A.

The intent of the MC classification is to establish areas which will provide the public with improved waterfront use, enjoyment and accessibility by providing for a variety of water-related commercial developments, recreational activities, services, facilities, accommodations and amenities.

B.

Only those commercially-zoned parcels or those portions of noncommercially-zoned parcels legally used for marine commercial uses as defined herein which front directly on the west bank of the Napa River, south of the city, may be zoned to this classification.

C.

Only those parcels located in the areas which are designated as urban residential or rural residential in the Napa County general plan, and are located within four miles of the Lake Berryessa shoreline high water level, may be zoned to this classification.

D.

In addition to those parcels described in subsections (B) and (C) of this section, parcels eligible for inclusion within the MC zoning district shall have the following characteristics:

1.

Napa River:

a.

Adjacent to a paved highway or road,

b.

Located within five hundred feet of the main river channel,

c.

Not located in a floodway. Parcels located in a designated floodplain area must meet all requirements of the county flood control district and the requirements of the Napa River reclamation district,

d.

Not located on lands classified as prime agricultural soils;

2.

Lake Berryessa area:

a.

The parcel is located at or near crossroads on relatively high-traffic-volume highways,

b.

The use will not constitute or contribute to strip development,

c.

The development of the parcel will not create traffic hazards that cannot be mitigated.

(Ord. 938 § 11 (part), 1989: prior code § 12265)

In the MC district, the following uses are allowed without a use permit:

A.

Agriculture;

B.

Public and private parks, exclusive of structural improvements except for restrooms and appurtenant facilities;

C.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260; and

D.

Telecommunication facilities, other than satellite earth stations, that meet the performance standards specified in Section 18.119.200, provided that prior to issuance of any building permit, or the commencement of the use if no building permit is required, the director or his/her designee has issued a site plan approval pursuant to Chapter 18.140.

(Ord. 1097 § 24, 1996; Ord. 938 § 11 (part), 1989: prior code § 12265.1)

In the MC district, the following uses are permitted upon grant of a use permit:

A.

Public or private marina;

B.

Boat launching ramp, launching hoist or other devices for launching boats;

C.

Private yacht club;

D.

Beach clubs, including pools, cabanas and lockers;

E.

Boat rentals, boat sales and boat repairs;

F.

Boat storage facilities and recreation vehicle storage areas;

G.

Marine supplies including, but not limited to, boating, fishing, surfing and sporting equipment;

H.

Restaurants, with a seating capacity not to exceed fifty seats, drive-in type or drive-through restaurants not included;

I.

Fishing pier;

J.

Fishing station, bait sales;

K.

Commercial accessory dwelling units, provided that (i) prior to the issuance of a building permit to commence construction of the dwelling units, the permittee shall record a deed restriction, in a form acceptable to county counsel, limiting in perpetuity the use of the dwelling units to occupancy by households with moderate income and below, (ii) the dwelling units are compatible with neighboring land uses, and (iii) water, wastewater treatment, and parking is available to support the dwelling units;

L.

Service facilities, such as for sales of ice, beverages, fishing, bathing supplies and equipment;

M.

Commercial charter, excursion and fishing boat docking;

N.

Dispensing of fuel and oil in conjunction with an approved use, refrigeration sales and service, and other similar services required to service boats and meet the needs of boat owners;

O.

Telecommunication facilities, other than satellite earth stations, that do not meet one or more of the performance standards specified in Section 18.119.200;

P.

Satellite earth stations that cannot, for demonstrated technical reasons acceptable to the director, be located in an Industrial (I), Industrial Park (IP), or General Industrial (GI) zoning district.

(Ord. 1097 § 25, 1996; Ord. 981 § 47, 1991; Ord. 938 § 11 (part), 1989: prior code § 12265.2)

(Ord. No. 1456, § 9, 2-11-2020)

In the MC district:

A.

For service facilities (see subsection (L) of Section 18.34.030), minimum lot area shall be five thousand square feet per store if public water and sewer are available. If public water and sewer are not available, the minimum lot size shall be determined by the director in relation to the location, operation and maintenance of a septic tank and well.

B.

For restaurants, minimum lot area shall be twenty thousand square feet where public sewer and water are available or, in the event that public water and sewer are not available, the minimum lot area shall be one acre unless a larger area is required by the director to provide adequate water and sewer facilities.

C.

For other marine uses, minimum lot area shall be twenty thousand square feet with a water frontage of at least seventy-five feet, measured perpendicular to the side lot line(s) if public water and sewer are available. In the event public water and sewer are not available, the minimum water frontages shall be seventy-five feet and the minimum parcel size needed to provide adequate water and sewer facilities shall be determined by the director.

(Ord. 938 § 11 (part), 1989: prior code § 12265.3)

(Ord. No. 1379, § 152, 1-29-2013)

In the MC district:

A.

At least twenty percent of the site shall be landscaped, including the required front yard setback. The required front yard setback shall include trees at a minimum ratio of one tree per every thirty feet of parcel frontage. All required landscaping shall be irrigated and permanently maintained. Landscaping shall be limited to drought-tolerant plantings to the maximum extent feasible.

B.

The applicant shall submit a landscaping and screening plan showing buffer strips, fences, streets, walkways, shrubbery, etc. All lot lines abutting an existing residential development or zoning district shall include a minimum five-foot landscaping area with evergreen trees and shrubs. Shrubbery shall be planted on seven-foot centers with trees planted a minimum of fifteen feet on center. A combination of a six-foot opaque fencing and evergreen hedge may be substituted for the required planting if approved by the director.

C.

All outdoor storage or work areas, exterior storage areas and/or service yards shall be screened from public streets and adjacent properties with a combination of solid fencing or walls and dense evergreen hedging or trees a minimum of six feet in height. All screening shall be permanently maintained.

(Ord. 938 § 11 (part), 1989: prior code § 12265.4)

In the MC district:

If a bulkhead is required by the U.S. Army Corps of Engineers, Department of Fish and Game, or other agency that has jurisdiction over such matters, no parcel fronting on navigable water shall be used for any business purpose, nor shall a permit be issued for the erection, addition, alteration or improvement of any structure until an approved bulkhead has been erected for the full width of the parcel. All bulkheads erected pursuant to the foregoing provisions shall be maintained and kept in a good state of repair at all times. No bulkhead or retaining wall shall be constructed until the appropriate agency referenced in this subsection has approved the plans for the design and placement of the proposed bulkheads or retaining walls.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(b))

In the MC district:

All activity under use permits shall be conducted so that noise, vibration, dust and all other objectionable factors shall be contained or reduced to the extent that no unreasonable annoyance or injury will result to persons on-site or residing in the vicinity.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(c))

In the MC district:

A.

All required parking shall be located and designed to minimize the view of parked vehicles from public streets and adjacent residential uses. Parking lots shall be landscaped at a minimum ratio of one tree per six parking spaces for double-loaded stalls and one tree per three spaces for single-loaded stalls. Parking areas shall not be located within any required setback area.

B.

All parking lots on adjacent marine commercial-zoned parcels shall be connected whenever possible to minimize the number of entryways onto public streets and highways.

C.

Parking lot lighting shall be directed onto the subject property only, so that the light source is not visible from adjacent properties or streets.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(d)—(f))

In the MC district:

All signs shall conform to the provisions of Chapter 18.116, commencing with Section 18.116.010.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(g))

The regulations shown for MC districts in the Schedule of Zoning District Regulations, Section 18.104.010, shall apply to each structure and to each use of land within the MC district.

(Ord. 938 § 11 (part), 1989: prior code § 12265.5(a))