Chapter 18.14
SP-1 ZONING DISTRICT

Sections:

18.14.010    SP-1 Alexander Valley Resort.

18.14.010 SP-1 Alexander Valley Resort.

A. Purpose. This section addresses applicable regulations and standards for the development of the Alexander Valley Resort project site.

B. Precise Development Plan Required.

1. A precise development plan shall be required prior to any development in each of the six land use designations in this plan: resort hotel/spa, golf course, resort residential, single-family residential, estate residential, and entry commercial. Each precise development plan shall be consistent with the Alexander Valley Resort Specific Plan and the phasing provisions of subsections (B)(5) and (B)(6) of this section.

2. A visual gateway or entrance theme shall be submitted by the developer and approved by the city prior to or with the first precise development plan 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 precise development plan, together with the proposed gateway theme.

3. A precise development plan amendment, as specified in this section, shall be required for any change to the approved precise development plan, except for minor changes in golf course design and alignment.

4. The project shall meet all requirements of the Cloverdale Inclusionary Housing Ordinance (Chapter 18.12, Inclusionary Housing and Density Bonuses) as it exists or is amended.

5. Precise development plans 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) an occupancy permit is issued for the hotel; and (b) nine holes of the golf course, west of the NWP rail line, are complete.

6. Construction of the first nine holes of the golf course is dependent on the availability of recycled wastewater (“recycled water”), transportation of that water to the west side of the NWP tracks, annexation to the city of Cloverdale, and city entitlements. The timing of the construction of the second nine holes contemplated by this specific plan (“regulation course”) is dependent, in part, on the rescission or expiration of the Williamson Act contract (“contract”) on a portion of the project property that is included as a part of the second nine holes, the availability of recycled water and obtaining permanent railroad crossing rights from the North Coast Railroad Authority (“crossing rights”).

If the developer is unable to achieve rescission of the contract, obtain sufficient recycled water, and/or obtain crossing rights in a timely manner, so as to allow for completion of the regulation course, the developer shall amend the precise development plan for the golf course to provide for a nine-hole course, including a driving range and clubhouse, on property owned by the developer that is not subject to the contract, dependent on recycled water, or dependent on crossing rights (“nine-hole course”). The developer shall propose an alternate use for the remaining acreage. Such use may require an amendment to the Alexander Valley Resort specific plan.

C. Relationship to the Zoning Ordinance. All provisions of the Cloverdale zoning ordinance shall apply in the SP-1 zoning district, except as specifically modified by this section.

D. Pedestrian/Bicycle Trails. Each precise development plan shall provide for pedestrian/bicycle trails to complete the trails system identified in the specific plan.

E. Resort Hotel/Spa. The one-hundred- to one-hundred-fifty-room hotel, including a full-service spa facility, will function together as a wine country destination resort and as the anchor of the Alexander Valley Resort project. Amenities will include, but not be limited to, a restaurant, conference center and gift shop normally found in a resort complex. 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 and community design elements.

The hotel will be sited on a knoll overlooking resort residential and golf course areas and capitalizing on Alexander Valley/Russian River vistas. The European wine country style architectural theme described in this specific plan shall be consistent throughout the resort. The hotel is assigned a visually prominent location on the project site and shall be designed to quality resort style standards. The mass of the building(s) shall be broken up by favoring terraced roofs and offsets in wall planes. The maximum height for the hotel shall be sixty-two feet above ground level, including towers and similarly distinct architectural elements. The spa shall be confined within the hotel complex. Outdoor facilities, consisting of a swimming pool and other recreational activity areas, shall be sited and buffered to reduce noise intrusion on the hotel.

Parking areas shall be off-street, landscaped and screened from view. It is anticipated that parking for the resort complex, the resort residential units and the golf course facilities will share parking areas, particularly during off-peak hours. For example, the hotel may use golf club parking in the evening when the golf course is not in use.

F. Golf Course.

1. The Alexander Valley Golf Club will be a regulation eighteen-hole golf course, with multiple tee areas providing varying overall lengths up to six thousand five hundred yards. A clubhouse, practice facility and maintenance area, natural resource preserves, and pedestrian/bicycle trails are included as a part of the golf course project. The Alexander Valley Golf Club will be open to golf club members, guests of the resort and the general public on a daily fee basis.

2. Clubhouse Uses and Standards.

a. Maximum height of the clubhouse building shall be thirty-five feet.

b. Allowable uses are golf course management offices, pro shop, men and women’s locker rooms, restaurant and banquet facilities and golf cart storage. Any expansion or change after precise development plan approval shall require a precise development plan amendment.

c. The precise development plan for the golf clubhouse shall provide adequate parking to serve peak demand for banquet activities and shall include parking that complies with the city of Cloverdale standards. Shared parking may be proposed between golfing and banquet facilities if the uses have different peaking characteristics. Shared parking may only be allowed based on a shared parking analysis, using Urban Land Institute or similar methodologies, and approved by the city’s community development department director.

3. Practice Facilities.

a. The practice facilities, which include a driving range and a putting green, will be sited so as to buffer the hotel and resort residential areas from the adjacent industrial uses.

b. The driving range will be recessed from the hotel site and heavily buffered, on all sides, by landscaping.

c. Protective netting will be installed to protect adjacent uses from errant golf balls.

4. Maintenance Facilities.

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

b. All activities and 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. Natural resource areas shall meet requirements of the Alexander Valley Resort specific plan.

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

7. All golf course improvements shall conform to the gateway design concept.

G. Resort Residential.

1. Resort residential units shall meet the provisions of the R-CT or R-3 multifamily residential zoning districts as they exist or may be modified.

2. The precise development plan for resort residential shall conform to specific plan policies to mitigate impacts from the adjoining industrial area.

3. An acoustic study shall be submitted, and building assemblies shall be designed, so that interior noise levels shall not exceed forty-five dBA inside all living units.

H. 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. No more than one dwelling unit may be built on each lot.

2. A visual analysis shall be submitted with the precise development plan application for the single-family 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 precise development plan amendment shall be required for any addition to or expansion of housing units after initial construction, including accessory structures.

I. 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 precise development plan 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 precise development plan 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 precise development plan 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.

J. Entry Commercial.

1. An entry design theme and visual analysis shall be submitted with the precise development plan 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 C-G zoning district. Additionally, the following uses shall be permitted by right:

a. Restaurants: without entertainment:

i. Serving alcoholic beverages;

ii. With indoor and outdoor seating;

iii. With catering.

b. Wine tasting facility.

c. Administrative and executive offices.

d. Clerical and professional offices.

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

4. A precise development plan 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 C-G zoning district, with the exception of the permitted uses listed in subsection (J)(3) of this section. (Ord. 671-2009 § 3 (Exh. A), 2009)