The Napa Pipe Master Plan districts are intended to apply in those areas of the city shown as "MP:NP" on the zoning map.

The Napa Pipe Master Plan districts are intended to:

The Napa Pipe Master Plan districts are intended to build-out over time consistent with these development standards and specific project approvals, and to accommodate a limited list of possible interim uses prior to build-out.

The development plan and design guidelines shall, as applicable, govern landscaping of streets, parks and open spaces, architectural design, signage, lighting, habitat protection measures, and any other requirements necessary to ensure an aesthetically pleasing and livable neighborhood consistent with the development plan.

The development plan ensures that adequate public facilities, including water, sewer, parks, schools, and other facilities are or will be available to serve the proposed development, without materially adversely affecting the existing public facilities serving surrounding developments.

The development plan specifies the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, phasing of the development, and provisions for reservation or dedication of land for public purposes.

The development plan can be used similar to a specific plan by outlining individualized development standards which provide for the planning of generally large scale projects. The development plan includes a site plan depicting such elements as topographical features and the general location of structures, land uses, and public and private rights-of-way. The development plan includes sufficient information, including architectural design, size of facilities, traffic impacts, a circulation plan, and site improvements at a level of detail which allow for the thorough analysis of project impacts and compliance with city standards.

As applied to the MP:NP districts, the provisions of this Chapter 17.32 shall supersede any conflicting provisions of the city zoning code, except as otherwise required by local, state, or federal law.

There shall be a maximum of 700 residential dwelling units within the MP:NP-MUR-W:AC district exclusive of units allowed by density bonuses pursuant to Section 17.52.130 and state law.

There shall be a maximum 150 unit continuing care retirement complex within the MP:NP-MUR-W:AC district with an average of one and one-half beds per unit, for a maximum of 225 beds, that provide independent living for seniors with common dining, recreational activities, housekeeping and transportation, as well as assisted care to seniors with mental and physical limitations.

There shall be a maximum of 40,000 square feet of gross floor area for all neighborhood services uses, as defined in subsection E of Section 17.32.080, within the MP:NP-MUR-W:AC district.

There shall be a maximum of 10,000 square feet of gross floor area for office uses, as defined in subsection B of Section 17.32.160, as the primary use within the MP:NP-IBP-W:AC district.

There shall be a maximum of one hotel with a maximum of 150 rooms within the MP:NP-IBP-W:AC district, with accessory uses for guests and the general public, including such facilities as meeting rooms, spa and fitness center, provided that the entirety of the use shall not exceed the 100-person per acre average intensity specified in the Airport Land Use Compatibility Plan.

There shall be a maximum of 15,600 square feet of community facilities within the MP:NP-MUR-W:AC or MP:NP-IBP-W:AC districts, which may include a transit center, interpretive nature center, boat house, café/visitor pavilion, child care center, and drydock theatre.

There shall be a maximum of 154,000 square feet of general wholesale sales commercial activities as defined in subsection A of Section 18.66.240 within the MP:NP-IBP:AC district.

Temporary events and uses may be conducted pursuant to Section 17.52.490 and shall not conflict with the Napa County Airport Land Use Compatibility Plan.

Interim uses and floor area intended to remain in place for five years or less are subject to separate review and approval by the Community Development Director.

Not less than 15% of the total area of all MP:NP districts, collectively, shall be devoted to common use/open space that is accessible to the public.

The locations of common use/open space shall be specified in the development plan and shall include:

Common use/open space shall not include:

If common use/open space is deeded to a homeowner's association, such legal instrument may take the form of a declaration of covenants and restrictions.

Family day care homes (small).

Residential care facilities (small).

Home occupations subject to the provisions of Section 17.52.240.

Homeless and emergency shelters as defined in Section 17.06.030.

Minor antennas meeting the requirements of Section 17.52.410.

Telecommunication facilities meeting the performance standards specified in Section 17.52.480.

Up to a maximum of 202 dwelling units provided for sale or rental in multi-unit buildings constructed at densities of at least 20 dwelling units per acre, provided that the housing is consistent with approved design guidelines and adopted mitigation measures.

Any use specified in Section 17.32.080 and which is allowed by an approved development plan.

Attached and detached single-family dwelling units and multiple-family dwelling units, provided that at least 304 units, including units built pursuant to subsection G of Section 17.32.070, are developed at a density of at least 20 units per acre. For purposes of this Chapter 17.32 only, co-housing and dormitory or other student housing are deemed to be included in the definition of multifamily dwelling units. Co-housing and dormitory or other student housing may include, without limit, a common house with a common kitchen, dining area, children's play area, laundry, workshop, library, exercise room, crafts room, guest rooms, and/or other common areas. Timeshare units are not included in the definition of multifamily housing.

Child day care center.

Common use/open space.

Family day care homes as defined in Section 17.06.030.

Neighborhood Services. Neighborhood services includes neighborhood-serving commercial uses, such as retail sales establishments, pharmacies, personal services establishments (e.g., dry cleaners, hair salons, nail salons, shoe or watch repair stores), physical fitness studios, and any other neighborhood serving non-residential use not expressly prohibited, limited to a maximum floor area of 2,500 square feet. Neighborhood services also includes grocery markets limited to not more than 20,000 square feet; restaurants and eating establishments, bars, lounges, and nightclubs; and office uses, as defined in subsection B of Section 17.32.160, that are located on the second floor and limited to a maximum of 1,500 square feet per office. Allowed neighborhood services do not include businesses with drivethrough facilities or any use with an on-site dry cleaning plant. Common use/open space, and commercial recreation facilities shall not be considered neighborhood services uses and are not subject to the use limitations set forth in subsection D of Section 17.32.040.

Outdoor and indoor commercial recreation.

Parking as provided in Section 18.66.350.

Public safety facilities.

Public utility and public service buildings and facilities.

Other public facilities, such as post offices, public libraries, museums, and art galleries.

Residential care facilities.

Senior housing, defined as any residential facility designed to meet the housing and medical needs of senior citizens, including continuum of care facilities, independent living facilities, assisted living facilities, skilled nursing facilities, and similar or related facilities and services subject to the limitations in subsection C of Section 17.32.040.

Transit stations and terminals.

The maximum height in the MP:NP-MUR-W:AC district shall be 55 feet.

The height of a structure shall be measured by the vertical distance from grade plane to the average height of the highest roof surface.

Exemptions from Height Limits. The following features shall be exempt from the height limits established by this chapter, subject to limitations indicated:

Bus stops and transit stations.

Common use/open space.

Outdoor dining accessory to an approved use.

Outdoor recreation uses.

Parking and loading.

Play areas for child day care centers.

Temporary events and uses in accordance with subsection I of Section 17.32.040.

Other similar uses or activities as determined by the Zoning Administrator.

Minor antennas meeting the requirements of Section 17.52.410.

Telecommunication facilities that meet the performance standards specified in Section 17.52.480.

Homeless and emergency shelters as defined in Section 17.06.030.

Any use specified in Section 17.32.160 and which is allowed by an approved development plan.

Hotel. One hotel is allowed within the MP:NP-IBP-W:AC district with a maximum of 150 rooms/suites. A hotel is defined as a facility that offers transient lodging accommodations typically on a daily rate to the general public and that may provide additional services, such as restaurants, conference facilities, and recreational facilities.

Office Uses. Office uses include professional, administrative, executive, financial, real estate, insurance and other general business offices, including service businesses such as small financial services, such as branch banks. Office uses also include medical, dental, and optical offices and related accessory laboratories.

Common use/open space as defined in Section 17.32.050.

Neighborhood service uses, as defined in subsection E of Section 17.32.080.

The maximum height in the MP:NP-IBP-W:AC district shall be 48 feet.

The height of a structure shall be measured by the vertical distance from grade plane to the average height of the highest roof surface.

Exemptions from Height Limits. The following features shall be exempt from the height limits established by this Chapter 17.32, subject to limitations indicated:

Bus stops and transit stations.

Common use/open space.

Outdoor dining accessory to an approved use.

Outdoor recreation uses.

Parking and loading.

Play areas for child care facilities.

Temporary events and uses in accordance with subsection I of Section 17.32.040.

Vehicle storage yards.

Other similar uses or activities as determined by the Director where a use permit is required.

General Wholesale Sales Commercial Activities. General wholesale sales commercial activities include the storage and sale, from the premises, of bulk goods, as well as the storage of such goods on the premises and their transfer therefrom to other firms or individuals; but exclude sale or storage of motor vehicles, except for parts and accessories, and sale or storage of materials used in construction of buildings or other structures. This classification does not include hardware or paint stores. This classification also excludes the retail sale from the premises of goods and merchandise, primarily for personal or household use, from stores whose total sales floor area exceeds 100,000 square feet, and which devote more than 10% of sales floor area to the sale of non-taxable merchandise, except at stores classified as wholesale clubs, membership warehouse stores, or other similar establishments selling primarily bulk merchandise and charging membership dues or otherwise restricting merchandise sales to customers paying a periodic access fee. Such uses shall not exceed 154 square feet.

Those uses listed under Section 17.32.210.

Uses appurtenant to general wholesale sales commercial activities (e.g., garden centers and gas stations).

The number of off-street parking spaces required in the MP:NP-MUR-W:AC, MP:NP-IBP-W:AC, and MP:NP-IBP:AC districts shall be as set forth below or in the approved development plan.

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 off-street parking spaces.

The location of off-street parking spaces shall be as set forth in an approved development plan. For uses in subsection D of Section 17.32.150 or in Section 17.32.230, the location and number of offstreet parking spaces shall comply with Chapter 17.54.

In the MP:NP-MUR-W:AC district, one monument and one wall-mounted building identification sign is permitted per building. The size, placement, maintenance, and design of the sign shall be consistent with the approved design guidelines.

In the MP:NP-IBP-W:AC, MP:NP-IBP:AC and MP:NP-IL:AC districts, signage shall be consistent with Chapter 17.55, Sign Ordinance and the approved design guidelines.

Illumination. No sign shall be illuminated in a manner that would create aviation hazards of any kind, including, but not limited to, direct skyward projection, glare or mimicry of airport lights. Sign illumination will also be consistent with the approved design guidelines.

Street signage shall be consistent with city standards and the approved design guidelines.