21 2.1
DEVELOPMENT ZONES AND DENSITY
Napa Pipe is made up of two major development
zones, Napa Pipe Mixed-Used Residential (NP-MUR)
and Napa Pipe Industrial /Business Park (NP-IBP).
Each of these zones has been identified with a special
waterfront zone NP-MUR-W and NP-IBP-W, to high
-
light the special nature of a neighborhood along the
Napa River waterfront.
Napa Pipe Mixed Used Residential (NP-
MUR-W)
The Mixed Use Residential District is characterized
by primarily residential blocks and a network of public parks. At the Napa River the re-purposed existing
drydocks form a neighborhood center and opportunity
for retail and public amenities with access to the water -
front. A range of residential typologies with multiple
possible configurations are anticipated to create a mix of units across the neighborhood. The district also
integrates blocks that have been designated to have a
potentially greater height (up to 55’) in order to ensure a variety of building massing, view potential and hous
-
ing typologies.
Development Zones and Density
DESIGN FRAMEWORK
Napa Pipe Industrial /Business Park
(NP-IBP and NP-IBP-W)
The Industrial/Business Park District identifies sites for office uses and 150-room Hotel and accessory uses
along the river in the western portion of this along
the Napa River and includes large open parks and
wetlands at the southern end of the site. The portion
of this district to the east of the railroad is intended to provide for a Costco store.
Illustrative Block Layouts
A sample range of possible block layouts are provided
in Figure 2.2: Illustrative Block Layouts. These block
layouts show a range of possible Form-Based Code
typology arrangements and combinations on an
average block. The sample layouts are not meant to be
exclusive, but to illustrate the variety achievable within these Design Guidelines.
For additional guidelines related to block layout, refer to Section 5.12: Buildings and Blocks.
ATTACHMENT 3
23 Figure 2.1b
Illustrative Block Layouts and Approximate Densities
— These illustrative
layouts combine one or two Form-Based Code residential building typologies per block.
TOWNHOUSE (SMALL)
TOWNHOUSE (LARGE)
(S
T
ACKED FL
A
TS)
MU
L
TI-
F
AMI
L
Y A
P
ARTMENTS
(SUR
F
ACE
P
ARKING)
TOWNHOUSE (LARGE)
(S
T
ACKED FL
A
TS)
TOWNHOUSE (SMALL)
TOWNHOUSE (SMALL)
MICRO-LOT SINGLE
F
AMI
L
Y
MICRO-LOT SINGLE
F
AMI
L
Y
MF
TH
MICRO-LOT
SINGLE
F
AMI
L
Y
(GARDEN
COURT)
SHARED DRIVE
W
A
Y
P
ARKING
RAMP TO BASEMENT
P
ARKING
MICRO-LOT SINGLE
F
AMI
L
Y
MICRO-LOT SINGLE
F
AMI
L
Y (GARDEN COURT)
MEWS TOWNHOUSE
TOWNHOUSE (SMALL)
TOWNHOUSE (LARGE)
MU
L
TI-
F
AMI
L
Y TOWNHOUSE / S
T
ACKED FL
A
TS
MU
L
TI-
F
AMI
L
Y A
P
ARTMENTS
POSSIBLE GREEN S
P
ACE
MU
L
TI-
F
AMI
L
Y
TOWNHOUSE
+ MEWS
(SHARED
P
ARKING)
TOWN
-
HOUSE
(SMALL)
MEWS TH
MEWS TH
P
P
P
P
P
P
TOWNHOUSE (LARGE)
TOWNHOUSE (LARGE)
TOWN
-
HOUSE
(SMALL)
MEWS
TH
TOWN
-
HOUSE
(SMALL)
MU
L
TI-
F
AMI
L
Y
TOWNHOUSE
+ MEWS
(BASEMENT
P
ARKING)
P
APPROXIMATELY — 29 DU/acre
APPROXIMATELY — 29 DU/acre
APPROXIMATELY — 15 DU/acre
APPROXIMATELY — 24 DU/acre
APPROXIMATELY — 32 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 20 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 24 DU/acre
APPROXIMATELY — 47 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 51 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 21 DU/acre
APPROXIMATELY — 26 DU/acre
APPROXIMATELY — 20 DU/acre
* Parking areas fulfill block requirements, regardless
of precise location within block
* Surface parking faces Railroad ROW
All illustrative block layout diagrams shown
on a common rectangular site
MU
L
TI-
F
AMI
L
Y TOWNHOUSE
+ MEWS (SHARED
P
ARKING)
MU
L
TI-
F
AMI
L
Y TOWNHOUSE
+ MEWS (BASEMENT
P
ARKING)
MU
L
TI-
F
AMI
L
Y TOWN
-
HOUSE (MF TH)
TOWNHOUSE (SMALL)
MEWS TH
TOWNHOUSE (SMALL)
TOWNHOUSE (LARGE)
(S
T
ACKED FL
A
TS)
MU
L
TI-
F
AMI
L
Y A
P
ARTMENTS
(SUR
F
ACE
P
ARKING)
TOWNHOUSE (LARGE)
(S
T
ACKED FL
A
TS)
TOWNHOUSE (SMALL)
TOWNHOUSE (SMALL)
MICRO-LOT SINGLE
F
AMI
L
Y
MICRO-LOT SINGLE
F
AMI
L
Y
MF
TH
MICRO-LOT
SINGLE
F
AMI
L
Y
(GARDEN
COURT)
SHARED DRIVE
W
A
Y
P
ARKING
RAMP TO BASEMENT
P
ARKING
MICRO-LOT SINGLE
F
AMI
L
Y
MICRO-LOT SINGLE
F
AMI
L
Y (GARDEN COURT)
MEWS TOWNHOUSE
TOWNHOUSE (SMALL)
TOWNHOUSE (LARGE)
MU
L
TI-
F
AMI
L
Y TOWNHOUSE / S
T
ACKED FL
A
TS
MU
L
TI-
F
AMI
L
Y A
P
ARTMENTS
POSSIBLE GREEN S
P
ACE
MU
L
TI-
F
AMI
L
Y
TOWNHOUSE
+ MEWS
(SHARED
P
ARKING)
TOWN
-
HOUSE
(SMALL)
MEWS TH
MEWS TH
P
P
P
P
P
P
TOWNHOUSE (LARGE)
TOWNHOUSE (LARGE)
TOWN
-
HOUSE
(SMALL)
MEWS
TH
TOWN
-
HOUSE
(SMALL)
MU
L
TI-
F
AMI
L
Y
TOWNHOUSE
+ MEWS
(BASEMENT
P
ARKING)
P
APPROXIMATELY — 29 DU/acre
APPROXIMATELY — 29 DU/acre
APPROXIMATELY — 15 DU/acre
APPROXIMATELY — 24 DU/acre
APPROXIMATELY — 32 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 20 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 24 DU/acre
APPROXIMATELY — 47 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 51 DU/acre
APPROXIMATELY — 34 DU/acre
APPROXIMATELY — 21 DU/acre
APPROXIMATELY — 26 DU/acre
APPROXIMATELY — 20 DU/acre
* Parking areas fulfill block requirements, regardless
of precise location within block
* Surface parking faces Railroad ROW
All illustrative block layout diagrams shown
on a common rectangular site
MU
L
TI-
F
AMI
L
Y TOWNHOUSE
+ MEWS (SHARED
P
ARKING)
MU
L
TI-
F
AMI
L
Y TOWNHOUSE
+ MEWS (BASEMENT
P
ARKING)
MU
L
TI-
F
AMI
L
Y TOWN
-
HOUSE (MF TH)
TOWNHOUSE (SMALL)
MEWS TH
2.1 DEVELOPMENT ZONES AND DENSITY
ILLUSTRATIVE BLOCK LAYOUTS
ATTACHMENT 3
Clarkson NestHouse, T oronto
Section Diagram
Plan Diagram
Wyvernwood T ownhouses, Seattle
45 LOT OCCUPATION
Lot Area:
1,400 sq.ft. minimum - 3,900 sq.ft.
maximum
Lot Coverage:
63% maximum
SETBACKS
Front:
6’ minimum - 15’ maximum facing street
Side:
3’ minimum - 10’ maximum
End lots: 5’ minimum required - 10’
maximum allowed
Rear:
5’ maximum facing shared driveway
None allowed for end lots
FRONTAGE
Lot Frontage:
20’ minimum
HEIGHT
Main Building:
40’ maximum, 25’ maximum for garage,
3 habitable floors maximum
PARKING
Spaces:
As per zoning
T ype/Access:
Rear access, side yard access allowed
on corner lots. Front access allowed on
shared driveways or streets designated
as internal; refer to facade hierarchy
diagram 2.2B.
USES
Residential
40’ MAX.
25’ MAX.
ATTIC MAY BE HABITABLE
DETACHED GARAGE
NOT REQUIRED.
DETACHED GARAGE
NOT REQUIRED.
FINISHED FIRST FLOOR
3’ MIN. ABOVE GRADE
SHARED
DRIVEWAY
STREET / GARDEN
6’ MIN. - 15’ MAX.
FACING STREET
3’ MIN.
20’ MIN.
STEPS, PORCHES, STOOPS,
DECKS, BALCONIES ALLOWED IN
SETBACKS
STREET / GARDEN
5’ MAX.
STREET
SHARED DRIVEWAY
STREET
STREET
STREET
25’ WIDTH MIN. SHARED
DRIVEWAY TYP .
3 .3
SINGLE-FAMILY
SINGLE-FAMILY
MICRO-LOT
SHARED DRIVEWAY
Sample Block Layout
©SITELAB urban studio
©Kyra Clarkson Architect | Steven Evans Photography
ATTACHMENT 3