A.

The PD district classification is intended to be applied in those areas of the county shown as "urban residential" or "rural residential" in Figure 14 of the Napa County general plan.

B.

Planned developments increase the opportunity for diversified uses by providing the means for integrating townhouse, row house, condominiums and cluster housing in a desirable relationship to planned common use space, limited commercial, institutional, educational, cultural, recreational and other uses, while at the same time preserving the quality urban environment fostered by the general plan.

(Ord. 793 § 1 (part), 1985: prior code § 12280)

The following uses shall be allowed in all PD districts without a use permit:

A.

Minor antennas meeting the requirements of Sections 18.119.240 through 18.119.260;

B.

Telecommunication facilities, other than satellite earth stations, which consist solely of wall-mounted antenna and related interior equipment and 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 their designee has issued a site plan approval pursuant to Chapter 18.140;

C.

Agriculture, provided that the lot is one acre in size or greater.

D.

Low barrier navigation centers. Low barrier navigation centers shall be reviewed consistent with the provisions of Chapter 18.109 of this Code and Government Code Sections 65660 et. seq.

E.

Permanent supportive housing, with fifty or fewer units. Permanent supportive housing shall be reviewed consistent with the provisions of Chapter 18.109 of this Code and Government Code Sections 65650 et. seq.

F.

Supportive housing and transitional housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the PD zone.

G.

Farmworker housing (i) providing accommodations for six or fewer employees, or (ii) consisting of no more than thirty-six beds in group quarters or twelve units designed for use by a single household, and otherwise consistent with Health and Safety Code Sections 17021.5 and 17021.6, subject to the conditions set forth in Sections 18.104.300 and 18.104.310, as applicable.

H.

One single-family dwelling unit per legal lot;

I.

Accessory dwelling units, and one junior accessory dwelling unit, providing that all of the conditions set forth in Section 18.104.180 are met; and

J.

Residential care facilities (small and medium).

(Ord. 1097 § 32, 1996: Ord. 793 § 1 (part), 1985: prior code § 12281)

(Ord. No. 1370, § 21, 3-20-2012; Ord. No. 1495, § 22, 9-24-2024)

The following uses may be permitted in all PD districts but only upon grant of a use permit pursuant to Section 18.124.010:

A.

All residential uses permitted in RC (residential country), RS (residential single) and RM (residential multiple) zones;

B.

All commercial uses permitted in CL (commercial limited) and CN (commercial neighborhood) zones;

C.

Educational facilities;

D.

Recreational facilities provided for the use of persons residing within the PD zone, providing the recreation uses are compatible with the existing or permitted uses in the surrounding area (within one-half mile);

E.

Mobilehome parks;

F.

Institutional facilities;

G.

Telecommunication facilities, other than those allowed under subsection (B) of Section 18.48.020, that can, for demonstrated technical reasons acceptable to the director, only be located within a residential single (RS), residential multiple (RM), residential country (RC), or planned development (PD) zoning district.

Such uses noted in subsections (A), (B) or (D) of this section shall only be allowed or permitted in other zoning districts under this title.

(Ord. 1104 § 18, 1996; Ord. 1097 § 33, 1996; Ord. 793 § 1 (part), 1985: prior code § 12282)

(Ord. No. 1370, § 22, 3-20-2012)

Area limitations for residential, educational and commercial uses located within a PD district shall be as follows:

A.

The maximum combined area of any PD district to be used for residential and educational purposes shall be fifty percent of the PD district area proposed for development in any single application. Residential use includes the land covered by buildings, streets, parking lots or stalls, driveways or other paved areas or accessory structures, except recreational structures and commonly owned facilities.

B.

The maximum area of any PD district area that can be used for commercial purposes is five percent in any single application. All commercial uses provided shall be designed and intended to serve the residents of the PD district and their guests.

(Ord. 793 § 1 (part), 1985: prior code § 12283)

A.

Within the PD district, application for a use permit under Section 18.124.020 shall be accompanied by a development plan as defined in Section 18.08.230. A use permit approved for a PD development shall comply with Section 18.104.060(A).

B.

Owners and developer shall sign the application.

C.

Conveyance of all or any portion of the land or any interest therein by either developer or owner prior to issuance of the use permit shall suspend further proceedings until a written statement is filed with the director by the successor in interest agreeing to be bound by all conditions imposed by the use permit. Failure to file such a statement within thirty days after the conveyance shall result in termination of all further proceedings under the use permit.

(Ord. 793 § 1 (part), 1985: prior code § 12285)

No application for rezoning to the PD district shall be accepted for filing and processed for approval unless accompanied, for concurrent processing, by a development plan and related application for a use permit.

(Ord. 981 § 50, 1991: prior code § 12285.1)

All uses in the PD district shall conform to the area, yard, parking, loading and building height regulations normally required for such uses as in Section 18.104.010 and other sections in this title except where the commission determines that the total development will be improved by a modification of such regulations. In any event each structure shall conform to the precise development plan which is a part of the approved use permit.

(Ord. 793 § 1 (part), 1985: prior code § 12286)

The minimum area of a PD district shall be not less than thirty acres in a single parcel or in two or more contiguous parcels in single ownership. Affordable housing projects (i.e., housing affordable for low and very low income households as defined in Section 18.82.020) are exempt from this section.

(Ord. 1246 § 10, 2004: Ord. 793 § 1 (part), 1985: prior code 12287)

Cluster development shall be permitted in a PD district in accordance with the following regulations:

A.

Each cluster site shall be served by a road constructed to county road standards.

B.

At least fifty percent of the required common use space shall be contained in a single visually identifiable area exclusive of connecting corridors or pathways. In no case shall said area be less than fifty feet in width or five thousand square feet in area.

C.

Density of cluster development of residences may not exceed one dwelling unit for each seven thousand five hundred square feet of gross area of the approved site area.

D.

Common use space shall be part of the approved site area deemed suitable by the commission.

(Ord. 793 § 1 (part), 1985: prior code 12288)

Revisions of development plans for PD developments shall comply with the provisions of Section 18.104.060(B).

(Ord. 793 § 1 (part), 1985: prior code 12289)

In the PD district:

A.

Common use space shall include:

1.

Land area of the site not covered by buildings, parking structures or accessory structures except recreational structures and commonly owned facilities;

2.

Land which is accessible and available to all occupants of dwelling units for whose use the space is intended unless such land is in a category listed in subsection (B) of this section.

B.

Common use space shall not include:

1.

Proposed street rights-of-way;

2.

Open parking areas and driveways for dwellings;

3.

School sites;

4.

Commercial areas including buildings, accessory buildings, parking and loading facilities for such commercial areas;

5.

Unsuitable land as determined by specific criteria adopted by the commission.

C.

Not less than fifty percent of the net area of the site shall be common use space devoted to planting, patios, walkways, recreational areas and commonly owned facilities, but excluding areas covered by dwelling units, garages, carports, parking areas or driveways. Net area is defined as the site area less all land shown on the development plan as covered by buildings, streets, parking lots or stalls, driveways and any other paved area.

D.

A maximum of one-half of the common use space may be devoted to natural or improved flood control channels and those areas subject to flowage, floodway or drainage may be applied toward satisfying this portion of the total common use space requirement.

The commission may determine that all or part of any bodies of water and slopes in excess of fifteen percent grade may be included as common use space. In making this determination, the commission shall be guided by the following factors:

1.

The extent of these areas in relation to the area of the planned development; and

2.

The degree to which these areas contribute to the quality, livability and amenity of the planned development. Of this common use space, a maximum of one-half may be areas covered by water.

E.

Planned unit developments shall be approved subject to the adoption of a development agreement (as defined in Government Code Section 65864 et seq.) setting forth a plan for permanent maintenance of such common use space, recreational areas and commonly owned facilities. The term of the agreement shall be through the horizon year on the Napa County general plan land use map (Figure 14 of the general plan), or for twenty years if no horizon year is specified in the general plan. No such agreement shall be acceptable until approved by the county counsel's office as to legal form and by the commission as to the suitability for the proposed use of the common use spaces. If a common use space is deeded to a homeowner's association, such legal instrument may take the form of a declaration of covenants and restrictions.

(Ord. 793 § 1 (part), 1985: prior code 12290)

Development plans for PD developments, when approved, shall be filed as provided in Section 18.104.060(C).

(Ord. 793 § 1 (part), 1985: prior code 12291)

A.

Within twelve months following approval of a use permit hereunder, if no substantial construction has been accomplished, the use permit shall automatically terminate unless the permittee has requested renewal. Upon such request, the commission may renew the permit for an additional period of twelve months, without fee. The commission may revise the permit upon such renewal.

B.

If substantial construction has not been accomplished by the end of such additional period, the use permit shall become null and void and the commission shall institute action, including notice and hearing to rezone the property to its prior zoning district or to such other classification as may be deemed appropriate.

(Ord. 1104 § 19, 1996; Ord. 793 § 1 (part), 1985: prior code 12292)

In the PD district:

A.

A development plan approved prior to April 8, 1977, for any parcel zoned planned community (PC) or planned development (PD) prior to April 8, 1977, shall be deemed to be an approved development plan hereunder, and any use permit previously issued in connection therewith shall be valid to the same extent as though issued pursuant to this chapter. Any revision to such approved development plan shall be made in accordance with Section 18.104.060. Any use permitted under such a plan shall be deemed to be a conforming use under this chapter.

B.

If no development plan has been approved prior to April 8, 1977, for a parcel described in subsection (A) of this section, the development plan requirements of this chapter shall apply.

(Ord. 1104 § 20, 1996; Ord. 793 § 1 (part), 1985: prior code 12293)

The airport layout plan for Parrett Field Airport may be incorporated into the development plan for Pacific Union College. Amendments or revisions to the Pacific Union College development plan as it affects Parrett Field Airport shall be submitted to the Napa County airport land use commission for review prior to adoption, according to the requirements of Public Utilities Code Section 21676(c).

(Ord. 1035 § 5, 1993)

In the PD district:

The commission, after public hearing as provided in Section 18.124.040 of this title, may approve a use permit and development plan provided that in each case it makes the following findings:

A.

That the proposed use permit and development plan have been reviewed in relation to the Napa County general plan and have been found to be consistent with said plan;

B.

That in the case of proposed residential development, such development plan will be in harmony with the character of the surrounding area and that the sites proposed for facilities such as schools, playgrounds and parks are adequate to serve the anticipated total population of said development in any single application;

C.

That the various elements of the development plan, including structures, grounds, open space and land use, relate to one another in such a way as to form a harmonious integrated whole;

D.

That in the case of nonresidential uses, such development plan will be appropriate in area, location, character and overall planning to the purpose proposed and that surrounding areas are reasonably protected from adverse effects from such development;

E.

That the streets proposed are suitable and adequate to carry the anticipated traffic thereon;

F.

That the utilities proposed are adequate to meet the site characteristics and physical needs of the development.

(Ord. 793 § 1 (part), 1985: prior code 12294)