Calistoga City Zoning Code
CHAPTER 17
24 PD PLANNED DEVELOPMENT DISTRICT
§ 17.24.010 Purpose.
The purpose of the planned development district is to provide locations for well-planned developments that conform with the General Plan. The planned development provisions are intended to combine General Plan compliance with good zoning practices while allowing certain desirable departures from the strict application of individual zoning district regulations.
(Ord. 719 § 2, 2015)
§ 17.24.020 Base and combining PD districts.
A.
A PD may be established as a base district or as a combining district. When used as a combining district, the PD designation may be combined with any base zoning district.
B.
A combined planned development district shall be designated by the letters PD following the base district designation. A base district shall be designated by PD and the number of the planned development district.
(Ord. 719 § 2, 2015)
§ 17.24.030 Uses permitted.
A planned development may include a multiplicity of land uses, provided as follows.
A.
In the case of a PD combining district, such uses would normally be permitted by the base zoning district.
B.
In the case of a PD base district, such uses are allowed by the applicable General Plan land use designation(s) and policies.
(Ord. 719 § 2, 2015)
§ 17.24.040 Allowed variations from standards.
A.
In approving a development plan associated with a PD combining district, the Planning Commission and City Council may require or allow variations from development standards for the district with which it is combined such as building height, lot coverage, parking, landscaping and lot sizes and dimensions.
B.
Standards for lot area and dimensions, coverage, yards, building heights, landscaping and parking for uses in a PD base district shall be the standards of the zoning district governing uses most similar in nature and function to the uses proposed in the PD district. Exceptions to these standards may be allowed by the Planning Commission and the City Council when it can be demonstrated that such modified standards would result in more desirable development and are warranted in terms of the relationship of the total proposed development or units thereof in the General Plan.
(Ord. 719 § 2, 2015)
§ 17.24.050 Application requirements.
An application for a PD district classification shall be accompanied by:
A.
A written and/or diagrammatic project description that provides sufficient information to evaluate the merits of the proposed reclassification.
B.
A site features map depicting the project site's existing topography, structures and natural features, including areas of significant vegetation, and properties within 300 feet of the site.
C.
A statement as to how the proposed project will comply with the City's inclusionary housing requirements, if ownership residences are proposed.
D.
In the case of a PD base district, proposed district regulations including:
1.
Principal permitted uses.
2.
Accessory uses.
3.
Uses permitted by conditional use permit.
4.
Development standards.
a.
Minimum lot area.
b.
Minimum lot width and depth.
c.
Maximum density.
d.
Minimum setbacks for principal and accessory buildings, including yard setbacks from adjacent properties and between differing uses.
e.
Maximum building heights for principal and accessory buildings.
f.
Maximum lot coverage for structures.
g.
Accessory building requirements, including setbacks, height limits and location.
h.
Parking requirements.
i.
Design guidelines.
j.
Additional standards as determined by the Planning and Building Director.
E.
In the case of a PD combining district, any proposed variations from the development standards of the base district with which it is being combined.
F.
A development plan that identifies the following:
1.
Proposed land uses by type, acreage, residential densities and nonresidential uses, expressed in gross square footage of floor area.
2.
The proposed circulation pattern, indicating both public and private vehicular and pedestrian ways, preliminary locations and widths of streets and alleys, and estimated traffic generation as it affects public streets within and adjacent to the project.
3.
Site features that influence the development of the site.
4.
A preliminary grading and drainage plan.
5.
Preliminary elevations of proposed buildings and structures from major vantage points.
6.
If a phased development, each phase shall be indicated including location, structures, infrastructure and timing.
7.
A statement of provisions for ultimate ownership and maintenance of all parts of the development, including streets, structures, hillside areas (if such exist) and open spaces.
8.
Any other information that the Planning and Building Director determines to be necessary to properly evaluate the project.
G.
The Planning and Building Director may waive any of the above required information items if, in their opinion, they are unnecessary or unreasonable under the circumstances.
(Ord. 719 § 2, 2015)
§ 17.24.060 Review of proposed PD district.
A.
The Planning Commission shall hold at least one public hearing on a proposed PD district, including all of its application materials. The Commission shall make a recommendation to the City Council that the PD district and its development plan be approved, approved in modified form, or denied.
B.
In recommending approval of an ordinance adopting a PD district, the Commission shall make the following findings:
1.
The PD district is consistent with the General Plan and with the purposes of the zoning code.
2.
The project will have a beneficial effect that could not be achieved under other zoning districts.
3.
Any variations from standard zoning development standards are warranted by the design and amenities incorporated in the project's development plan.
C.
The City Council shall hold at least one public hearing on a proposed PD district and its development plan after receipt of the Planning Commission's recommendation. In approving an ordinance adopting a PD district, the Council shall make the same findings required for the Planning Commission.
D.
Approval by the Council of a planned development district shall constitute that body's approval of the associated development plan which shall be, by reference, incorporated into and become a part of the planned development district. The approved development plan shall govern all development on the site.
E.
Any planned development district shall be subject to all adopted conditions and shall be exempted from other provisions of this title only to the extent specified.
(Ord. 719 § 2, 2015)
§ 17.24.070 Modifications to development plan.
Modifications to an approved development plan shall be submitted for review and action by the Planning Commission, except that minor modifications that do not increase the project's approved density or change the approved uses may be approved by the Planning and Building Director.
(Ord. 719 § 2, 2015)
§ 17.24.080 Approval period and extensions.
A.
Development plan approval shall be valid for two years from the date of the Council's final action.
B.
The commencement of a development plan's first phase shall constitute initiation of the planned development project.
C.
A one-year time extension of a development plan's approval may be approved by the Planning Commission upon a finding that circumstances justify an extension. A longer time extension may be approved by the City Council.
D.
In the circumstance of combined and simultaneous filing with other applications with longer approval periods (i.e., subdivisions, development agreements) the approval of the development plan shall be extended to coincide with the longer term, but in no case shall the development plan be extended more than 10 years.
(Ord. 719 § 2, 2015)
§ 17.24.090 Termination of PD districts.
If construction specified in a development plan has not commenced within two years after the establishment of a PD district and the approval of its development plan by the City Council, or following the expiration of any time extensions, the City Council may consider reclassifying all or part of the area to the original zoning district or other district(s) deemed appropriate by the Council.
(Ord. 719 § 2, 2015)
§ 17.24.120 Purpose.
This planned development district regulates development of a two-acre parcel of land located at 333 Silverado Trail (APN 011-050-031), and a 7.37-acre parcel of land located at 345 Silverado Trail (APN 011-050-032), as shown on the Zoning Map of the City of Calistoga, California dated February 5, 1991, as amended. The "PD 2002-2 Maxfield Planned Development District" is important to the community, as it contains two large parcels located at a key entrance to town in an area of outstanding natural beauty and surrounded by open space and Mt. Washington as a unique backdrop. Therefore, development of this planned development district shall be visually sensitive to the rural scale of the parcel and its surroundings. Unless otherwise provided below, all proposed uses in this planned development district shall require a use permit. Development shall be in conformance with the following regulations.
(Ord. 595 § 2, 2003; Ord. 726 § 2, 2016)
§ 17.24.130 Uses allowed.
A.
Uses Allowed without a Use Permit.
2.
In APN 011-050-031, light agricultural uses including, but not limited to, horticulture, floriculture, viticulture, apiaries, and related uses, not to include stockyards or commercial feeding of animals.
C.
Allowed Accessory Uses. Accessory buildings and uses that are clearly incidental and subordinate to the main use, such as a detached garage, storage shed, workshop, or similar building; provided, that no accessory use shall be established or accessory building constructed prior to the construction of a main building, or on a lot separate from the main building. 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 in the required front setback.
(Ord. 595 § 2, 2003; Ord. 726 § 2, 2016; Ord. 729 § 2.5, 2017)
§ 17.24.140 Height limits.
The height of buildings and structures in APN 011-050-031 shall be no greater than 30 feet, unless otherwise provided in Chapter 17.38 CMC. The height of buildings and structures in APN 011-050-032 shall be no greater than 28 feet, unless otherwise provided in Chapter 17.38 CMC.
(Ord. 595 § 2, 2003; Ord. 726 § 2, 2016)
§ 17.24.150 Development regulations.
§ 17.24.160 Design review requirements.
Design review shall be required for all buildings or structures requiring a use permit in this section. Allowed accessory buildings shall also require design review for structures or buildings 120 square feet or larger in size.
(Ord. 595 § 2, 2003; Ord. 726 § 2, 2016)
§ 17.24.170 Purpose.
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)
§ 17.24.180 Uses allowed.
Uses allowed in PD 2011-02 are shown as follows:
A.
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;
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.
(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)
§ 17.24.190 Height limits.
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)
§ 17.24.200 Development regulations.
Development standards in PD 2011-02 are as follows:
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.
(Ord. 648 § 2, 2008; Ord. 681 § 2, 2012)
§ 17.24.210 Design review requirements.
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)
§ 17.24.220 Minor modifications of PD 2011-02.
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)
§ 17.24.260 Purpose.
This planned development district shall regulate development of a 25.86-acre parcel of land (APN 011-050-034) generally located on the south side of Silverado Trail between Brannan Street and Rosedale Road, as shown on the Zoning Map of the City of Calistoga, California, dated November 18, 2003. This planned development district is important to the community, as it is a large parcel located at a key entrance to the community, and in an area of outstanding natural beauty containing creeks and mature trees. This planned development district is also located adjacent to Mt. Washington, and to Calistoga Springs and Chateau Calistoga Mobile Home Parks where significant views of the Palisades mountain range exist across the parcel.
To encourage high quality development and conservation of significant natural resources, future development of this planned development district shall implement the General Plan policies relating to the site. Development shall be sensitive to the rural scale of the subject parcel and its surroundings to include, but not be limited to, preserving natural vegetation and trees, protecting scenic vistas from adjoining property, providing sufficient setbacks from creeks, maintaining on-site drainage and minimizing grading. Development shall also be clustered so as to avoid deleterious impacts on adjacent land uses, particularly the mobile home parks, to include the careful placement of mixed land uses, equipment that generates noise, lighting, landscaping, and building location. Architectural design shall generally be low-scale, consistent with the rural traditions of the area and the Silverado Trail gateway to Calistoga, and adequate landscaping shall be provided to blend the natural and built elements of this parcel.
Unless otherwise provided below, all proposed land uses and development in this planned development district shall require a use permit and shall be in conformance with the regulations provided in this section.
(Ord. 597 § 2, 2003)
§ 17.24.270 Permitted uses.
A.
Uses permitted in this planned development district are shown as follows and shall require a use permit:
1.
Visitor accommodations such as a hotel, motel or inn, including recreational uses, administrative offices, conference facilities, and similar related ancillary services that are subordinate to the primary transient use of the parcel;
2.
Spa facilities including mineral baths, massage, and similar related services for guests of an on-site visitor accommodation or for the general public;
3.
Retail that is subordinate to the primary visitor accommodation and/or spa facilities on the site;
4.
Restaurant, including a bar, provided the premises are licensed by the California Department of Alcoholic Beverage Control and the sale of alcoholic beverages is subordinate to food service on the site;
B.
Allowed Accessory Uses. Accessory buildings and uses that are clearly incidental and subordinate to the primary use, such as a storage shed, laundry room, or similar building; provided, that no accessory use shall be established or constructed prior to the construction of a main building, or on a lot separate from the main building. 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 in the required front setback or within 60 feet from Silverado Trail or 20 feet from Brannan Street.
(Ord. 597 § 2, 2003)
§ 17.24.280 Development regulations.
Development standards in Planned Development District – PD 2003-1 are as follows:
A.
Height limit of buildings and structures shall not exceed 30 feet, unless otherwise provided in Chapter 17.38 CMC.
B.
Minimum lot area shall be 25.86 acres. The minimum lot area may be reduced commensurate with the amount of land dedicated for the development of affordable housing to lower-income households, but in no case shall the lot area be less than approximately two acres.
C.
Minimum setbacks shall be as follows, unless otherwise provided in this section:
1.
Front yard (Silverado Trail): 60 feet;
2.
Street side yard (Brannan Street): 20 feet;
3.
Interior side yard: 10 feet, except that structures exceeding 15 feet in height shall not have an interior side yard setback less than one-half the height of the building. In no case shall a side yard be less than 10 feet or required to be more than 20 feet;
4.
Rear yard: 20 feet.
D.
Maximum coverage of a lot by all buildings or structures, including accessory structures, shall be 25 percent.
E.
Parking Requirements.
1.
On-site parking, loading and circulation shall comply with the standards contained in Chapter 17.36 CMC.
2.
On-site parking may project into the required front yard setback, but in no case shall be located within 20 feet from the property line adjacent to Silverado Trail. Where on-site parking is located between 20 and 60 feet from Silverado Trail, the parking shall be sufficiently screened from view from the public right-of-way.
(Ord. 597 § 2, 2003)
§ 17.24.295 Design review requirements.
Design review shall be required for all buildings or structures requiring a use permit, subject to the following guidelines:
A.
Accessory buildings or structures 220 square feet or larger in size shall require design review;
B.
Buildings and structures shall be designed to reflect the traditional low-rise rural character of the Silverado Trail gateway to the community to include, but not be limited to, grouping development to enhance the use of open space and protect natural resources, reducing the visibility of buildings and parking areas with landscaped berms or similar methods, implementing low- to moderate-pitched roofs, and using natural building materials and colors that blend into the surroundings;
C.
Maintain existing significant views of the Palisades mountain range and Mt. Washington for adjoining property;
D.
Protect natural resources, including minimizing changes in grade and resulting adverse changes in drainage patterns, retaining on-site drainage where practicable, protecting existing healthy trees, and providing setbacks from watercourses to protect sensitive biological resources;
E.
Provide landscaping that complements the existing tree canopy within the riparian corridor on the site, including primarily native vegetation that will achieve the natural character of the open space at this gateway to the community along Silverado Trail;
F.
Limit exterior lighting to prevent glare and preserve the traditional low levels of illumination in the area;
G.
Consider the effect of development on the access to natural sunlight and privacy for adjoining properties;
H.
The visual prominence of fences and walls shall be minimized by using materials and landscaping that blend with the natural environment. Except where provided in Chapter 17.52 CMC, fences and walls shall generally not exceed 4.5 feet in height within any required setback. Landscaped berms may exceed 4.5 feet in height as measured from natural grade to the top of mature landscaping; provided, that the landscaped berms are intended to screen on-site parking and provide a human scale avoiding an unnatural or dominating appearance;
(Ord. 597 § 2, 2003)
§ 17.24.320 Purpose.
This planned development district regulates development of property located in the 1400 block of Lake and Oak Streets, as shown on the Zoning Map of the City of Calistoga, California, dated November 18, 2003. Planned Development District – PD 2003-2 is important to the community, as it contains property that is suitable for an affordable housing development with outdoor amenities for residents. Development shall be in conformance with the following regulations.
(Ord. 596 § 2, 2003)
§ 17.24.330 Uses allowed.
C.
Allowed Accessory Uses. Accessory buildings and uses that are clearly incidental and subordinate to the main use, such as a storage shed, workshop, or similar building; provided, that no accessory use shall be established or accessory building constructed prior to the construction of a main building, or on a lot separate from the main building. 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 in the required front setback.
(Ord. 596 § 2, 2003)
§ 17.24.340 Height limits.
Height limit of buildings and structures shall be no greater than 25 feet, unless otherwise provided in Chapter 17.38 CMC.
(Ord. 596 § 2, 2003)
§ 17.24.350 Development regulations.
Development standards are as follows:
D.
Minimum Lot Density.
1.
On all lots, no more than one dwelling unit for each 1,000 square feet of gross land area.
E.
Minimum setbacks for main buildings shall be as follows, unless otherwise provided in this section:
F.
Minimum Setbacks for Accessory Buildings.
1.
Garages or carports opening onto a street, the minimum distance between the opening of such garage or carport and the lot line shall be seven feet;
G.
Lot Coverage. Maximum coverage of a lot by all buildings or structures, including accessory structures shall be 60 percent.
(Ord. 596 § 2, 2003)
§ 17.24.360 Design review requirements.
Design review shall be required for all buildings or structures requiring a use permit in this chapter. Allowed accessory buildings shall also require design review for structures or buildings 120 square feet or larger in size.
(Ord. 596 § 2, 2003)
§ 17.24.400 Purpose.
This planned development district regulates development of a 9.63-acre parcel of land located approximately 1,550 feet southeast of the intersection of Silverado Trail and Rosedale Road, as shown on the Zoning Map of the City of Calistoga, California, dated February 5, 1991. Planned Development District – PD 2003-3 is important to the community, as it contains a large hillside parcel (commonly known as Mt. Washington) located at a gateway to the community in an area of outstanding natural beauty. Therefore, development in this planned development district shall be sensitive to the forested setting, rural character and natural features associated with the parcel and its surrounding properties. Unless otherwise provided below, all proposed uses, with the exception of a municipal water supply tank, in this planned development district shall require a use permit and shall be in conformance with the following regulations.
(Ord. 603 § 2, 2004)
§ 17.24.410 Residential design objectives.
The following design objectives shall be applied in the design and review of proposed residential development on the subject parcel:
A.
Provide for development in a manner which will preserve the environmental and scenic qualities of the site for the enjoyment of the property owner and general community;
B.
Minimize the visual intrusion of structures and other site improvements on adjacent parcels;
C.
Encourage structures that are small scale and low in height, and that they conform to the existing hillside topography by locating structures on portions of the site which are relatively flat. Avoid locating proposed structures on steep slopes;
D.
Encourage development to work with existing site conditions rather than significantly modify them through grading and tree removal;
E.
Avoid development which is primarily designed to capture scenic views at the expense of view of the site from the public right-of-way or adjoining properties;
F.
Avoid the design of prominent architecture features (i.e., turrets, towers, etc.) which sacrifice good design, where visible from the public right-of-way or adjoining properties.
(Ord. 603 § 2, 2004)
§ 17.24.420 Uses allowed.
A.
C.
Allowed Accessory Uses. Accessory buildings and uses that are clearly incidental and subordinate to the main residential use, such as a detached garage, storage shed, workshop, or similar building; provided, that no accessory use shall be established or accessory building constructed prior to the construction of a main building, or on a lot separate from the main building. 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 in the required front setback.
(Ord. 603 § 2, 2004; Ord. 729 § 2.6, 2017)
§ 17.24.430 Height limit of residential buildings and structures.
Height limit of buildings and structures in APN 011-050-033 shall be determined by use permit procedure in accordance with the development standards set forth in this chapter.
(Ord. 603 § 2, 2004)
§ 17.24.440 Residential setback requirements.
The parcel shall have a front, rear and side yard setback requirement, as established by use permit.
(Ord. 603 § 2, 2004)
§ 17.24.450 Residential lot area requirements.
Minimum lot area shall be two acres.
(Ord. 603 § 2, 2004)
§ 17.24.460 Residential grading objectives.
The following objectives shall be implemented in site design and grading for residential development:
A.
The amount of excavation and fill shall be limited;
B.
Site design shall follow the natural contours of the site;
C.
Slopes created by grading of the site shall not exceed 30 percent;
D.
All final grades, including all cut and fill slopes visible from any designated public right-of-way, shall be:
1.
Consistent with the existing terrain to the greatest extent possible, avoiding uninterrupted slope surfaces that stand out against existing topographic contours;
2.
Contoured to resemble existing terrain by varying slope increments and breaking the visual surface of banks and inclines both vertically and horizontally as naturally as possible; and
3.
Constructed to allow for the creation of berms or mounding at the top of slopes and in other locations for the screening of structures and assuring proper site drainage.
(Ord. 603 § 2, 2004)
§ 17.24.470 Grading plan review process for residential development.
A.
A grading plan shall be required for residential development to ensure the planning, design and development of hillside areas so as to provide maximum safety and human enjoyment and provide for the preservation and maintenance of significant ridgelines and open space.
B.
The grading plan shall be prepared for residential development by a licensed engineer for review and approved by the City's Planning and Building and Public Works Departments for all development on the site.
C.
Grading for residential development shall be limited to the minimum necessary for development of the driveway, building sites and utilities. Mass grading which would unreasonably affect the natural character of the area shall not be permitted.
D.
Visible cut or fill slopes for residential development shall not exceed three horizontal to one vertical; provided, however, slopes as steep as two horizontal to one vertical may be approved by the Planning Commission upon a finding that the appearance or stability of the completed project will be superior to the result that would be obtained by adhering to the three horizontal to one vertical standard.
(Ord. 603 § 2, 2004)
§ 17.24.480 Drainage and erosion control plan process for residential development.
A.
A drainage plan and an erosion control plan are required to minimize water runoff and soil erosion resulting from residential development and to ensure that any potential on- and off-site drainage and/or erosion impacts are mitigated.
B.
A drainage and erosion control plan prepared by a licensed engineer shall be submitted for review and approval by the City's Planning and Building and Public Works Departments for residential development.
(Ord. 603 § 2, 2004)
§ 17.24.490 Design review required for residential development.
A.
Design review shall be required for all residential buildings or structures on the parcel, including accessory buildings or structures.
B.
Application for residential development shall be reviewed to determine whether the proposed buildings or structures are in compliance with the design review guideline[1]s contained in CMC § 17.06.040 and with the following design objectives:
1.
Residential structures shall be situated on the site in a location that ensures the proposed structure is not silhouetted against the sky when viewed primarily from any designated public right-of-way and, to the extent practicable, adjacent properties.
2.
Residential structural elements, building materials and color tones shall complement surrounding native elements.
3.
Residential construction materials including glass, roofing, and other surfaces shall be non-reflective.
4.
Residential driveway access onto Silverado Trail shall be combined with the adjacent property to the northwest to minimize traffic hazards and avoid multiple driveway connections inconsistent with the objectives of the General Plan for gateway properties and scenic corridors;
5.
Residential driveways and utility alignments shall be:
a.
Designed to follow existing patterns of access to the site;
b.
Located to minimize grading and earthmoving activity, by following existing contours and positioned upon gradual slopes whenever possible;
c.
Constructed to blend with the existing landscape, through alignment with the natural curving contour of the land instead of keeping to straight lines or geometric patterns;
d.
Concealed to the extent practicable from public view through preservation and maintenance of existing vegetation or through planned landscaping consistent with the natural character of the area;
6.
Residential structures and buildings shall be sited to minimize the removal or pruning of, or damage to, existing significant trees on and adjacent to the site;
7.
Residential site improvements shall be designed to preserve significant trees and to maintain the urban forest as a distinctive feature of the site;
8.
Landscaping shall be used to minimize the effects of grade changes, erosion and drainage control and soften the mass and bulk of residential structures. Transition landscape planting and vegetation preservation shall:
a.
Incorporate trees planted in random groupings or clusters that mimic or maintain natural assemblages rather than in systematic rows;
b.
Preserve native vegetation, including grasses and open space whenever possible;
c.
Use native materials and/or non-natives that are compatible with indigenous vegetation and confined to the adjacent vicinity of the proposed structure;
d.
Include a sufficient irrigation, maintenance and monitoring program designed to provide species requirements as well as protect against sedimentation, soil loss and land sliding;
9.
Exterior and landscape lighting associated with residential development shall be:
a.
Designed to minimize nighttime disruption and visual glare by shielding lamp sources downward and away from view of public roads;
b.
Controlled by timers and/or motion sensors, to limit the duration of use and reduce prolonged glare;
c.
Sized with the minimum wattage necessary to meet desired application;
d.
Predominantly on doorways, walkways and outdoor patio areas.
10.
Architectural up-lighting for residential structures shall be prohibited.
[1]
Editor's Note: Residential Design Guidelines and Objective Design Standards are included as an attachment to this title.
(Ord. 603 § 2, 2004)
§ 17.24.500 Parking requirements.
Unless otherwise provided in an approved use permit, on-site parking shall comply with the standards contained in Chapter 17.36 CMC.
(Ord. 603 § 2, 2004)
§ 17.24.600 Purpose.
This planned development district regulates development of property located at 1213 Elm Street (APN 011-243-007), as shown on the Zoning Map of the City of Calistoga, California, dated February 5, 1991. The "PD 2006-01," Oak Villa Townhouse Planned Development District is important to the community, as it contains property that is suitable for a high-density residential development. Developments in this district shall be in conformance with the following regulations.
(Ord. 634 § 1, 2006)
§ 17.24.610 Uses allowed.
B.
Uses Requiring a Preliminary Development Plan or Use Permit.
C.
Allowed Accessory Uses. Accessory buildings and uses that are clearly incidental and subordinate to the main use, such as a storage shed, garbage containment area, or similar building; provided, that no accessory use shall be established or accessory building constructed prior to the construction of a main building, or on a lot separate from the main building. 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 in the required front setback.
(Ord. 634 § 1, 2006)
§ 17.24.620 Height limits.
Height limit of buildings and structures shall be no greater than 25 feet, unless otherwise provided in Chapter 17.38 CMC.
(Ord. 634 § 1, 2006)
§ 17.24.630 Development regulations.
Development standards are as follows:
E.
Minimum setbacks and structural separations for main buildings shall be as follows, unless otherwise provided in this section:
1.
Front yard: 15 feet – Myrtle Street;
2.
Street side yard: 15 feet – Elm Street;
3.
Side yard for attached units: 15 feet;
4.
Rear yard: 10 feet for a single-story structure and 15 feet for a two-story structure;
5.
Building separation: zero feet where units share a common wall and three feet where units do not share a common wall.
F.
Minimum Setbacks for Accessory Buildings.
1.
Garages or carports opening onto a street, the minimum distance between the opening of such garage or carport and the lot line shall be seven feet;
G.
Lot Coverage. Maximum coverage of a lot by all buildings or structures, including accessory structures, shall be 61 percent.
(Ord. 634 § 1, 2006)
§ 17.24.640 Design review requirements.
Design review shall be required for all buildings or structures requiring a use permit in this chapter. Allowed accessory buildings shall also require design review for structures or buildings 120 square feet or larger in size.
(Ord. 634 § 1, 2006)
§ 17.24.650 Covenants, conditions and restrictions.
Development, alteration, renovation and/or modification to any structure, improvement and/or utility shall comply with the provisions set forth in the project's CC&Rs.
(Ord. 634 § 1, 2006)
§ 17.24.660 Purpose.
This planned development district regulates development of a 2.25-acre parcel of land (APN 011-050-030) located approximately 1,100 feet southeast of the intersection of Silverado Trail and Rosedale Road, as shown on the Zoning Map of the City of Calistoga, California, February 5, 1991, as amended. Planned Development District PD 2011-01 is important to the community, as it contains a section of Mt. Washington and is located at a gateway to the community in an area of natural beauty. Therefore, development in this planned development district shall be sensitive to the rural scale of the parcel and its surroundings. Unless otherwise provided below, all proposed uses in this planned development district shall require a use permit. Development shall be in conformance with the following regulations.
(Ord. 683 § 2, 2012)
§ 17.24.670 Uses allowed.
A.
Uses Allowed without a Preliminary Development Plan or Use Permit.
1.
In APN 011-050-030, light agricultural uses including, but not limited to, horticulture, floriculture, viticulture, apiaries, and related uses, not including stockyards or commercial feeding of animals.
B.
Uses Allowed with a Preliminary Development Plan or Use Permit.
1.
Wineries, public tours and tasting, bottling operations and ancillary wine related operations; provided, that the use(s) is subordinate to a primary agricultural use on the parcel. A minimum of 75 percent of the fruit used to make wine produced on site must be grown within the County of Napa;
2.
New structures, and additions to existing structures resulting in an increase in floor area of 10 percent or more;
C.
Allowed Accessory Uses. Accessory buildings and uses that are clearly incidental and subordinate to the main use, such as a detached garage, storage shed, workshop, or similar building; provided, that no accessory use shall be established or accessory building constructed prior to the construction of a main building, or on a lot separate from the main building. 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 in the required front setback.
(Ord. 683 § 2, 2012)
§ 17.24.680 Height limits.
Height limit of buildings and structures in PD 2011-01 shall be 30 feet, unless otherwise provided in Chapter 17.38 CMC.
(Ord. 683 § 2, 2012)
§ 17.24.690 Development standards.
§ 17.24.700 Design review requirements.
Design review shall be required for all buildings or structures requiring a use permit in this section. Allowed accessory buildings shall also require design review for structures or buildings 200 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. 683 § 2, 2012)
§ 17.24.710 Purpose.
Planned Development District PD 2010-01 is a base district that regulates development of approximately 88 acres of land located on the southwest side of Foothill Boulevard (State Route 128/29) in the southeast corner of the City, as shown on the zoning map of the City of Calistoga, California, February 5, 1991, as amended, which legal description is on file with the City of Calistoga Planning Department.
Planned Development District PD 2010-01 is important to the community as it regulates the coordinated development of approximately 88 contiguous acres located at a key entrance to the City of Calistoga. The development of PD 2010-01 will provide a high quality destination resort including a mix of hotel units, residential units and tourist amenities not currently available in the City, while positively contributing to the economy through new capital investment, ongoing jobs and a tax base.
To encourage high quality development while conserving significant natural resources, future development within PD 2010-01 shall implement the City's General Plan policies relating to the site. Because it contains wooded hillside, development of PD 2010-01 shall be sensitive to the rural scale of the subject parcel and its surroundings including, but not limited to, preserving natural vegetation and trees, protecting scenic vistas from adjoining properties by providing sufficient height restrictions, setbacks, maintaining on-site drainage and minimizing grading.
Development shall be clustered so as to avoid deleterious impacts on adjacent land uses and to include the careful placement of mixed land uses, lighting, landscaping, building location and equipment that generates noise. Architectural design shall be carefully considered and consistent with the rural traditions of the area and the design criteria for the entry corridor, and adequate landscaping shall be provided to blend the natural and built elements of the development.
Unless otherwise provided below, all proposed uses in PD 2010-01 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 following regulations.
(Ord. 686 § 2, 2012)
§ 17.24.720 Definitions.
A.
Notwithstanding any other section of the CMC or regulation, the following definitions shall apply within PD 2010-01:
1. "Residence club units"
are those 20 homes and clubhouse which are part of the resort to be marketed as fractional shares and managed by the resort.
2. "Roof height"
and/or "building height" shall be measured as set forth in CMC § 17.04.100 and § 17.38.040(C) and (D).
3.
All other definitions are as set forth in the CMC unless otherwise stated.
(Ord. 686 § 2, 2012)
§ 17.24.730 Permitted uses.
Uses permitted in PD 2010-01 are shown as follows:
A.
Uses Allowed without a Use Permit.
B.
Uses Allowed with 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 2010-01. Related ancillary services include but are not limited to recreational uses, administrative offices, facilities for conferences, seminars, social events such as weddings, receptions, and parties and similar related ancillary services that are subordinate to the primary transient use of the parcel;
2.
Spa facilities including mineral baths, massage, and similar related services for guests of on-site visitor accommodations on the land covered by PD 2010-01 or for the general public;
3.
Retail that is subordinate to the primary visitor accommodation and/or spa facilities on the site;
4.
Restaurant, including a bar; club lounge services and caves;
5.
Residence club ancillary uses and services which are subordinate to the residence club units use of the lands covered by PD 2010-01. Related ancillary services include but are not limited to recreational uses, administrative offices, lounges, and similar related ancillary services that are subordinate to the primary transient use of the parcel;
6.
Short-term rental of single-family dwellings when rented through the hotel/resort operator;
C.
Allowed Accessory Structures and Uses. Accessory buildings are as defined in CMC § 17.04.020 and include uses such as a storage shed, laundry room, or similar buildings which are clearly incidental and subordinate to buildings which are allowed with or without a use permit. Accessory structures and uses are allowed without a use permit; provided, that no accessory use shall be established or constructed prior to the construction of a primary building.
(Ord. 686 § 2, 2012)
§ 17.24.740 Height limits, projections and exceptions.
A.
Buildings and Structures.
1.
Primary Building. The maximum height of a primary building as defined in CMC § 17.04.090 shall be 35 feet as measured by CMC § 17.04.100 and § 17.38.040(C) and (D) and illustrated in the Enchanted Resorts Design Guidelines. Up to five additional feet of height may be authorized by the Planning and Building Department if warranted due to slope and/or site conditions on the property;
2.
Accessory Buildings and Structures. The maximum height of an accessory building or structure as defined in CMC § 17.04.020 shall be 25 feet as measured by CMC § 17.04.100 and § 17.38.040(C) and (D);
3.
Architectural Projections. The Planning and Building Department may approve architectural features, including, but not limited to, towers, spires, cupolas, chimneys, and parapet walls, that exceed the maximum height limitations established in subsections (A)(1) and (2) of this section; provided, that the architectural feature does not include any habitable building space;
4.
Ballroom Building. To accommodate a perched building placement, the ballroom building shown on the approved final development plan shall be allowed a maximum height of 60 feet as measured by CMC § 17.04.100 and § 17.38.040(C) and (D). Additional height may be authorized by the Planning and Building Department if determined necessary due to slope and/or site conditions. Should the ballroom building be moved to another location on the property the maximum height of the building shall be 35 feet as measured by CMC § 17.04.100 and § 17.38.040(C) and (D).
(Ord. 686 § 2, 2012)
§ 17.24.750 Development regulations.
Development standards in Planned Development District PD 2010-01 are as follows:
B.
C.
Lot Coverage.
1.
Single-Family Residential Lots. Maximum coverage of a lot by structural and nonstructural improvements shall be 40 percent.
2.
Residence Club. Maximum coverage of a lot by all buildings or structures, including accessory structures, shall be 40 percent.
3.
Resort Hotel. Maximum coverage of a lot by all buildings or structures, including accessory structures, shall be 40 percent.
E.
Parking Requirements. Unless otherwise provided in an approved use permit, on-site parking shall comply with the standards contained in Chapter 17.36 CMC.
F.
Single-Family Residential Building Envelope. The primary dwelling unit and all habitable accessory structures shall be located wholly within the building envelope. Nonhabitable accessory structures and nonstructural improvements may be allowed outside the building envelope; provided, that the maximum lot coverage allowed for a single-family residential lot is not exceeded.
(Ord. 686 § 2, 2012)
§ 17.24.760 Architectural committee review.
A.
Purpose. To acknowledge the existence of a rightfully established architectural review committee ("ARC") and to ensure that all buildings, structures, signs, landscape areas or uses comply with the Enchanted Resorts Architectural Design Guidelines, dated January 27, 2012. The following procedures shall apply in Planned Development District PD 2010-01.
B.
Procedure. Prior to building permit issuance by the Planning and Building Department for any single-family residence, guest house or garage on an individual lot, the owner, agent or contractor shall provide the following to the Planning and Building Department:
C.
Waiver of ARC Review. The Planning and Building Department may conduct architectural review for a proposed structure when the ARC is being unreasonable in its review, the ARC is no longer standing or if the requirements of the ARC conflict with this title. At the discretion of the Planning and Building Department, architectural review may be referred to the Planning Commission.
D.
Exception. Residence club units and visitor accommodation units and their associated support facilities are not subject to this section.
(Ord. 686 § 2, 2012)
§ 17.24.770 Design review.
Significant new construction, remodels or renovations shall require design review in accordance with Chapter 17.06 CMC with exception to development on any individual single-family residential lot.
(Ord. 686 § 2, 2012)
§ 17.24.780 Minor modifications of PD 2010-01.
The Planning and Building Department shall have the authority to administratively interpret, modify and approve minor construction, remodels or renovation modifications generally consistent with the concept of flexible planning under a planned development zoning overlay to achieve the objectives and criteria as specified in PD 2010-01.
(Ord. 686 § 2, 2012)
§ 17.24.800 Purpose.
This planned development district regulates development of the property located at 1110, 1112 and 1116 Berry Street (APN 011-242-001), as shown on the zoning map of the City of Calistoga, California, dated February 5, 1991, as amended. The "PD 2012-01 Berry Cottages Planned Development District" is important to the community, as it contains property that is suitable for a high-density residential development. Developments in this district shall be in conformance with the following regulations.
(Ord. 689 § 2, 2013)
§ 17.24.810 Uses allowed.
C.
Allowed Accessory Uses. Accessory buildings and uses whose use is clearly incidental and subordinate to the main use, including a storage shed or similar structure; provided, that no accessory building or use shall be constructed or established prior to the construction of a main building, or on a lot separate from the main building;
(Ord. 689 § 2, 2013)
§ 17.24.820 Height limits.
Height limit of buildings and structures in PD 2012-01 shall be 25 feet, unless otherwise provided in Chapter 17.38 CMC.
(Ord. 689 § 2, 2013)
§ 17.24.830 Development standards.
§ 17.24.840 Design review.
Design review shall be required for all second story additions and buildings or structures requiring a use permit in this section.
(Ord. 689 § 2, 2013)