This affordable housing combining district (:AH) classification is intended to:

A.

Implement the goals of the housing element of the Napa County general plan in regard to the construction of affordable housing by establishing development regulations for identified housing opportunity sites.

B.

Apply to Specified Priority Housing Development Sites identified in the Housing Element of the General Plan.

C.

Allow the construction of a variety of affordable housing types on Specified Priority Housing Development Sites.

D.

Establish maximum and minimum densities for the development of housing.

E.

Permit uses identified in this chapter as an alternative to the underlying zoning of the identified sites. Parcels may be developed in accordance with standards of the underlying zoning or in accordance with the standards set forth in this chapter but not both, except that all residential development must develop at a minimum density of twenty units per acre and maximum density of twenty-five units per acre on the 2023 Specified Priority Housing Development Sites.

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 8, 6-4-2024)

Unless the context requires otherwise, the definitions in this section shall govern the construction of the provisions of this chapter.

"Affordable rent," "affordable sales price," "low income households," "moderate income households," and "very low income households" are as defined in Section 18.107.230

"Specified Priority Housing Development Site(s)" means certain parcels identified for affordable housing development in the Housing Element of the Napa County General Plan.

The following parcels are designated as "2009 Specified Priority Housing Development Sites":

* Angwin Sites A and B (APN 024-410-007, 024-080-024)

* Moskowite Comer, Sites A, B, C, and D (APN 032-150-062, 032-150-063, 032-150-048, 032-150-047); and

* Spanish Flat, Sites A, B, C, D, E, and F (APN 019-261-038, 019-261-035, 019-261-026, 019-261-025, 019-262-001, 019-050-003).

The following parcels are designated as "2023 Specified Priority Housing Development Sites":

* Spanish Flat (APN 019-261-040 and part of 019-261-041).

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 9, 6-4-2024)

A.

Residential ownership projects within the :AH Combination District shall include housing units available at an affordable sales price and sold to moderate-income households, as required by Section 18.107.080, and shall remain at those affordability levels for a minimum of forty years. Residential projects on 2023 Specified Priority Housing Development Sites shall include twenty percent of their dwelling units in the project at an affordable sales price or affordable rent to low-income households and shall remain at those affordability levels for a minimum of forty years.

B.

All affordable units shall be constructed at a rate consistent with the construction of market rate units and shall be mixed throughout the development. Project phasing must be done in a manner that is proportionate to the overall mix of affordability levels.

C.

The applicant shall submit an affordable housing plan and enter into agreements with the county consistent with the provisions of Section 18.107.130 and Section 18.107.140. Replacement housing shall be provided as required by Government Code Sections 66300.5 et seq. or successor provisions.

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 10, 6-4-2024)

(Ord. No. 1495, § 31, 9-24-2024)

A.

Where an applicant or developer of Specified Priority Housing Development Sites(s) elects to utilize the :AH Combination District over the underlying zoning, the development standards listed in Tables 1 and 2 below, where applicable, shall apply. These development standards shall apply for all projects. Where use permit approval is required, Chapter 18.124 shall apply in addition to this chapter. In addition, the proposed development shall comply with the remaining provisions of this chapter, including but not limited to, the site density requirements set forth in Section 18.82.050, the required development allocation set forth in Section 18.82.060, and the mitigation measures set forth in Section 18.82.070.

B.

Table 1 sets forth the development standards for single-family development, which is defined as any residential development with two or fewer units on a single lot.

Single-family residential construction shall be subject to the development standards set forth in Table 1.

C.

Table 2 sets forth development standards for multi-family development, which is defined as any residential development with three or more units on a single lot.

Multi-family residential construction shall be subject to the development standards set forth in Table 2.

(Ord. No. 1321, § 1, 6-23-2009)

(Ord. No. 1495, § 32, 9-24-2024)

Only the Specified Priority Housing Development Sites are eligible for the :AH Combination District classification. Any development of the parcels identified in the :AH Combination District classification shall comply with the following applicable site densities and timelines for construction:

A.

A maximum number of units may be constructed within this combination district in each of the three areas identified below (Angwin, Moskowite Corner, and Spanish Flat) that are 2009 Specified Priority Housing Development Sites. The right to develop from the available pool of units shall be granted when a building permit is issued.

B.

Construction shall commence within one year of the issuance of a building permit or within any allowed extension on the 2009 Specified Priority Housing Development Sites; otherwise, the units reserved by the permit shall be returned to the potential pool of housing development for that area. Once building permits totaling the allowed number of units within the area have been issued, the combination district shall be considered exhausted for that particular area. Notwithstanding the foregoing, applications for proposed projects may be submitted and shall be processed on a first come, first served basis in the event that permits already issued have not been used within the time frames specified herein.

C.

Site density for the 2009 Specified Priority Housing Development Sites shall be as listed below:

1.

Angwin: Up to twenty-five dwelling units per acre may be allowed. The maximum combined number of units constructed on Parcels A and B shall not exceed a total of one hundred ninety-one dwelling units.

2.

Moskowite Corner: Up to ten dwelling units per acre may be allowed. The maximum combined number of units constructed on Parcels A, B, C, and D shall not exceed a total of one hundred dwelling units.

3.

Spanish Flat: Up to twenty-five dwelling units per acre may be allowed. The maximum combined number of units constructed on Parcels A, B, C, D, E, and F shall not exceed a total of one hundred ten dwelling units.

D.

Site density for the 2023 Specified Priority Housing Development Sites shall be a minimum of twenty dwellings units per acre and shall not exceed twenty-five dwelling units per acre for all residential development, regardless of whether the AH: overlay is utilized.

(Ord. No. 1321, § 1, 6-23-2009)

(Ord. No. 1386, § 1, 12-10-2013; Ord. No. 1491, § 11, 6-4-2024; Ord. No. 1495, § 33, 9-24-2024)

Editor's note— Ord. No. 1491, § 12, adopted June 4, 2024, repealed § 18.82.060, which pertained to Required Development Allocation and derived from Ord. No. 1321, § 1, 6-23-2009.

A.

Development of the 2009 Specified Priority Housing Development Sites shall fully comply with the applicable mitigation measures identified in the Final Environmental Impact Report of the Napa County 2009 Housing Element Update dated April 22, 2009, and as set forth in Resolution No. 09-88 of the board of supervisors.

¹ Potential impacts to biological resources would be mitigated to less than significant level by the implementation of development criteria BIO- I, 810-2, BIO-3, BIO-4, BIO-5 for the affected sites as noted on this graph.

B.

Development of the 2023 Specified Priority Housing Development Site shall fully comply with the mitigation measures AIR-I, AIR-2, AIR-3, BIO-I, BIO-2, BIO-3, BIO-5, CUL- 1, CUL-2, CUL-3, GEO-I, GHG-1, NOI-2, TRA-1, UTL-1 and UTL-2 identified in the Final Environmental Impact Report of the Napa County 2023 Housing Element Update dated January 24, 2023 and as set forth in Resolution No. 2023-18 of the Board of Supervisors.

(Ord. No. 1491, § 13, 6-4-2024)

Editor's note— Ord. No. 1495, § 34, adopted September 24, 2024, repealed § 18.82.080, which pertained to Design Criteria.

Projects proposed on Specified Priority Housing Development Sites and that meet: (a) the affordability standards set forth in Section 18.82.030; (b) the development standards set forth in Section 18.82.040; (c) the applicable density requirements identified in Section 18.82.050; and (d) the mitigation measures identified in Section 18.82.070, and all other applicable sections of this chapter, except as those requirements may be modified under provisions of State Density Bonus Laws, require approval of a building permit, which shall be reviewed ministerially by the building official and director, without a discretionary permit or review that would constitute a "project" under the California Environmental Quality Act. Any subdivision of the sites shall be subject to all laws, including, but not limited to, Title 17 of the Napa County Code implementing the Subdivision Map Act. For projects that require approval of a tentative or parcel map under the provisions of Title 17, an application, including designated fees, shall be made to the department, and the project must receive approval of the map as specified in Title 17.

(Ord. No. 1321, § 1, 6-23-2009; Ord. No. 1491, § 15, 6-4-2024)

(Ord. No. 1495, § 35, 9-24-2024)

The Specified Priority Housing Development Sites were selected because they meet the following criteria:

A.

Parcels are located within the designated "urban bubbles" as shown on the Napa County land use plan.

B.

The sites do not have a general plan designation of agriculture, watershed and open space or agricultural resource.

C.

The sites are underutilized and retain a significant amount of development potential.

D.

The possibility exists for adequate sewer and water infrastructure to accommodate higher density development.

Additional parcels meeting this site selection criteria may be proposed and will be evaluated by the county for inclusion in the housing element of the Napa County general plan and :AH Combination District classification.

(Ord. No. 1321, § 1, 6-23-2009)

Except as otherwise provided in this code, no permits to develop housing in the :AH Combination District shall be issued without evidence of adequate sewer and water service to serve the proposed development, as evidenced by a "will serve" letter from a utility provider or as otherwise required or allowed by this code.

(Ord. No. 1321, § 1, 6-23-2009)