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Napa City Zoning Code

CHAPTER 17

20 MU-G-GATEWAY MIXED USE DISTRICT

§ 17.20.010 Specific purposes.

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)

§ 17.20.020 Land use regulations.

P = Permitted
C = Conditional
S = Specific 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
 
 
 
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
 
Office furniture sales and rentals
P
P
 
Office 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
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
 
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
 
B. Industrial Uses
 
 
 
"Boutique" food processing with retail sales
C
C
 
C. Offices and Related Uses
 
 
 
1. Financial services
 
 
 
Banks, savings and loans, credit unions and other financial institutions
C
C
 
Financial services offices
C
C
 
2. Offices (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 specific 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
 
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 flood evacuation area See standards Ch. 17.38
Single-family attached and condominiums
C
C
Single-family detached
C
C
 
Multifamily residential
C
C
 
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
 
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 specific 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)

§ 17.20.030 Gateway mixed use district property development regulations.

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
 
 
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)

§ 17.20.040 Other development standards and requirements.

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)

§ 17.20.050 Design review required.

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)