NAPA PIPE DEVELOPMENT PLAN
NAPA PIPE
NAPA REDEVELOPMENT PARTNERS
4 F
igure
I.4.
a
- ZONING MAP
I. BACKGROUND
I.4 APPLICABLE ZONING REGULATIONS AND ZONING MAP
I:AC
I:AC
IL
POS
IP-C
NP-
MUR-
W:AC
NP-
IBP-
W:AC
IP-B
IP-A
IP-B
AW:AC
AR
NP-
IBP:AC
Zoning for the project consists of four districts:
NP-MUR-W: AC (Napa Pipe – Mixed Use
Residential – Waterfront: Airport Compatibility
This mixed use designation overlays the western
portion of the project area, between the Napa River
and the railroad tracks, encompassing many of the
project’s core components.
The MUR district is characterized by a mix of hous
-
ing types, neighborhood services, such as retail
and restaurant, common use/open space including
open space, parks, and community facilities. The
intent of this district is to enable a vibrant, mixed
use neighborhood oriented towards the Napa River.
NP-IBP-W:AC (Napa Pipe – Industrial Business
Park – Waterfront: Airport Compatibility)
The NP-IBP-W is also adjacent to the Napa River,
but residential uses are not permitted in this area.
From the originating ordinance: The purpose of
the IPB-W district is to provide for office, hotel, and similar uses. Allowed uses in the IBP district are
intended to be compatible with each other and with
the adjoining non-industrial areas. Land uses in
the IBP district are subject to standards to ensure
harmonious, unified, and cohesive development
that is oriented towards the Napa River.
NP-IBP:AC (Napa Pipe – Industrial Business
Park: Airport Compatibility)
The NP-IBP district has been placed upon the fu
-
ture site of the membership warehouse store use.
I:AC (Industrial: Airport Compatibility)
The I designation is retained for the area east of
the the railroad tracks and south of the membership
warehouse store site.
All zoning districts described above are also subject
to the Airport Compatibility (AC) overlay district con
-
trols, given its proximity to the Napa County Airport.
ATTACHMENT 4
1 2
4 3
5 8
6 8
10 12
21 22
23 18
17 14
13 19
16 20
15 11
A1
A2
A3
B2
B1
C
D
E
E
F
7 9
FUTURE SCHOOL SITE
OPTION
MEMBERSHIP
W
AREHOUSE
S
T
ORE
MEMBERSHIP
W
AREHOUSE
S
T
ORE
G
AS
S
T
A
TION
LAND USE PLAN
KEY
T
O LAND USES
Publically
A
ccessible
P
a
r
ks and Open Space
F
arm
Office, Neighborhood-serving Retail and Restaurants
G
r
ound-Floor
R
e
tail (
R
esidential
A
b
o
v
e)
Community Buildings
H
o
t
el and
A
ccesso
r
y Uses
Of
ce, R&D,
W
arehouse, and/or Light Industrial
Uses
Membe
r
ship
W
arehouse S
t
ore
Mi
x
ed
R
esidential Apa
r
tments, Condominiums
A
f
f
o
r
dable Housing Si
t
e
Study Area
P
ossible School Si
t
e
LAND USE PLAN
KEY
T
O LAND USES
Publically
A
ccessible
P
a
r
ks and Open Space
F
arm
Office, Neighborhood-serving Retail and Restaurants
G
r
ound-Floor
R
e
tail (
R
esidential
A
b
o
v
e)
Community Buildings
H
o
t
el and
A
ccesso
r
y Uses
Of
ce, R&D,
W
arehouse, and/or Light Industrial
Uses
Membe
r
ship
W
arehouse S
t
ore
Mi
x
ed
R
esidential Apa
r
tments, Condominiums
A
f
f
o
r
dable Housing Si
t
e
Study Area
P
ossible School Si
t
e
LAND USE PLAN
KEY
T
O LAND USES
Publically
A
ccessible
P
a
r
ks and Open Space
F
arm
Office, Neighborhood-serving Retail and Restaurants
G
r
ound-Floor
R
e
tail (
R
esidential
A
b
o
v
e)
Community Buildings
H
o
t
el and
A
ccesso
r
y Uses
Of
ce, R&D,
W
arehouse, and/or Light Industrial
Uses
Membe
r
ship
W
arehouse S
t
ore
Mi
x
ed
R
esidential Apa
r
tments, Condominiums
A
f
f
o
r
dable Housing Si
t
e
Study Area
P
ossible School Si
t
e
NAPA PIPE DEVELOPMENT PLAN
NAPA PIPE
NAPA REDEVELOPMENT PARTNERS
5 Figure II.1.a -
LAND USE PLAN (
Term Sheet Exhibit 2
)
II. LAND USE PLAN
II.1 LAND USE PLAN
ATTACHMENT 4
NAPA PIPE DEVELOPMENT PLAN
NAPA PIPE
NAPA REDEVELOPMENT PARTNERS
6
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TABLE III.1.a - LAND USE SUMMARY
III. DEVELOPMENT STANDARDS
III.1 USES OF THE PROPERTY
The Napa Pipe Project allows for the following uses.
Residential Units
The project will accommodate up to 945 residential
units in accordance with the NP-MUR-W:AC zoning code.
Residential buildings will consist of a variety of low to midrise buildings and shall be consistent with the Napa Pipe Project Design Guidelines. Market-rate housing is
intended to be located on blocks 2-22. The low and very low affordable housing units are intended to be located on Blocks 1 and 23.
At least 20% of the total residential housing units (up to 190 dwelling units, if the total units within the project is 945) shall be designated as Affordable Housing, with a
percentage of homes deed-restricted to several income
categories, including “moderate”, “low” and “very-low”
income categories. Additional information is provided in the Development Agreement. Affordable housing is
intended to be located on blocks 1 and 23.
Seniors Housing
A 150-unit Continuing Care Retirement Complex (CCRC)
with 225 beds is an allowable use in the project. The
CCRC would provide independent living and assisted
care for seniors, with common dining, recreational
activities, housekeeping and transportation services. The CCRC could be located in any of the blocks to the west of the railroad tracks.
Ground Floor Retail (Residential Above)
The area fronting the existing dry docks will include
40,000 square feet of neighborhood-serving retail and
restaurant uses in mixed-use buildings. Up to 15,000
square feet for restaurant space and up to 25,000 square feet of retail space shall be permitted. The permissible uses would include those that provide goods and services to local residents. These uses would be located on
portions of Blocks 6, 8 and 10.
Residential units may be constructed above these retail spaces.
Hotel and Accessory Uses
A 150-room hotel with accessory uses will be located
in the southern portion of the 63-acre site west of the railway. Accessory uses include a meeting space, a spa, and dining facilities. The hotel will be located on Block E.
Offi ce (west side)
Up to approximately 10,000 square feet of offi ce
space will be located in the same general area as
the hotel, Blocks C and D.
Parks and Open Space
The project features multiple types of parks and
open spaces. 39.4 acres shall be devoted to these
uses. Schematic designs and additional details can
be found in Section VIII of this Development Plan.
Offi ce/Research & Development/Warehouse
and/or Light Industrial
Approximately 75,000 square feet of industrial, R &
D, and/or warehousing is permitted on Blocks A and
B. Additional offi ce development of up to 90,000
square feet may be allowed in these same areas
on Blocks A and B.
Membership Warehouse Store
A membership-based wholesale retail warehouse
use (such as Costco) will be located on Block F.
The use may be up to 154,000 square feet in size
with associated parking and a gas station.
ATTACHMENT 4
This exhibit shows an example test fit and is not
a proposal. The test fit is intended to convey
a general strategy for distributing density and
intensity of use across the site.
Block Development Capacities
Blocks in the Residential Mixed-Use District
(i.e. blocks 1-23) have assumed development
capacities summarized in the table at left. Some
variation in unit counts per block is expected
and the table is not intended to act as a density
requirement. Total counts will not exceed the total
cap of 945 units and will not exceed the limits
imposed by the Development Agreement for any
given phase.
Sample Residential Test Fit
The site plan in Figure III.2.a shows a unit count
test fit exercise for the NP-MUR-W:AC district of
the Napa Pipe Neighborhood. The exhibit shows
the site as a mix of townhomes and single family
homes. The purpose of this test fit exercise is
to confirm that the densities for the Residential
Mixed-Use District of Napa Pipe are feasible with
the proposed block and street layout. The test
fit exercise is not a proposal, nor does it imply a
required layout of units or types. Refer to Design
Guidelines and Form-Based Code for appropriate
block layouts and residential typologies.
Residential
Assumed
Block # Unit Count
1 * +/- 56
2 +/- 25
3 +/- 46
4 +/- 31
5 +/- 33
6 +/- 56
7 +/- 46
8 +/- 53
9 +/- 38
10 +/- 47
11 +/- 56
12 +/- 56
13 +/- 26
14 +/- 36
15 +/- 64
16 +/- 24
17 +/- 38
18 +/- 28
19 +/- 24
20 +/- 36
21 +/- 21
22 +/- 21
23 *
+/- 84
Total:
945 du
* Note: Affordable housing parcels
Non Residential Uses
•
75,000 sf of R&D, Warehouse
and Light Industrial 90,000 sf
of Office
•
10,000 sf of Office/
Neighborhood-Serving Retail
& Restaurants
•
150-suite Hotel and associated
uses
•
154,000 sf membership
warehouse store
•
40,000 sf of Neighborhood
Retail/Restaurant
•
150 bed Continuing Care
Retirement Community
23 22
21 18
19 20
17 16
P11
P6
P10
P7
P8A
P8B
P5
P4
P9B
P9A
P1
P2
P12A
P12B
15 14
13 12
11 10
9 8
7 3
6 5
4 2
1 C
D
E
A1
A2
A3
B2
B1
F
EXAMPLE TEST FIT
NAPA PIPE DEVELOPMENT PLAN
NAPA PIPE
NAPA REDEVELOPMENT PARTNERS
7 Figure III.2.a -
SAMPLE RESIDENTIAL TEST FIT
III. DEVELOPMENT STANDARDS
III.2 DENSITY AND INTENSITY OF USES
ATTACHMENT 4
Revisions
No.
CITY OF
NAPA
COUNTY OF
NAPA
CALIFORNIA
GRADING PLAN
C-2.1
NAPA PIPE DEVELOPMENT PLAN
NAPA PIPE
NAPA REDEVELOPMENT PARTNERS
9 III.3 MINIMUM NEW GRADES
III. DEVELOPMENT STANDARDS
Figure III.3.a - SITE
ELEVATIONS EXHIBIT
ATTACHMENT 4
NP-IBP:AC
48’
NP-MUR-W:AC
55’
NP-IBP-W:AC
48’
I:AC
35’
The maximum height in the NP-MUR-W:AC district
shall be 55 feet above base finish grade.
The maximum height in the NP-IBP-W:AC district
shall be 48 feet above base finish grade.
The maximum height in the NP-IBP:AC district shall
be 48 feet above base finish grade.
The maximum height in the I:AC district shall be 35
feet above base finish grade.
KEY:
NP-MUR-W:AC D
istrict: See Napa County Zoning Ordinance Ch. 18.66.060. Height Limited to 55’
NP-IBP-W:AC D
istrict: See Napa County Zoning Ordinance Ch. 18.66.140. Height Limited to 48’
NP-IBP:AC District: See Napa County Zoning Ordinance Ch.18.66.230. Height Limited to 48’
I:AC District: See Napa County Zoning Ordinance Ch.18.104.010. Height Limited to 35’
NAPA PIPE DEVELOPMENT PLAN
NAPA PIPE
NAPA REDEVELOPMENT PARTNERS
10 III.4 MAXIMUM HEIGHT PERMITTED BY ZONING ORDINANCE
III. DEVELOPMENT STANDARDS
Figure III.4.a -
MAXIMUM HEIGHT PLAN
ATTACHMENT 4