In addition to the general purposes listed in Chapter 17.02, the specific purposes of the light industrial and industrial park districts include the following:
A.
To
retain existing businesses that contributes to meeting Napa's strategic
economic goals and serving Napa residents.
B.
To
maximize use of Napa's limited industrial land supply for employment
generating uses.
C.
To
attract and expand industrial, technology, and region-serving office
development that diversifies the local economy and produces higher
wage jobs.
The additional purposes of each industrial district follow:
D.
Industrial
Park (IP). The industrial park district implements the corporate park
land use category of the General Plan and applies to the Napa Valley
Corporate Park. It provides for manufacturing, warehousing, research
and development, office, public and quasi-public uses, and similar
compatible uses in a campus-like setting. Intensive industrial uses
may be located in certain areas subject to the special design considerations
and other criteria adopted for the Corporate Park. Certain retail
and service uses are allowed for the convenience of area businesses.
Consistent with the Corporate Park Specific Plan, development in this
district shall have unifying design features and provide extensive
landscaping. Design goals include an attractive appearance from nearby
highways and a park-like streetscape. Performance standards insure
that proposed uses are compatible with Napa's environmental goals,
including retention of the Napa River in as natural a state as possible.
Areas A and B within the industrial park district are zoned
for professional and business offices, research and development and
certain light industrial uses in enclosed buildings, and limited hotel
accommodations and retail and service uses such as restaurants, convenience
markets, banks and service stations primarily for area workers or
business visitors.
Area C provides for a broad array of industrial manufacturing,
assembly, processing, refining and/or packaging uses, research and
development activities; industrial service uses such as machine shops
and equipment repair, as well as office and outdoor storage uses typically
associated with the above. Limited retail and service uses primarily
for area workers or business visitors may also be allowed.
E.
Light
Industrial (IL). This district implements the light industrial land
use category of the General Plan and may also be applied in mixed
use General Plan categories where there are existing or planned concentrations
of light industrial uses. It provides for small-scale manufacturing,
fabrication, packaging, storage, equipment repair, wholesale establishments
and similar related uses. Also included are construction and maintenance
yards, trade and technical training facilities, utility plants, and
recycling centers and similar facilities.
Limited nonindustrial uses may also be allowed in appropriate
locations at the discretion of the city including live-work units
and child care centers. This district is used in locations in relatively
close proximity to existing developed areas, and contains provisions
to mitigate potential impacts on abutting lots planned for residential
uses.
(O2003-12)
|
P = Permitted
|
C = Conditional Use Permit or Administrative Permit (see Chapter 17.58)
|
S = Specific Standards apply
|
Blank = Not Allowed
|
|
Zoning Districts
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IL
|
IP-A
|
IP-B
|
IP-C
|
Added Use Regulations
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|---|---|---|---|---|---|
|
A. Industrial Uses
|
|
|
|
|
*Within a building
**Within enclosed building or enclosed area with 6′ or
higher wall or fence
***C if adjacent to residential district
****Includes wine tasting rooms, retail sales and related uses
accessory to wine manufacture or bottling
Also see accessory outdoor storage
|
|
Carpentry, cabinet, sign shop
|
P**
|
|
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P**
| |
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Ceramic works
|
C
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|
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C
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|
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Chemical or pharmaceutical manufacturing or processing
|
C
|
|
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P*
|
|
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Clothing manufacturing
|
C*
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P*
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P*
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P*
|
|
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Concrete or asphalt mix plants
|
|
|
|
C
|
|
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Electronic and electrical products manufacturing
|
C*
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P*
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P*
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P*
|
|
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Food manufacture or processing, including wineries
|
C*, ****
|
C*, ****
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C*, ****
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C*, ****
|
|
|
Furniture manufacturing, refinishing and repair
|
C*
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|
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P*
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|
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Laboratories
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C*
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P*
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P*
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P*
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|
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Machine shops
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C**
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|
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P**
|
|
|
Manufacturing, assembly, or packaging of products from previously
prepared materials such as cloth, glass, plastic, paper, leather,
wood, clay or stone not otherwise listed
|
C**
|
|
|
C**
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|
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Metal fabrication, forging or welding shops
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C**
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C**
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|
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Outdoor storage yards and contractor's yards, screened
|
C
|
|
|
C
|
|
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Paper products manufacturing
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P*, ***
|
P*
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P*
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P*
|
|
|
Printing shops, commercial
|
C*
|
P*
|
P*
|
C*
|
|
|
Research and development uses
|
C*
|
P*
|
P*
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P*
|
|
|
Self storage
|
P
|
|
|
P
|
|
|
Small cannabis manufacturers
|
|
*
|
*
|
*
|
*See standards for Cannabis Establishment Clearance in Section 17.52.275
|
|
Trucking yards, terminals and service centers, screened
|
C
|
|
|
C
|
|
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Warehouses
|
P
|
P
|
P
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P
|
|
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Wholesale and distribution
|
P
|
P
|
P
|
P
|
|
|
B. Commercial Uses
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|
|
|
|
|
|
1. Animal care
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|
|
|
|
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Animal care facilities
|
C
|
|
|
P
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Taxidermy shops
|
P
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|
|
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2. Building materials and supplies
|
|
|
|
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*C if adjacent to residential district
**Indoors; for accessory outdoor display or sales or accessory outdoor storage see Ch. 17.52
|
|
Brick, gravel, rock, concrete, tile and lumber sales, indoor
or outdoor
|
P*
|
|
|
C**
| |
|
Electrical supply stores
|
P**
|
|
|
|
|
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Equipment rental businesses
|
P*, **
|
|
|
C**
|
|
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Glass and window stores
|
P**
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|
|
|
|
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Hardware stores
|
P**
|
|
|
C**
|
|
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Heating, air conditioning
|
P**
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|
|
C**
|
|
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Paint and wallpaper stores
|
P**
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|
|
|
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Plumbing supply stores and service
|
P**
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|
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C**
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Welding supply shops, indoors
|
P**
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C**
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3. Business sales and service
|
|
|
|
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Laundries, commercial
|
P
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|
|
|
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Locksmith
|
P
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|
|
|
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Office furniture sales and rentals
|
P
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|
|
|
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Office supply and equipment
|
P
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|
|
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4. Food and beverage service establishments and stores
|
|
|
|
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See standards Ch. 17.52
|
|
Catering establishments
|
P
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C
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P
|
P
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|
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Food service establishments
|
|
|
|
|
|
|
With or without accessory serving of beer or wine
up to 1,000 sq. ft. size
|
P
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P
|
P
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C
| |
|
More than 1,000 sq. ft. in size or with a bar, live
entertainment or dancing
|
C
|
C
|
C
|
C
|
|
|
With drive through use
|
C
|
|
|
|
|
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Bakeries, retail with accessory food service
|
P
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|
|
|
|
|
Bakeries, wholesale (accessory retail acceptable)
|
P
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|
|
|
|
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Convenience markets
|
C
|
C
|
C
|
|
|
|
5. Maintenance and repair services*
|
|
|
|
|
*Note: outdoor storage yards, except accessory outdoor storage,
is a conditional use.
|
|
Building maintenance services
|
P
|
|
|
P
|
|
|
Carpet maintenance and repair
|
P
|
|
|
P
|
|
|
Equipment maintenance and repair
|
P**
|
|
|
P
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**C if includes any outdoor maintenance or repair adjacent to
residential district
|
|
General contractors
|
P
|
|
|
P
|
|
|
Landscape maintenance
|
P
|
|
|
P
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|
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Upholstery and similar services
|
P
|
|
|
P
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|
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6. Motor vehicle sales and services
|
|
|
|
|
*Entirely indoors if adjacent to residential district; otherwise,
indoors or in enclosed area with 6′ wall or fence
|
|
Auto detailing
|
C
|
|
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C
| |
|
Car wash
|
C
|
|
|
C
|
|
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Rentals
|
C
|
|
|
C
|
|
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Repairs, major (engine work, painting and body work)
|
C*
|
|
|
C*
|
|
|
Repairs, minor (tune ups, brakes, batteries, tires, mufflers,
upholstery)
|
C*
|
|
|
C*
|
|
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Sales, new or used vehicles
|
|
|
|
C
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|
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Sales, parts and supplies
|
P
|
|
|
|
|
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Service stations (including minor repair)
|
C
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C
|
C
|
C
|
|
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Towing business
|
C
|
|
|
C
|
|
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7. Personal service establishments
|
|
|
|
|
See standards Ch. 17.52
|
|
Adult-oriented businesses
|
PS*
|
|
|
PS
|
*Along Kaiser Road, Enterprise Way, Enterprise Court only
|
|
Art, music, dance and photo studios, without sale of equipment,
supplies
|
C
|
|
|
P
|
|
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Dry cleaning establishments, laundromats
|
P
|
|
|
|
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Shoe repair and shoe shine
|
P
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|
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Tailor, seamstress
|
P
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|
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|
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8. Recreation facilities, commercial
|
|
|
|
|
*Accessory to principal use only, not open to general public
|
|
Health clubs/gyms
|
C
|
C*
|
C*
|
C
| |
|
Health spas
|
|
C*
|
C*
|
|
|
|
Shooting ranges, indoors
|
|
|
|
C
|
|
|
9. Retail uses
|
|
|
|
|
|
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Antique stores
|
P
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|
|
|
|
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Auctions
|
C
|
|
|
|
|
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Farm supplies, feed and grain
|
C
|
|
|
|
|
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Gun shops, gunsmiths
|
P
|
|
|
|
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|
Home furnishings: furniture, lamps, draperies, flooring, etc.
|
P
|
|
|
|
|
|
Medicinal cannabis retailers
|
*
|
|
|
*
|
*See standards for Cannabis Establishment Clearance in Section 17.52.275
|
|
Plant nurseries and garden supply
|
P
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|
|
|
|
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Second hand stores, pawn shops
|
P
|
|
|
|
|
|
10. Visitor accommodations
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|
|
|
|
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Hotels, motels
|
|
C*
|
C*
|
|
*Requires City Council approval
*Retail, restaurant, conference center and related uses permitted
accessory to hotel uses
|
|
C. Offices and Related Uses
|
|
|
|
|
|
|
1. Financial services
|
|
|
|
|
*P if second floor or above
|
|
Banks, savings and loans, credit unions, other financial institutions
|
|
P
|
P
|
C
| |
|
Financial services offices
|
|
P
|
P
|
C*
|
|
|
2. Offices, administrative, business and professional
|
C**
|
P**
|
P**
|
C*, **
|
*P if second floor or above
**Includes wine related businesses, wine sales, tasting facilities
and related uses accessory to nonmanufactured use. Accessory uses
allowed up to 20% of gross floor area by right, increase to 40% with
use permit
|
|
D. Public and Quasi-Public Uses
|
|
|
|
|
|
|
1. General
|
|
|
|
|
|
|
Clubs and lodges, including for youth
|
|
C
|
|
| |
|
Funeral and interment services
|
|
C
|
|
|
|
|
Parks, open space and recreation facilities, including docks,
piers, etc.
|
C*
|
C*
|
C*
|
C*
|
*P if part of an approved public park plan or specific program
approved by City Council
|
|
Recycling centers (>500 sq. ft. or as principal use)
|
C
|
C
|
C
|
C
|
|
|
Other public/quasi public uses of an administrative, educational,
religious, cultural, communications or public service nature, including
community care facilities not otherwise listed
|
C
|
C
|
C
|
C**
|
**Includes communications service per Resolution 95-207
|
|
2. Schools
|
|
|
|
|
For IP, see :AC standards Ch. 17.34
*C if more than 10 students any 1 time
**Second floor or above only
|
|
Private, including parochial
|
C
|
|
|
| |
|
Public
|
P
|
P
|
P
|
P
|
|
|
Performing arts, art, martial arts, sports
|
C
|
|
|
P*, **
|
|
|
Vocational, professional, business trades
|
P*
|
|
|
P*
| |
|
3. Transportation facilities
|
|
|
|
|
|
|
Parking facilities, commercial or municipal
|
C
|
|
|
|
|
|
Taxi or limo services
|
C
|
|
|
C
|
|
|
Transit or bus stations
|
C
|
|
|
C
|
|
|
E. Residential and Related Uses
|
|
|
|
|
|
|
Caretaker's residence
|
C
|
C
|
C
|
C
|
|
|
Live/work developments
|
C
|
|
|
| |
|
Mixed use developments consisting of residential and other uses
allowed in this district when IL is applied in general plan mixed
use area
|
C*
|
|
|
|
*Residential projects of 5+ units or equivalent in :FP flood evacuation area see standards Ch. 17.38
|
|
Day care center (14 or more children, 9 or more adults)
|
C
|
|
|
C
|
|
|
F. Accessory Structures and Uses
|
|
|
|
|
See standards Ch. 17.52
|
|
Accessory structures and uses customarily accessory to a permitted
or conditional use and contained on the same site
|
PS*
|
PS*
|
PS*
|
PS*
|
*Accessory uses for residential are as described for residential
districts
|
|
Automatic teller machines
|
P
|
P
|
P
|
P
|
|
|
Beekeeping
|
PS
|
PS
|
PS
|
PS
|
|
|
Cottage food operations
|
PS
|
|
|
|
|
|
Fences, hedges
|
PS
|
PS
|
PS
|
PS
|
See standards Ch. 17.52, except in IP districts, no fences in setback areas
|
|
Outdoor display and sales
|
PS
|
|
|
|
|
|
Outdoor storage (up to 15% of site and screened; 5% in IP-A)
|
PS
|
PS
|
PS
|
PS
| |
|
Offices and showrooms accessory to principal use
|
P*
|
P*
|
P*
|
P*
|
*Up to 20% of gross floor area
|
|
Recycling/solid waste areas
|
PS
|
PS
|
PS
|
PS
|
|
|
Recycling facility, small < 500 sq. ft.
|
PS
|
PS
|
PS
|
PS
|
|
|
Satellite dishes
|
PS
|
PS
|
PS
|
PS
|
|
|
Signs
|
P
|
P
|
P
|
P
|
See Ch. 17.55, Sign Ordinance, or for IP, specific plan sign program
|
|
G. Other Uses
|
|
|
|
|
|
|
Conversion of residential rental units to nonresidential uses
|
P/CS
|
P
|
P
|
P
|
CS only when IL is applied in mixed use General Plan category. See standards Ch. 17.52
|
|
Nonresidential condominiums
|
C
|
C
|
C
|
C
|
See standards Ch. 17.52
|
|
Other similar permitted or conditional uses found consistent with the General Plan and applicable district pursuant to Chapter 17.04
|
P/C*
|
P/C*
|
P/C*
|
P/C*
|
*Determination as to whether use is permitted or conditional
depends on requirements for the similar use
|
|
Temporary uses
|
PS/CS
|
PS/CS
|
PS/CS
|
PS/CS
|
See standards Ch. 17.52
|
(O2003-12; O2004-9; O2005-17; O2010-12, 7/6/10; O2011-13, 10/18/11; O2011-17, 11/30/11; O2013-3, 5/21/13; O2014-3, 3/4/14; O2014-7, 6/3/14; O2017-016, 12/19/17; O2017-018, 12/19/17; O2019-001, 1/15/19)
|
PROPERTY DEVELOPMENT STANDARDS
|
IL
|
IP-A
|
IP-B
|
IP-C
|
ADDITIONAL STANDARDS
|
|---|---|---|---|---|---|
|
Floor Area Ratio (FAR)
|
See General Plan for FARs, densities applicable to property
|
See Ch. 17.52 for calculation of FARs and densities
| |||
|
Height—stories/height in feet whichever is more restrictive
|
40
|
3/50
|
30
|
30
|
(1)
|
|
Minimum Lot Area (sq. ft.)
|
10,000
|
1 Acre
|
20,000
|
1 Acre
|
|
|
Lot Width (feet) at front setback line
|
70
|
NA
|
NA
|
NA
|
|
|
Lot Frontage (feet) at front property line
|
50
|
NA
|
NA
|
NA
|
(2)
|
|
Front Setback (feet)
|
|
|
|
|
(3) (4)
|
|
Arterial or collector
|
30
|
50*
|
35**
|
35**
|
*Specific plan and other streets
|
|
Local Street
|
15
|
35*
|
20**
|
20**
|
**Divided specific plan, other streets
|
|
Side Setback (feet)
|
|
|
|
|
(3) (4)
|
|
Arterial or collector
|
30
|
50*
|
35**
|
35**
|
*Specific plan and other streets
|
|
Local Street
|
15
|
35*
|
20**
|
20**
|
**Divided specific plan, other streets
|
|
Side Yard (feet)
|
NA
|
20
|
15*
|
10*
|
(5) * 1 foot added yard for each foot in height by which building
exceeds 20 feet in height
|
|
Rear Yard (feet)
|
NA
|
20
|
15*
|
10*
|
|
|
Notes:
| |
|---|---|
|
NA = Not Applicable
| |
|
(1)
|
IP-A development may be up to four stories/60 feet with Planning
Commission design review, however, in no case shall buildings on lots
adjacent to the Southern Crossing exceed height of nearest portion
of Southern Crossing. IP-C development may be up to 35 feet for pitched
or gable roofs with design review.
|
|
(2)
|
IL lot frontage may be reduced to 40 feet for lots with divergent
lot lines such as those that front on the bulb of a cul-de-sac or
a sharply curved street.
|
|
(3)
|
IL front and side setbacks may be reduced to not less than 15
feet with approval of the decision-making body when the reduction
improves the overall site design, design of the building, or better
integrates the building with its site and surroundings.
|
|
(4)
|
No IP building, fence or structure other than approved signs
shall be located within any setback or yard. All IP-A setbacks and
yards not paved for walks, drives or parking shall be landscaped.
All IP-B and IP-C setbacks not paved for walks, drives or parking
shall be landscaped and any unpaved yard areas shall be maintained
in a clean, weed free condition.
|
|
(5)
|
Where IL development is proposed on land that abuts a residential district, transitional standards described in Section 17.14.040 shall be observed.
|
|
See Ch. 17.52 (Site and Use Regulations) for additional regulations pertaining to agricultural buffers, creeks and watercourses, historic preservation, noise, outdoor storage, recycling areas, wetlands and other site development standards.
| |
(O2003-12)
A.
Design
Guidelines. Design guidelines shall be referred to where applicable.
B.
Parking and Loading. On-site parking and loading shall be provided in accord with Ch. 17.54, except as follows for IP:
1.
No
parking shall be located within a required setback.
2.
Parking
may be within a yard subject to providing a minimum five-foot landscaped
area along the interior property line, (except where common access
drives or parking are located along the interior property line of
adjoining properties).
3.
All
parking areas shall provide interior landscaping in accordance with
Figure 20 of the adopted Bedford Park Specific Plan.
4.
IP-A
truck loading facilities shall be alongside of or to the rear of the
main building and screened. IP-B and IP-C loading areas may be provided
at the front provided they are outside of required setbacks and are
screened from the street with landscaped berms.
5.
Zoning
requirements supersede and replace Specific Plan parking space requirements.
C.
Accessory
Structures.
1.
In the IL district, accessory structures shall meet the same standards as for main buildings except that accessory structures such as walks or similar types of surfaced areas constructed at grade, parking (See subsection F), fences (See Ch. 17.52, Site and Use Regulations), and signs (See Chapter 17.55) may be located in setback areas.
2.
In
the IP districts, accessory structures shall meet the same standards
as for main buildings, except that walks or similar structures constructed
at grade may be located in setback areas; and in the IP-C district
only, communication dishes and similar communication structures may
be up to 50 feet high provided a use permit is obtained for heights
over 30 feet.
D.
Transitional
Standards. Where development is proposed in the IL district on land
which abuts residential RS, RI, or RT districts, the standards below
shall be observed:
1.
Front
and side setbacks shall be those required in the adjacent residential
district, except when properties abut along rear lot lines.
2.
Design
review shall identify potential impacts of the proposed project on
the residential use (e.g., noise, privacy, visual) and utilize landscaped
buffers consisting of a mix of trees and shrubs, solid masonry walls
designed compatible with the project, building setbacks/stepbacks
and/or other effective techniques to address such impacts.
E.
Screening of trash, outdoor storage and outdoor industrial activity areas. See Ch. 17.52 for outdoor storage screening requirements.
F.
Rooftop
Equipment. Rooftop equipment shall be screened and integrated into
the building architecture. Screens shall not disproportionately increase
the mass of the building.
G.
Landscaping.
1.
In
the IL district, all planting strips, yards, setbacks and other required
open space areas shall be landscaped in accord with a landscape plan
addressing city standards, approved by the decision-making body as
part of the design review or other discretionary permit. Parking may
be located in the front setback provided a minimum of 15 feet is landscaped.
All landscaping shall be maintained in a healthy, weed-free condition.
Landscape maintenance agreements with the city may be required on
sensitive sites.
2.
In
the IP district, all required landscape areas shall be landscaped
in accord with a landscape plan conforming to Specific Plan landscape
provisions and approved by the decision making body, as part of the
design review or other discretionary permit. All landscaping shall
be maintained in a healthy, attractive condition. Landscape maintenance
agreements with the city may be required on sensitive sites.
H.
Street
Trees. In the IL district, street trees may be required to be installed
by the Community Resources Director in accordance with city standards.
In the IP districts, street trees conforming to Specific Plan landscape
provisions shall be provided.
I.
Building
Materials and Design. In the IP districts, building materials and
roof design shall conform to Specific Plan building design standards.
J.
Public
Works Improvements. Curb, gutter, sidewalk, street, drainage, utility
undergrounding and similar improvements may be required to be installed
by the Public Works Director in accordance with Policy Resolution
27 or Public Works Department standard specifications.
K.
Airport Compatibility. Properties within Airport Land Use Compatibility Zones shall meet airport land use compatibility provisions described in Chapter 17.34.
L.
Lighting.
Exterior lighting shall be directed or shielded so as to prevent glare
onto public streets and abutting residential properties.
N.
Nuisances.
In the industrial districts, development shall be conducted and maintained
so that it does not cause noxious, toxic, corrosive or polluting fumes/gases/emissions
as determined by air quality authorities; sewage that is difficult
to treat as determined by Napa Sanitation District; or unacceptable
fire or explosion hazard as determined by the Napa Fire Department.
(O2003-12; O2019-001, 1/15/19)
New nonresidential structures, additions or exterior remodels or the subdivision of any lot shall require design review as described in Chapter 17.62 (Design Review Permits). The painting of walls with murals, wall graphics or unusual paint colors incompatible with their context also requires review. Residential development is subject to design review in accordance with Chapter 17.62. Signs require review in accordance with Chapter 17.55, Sign Ordinance. In general, industrial district design review shall be approved by the Community Development Director unless the project involves additional discretionary permits, in which case it shall be handled as part of the overall development application.
(O2003-12; O2019-001, 1/15/19)
