Napa County — Land Use

Last reviewed: July 6, 2026

Overview

In Napa County’s unincorporated areas, “what can go where” is determined by the County’s zoning ordinance in Title 18 (Zoning). Land uses are either allowed by right or require a discretionary use permit with findings, and each zoning district has accompanying development standards that apply parcel-by-parcel. Start with the base zoning on your parcel (see Napa County Zoning) and then check the countywide schedule of dimensional standards and any combination/overlay districts that also apply (see Napa County Development Standards and Napa County Overlay Districts).

Core rule: In the unincorporated areas, no land or structure may be used except in conformance with the regulations of the zoning district where it sits, and no commercial use is allowed unless Title 18 specifically authorizes it (§ 18.12.080 ).

How the ordinance organizes land use

• Title 18 divides unincorporated land into zoning districts (e.g., agricultural, residential, commercial, industrial), sets allowed uses, and provides a countywide schedule of development standards in § 18.104.010 (setbacks, height, lot size). That table applies across districts and includes footnotes and exceptions (e.g., side yards on narrow lots are 5 ft; parcels ≤2 acres in AP/AW/RC use RS side yards) (§ 18.104.010(B)–(E) ).
• Discretionary uses require a use permit with specific findings (§ 18.124.070 ). Many districts also include district-specific development standards in addition to the countywide schedule.

Quick-use matrix for common districts in unincorporated Napa County

The entries below highlight frequently asked-about uses. Always verify the full district list in the code section cited.

District-by-district guidance (unincorporated areas)

AP — Agricultural Preserve

• Purpose: Keep agriculture predominant in fertile valley/foothill areas; avoid urban-type uses (§ 18.16.010 ).
• Typical by-right uses: Agriculture, one dwelling, ADU/JADU, certain pre‑1974 wineries maintained at existing extent (§ 18.16.020 ).
• By use permit: Wineries and related production/marketing sub-uses; ag processing; kennels; wind energy (§ 18.16.030 ).
• Key dimensional standards: Use the countywide schedule (§ 18.104.010). Side yards on AP lots ≤2 acres follow RS side yards (§ 18.104.010(B) ). Winery road setbacks exist in Chapter 18.104 (see exceptions at § 18.104.235; specific winery setback section number not found in retrieved materials) (text and exceptions ).

AW — Agricultural Watershed

• Purpose: Protect agriculturally oriented lands, watersheds, reservoirs, and tributaries (§ 18.20.010 ).
• Typical by-right uses: Agriculture, one dwelling, ADU/JADU, guest cottage, certain existing/previously permitted wineries maintained (§ 18.20.020 ).
• By use permit: Wineries and related accessory uses; rural recreation; ag processing; kennels/stables; landfill; wind energy (§ 18.20.030 ).
• Key dimensional standards: See § 18.104.010; AP/AW lots ≤2 acres follow RS side yards (§ 18.104.010(B) ). Hillside/erosion provisions may apply; some activities are exempt (§ 18.108.050 ).

RS — Residential Single

• Purpose: One-family neighborhoods in urbanized areas with existing services (§ 18.52.010 ).
• Typical by-right uses: One dwelling; ADU/JADU; small/medium residential care; home instruction; family daycare (§ 18.52.020 ). See California ADU law.
• By use permit: Parks/recreation compatible with residences; residential care (medium/large); child day care centers (§ 18.52.030 ).
• Key dimensional standards: See § 18.104.010 (including 5‑ft side yard on narrow lots, § 18.104.010(C) ).

RM — Residential Multiple

• Purpose: Multifamily housing in areas otherwise suitable for RS, with public water/sewer (§ 18.60.010 ).
• Typical by-right uses: Multifamily and SROs; one dwelling per lot; ADU/JADU; small/medium residential care; family daycare (§ 18.60.020 ). See California housing laws.
• By use permit: Large residential care; child day care centers (§ 18.60.030 ).
• Key dimensional standards: See § 18.104.010. Certain RM projects are processed ministerially and must meet affordability and mitigation requirements (§ 18.60.040, § 18.60.120 ).

RC — Residential Country

• Purpose: Low‑density residential near urban areas or major recreation areas (§ 18.64.010 ).
• Typical by-right uses: One dwelling; agriculture; ADU/JADU; small/medium residential care; home instruction; guest cottage (§ 18.64.020 ).
• By use permit: Public kennels/veterinary; parks/recreation; private schools; certain farm management uses; large residential care (§ 18.64.030 ).
• Key dimensional standards: See § 18.104.010; RC lots ≤2 acres follow RS side yards (§ 18.104.010(B) ).

CL — Commercial Limited

• Purpose: Traveler‑oriented services on designated roads; only urban‑designated GP areas eligible (§ 18.28.010 ).
• By-right: Agriculture; certain telecom with site plan approval (§ 18.28.020 ).
• Use permit: Fueling, lodging (≤50 rooms), restaurants (≤100 seats), small retail, limited winery reuse, schools, tourist transportation (§ 18.28.030 ).
• Dimensional standards: See § 18.104.010.

CN — Commercial Neighborhood

• Purpose: Neighborhood-serving commercial in small formats.
• By-right: Agriculture; certain telecom with site plan approval (§ 18.32.020 ).
• Use permit: Small retail/service; medical/dental; post office; gas station; offices; with Berryessa/Capell Valley allowances for small restaurants/contractor yards (§ 18.32.030 ).
• Dimensional/buffer standards: Minimum lot area; landscaping, screening, and parking rules (§ 18.32.050–.070 ). See Napa County Parking and Napa County Landscaping and Screening.

MC — Marine Commercial

• Purpose/where it applies: Waterfront uses on the west bank of the Napa River south of the city, and parcels near Lake Berryessa (§ 18.34.010 ).
• By-right: Parks, agriculture, certain telecom (§ 18.34.020 ).
• Use permit: Marinas; boat launch, repair, storage; small restaurants; marine retail; charter boats; commercial accessory dwelling units in limited cases (§ 18.34.030 ).
• Key dimensional standards: Minimum lot area by use (§ 18.34.040), robust landscaping/screening (§ 18.34.050) and parking/lighting compatibility (§ 18.34.080) apply .

IP — Industrial Park

• By-right: Agriculture; certain telecom with site plan approval (§ 18.40.020(A) ).
• Use permit: Offices; R&D; light manufacturing; warehousing/distribution; wine warehousing/bottling; supportive commercial subject to specific plan standards (§ 18.40.020(B)–(C) ).
• Dimensional standards: See § 18.104.010.

I — Industrial

• By-right: Agriculture; certain telecom with site plan approval; emergency shelters subject to standards (§ 18.36.020; § 18.104.065 ).
• Use permit: General “industry” uses; feedlots; renewable energy; telecom not meeting standards (§ 18.36.030 ).
• Dimensional standards: See § 18.104.010. Exterior storage rules apply (§ 18.36.040 ).

GI — General Industrial

• By-right: If ≤25 FTE and with site plan approval, a list of fabrication, storage/warehouse, equipment yards, truck terminals, certain incidental retail, etc. (§ 18.44.020(A) ).
• Use permit: Heavier manufacturing; salvage/junkyards; emergency shelters; renewable energy (§ 18.44.020(B) ).
• Key dimensional standards: Max height 35 ft; lot width min 100 ft; lot coverage up to 50%; required setbacks include 55 ft avg/45 ft min on SR‑29 and 20 ft on other streets, with extra buffering near IP/residential (§ 18.44.040–.060 ). See Napa County Signage for sign rules.

PL — Public Lands

• Purpose/where it applies: Public/quasi‑public facilities consistent with the General Plan; limited in agricultural resource or AWOS areas (§ 18.50.010 ).
• By-right: Government offices; equipment yards; agriculture; certain telecom (§ 18.50.020 ).
• Use permit: Solid waste facilities, recycling/transfer, utility yards, telecom not meeting standards (§ 18.50.030 ).
• Key dimensional standards: Minimum lot area 10 acres in agricultural resource/AWOS locations (§ 18.50.040); setbacks 45 ft on state highways/Silverado Trail and 20 ft on other streets (§ 18.50.050); landscape/screening/parking standards apply (§ 18.50.060–.070) .

PD — Planned Development

• Purpose: Flexible, master-planned residential neighborhoods with limited neighborhood-serving commercial (§ 18.48.010 ).
• By-right: One dwelling; ADU/JADU; supportive housing; small/medium residential care; certain telecom (§ 18.48.020 ).
• Use permit: RC/RS/RM residential, CL/CN commercial, educational/institutional/recreation; mobilehome parks (§ 18.48.030), with caps on residential/educational (≤50%) and commercial (≤5%) areas per application (§ 18.48.040) and a required development plan (§ 18.48.060) .

Combination/overlay districts that affect land use (unincorporated areas)

• :UR Urban Reserve – Signals areas expected to annex to a city; generally limits new development, with narrow exceptions (e.g., certain nonresidential projects via use permit findings and telecom) (§ 18.100.010–.030 ).
• :B Building Site – Imposes larger minimum lot sizes than the base zone (shown as “:B‑x”) (§ 18.72.010–.050 ).
• :HR Historic Restaurants – Recognizes certain existing restaurants with seating caps and strict no‑expansion unless by use permit (§ 18.103.020–.040 ).
• :AH Affordable Housing – Establishes densities and specific setbacks/height for designated sites, with affordability requirements (§ 18.82.020–.050 ).
• :SWP Skyline Wilderness Park – Permits limited park/campground uses on/adjacent to Skyline Wilderness Park (§ 18.90.010–.020 ).
• NP (Napa Pipe) districts – Special districts with their own use lists/design guidelines and development plan requirements (§ 18.66.010–.040 ).

Development standards you’ll repeatedly encounter

• Countywide schedule of setbacks/height/lot sizes: § 18.104.010 (with footnotes for AP/AW/RC side yards on ≤2‑acre lots and 5‑ft side yards on narrow lots) .
• Special standards within certain districts: e.g., GI maximum building height 35 ft, lot coverage up to 50%, street setbacks as noted (§ 18.44.040–.060 ); MC minimum lot areas and landscape buffers (§ 18.34.040–.050 ); PL minimum lot area/setbacks (§ 18.50.040–.050 ).
• Winery road setbacks and exceptions appear in Chapter 18.104 (primary winery setback section number Not found in retrieved materials; exceptions at § 18.104.235) .
• Parking and loading often reference Chapter 18.110 (e.g., landscaping within parking areas, loading dimensions) (§ 18.110.060–.070 ). Where a project also requires aesthetic review, see Napa County Design Review.

Checklist

• Identify your base zoning and any combination/overlay districts on the parcel (start at Napa County zoning & planning overview).
• Confirm whether your intended use is allowed by right or requires a use permit under the applicable district chapter (e.g., § 18.16.020/.030, § 18.20.020/.030, § 18.52.020/.030) .
• If a use permit is required, be ready to meet the County’s findings in § 18.124.070 and any district‑specific findings/standards (e.g., PL) .
• Check the countywide Schedule of Zoning District Regulations in § 18.104.010 for setbacks, heights, lot sizes, and footnotes that could change your side yards/lot size rules .
• Review any special district standards that apply (e.g., GI setbacks § 18.44.060, MC minimum lot area § 18.34.040, PL setbacks § 18.50.050) .
• Confirm parking, landscaping/screening, and signage requirements early (§ 18.110.060–.070; § 18.34.050; § 18.116.010) .
• If an existing use/structure predates current rules, assess it under Napa County Nonconforming Uses. AP/AW reference determinations for pre‑1974 wineries (§ 18.16.020(G), § 18.20.020(H)) .
• If strict standards pose practical hardship, explore Napa County Variances and Exceptions.

Risks & Ambiguities

Information Gaps

• The specific section number for the primary winery road setback standard in Chapter 18.104 was not surfaced in the retrieved materials. The code text and exception section are present, but cite “Not found in retrieved materials” for the primary section number (see exception at § 18.104.235) .
• The numeric setback/height standards for several districts are set in § 18.104.010’s table, but the full table values were not included in the retrieved excerpts. Verify exact numbers with the jurisdiction (§ 18.104.010) .

Plain-English Summary

If you own land in Napa County’s unincorporated areas, your base zoning controls the uses you can have. Farming and wineries dominate in AP and AW, single-family homes live in RS/RC, apartments in RM, shops in CL/CN, and production/warehousing in IP/I/GI. Many non-residential or intensive uses need a use permit with findings, and your parcel must also meet setbacks/height/lot-size from the countywide schedule. Check overlays like :UR or :AH, look up parking/landscaping rules, and confirm whether an older use is nonconforming before you invest.

Source References

• Countywide applicability and minimum regulations: § 18.12.070–.080
• Schedule of zoning district regulations and footnotes: § 18.104.010
• Use permit findings: § 18.124.070
• AP uses: § 18.16.010, § 18.16.020, § 18.16.030
• AW uses: § 18.20.010, § 18.20.020, § 18.20.030
• RS uses/standards: § 18.52.010–.050
• RM uses, processing, mitigation: § 18.60.010–.040, § 18.60.120
• RC uses: § 18.64.010–.040
• CL uses: § 18.28.010–.030
• CN uses/standards: § 18.32.020–.070
• I uses/storage: § 18.36.020–.040
• GI uses/standards: § 18.44.020, § 18.44.040–.060
• MC purpose/uses/standards: § 18.34.010–.050, .080–.100
• PL purpose/uses/standards: § 18.50.010–.070
• PD purpose/uses/limits/plan: § 18.48.010–.040, .060
• Overlays/combining districts: :UR § 18.100.010–.030 ; :B § 18.72.010–.050 ; :HR § 18.103.020–.040 ; :AH § 18.82.020–.050 ; NP § 18.66.010–.040
• Parking/loading and design criteria: § 18.110.060–.070; § 18.104.065 (emergency shelters)

Retrieved passages

• Napa County Zoning Code (Section 18.124.010) High relevance show source text
• Napa County Zoning Code (§ 14) Medium relevance show source text
• Napa County Zoning Code (§ 5) Medium relevance show source text
• Napa County Zoning Code (§ 4) Medium relevance show source text
• Napa County Zoning Code (§ 2) Medium relevance show source text
• Napa County Zoning Code (§ 14) Medium relevance show source text
• Napa County Zoning Code (§ 2) Medium relevance show source text
• Napa County Zoning Code (Section 18.119.200) Medium relevance show source text
• Napa County Zoning Code (Section 18.104.010) High relevance show source text
• Napa County Zoning Code (§ 1) High relevance show source text
• Napa County Zoning Code (§ 1) Medium relevance show source text
• Napa County Zoning Code (§ 3) Medium relevance show source text
• Napa County Zoning Code (§ 2) High relevance show source text
• Napa County Zoning Code (Section 21676) Medium relevance show source text
• Napa County Zoning Code (§ 11) Medium relevance show source text
• Napa County Zoning Code (§ 5) Medium relevance show source text
• Napa County Zoning Code (Section 18.44.020) Medium relevance show source text
• Napa County Zoning Code (§ 1) High relevance show source text
• Napa County Zoning Code (Section 18.104.440) High relevance show source text
• Napa County Zoning Code (§ 21) Medium relevance show source text
• Napa County Zoning Code (Section 18.124.080) Medium relevance show source text
• Napa County Zoning Code (§ 4) Medium relevance show source text
• Napa County Zoning Code (§ 2) Medium relevance show source text
• CBC § 49 (Title 11) Medium relevance show source text
• Napa County Zoning Code (§ 11) Medium relevance show source text
• Napa County Zoning Code (Section 18.107.130) Medium relevance show source text
• Napa County Zoning Code (§ 1) Medium relevance show source text

Cited sections

• Countywide applicability and minimum regulations: § 18.12.070–.080 (§ 18.12.070)
• Schedule of zoning district regulations and footnotes: § 18.104.010 (§ 18.104.010)
• Use permit findings: § 18.124.070 (§ 18.124.070)
• AP uses: § 18.16.010, § 18.16.020, § 18.16.030 (§ 18.16.010)
• AW uses: § 18.20.010, § 18.20.020, § 18.20.030 (§ 18.20.010)
• RS uses/standards: § 18.52.010–.050 (§ 18.52.010)
• RM uses, processing, mitigation: § 18.60.010–.040, § 18.60.120 (§ 18.60.010)
• RC uses: § 18.64.010–.040 (§ 18.64.010)
• CL uses: § 18.28.010–.030 (§ 18.28.010)
• CN uses/standards: § 18.32.020–.070 (§ 18.32.020)
• I uses/storage: § 18.36.020–.040 (§ 18.36.020)
• GI uses/standards: § 18.44.020, § 18.44.040–.060 (§ 18.44.020)
• MC purpose/uses/standards: § 18.34.010–.050, .080–.100 (§ 18.34.010)
• PL purpose/uses/standards: § 18.50.010–.070 (§ 18.50.010)
• PD purpose/uses/limits/plan: § 18.48.010–.040, .060 (§ 18.48.010)
• Overlays/combining districts: :UR § 18.100.010–.030 ; :B § 18.72.010–.050 ; :HR § 18.103.020–.040 ; :AH § 18.82.020–.050 ; NP § 18.66.010–.040 (§ 18.100.010)
• Parking/loading and design criteria: § 18.110.060–.070; § 18.104.065 (emergency shelters) (§ 18.110.060)
• NapaCounty_ZoningCode.md

• Official Napa County code library