The boundaries shall be deemed to be on street and alley lines whenever it appears to be on the line;

The boundaries of subdivided property and lots divided by a land use designation that are not indicated by written dimensions shall be determined by the descriptions and documents as recorded by the use permit or other such reference;

The designation of property indicated by a symbol on the Zoning Map shall apply, in each instance, to the whole of the area within the land use designation boundaries; and

The regulations applicable to a property shall apply equally to an officially vacated or abandoned abutting street or alley.

Allowable Use. The use of land shall be restricted as set forth in the applicable zoning district regulations and as summarized in Table 17.12-1, Use Table. Uses identified in the table as "P", or permitted, are allowable when operated and maintained in compliance with all requirements of Title 17. Uses identified as "UP" shall require issuance of a use permit as regulated by Chapter 17.200, Use Permits, prior to being established or operated. Uses identified as "AP" shall require issuance of an administrative use permit as regulated by Chapter 17.196, Administrative Use Permits.

Uses Not Listed. If a use is not identified as permitted or allowed in the applicable zoning district regulations, as summarized in Table 17.12-1 of this chapter, it is prohibited unless a finding is made by the Town Council or the Planning Officer that the use is similar in kind to listed uses. In such instance, the use shall be subject to the "P," "UP," or "AP" designation of the similar use identified.

Expressly Prohibited. The following uses are expressly prohibited:

Master Development Plans and Development Agreements. In the case of a site subject to an approved Master Development Plan or development agreement, the land use requirements of the Master Development Plan or development agreement shall apply.

Multiple Uses on a Single Site. Where a proposed project includes multiple land uses, each shall be considered separately and must comply with the use restrictions in the applicable zoning district.

Permit Requirements. Any land use permit or other approval required by Title 17 or the Yountville Municipal Code shall be obtained before the proposed use is constructed, otherwise established or put into operation.

Development Standards. The use of land or new construction shall comply with all applicable requirements of this Zoning Ordinance. In the case of a site subject to an approved Master Development Plan or development agreement, the land use requirements of the Master Development Plan or development agreement shall be those applicable.

Conditions of Approval. The use of land and/or structures shall comply with any applicable conditions imposed by any previously granted land use permit or other approval.

All new uses and expanded uses listed in Section 17.16.050 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; new or expanded structures or exterior remodeling shall require design review approval subject to the provisions of Chapter 17.188 of this title.

The permitted FAR will be calculated for both parcels, however, only that portion designated as Primary Commercial shall be permitted to be developed with buildings.

Notwithstanding permitted uses under Sections 17.16.040 and 17.16.050 of this chapter, the portion designated as A, Agricultural shall be utilized for uses agricultural in nature only; and does not include buildings, parking, or permanent storage. Allowable uses include the following: commercial grape vineyard, olive grove, row crops, fruit trees, other plantings and trees, and installation and maintenance of improvements necessary to support the agricultural uses of the property, including pump enclosures, water storage tanks, water and irrigation pipes, and utilities in support thereof.

Any above-ground structure or utility facility shall require design approval as regulated by Chapter 17.188.

Agriculture;

Agricultural auxiliary structure;

Keeping of chickens, as regulated by Chapter 6.04 of this code;

Keeping of bees, as regulated by Chapter 6.04 of this code;

Single-family dwelling;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Agricultural employee housing;

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to the issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care home;

Accessory residential uses; and

Conservation area.

Agricultural produce/product processing or retail of agricultural products grown on the premises;

Major home occupations as regulated by Chapter 17.164 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses and expanded uses listed in Section 17.20.040 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; subdivision or development of five or more parcels or residential dwelling units shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; new or expanded structures or exterior remodeling shall require design review approval as regulated by Chapter 17.188 of this title.

Single-family dwelling;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Duplex;

Residential auxiliary structures, as regulated by Chapter 17.112 of this title;

Residential care facility;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to the issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care homes;

Keeping of chickens, as regulated by Chapter 6.04 of this code;

Keeping of bees, as regulated by Chapter 6.04 of this code;

Supportive housing;

Transitional housing; and

Accessory residential uses.

Major home occupations as regulated by Chapter 17.164 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses and expanded uses listed in Section 17.24.040 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; subdivision or development of five or more parcels or residential dwelling units shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; new or expanded structures or exterior remodeling shall require design review approval as regulated by Chapter 17.188 of this title.

Single-family dwelling;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Duplex;

Multifamily dwellings;

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Residential care facility;

Minor home occupations, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care homes;

Keeping of chickens, as regulated by Chapter 6.04 of this code;

Keeping of bees, as regulated by Chapter 6.04 of this code;

Supportive housing;

Transitional housing; and

Accessory residential uses.

Major home occupations as regulated by Chapter 17.164 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses and expanded uses listed in Section 17.26.040 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; subdivision or development of five or more parcels or residential dwelling units shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; new or expanded structures or exterior remodeling shall require design review approval as regulated by Chapter 17.188 of this title.

Single-family dwelling;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Duplex;

Multifamily dwelling;

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Residential care facility;

Minor home occupations, as regulated by 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care homes;

Keeping of chickens, as regulated by Chapter 6.04 of this code;

Keeping of bees, as regulated by Chapter 6.04 of this code;

Supportive housing;

Transitional housing; and

Accessory residential uses.

Major home occupations as regulated by Chapter 17.164 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses and expanded uses listed in Section 17.28.040 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; subdivision or development of five or more parcels or residential dwelling units shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; new or expanded structures or exterior remodeling shall require design review approval as regulated by Chapter 17.188 of this title.

Single-family dwelling;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Duplex;

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Residential care facility;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care homes;

Keeping of chickens, as regulated by Chapter 6.04 of this code;

Keeping of bees, as regulated by Chapter 6.04 of this code;

Supportive housing;

Transitional housing; and

Accessory residential uses.

Multifamily dwellings;

Major home occupations, as regulated by Chapter 17.164 of this title;

Church and religious institution; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of a commercial or residential structure shall require design review approval as regulated by Chapter 17.188 of this title; and all commercial operations shall be subject to the provisions of Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title.

Major modifications to an approved Master Development Plan for a MPR development, including changes in land uses and densities and established lot and street boundaries, shall be processed as an amended application under the provisions of Chapter 17.192.

Minor modifications to physical features, development regulations or conditions of approval which do not change the character of the MPR development or affect surrounding development and are consistent with the intent of an approved Master Development Plan may be approved by the Planning Officer.

Single-family dwelling;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Duplex;

Multifamily dwellings;

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care home;

Residential care facility;

Keeping of chickens, as regulated by Chapter 6.04 of this code;

Keeping of bees, as regulated by Chapter 6.04 of this code;

Supportive housing;

Transitional housing; and

Accessory residential uses.

Major home occupation, as regulated by Chapter 17.164 of this title;

Congregate housing; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

Allowable land uses, residential densities, floor area ratios and other development standards shall be determined by the Town Council through the adoption of a Master Development Plan as regulated by Chapter 17.192 of this title. Where the Master Development Plan is silent on a development standard or specific use, the general standards of the Zoning Ordinance shall apply. Where a Master Development Plan does not specify a maximum Floor Area Ratio (FAR), the maximum FAR is 0.25, exclusive of an FAR bonus granted under Section 17.100.040 of this title for affordable housing.

All improvements in MPR, Master Planned Residential developments shall be consistent with the approved Master Development Plan on file with the Town of Yountville.

Allowable land uses, residential densities, floor area ratios and other development standards shall be determined by the Town Council through the adoption of a Master Development Plan as regulated by Chapter 17.192 of this title. However, residential densities may not exceed eight dwelling units per gross acre. Where the Master Development Plan is silent on a development standard or specific use, the development standards of Title 17 shall apply;

All mobile home parks existing on the date of adoption of this title that were legally established in compliance with all applicable regulations at the time of their construction shall be deemed to be conforming uses and as having approved Master Development Plans. In such cases, modifications to the Master Development Plan shall be processed in accordance with the requirements of Chapter 17.192 of this title; and

New or expanded mobile home park common facilities or perimeter park walls shall require design review approval as regulated by Chapter 17.188 of this title.

Mobile home park;

Senior mobile home park on lands designated with the overlay S, Senior Mobile HomePark, as regulated by Chapter 17.88 of this title;

Mobile home park common facilities;

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Minor home occupation as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Small or large family day care home; and

Accessory residential uses.

Major home occupation, as regulated by Chapter 17.164 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of all structures shall require design review approval as regulated by Chapter 17.188 of this title; and

Review by the Parks and Recreation Commission is required before approval of any Master Development Plan or amendment to a Master Development Plan, or design review. The Parks and Recreation Commission shall issue a recommendation on the Master Development Plan, amendment to a Master Development Plan, or design review application, which recommendation may be accepted or rejected by the Zoning and Design Review Board and/or Town Council.

Those uses shown on the approved Master Development Plan on file at the Town of Yountville, except that uses and facilities legally established in compliance with all applicable regulations at the time of their construction shall be deemed to have approved Master Development Plans and shall be considered legal nonconforming uses as regulated by Chapter 17.232 of this title; and

Conservation area.

Outdoor recreation;

Indoor recreation and fitness center;

Mobile food vendor;

Public facilities;

Quasi-public service;

Utility facilities; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

Development standards shall be determined by the Town Council through the adoption of a Master Development Plan as regulated by Chapter 17.192 of this title. Where the Master Development Plan is silent on a development standard, development standards of Title 17 shall apply;

Landscaping and lighting standards are as established in Chapters 17.124, Water Efficient Landscaping, 17.128, Tree Preservation and Management, and 17.132, Outdoor Lighting, of this title;

Design standards for walls, fences, and landscape screening are as established in Chapter 17.136 of this title;

Replacement planting shall be required if existing trees and/or landscaping are dead or damaged so as to necessitate removal; and

New play structures, exercise equipment, or other outdoor recreation structure shall be aesthetically compatible with adjacent properties. Landscape screening may be necessary to mitigate adverse visual impact when viewed from outside the park or playfield.

All new uses and expanded uses listed in Section 17.48.050 of this chapter shall require a use permit subject to the provisions of Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan subject to the provisions of Chapter 17.192 of this title; expansion or exterior remodeling of a structure shall require design review approval subject to the provisions of Chapter 17.188 of this title; and all commercial operations shall be subject to the provisions of Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title; and

The area and frontage of the lot involved shall be sufficient for the specific intended use.

Floor Area Bonus. An additional 0.15 FAR bonus allowed in Section 17.48.060 of this chapter may be granted by the Town Council through approval of a Master Development Plan for retail and service-oriented uses upon a finding by the Town Council that the additional FAR bonus will likely increase business diversity and provide community benefits.

Height Bonus. A third-story height bonus up to a maximum height of 35 feet provided in Section 17.48.060 of this chapter may be granted by the Town Council through approval of a Master Development Plan upon finding by the Town Council that there is a substantial community benefit related to the height bonus. To be considered for a limited third-story height bonus, the project applicant must submit its proposal outlining in detail the specific elements of the project that the applicant believes qualify as a substantial community benefit. The Town Council may provide examples of what might constitute a substantial community benefit by resolution.

To minimize visual impacts of increased height, the Town Council shall require architectural techniques such as modulating building forms, partial upper stories, upper-story step-backs, variation in roof forms and sufficient setbacks from public rights-of-way.

Street Frontage. For application of design standards applicable to street frontages in Chapter 17.72 of this title, the portion of the parcel facing California Drive shall be considered the property's street frontage.

All public facilities operated by the Town of Yountville, the County of Napa, the State of California, the government of the United States, the Napa Valley Unified School District for educational and support functions, any other public district;

Quasi-public services;

Emergency shelters as regulated by Chapter 17.172 of this title; and

Any other use authorized by an agreement approved by the Town Council, including, but not limited to, a development agreement under Chapter 17.216 of this title.

Skilled nursing facility;

Congregate housing;

Utility facilities;

Rooftop uses, as regulated by Chapter 17.104 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses and expanded uses listed in Section 17.52.050 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of a structure shall require design review approval as regulated by Chapter 17.188 of this title; and all commercial operations shall be subject to the provisions of Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title;

Development shall be of an intensity and scale which preserves and enhances Yountville's small-town character, and integrates well with the surrounding areas and natural setting;

Parking shall be accommodated in ways which limit its visibility and prominence, typically in small lots screened from public view, as established in Chapter 17.116, Off-Street Parking and Loading, and Chapter 17.136, Walls, Fences and Landscape Screening, of this title;

Development shall contribute to a well-integrated mix of uses that create an attractive, vibrant, and walkable Washington Street experience; and

Development shall maintain an appropriate balance between the needs of residents, visitors, and businesses to assure a livable community for residents.

Floor Area Bonus. An additional 0.15 FAR bonus allowed in Section 17.52.060 of this chapter may be granted by the Town Council through approval of a Master Development Plan for retail and serviceoriented uses that the Town Council determines will likely increase business diversity and provide community benefits.

Height Bonus. A third-story height bonus up to a maximum height of 35 feet provided in Section 17.52.060 of this chapter may be granted by the Town Council through approval of a Master Development Plan upon finding by the Town Council that there is a substantial community benefit related to the height bonus. To be considered for a limited third-story height bonus, the project applicant must submit its proposal outlining in detail the specific elements of the project that the applicant believes qualify as a substantial community benefit. The Town Council may provide examples of what might constitute a substantial community benefit by resolution.

To minimize visual impacts of increased height, the Town Council shall require architectural techniques such as modulating building forms, partial upper stories, upper-story step-backs, variation in roof forms and sufficient setbacks from public rights-of-way.

Professional office use may be approved at staff level without a public hearing by the Planning Officer and issued an administrative use permit, as regulated by Chapter 17.196 of this title;

General retail;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Accessory residential uses; and

Accessory commercial uses.

Lodging;

Full service restaurant;

Limited service restaurant;

Bar or nightclub;

Wine tasting room;

Mobile food vendor;

Alcoholic beverage retail sales;

Exterior display of merchandise;

Personal service;

Medical office;

Banks and financial services;

Food and beverage production;

Indoor recreation and fitness center;

Mixed use development;

Live/work unit;

Major home occupation, as regulated by Chapter 17.164 of this title;

Utility facilities;

Rooftop pools and decks, as regulated by Chapter 17.104 of this title;

Commercial auxiliary structures, as regulated by Chapter 17.112 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses and expanded uses listed in Section 17.56.030 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of a structure shall require design review approval as regulated by Chapter 17.188 of this title; and all commercial operations shall be subject to the provisions of Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title;

Development shall be of an intensity and scale which preserves and enhances Yountville's small-town character and integrates well with the surrounding neighborhood and natural setting. Commercial uses on the east side of Washington Street should be less intense than those on the west side of the street;

Buildings shall be residential in scale, and generally street-oriented with pedestrian entrances from the street. Building height, massing and size shall be compatible with residential development, and comply with the design standards established in Chapter 17.72 of this title;

Parking shall be accommodated in ways which limit its visibility and prominence, typically in small lots screened from public view as established in Chapter 17.116, Off-Street parking and Loading, and Chapter 17.136, Walls, Fences and Landscape Screening, of this title;

Development shall contribute to a well-integrated mix of uses that create an attractive, vibrant, and walkable Washington Street experience; and

Development shall maintain an appropriate balance between the needs of residents, visitors, and businesses to assure a livable community for residents.

Lot size shall be a minimum of 10,000 square feet;

A minimum of two second-story residential rental units shall be required as part of any development proposal. One of these residential units may be owner-occupied subject to the granting of a use permit as provided in Chapter 17.200 of this title; and

Wine tasting rooms are a prohibited use.

Professional office use, subject to issuance of an administrative use permit, as regulated by Chapter 17.196 of this title;

General retail;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Accessory residential uses; and

Accessory commercial uses.

Limited service restaurant;

Wine tasting room, except as restricted by Section 17.56.030 of this title;

Mobile food vendor;

Alcoholic beverage retail sales;

Exterior display of merchandise;

Personal service;

Medical office;

Banks and financial services;

Food and beverage production;

Indoor recreation and fitness center;

Mixed use development;

Live/work unit;

Major home occupation, as regulated by Chapter 17.164 of this title;

Utility facilities;

Rooftop pools and decks, as regulated by Chapter 17.104 of this title;

Commercial auxiliary structure, as regulated by Chapter 17.112 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

All new uses listed in Section 17.60.050 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of a structure shall require design review approval as regulated by Chapter 17.188 of this title; and all commercial operations shall be as regulated by Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title;

Development shall be of an intensity and scale which preserves and enhances the historic, small-scale commercial character of the district. Building height, massing and size shall be compatible with adjacent development, with smaller building sizes appropriate for the east side of Washington Street, and shall comply with the design standards established in Chapter 17.72 of this title;

Development shall contribute to a well-integrated mix of uses that create an attractive, vibrant, and walkable Washington Street experience. Buildings shall be generally street-oriented with pedestrian entrances from the street; and

Parking shall be accommodated in ways which limit its visibility and prominence, typically in small lots screened from public view as established in Chapter 17.116, Off-Street Parking and Loading, and Chapter 17.136, Walls, Fences and Landscape Screening, of this title.

For the existing commercial building located at 6711 Washington Street (APN 036-440-01) which is listed on the National Register of Historic Places:

For the existing commercial building located at 6720 Washington Street (that is, APN 036-033-013) which may be eligible for nomination to the National Register of Historic Places:

For the existing commercial building located at 6770 Washington Street (that is, APN 036-033-001) which has been determined to be eligible for nomination to the National Register of Historic Places:

General retail;

Professional office use, subject to issuance of an administrative use permit, as regulated by Chapter 17.196 of this title;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Accessory residential uses; and

Accessory commercial uses.

Lodging, allowed on the west side of Washington Street only;

Full service restaurant, allowed on the west side of Washington Street only;

Limited service restaurant;

Bar or nightclub, allowed on the west side of Washington Street only;

Wine tasting room;

Mobile food vendor;

Alcoholic beverage retail sales;

Adult-oriented business, provided that the property containing the adult-oriented use is at least 100 feet from the property line of a residentially zoned parcel and at least 500 feet from a property containing another adult-oriented business;

Exterior display of merchandise;

Personal service;

Medical office;

Banks and financial services;

Food and beverage production;

Indoor recreation and fitness center;

Mixed use development;

Live/work unit;

Major home occupation, as regulated by Chapter 17.164 of this title;

Utility facilities;

Commercial auxiliary structure, as regulated by Chapter 17.112 of this title; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

Restaurant and lodging uses on parcels where the commercial use existed at the time of establishment of the Retained Commercial District, created March 4, 2014, shall be uses permitted by right as currently used and configured.

New and expanded uses shall be limited to the existing restaurant or lodging use and accessory uses on each individual parcel and shall not include a broader range of commercial use.

Existing nonconforming aspects related to minimum parking requirements and maximum FAR are accepted and may be maintained, but any increase in intensity of use or square footage shall conform with current parking requirements.

All new uses and expanded uses shall require a use permit as regulated by Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of a structure shall require design review approval subject to the provisions of Chapter 17.188 of this title; and all commercial operations shall be as regulated by Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title.

An FAR of 0.39 may be maintained for legal commercial uses existing on March 4, 2014 for the parcel APN, APN 036-051-006 (6640 Washington Street);

An FAR of 0.36 may be maintained for legal commercial uses existing on March 4, 2014 for the parcel APN 036-051-003 (6600 Washington Street); and

An FAR of 0.30 may be maintained for legal commercial uses existing on March 4, 2014 for the parcel APN 036-053-004 (2020 Webber Avenue).

Restaurant and lodging uses on parcels where the commercial use were established as of March 4, 2014 shall be uses permitted by right as currently used and configured.

All new commercial uses shall be limited to the specific types of commercial uses that were established as of March 4, 2014, including restaurant and lodging;

Accessory commercial uses;

Commercial auxiliary structures; and

Any other compatible or appropriate use as determined by the Town Council in its sole discretion.

Purpose. The land use designation PD, Planned Development, is intended to:

Applicability.

All new uses listed in Section 17.68.030 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title and/or a development agreement as regulated by Chapter 17.216 of this title; expansion or exterior remodeling of a commercial or residential structure shall require design review approval as regulated by Chapter 17.188 of this title; and all commercial operations shall be as regulated by Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title.

Projects that propose the subdivision of land in association with the reclassification of the property to the PD District shall submit a subdivision application in accordance with Title 16, Subdivisions, of this code. The subdivision shall be processed concurrently with the PD approval application except as permitted by a development agreement entered into as regulated by Chapter 17.216 of this title.

All improvements in PD developments shall be consistent with the approved Master Development Plan on file with the Town of Yountville.

Major modifications to an approved Master Development Plan for a PD development, including changes in land uses and densities and established lot and street boundaries, shall be processed as an amended application under the provisions of Chapter 17.192 of this title.

Minor modifications to physical features, development regulations or conditions of approval which do not change the character of the PD development or affect surrounding development and are consistent with the intent of an approved Master Development Plan may be approved by the Planning Officer.

Residential auxiliary structure, as regulated by Chapter 17.112 of this title;

Accessory dwelling unit, as regulated by Chapter 17.156 of this title;

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Accessory residential uses; and

Accessory commercial uses.

Single-family dwelling;

Duplex;

Multifamily dwellings;

Mixed use development;

Live/work unit;

Major home occupation, as regulated by Chapter 17.164 of this title;

Small or large family day care home;

Church and religious institution;

Lodging;

Full service restaurant;

Limited service restaurant;

Bar or nightclub;

Wine tasting room;

General retail;

Alcoholic beverage retail sales;

Exterior display of merchandise;

Personal service;

Professional office;

Medical office;

Banks and financial services;

Food and beverage production;

Public facilities;

Utility facilities;

Commercial auxiliary structure; and

Any other compatible and appropriate use as determine by the Town Council in its sole discretion.

Allowable residential densities, floor area ratios and other development standards shall be determined by the Town Council through the adoption of a Master Development Plan as regulated by Chapter 17.192 of this title, except as limited by this section. Where the Master Development Plan is silent on a development standard or specific use, the development standards of this Title 17 shall apply.

Affordable residential portions of a PD shall be consistent with the density provisions of the Affordable Housing Overlay as regulated by Chapter 17.80 of this title and consistent with the intensity standards applicable to the RM Mixed Residential District, Chapter 17.24 of this title.

Where existing residential land is rezoned to commercial use, the number of required affordable units shall be, at a minimum, equivalent to one-half of the number of full time equivalent (FTE) employees for the commercial use or the number of affordable inclusionary units as required by Chapter 17.160 of this title, whichever is greater. Additionally, all existing units removed as a result of the commercial proposal shall be replaced. Replacement units may be provided on-site or off-site, as authorized by the Town Council.

Commercial portions of a PD project shall be consistent with the intensity provisions of the Primary Commercial District, Chapter 17.52 of this title or Residential-Scaled Commercial District, Chapter 17.56 of this title.

Except as specifically modified by the Master Development Plan approval, all development on a PD site other than residential or commercial shall be subject to the regulations of the RSC, Residential-Scaled Commercial District.

Residential-Scaled Commercial buildings are intended to provide an appropriate transition between commercial and residential areas. Typically, these buildings are similar in size to single-family houses and other residential buildings. The design standards outlined below intend to encourage the development of multiple, small, pedestrian-oriented buildings that combine to form publicly accessible courtyards and passageways, with parking at the rear of the site.

Old Town Commercial is a land use classification intended to reflect Yountville's commercial beginnings in the period between 1870 to 1920 and in so doing create a distinct commercial district. To preserve the building and site layouts typical of this period and to avoid development of an auto-oriented commercial strip, new development should be street-oriented and configured in multiple small pedestrian-oriented buildings.

It is also the intent of this classification to promote an interesting, attractive environment for pedestrians, and enhance the interface between commercial uses and the street. The design of new construction and alterations to existing buildings shall enhance the area's appearance as an historic commercial retail area.

Retained Commercial District buildings should establish a transitional buffer between the Town's commercial core and the residences in the Old Town Historic District. The existing scale of multiple, small, pedestrian-oriented buildings should be retained.

Primary Commercial buildings on the east side of Highway 29 are intended to reinforce Washington Street as Yountville's commercial main street, while accommodating the needs of merchants, visitors, and residents. Therefore, the design standards outlined herein encourage new commercial buildings that will be compatible with Yountville's small-town character. New buildings should face Washington Street, promote walkability, and create internal courtyards and interior passageways to encourage public use.

Public Facility buildings are intended to accommodate uses that provide a public service or otherwise benefit the community on a Town-wide scale. The types of buildings in the Public Facility zone vary greatly depending on use. Buildings that directly serve the public, like Town Hall, the Post Office, the Community Center/Library, and the former Yountville Elementary School, form Yountville's civic core and have building styles that reinforce and enhance Yountville's small-town character. Other Public Facility buildings, like the wastewater treatment plant and the water pump station, serve the public indirectly and so these uses are screened and isolated from residential and commercial areas. Historic and legacy uses which predate the Town, like the Veterans Home and Pioneer Cemetery, are also included in the Public Facility designation. New buildings in this designation should, where appropriate, strengthen the cohesion of the civic core or otherwise be sympathetic to existing uses as well as historic and environmental resources.

Building Scale and Massing.

Street Frontage.

Exterior Building Materials and Colors.

Parking and Driveways.

Open Space.

Utilities and Auxiliary Structures.

A setback line on both sides of Hopper Creek which runs parallel and is measured 35 feet from the centerline of the creek and not less than 10 feet from the creek bank shall be referred to as the Hopper Creek setback area;

No buildings, wall, fence, or other structure shall be erected, constructed, or placed within the Hopper Creek setback area;

It is prohibited to deposit, excavate or remove any material within the Hopper Creek setback area;

No native vegetation or tree that has a trunk larger than three inches in diameter measured at ground level shall be removed within the Hopper Creek setback area;

Conditions may be waived by the Town Council only if determined that the proposed work will not increase any danger of flooding to any part of the Town of Yountville, and that the proposed work will assist in achieving the goals stated in Section 17.76.010 of this chapter;

The word "structure," as used in this chapter, shall not include an at grade patio and any trail, walk, path or driveway; and

Any structure that now lawfully exists within the Hopper Creek setback area may be continued as an existing legally nonconforming use; provided however, that in the event that the structure is destroyed or demolished, it may be rebuilt only in conformity with the provisions of this chapter.

An AHO, Affordable Housing Overlay, may be applied to all or a portion of a site that is deemed suitable by the Town Council for the development of affordable housing.

The Town Council may approve the following densities, as an alternative to those allowed under Section 17.160.030 of this title for projects with an Affordable Housing Overlay proposing to construct 10 or more dwelling units of which 25% or more will be reserved for lower-income households and will be rented or sold at levels that do not exceed 80% of area median income:

Calculation of Density Bonus.

Additional Incentives and Concessions. The Town may provide incentives and concessions to projects on sites designated AHO that qualify for a town density bonus in order to make such units economically feasible. Possible assistance includes the following:

AHO, Affordable Housing Overlay. When the AHO, Affordable Housing Overlay is applied to all or any portion of a site with land use designation PC, Primary Commercial, and new development is proposed for which a Master Development Plan pursuant to Chapter 17.192 of this title is required, the Master Development Plan shall require construction of 3.5 affordable housing units per gross acre for low-income households either on site or on an off-site location not already designated for such in the Housing Element. This requirement shall be accompanied by and may be adjusted in accordance with a nexus study demonstrating the need therefor.

All new development proposals will be subject to the Master Development Plan review process as established in Chapter 17.192 of this title;

New commercial buildings and structures are required to be residential in scale, consistent with the design standards and guidelines of Chapter 17.72 of this title;

The owner, lessee or property manager of a property with this overlay designation shall keep the exterior of all buildings and structures in good condition and free from deterioration; and

Signs shall follow the provisions established in Chapter 17.152 of this title.

Residential uses including single-family and multifamily dwelling units, as allowed in the underlying land use designation;

Commercial uses as allowed in the underlying land use designation;

Accessory uses which are subordinate to and complementary to the primary use; and

Residential uses combined with commercial uses, including residential uses over commercial uses as allowed in the underlying land use designation.

Mobile home units in a mobile home park in the Senior Mobile Home Overlay zone shall be occupied only consistent with the definition in Chapter 17.236 of this title so that at least 80% of spaces and mobile home units are rented and occupied by at least one person who is age 55 or older. The age restriction stated herein is an occupancy requirement and does not apply to or affect ownership of mobile home units.

The signage, advertising, park rules and regulations, and leases for spaces or units shall state the park is a senior park or "housing for older persons," which at a minimum is consistent with the definition in Chapter 17.236 of this title.

Senior mobile home park owners and/or their management personnel shall submit biennial verification of occupancy to confirm their status as a senior mobile home park through survey or affidavit, in a form to be determined by the Planning Officer, which shall be consistent with the survey or affidavit that satisfies the Federal Fair Housing Act regulations, and which the Planning Officer shall review and certify.

Failure to submit the verification required by this section or failure of the verification to confirm that the senior mobile home park meets the occupancy requirement above shall constitute a violation of the Town's Zoning Ordinance, subject to enforcement in the manner and form provided for in the Yountville Municipal Code.

All new development proposals will be subject to the Master Development Plan review process as regulated by Chapter 17.192 of this title;

No inn room or lodging use shall be permitted on the first-floor portion of buildings with exposure to or access from Washington Street. Where inn or lodging use presently exist on the first-floor street frontage of any property within the Retail Overlay designation, upon the adoption of the ordinance codified in this chapter that existing use shall be considered a legal nonconforming use subject to all the provisions of Chapter 17.232 of this title;

Inn room or lodging use is conditionally permitted on the second floor and/or on the first floor if not a part of the street frontage portion of a building, subject to provisions of Chapter 17.56 of this title;

Where an interpretation is necessary to determine whether a portion of an existing or proposed building within the overlay designation constitutes the "first floor street frontage" portion of the building, the intent of this overlay designation to preserve the street frontage area of buildings for retail and other non-inn or lodging uses which facilitate active pedestrian access and activity, shall guide such interpretation;

Alterations and additions to existing buildings and structures will be permitted provided that the changes are consistent with regulations of the underlying zoning district and with the design standards of Chapter 17.72 of this title, and the regulations for impact on adjacent uses as established in Chapter 17.144 of this title;

Development applications shall be accompanied by detailed architectural and landscape architectural plans rather than design concept plans or schematics. Plans shall clearly define all site improvements, floor plans shall indicate specific uses for the first-floor street frontage portion of proposed buildings, exterior building materials, colors and details, landscape plant materials, irrigation systems, signage, lighting and other hardscape features in sufficient detail to determine what the as built appearance of the proposed development will be;

The owner, lessee, or property manager of a property within this overlay designation shall keep the exterior of all buildings and structures in good condition and free from deterioration; and

Signs shall follow the provisions established in Chapter 17.152 of this title.

All new uses and expanded uses listed in Section 17.96.040 of this chapter shall require a use permit as regulated by Chapter 17.200 of this title; new development proposals shall require approval of a Master Development Plan as regulated by Chapter 17.192 of this title; expansion or exterior remodeling of a commercial or residential structure shall require design review approval as regulated by Chapter 17.188 of this title; and all commercial operations shall be as regulated by Chapter 17.144, Regulations for Impact on Adjacent Uses, of this title; and

The proposed commercial or nonresidential use shall conform to the design standards established in Chapter 17.72 of this title.

Minor home occupation, as regulated by Chapter 17.164 of this title;

Moderate home occupation, as regulated by Chapter 17.164 of this title and subject to issuance of an administrative use permit as regulated by Chapter 17.196 of this title;

Residential accessory uses; and

Commercial accessory uses.

Mixed use development;

Live/work unit;

Under-represented retail;

Commercial auxiliary structures; and

Major home occupation, as regulated by Chapter 17.164 of this title.