Implement the mixed use General Plan designation, and objectives and intent of the Tannery Bend development and design guidelines through consistent zoning.

Create a unique, vital mixed use district with a high quality, light industrial architectural character that combines live-work developments and attached residential uses with compatible small scale light manufacturing and processing, office and limited related commercial uses.

Build upon the historic industrial waterfront character.

Integrate with and enhance the surrounding neighborhood through provision of public access to and along the Napa River; active, river-oriented commercial uses along the riverfront; and low scale, compatible uses along the Coombs Street frontage.

Provide a location for specialty food and beverage manufacturing, art and craft fabrication and other light manufacturing and related retail that is designed to be compatible with residential uses.

Encourage location of active commercial uses along new streets interior to the site and along the riverfront.

Design Guidelines. Development shall be designed to meet the objectives, guidelines and standards of guidelines adopted for this mixed use district.

Parking and Loading. On-site parking and loading shall be provided in accord with provisions of Chapter 17.54. Through a use permit, on street parking on new public streets interior to the site may count towards meeting on-site parking demand where clear evidence is provided that there will be no spillover parking impacts to the nearby neighborhood. Enlargement of any existing structure or use, or any change of occupancy or manner of operation that would increase the number of parking spaces required shall provide additional spaces for the enlargement or use intensification in accordance with the standards specified in Section 17.54.040.

Accessory Structures. Accessory structures for residential uses shall meet standards in Chapter 17.52; nonresidential accessory structures shall meet standards for principal buildings. Walks or similar types of surfaced areas constructed at grade, fences (see Chapter 17.52 standards) and signs (see Chapter 17.55, Sign Ordinance) may be located in setback areas.

Screening of Trash, Outdoor Storage. See Chapter 17.52 for outdoor trash and storage screening requirements.

Rooftop Equipment. Rooftop equipment shall be screened and integrated into the building architecture. Screens shall not disproportionately increase the mass of the building.

Landscaping. All planting strips, yards, setbacks and other required open space areas shall be landscaped in accord with an landscape plan approved by the decision-making body as part of the design review or other discretionary permit. All landscaping shall be maintained in a healthy, weed free condition. Landscape maintenance agreements with the city may be required on sensitive sites.

Street Trees. Street trees may be required to be installed by the Community Resources Department in accordance with the design guidelines and city standards.

Public Works Improvements. Curb, gutter, sidewalks, 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 standard specifications.

Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and residential properties.

Noise. See Section 17.52.310, Noise standards.

Transition Standards. Where development is proposed on land abutting RM zoned land to the north, design review shall identify potential impacts of the proposed project on the residential use (e.g., noise, privacy, visual) and utilize landscaped buffers, solid masonry walls designed compatible with the project, building setbacks/stepbacks and/or other effective techniques to address such impacts.