.

3.

The Gasser Drive bridge and street extension to Soscol Avenue, to be improved to City standards (but without parking) with bicycle lanes and a landscaped median. Pads for public art should be included in the landscape median.

4.

North Drive—This street aligns over major stormwater culvert(s) critical to site and area drainage. Between the existing Gasser Office Building and the north wetlands, the right-of-way is constrained and does not include parking.

5.

Tulocay Village internal circulation—A pedestrian-oriented public street within the residential village. A small number of public access parking spaces would be provided near the public trail.

6.

Oil Company Road—A street to be improved to city standards with bicycle lanes. A small public parking area at the end of Oil Company Road would facilitate public access to the public trail.

7.

Tulocay Place Entry Street to Tulocay Village—A pedestrian-oriented street providing entrance to Tulocay Village from Soscol Avenue.

Exhibits show planned street sections for the Gasser Drive Extension, Gasser Drive Bridge, North Drive (constrained/unconstrained), Oil Company Road, the public street within Tulocay Village and Hartle Court.

The Gasser Drive bridge and street extension to Soscol Avenue is identified in the Transportation Element of the City of Napa General Plan and is a primary Master Plan Street providing the only on-site linkage between the north and south neighborhoods and access to substantial adjacent site development. This street is also located and planned to provide a future connection to Silverado Trail through the Soscol/Silverado realignment identified in the Transportation Element of the City of Napa General Plan and on the list of those capital improvements eligible for reimbursement from street improvement fees. The Soscol/Silverado realignment is a major improvement for adequacy of planned area circulation that will need several years to design, fund and construct. The entire Gasser project contributes to the need for this project, although construction need is not triggered until Gasser development north of Tulocay Creek occurs, assuming that this part of the project develops after the southern part of the site.

Through use of planting strips with street trees and separated sidewalks, medians and enhanced pedestrian crossings, as well as potential traffic calming measures on residential neighborhood streets, the Gasser Master Plan encourages a peaceful and pedestrian friendly character.

Incorporation of transit stops along Gasser Drive and the Soscol Avenue frontage is anticipated.