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Napa City Zoning Code

CHAPTER 17

14 INDUSTRIAL DISTRICTS IP, IL

§ 17.14.010 Specific purposes.

In addition to the general purposes listed in Chapter 17.02, the specific purposes of the light industrial and industrial park districts include the following:
A. 
To retain existing businesses that contributes to meeting Napa's strategic economic goals and serving Napa residents.
B. 
To maximize use of Napa's limited industrial land supply for employment generating uses.
C. 
To attract and expand industrial, technology, and region-serving office development that diversifies the local economy and produces higher wage jobs.
The additional purposes of each industrial district follow:
D. 
Industrial Park (IP). The industrial park district implements the corporate park land use category of the General Plan and applies to the Napa Valley Corporate Park. It provides for manufacturing, warehousing, research and development, office, public and quasi-public uses, and similar compatible uses in a campus-like setting. Intensive industrial uses may be located in certain areas subject to the special design considerations and other criteria adopted for the Corporate Park. Certain retail and service uses are allowed for the convenience of area businesses. Consistent with the Corporate Park Specific Plan, development in this district shall have unifying design features and provide extensive landscaping. Design goals include an attractive appearance from nearby highways and a park-like streetscape. Performance standards insure that proposed uses are compatible with Napa's environmental goals, including retention of the Napa River in as natural a state as possible.
Areas A and B within the industrial park district are zoned for professional and business offices, research and development and certain light industrial uses in enclosed buildings, and limited hotel accommodations and retail and service uses such as restaurants, convenience markets, banks and service stations primarily for area workers or business visitors.
Area C provides for a broad array of industrial manufacturing, assembly, processing, refining and/or packaging uses, research and development activities; industrial service uses such as machine shops and equipment repair, as well as office and outdoor storage uses typically associated with the above. Limited retail and service uses primarily for area workers or business visitors may also be allowed.
E. 
Light Industrial (IL). This district implements the light industrial land use category of the General Plan and may also be applied in mixed use General Plan categories where there are existing or planned concentrations of light industrial uses. It provides for small-scale manufacturing, fabrication, packaging, storage, equipment repair, wholesale establishments and similar related uses. Also included are construction and maintenance yards, trade and technical training facilities, utility plants, and recycling centers and similar facilities.
Limited nonindustrial uses may also be allowed in appropriate locations at the discretion of the city including live-work units and child care centers. This district is used in locations in relatively close proximity to existing developed areas, and contains provisions to mitigate potential impacts on abutting lots planned for residential uses.
(O2003-12)

§ 17.14.020 Land use regulations.

P = Permitted
C = Conditional Use Permit or Administrative Permit (see Chapter 17.58)
S = Specific Standards apply
Blank = Not Allowed
Zoning Districts
IL
IP-A
IP-B
IP-C
Added Use Regulations
A. Industrial Uses
 
 
 
 
*Within a building
**Within enclosed building or enclosed area with 6′ or higher wall or fence
***C if adjacent to residential district
****Includes wine tasting rooms, retail sales and related uses accessory to wine manufacture or bottling
Also see accessory outdoor storage
Carpentry, cabinet, sign shop
P**
 
 
P**
Ceramic works
C
 
 
C
 
Chemical or pharmaceutical manufacturing or processing
C
 
 
P*
 
Clothing manufacturing
C*
P*
P*
P*
 
Concrete or asphalt mix plants
 
 
 
C
 
Electronic and electrical products manufacturing
C*
P*
P*
P*
 
Food manufacture or processing, including wineries
C*, ****
C*, ****
C*, ****
C*, ****
 
Furniture manufacturing, refinishing and repair
C*
 
 
P*
 
Laboratories
C*
P*
P*
P*
 
Machine shops
C**
 
 
P**
 
Manufacturing, assembly, or packaging of products from previously prepared materials such as cloth, glass, plastic, paper, leather, wood, clay or stone not otherwise listed
C**
 
 
C**
 
Metal fabrication, forging or welding shops
C**
 
 
C**
 
Outdoor storage yards and contractor's yards, screened
C
 
 
C
 
Paper products manufacturing
P*, ***
P*
P*
P*
 
Printing shops, commercial
C*
P*
P*
C*
 
Research and development uses
C*
P*
P*
P*
 
Self storage
P
 
 
P
 
Small cannabis manufacturers
 
*
*
*
*See standards for Cannabis Establishment Clearance in Section 17.52.275
Trucking yards, terminals and service centers, screened
C
 
 
C
 
Warehouses
P
P
P
P
 
Wholesale and distribution
P
P
P
P
 
B. Commercial Uses
 
 
 
 
 
1. Animal care
 
 
 
 
 
Animal care facilities
C
 
 
P
 
Taxidermy shops
P
 
 
 
 
2. Building materials and supplies
 
 
 
 
*C if adjacent to residential district
**Indoors; for accessory outdoor display or sales or accessory outdoor storage see Ch. 17.52
Brick, gravel, rock, concrete, tile and lumber sales, indoor or outdoor
P*
 
 
C**
Electrical supply stores
P**
 
 
 
 
Equipment rental businesses
P*, **
 
 
C**
 
Glass and window stores
P**
 
 
 
 
Hardware stores
P**
 
 
C**
 
Heating, air conditioning
P**
 
 
C**
 
Paint and wallpaper stores
P**
 
 
 
 
Plumbing supply stores and service
P**
 
 
C**
 
Welding supply shops, indoors
P**
 
 
C**
 
3. Business sales and service
 
 
 
 
 
Laundries, commercial
P
 
 
 
 
Locksmith
P
 
 
 
 
Office furniture sales and rentals
P
 
 
 
 
Office supply and equipment
P
 
 
 
 
4. Food and beverage service establishments and stores
 
 
 
 
See standards Ch. 17.52
Catering establishments
P
C
P
P
 
Food service establishments
 
 
 
 
 
With or without accessory serving of beer or wine up to 1,000 sq. ft. size
P
P
P
C
More than 1,000 sq. ft. in size or with a bar, live entertainment or dancing
C
C
C
C
 
With drive through use
C
 
 
 
 
Bakeries, retail with accessory food service
P
 
 
 
 
Bakeries, wholesale (accessory retail acceptable)
P
 
 
 
 
Convenience markets
C
C
C
 
 
5. Maintenance and repair services*
 
 
 
 
*Note: outdoor storage yards, except accessory outdoor storage, is a conditional use.
Building maintenance services
P
 
 
P
 
Carpet maintenance and repair
P
 
 
P
 
Equipment maintenance and repair
P**
 
 
P
**C if includes any outdoor maintenance or repair adjacent to residential district
General contractors
P
 
 
P
 
Landscape maintenance
P
 
 
P
 
Upholstery and similar services
P
 
 
P
 
6. Motor vehicle sales and services
 
 
 
 
*Entirely indoors if adjacent to residential district; otherwise, indoors or in enclosed area with 6′ wall or fence
Auto detailing
C
 
 
C
Car wash
C
 
 
C
 
Rentals
C
 
 
C
 
Repairs, major (engine work, painting and body work)
C*
 
 
C*
 
Repairs, minor (tune ups, brakes, batteries, tires, mufflers, upholstery)
C*
 
 
C*
 
Sales, new or used vehicles
 
 
 
C
 
Sales, parts and supplies
P
 
 
 
 
Service stations (including minor repair)
C
C
C
C
 
Towing business
C
 
 
C
 
7. Personal service establishments
 
 
 
 
See standards Ch. 17.52
Adult-oriented businesses
PS*
 
 
PS
*Along Kaiser Road, Enterprise Way, Enterprise Court only
Art, music, dance and photo studios, without sale of equipment, supplies
C
 
 
P
 
Dry cleaning establishments, laundromats
P
 
 
 
 
Shoe repair and shoe shine
P
 
 
 
 
Tailor, seamstress
P
 
 
 
 
8. Recreation facilities, commercial
 
 
 
 
*Accessory to principal use only, not open to general public
Health clubs/gyms
C
C*
C*
C
Health spas
 
C*
C*
 
 
Shooting ranges, indoors
 
 
 
C
 
9. Retail uses
 
 
 
 
 
Antique stores
P
 
 
 
 
Auctions
C
 
 
 
 
Farm supplies, feed and grain
C
 
 
 
 
Gun shops, gunsmiths
P
 
 
 
 
Home furnishings: furniture, lamps, draperies, flooring, etc.
P
 
 
 
 
Medicinal cannabis retailers
*
 
 
*
*See standards for Cannabis Establishment Clearance in Section 17.52.275
Plant nurseries and garden supply
P
 
 
 
 
Second hand stores, pawn shops
P
 
 
 
 
10. Visitor accommodations
 
 
 
 
 
Hotels, motels
 
C*
C*
 
*Requires City Council approval
*Retail, restaurant, conference center and related uses permitted accessory to hotel uses
C. Offices and Related Uses
 
 
 
 
 
1. Financial services
 
 
 
 
*P if second floor or above
Banks, savings and loans, credit unions, other financial institutions
 
P
P
C
Financial services offices
 
P
P
C*
 
2. Offices, administrative, business and professional
C**
P**
P**
C*, **
*P if second floor or above
**Includes wine related businesses, wine sales, tasting facilities and related uses accessory to nonmanufactured use. Accessory uses allowed up to 20% of gross floor area by right, increase to 40% with use permit
D. Public and Quasi-Public Uses
 
 
 
 
 
1. General
 
 
 
 
 
Clubs and lodges, including for youth
 
C
 
 
Funeral and interment services
 
C
 
 
 
Parks, open space and recreation facilities, including docks, piers, etc.
C*
C*
C*
C*
*P if part of an approved public park plan or specific program approved by City Council
Recycling centers (>500 sq. ft. or as principal use)
C
C
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
C
C
C
C**
**Includes communications service per Resolution 95-207
2. Schools
 
 
 
 
For IP, see :AC standards Ch. 17.34
*C if more than 10 students any 1 time
**Second floor or above only
Private, including parochial
C
 
 
 
Public
P
P
P
P
 
Performing arts, art, martial arts, sports
C
 
 
P*, **
 
Vocational, professional, business trades
P*
 
 
P*
3. Transportation facilities
 
 
 
 
 
Parking facilities, commercial or municipal
C
 
 
 
 
Taxi or limo services
C
 
 
C
 
Transit or bus stations
C
 
 
C
 
E. Residential and Related Uses
 
 
 
 
 
Caretaker's residence
C
C
C
C
 
Live/work developments
C
 
 
 
Mixed use developments consisting of residential and other uses allowed in this district when IL is applied in general plan mixed use area
C*
 
 
 
*Residential projects of 5+ units or equivalent in :FP flood evacuation area see standards Ch. 17.38
Day care center (14 or more children, 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
PS*
PS*
PS*
PS*
*Accessory uses for residential are as described for residential districts
Automatic teller machines
P
P
P
P
 
Beekeeping
PS
PS
PS
PS
 
Cottage food operations
PS
 
 
 
 
Fences, hedges
PS
PS
PS
PS
See standards Ch. 17.52, except in IP districts, no fences in setback areas
Outdoor display and sales
PS
 
 
 
 
Outdoor storage (up to 15% of site and screened; 5% in IP-A)
PS
PS
PS
PS
See standards Ch. 17.52 or for IP Section 17.14.040
Offices and showrooms accessory to principal use
P*
P*
P*
P*
*Up to 20% of gross floor area
Recycling/solid waste areas
PS
PS
PS
PS
 
Recycling facility, small < 500 sq. ft.
PS
PS
PS
PS
 
Satellite dishes
PS
PS
PS
PS
 
Signs
P
P
P
P
See Ch. 17.55, Sign Ordinance, or for IP, specific plan sign program
G. Other Uses
 
 
 
 
 
Conversion of residential rental units to nonresidential uses
P/CS
P
P
P
CS only when IL is applied in mixed use General Plan category. See standards Ch. 17.52
Nonresidential condominiums
C
C
C
C
See standards Ch. 17.52
Other similar permitted or conditional uses found consistent with the General Plan and applicable district pursuant to Chapter 17.04
P/C*
P/C*
P/C*
P/C*
*Determination as to whether use is permitted or conditional depends on requirements for the similar use
Temporary uses
PS/CS
PS/CS
PS/CS
PS/CS
See standards Ch. 17.52
(O2003-12; O2004-9; O2005-17; O2010-12, 7/6/10; O2011-13, 10/18/11; O2011-17, 11/30/11; O2013-3, 5/21/13; O2014-3, 3/4/14; O2014-7, 6/3/14; O2017-016, 12/19/17; O2017-018, 12/19/17; O2019-001, 1/15/19)

§ 17.14.030 Industrial districts-Property development standards.

PROPERTY DEVELOPMENT STANDARDS
IL
IP-A
IP-B
IP-C
ADDITIONAL STANDARDS
Floor Area Ratio (FAR)
See General Plan for FARs, densities applicable to property
See Ch. 17.52 for calculation of FARs and densities
Height—stories/height in feet whichever is more restrictive
40
3/50
30
30
(1)
Minimum Lot Area (sq. ft.)
10,000
1 Acre
20,000
1 Acre
 
Lot Width (feet) at front setback line
70
NA
NA
NA
 
Lot Frontage (feet) at front property line
50
NA
NA
NA
(2)
Front Setback (feet)
 
 
 
 
(3) (4)
Arterial or collector
30
50*
35**
35**
*Specific plan and other streets
Local Street
15
35*
20**
20**
**Divided specific plan, other streets
Side Setback (feet)
 
 
 
 
(3) (4)
Arterial or collector
30
50*
35**
35**
*Specific plan and other streets
Local Street
15
35*
20**
20**
**Divided specific plan, other streets
Side Yard (feet)
NA
20
15*
10*
(5) * 1 foot added yard for each foot in height by which building exceeds 20 feet in height
Rear Yard (feet)
NA
20
15*
10*
 
Notes:
NA = Not Applicable
(1)
IP-A development may be up to four stories/60 feet with Planning Commission design review, however, in no case shall buildings on lots adjacent to the Southern Crossing exceed height of nearest portion of Southern Crossing. IP-C development may be up to 35 feet for pitched or gable roofs with design review.
(2)
IL lot frontage may be reduced to 40 feet for lots with divergent lot lines such as those that front on the bulb of a cul-de-sac or a sharply curved street.
(3)
IL front and side setbacks may be reduced to not less than 15 feet with approval of the decision-making body when the reduction improves the overall site design, design of the building, or better integrates the building with its site and surroundings.
(4)
No IP building, fence or structure other than approved signs shall be located within any setback or yard. All IP-A setbacks and yards not paved for walks, drives or parking shall be landscaped. All IP-B and IP-C setbacks not paved for walks, drives or parking shall be landscaped and any unpaved yard areas shall be maintained in a clean, weed free condition.
(5)
Where IL development is proposed on land that abuts a residential district, transitional standards described in Section 17.14.040 shall be observed.
See Ch. 17.52 (Site and Use Regulations) for additional regulations pertaining to agricultural buffers, creeks and watercourses, historic preservation, noise, outdoor storage, recycling areas, wetlands and other site development standards.
(O2003-12)

§ 17.14.040 Other development standards and requirements applicable to industrial districts.

A. 
Design Guidelines. Design guidelines shall be referred to where applicable.
B. 
Parking and Loading. On-site parking and loading shall be provided in accord with Ch. 17.54, except as follows for IP:
1. 
No parking shall be located within a required setback.
2. 
Parking may be within a yard subject to providing a minimum five-foot landscaped area along the interior property line, (except where common access drives or parking are located along the interior property line of adjoining properties).
3. 
All parking areas shall provide interior landscaping in accordance with Figure 20 of the adopted Bedford Park Specific Plan.
4. 
IP-A truck loading facilities shall be alongside of or to the rear of the main building and screened. IP-B and IP-C loading areas may be provided at the front provided they are outside of required setbacks and are screened from the street with landscaped berms.
5. 
Zoning requirements supersede and replace Specific Plan parking space requirements.
C. 
Accessory Structures.
1. 
In the IL district, accessory structures shall meet the same standards as for main buildings except that accessory structures such as walks or similar types of surfaced areas constructed at grade, parking (See subsection F), fences (See Ch. 17.52, Site and Use Regulations), and signs (See Chapter 17.55) may be located in setback areas.
2. 
In the IP districts, accessory structures shall meet the same standards as for main buildings, except that walks or similar structures constructed at grade may be located in setback areas; and in the IP-C district only, communication dishes and similar communication structures may be up to 50 feet high provided a use permit is obtained for heights over 30 feet.
D. 
Transitional Standards. Where development is proposed in the IL district on land which abuts residential RS, RI, or RT districts, 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, solid masonry walls designed compatible with the project, building setbacks/stepbacks and/or other effective techniques to address such impacts.
E. 
Screening of trash, outdoor storage and outdoor industrial activity areas. See Ch. 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.
1. 
In the IL district, 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.
2. 
In the IP district, all required landscape areas shall be landscaped in accord with a landscape plan conforming to Specific Plan landscape provisions and approved by the decision making body, as part of the design review or other discretionary permit. All landscaping shall be maintained in a healthy, attractive condition. Landscape maintenance agreements with the city may be required on sensitive sites.
H. 
Street Trees. In the IL district, street trees may be required to be installed by the Community Resources Director in accordance with city standards. In the IP districts, street trees conforming to Specific Plan landscape provisions shall be provided.
I. 
Building Materials and Design. In the IP districts, building materials and roof design shall conform to Specific Plan building design standards.
J. 
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.
K. 
Airport Compatibility. Properties within Airport Land Use Compatibility Zones shall meet airport land use compatibility provisions described in Chapter 17.34.
L. 
Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and abutting residential properties.
M. 
Noise. See Section 17.52.310, Noise standards.
N. 
Nuisances. In the industrial districts, development shall be conducted and maintained so that it does not cause noxious, toxic, corrosive or polluting fumes/gases/emissions as determined by air quality authorities; sewage that is difficult to treat as determined by Napa Sanitation District; or unacceptable fire or explosion hazard as determined by the Napa Fire Department.
(O2003-12; O2019-001, 1/15/19)

§ 17.14.050 Design review required.

New nonresidential structures, additions or 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 requires review. Residential development is subject to design review in accordance with Chapter 17.62. Signs require review in accordance with Chapter 17.55, Sign Ordinance. In general, industrial district design review shall be approved by the Community Development Director unless the project involves additional discretionary permits, in which case it shall be handled as part of the overall development application.
(O2003-12; O2019-001, 1/15/19)