Chapter 18.08
SPECIAL ZONING DISTRICTS

Sections:

18.08.010    Planned unit development (PD) zoning district.

18.08.020    Individual PD zoning district development standards.

18.08.030    Specific plan (SP) zoning district.

18.08.040    Alexander Valley Resort Specific Plan zoning district development standards.

18.08.010 Planned unit development (PD) zoning district.

A. Purpose and Intent. The purpose of the PD zoning district is to provide flexibility in land use development standards for well-planned developments that conform to the general plan land use provisions and achieve one or more of the following purposes:

1. Permit the clustering of single-family or multifamily dwellings in order to preserve unique features on a property or provide for public parks and/or buildings.

2. Allow master planning of sites with multiple property owners in order to provide predictable land use expectations for individual owners.

3. Allow master planning of large sites over two acres so that the property can be developed in phases, providing predictable land use expectations for each phase of the development.

4. Allow city-initiated PD zoning to achieve goals such as historic preservation, neighborhood conservation, or phasing of development.

B. Establishment of District. A PD zoning district may be combined with any district shown in the residential, commercial or industrial zoning districts in accordance with the provisions of this section and Chapter 18.03. Each PD zoning district shall be numbered. The zoning map shall identify the underlying zoning district and the PD zoning district number (e.g., R-1-P-D/1). A PD zoning district may include more than one underlying zoning district. The application for a PD zoning district shall include development standards for the planned unit development. The standards shall include, but not be limited to, information regarding allowable uses, parking, setbacks, building heights, lot coverage, grading, landscaping, and other issues appropriate to the zoning district.

A PD zoning district may be established as an amendment to this title in accordance with Chapter 18.03 upon application of the property owner or owners or upon recommendation of a majority of the planning commission and/or action of the city council on parcels of land which are suitable for, and of sufficient acreage (minimum two acres), to contain a planned unit development.

C. Permitted Uses. All provisions of the underlying zoning district shall apply unless specifically modified by a preliminary and/or precise development plan. The following modifications to underlying zoning district provisions may be allowed:

1. Clustering of single-family or multifamily dwellings in residential zoning districts in order to preserve unique features on a property or provide for public parks and/or buildings. Development shall not exceed general plan densities; however, clustering may be used to achieve the allowable general plan density for the entire site including the land area of features preserved. Undevelopable lands shall not count toward allowable densities.

2. Master planning of a site or area with multiple property owners in order to provide predictable land use expectations for individual owners. Land uses shall be consistent with underlying general plan land uses; however, residential densities may be distributed throughout the master planned area as if it were a single property.

3. City-initiated PD zoning to achieve goals such as historic preservation, neighborhood conservation, or phasing of development or to:

a. Enhance and preserve unique features on a property, such as historical significance, unusual topographic or physiographic characteristics.

b. Allow provision for or development of parks, public buildings, and public amenities.

D. Variation From Zoning District Regulations. The regulations and requirements of the zoning district with which the PD zoning district is combined shall apply, except as may be modified or changed by the approved development plan or policy statement. In a PD zoning district, the precise development plan approved and adopted by the city council may allow variation from the strict application of zoning district regulations with respect to fences, walls and hedges; screening and landscaping; front and side yards; distances between structures (building separations may be reduced to zero feet; provided, that firewalls are provided per UBC standards); heights; internal street rights-of-way, pavement widths and sidewalks; lot coverage, lot size, and the determination of usable open space. Where variation from lot size is proposed, no more than twenty-five percent of lots in any development may be less than four thousand square feet and no lots may be less than three thousand square feet. All such variations from zoning district regulations shall be noted in the approved development plan. Variations from the following regulations shall not be allowed: residential floor area ratio.

E. Residential Densities. Residential densities in a PD zoning district shall not exceed the residential densities permitted by the general plan, including undevelopable lands as defined. (Ord. 753-2023 § 4 (Exh. A), 2023; Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.08.020 Individual PD zoning district development standards.

The following PD zoning districts have been established by appropriate action of the city council, subject to the following deviations from base zoning district standards. If a preliminary development plan or precise development plan has expired per Chapter 18.03, a new precise and/or preliminary development plan must be filed and approved prior to any use of the property within the PD zoning district.

A. P-D/1 Jefferson Springs. All provisions of the R-1 single-family residential zoning district shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

B. P-D/2 Jefferson Villas. All provisions of the R-1 single-family residential zoning district shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

C. P-D/3 Solar Park. All provisions of the R-3 multifamily residential zoning district as it exists or may be modified shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

D. P-D/4 Kings Valley. All provisions of the R-3 multifamily residential zoning district as it exists or may be modified shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

E. P-D/5 Bandiera Winery.

1. Permitted Uses.

a. Winery with total annual production of fifty thousand cases.

b. Addition to existing winery building to be used exclusively for small wood aging.

c. A small retail sales area.

d. Crushing, fermenting, aging, bottling and shipping of all wine produced as bottled case goods.

2. Operating Provisions.

a. No tasting or tours.

b. Storage and/or fermenting tanks shall not be visible outside of buildings.

c. Maximum of five full-time employees.

d. All company owned equipment shall be parked off street in the crushing-fermenting area.

e. Operating hours during the crushing season shall not exceed a ten- to twelve-hour workday. All other workdays shall be standard eight-hour days.

F. P-D/6 Clover Springs. All provisions of the R-1 single-family residential zoning district shall apply with the following exceptions:

1. The following are the only permitted uses; provided, that uses shall also comply with the permitting requirements set forth in Chapter 18.03, Land Use Permits and Approvals:

a. Single-family dwellings.

b. Accessory buildings.

c. Home occupations.

d. Accessory uses per the R-1 zoning district.

e. Open space/passive parks.

f. Private recreation facilities.

g. Guest quarters/in-law residence.

2. Residential Siting and Planning Design Guidelines.

a. Encroachments into Required Yards. Architectural features such as roof eaves, fireplaces, box-outs, built-in shelves, bay windows and similar features are permitted to extend up to two feet six inches into the minimum front, rear and side yard setbacks.

b. Ground-Level Air Conditioning Unit Screening and Locations. Ground air conditioning units are to be within a fenced yard, or otherwise screened with walls, fencing or landscaping. Air conditioning units that are located within a solid fenced side or rear yard are not required to be screened. Ground-level air conditioning units and their enclosures are permitted within the side or rear yard setback, provided enclosures do not exceed five feet in height and are located at least two feet from the side property line and five feet from the rear property line.

c. Fencing Standards.

i. Side and Rear Yard, Interior Lots. Side and rear yard fencing may be constructed up to six feet in height, as measured from the high side of the fence. The fencing in the side and rear yards shall conform to the privacy fence standard.

ii. Side Yard on Corner Lots. Fencing is permitted in the side yard abutting a street with a minimum setback of eight feet from the back of the property line.

iii. Front Yard. Courtyard walls are permitted in the front yard, up to ten feet from the back of the walk. Courtyard walls encroaching into the required front yard setback may not exceed three feet in height.

iv. Open Space Lots. Open fencing will be utilized along lot edges common to open spaces, as well as to define community areas. Provided regulations contained within the project CC&Rs are complied with, homeowners have the following options for open fencing:

(A) Two-foot knee-high wall (a short masonry wall).

(B) Two-foot knee-high wall with four-foot wrought-iron style fence on top.

(C) Six-foot wrought-iron style fence may be utilized in the side yard areas of open space lots, along interior property lines. Wrought-iron style fencing is to be of a consistent design throughout the project.

(D) A three-and-one-half-foot split rail fence will be constructed as part of the landscaping along Porterfield Creek.

v. Fencing Adjacent to Streets. There are a number of areas within the project that back up to streets that require fencing. The following fencing standards have been established for these areas:

(A) Six-foot wooden barrier fence will be constructed adjacent to Cloverdale Boulevard.

(B) Six-foot perimeter wood fence will be constructed along the Foothills Boulevard landscape corridor and the lots that back up to the existing Hot Springs Road.

All solid wood fences will be painted/stained to be consistent with the criteria established within the CC&Rs for the project.

d. Trash Receptacle Storage. Trash receptacle storage is restricted to the garage within a nonfenced yard, or within a screened area located behind the leading edge of the house.

3. Residential Housing Siting Criteria.

a. Setbacks.

Setbacks	Estate	Premier	Classic
Front Yard, Living Space	15'	15'	15'
Front Yard, Garage Door (3, 7)	18'	18'	18'
Side Yard, Interior (6)	5'	5'	5'
Side Yard, Adjacent to Street (8)	12.5'	12.5'	12.5'
Rear Yard (3, 4, 6)	15'	15'	15'
Building Coverage (5)	50%	50%	50%

b. Height Limit. Maximum building height: thirty-five feet.

c. Attached Shade Structures. All shade structures shall conform to a minimum twelve-foot rear yard setback and a five-foot side yard setback. The three-foot encroachment into the standard fifteen-foot setback shall not be enclosed by more than twenty percent of its perimeter and shall not exceed fifty percent of the required usable rear yard area.

The number of lots within Phase I which would be allowed to utilize this provision for a reduction in the rear yard setback shall be in accordance with the parcels detailed in the August 19, 1997, letter submitted by the Del Webb California Corporation to the city, and in no case shall the number of lots exceed forty percent of the total lot count of Phase I. The number of lots within Phase II which would be allowed to utilize this provision shall not exceed forty percent of the total lot count of Phase I. The number of lots within Phase II which would be allowed to utilize this provision shall not exceed forty percent of the total lot count unless otherwise approved by the city through the adoption of the precise development plan for Phase II.

d. Accessory Structures. Permitted outside of the required front yard; five-foot setback required from a side or rear property line for detached structures; may be further regulated by the project CC&Rs.

e. Off-Street Parking. Two spaces per dwelling unit.

f. Footnotes (Siting Criteria).

i. Lot width is measured eighteen feet from the back of the front property line. Cul-de-sac, elbow lots and lots on curved streets may have a width less than specified provided they meet lot area and building setback requirements.

ii. Required lot depth may be reduced up to ten feet in some cases, provided the lots otherwise meet lot area and building setback requirements. Some examples of such cases are lots on cul-de-sacs or elbows and constrained by trees or natural features.

iii. Driveway length is measured from property line to face of garage door. Architectural projections of up to two feet will be allowed to project into the front and side yard setbacks.

iv. The rear yard setback is exclusive of roof overhangs and architectural projections.

v. Roof overhangs, patios, covered porches, shade structures, driveways, walkways and the like are exempted from the building coverage calculation.

vi. Air conditioning units can encroach up to three feet into the side and rear yard setbacks.

vii. The front yard setback will be staggered a minimum of two feet on every third unit. This requirement will not apply where the street centerline radius is one thousand feet or less, on the bulb area of cul-de-sac lots or on elbow lots.

viii. The measurement for minimum side yard setbacks for corner lots will be taken from the back of the sidewalk. All corner lots will have a minimum corner side yard setback of twelve and one-half feet with the exception of lots 74, 114, 159 and 160 which will have a minimum fifteen-foot setback from the back of the sidewalk. These lots differ in setback due to their location adjacent to a collector or arterial street.

4. Recreation Facility Siting Criteria.

a. Setbacks.

Building Setback from Street Right-of-Way	30'
Building Setback from Adjacent Residential Property Line	30'
Building Setback from Open Space	10'
Outdoor Recreation Facility Setback from Street Right-of-Way	10'
Outdoor Recreation Facility Setback from Residential Lots	10'
Outdoor Recreation Facility Setback from Open Space	10'
Parking Lot Setback from Residential Property Line	25'
Parking Lot Setback from Street Right-of-Way	10'
Building, Parking and Outdoor Recreation Facility Setback from the Flowline of Porterfield Creek	60'

b. Height Limit.

Maximum Building Height

1 story (40')

c. Parking Requirements.

Parking Requirements

1 space/250 sf of building area

G. P-D/7 Rancho de Amigos—Residential Portions. All provisions of the R-1 single-family residential zoning district shall apply to the single-family lots.

Provisions of the R-3 multifamily residential district shall apply to the townhouse portion of the site. All structures built in conformity with the adopting site plan shall be legal conforming structures within the townhouse development.

H. P-D/7 Rancho de Amigos—Shopping Center/Business Park. For the shopping center portion of the site, all provisions of the general commercial (G-C) zoning district shall apply. New development is subject to the architectural design guidelines and sign program on file in the planning department. For the business park portion of the site, an assisted living project is compatible with the business park designation.

I. P-D/8 Furber II. The preliminary development plan for this P-D expired and is null and void.

J. P-D/9 Citrus Gardens. All provisions of the R-3 multifamily residential zoning district as it exists or may be modified shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

K. P-D/10 The Cottages. All provisions of the R-1 single-family residential zoning district shall apply with the following exceptions:

1. Side Yard Setbacks.

a. A minimum separation of twenty feet between two-story wall to two-story wall of adjoining residential units.

b. A minimum separation of fifteen feet between single-story wall to two-story wall of adjoining residential units.

c. A minimum separation of ten feet between single-story wall to single-story wall of adjoining residential units.

2. Height Limitations.

a. All residences placed on Lots 12 through 24 and 42 through 48 of Area I and Lots 140, 141, 154, 155, 166, 167 and 180 of Area II are single story in height. If the height of any residential unit listed above is desired to be increased beyond single story, the applicant shall submit a visual analysis containing a minimum of two cross-sections for each area that extend across the width of the property. The visual analysis shall depict the height and orientation of the residential unit, location of any retaining walls, roads, building pads, and integration of all proposed landscaping. The visual analysis shall be submitted to the planning commission for their review and approval.

3. Open Space.

a. All properties adjoining the northerly property line (Lots 11 through 20) shall maintain a thirty-foot open space buffer area in which no development may occur. “Development” shall include the construction or placement of any permanent structure that would be subject to the issuance of a building permit including, but not limited to, decks, platforms, accessory buildings and swimming pools or the construction of any temporary structure not subject to the building code such as, but not limited to, accessory structures, play equipment and saunas.

L. P-D/11 Ioli Ranch. All provisions of the R-3 multifamily residential zoning district as it exists or may be modified shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

M. P-D/12 Vineyards at Cloverdale. All provisions of the R-1 single-family residential zoning district shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

N. P-D/13 Sunrise Hills. All provisions of the R-1 single-family residential zoning district shall apply. All structures built in conformity with the adopting site plan shall be legal conforming structures.

O. P-D/14 Sunrise Hills II. All provisions of the R-1 single-family residential zoning district shall apply, with the following exceptions:

Setbacks
Front Yard, Living Space	10'
Front Yard, Garage Door	20'
Side Yard, Interior	1-story = 5'; 2-story = 10'
Rear Yard	10' to rear of house or detached garage

P. Repealed by Ord. 711-2016.

Q. P-D/16 Creekside. The following standards adopted with the precise development plan shall apply:

Lot #	Lot Size (sf)	Unit Size (sf)	Lot Coverage	FAR	Front Setback	Right Side Setback	Left Side Setback	Rear Setback
1	3,774	1,858	38%	0.49	21'	5'	4'6"	22'
2	3,774	1,858	38%	0.49	21'	5'	4'6"	22'
3	3,774	1,858	38%	0.49	21'	5'	4'6"	22'
4	3,774	1,858	38%	0.49	21'	5'	4'6"	22'
5	3,650	1,858	39.3%	0.51	21'	5'	4'6"	18'
6	3,798	1,858	37.8%	0.49	21'	5'	5'9"	18'
7	13,000	2,110	11.1%	0.16	24'	26'	5'	47'
8	5,563	1,978	25.6%	0.36	24'	5'	5'	45'
9	8,445	2,406	17.7%	0.28	45'2"	5'	5'	104'
10	36,060	3,713	7.4%	0.10	135'9"	83'	5'	150'

R. Baumgardner Ranch—Detached Single-Family Homes. All development standards of the R-2 district shall apply to the detached single-family lots, with the following exceptions:

1. Minimum lot area: two thousand five hundred square feet;

2. Minimum lot width: fifty feet;

3. Minimum lot depth: fifty feet;

4. *Minimum lot setbacks:

a. Front: five feet;

b. Side: five feet;

c. Rear: five feet.

S. Baumgardner Ranch—Attached Single-Family Homes. All development standards of the R-3 district shall apply to the attached single-family lots, with the following exceptions:

1. Minimum lot area: one thousand two hundred square feet;

2. Minimum lot width: twenty-one and one-half feet;

3. Minimum lot depth: fifty-six feet;

4. *Minimum lot setbacks:

a. Front: two feet;

b. Side: zero feet;

c. Rear: two feet;

5. Minimum distance between buildings: zero feet.

T. Baumgardner Ranch—Multifamily. All development standards of the R-3 district shall apply to the apartments lot, with the following exceptions:

1. Maximum building height forty-one feet, or three stories.

*Building roofs, eaves, and rain gutters are allowed to encroach within setbacks.

(Ord. 737-2020 § 3 (Exh. 2), 2020; Ord. 711-2016 § 4 (Exh. B), 2016; Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.08.030 Specific plan (SP) zoning district.

A. Purpose and Intent. It is the purpose of this section to provide a method for the zoning of lands with adopted specific plans for which customized development and use regulations have been approved by the city council. The creation of a specific plan (SP) zoning district is necessary to provide adequate development flexibility for innovation in residential building types, land use mixes, site design, and development concepts.

B. Applicability. This section shall apply to the properties designated in the Cloverdale general plan land use element as requiring preparation of a specific plan and to any other project site for which the applicant believes that implementation of a specific plan will benefit the project and the city.

All specific plan applications shall be accompanied by a zone change application requesting a change from the existing zoning district to the specific plan zoning district. The specific plan zoning district shall be designated on the zoning map by the symbol “SP” followed by a number to designate the specific plan (e.g., SP-3.1, SP-3.2, etc.). Each specific plan zoning district shall be a logical geographical unit and may include one or more parcels. Any specific plan zoning district may be broken down into subareas for the purpose of assigning specific development standards and regulations.

A specific plan zoning district shall conform to the policies of the general plan designation for the area. The minimum size for a specific plan zoning district shall be five acres. Smaller parcels may be combined in an application to meet minimum qualification for land area.

C. Establishment of a Specific Plan Zoning District. A specific plan zoning district shall be established by recommendation of the planning commission and approval of an ordinance by the city council and include the following information:

1. Identification of the geographical area where zoning district standards and subarea standards shall apply.

2. Description of the intent and character of area development.

3. Identification of environmental mitigation measures and important features to be preserved.

4. Identification of uses permitted and uses requiring conditional use permits.

5. Identification of street and right-of-way standards and easements for provisions of utilities and pathways.

6. Identification of standards for weight and bulk, setback, parking, lot size, percentage of open space and type of landscaping.

D. Adoption of Specific Plan Zoning District. Adoption of a specific plan district shall be as follows:

1. The planning director shall determine that the proposal for a specific plan zoning district includes the information required.

2. The planning director shall propose acceptance of a completed environmental document prepared pursuant to CEQA or shall otherwise demonstrate compliance with CEQA.

3. The planning commission shall hold a public hearing after providing a minimum of ten days’ notice published in a newspaper of local circulation and by mailing first class to the owners of property within three hundred feet of the specific plan area as their names and addresses are shown on the latest adopted county tax roll.

4. The planning commission shall recommend zoning district adoption to the city council through resolution with a minimum affirmative vote of the majority of the total voting membership of the planning commission.

5. The city council shall hold a public hearing in accordance with the notice requirements above.

6. The city council shall adopt a specific plan zoning district by amendment of this title. Any changes proposed by the city council not previously considered by the planning commission must be referred to the planning commission for consideration and recommendation prior to city council action. (Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.08.040 Alexander Valley Resort Specific Plan zoning district development standards.

A. SP-1 Alexander Valley Resort Specific Plan. This section provides regulations and standards for the development of the Alexander Valley Resort Project site and the SP-1 zoning district. All capitalized terms used in this section that are not specifically defined herein shall have the meanings set forth in the Alexander Valley Resort Specific Plan, as amended.

B. Precise Development Plan Required.

1. A Precise Development Plan (“PDP”) shall be required prior to any development in each of the six land use areas in this Plan: Resort/Resort Residential, Recreation/Open Space, Single-Family Residential, Estate Residential, Entry Commercial, and Resort Mixed-Use. Each PDP shall be consistent with the General Plan, the Alexander Valley Resort Specific Plan, and this section. For purposes of Section 18.03.100(A), the Alexander Valley Resort Specific Plan is deemed to be, and shall be considered as, the approved Preliminary Development Plan that would otherwise be required, and no other Preliminary Development Plan shall be required for development in the Alexander Valley Resort Specific Plan area.

2. A visual “gateway” or entrance theme shall be submitted by the Developer and approved by the City prior to or with the first PDP approval. A visual analysis of the rough grading plan for the site, including the grading for the proposed western hill with the serpentine outcropping, shall be prepared prior to or with the first PDP, together with the proposed “gateway” theme.

3. A PDP amendment, in accordance with this section, shall be required for any change to the approved PDP, except for minor changes in Golf Course design and alignment, if applicable.

4. PDPs for all phases of the development may be submitted and approved simultaneously; provided, that no temporary or permanent occupancy permits for the Resort Residential, Single-Family Residential and Estate Residential Units shall be issued until (a) the Resort is substantially complete, as determined by the Community Development Department Director, and (b) a PDP has been submitted to the city for the Recreation/Open Space Area that describes the Developer’s proposal for use of the Recreation/Open Space.

5. Construction of any Golf Course is dependent on the availability of Recycled Water and transportation of that water to the west side of the NWP tracks.

If the Developer is unable to obtain sufficient Recycled Water to develop any Golf Course, or if Developer elects not to develop any Golf Course, Developer shall propose an alternate use for the remaining acreage as provided herein. Such use may require an amendment to the Alexander Valley Resort Specific Plan.

C. Relationship to the Zoning Ordinance. All otherwise applicable provisions of this title shall apply in the SP-1 zoning district, except as specifically modified by this section. In the event of a conflict between other provisions of this title and the provisions of this section, the provisions of this section shall prevail.

D. Pedestrian/Bicycle Trails. Each PDP shall provide for a linked pedestrian/bicycle trail to connect the various development areas of the Specific Plan, and to connect the Specific Plan area to the remainder of the City.

E. Resort/Resort Residential Area.

1. The one-hundred-to-one-hundred-fifty-room hotel and a full-service spa facility will function together as a wine country destination resort (“Resort”) and as the anchor of the Alexander Valley Resort Project. Amenities will include those normally found in a resort complex, including, but not limited to, a restaurant, conference center and gift shop. The Resort shall be consistent with all aspects of the Cloverdale General Plan Destination Commercial land use designation and applicable goals of the Land Use Element.

2. The Resort will be sited on a knoll overlooking Resort/Resort Residential and Recreation/Open Space Areas, capitalizing on Alexander Valley/Russian River vistas. The Resort is assigned a visually prominent location on the Project site and shall be designed to quality resort style standards.

3. The mass of the building(s) shall be broken up by favoring terraced roofs and offsets in wall planes. The maximum height of buildings for the Resort complex shall be sixty-two feet above ground level, including towers and similarly distinct architectural elements.

4. The spa shall be confined within the Resort complex. Outdoor facilities, to include a swimming pool and other recreational activity areas, shall be sited and buffered to reduce noise intrusion on the Resort.

5. Parking areas shall be off street, landscaped and screened from view. The Resort complex, the Resort Residential Units and the Recreation/Open Space Area facilities may share parking areas, based on and subject to a shared parking analysis, using Urban Land Institute or similar methodologies, that have been approved by the City’s Community Development Department Director.

6. Resort Residential Units shall meet the requirements of the R-2 or R-3 Multifamily Residential Zoning Districts as they exist or may be modified.

7. The PDP for the Resort/Resort Residential Area shall conform to Specific Plan policies to mitigate impacts from the adjoining industrial area.

8. An Acoustic Study shall be submitted with the PDP for the Resort Residential Units, and building assemblies shall be designed so that interior noise levels shall not exceed forty-five dBA inside all living units.

F. Recreation/Open Space Area.

1. The Recreation/Open Space Area may be developed with a Golf Course, with agricultural uses, with an alternate recreation use approved by the City Council, or preserved as open space.

2. If the Recreation/Open Space Area is developed with a Golf Course, it should include multiple tee areas providing varying lengths, a clubhouse, practice facilities, and maintenance areas. Any Golf Course should be open to golf club members, guests of the Resort and the general public on a daily fee basis.

3. Recreation/Open Space Area Uses and Building Structures.

a. Maximum height of the Recreation/Open Space Area building shall be thirty-five feet.

b. Allowable uses are Golf Course facilities, including Golf Course management offices, pro shop, men and women’s locker rooms, restaurant and banquet facilities, and golf cart storage; picnic areas; other resortcompatible uses that the City Council may approve subject to a conditional use permit; and preserved open space. Any expansion or change after PDP approval shall require a PDP amendment.

c. The PDP shall provide adequate parking to serve peak demand for banquet or similar activities, if applicable. The Recreation/Open Space Area may share parking areas with the Resort complex and the Resort Residential Area based on and subject to a shared parking analysis, using Urban Land Institute or similar methodologies, that has been approved by the City’s Community Development Department Director.

4. Maintenance Facilities.

a. Maximum height of any maintenance building structures shall be twenty-four feet.

b. All maintenance and activity equipment storage shall be within enclosed buildings, except for sand, gravel and similar bulk construction materials, which shall be screened from public view with fences, landscaping, buildings or similar features.

5. The Natural Resource Preserve Area shall meet all applicable requirements of the Alexander Valley Resort Specific Plan.

6. Accessory structures, including snack shop, restrooms and a maintenance building, shall be allowed.

7. All improvements shall conform to the “gateway” design concept.

8. A minimum twenty-foot front setback with City-approved landscaping is required for all development along Asti Road.

G. Single-Family Residential.

1. Single-Family Residential Units shall meet the requirements of the R-2 Zoning District, as it exists or may be amended, except that lot sizes may be reduced to four thousand square feet and the lot width, depth and setback requirements reduced based on the Zoning Ordinance PUD Permit provisions in Section 18.03.130. No more than one dwelling unit may be built on each lot.

2. A visual analysis shall be submitted with the PDP application for the SingleFamily Residential Area. Steps to minimize views of houses from the City shall be detailed.

3. Site and building design shall conform to the gateway design concept.

4. A PDP amendment shall be required for any addition to or expansion of housing units after initial construction, including accessory structures.

H. Estate Residential.

1. Estate Residential Units shall meet the requirements of the R-1 Zoning District, except that setbacks and lot sizes may be modified to save significant trees and oak forest groupings.

2. A visual analysis shall be submitted with the PDP application for the Estate Residential Area. Steps to minimize views of houses from the City and Alexander Valley shall be detailed.

3. An arborist report shall be provided with PDP submittal. The report shall identify significant individual trees and significant groupings of trees (oak forest). Houses and lots shall be sited to preserve trees and forest groupings to the extent possible.

4. A PDP amendment shall be required for any addition to, or expansion of, housing units after initial construction, including accessory structures and removal of significant trees identified in the arborist report.

I. Entry Commercial.

1. An entry design theme and visual analysis shall be submitted with the PDP application for the Entry Commercial Area. Design shall include a visual buffer, such as landscape and berms, between Asti Road and the development on the site.

2. Design shall conform to the “gateway” design concept.

3. Entry Commercial development shall meet the requirements of the G-C Zoning District, except that minimum twenty-foot front, side, and rear setbacks with Cityapproved landscaping are required for all development along Asti Road. Additionally, the following uses shall be permitted by right:

a. Administrative and Executive Offices.

b. Clerical and Professional Offices.

c. Restaurants (with alcoholic beverage service; with indoor and outdoor seating; with catering operations; no on-site entertainment without City approval).

d. Wine Tasting Facility.

Service stations, drive-through uses and internally illuminated signs shall not be allowed.

4. A PDP amendment shall be required for any expansion of buildings after initial construction. A use permit shall be required for any uses that require a use permit in the G-C Zoning District (or any successor zoning district), with the exception of the permitted uses listed in subsection (I)(3) of this section.

J. Resort Mixed-Use.

1. A design compatibility analysis shall be submitted with the PDP application for development in the Resort Mixed-Use Area, to ensure that development in the Resort Mixed-Use Area is compatible with the Resort/Resort Residential and Entry Commercial Areas.

2. Uses.

a. The following uses shall be permitted by right in the Resort Mixed-Use Area, subject to the PDP requirement set forth in subsection (B)(1) of this section:

i. Automobile rental agencies (excluding outdoor storage of vehicles not for on-site rental).

ii. Educational Institutions involving culinary, viticulture and brewing arts, schools and instructional programs.

iii. Gymnasiums, Athletic and Health Clubs, Spas and similar commercial recreation uses.

iv. Hotels (thirteen rooms or more).

v. Restaurants with Bar/Cocktail Lounges (but not including fast-food restaurants or drive-through restaurants).

vi. Specialty grocery markets and food stores up to five thousand square feet.

b. In addition, and except as otherwise set forth above, those uses set forth in Table 18.06.030-A for the Industrial Park (M-P) Zoning District shall be permitted in the Resort Mixed-Use Area, subject to applicable conditional use permit requirements as set forth therein. Where a Plot Plan is required for any use allowed under the M-P zoning requirements, the PDP required under this SP-1 zoning designation shall serve as the required Plot Plan, and no other Plot Plan shall be required.

c. In addition, and except as otherwise set forth above, the following uses shall also be permitted subject to the limitations set forth in Table 18.05.030-A for the General Commercial (G-C) Zoning District, and subject to applicable conditional use permit requirements as set forth therein:

i. Antique collections and shops.

ii. Arts and crafts stores.

iii. Artist and photographic studios and galleries (including the accessory sale of artwork).

iv. Bakeries.

v. Barber and beauty shops.

vi. Bicycle shops.

vii. Book shops and stationery stores.

viii. Candy stores.

ix. Clothing stores.

x. Commercial recreation facilities (outdoor).

xi. Flower shops.

xii. Furniture and home goods.

xiii. Gift shops.

xiv. Jewelry stores.

xv. Liquor stores.

xvi. Medical Services.

xvii. Off-Street Parking Facilities (subject to conditional use permit).

xviii. Outside Sales or Display Areas (for uses allowed in the underlying zoning district).

xix. Toy stores.

xx. Transportation terminals and providers, including livery and shuttle services (subject to conditional use permit).

xxi. Wine/Beer Tasting/Sampling and Sales.

xxii. Accessory uses (located on the same site as a permitted use).

xxiii. Other uses similar to, and no more objectionable than, the uses identified above, as determined by the Planning Commission.

Where a Plot Plan is required for any of the above uses under the G-C zoning requirements, the PDP required under this SP-1 zoning designation shall serve as the required Plot Plan, and no other Plot Plan shall be required.

d. The following uses are not permitted in the Resort Mixed-Use Area:

i. Automobile Service Stations/Gasoline Service Stations.

ii. Sales and repair of automobiles, light trucks, boats, campers, and motorcycles; car washes; tire sales and service.

iii. Bar/Cocktail Lounges without food service.

iv. Bowling alleys.

v. Drive-In Restaurants.

vi. Drive-Through Facilities.

vii. Hardware stores.

viii. Internally illuminated signs.

ix. Motion picture theaters.

x. Multi-line traditional shopping centers with major anchor tenants.

xi. Multi-tenant, freeway-oriented strip mall type facilities.

xii. Drug Store/Pharmacies not related to medical, dental or related health services permitted above.

xiii. Residential (temporary lodging permitted as provided herein).

xiv. Variety superstores and big box stores.

3. The development standards for the Resort Mixed-Use Area shall be those set forth below in Table 18.08.040-A. Where the applicable development standard is set forth below as a range, the applicable standard shall be a specific standard within the range, as determined by the City Council at the time of approval of the required PDP.

Table 18.08.040-A
Site Development Standards for Resort Mixed-Use District

Lot Area (Minimum)	6,000'—20,000'
Lot Width (Minimum)	60'—100'
Lot Depth (Minimum)	100'
Front Setback (Minimum)	15'
• Asti Road (Must Include City-approved Landscaping)	20'
Side Setback (Minimum)
• Interior	0'
• Street Side	10'—15'
• Asti Road (Must Include City-approved Landscaping)	20'
Rear Setback (Minimum)	10'
• Asti Road (Must Include City-approved Landscaping)	20'
Lot Coverage (Maximum)	60%
Building Height (Maximum)	35'—50'

4. A PDP amendment shall be required for any expansion of buildings after initial construction. (Ord. 725-2018 § 3 (Exh. 1), 2018: Ord. 703-2016 § 3 (Exh. A), 2016: Ord. 698-2015 § 3 (Att. 1) (part), 2015)