In addition to the general purposes listed in Chapter 17.02, the specific purposes of the Gasser Master Plan districts are:
A. 
To develop the Gasser Master Plan site as a high quality, sustainable development capable of being phased that supports the economic, housing and public service needs of the community.
B. 
To protect sensitive wetland and creek habitat areas in the district and facilitate public access to open space within and adjacent to the district and new trail connections to the Napa River Trail.
C. 
To create strong linkages among uses on site, to the river and rest of the city through provision of pedestrian, bicycle and vehicle connections that will fit into the planned area-wide circulation system.
D. 
To assure distinctive districts providing a sense of place within this new neighborhood by providing buildings and uses that respond to their context and complement each other in their site connections, building design and street and natural features orientation.
E. 
To create Tulocay Village with a mix of residential types and densities, including affordable residential units, designed consistent with the city's residential design guidelines. A distinctive and direct main entrance leads to the neighborhood and the site layout makes the most of its unique location next to wetlands and riverfront open space. Easy, direct pedestrian and bicycle routes are incorporated within the site and to adjacent areas.
F. 
To create Tulocay Place as an attractive community-and neighborhood-serving retail service district providing a pedestrian-friendly entry to the Tulocay Village residential neighborhood. Tulocay Place includes a focal point gathering place, interconnected buildings oriented to adjacent streets and a seamless interface with the residential neighborhood. East of North Drive, major community retail uses are encouraged. West of North Drive, the emphasis is towards more neighborhood-serving retail and residential mixed use or multifamily residential uses; the purpose of use permits for residential mixed use is to ensure internal use compatibility as well as compatibility with nearby residential uses.
G. 
To create the Creekside district as a high quality, unified office and retail district oriented primarily to Gasser Drive but also taking advantage of Tulocay Creek and wetlands.
H. 
To create South River Place as an entertainment and/or major community retail service district with uses complimentary to South Napa Marketplace, and integrated community-serving uses. Buildings are designed to orient to Gasser Drive, Hartle Court and to the district's northern wetlands as well as parking areas. The site layout encourages and includes retail buildings adjacent to Gasser Drive and Hartle Court to add value to the street and provide an attractive entryway to the River Trail. Comfortable pedestrian and bicycle connections are thoughtfully incorporated within the site, to the river and to South Napa Marketplace. Shared parking is required.
(O2007 1; O2009 11)
For purposes of this chapter, these specific definitions apply:
"Development site,"
for purposes of this chapter, is a lot or a combination of lots used for proposed development; specifically excluding lots already dedicated for park or open space use or public rights-of-way.
"Gasser Master Plan"
refers to the document entitled "Gasser Master Plan" accompanying the Gasser Master Plan districts zoning, including Exhibit I that includes seven pages of text and Map Exhibits 1 through 10 adopted by the City Council on December 12, 2006, pursuant to Ordinance O2006 17.
"Gasser Master Plan Design Guidelines"
refers to the document entitled "Gasser Master Plan Design Guidelines," adopted by City Council on December 12, 2006 pursuant to Resolution R2006 213.
"Gasser Master Plan Districts"
is the collective reference to all zoning districts identified in the Gasser Master Plan. Each zoning district of the Gasser Master Plan is individually identified as: South River Place District, Creekside District, Tulocay Place District and Tulocay Village District. The zoning map, as defined by Section 17.06.030 is hereby amended to incorporate the Gasser Master Plan Districts, as shown on Gasser Master Plan Exhibit "B" adopted by the City Council on December 12, 2006, pursuant to Ordinance O2006 17.
"Gasser Master Plan Final EIR"
refers to the document entitled "Gasser Master Plan Final EIR" (State Clearinghouse Number 2003032055) including all documents incorporated therein by reference, including the Gasser Master Plan Draft EIR dated December 15, 2005, the Gasser Final EIR dated August 16, 2006, an undated Errata Sheet (published in October, 2006) and a change to Hydro-5a incorporated in the Certification Resolution. The Gasser Master Plan Final EIR was certified by City Council on November 21, 2006, pursuant to Resolution R2006 193.
"Gasser Master Plan Implementation Section"
refers to the document entitled "Gasser Master Plan Implementation Section" including Conditions of Approval and a Mitigation Monitoring Program, adopted by City Council on December 12, 2006 pursuant to Resolution R2006 213.
"Gasser Master Plan Landscape Guidelines"
refers to the document entitled "Gasser Master Plan Landscape Guidelines" adopted by City Council on December 12, 2006 pursuant to Resolution R2006 213.
"Shared Parking Analysis"
refers to the July 26, 2004 memo from Mark Crane regarding "Projected Parking Demand" in the DEIR Appendix.
"Traffic impacts"
are peak hour impacts of a project combined with other existing and planned uses in the Gasser Master Plan Districts when compared to the peak hour impacts of the uses approved for the Districts in the Gasser Master Plan and analyzed in the Gasser Master Plan FEIR (Table 4.3-11).
(O2007 1)
P = Permitted
C = Conditional
S = Specific Standards Apply
Blank = Not Allowed
Zoning Districts
MP-G1
South River Place District
MP-G2
Creekside District
MP-G3
Tulocay Place District
MP-G4
Tulocay Village District
Added Use Regulations
A. Commercial Uses
 
 
 
 
 
1. Animal care and sales
 
 
 
 
 
Animal care facilities excluding exterior pens or runs
P
 
 
 
 
Animal retail sales and supplies, excluding exterior pens or runs
P
P
P*
 
*C if open after 10 p.m. or if >5,000 sf west of North Drive
Taxidermy shops
P
 
 
 
 
2. Building materials and supplies, indoors **
 
 
 
 
*C if open after 10 p.m. or if >5,000 sf west of North Drive
**For accessory outdoor display or sales, and accessory outdoor storage, see standards Ch. 17.52
Brick, gravel, concrete, tile and lumber sales
C
 
 
 
 
Equipment rental business
C
 
 
 
 
Glass and window stores
P
P
P*
 
Hardware stores
P
P
P*
 
 
Locksmith
P
 
 
 
 
Paint and wallpaper stores
P
P
P*
 
 
Plumbing supply stores (and accessory service)
C
C
 
 
 
3. Business sales and service
 
 
 
 
 
Office furniture sales and rentals
P
P
 
 
Office supply and equipment shops (incl. accessory repair)
P
P
 
 
 
Printing and copy shops
P
P
P*
 
*C if open after 10 p.m. or if >5,000 sf west of North Drive
4. Food and beverage service establishments, stores
 
 
 
 
See standards Ch. 17.52
*C if open after 10 p.m. or if >5,000 sf west of North Drive
Bakeries, retail (with accessory food service)
C
P
P*
 
Catering (with retail sales)
P
C
C
 
 
Cocktail lounges, bars, nightclubs
CS
CS
CS
 
 
Convenience markets
P
C
C
 
 
Food service establishments
 
 
 
 
With or without accessory serving of beer or wine
P
P
P*
 
 
With a bar, live entertainment or dancing
CS
CS
CS
 
 
With drive-through use
C
C
 
 
 
Food and beverage stores, specialty
 
 
 
 
 
With or without accessory serving of beer or wine
P
P
P*
 
 
Grocery stores and supermarkets
P**
P**
P**
 
**C if open after 10 p.m. or if >15,000 sf
Liquor stores
P
C
C
 
 
5. Motor vehicle sales and service
 
 
 
 
 
Auto detailing
C
 
 
 
 
Car wash
C
 
 
 
 
Rentals
C
C
C*
 
*Entirely indoors
Repairs, minor (tune-ups, brakes, batteries, tires, mufflers, upholstery)
C
 
 
 
 
Sales, new or used vehicles (including repair accessory to sales)
C
 
 
 
 
Sales, parts and supplies
P
 
 
 
 
Service stations (including minor repair)
C
 
 
 
 
6. Personal services
 
 
 
 
*West of North Drive only; C if open after 10 p.m. or if >5,000 sf
Art, music, photographic studios
 
P
P*
 
Barber shops/beauty salons, nail salons, personal grooming
P
P
P*
 
 
Check cashing, bail bond services
C
 
 
 
 
Dry cleaning, laundromats, laundries
P
 
P*
 
 
Mail services
P
P
P*
 
 
Shoe repair and shoe shine
P
 
P*
 
 
Tailor/seamstress
P
 
P*
 
 
Tattoo parlors
C
 
 
 
 
Travel agencies
P
P
P*
 
 
Weight loss establishments
P
 
P*
 
 
7. Recreation facilities, commercial
 
 
 
 
*See standards § 17.52.070
Billiard/pool parlors
CS*
 
 
 
Bowling alleys, skating rinks
CS*
 
 
 
 
Game arcades, video arcades
CS*
 
 
 
 
Health clubs/gyms
C
C
C
 
 
Health spas
P
P
P**
 
**C if open after 10 p.m. or if >5,000 sf west of North Drive
Miniature golf
C
 
 
 
 
Stadiums, arenas, amusement parks
C
 
 
 
 
Theaters
C
 
 
 
 
Other commercial recreation not listed herein
C
C
C
 
 
8. Retail uses
 
 
 
 
*C if open after 10 p.m. or if >5,000 sf west of North Drive
Antique stores
P
C
C*
 
Appliance (and accessory repair)
P
P
P*
 
 
Art, craft, music and photographic supply and processing
P
P
P*
 
 
Art galleries
P
P
P*
 
 
Auctions
C
 
 
 
 
Beauty supplies
P
P
P*
 
 
Bicycle (and accessory repair)
P
P
P*
 
 
Books, magazines & stationery
P
P
P*
 
 
Clothing
P
P
P*
 
 
Department stores
P
P
P*
 
 
Drug stores and pharmacies
P
P
P*
 
Electronics sales (and accessory repair)
P
P
P*
 
 
Farm supplies, feed and grain
C
 
 
 
 
Florist
P
P
P*
 
 
Gift
P
P
P*
 
 
Health supplies
P
P
P*
 
 
Home furnishings
P
P
P*
 
 
Jewelry
P
P
P*
 
 
Luggage and leather goods
P
P
P*
 
 
Medical equipment and supplies
P
 
 
 
 
Optical
P
P
P*
 
 
Plant nurseries and garden supply
C
 
C
 
 
Pool, spa supplies
P
P
P*
 
 
Secondhand and pawn shops
P
 
 
 
 
Shoes
P
P
P*
 
 
Shopping centers
P
P
P
 
 
Sporting goods, including rentals
P
P
P*
 
 
Stamp and coin shops
P
P
P*
 
 
Tobacco stores
P
 
 
 
 
Toy stores
P
P
P*
 
 
Variety stores
P
P
P*
 
 
Video sales and rentals
P
P
P*
 
 
9. Visitor accommodations
 
 
 
 
 
Hotels, motels
C
C
 
 
 
Visitor information centers
C
 
 
 
 
B. Industrial Uses
 
 
 
 
 
"Boutique" food processing with retail sales
C
 
 
 
 
C. Offices and Related Uses
 
 
 
 
 
1. Financial services
 
 
 
 
 
Banks, savings and loans, credit unions and other financial institutions
P
P
P*
 
*C if open after 10 p.m. or if >5,000 sf west of North Drive
Financial services offices
P
P
P
 
 
2. Medical services (medical, dental, health-related services, accessory sales)
 
 
 
 
*C if open after 10 p.m. or if >5,000 sf west of North Drive
Clinics
C
C
C
 
Laboratories (excluding manufacture of pharmaceutical products for sale/dist.)
P
P
P*
 
 
Medical, dental, health-related offices
P
P
P*
 
 
3. Offices (administrative, business and professional)
P
P
P
 
 
D. Public and Quasi-Public Uses
 
 
 
 
 
1. General
 
 
 
 
Clubs and lodges, including for youth
C
C
C
 
Funeral and interment services
P
 
 
 
 
Parks, open space and recreation facilities, including docks, piers, etc.
C*
C*
C*
 
*P if part of approved public park plan or specific program approved by City Council
Public uses required by and planned as part of the Napa River Flood Protection Project
P
P
P
 
 
Recycling centers >500 sf or as principal use
C
 
 
 
 
Other public/quasi-public uses of an administrative, educational, religious, cultural, communications or public service nature, including community care facilities not otherwise listed, and excluding corporation yards, warehouses
C
C
C
 
 
2. Schools
 
 
 
 
*C if open after 10 p.m. or more than 18 students at any 1 time
Parochial, private
C
 
 
 
 
Public
P
P
P
 
 
Performing arts, art, martial arts, sports
P*
P*
P*
 
Vocational, business trades
P
P
P*
 
 
3. Transportation facilities
 
 
 
 
 
Parking facilities, commercial or municipal (5+ spaces)
C
C
C
 
 
Taxi stations
C
C
 
 
 
Transit or bus stations
C
 
 
 
 
E. Residential Uses
 
 
 
 
 
1. Residential and mixed uses*
 
 
 
 
*Residential projects of 5+ units or equivalent in :FP flood evacuation area see standards Ch.17.38
^West of North Drive
Condominium conversion of rental units
CS
 
 
 
See Condo conversion standards Ch. 17.52
Single-family detached
 
 
P^
P
Single-family attached and condominiums
 
 
PS^
PS
See condominium standards Ch. 17.52
Multifamily residential
C
C
C/P^
P
 
Mixed use developments consisting of residential and other uses allowed in this district
C**
C**
C**
 
**As long as remains within traffic impacts of approved master plan
Subdivision with 1 or more flag lots
 
 
 
CS
See flag lot standards Ch. 17.52
Group residential, including SROs
CS
CS
CS
CS
See SRO standards 17.52
Live/work developments
C
C
C
C
 
Residential care facilities
 
 
 
 
 
Small (0-6 residents)
P***
P***
P***
P
***In residential units only
Large (7 or more residents)
C***
C***
C***
C
2. Day care
 
 
 
 
 
Day care facility, child or adult (up to 14 children or 8 adults)
P*
P*
P*
P
*In residential units only
Day care center (15 or more children or 9 or more adults)
C
C
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*
 
*Residential accessory uses are as shown for the Tulocay Village district
Automatic teller machines
P**
P**
P**
 
**C if drive through
Beekeeping
PS
PS
PS
PS
 
Cottage food operations
PS
PS
PS
PS
 
Fences, walls and hedges
PS
PS
PS
PS
 
Outdoor display or sales
PS
PS
PS
 
 
Outdoor storage (up to 5% of site)
PS
PS
PS
 
 
Recycling/solid waste areas
PS
PS
PS
PS
 
Recycling facility, small
PS
PS
PS
 
 
Satellite dishes
PS
PS
PS
PS
 
Sign
PS
PS
PS
PS
See Ch. 17.55, Sign Ordinance
Accessory structures (garages, carports, pool houses, gazebos, patio covers, etc)
 
 
 
PS
 
Accessory second units (or living quarters)
 
 
 
PS
 
Home occupations
 
 
 
PS
 
Household pets
 
 
 
P
 
Swimming pools, hot tubs
 
 
 
PS
See standards Ch. 17.52 and Title 15
Rooming or boarding in principal dwelling for 1 to 2 paying guests
 
 
 
P^^
^^More than 2 becomes group residential
Other uses and structures customarily incidental and clearly subordinate to permitted and conditional uses pursuant to Chapter 17.04
 
 
 
P
 
G. Other Uses
 
 
 
 
See standards Ch. 17.52
Conversions of residential rental units to nonresidential uses or condominiums
CS
CS
CS
CS
Conversion of grocery stores, supermarkets and convenience markets to other uses
C
C
C
 
 
Nonresidential condominiums
CS
CS
CS
 
Other similar permitted or conditional uses found consistent with the General Plan and applicable district pursuant to Chapter 17.04
P/C
P/C
 
 
Determination as to whether use is permitted or conditional depends on requirements for similar use
Temporary uses
PS/CS
PS/CS
PS/CS
 
 
Temporary real estate offices
 
 
 
PS
 
Nonconforming uses
PS/CS
PS/CS
PS/CS
PS/CS
 
(O2007 1; O2009 11; O2013-3, 5/21/13; O2014-3, 3/4/14; O2018-006, 4/3/18; O2019-001, 1/15/19)
Property Development Standards
MP-G1
South River Place District
MP-G2
Creekside District
MP-G3
Tulocay Place District*
MP-G4
Tulocay Village District*
Additional Standards
Density and Intensity (Floor Area Ratio or FAR)
This table identifies approved general land uses for the Gasser Master Plan for purposes of determining maximum development intensities, and potential future modifications of development within districts and transfers of uses among sites.
General Plan Density for MU-532 and CC 533 is 10-40 u/ac. The Affordable Housing Overlay sets 25 units/acre as a minimum density for Tulocay Village*
2030 seat theater (39,000 sf)
35,000 sf office
80,000 sf retail commercial (residential or residential mixed use is encouraged west of North Drive as an alternative)
380—500 residential units depending on size of residential development site
*Residential density is required to vary within the Tulocay Village site; thus for purposes of implementing minimum density requirements set forth in Section 17.36.030(B)(4)(b), "residential portions of the site" is the Tulocay Village District, and minimum residential development densities shall be averaged over this area.
In addition, if Master Plan public streets or public parks are subdivided prior to a residential tentative map approval (or for a rental development, a design review approval), the acreage of such streets shall not be included in the gross acreage.
41,200 sf retail commercial
35,000 sf retail commercial
7,000 sf restaurant
40,000 sf upper floor office
59 bed homeless shelter
6 units transitional housing and 18 units permanent housing for disabled + community building
General Plan floor area ratio for MU-532 and CC-533 is 0.4 maximum. The average for the nonresidential development site in each of the three districts described in the Gasser Master Plan is calculated below:
South River Place **,***, ^ 101,500 sf theater/retail/retail service/office uses (excludes existing 1 acre homeless shelter+ transitional housing portion) 101,500 sf/487,872 sf site + .21 FAR
76,000 sf hotel
 
 
 
**FAR may vary from those shown as long as it does not exceed 0.4 in each of the 3 District's development sites
***Square footages of general nonresidential uses (i.e., from retail to office uses) may be modified within districts, and transferred or modified among the 3 districts within the approved Gasser Master Plan Districts totals as long as each District remains within a 0.4 FAR; as long as the overall PM peak-hour trip generation for the entire Gasser Master Plan Districts is not exceeded as analyzed in the Gasser Master Plan Draft EIR (Table 4.3-11); and other zoning standards are met. Such modifications or transfers shall occur through a use permit.
^Residential uses may be incorporated at a density of 10-40 units/acre as long as the overall PM peak-hour trip generation for the entire Gasser Master Plan Districts is not exceeded as analyzed in the Gasser Master Plan Draft EIR (Table 4.3-11); and other zoning standards are met. Such modifications from nonresidential to residential or residential mixed use shall occur through a use permit.
37,600 sf fitness center
Creekside **, ***, ^ 70,000 sf retail/retail service uses 70,000 sf/226,512 sf site =.31 FAR
Tulocay Place**, ***, ^ 80,000 sf retail/office uses 80,000 sf/322,344 sf site= .25 FAR
 
 
 
 
Development site acres (or square feet)
16.32 acres (710,899 sf)
5.2 acres (226,512 sf)
7.4 acres* (322,344 sf)
18.7 acres*
*May vary up to 15% based on future tentative map.
Height—Maximum (feet)
57
40
40/50*
45
*West of North Drive for residential or vertical residential mixed use
Theater parapet (feet)
58
NA
NA
NA
 
Height bonus for pitched gable or non-shed sloped roof (feet)
8
8
8
8
 
Height bonus for subsurface parking (feet) where a subsurface parking structure extending no higher than 5 feet above finished grade is provided
5
5
5
5
 
Minimum lot area (square feet)
10,000
10,000
* (1)
* (1)
* Initial subdivision must be part of a unified district-wide site development plan; minimums to be set at time of subdivision; See (1) below
Lot width (feet) at front setback line
100
100
70 (1)
50 (1)
See (1) below
Lot frontage (feet) at front property line
100
100
50 (1)
50 (1)
Lot frontage may be reduced to 40 feet on lots with divergent lot lines, such as cul-de-sac bulbs. See (1) below.
Street frontage requirements
 
 
 
 
 
Soscol Avenue
NA
NA
(2)
NA
See standards (2) through (6) below
Gasser Drive
(3)
(4)
NA
NA
Other
(3)
NA
(5)
20 (6)
Side yard (feet)
NA
NA
NA/5*
5**
*West of North Drive for residential projects: 1 story; 10 feet for 2 stories; 15 feet for 3+ stories. Upper floor yards may be met by building stepbacks. 0 feet yards on sides where units attach.
**Same as above
Rear yard (feet)
NA
NA
NA/15*
15**
Usable outdoor area/unit (square feet)
NA
NA
NA/200*
200
* West of North Drive for residential projects: 1-2 stories; 20 feet for 3 stories. 3d or higher floor yard may be met by stepping back 3d or higher floor of building.
**Same as above
Landscape areas
17%
20%
20%/NA*
NA
*For residential projects in private yards or common areas
Tulocay Creek and site wetlands
*
*
*
*
Excludes hardscape; *for residential projects west of North Drive
Additional Standards—Footnotes for Table
(1)
Residential or nonresidential condominium, duet or triet development shall provide adequate frontage for the house, driveway and side yards/side setback; there is no specific lot size or width requirement. Flag lots are exempt from frontage requirements. See flag lot standards.
(2)
Soscol Avenue:
 
a.
Buildings fronting on Soscol Avenue shall have a minimum 15 feet (′) setback from the edge of sidewalks (maximum setback is back of one bay parking);
 
b.
Main entries shall face Soscol Avenue or a fronting building corner;
 
c.
Up to one bay of on-site parking may be within the front setback provided there is a two feet wide ornamental wall or fence with vines—or an equivalent approved through design review;
 
d.
Corner buildings shall also have entries facing Entry Drive.
(3)
Gasser Drive and south side Hartle Court shall include:
 
a.
12 feet for landscaping/street trees and a separated sidewalk;
 
b.
In the South River Place District, a cinema or retail uses may face north toward the parking lot, however, an important site layout objective is to incorporate buildings along Gasser Drive and Hartle Court that are designed to orient to Gasser Drive and Hartle Court (for example, including entrances, windows) as well as to parking facilities;
 
c.
Buildings along Gasser Drive and Hartle Court shall incorporate a 10-foot minimum/20-foot maximum building setback from edge of sidewalk;
 
d.
Where there are no buildings located within 20 feet of the edge of sidewalk along Hartle Court, the street tree/landscape strip, separated sidewalk, and landscape area behind the sidewalk shall be at least 20 feet wide to provide an attractive streetscape along this entrance to the River Trail.
(4)
Gasser Drive shall include:
 
a.
10 to 12 feet of landscaping/street trees with a separated sidewalk; and
 
b.
A 10-foot minimum/20-foot maximum building setback from the edge of sidewalk.
(5)
Entry Street and North Drive shall include:
 
a.
10 to 12 feet of landscaping/street trees and a separated sidewalk;
 
b.
Building setbacks for Entry Street and building and parking setbacks for North Drive: 0-foot minimum/10-foot maximum from edge of sidewalk.
(6)
Home setbacks (not including street facing garages) may be reduced to 10 feet (from back of sidewalk) where 10 feet is provided for a curb adjacent landscape area and separated sidewalk.
Notes: See Chapter 17.52 (Site and Use Regulations) for additional regulations pertaining to creeks and watercourses, noise, outdoor storage, recycling areas, wetlands and other site development standards. See Chapter 17.56 (Exceptions) for limited adjustments to zoning standards. See Chapter 17.38 (Floodplain Management Overlay District) and Chapter 17.48 (Traffic Impact Overlay District) for standards applicable to most or all properties, and Chapter 17.36 for the :AH Affordable Housing Overlay District applicable to Tulocay Village.
(O2007 1; O2011 9, 5/17/11; O2013-11, 12/17/13; O2016-12, 9/6/16)
A. 
Design Guidelines. New nonresidential and vertical mixed use development in the South River Place, Creekside and Tulocay Place Districts shall meet the Gasser Master Plan Design Guidelines. Residential development in Tulocay Village shall meet the city's residential design guidelines and address Gasser Master Plan landscape guidelines. House plans shall be part of any residential development application.
B. 
Parking. On-site parking and loading shall be provided in accord with Chapter 17.54. In South River Place District, shared parking is required for the nonresidential sites; reciprocal parking easements or an equivalent mechanism approved by the city shall be required of future development. Parking demand for the South River Place District has been identified through a Shared Parking Analysis. Any variations shall require a revised shared parking analysis in accordance with Chapter 17.54.
C. 
Accessory Structures. Accessory structures for residential uses shall meet standards in Chapter 17.52; nonresidential structures shall meet standards for principal buildings. In the nonresidential districts, walks or similar types of surfaced areas constructed at grade, fences (see Chapter 17.52 standards) and signs (see Chapter 17.55, Sign Ordinance) may be located in setback areas.
D. 
Screening of Trash, Outdoor Storage. See Chapter 17.52 for outdoor storage screening requirements.
E. 
Rooftop Equipment. Rooftop equipment shall be screened and integrated into the building architecture. Screens shall not disproportionately increase the mass of the building.
F. 
Landscaping. All planting strips, yards, setbacks and other required open space areas shall be landscaped in accordance with the Gasser Master Plan landscape guidelines and meet city standards, approved by the decision-making body as part of the design review or other discretionary permit. All landscaping shall be maintained in a healthy, weed-free condition. Landscape maintenance agreements may be required by the Community Development Director for sites determined to be sensitive sites. The area north of the southernmost pond shall receive particular attention for attractive screening from Imola Avenue.
G. 
Street Trees. Street trees in rights-of-way shall be installed if the Community Resources Director determines they are required in accordance with the Gasser Master Plan or city standards.
H. 
Public Works Improvements. Curb, gutter, sidewalk, street, drainage, utility undergrounding and similar improvements shall be installed if the Public Works Director determines they are required in accordance with the Gasser Master Plan, the Gasser Master Plan FEIR, Policy Resolution 27 or Public Works Department standard specifications.
I. 
Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and abutting residential properties.
J. 
Noise. See Chapter 17.52, Noise Standards.
K. 
Property Management. Residential rental property shall comply with NMC Section 8.16.015(B), (C) and (D) regarding property management.
L. 
Theater. The theater shall provide shared parking with other nonresidential district uses. In addition, when design review permit applications for the initial site development are considered, the applicant shall provide a plan for operations that establishes overall hours of operation, as well as any timing conditions related to peak hour trip generation to the satisfaction of the city.
(O2007 1; O2019-001, 1/15/19)
New nonresidential or mixed use structures, additions and exterior remodels and residential development or the subdivision of any lot shall require design review by the Community Development Director, Planning Commission or City Council 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 shall also require review in accordance with Chapter 17.62.
Signs require review in accordance with Chapter 17.55, Sign Ordinance.
(O2007 1; O2019-001, 1/15/19)
A. 
The requirements of this chapter are specific to the Gasser Master Plan Districts, and where there is a conflict between this chapter and other requirements of Title 17, the requirements of this chapter shall prevail. Where not addressed, general zoning requirements apply.
B. 
General zoning provisions shall apply for administration of the Gasser Master Plan Districts in accordance with the Master Plan zoning administrative regulations in Section 17.26.110.
C. 
A unified site development plan providing a site plan and building design for all buildings, parking, landscape and open space areas, streets, pedestrian and bicycle paths and utilities is required prior to any development occurring within each of: (1) South River Place District; (2) Creekside District; (3) Tulocay Place; and (4) Tulocay Village. Pedestrian and vehicular connections between Tulocay Place and Tulocay Village shall be provided with the site development plan submitted for Tulocay Place and Tulocay Village. In addition, these districts shall each be designed to provide a complementary interface between the districts through their building design and site layout. Such unified site development plan shall be provided by submittal of a Design Review application as described in Chapter 17.62 approved by the Planning Commission and Council.
D. 
The requirements and standards of the Gasser Master Plan are hereby incorporated by reference into this chapter. All development projects within the Gasser Master Plan Districts shall comply with the Gasser Master Plan.
E. 
Amendments to this chapter, including the Gasser Master Plan, shall be processed in accordance with Chapter 17.66. Amendments to the Gasser Master Plan Design Guidelines or the Gasser Master Plan Landscape Guidelines may be approved by resolution of the City Council.
(O2007 1)
I. 
Site and Master Plan Overview.
The property identified in the Gasser Master Plan is one of the largest undeveloped areas within the City of Napa. It lies between Oil Company Road to the north, Soscol Avenue and South Napa Marketplace to the east, Imola Avenue to the south, and the Napa Valley Wine Train tracks and the Napa River to the west. The property is flat and lies within the Napa River flood plain. A portion of the property is within the floodway. The property is divided north-south by Tulocay Creek. These natural and man made features provide important habitat areas and significant opportunities for open space enjoyment, integrated with proposed development. The site also contains a storm detention basin along the north side of Imola Avenue which was developed as a condition of approval of the South Napa Marketplace.
The property has been or will be modified by several major construction projects including the Napa River Flood Protection Project, replacement of the Maxwell Bridge; relocation or the Napa Valley Wine Train tracks; relocation of the Napa Sanitation District trunk sewer, relocation of Hartle Court, and extension of Gasser Drive north to Soscol Avenue. The City's General Plan anticipates the realignment of the intersection of Soscol Avenue and Silverado Trail with Gasser Drive.
The General Plan identifies the property as "mixed use." The mix of uses in the Master Plan is divided into four sub-districts: the South River Place retail, entertainment and community-serving district south of Tulocay Creek; the Creekside office/retail area along Gasser Drive extension north of the Creek; the Tulocay Place retail/mixed-use village along Soscol Avenue, and the Tulocay Village residential neighborhood bounded by the northern wetlands, Tulocay Creek, the Wine Train tracks and Napa River terraces, and retail/mixed uses fronting on Soscol Avenue.
Development of the Gasser Master Plan will be phased to be coordinated with Flood Project construction and other infrastructure needs. In addition, Soscol Gateway area drainage studies completed in 2005 indicate the culverts designed for Gasser North which route residual flood flows across Gasser North to the north wetlands/detention basin could be oversized (or an equivalent alternative) to handle the implementation of a city-initiated area storm drain system to handle residual overland flows after completion of the Flood Project.
Although the Master Plan neither proposes, nor does approval of the Master Plan require a particular phasing schedule, lands south of Tulocay Creek are expected to proceed first, thus a site plan concept and description is provided for this area. The Gasser Master Plan establishes more general land use, open space and circulation parameters for lands north of Tulocay Creek. Gasser Master Plan Design Guidelines, based largely on the Soscol Guidelines, are included for the three nonresidential districts, while Tulocay Village and the residential or residential mixed uses in Tulocay Place will utilize the City's Residential Design Guidelines. General landscape guidelines are also included that identify plant lists and landscape objectives for the entire Master Plan site.
The Gasser Master Plan and Gasser Master Plan Design and Landscape Guidelines and Implementation Section accompany and supplement the Gasser Master Plan Zoning District. The Master Plan and Exhibits are adopted as part of the zoning. Exhibits include—the Gasser Master Plan Exhibit 1a, the South River Place Concept Detail Exhibit 1b, the Zoning Districts and Zoning Overlay Districts Map Exhibits 2a and 2b, the Land Use Map Exhibit 3, the Pedestrian/Bike Circulation Plan Exhibit 4, the Vehicular Circulation Plan Exhibit 5 and Street Cross Sections Exhibits 6 through 10 and are incorporated as part of the Master Plan Zoning. The Gasser Master Plan Design Guidelines, Gasser Master Plan Landscape Guidelines and Implementation Sections, while a part of the Master Plan, are adopted separately by resolution.
II. 
District Land Uses.
A more detailed description of each district in the Gasser Master Plan follows.
A. 
South River Place.
Acreage. Approximately 25 acres total. Wetlands and detention basins south of Tulocay Creek approximately 12.6 acres.
District Development Area. 3.9 acres north of (relocated) Hartle Court. 8.3 acres south of Hartle Court.
Master Plan Development. Theater, retail, retail services, offices; non-profit office, existing 60-bed homeless shelter and 24-unit transitional housing project; protected wetlands.
Surrounding Uses.
North: Tulocay Creek; other vacant Gasser Master Plan lands.
East: South Napa Marketplace.
South: Imola Avenue (Hwy 121) and Napa Valley College lands.
West: Napa Sanitation District lands; other County lands housing animal shelter; protected Napa River flood terraces and the proposed Napa River Trail; Wine Train tracks.
South River Place will include new retail commercial, entertainment and community-serving facilities with retail and entertainment uses complementary to South Napa Marketplace. This area provides a highly visible entrance to the city that will gain in importance as Gasser Drive is extended through the Master Plan property to Soscol Avenue and a planned intersection realignment with Silverado Trail is completed. This district will also provide a main southern entrance to the Napa River Trail from Hartle Court, thus design quality is important throughout.
Retail buildings along Gasser Drive will orient both to Gasser Drive (through display windows, entries and signage) as well as to parking lots behind, where feasible. A theater building will have its primary entrance oriented to a shared parking lot, but building design and landscape screening facing Hartle Court will be thoughtfully conceived. Hartle Court will provide a comfortable, attractive bicycle and pedestrian connection to the River Trail.
Community serving facilities are clustered along and fronting on the north side of Hartle Court. The Gasser Foundation provided land for the new 60 bed county homeless shelter, completed in 2006. Needed transitional housing units for some of those served by the homeless shelter is planned, along with an approximately 30,000 sq. ft office building that anticipates bringing together many of the nonprofit organizations and allow for collaborative provision of services. (The office space may be provided elsewhere in this district at the option of subsequent developers.)
The Master Plan proposes two main vehicle access points to South River Place: a relocated Hartle Court and a private access between Hartle Court and Imola Avenue (in the existing Hartle Court alignment). Hartle Court, originally constructed as access to the Napa Sanitation District offices, county lands and the planned Napa River Trail to the west, will be relocated further north adjacent to the City Fire Station for improved primary access. Building locations within the development area are limited by wetland locations, a 60 foot wide Sanitation District easement along the western edge and the utility easements within the existing Hartle Court alignment. The parking lot layout will not preclude a future vehicle connection to the north.
B. 
Creekside District.
Acreage. Approximately 5.2 acres total, 2.2 acres west and 3.0 acres east of the northern extension of Gasser Drive.
Master Plan Development. Offices anticipated west of Gasser Drive; retail and offices east of Gasser Drive.
Surrounding Uses.
North, West and South: Protected wetlands and Tulocay Creek.
East: Retail uses along Soscol Avenue.
Creekside District is a triangular office and retail commercial development site bisected by the Gasser Drive extension and adjacent to protected wetlands and Tulocay Creek. Buildings east of Gasser Drive will be oriented to and fronting on Gasser Drive with parking to the side or rear; and buildings west of Gasser Drive may be oriented to take advantage of wetland and Tulocay Creek views. Off street bicycle/pedestrian trail amenities are planned along Tulocay Creek but there shall be no trail on the west side of the parcel which is west of Gasser Drive. The intent is to create a coordinated site layout, building design and landscape plan within this district. Uses will be either offices or a mix of office and retail uses. Gasser Drive will contain a landscaped median including turn lanes to facilitate access to district buildings.
C. 
Tulocay Place District.
Acreage. Approximately 4.1 acres east of North Drive and 3.0 acres west of North Drive.
Master Plan Development. Community retail commercial uses east of North Drive and community and neighborhood serving retail commercial uses west of North Drive, providing a community entrance and focal point gathering place, and residential mixed uses or residential west of North Drive.
Surrounding Uses.
North and South: Soscol Avenue retail and office uses; wetlands to the southwest owned and maintained by Napa County Flood Control & Water Conservation District.
West: Vacant Tulocay Village residential lands.
East: Soscol Avenue; retail across Soscol Avenue.
Tulocay Place fronts on Soscol Avenue and will also provide a pedestrian-oriented street to the Tulocay Village residential neighborhood. The intent is to create an attractive community-and neighborhood-serving retail commercial/service district with interconnected storefronts oriented to adjacent streets and a community gathering place. Multi-storied buildings may include office or residential uses above. West of North Drive, residential mixed use, with retail uses on the ground floor, and residential uses are encouraged.
D. 
Tulocay Village.
Acreage. Includes 13.6 acres of wetlands/detention basin owned by the Napa County Flood Protection & Water Conservation District, and approximately 18.7 acres residential.
Master Plan Development. Varied attached residential uses—Apartments, condominiums; Wetlands/detention basin and Tulocay Creek.
Surrounding Uses.
North: Oil Company Road, Wine Train Maintenance Yard, mobile home park.
East: Soscol Avenue retail and Tulocay Square.
South: Protected wetlands and Tulocay Creek.
West: Napa River terraces and River Trail and Wine Train tracks.
Tulocay Village will provide a variety of housing types and densities. Given its size, flat topography and location near services, the City has designated this residential portion of the Gasser Master Plan property with an "AH affordable housing" overlay. The AH overlay is to achieve a higher density (minimum 25 units/acre) and a higher degree of affordability (20% very low and low income or an alternative equivalent proposal rather than 10%) than is found in most parts of the city to help meet future housing needs within the City's Rural Urban Limit.
The project proposes an overall density of 25 units/acre, with 10% of the dwelling units to be affordable to low income families. The additional 10% very low income requirement will be met through an "alternative equivalent proposal" of constructing a 24 unit transitional housing project and providing a site for the County homeless shelter. This is "equivalent" in that it will serve an equal or greater number of very low income individuals; 2) provides services to very low income individuals in addition to housing; and 3) provides an unusual housing type not otherwise available within the city.
Vehicle entrances will be from North Drive, Tulocay Place via Soscol Avenue and Oil Company Road. The Entry Street entrance provides a direct connection to Soscol Avenue and an attractive community entrance and focal point.
The neighborhood has a unique natural setting, framed by wetlands to the south and east, and the Napa River and its open space terraces and Wine Train tracks to the west. Second floor and higher windows may have river views. The Master Plan does not include or approve a site plan for the residential units in Tulocay Village. The Tulocay Village internal street circulation will include a public street along the wetland and river edges through all or part of the site that encourages physical and visual access to these resources and allows fronting buildings. The street system will also provide a secure public buffer between homes and public trails, and address fire and safety concerns. A potential direct, narrow street connection between Tulocay Village and South River Place over Tulocay Creek shall be evaluated for feasibility.
Off-street pedestrian and bicycle trails will provide a key recreation resource to residents and the public. A system of linked off street multi use trails is planned along the site's river open space edge, around much of the north wetlands, along the north side of Tulocay Creek and over Tulocay Creek to South River Place by way of the City of Napa's crossing of the Napa Valley Wine Train bridge. The Master Plan supports and is consistent with City efforts to provide a connection across the railroad tracks at Tulocay Creek to the citywide River Trail for resident and community access.
While two to four story buildings are anticipated in Tulocay Village, higher buildings could potentially occur if the added height (1) provides for subsurface parking and (2) provides for pitched roofs.
Zoning Land Uses. Land uses that are permitted or conditionally permitted under the broad headings of "retail", or "residential" are more fully described in the Gasser Master Plan Zoning Ordinance. The Master Plan Zoning Map identifies the boundaries of each district. However, the boundaries between Tulocay Place and Tulocay Village are intended to be seamless with Tulocay Place uses west of North Drive providing a transition to the Village neighborhood.
III. 
Open Space and Circulation.
A. 
Open Space.
The Master Plan is organized around the natural landscape which includes five distinct, protected areas of open space on and off site:
•
Tulocay Creek, which bisects the Master Plan area
 
o
Owned by the Gasser Foundation and maintained by Napa County Flood Control & Water Conservation District
•
The wetlands and detention basin north of Tulocay Creek
 
o
Owned and maintained by Napa County Flood Control & Water Conservation District (NCFCWCD)
•
The wetlands/detention basin south of Tulocay Creek
 
o
Owned and maintained by the Gasser Foundation
•
The stormwater treatment ponds just north of Imola Avenue
 
o
Owned by the Gasser Foundation; maintained by the South Napa Marketplace which has an easement for drainage
•
The Napa River terraces and Napa River adjacent to the Master Plan property
 
o
Owned by NCFCWCD and the state of California
A first step in planning the site was to take note of the location, extent and physical characteristics of each area of open space, and to site development respectful of, and enhanced by, these open space areas.
The Napa River provides an open expanse of space to the west while the wetlands, storm water retention pond and Tulocay Creek provide internal open spaces and view opportunities.
The Plan's basic design concept has been to develop the upland parcels around the central open spaces and use these open spaces to create a memorable larger "place" which also orients to the Napa River and its terraces. Subsequent specific developments will also be encouraged to link private open space areas visually and physically with these prominent spaces. One or more bicycle staging areas for public access to the Napa River Trail will be provided in Tulocay Village in locations convenient to the public trail access. The Master Plan has tentatively located public parking at the end of Oil Company Road and south of Tulocay Creek accessed via Hartle Court. If consistent with the regulations of the Department of Fish and Game and other regulatory agencies, enhancement of the edges of on-site wetland areas with substantial trees and plantings is planned to give these currently flat grass/shrub covered areas more presence and identity.
B. 
Pedestrian and Bicycle Circulation.
The Master Plan proposes to construct off-street public pedestrian and bicycle trail access to these enhanced open space areas including
•
A trail along the north side of Tulocay Creek. The Tulocay Creek trail will jog west at Gasser Drive to Kansas Avenue, cross at a light and jog back.
•
A trail surrounding Tulocay Village from Oil Company Road south to Tulocay Creek and along the north bank of the north wetlands to North Drive.
•
A trail from Hartle Court to Tulocay Creek connecting with the City's proposed railroad and Creek crossing. The Gasser Foundation will provide an easement or fee title over trails on its property to ensure public access. Trails shall be a minimum 10′ wide with 2′ shoulders on each side, consistent with City standards. It is recognized there may be small segments of these trails where environmental constraints may require some flexibility.
In addition, the Gasser Master Plan proposes bicycle lanes on Gasser Drive, Hartle Court, Oil Company Road and North Drive. Bicycle lanes shall be a minimum five feet wide. Except where the multi use pedestrian/bicycle trail adjoins streets, streets will also incorporate sidewalks for pedestrian circulation.
This system of clearly marked multi use trails, bicycle routes and sidewalks within the Gasser Master Plan Zoning Districts is intended to promote regular pedestrian and bicycle travel, and allow connections to nearby destinations. Elements to be included in pedestrian/bicycle circulation routes are: consistent paving; themed directional and informational signage; plant materials denoting the pedestrian/bicycle routes; easy linkages to on and off-site destinations and ADA compliance. The Gasser Master Plan Landscape Guidelines provide more trail details.
C. 
Vehicle Circulation.
There is a hierarchy of streets in the Master Plan Districts. Public Streets are shown in the Gasser Master Plan Exhibit 1 and the Circulation Map Exhibit 3. Streets form the backbone of a neighborhood and community. While internal street circulation for Tulocay Village is yet to be determined, it will maximize physical and visual access to area resources and front buildings towards these resources. This is intended to allow the wetlands and river terraces to be prominent features well integrated with the neighborhood.
City policy also promotes connections between neighborhoods throughout the city for ease of use and emergency access. Connecting streets include the Gasser Drive extension, North Drive, the entry street into Tulocay Place which connects to Tulocay Village, and Oil Company Road. A potential direct, narrow street connection between Tulocay Village and South River Place over Tulocay Creek shall also be evaluated for feasibility.
Gasser Master Plan public streets include:
1. 
Hartle Court—A street to be relocated and improved to city standards with bicycle lanes.
2. 
Existing Gasser Drive.
3. 
The Gasser Drive bridge and street extension to Soscol Avenue, to be improved to City standards (but without parking) with bicycle lanes and a landscaped median. Pads for public art should be included in the landscape median.
4. 
North Drive—This street aligns over major stormwater culvert(s) critical to site and area drainage. Between the existing Gasser Office Building and the north wetlands, the right-of-way is constrained and does not include parking.
5. 
Tulocay Village internal circulation—A pedestrian-oriented public street within the residential village. A small number of public access parking spaces would be provided near the public trail.
6. 
Oil Company Road—A street to be improved to city standards with bicycle lanes. A small public parking area at the end of Oil Company Road would facilitate public access to the public trail.
7. 
Tulocay Place Entry Street to Tulocay Village—A pedestrian-oriented street providing entrance to Tulocay Village from Soscol Avenue.
Exhibits show planned street sections for the Gasser Drive Extension, Gasser Drive Bridge, North Drive (constrained/unconstrained), Oil Company Road, the public street within Tulocay Village and Hartle Court.
The Gasser Drive bridge and street extension to Soscol Avenue is identified in the Transportation Element of the City of Napa General Plan and is a primary Master Plan Street providing the only on-site linkage between the north and south neighborhoods and access to substantial adjacent site development. This street is also located and planned to provide a future connection to Silverado Trail through the Soscol/Silverado realignment identified in the Transportation Element of the City of Napa General Plan and on the list of those capital improvements eligible for reimbursement from street improvement fees. The Soscol/Silverado realignment is a major improvement for adequacy of planned area circulation that will need several years to design, fund and construct. The entire Gasser project contributes to the need for this project, although construction need is not triggered until Gasser development north of Tulocay Creek occurs, assuming that this part of the project develops after the southern part of the site.
Through use of planting strips with street trees and separated sidewalks, medians and enhanced pedestrian crossings, as well as potential traffic calming measures on residential neighborhood streets, the Gasser Master Plan encourages a peaceful and pedestrian friendly character.
Incorporation of transit stops along Gasser Drive and the Soscol Avenue frontage is anticipated.