Chapter 17.178 — COMMERCIAL AND MIXED-USE DEVELOPMENT INCENTIVES

Notwithstanding any other section of this Title 17, pertaining to commercial uses, the following incentives may be granted by the Town Council through design review approval as regulated by Chapter 17.188 of this title for specified commercial or mixed-use developments, however, floor area ratio (FAR) bonuses granted under this chapter shall not exceed a maximum bonus of 15%. (Ord. 21-501 § 9)

• A. Incentives. The following incentives may be granted by the Town Council for new or expanded commercial buildings within commercial zoning districts when professional office space is included in the development:

  1. Floor Area Ratio Increase. An optional FAR bonus of up to a maximum 0.15 may be provided when building space is created in conjunction with commercial development that is dedicated to the professional office use. The FAR bonus is applicable exclusively to the development of professional office space, or in combination with residential unit(s), developed in conjunction with commercial use space. The amount of square footage possible under the bonus provision is dependent upon, and limited by, the provision of parking for the professional office use in addition to that required for the commercial use and residential use, when applicable. None of the 0.15 FAR bonus shall be added to the commercial FAR to increase the base 0.25 commercial FAR allocation.

  2. Parking Configuration. Limited tandem parking to serve employees of the professional office use may be considered for approval on a case-by-case basis should the site be capable of accommodating such a configuration, provided the office use is administrative in nature, accessed only by employees, and does not generate client visits.

  3. Front Setback Reduction. Consideration shall be extended to reducing the front setback requirement at design review when doing so contributes to the development of professional office space. The front setback reduction shall be evaluated in relationship to its necessity in assisting or contributing to the provision of professional office space.

• B. General Conditions. The following general conditions are intended to provide supplemental guidance in applying the professional office development incentives:

  1. The purpose and intent of the professional office incentives is to increase the amount of leasable professional office square footage.

  2. Professional office incentives shall be applicable to leasable professional office space for new commercial projects and additions to existing commercial projects. Generally, "leasable professional office space" refers to occupancy of the office space created by use of the incentives to office uses not associated with other on-site uses, except as otherwise approved by the Town Council. Office space created by use of incentives shall be occupied by a professional office use only and shall not be

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Town of Yountville, CA § 17.178.020

YOUNTVILLE CODE

§ 17.178.040

converted to other uses and this restriction shall be applicable to successors in interest.

3. Professional office space created by the use of incentives shall be sited to be ancillary and subordinate to the commercial uses on the same parcel. Within a mixed-use commercial development, professional office uses shall not occupy first floor/ground level, street fronting and facing building space which is reserved for commercial retail per the requirements of the Old Town Commercial and Retail Overlay zoning districts.

   4. Basement square footage, while exempt from FAR calculations, shall be included in the parking requirement calculation if the space is occupied by uses open to the public or otherwise generates a parking demand.

   5. Storage areas in attic space may increase due to the need to locate this function in an area that is exempt from FAR calculation. While attics do not constitute a floor, they have the potential to affect the roof shape and increase the bulk of the building and should be evaluated for design consistency and proportion with the overall building.

   6. Accessibility requirements per the California Building Code, including vertical access for new construction and existing construction (when applicable), shall apply.

   7. Parking standards for the overall project shall not be reduced as a result of office space developed under the incentive option.

• (Ord. 21-501 § 9)

Increases to the maximum floor area ratio (FAR) up to a maximum 0.15 may be granted by the Town Council for new or expanded commercial buildings in specified zoning districts when space for retail or personal service uses is included in the development. (Ord. 21-501 § 9)

• A. Increases to the maximum floor area ratio (FAR) and modifications to required side and rear yard areas may be granted by the Town Council for expansion of existing commercial buildings if all of the following findings can be made:

  1. The additional floor area or modifications to required side and rear yard areas are either:

     • a. Necessary to achieve compliance with requirements of the Napa County Environmental Health Department, the Americans with Disabilities Act (ADA), or resolves a building code or fire safety issue; or

     • b. Enhances compatibility between adjacent uses by eliminating or reducing impacts from noise, lights, odor, and/or improves sanitation.

  2. The additional floor area or modifications to required side and rear yard areas maintains the existing, approved level of commercial use and does not result or contribute to intensifying the operational scope of the use, including the following:

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Town of Yountville, CA

ZONING

§ 17.178.040

§ 17.178.050

  - a. Additional restaurant seating or inn units; 

  - b. Creating a need for additional parking spaces; 

  - c. Creating a need for additional employees; 

  - d. Allowing for expanded hours of operation; 

  - e. Increasing traffic generation; 

  - f. Increasing water consumption or sewer generation; or 

  - g. Modifications to drainage patterns that adversely affect surrounding parcels. 

3. The additional floor area is not accessible to customers or guests (does not include ADA and safety related improvements). Improvements are generally associated with service and nonpublic operational areas and are visually subordinate to the overall building from the public way.

• B. FAR increases and modifications to yard setbacks shall be limited to the minimum area necessary to achieve compliance with subsection (A)(1) of this section. The Napa County Environmental Health Department, Fire Department, and/or Building Department shall be consulted to ensure the proposed construction will result in code compliance.

• (Ord. 21-501 § 9)

Increases to the maximum floor area ratio (FAR) up to a maximum 0.15 may be granted by the Town Council for new or expanded commercial buildings in specified zoning districts when space for housing is included in the development. (Ord. 21-501 § 9)

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Town of Yountville, CA