The purpose of the IP zoning district is to provide areas exclusively for modern, non-nuisance light industrial and office uses which are compatible both with each other and with the adjoining nonindustrial areas including, but not limited to, the Napa County Airport, the Highway 29 corridor, and surrounding agricultural and open space areas, and which have no significant potential for major pollution, adverse visual impacts, or nuisance or hazard factors. Land uses in these areas are subject to special performance standards to ensure harmonious, unified and cohesive development. Vacant parcels are subject to lot size restrictions to ensure that opportunities for large-site business/industrial park developments will not be lost through premature subdivision into small parcels.

The industrial park zoning use designation is intended to attract development of a higher standard with respect to building design, on-site amenities, standards of acceptable use and off-site improvement requirements. The designation is intended to accommodate light industrial uses such as office research and development, light manufacturing, light assembly, warehousing and distribution, large administrative headquarters and other professional and administrative uses. This designation allows the implementation of special requirements for common improvements, site and building design, landscaping, signage, off-street parking, noise control, and outdoor storage.

(Ord. 1161 § 3, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278)

Uses allowed in the IP district are as follows:

A.

Uses Permitted Without a Use Permit. The following uses shall be permitted in all IP districts without a use permit:

1.

Agriculture;

2.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

3.

Telecommunication facilities 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 designee has issued a site plan approval pursuant to Chapter 18.140.

B.

Uses Permitted Upon Grant of a Use Permit by the Planning Commission. The following uses shall be permitted providing a use permit has been granted by the planning commission pursuant to Chapter 18.124 (commencing with Section 18.124.010):

1.

Professional, financial, administrative or general business offices;

2.

Research, development, design or testing laboratories and facilities providing such use does not produce undue odor, smoke, noise or other objectionable effects;

3.

Manufacturing and assembling of devices, equipment, or systems of an electrical, electronic or electro-mechanical nature;

4.

Manufacturing, assembly, fabrication, and/or warehousing and distribution of goods, wares, merchandise, articles, substances or compounds which are not flammable, explosive or otherwise offensive or dangerous to surrounding property;

5.

Cooperage, bottling plants or wine warehousing and distributing facilities;

6.

Machine shops or other light-metal working shops;

7.

Ancillary daycare is allowed as follows:

a.

As a secondary use to an otherwise allowed use (primary use), wherein the parent and/or guardian of every child present at the daycare is an employee of the primary use or the ancillary daycare center, and the daycare does not exceed fifteen children, or

b.

As a stand alone business or in association with another allowed use, wherein the parent and/or guardian is not employed at the business location, in which case the size and location of the facility shall be subject to a consistency determination by the Napa County Airport Land Use Commission prior to use permit approval;

8.

Commercial renewable energy facilities;

9.

Mini-storage;

10.

Manufacturing, compounding, processing, packing, treating or storing of products such as food stuffs, wineries, pharmaceuticals, and toiletries;

11.

Painting, lithography, cartography or bookbinding;

12.

Snack bars/other food service as an ancillary use, to primarily serve the needs of customers, employees, or persons doing business with commercial or industrial facilities within the IP or GI zoning districts;

13.

Totally enclosed rifle and pistol ranges designed and constructed consistent with design criteria set forth in the applicable specific plan;

14.

Other uses which in the opinion of the approving officer or body are non-nuisance-causing and similar in character to the above listed uses;

15.

Telecommunication facilities that do not meet one or more of the performance standards specified in Section 18.119.200.

C.

Additional Uses Permitted Under Special Circumstances Upon Grant of a Use Permit by the Commission. The following supportive commercial uses shall be permitted providing a use permit has been granted by the commission pursuant to Chapter 18.124 and (i) the site is subject to a specific plan that allows the use; (ii) the proposed use meets the preconditions and standards for such use set forth in the applicable specific plan; and (iii) the proposed use supports needs generated by other uses permitted by the applicable specific plan:

1.

Ancillary retail and professional or personal service commercial uses which are minor industrial park components, including, but not limited to, the following:

a.

Small food and drugstores,

b.

Facilities providing personal services such as dry cleaning stores, barbershops, beauty shops, repair shops, and small health spas,

c.

Banking, including ATM outlets,

d.

Opticians,

e.

Ticket offices,

f.

Specialty and miscellaneous retail shops such as florists, tobacco, newsstands, bookshops and convenience office supplies,

g.

Restaurants and prepared food takeout establishments in addition to those described in subsection (B)(12) of this section;

2.

Hotels, motels and conference centers serving as industrial park components.

D.

Uses described in subsection (B) of this section shall require the approval of a use permit by the commission pursuant to Chapter 18.124 rather the zoning administrator if any of the following are true:

1.

The use would be located on a parcel which has frontage on State Route 29, State Route 12 (Jameson Canyon Road), or Airport Boulevard, with the exception of additions to existing structures that received use permit approval after July 29, 1986, that have similar exterior design, materials, and colors;

2.

The use would be located in environmentally sensitive areas as defined in Section 18.08.270 of this code;

3.

The use would involve storage or use of more than fifty-five gallons, or five hundred pounds or two hundred cubic feet of hazardous materials or any amount of infectious wastes or any amount of extremely hazardous waste as defined in Health and Safety Code Sections 25115, 25117, and 25117.5, and Title 22, Division 4, Articles 9 and 11 of the California Code of Regulations or hazardous materials as defined in Health and Safety Code Section 25411(c);

4.

The use would require more than fifty parking spaces pursuant to Chapter 18.110.

E.

Other Regulations.

1.

All commercial and industrial uses allowed shall be conducted entirely within enclosed buildings, except for outside storage which occurs on an irregular basis of periods of less than seven days, outside loading facilities, or overnight parking of business vehicles.

2.

In the event a proposed use involves multiple uses, and at least one of the uses requires a use permit approved by the commission even though the others may require only approval of a use permit by the zoning administrator or approval of a site plan, the entire proposed use shall require a use permit approved by the commission.

(Ord. 1258 § 1, 2005: Ord. 1234 § 2, 2004: Ord. 1194 § 12, 2002: Ord. 1161 § 4, 1999: Ord. 1097 §§ 28, 29, 1996; Ord. 1039 § 2, 1993: Ord. 1033 § 1, 1993; Ord. 981 § 48, 1991; Ord. 845 § 1 (part), 1987: prior code § 12278.1)

(Ord. No. 1453, § 4, 1-28-2020)

In the IP district:

A.

The standards set forth in this chapter, in this title and in any relevant specific plan, are applicable to each structure and each use located within the IP zoning district. However, if a parcel proposed to be developed is subject to a specific plan and that specific plan contains development standards that are inconsistent with or in addition to the standards established by this chapter or this title, the additional standards set forth in the specific plan shall be applicable and, in regard to inconsistent standards, the more restrictive shall control unless the contrary is expressly stated in the specific plan.

B.

(Reserved.)

C.

On sites with mixed industrial and commercial land uses, industrial design criteria and development standards shall apply to industrial uses, and commercial design criteria and development standards shall apply to commercial uses. Where the mixed industrial and commercial uses are in the same structure, the more restrictive regulations shall apply.

D.

Development plans for all parcels shall be subject to review by the approving officer or body. Said review shall be based upon the pertinent development and performance standards set forth in this chapter and in the applicable specific plan. Any development plan submitted including, but not limited to, the required landscape plan, shall demonstrate that all pertinent development standards contained in this chapter and applicable specific plan have been met.

(Ord. 1161 § 5, 1999: Ord. 1104 § 17, 1996; Ord. 916 § 1, 1989; Ord. 845 § 1 (part), 1987: prior code § 12278.2)

(Ord. No. 1370, § 20, 3-20-2012)

Minimum lot size, minimum lot width, and maximum site coverage development standards in the IP district are as follows:

A.

Minimum Lot Size. The minimum lot size shall be five acres, except that:

1.

Parcels of twenty thousand square feet or greater shall be allowed by the approving officer or body as part of a comprehensive development plan with highly unified site, architectural, landscape and signage design pursuant to Section 18.40.250;

2.

Parcels smaller than five acres that were lawfully created prior to the effective date of the ordinance codified in this chapter may be developed if the proposed development complies with all standards except minimum parcel size contained in this chapter and all other applicable laws and regulations;

3.

No parcel shall be created that does not have at least a seven thousand square-foot buildable area under the development standards contained in this chapter, unless approved pursuant to Section 18.40.250.

B.

Minimum Lot Width. The minimum width of a single parcel shall be one hundred twenty-five feet at its narrowest point, unless approved pursuant to Section 18.40.250. The director may permit variations to lot width in the case of lots frontage on cul-de-sacs. In such cases, the minimum frontage on a publicly maintained cul-de-sac shall be sixty feet.

C.

Maximum Site Coverage. The maximum percentage of lot permitted to be covered by buildings or structures shall be thirty-five percent, except that maximum building coverage for a structure devoted to warehouse uses as defined in Section 18.08.640 shall be as follows:

(Ord. 1194 § 13, 2002: Ord. 1161 § 6, 1999: Ord. 851 § 1, 1987; Ord. 845 § 1 (part), 1987: prior code § 12278.3)

Building design development standards in the IP district are as follows:

A.

Quality and Compatibility. All structures shall be harmonious with the local setting and with neighboring developments. All facilities shall reflect a high standard of architectural design.

B.

The design and scale of buildings and structures shall be attractive on all four sides, be articulated with windows, reveals, cornice detailing appropriate to the scale of the building, building projections, trellises, landscaping or other devices which in total serve to soften, unbroken building walls;

C.

Building Materials.

1.

All buildings shall be constructed of durable, permanent materials, either reinforced concrete and steel, masonry or wood-frame construction or structural equivalents. Prefabricated metal buildings are prohibited.

2.

Exterior finishes shall also be of permanent, durable materials, including; brick, stone, concrete block, stucco, pre-cast/tilt-up concrete, curtain wall (subject to other limitations), tile, or other insulated panel systems.

3.

Mirror or highly reflective glass is prohibited.

4.

Roofing materials may include concrete or ceramic roof tile, and painted metal.

5.

Exterior building colors shall be light, non-gloss neutral tones. Brighter or contrasting colors may be used for building accents. A variety of building colors may be considered if the colors may be used for building accents. A variety of building colors any be considered if the colors and overall design are consistent with the applicable specific plan.

6.

Any exposed metal surfaces on the buildings constructed and the equipment installed shall be painted with a nonreflective paint, prior to building occupancy.

7.

Concrete buildings shall have a tex-coat finish or the equivalent.

D.

Solar Heating, Cooling and Lighting. The use of natural lighting, natural breeze cooling and solar heating shall be maximized; provided, that placement of solar collectors or skylights does not create hazards to aviation.

E.

Noise Reduction. Those noise reduction measures needed to meet the intermittent noise standards contained in the noise element of the Napa County general plan and Chapter 8.16 of the Napa County Code shall be incorporated by the project developer into the design of any building or portion thereof employed for any of the uses specified in Section 18.40.020(B)(1), (2), (9), (11), (13) or (14) or Section 18.40.020(C) constructed within a mile and a half of an airport inside the 65 dBA day/night (Ldn) noise level contour. The determination of what specific measures are needed shall be based on the results of an acoustic study prepared by a qualified acoustical engineer and submitted by the project developer to the approving officer or body prior to project approval.

(Ord. 1194 § 14, 2002: Ord. 1161 § 7, 1999: Ord. 851 § 2, 1987; Ord. 845 § 1 (part), 1987: prior code § 12278.4)

Building and parking setback development standards in the IP district are as follows:

A.

Building Setbacks. Minimum building setbacks are as follows:

1.

Front setbacks:

a.

From State Highway 29: fifty-five feet average, forty-five feet minimum,

b.

From arterials: fifty-five feet average, thirty-five feet minimum,

c.

From all other streets: forty feet average, twenty-five feet minimum.

2.

Side setbacks: Ten feet or the setback required by State Building Codes adopted by the county in Title 15 of this code, whichever is greater, except that the approving officer or body may, in lieu of the ten-foot setback, permit contiguous parcels under the same ownership to utilize structures coincident with the property line provided that a ten-foot landscaping strip is maintained on the opposite property line and the approving officer or body finds that due to the design of the project such variation in the side setback requirements is consistent with the intent of this zoning district.

3.

Rear setbacks: ten-feet minimum.

B.

Minimum setbacks for new or expanded parking, drive aisles and other improvements are as follows:

1.

From State Highway 29: forty-five feet;

2.

From Airport Boulevard: thirty-five feet;

3.

Side and rear property lines: ten feet. The requirement may be decreased to a minimum of five feet with special approval from the planning commission;

4.

From all other streets: twenty-five feet.

C.

Special Building Setbacks.

1.

Railroad Lines. Where any boundary line of a parcel abuts a through railroad line, a thirty-five foot minimum building setback shall be maintained from the railroad right-of-way. This setback requirement shall not apply to where the railroad line is a spur line with railroad loading facilities.

2.

Residential or Agricultural Zoning District. Where any boundary line of a parcel adjoins property located within a residential or agricultural zoning district, a hundred-foot minimum building setback shall be maintained on the IP parcel unless there is a public roadway between the buildable areas of the parcels.

(Ord. 1234 § 3, 2004: Ord. 1194 § 15, 2002: Ord. 1161 § 8, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.5)

Site design development standards in the IP district are as follows:

A.

Goals; Physical Barriers; Sight Lines.

1.

Preservation of existing stands of mature native and naturalized vegetation, existing views and significant land forms shall be primary goals in site plan development and site preparation.

2.

Coordinated site design including, but not limited to, shared parking and circulation systems, sign facilities, landscaped areas and garbage collection facilities are encouraged on adjacent parcels with similar uses.

3.

Physical barriers such as fences, curbs or walls between adjacent parcels with similar uses are prohibited unless needed for security purposes. When fences are approved, their design shall utilize materials consistent with those used on the existing or proposed structures.

4.

Clear sight lines between roads and railroad tracks shall be maintained; and

5.

Optimum solar access shall be provided.

B.

Driveways.

1.

Future driveways and driveway expansions shall be as provided for in the airport industrial area specific plan.

2.

No new driveways or driveway expansions shall be permitted off Highway 29.

3.

New driveway access off Airport Blvd. shall be prohibited except as provided for in subsection (a) below.

a.

A single new driveway access may be permitted by the commission for access to future support commercial facilities.

C.

Pedestrian Path Systems and Bicycle Parking Areas. Pedestrian pathways and bicycle parking areas shall be required.

D.

Taxiways. Taxiway access between airport runways and parcels adjoining the Napa County airport may be installed. Said access, which must comply with FAA regulations on "through-the-fence" operations, shall consist of at least ninety-three-foot-wide taxiway easements. Said easements shall be located so as to avoid crossing or intersecting internal streets. Special signals and gates shall be installed at all taxiway crossings of rail lines.

E.

Railroad Lines.

1.

Existing access to railroad lines shall be maintained. Except where the site development plans show no warehousing or manufacturing uses, at least twenty-foot-wide easements with three hundred foot turning radii for future "spur" rail lines shall be dedicated by those persons proposing to divide parcels with existing rail frontage. Said easements shall be situated so as to allow the provision of rail service to each new parcel formed.

2.

No additional railroad crossings of arterials or collectors beyond those shown in any applicable specific plan shall be allowed.

(Ord. 1161 § 9, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.6)

Walkway development standards in the IP district are as follows:

A.

Applicability of Standards. The walkway standards contained in this section shall be applicable to all development within the IP zoning district unless a more restrictive requirement is imposed by an applicable specific plan.

B.

Location.

1.

Walkways consistent with the applicable specific plan and as approved by the director of public works shall be installed on both sides of all streets.

2.

Walkways shall be installed on at least one side of all minor streets.

3.

All walkways shall be constructed within the landscape setback along street frontages in compliance with any master landscape plans that may be established by an applicable specific plan or the director of planning and, whether or not a master plan exists, shall connect with those of neighboring lots to form a continuous pedestrian circulation system at buildout.

4.

The location of all walkways required shall be shown on the landscape plan submitted.

C.

Improvement Standards.

1.

All walkways shall be of concrete, or as specified by the applicable specific plan.

2.

The walkway along Airport Boulevard shall be at least five feet wide. The width of the remaining walkways shall comply with the provisions of the applicable specific plan.

3.

All walkways shall be installed by the project developer prior to of building occupancy.

(Ord. 1194 § 16, 2002: Ord. 1161 § 12, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.9)

Landscaping development standards in the IP district are as follows:

A.

Applicability of Standards; Goals and Requirements.

1.

The landscaping standards contained in this section shall be applicable to all development within the IP zoning district, unless a more restrictive requirement is imposed by an applicable specific plan or variation is granted by the commission or zoning administrator pursuant to Section 18.40.250.

2.

All landscape designs shall relate to building structures, master landscape plans and natural site features. Plans shall reflect a high standard of landscape design and are subject to the review and approval of the director of planning prior to, and as a prerequisite for, issuance of a building permit.

3.

All applications for development approval shall include a landscape plan. Said landscape plan shall be consistent with any applicable specific plan, street landscape and sidewalk master plan developed. Said plan shall provide for a continuity of landscape treatment by establishing recommended lists of plant materials, placement of street trees, locations of walkways, guidelines for grading and drainage, approaches to visual screening and fence treatments, a street lighting design system and a coordinated street signage program.

B.

Extent.

1.

All development plans shall require that the following percentage of each parcel to be developed be landscaped:

a.

Developments thirty acres or smaller in size: twenty percent;

b.

Developments larger than thirty acres in size: fifteen percent.

For purposes of this section, areas covered by parking lots or roadways shall not be considered landscaped. Areas within the required streamside development setback corridors shall be counted as landscaped so long as all the provisions of Section 18.40.170 are met.

2.

All portions of each parcel not immediately intended for building or parking/loading areas or circulation shall be hydro seeded with natural wild flower seed mix. For phased developments, landscaping shall be installed along the entire street frontage during the first phase and kept clean and orderly at all times.

C.

Building and Parking Setbacks.

1.

Uses within required setback areas shall be limited to the following:

a.

Landscaping;

b.

Pedestrian or bicycle paths;

c.

Driveways (perpendicular);

d.

Signs;

e.

Lighting;

f.

Underground utilities or improvements.

2.

Front Setbacks. At a minimum, the following portions of the required front building setback nearest the property line shall be landscaped and maintained unless a wider landscaped strip is required under subsection (D) of this section.

a.

Highway 29: front forty-five feet;

b.

Airport Boulevard: front thirty-five feet;

c.

All other streets: front twenty-five feet.

3.

Side Setbacks. All of the required standard building side setbacks shall be landscaped and permanently maintained.

4.

Rear Setbacks. All of the required building rear setbacks shall be landscaped and permanently maintained.

D.

Existing Vegetation.

1.

No existing trees or limbs larger than three inches in diameter shall be removed unless authorized in writing, in advance of removal by the director or as may be authorized by site plan or discretionary permit approval.

2.

All existing trees and sizes shall be shown on site plans submitted for project review and incorporated into project design.

3.

Removal of any tree species over eight inches in circumference will require the planting of the same species of tree at a ratio equal to two times the caliper inches of the removed tree (for example: a ten inch oak removed from the site would require two ten-inch trees; or four five-inch trees, or ten two-inch trees as equivalent replacement). Replacement trees shall be a minimum of two inches in diameter.

4.

Any tree removed without prior written authorization or approval shall be replaced at a rate equal to four times the caliper inches of the removed tree.

5.

Disturbance under the drip line of any tree required to be retained is prohibited. Such disturbance includes grading or grade alteration, storage, tilling or any other alteration of the soil, water or aeration properties necessary for tree survival and health.

6.

All vegetation required to be retained shall be protected during the construction phase utilizing fencing or other devices approved by the department. Said devices shall be in place prior to issuance of building permits or other administrative approvals.

E.

General Improvement Requirements.

1.

Trees which normally grow higher than thirty-five feet shall not be planted.

2.

An automated irrigation system covering all landscaped areas shall be installed prior to or as part of landscape installation to ensure that all plantings are adequately watered.

3.

Landscaping shall, planting season permitting, be installed prior to building occupancy. If the season is not correct for planting, installation of landscaping shall, upon approval of the director of planning, be deferred up to nine months, depending on time needed to achieve the correct season, provided the property owner has submitted a licensed landscape contractor's bid acceptable to the department of public works and a security instrument guaranteeing said installation. Said security instrument shall be of a type listed in Section 17.38.030 of this code. The size and administration of the security required shall be parallel to and consistent with the requirements of Sections 17.38.030 and 17.38.040.

F.

Maintenance Requirements.

1.

The owner of any parcel to be developed shall be responsible for permanently maintaining the landscaping installed. Dead vegetation shall be replaced by the property owner within one hundred twenty days.

2.

The lower branches of all trees overhanging streets and walkways shall be kept trimmed to a minimum height of seven feet above the surface of the street or walkway, whichever is higher.

G.

Special Landscaping Exceptions. The landscaping standards required herein may be waived by the approving authority for land division applications under the following circumstances:

1.

The entire property has been previously improved pursuant to a development plan approved by the county which has been found to comply in full with the standards of this subsection; and

2.

Such division would not require additional improvements inconsistent with this subsection.

(Ord. 1234 § 4, 2004: Ord. 1194 § 17, 2002: Ord. 1161 § 13, 1999: Ord. 1034 § 1, 1993; Ord. 845 § 1 (part), 1987: prior code § 12278.10)

Street development standards in the IP district are as follows:

A.

In General.

1.

All roads and streets necessary to provide adequate access to the subject property shall be installed.

2.

All streets and roads bordering or providing access to a parcel shall be extended to that parcel's far property line except when the director of public works finds that such an extension is unnecessary to provide access to adjoining properties and/or promote the development of a well-integrated roadway system.

B.

Dedications.

1.

The rights-of-way for all arterials, collectors, minor roadways, and improved intersections identified in the specific plan for the area involved that border or pass through the subject parcel shall be irrevocably offered for dedication to the county prior to project occupancy or parcel/final map recordation, whichever comes first.

2.

Rights-of-way irrevocably offered for dedication shall, at a minimum, be the width specified in the adopted 1987 County Road and Street Standards, as amended. Where a planned roadway alignment runs between two parcels, half the ultimate right-of-way or that needed for two-way traffic, whichever is greater, shall be irrevocably offered for dedication by the property owner involved.

C.

Improvement Requirement. All arterials (except state highways), collectors, minor roads, and improved intersections fronting the subject property shall be installed prior to occupancy of any project building served by such improvement. If the remaining improvements required for the projects have not been installed prior to occupancy of the first building served, the developer shall post, as a condition of the occupancy of the first building, security for the remaining improvements meeting the requirements of Sections 17.38.030 and 17.38.040. Said installation shall include all required walkways, on-street bike lanes, turning lanes, bus turnouts, railroad gates and flashers, and other required improvements ancillary to safe and efficient use of the required roads and intersections. Where a planned roadway runs between two parcels, improvement of half the ultimate roadway, or that needed for two-way traffic, whichever is greater, shall be required.

D.

General Improvement Standards.

1.

Construction of any street or road installed in an area covered by a specific plan shall be consistent with the design standards contained in said plan

2.

Streetlights, traffic signals, and vehicular and pedestrian signing shall be integrated, when possible, to avoid the visual clutter often associated with the proliferation of signs and poles at intersections.

3.

All streetlights and public roadway signs installed shall be consistent with the street lighting and signage design specifications contained in any street landscape and sidewalk master plan for the applicable specific plan area.

4.

Detailed street improvement plans shall be submitted to, and reviewed and approved by, the director of public works prior to, and as a prerequisite for, building permit issuance.

E.

Special Requirements.

1.

On-Street Bike Lanes. On-street bike lanes shall be installed by the project developer along all arterials and collectors.

2.

Left-Turn Lanes. Left-turn lanes shall be installed by the project developer on Kelly Road and the two-lane portion of the planned Devlin Road extension at all driveway and minor street access points.

(Ord. 1194 § 18, 2002: Ord. 1161 § 15, 1999: Ord. 1160 § 8, 1999; Ord. 845 § 1 (part), 1987: prior code § 12278.12)

Drainage/inundation protection facilities development standards in the IP district are as follows:

A.

Determination of Necessity—Generally.

1.

All drainage, flood control and inundation protection facilities deemed necessary by the Napa County Flood Control and Water Conservation District to provide urban-level inundation protection to the subject property and prevent intensified downstream flooding shall be installed as part of project approval.

2.

All storm drains and flood control channels serving a parcel shall be extended to that parcel's far property line except when the director of public works finds that such an extension is unnecessary to provide drainage and/or inundation protection to adjoining properties.

B.

Dedications.

1.

The rights-of-way for all storm drains outside road rights-of-way, flood control channels and other inundation protection facilities identified in the specific plan and/or master storm drainage/flood control plan for the area involved that border or pass through the subject parcel shall be irrevocably offered for dedication to the Napa County Flood Control and Water Conservation District before project occupancy or parcel/final map recordation, whichever comes first. If a master storm drainage/flood control plan does not exist at the time a project is submitted for approval, the developer shall submit one as part of his application. Said plan shall identify the improvements needed to alleviate existing flooding problems and handle the runoff generated by development of the area.

2.

Rights-of-way offered for dedication shall be of sufficient size to accommodate the facility involved, including provisions for pedestrian, bicycle and vehicle access and maintenance. Where a planned drainage or inundation protection facility or flood control channel runs between two parcels, half the ultimate right-of-way shall be irrevocably offered for dedication by the property owner involved.

C.

Improvement Requirement. All drainage, flood control and inundation protection facilities required shall be installed by the project developer or a benefit assessment district prior to project occupancy. Said installation shall include all levees, tide gates, holding ponds, pumps, etc., required.

D.

Improvement Standards.

1.

Construction of any storm drain, flood control channel or other inundation protection facility installed in an area covered by a specific or master storm drain/flood control plan shall be consistent with the standards contained in said plans, the adopted County Road and Street Standards, as amended, and all adopted Napa County Flood Control and Water Conservation District plans and policies. In cases where there is a conflict, the more restrictive standards shall apply.

2.

Detailed drainage improvement/inundation protection provision plans shall be submitted to, and reviewed and approved by, the director of public works prior to, and as a prerequisite for, building permit issuance. Said plan shall provide specific measures for the alleviation of flooding effects, erosion and sedimentation control, and correction of on-site ponding.

(Ord. 1161 § 16, 1999: Ord. 1160 § 9, 1999; Ord. 845 § 1 (part), 1987: prior code § 12278.13)

A.

Setbacks.

1.

Unobstructed development setback corridors shall be established and maintained along the following watercourses to facilitate movement of wildlife, to reduce the impacts of localized flooding, to provide visual amenities, to improve water quality and associated habitat, and to contribute to a separation between the geographic portions of the industrial park.

Unless specifically authorized by the applicable specific plan, no development or improvements, including storage of equipment or materials or construction of fences, shall be permitted in the setbacks established below:

a.

Suscol Creek: one hundred fifty feet;

b.

Fagan Creek: seventy-five feet;

c.

Sheehy Creek: thirty-five feet;

d.

"No Name" Creek south of the Napa County Airport: fifty feet.

2.

Approved parking, loading or storage which existed on the south side of Fagan Creek, on the west side of Highway 29 as of October 20, 1998: thirty-five feet.

3.

Setback may be required to be increased if a greater distance is set by the State Department of Fish and Game, the Napa County Water Conservation and Flood Control District, or the department if such increase is necessary to increase biological values, or is necessary to achieve integrated habitat retention or restoration.

4.

Setbacks established in this section shall be measured from the top of the bank.

5.

Where establishment of these corridors would reduce the developable area under this chapter on a parcel existing prior to the effective date of the ordinance codified in this chapter by more than thirty-five percent, the width of the corridor required shall be reduced to allow sixty-five percent of the parcel's potential developable area to be developed. All development setback corridors provided shall be counted as landscaped for purposes of meeting the minimum landscaping percentages required under Section 18.40.110(B).

6.

A permanent conservation easement covering the required corridor along the creeks enumerated in subsection (A)(1) of this section shall be irrevocably offered by the property owner to the county of Napa, appropriate state agency or a public non-profit land conservation entity prior to project completion or parcel/subdivision map recordation, whichever comes first. Said corridor shall include a landscaped ten-foot-wide easement between the riparian growth (if any) and the edge of the planned development. Said easement, which shall be measured from the outside drip line of the riparian canopy as indicated by the aerial photography taken of the area in March of 1984, shall be maintained in a natural condition.

B.

Uses of Setback Areas. Unless specifically authorized by the applicable specific plan, previously approved discretionary permit or certificate of extent of legal nonconformity issued pursuant to Chapter 18.132, uses within the setback area shall be limited to habitat restoration/mitigation, landscaping, pedestrian/bicycle improvements, storm-water retention/detention facilities or similar uses that do not adversely affect habitat values, wildlife movement or flood water storage.

C.

Setback Restoration.

1.

Plans for restoration, enhancement and permanent maintenance of required setback areas for the purposes set forth in Section 18.40.170(A)(1) shall be required as part of any site plan or discretionary or administrative permit approval.

2.

Alterations or improvements to any watercourse within the IP zoning district shall be designed to maintain or enhance the aesthetic qualities of the channel through preservation of existing vegetation and introduction of appropriate new landscaping. Plantings of native species shall be introduced into the setback areas to increase cover and enhance the wildlife habitat. Where applicable, the Department of Fish and Game shall be consulted regarding appropriate selection and use of plant materials to ensure successful growth and wildlife adaptation.

D.

Wetlands, Pools and Similar Lands.

1.

All wetlands, pools, pond areas or similar lands with resource value, shall be protected in their natural state and enhanced to the maximum extent feasible. Mitigation compensation shall be required on a replacement basis for all such habitats impacted.

2.

Minimum setbacks of twenty-five feet as measured from the edge of the resource shall be required, unless a greater setback is recommended by the Department of Fish and Game or by a qualified expert who has assessed the resource.

3.

Uses of the setback area identified in subsection (D)(2) of this section shall be limited to habitat mitigation or introduced landscaping designed to enhance the resource area.

(Ord. 1234 § 5, 2004: Ord. 1161 § 18, 1999: Ord. 845 § 1 (part), 1987: prior code § 12278.16)

Hazardous, toxic, highly flammable and/or explosive materials performance standards in the IP district are as follows:

A.

Compliance With Regulations; Safety Devices.

1.

All current local, state and federal regulations regarding hazardous and/or toxic materials shall be complied with as a condition of building permit issuance.

2.

All activities and all storage of highly flammable and/or explosive materials shall be provided with adequate safety devices against fire, explosion and other hazards, and firefighting and fire-suppression equipment adequate to meet industrial standards.

B.

Reporting. A list of all the hazardous, toxic, highly flammable and/or explosive materials present at each facility shall be provided by the operator of said facility to the director of environmental health, the fire chief, and the agency providing fire protection to the subject property prior to the start of operations. Said list shall identify the specific materials involved, the quantities present and the locations where they will be stored.

C.

Storage. All hazardous, toxic, highly flammable and/or explosive materials shall be stored in a manner acceptable to and approved by the fire chief of the agency providing fire protection to subject property. In addition, the storage of all hazardous and/or toxic materials shall be done in a manner acceptable to the director of environmental health.

D.

Spill Containment and Cleanup. A spill containment and cleanup plan, acceptable to and approved by the director of environmental health, shall be submitted to the director of planning by the operator of any facility using toxic materials prior to the start of operations. Said plan, which must be followed, shall identify the specific measures that are to be taken to reduce the possibility that hazardous or toxic materials will enter either the storm drainage system or any watercourse.

(Ord. 1258 § 2, 2005: Ord. 845 § 1 (part), 1987: prior code § 12278.17)

Solid and liquid waste performance standards in the IP district are as follows:

No solid or liquid wastes shall be discharged into a public or private sewage disposal system, a stream or on the ground except in compliance with the regulations of the authority having jurisdiction over the sewer system and the applicable regional water quality control board.

(Ord. 845 § 1 (part), 1987: prior code § 12278.18)

Nuisance performance standards in the IP district are as follows:

A.

Vibration, Heat or Glare. No use shall be permitted which creates vibration, heat or glare detectable by the human senses without the aid of instruments beyond the boundaries of the site.

B.

Smoke, Dust, Fumes or Contaminants. No use shall emit smoke, dust, fumes or particulate matter contaminants which are detectable by human senses without the aid of instruments or which violate the standards established by the applicable air quality management district.

C.

Odor. No use shall create odors beyond the boundaries of the site which are offensive or are detectable by the human senses without the aid of instruments.

D.

Sound. All noise shall be muffled so as not to be objectionable due to intensity or periodicity. Maximum peak sound pressure levels when measured on the "A" scale at the lot line of the property on which the sound is generated shall, except in the case of taxiing aircraft, not exceed a curve drawn through a plot of the following points:

The sound pressure level shall be measured with a sound level meter and associated octave band analyzer conforming to standards prescribed by the American National Standards Institute.

E.

Radioactivity, Electrical Disturbance or Electromagnetic Interference. No use shall be permitted which emits dangerous levels of radioactivity, causes off-site electrical disturbance or creates electromagnetic interference which adversely affects the operation of any aircraft or equipment in the vicinity of or at the Napa County Airport or Skaggs Island.

(Ord. 845 § 1 (part), 1987: prior code § 12278.19)

A.

General Provisions.

1.

Site lighting shall be designed to distinguish use areas, emphasize amenities and ensure the safety of site users.

2.

Site lighting levels shall be the minimum necessary for the intended application.

3.

Site or building lighting shall not create a hazard to aviation, in terms of light pattern, intensity, glare or fixture height.

4.

Lighting fixtures shall be of a design and scale that is compatible with the site and proposed buildings.

5.

All exterior lighting shall be shielded or recessed such that the light source is not visible from off-site.

6.

Lighting that represents movement, flashes, blinks or is of unusually high intensity or brightness shall be prohibited on buildings or sites.

(Ord. 1161 § 20, 1999)

A.

All utilities, laterals, mains, service line, trunk lines and the like, shall be underground.

B.

Public water and sewer service shall be extended, to all new or henceforth expanded, structures constructed in the IP zoning district prior to building occupancy. No new development shall be permitted whose water or sewage disposal demands exceed the uncommitted capacity of the public water supply/treatment or sewage disposal facilities involved.

C.

Any applicants for development of a specific project shall provide evidence that adequate water and sewer capacity is available from the appropriate service provider prior to the development permit being declared complete for processing.

D.

All utility mains and trunk lines needed to provide public water, sewer, electric and other standard utility services to the subject parcel shall be installed prior to project approval.

E.

All utility mains and trunk lines serving and/or bordering a parcel shall be extended to that parcel's far property line, except when the manager of the service provision entity involved finds in writing that such an extension is unnecessary to provide service to adjoining parcels or promote the development of a well-integrated utility system.

F.

Public utilities shall be installed as needed roadways are built, unless they can be located on a road shoulder or within an initially unpaved portion of a dedicated road right-of-way.

G.

All roof top mechanical equipment including HVAC units, refrigeration and the like shall be situated such that the top of the unit shall be below the plane of the roof and the equipment shall be screened from view in a manner which is architecturally integrated with the structure.

H.

All above ground utility appurtenances including, but not limited to telephone pedestals, utility meters and transformers shall be located behind required setbacks and shall be screened from public view with landscaping, structural materials and/or colors that are compatible with the design of proposed or existing improvements.

(Ord. 1161 § 21, 1999)

A.

Limited Outdoor Storage Permitted.

1.

No articles, goods, materials, fixed machinery or equipment, vehicles, trash, animals or similar items shall be stored within any required setback area.

2.

Only those articles, goods, materials, fixed machinery or equipment, vehicles or similar items which are used or are part of the on-site business shall be stored on-site, unless specifically authorized by permit granted by the planning commission.

3.

Vehicles shall be stored in appropriate areas only. If vehicles are to be stored for more than seventy-two hours, they shall be in an area screened from view, pursuant to subsection (B) of this section.

B.

Screening Required. Any articles, goods, or materials authorized for storage by Section 18.40.220(H) outside of buildings shall be screened (fenced and landscaped) from view from adjacent sites, streets and/or other public use areas.

C.

Improvement Standards.

1.

All areas approved for outdoor storage shall utilize a dust-free, all weather surface, unless alternate improvement standards are approved by the commission.

(Ord. 1234 § 6, 2004: Ord. 1161 § 22, 1999)

A.

The planning commission may authorize variations to standards included within this chapter as part of a use permit, under the conditions provided for in this section.

1.

The intent of this section is to encourage innovative design and siting of a variety of land uses in an environmentally sensitive manner on a single parcel or parcels involving single or multiple ownership. To encourage such design, it is necessary to be flexible in the application of certain development standards so long as the intent of the district and any applicable general or specific plan is maintained.

2.

(Reserved).

3.

Land Uses Permitted. All uses allowed within the underlying zoning district are permitted.

4.

Development Standards. The planning commission may allow, as part of approval of a use permit, deviations from the development standards contained in this chapter in the following areas:

a.

Setbacks;

b.

Minimum lot dimensions;

c.

Lot frontage;

d.

Landscape requirements;

e.

Coverage and those area requirements on individual parcels within the development, so long as these standards are met in relation to the total acreage of the project submitted under the section;

f.

Parking;

g.

Sign area.

B.

Procedure.

1.

Filing of Development Plan. Applicants requesting approval of development projects involving multiple parcels or owners shall file a development plan and pay those fees established by resolution of the board of supervisors relating to use permits. The development plan shall be processed in the manner prescribed for use permits.

2.

Content of Development Plan. A development plan shall contain, at a minimum, the following information:

a.

A legal description and assessor parcel map of all lands to be included in the use permit;

b.

The existing topographical features of the property;

c.

Land use and zoning of parcels contiguous to those proposed for development;

d.

A mapping of environmentally-sensitive areas on both the subject parcel and parcels adjacent to those proposed for development;

e.

A narrative statement of how the development proposal is consistent with the goals and intent of the applicable specific plan, the Napa County Airport Land Use Compatibility Plan, other relevant plans and codes, and how the development proposal recognizes and treats the lands identified as being environmentally sensitive;

f.

A detailed site plan identifying locations and uses of all buildings, locations of all parking, landscape and common use areas, circulation and infrastructure alignment, required setbacks, trails, open space and other public or semi-public land uses;

g.

A list of utility service providers within the area of the proposed development, along with "will serve" statements from all service providers;

h.

Proposed ownership and method of financing, improving and maintaining of common areas, open space, parking areas, trails and pedestrian paths, landscaped areas, etc.

i.

Elevations for all major buildings and site improvements demonstrating compliance with applicable general and specific plans;

j.

Conceptual landscaping and planting plans demonstrating compliance with applicable general or specific plans and which demonstrate that the project is being developed with a unified design theme;

k.

A sign plan for all free standing and wall mounted signs demonstrating that the project is being developed with a unified design;

l.

A tentative subdivision map detailing those areas of the project which will be held in common ownership and those portions which will be privately owned;

m.

A lighting plan with a unified design;

n.

Phasing plan detailing the order in which site improvements are to be completed and occupied;

o.

Any additional information required by the director to demonstrate that the site will be developed under a unified development concept.

C.

Approval Process.

1.

The development plan shall be processed pursuant to Chapter 18.124 of the Napa County Code.

D.

Findings Required.

1.

In addition to findings required pursuant to Section 18.124.070, the commission shall make the following additional findings:

a.

The development plan results in a project that is superior in terms of design and environmental impacts when compared to a project processed under the development standards specified by this chapter.

b.

The development plan results in a cohesive design and treatment of the site, including architecture, landscaping, signage and lighting.

c.

The orientation and location of buildings, structures, open space and other features of the site plan protect and enhance existing natural resources or site features including significant existing vegetation and maintain and enhance existing views from and through the site.

d.

The overall project is consistent with the intent, purpose and applicable standards of the Napa County Airport industrial area specific plan.

e.

The site plan minimizes the effect of traffic on abutting streets through careful layout of the site with respect to location, dimensions of vehicular and pedestrian entrances, exit drives and walkways; through the adequate provision of off-street parking and loading facilities; through an adequate circulation pattern within the boundaries of the development; and through the surfacing and lighting of off-street parking facilities.

f.

The site plan shall encourage alternatives to travel by automobile where appropriate, through the provision of facilities for pedestrians and bicyclists including covered parking for bicycles and motorcycles where appropriate. Public transit stops and facilities shall be accommodated as appropriate and other incentive provisions considered which encourage non-automotive travel.

g.

The site shall provide open space and landscaping which complement building and structures. Said open space shall be provided in a manner so as to be useful to residents, employees, or other visitors to the site. Landscaping shall be used to separate and/or screen service and storage areas, separate and/or screen parking areas from other areas, break up expanses of paved area, and define open space for usability and privacy.

h.

Design of the site plan and proposed structures shall respect design principles in terms of maintaining a balance of scale, form and proportion, using design components which are harmonious and materials and colors which blend with elements of the site plan and surrounding areas. Location of structures shall take into account maintenance of view. Rooftop mechanical equipment shall be incorporated into the roof design or screened from adjacent properties. Utility installations such as trash enclosures, storage units, traffic control devices, transformer vaults, and electrical meters shall be accessible and screened.

i.

Signs, lighting fixtures, landscape improvements and similar common area features shall complement the site plan and avoid dominating the site and/or existing buildings on the site or overwhelming the building or structures to which they are attached. Multiple signs on a given site shall be of a consistent design theme.

j.

Provisions have been made for the permanent use and maintenance of parking areas and other common area fixtures used jointly by owners of the parcels included within the development plan.

(Ord. 1234 § 7, 2004: Ord. 1161 § 23, 1999)

"Warehouse use" means an unpartitioned interior space in which:

A.

At least seventy percent of the space is devoted solely to storage and/or shipping or receiving, with the remaining thirty percent devoted to (1) related employee facilities such as restrooms and/or, (2) assembly or light manufacturing occurring within the same unenclosed area as the warehouse storage, and;

B.

The ratio of employee concentration per gross square footage of use is not greater than one employee per one thousand square feet.

(Ord. 1161 § 24, 1999)