Develop a low-density, destination resort and winery, using the highest quality, sustainable development design features, compatible with the existing agricultural uses which support the economic needs of the community;

Protect agricultural uses, sensitive wetland and creek habitat areas in the district and facilitate public access to open space within and adjacent to the district, including new trail connections to the Napa River;

Create a sense of place within the Stanly Ranch planning area through careful consideration of density, building design and complementary uses that respond to their geographic context;

Create strong linkages among uses on site, to the river and rest of the city through provision of pedestrian, bicycle and vehicle connections that will fit into the planned, area-wide transportation plan;

Create a resort district with a low density, luxury destination resort. The resort will provide visitors with an unparalleled Napa Valley experience, including an operational winery. The resort units will be a combination of traditional hotel units, vacation homes and fractional ownership units. The resort amenities will include a spa, fitness and recreation areas (such as tennis and bocce courts and similar facilities), outdoor pools, restaurants, banquet and event space;

Reflect and amplify the policies of the City of Napa General Plan and implement the General Plan Land Use Element "Tourist Commercial" designation for the site;

Implement the City of Napa Municipal Code through the incorporation of all applicable controls in accordance with the Master Plan adoption process as set forth in Chapter 17.26;

Incorporate and require implementation of mitigation measures as set forth in the environmental review conducted as part of the establishment of the Ranch Resort District;

Provide for the ongoing implementation of the Master Plan development standards through the establishment of procedures and standards for subsequent amendments, permitting actions and enforcement measures.

Stanly Ranch Master Use Permit.

Permitted Uses.

Temporary, Special Uses, and Other Uses.

Maximum Development Square Footage by District. The floor area of the district, not including parking structures, shall be limited to a total of less than 500,000 square feet. This total measurement is based upon the floor area projected allocation by use category per Table C, including normally attendant accessory structures. No lot within the district may exceed a floor area ratio of .20, as calculated per Section 17.52.120. The final allocation of floor area among the uses listed below may vary among uses and the square footage of any of the use categories may be increased by up to 15%, so long as:

Height. Buildings within the district shall comply with the height limits in Table D. Height shall be measured per Section 17.06.030, Building height, with application of the stepped building standard and with measurement taken from the "average grade," as defined, and subject to the exclusions set forth in Section 17.52.220. The hotel structure shall also be subject to a height limit of 35′-0″, with application of the stepped building standard and with measurement taken from the preexisting grade as that grade is determined by the City Engineer.

Setbacks. Buildings within the district shall comply with yard, setback, and separation requirements in Table E. All measurement of yards, setbacks and separation shall be conducted per the definition of "Yard," Section 17.06.030.

Airport Compatibility Overlay District—Residence Restriction Area. The entirety of the district lies within the airport compatibility overlay district, and subject to the provisions of Chapter 17.34 of this title.

Pursuant to Chapter 17.34 of this title, within the area easterly of the line representing Zone D of the Airport Land Use Plan, as identified by the Napa County Land Use Compatibility Plan (ALUCP), whole ownership dwelling units and fractional units shall be prohibited.

Parking. On-site parking and loading shall be provided in accord with Chapter 17.54, or pursuant to a parking study and project design approved pursuant to a Stanly Ranch master use permit.

Accessory Structures. Nonresidential accessory structures shall meet standards for principal buildings. Walks or similar types of surfaced areas constructed at grade, fences (see Chapter 17.52 standards) and signs (see Chapter 17.55, Sign Ordinance) may be located in setback areas, subject to observance of the regulations related to visibility triangle, Section 17.52.170(C).

Screening of Trash, Outdoor Storage. See Chapter 17.52 for outdoor storage screening requirements.

Rooftop Equipment. Rooftop equipment shall be screened and integrated into the building architecture. Screens shall not disproportionately increase the mass of the building.

Landscaping. All planting strips, yards, setbacks and other required open space areas shall be landscaped in accordance with city standards, approved by the decision-making body as part of the design review or other discretionary permit. All landscaping shall be maintained in a healthy, weed-free condition. Landscape maintenance agreements may be required by the Community Development Director for sites determined to be sensitive sites.

Street Trees. Street trees in rights-of-way shall be installed if the Community Resources Director determines they are required in accordance with plans as approved, a Stanly Ranch master use permit or city standards, as applicable.

Public Works Improvements. Curb, gutter, sidewalk, street, drainage, utility undergrounding and similar improvements shall be installed if the Public Works Director determines they are required in accordance with the Stanly master use permit, the Stanly Ranch Resort Master Plan FEIR, Policy Resolution 27 or Public Works Department standard specifications as applied to development designs submitted.

Lighting. Exterior lighting shall be directed or shielded so as to prevent glare onto public streets and abutting residential properties.

Noise. Development and operation of uses within the Stanly Ranch Master Plan shall comply with Chapter 17.52 and Section 8.08.020.

Conditions, Covenants and Restrictions, Required Elements. All fractional and whole ownership units shall be subject to conditions, covenants and restrictions (CC&Rs). The CC&Rs shall be subject to the review and approval of the Community Development Director and approval as to form by the City Attorney, prior to the opening of any unit purchase escrow. The City of Napa shall be a party to the CC&Rs, with the right but without the obligation to enforce their provisions. The CC&Rs shall include elements requiring notification and acknowledgment of the potential impacts from the following site and area features:

Owners Association. An owners association (OA) shall be established to govern, manage, maintain and operate the hotel, fractional units and whole ownership dwelling units. The OA services shall include, but not be limited to, housekeeping for all public areas (including lobby and hallways), front desk, concierge services, and other such services as a hotel in accordance with CC&Rs to the satisfaction of the Community Development Director, and approved as to form by the City Attorney. The CC&Rs shall require that all portions of the resort (including all primary and accessory units, with the exception of the winery, vineyards and pond), including, but not limited to, landscape and open space areas, lobby, hallways, parking banquet/ballroom facilities, conference facilities, restaurant, retails, parking, recreational and spa facilities and other amenities and improvements (collectively "amenities") as well as individual hotel, fractional and whole ownership dwelling units, their furniture, fixtures, and equipment shall be maintained and operated in accordance a five star resort standard.

Fractional Units. Each fractional unit may be used by the owners of the corresponding fractional unit for a total of 168 days per calendar year without payment of TOT, which total number of TOT-exempt days may be divided among a number of fractional owners. Each fractional unit owner may use the unit for a maximum of 14 days per calendar year without payment of TOT. At all other times, each unit shall be used for transient occupancy purposes only; and no unit may be rented to, or used by, any person(s) for more than 30 consecutive days. Fractional owners who exceed 14 days of use in a calendar year shall pay a TOT for each day in excess of 14 days using an average daily rate, calculated as the total amount of TOT owed by the operator for hotel from nonowner transient occupied fractional units for the subject calendar month, divided by the total number of nonowner transient days charged during the same calendar month (as measured consistent with the city's Transient Occupancy Tax Ordinance, Napa Municipal Code Chapter 3.20).

For each day that any person other than a fractional owner (including the developer, operator, or other similar entity) has the privilege of occupancy (as that phrase is used in Napa Municipal Code Chapter 3.20) of a fractional unit, the fractional unit owner or operator shall be subject to payment of the TOT.

Whole Ownership Dwelling Units. For each whole ownership dwelling unit, as defined in the Stanly Ranch Resort Master Plan, TOT at the rate established by the City of Napa shall be paid on the rental amount paid if the unit is rented to a person who is not the owner of the unit for a period of less than 30 days. If any whole ownership dwelling unit is owned as a fractional unit, each fractional owner of the fractional unit shall pay TOT in accordance with subsections (L) and (M).

New structures, additions and exterior remodels and residential development or the subdivision of any lot shall require design review by the Community Development Director, Planning Commission or City Council as described in Chapter 17.62 (Design Review Permits), and consistent with design guidelines adopted pursuant to a Stanly Ranch Resort Master Plan master use permit.

For the purposes of this section, all initial approvals for habitable space, including the hotel, fractional units, whole ownership dwelling units, winery, accessory buildings and above grade parking structures shall be considered to comprise a single mixed use project, each component of which is subject to design review by the City Council per Section 17.30.080(C) of this chapter.

The painting of walls with murals, wall graphics or unusual paint colors incompatible with their context shall also require review in accordance with Chapter 17.62.

Signs shall require review in accordance with Chapter 17.55, Sign Ordinance.

The requirements of this chapter are specific to the district, and where there is a conflict between this chapter and other requirements of Title 17, the requirements of this chapter shall prevail. Where not addressed, general zoning requirements apply.

General zoning provisions shall apply for administration of the district in accordance with the Master Plan zoning administrative regulations in Section 17.26.110.

A unified site development plan providing a site plan and building design for all buildings, parking, landscape and open space areas, streets, pedestrian and bicycle paths and utilities is required prior to any development occurring within the district. In addition, each component shall be designed to provide a complementary interface between the components through their building design and site layout. Such unified site development plan shall be provided by submittal of a design review application as described in Chapter 17.62 approved by the City Council.

Amendments to this chapter, including the Stanly Ranch Resort Master Plan, shall be processed in accordance with Chapter 17.66. Amendments to the Stanly Ranch Resort Master Plan design guidelines or the Stanly Ranch Resort Master Plan landscape guidelines may be approved by resolution of the City Council.