A.
The
Napa Pipe Master Plan districts are intended to apply in those areas
of the city shown as "MP:NP" on the zoning map.
B.
The
Napa Pipe Master Plan districts are intended to:
1.
Implement
the goals, objectives, and policies of the General Plan;
2.
Provide
for development standards and specific project approvals, and to facilitate
the economical, efficient, and coordinated development of large areas
of residential, commercial, or other nonresidential zoned lands;
3.
Allow
deviation from standard zoning district regulations such as setbacks,
lot area, lot coverage, and building height, while remaining consistent
with design guidelines for the Napa Pipe Master Plan that encourage
flexibility and creativity in building design and site planning, and
promote a higher level of amenities beyond that expected in conventional
developments;
4.
Provide
for orderly development of publicly accessible open space adjacent
to and near the Napa River and build-out of required site improvements
and infrastructure;
5.
Encourage
a mix of different dwelling types and a variety of land uses which
complement each other and which are compatible with existing and future
surrounding uses;
6.
Encourage
development of a walkable neighborhood with high density housing types,
limited neighborhood-serving commercial uses and adjoining industrial/business
park uses, in a desirable relationship to planned common use space,
cultural, recreational and other uses; and
7.
Allow
for the development of general wholesale sales commercial activities
(e.g., the development of a Costco) on approximately 17.5 acres designated
MP:NP-IBP:AC district under this chapter as a means of generating
jobs, providing shopping opportunities not currently available to
the region, and generating significant sales tax revenue.
C.
The
Napa Pipe Master Plan districts are intended to build-out over time
consistent with these development standards and specific project approvals,
and to accommodate a limited list of possible interim uses prior to
build-out.
(O2015-9, 8/4/15)
The following zoning districts (collectively, the Napa Pipe Master Plan or "MP:NP districts") are established for the purpose of implementing the Napa Pipe Master Plan: Master Plan:Napa Pipe-Mixed Use Residential-Waterfront:Airport Compatibility (MP:NP-MUR-W:AC) district; Master Plan:Napa Pipe-Industrial/Business Park-Waterfront:Airport Compatibility (MP:NP-IBP-W:AC) district; Master Plan:Napa Pipe-Industrial/Business Park:Airport Compatibility (MP:NP-IBP:AC) district; and Master Plan:Napa Pipe-Light lndustrial:Airport Compatibility (MP:NP-IL:AC) district. For the purpose of this chapter, ":AC" shall refer to the Airport Compatibility overlay district as provided in Chapter 17.34.
(O2015-9, 8/4/15)
All development and uses within the MP:NP districts shall be in accordance with the approved design guidelines adopted with the Napa Pipe Development Agreement as part of the Napa Pipe Project Approvals, as described therein. Except for the uses specified in Sections 17.32.070, 17.32.150, 17.32.230, and 17.32.240, all development and uses within the MP:NP districts shall also be in accordance with the approved development plan.
A.
The
development plan and design guidelines shall, as applicable, govern
landscaping of streets, parks and open spaces, architectural design,
signage, lighting, habitat protection measures, and any other requirements
necessary to ensure an aesthetically pleasing and livable neighborhood
consistent with the development plan.
B.
The
development plan ensures that adequate public facilities, including
water, sewer, parks, schools, and other facilities are or will be
available to serve the proposed development, without materially adversely
affecting the existing public facilities serving surrounding developments.
C.
The
development plan specifies the permitted uses of the property, the
density or intensity of use, the maximum height and size of proposed
buildings, phasing of the development, and provisions for reservation
or dedication of land for public purposes.
D.
The
development plan can be used similar to a specific plan by outlining
individualized development standards which provide for the planning
of generally large scale projects. The development plan includes a
site plan depicting such elements as topographical features and the
general location of structures, land uses, and public and private
rights-of-way. The development plan includes sufficient information,
including architectural design, size of facilities, traffic impacts,
a circulation plan, and site improvements at a level of detail which
allow for the thorough analysis of project impacts and compliance
with city standards.
(O2015-9, 8/4/15)
A.
As applied to the MP:NP districts, the provisions of this Chapter 17.32 shall supersede any conflicting provisions of the city zoning code, except as otherwise required by local, state, or federal law.
C.
There
shall be a maximum 150 unit continuing care retirement complex within
the MP:NP-MUR-W:AC district with an average of one and one-half beds
per unit, for a maximum of 225 beds, that provide independent living
for seniors with common dining, recreational activities, housekeeping
and transportation, as well as assisted care to seniors with mental
and physical limitations.
F.
There
shall be a maximum of one hotel with a maximum of 150 rooms within
the MP:NP-IBP-W:AC district, with accessory uses for guests and the
general public, including such facilities as meeting rooms, spa and
fitness center, provided that the entirety of the use shall not exceed
the 100-person per acre average intensity specified in the Airport
Land Use Compatibility Plan.
G.
There
shall be a maximum of 15,600 square feet of community facilities within
the MP:NP-MUR-W:AC or MP:NP-IBP-W:AC districts, which may include
a transit center, interpretive nature center, boat house, café/visitor
pavilion, child care center, and drydock theatre.
H.
There shall be a maximum of 154,000 square feet of general wholesale sales commercial activities as defined in subsection A of Section 18.66.240 within the MP:NP-IBP:AC district.
J.
Interim
uses and floor area intended to remain in place for five years or
less are subject to separate review and approval by the Community
Development Director.
(O2015-9, 8/4/15)
A.
Not
less than 15% of the total area of all MP:NP districts, collectively,
shall be devoted to common use/open space that is accessible to the
public.
B.
The
locations of common use/open space shall be specified in the development
plan and shall include:
1.
Land
area not covered by buildings, parking structures or accessory structures
except community facilities, including, without limitation, parks,
wetlands, community gardens, yards, planting, walkways, paths, trails,
and bridges devoted to pedestrian and bicycle use;
2.
Community
facilities, defined as indoor or outdoor facilities, not publicly
owned but open for public use, in which the chief activity is not
a gainful business and whose chief function is the gathering of persons
for recreational (including public swimming pool uses), cultural,
entertainment, athletic, group assembly, social interaction, or educational
purposes (including storage of related materials and equipment), and
may also include within such a community facility compatible accessory
uses such as restaurants, cafés, sports rental equipment and
similar uses;
3.
Water
bodies and water features, including boat docks, piers, and landings
that contribute to the quality, livability and amenity of the MP:NP
districts.
C.
Common
use/open space shall not include:
1.
Streets,
lanes, and similar roadways;
2.
Open
parking areas, driveways, and loading facilities;
3.
School
sites, except that publicly accessible green space and play areas
shall be considered common use/open space;
4.
Open-air
rooftop facilities such as rooftop decks and gardens not available
for public use.
D.
If
common use/open space is deeded to a homeowner's association, such
legal instrument may take the form of a declaration of covenants and
restrictions.
(O2015-9, 8/4/15)
