Calistoga Municipal Code Art. III PD 2011-02 (Silver Rose Resort)

Planned Development District PD 2011-02 regulates development of approximately 22.5 acres of land (APN #s: 011-050-035; 011-050-036; 011-050-037; 011-050-039; and 011-050-040) located at the northeast intersection of Rosedale Road and Silverado Trail, as shown on the Zoning Map of the City of Calistoga, California, dated February 2003, and as legally described on Exhibit One to this article, which legal description is on file with the City of Calistoga Planning Department. Planned Development District PD 2011-02 is important to the community, as it regulates the coordinated development of approximately 22.5 contiguous acres of land located at a key entrance to the community in an area of outstanding natural beauty, which is surrounded by open space, with a view of Mt. Washington located to the south across Silverado Trail. Therefore, development of PD 2011-02 shall be visually sensitive to the rural scale of the subject parcels and their surroundings. Unless otherwise provided below, all proposed uses in PD 2011-02 shall require a use permit. For the purposes of this section, a use permit shall be used interchangeably to also mean a planned development permit. Development shall be in conformance with the regulations in this article.

(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)

Uses allowed in PD 2011-02 are shown as follows:

A. Uses Allowed Without a Use Permit.

1. Light agricultural uses including, but not limited to, horticulture, floriculture, viticulture, apiaries, and related uses, not to include stockyards or commercial feeding of animals;

2. Detached single-family dwellings on individual lots;

3. Home occupations in accordance with Chapter 17.43 CMC;

4. Uses determined by the Planning Commission to be similar in nature, as provided in the procedures in Chapter 17.03 CMC.

B. Uses Requiring a Use Permit.

1. Visitor accommodations and similar related ancillary services which are subordinate to the visitor accommodations use of the lands covered by PD 2011-02. Related ancillary services include, but are not limited to, recreational uses, including private recreational clubs, and conference facilities;

2. Spa and fitness facilities to include mineral baths, massage, and similar related services for guests of visitor accommodations on the lands covered by PD 2011-02 and for the general public;

3. Wineries; provided, that 75 percent of the wine produced at the winery is made with fruit grown within the County of Napa;

4. Retail that is subordinate to the visitor accommodation, residential winery and spa facilities on the lands covered by PD 2011-02;

5. Restaurant, including a bar, provided the sale of alcoholic beverages is subordinate to food service on the lands covered by PD 2011-02;

6. Geothermal activity (exploration, development and use);

7. Private and public events;

8. Short-term rental of single-family homes when rented though the hotel/resort operator, or HOA, or entity hired and approved by the HOA;

9. Uses determined by the Planning Commission to be similar in nature as provided in the procedures in Chapter 17.03 CMC.

C. Allowed Accessory Buildings and Uses.

1. Accessory buildings, such as a detached garage and storage shed, workshop, or similar buildings, which are clearly incidental and subordinate to buildings which are allowed with or without a use permit, are allowed without a use permit.

2. Uses which are clearly incidental and subordinate to uses allowed with or without a use permit are allowed without a use permit.

3. Minimum setbacks for accessory buildings and structures shall comply with the standards provided in Chapter 17.38 CMC, except that no accessory building or structure shall be located within 30 feet from Silverado Trail right-of-way.

D. Prohibited Uses. Uses not specified in subsections (A) through (C) of this section are prohibited.

(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)

Height limit of buildings and structures in PD 2011-02 shall be 35 feet, unless otherwise provided in Chapter 17.38 CMC.

(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)

Development standards in PD 2011-02 are as follows:

A. Minimum Lot Area Requirements.

1. Single-family residential lots, 6,500 square feet;

2. Resort lot, 13 acres.

B. Minimum Lot Width Requirement.

1. Single-family residential lot width, 60 feet;

2. Resort lot, 1,000 feet.

C. Minimum setbacks shall be as follows, unless otherwise provided in this section:

1. Front yard:

a. Single-family residential lots, eight feet. In no case shall be less than 30 feet from the Silverado Trail right-of-way and 20 feet from Rosedale Road right-of-way;

b. Resort lot, 30 feet from the Silverado Trail right-of-way, except on-site parking may project into the required Silverado Trail setback, but in no case shall be less than 20 feet from the Silverado Trail right-of-way. All parking shall be sufficiently screened from Silverado Trail.

2. Side yard:

a. Single-family residential lots, five feet, except that structures exceeding 15 feet in height shall not have a side yard setback less than one-half the height of the building. In no case shall a side yard be less than five feet or required to be more than 20 feet; and in no case shall be less than 30 feet from the Silverado Trail right-of-way and 20 feet from Rosedale Road right-of-way.

b. Resort lot, five feet, except that structures exceeding 15 feet in height shall not have a side yard setback less than one-half the height of the building. In no case shall a side yard be less than five feet or required to be more than 20 feet.

3. Rear yard:

a. Single-family residential lots, 10 feet, with a minimum of 20 feet from the Rosedale Road right-of-way and 30 feet from the Silverado Trail right-of-way.

b. Resort lot, 20 feet from Rosedale Road right-of-way.

D. Lot Coverage. Maximum coverage by all buildings or structures, including accessory structures:

1. Single-family residential lots, 50 percent;

2. Resort lot, 25 percent.

E. Parking Requirements. Unless otherwise provided in an approved use permit or planned development permit, on-site parking, loading and circulation shall comply with the standards in Chapter 17.36 CMC.

(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)

Design review shall be required for all buildings or structures requiring a use permit in this section. Administrative design review shall be required for all single-family dwellings. Allowed accessory buildings shall also require design review for structures or buildings 220 square feet or larger in size. Buildings and structures must be harmoniously integrated with development of the parcels to minimize their impacts on adjacent property, including the design and location of buildings, lighting, equipment to enhance the comfort of customers dining outdoors, and landscaping.

(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)

A. The Planning and Building Department shall have the authority to administratively interpret, modify and approve minor construction, remodels or renovations and modifications generally consistent with the stated purpose and objectives as specified in PD 2011-02.

(Ord. 681 § 2, 2012)