Chapter 17.33 — OLD SONOMA ROAD MIXED USE MASTER PLAN (§ 17.33.010 – § 17.33.090)
Napa Zoning Code · 2026-06 edition · ingested 2026-07-06 · Napa
The Old Sonoma Road Mixed Use Master Plan district is intended to:
A.
Implement the goals, objectives, and policies of the residential mixed use designation of the General Plan for properties located along Old Sonoma Road between Walnut Street and Jefferson Street.
B.
Provide development standards to facilitate economical, efficient, and coordinated development consistent with the goals and purposes of the residential mixed use designation.
C.
Allow deviation from standard zoning district regulations such as setbacks, lot area, lot coverage, and building height, while remaining consistent with design guidelines that encourage flexibility and creativity in building design and site planning and promote a higher level of amenities beyond that expected in conventional developments.
D.
Encourage a mix of different dwelling types and a variety of land uses which complement each other and which are compatible with existing and future surrounding uses.
E.
Encourage development of a walkable neighborhood with higher density housing types and limited neighborhoodserving commercial uses in a desirable relationship to planned common use space, cultural, recreational, and other uses.
(O2023-005, 5/16/23)
The following uses shall be allowed in the MP:OSR-MU district:
| P = Permitted | C = Conditional Use Permit | |||
|---|---|---|---|---|
| Use Type | MU | Added Use Regulations | ||
| A. Residential and Related Uses | ||||
| Single-family attached and detached including condominiums |
P | |||
| Multifamily | P | Timeshare units are not included in the defnition of multifamily housing. |
||
| Mixed use developments consisting of residential and other uses allowed in this district |
P | |||
| Residential care facilities: | P | |||
| Small (0-6 residents) | P | |||
| Large (7 or more residents) | C | |||
| Family day care home, child, or adult (up to 14 children or 8 adults) |
P | |||
| Day care facility (15 or more children; 9 or more adults) | C | |||
| Use Type | MU | Added Use Regulations | ||
| --- | --- | --- | ||
| B. Commercial Uses | *C if open after 10:00 p.m. | |||
| 1. Food and beverage service establishments, stores | ||||
| Food service establishments, with or without accessory serving of beer or wine |
P* | |||
| Bakeries, retail | P* | |||
| Boutique grocery stores, produce markets | P* | |||
| C. Personal Service Establishments | *C if open after 10:00 p.m. | |||
| Art, music, photographic studios | P* | |||
| Barber shops/beauty salons, nail salons, personal grooming |
P* | |||
| Mail services | P | |||
| Tailor/seamstress | P | |||
| D. Recreation Facilities, Commercial | *C if open after 10:00 p.m. | |||
| Health spas | P* | |||
| Health clubs/gyms | P* | |||
| Recreation (Indoors) | P* | |||
| E. Retail Uses | ||||
| Art, craft, music, and photographic supply and processing | P | |||
| Art galleries | P | |||
| Beauty supplies | P | |||
| Bicycle (and accessory repair) | P | |||
| Books, magazines, and stationery | P | |||
| Clothing | P | |||
| Gift | P | |||
| Medical equipment and supplies | P | |||
| Shoes | P | |||
| Sporting goods, including rentals | P | |||
| Variety stores | P | |||
| Wine shop | P | |||
| F. Ofces (administrative, business, and professional) | ||||
| Financial services ofces | P | |||
| G. Public and Quasi-Public Uses | *C if open after 10:00 p.m. | |||
| Library/museum | P* | |||
| Use Type | Use Type | MU | Added Use Regulations | |
| --- | --- | --- | --- | |
| 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 | |||
| H. Other Uses | *C if open after 10:00 p.m. | |||
| ATM, stand alone | P* | |||
| Community garden | P* | |||
| Farmers' market | P* | |||
| Home occupations | P | Subject to the provisions of NMC Section 17.52.240. |
||
| Nonresidential condominiums | P | |||
| Temporary uses | P/C | Subject to the provisions of NMC Chapter 17.52 |
||
| (O2023-005,5/16/23) | ||||
| MP:OSR-MU | Additional Standards | |||
| Property Development Standards | ||||
| Floor Area Ratio (FAR) | 1.0 | See NMC Chapter 17.52 for calculation of FARs, densities |
||
| Condominium Unit Development Standards | ||||
| Height-principal building stories/height in feet whichever is more restrictive |
4/60* | Maximum building height shall be documented in the approved development plans. * For structures on a site subject to NMC Chapter 15.52 (Historic Preservation), the maximum building height shall not exceed 40 feet. |
||
| Front setback (feet) | ||||
| Public street | 15 | Walnut Street | ||
| Side setback (feet) | ||||
| Public street | 10 | Old Sonoma Road | ||
| Side yard (feet) | 5 | (1) | ||
| Rear yard (feet) | 15 (2 story) 20 (3 stories) |
(1) | ||
| Single-Family Home Standards | ||||
| Lot area (sq. ft.) | 3,500 | |||
| Lot width & lot frontage at front setback (feet) | 40 | |||
| MP:OSR-MU | Additional Standards | |||
| --- | --- | --- | --- | |
| Height-principal building stories/height in feet whichever is more restrictive |
2/30 | |||
| Front setback (feet) | ||||
| Private street | 10 | |||
| Side setback (feet) | ||||
| Private street | 10 | |||
| Side yard (feet) | 5 | |||
| Rear yard (feet) | 15 | |||
| Notes: | ||||
| (1) | Development proposed on land that abuts a RS, RI or RT District is subject to transitional standards that are the same as the multifamily (RM) district. |
(O2023-005, 5/16/23)
A.
The following features shall be exempt from the height limits established by this chapter, subject to limitations indicated:
1.
Mechanical equipment and appurtenances necessary for the operation or maintenance of the building or structure itself.
2.
Additional building volume used to enclose or screen from view the features listed under subsection (A)(1) above and to provide additional visual interest to the roof of the structure.
3.
Railings, parapets, and catwalks, with a maximum height of four feet and open railings, catwalks and fire escapes required by law, wherever situated.
4.
Flag poles and flags, and weathervanes.
5.
Headhouses and/or enclosed roof access.
(O2023-005, 5/16/23)
A.
Accessory Structures. Accessory structures shall meet accessory standards for residential districts in Chapter 17.52. Walks or similar types of surfaced areas constructed at-grade, parking, fences, and signs (See Chapter 17.55, Sign Ordinance) may be located in setback areas.
B.
Screening of Trash, Outdoor Storage. The requirements in Chapter 17.52 for outdoor storage screening shall apply. C.
Rooftop Equipment. Rooftop equipment shall be screened and integrated into the building architecture. Screens shall not disproportionately increase the mass of the building.
D.
Landscaping. All planting strips, yards, setbacks, and other required open space areas shall be landscaped in accordance with a landscape plan addressing city standards, 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.
E.
Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and residential properties.
(O2023-005, 5/16/23)
A.
The number of off-street parking spaces required in the MP:OSR-MU district shall be as set forth below.
| Use | Use | Parking Spaces Required | |
|---|---|---|---|
| Residential | |||
| Studio | 1.25/unit | ||
| 1-bedroom (afordable) | 1.0/unit | ||
| 1-bedroom (market & workforce) | 1.5/unit | ||
| 2-bedroom | 2.0/unit | ||
| 3-bedroom | 2.0/unit | ||
| Residential (guest parking) | 1.0 per 4 units | ||
| Commercial-retail | 1 per 250 sq. ft. | ||
| Food and/or beverage service establishments | 1 per 250 sq. ft. | ||
| Ofce | 1 per 250 sq. ft. | ||
| Notes: | |||
| 1. | All required parking shall be provided on site within private streets, driveways, and parking lots. | ||
| 2. | Parking shall be based on the gross foor area where indicated. | ||
| 3. | Where the computation of required parking spaces produces a fractional result, fractions of one-half or greater shall require one full parking space. |
||
| 4. | Shared parking arrangements shall be allowed as provided in Chapter 17.54 or in accordance with an approved development plan establishing standards for the distance between uses and parking spaces and establishing a maximum number of of-street parking spaces. |
B.
The location of off-street parking spaces shall be as set forth in an approved development plan.
(O2023-005, 5/16/23)
Bicycle parking shall be provided for all residential and non-residential uses in accordance with the requirements set forth in Section 17.54.060.
(O2023-005, 5/16/23)
Off-street loading and service vehicle requirements shall be in accordance with Section 17.54.050.
(O2023-005, 5/16/23)
A.
In the MP:OSR-MU district, one monument sign and one wall-mounted building identification sign are permitted per building. The size, placement, maintenance, and design of the sign shall be in accordance with Chapter 17.55. B.
Street signage shall be consistent with city standards and the approved design guidelines. (O2023-005, 5/16/23)