The North Entry Area Plan Overlay is included in the Land Use Code to achieve the following purposes:
A. 
Supplement the Mixed Use (MU) District as identified in Chapter 20.08 HMC, Article VI, to help implement the community vision for a new mixed use neighborhood at the north end of Healdsburg.
B. 
Modify the mix of permitted and conditionally permitted uses in the Mixed Use (MU) District as prescribed in HMC § 20.08.155 to achieve consistency with the vision and concepts for development as identified in the North Entry Area Plan.
C. 
Provide appropriate development standards, regulations and procedures to implement the North Entry Area Plan.
(Ord. 1190 § 3, 2019)
The North Entry Area Plan Overlay is combined with the Mixed Use District as established in Chapter 20.08 HMC, Article VI. All regulations for the Mixed Use District shall apply except as provided by this article.
(Ord. 1190 § 4, 2019)
For the purposes of evaluating compliance with policies in the North Entry Area Plan, senior independent living units shall be considered residential units. All components of a senior housing development (including assisted living and memory care facilities) shall be considered a residential use and, therefore, not subject to floor area limitations.
(Ord. 1190 § 5, 2019)
Permitted and conditionally permitted uses shall be those uses permitted in the Mixed Use (MU) District as identified in HMC § 20.08.155, Table 12, as modified by Tables 1 and 2 below.
A. 
Tables 1 and 2, below, are to be used in conjunction with the definitions contained in Chapter 20.28 HMC, Article IX. Refer also to the specific use regulations as noted. Chapter 20.28 HMC, Article V, describes the procedures for obtaining a conditional use permit.
B. 
In addition to the uses for the Mixed Use (MU) District identified in HMC § 20.08.155, the uses in Table 1 are permitted or conditionally permitted for the North Entry Area Plan Overlay.
Table 1 Permitted and Conditional Uses:
North Entry Area Plan ("NEAP") Overlay
Permitted (P) and Conditionally Permitted (C) Uses for NEAP Overlay
Specific Use Regulations
Residential Uses
Employee housing for six or fewer employees in accordance with Cal. Health & Safety Code § 17000 et seq.
P
Home occupations
P
HMC § 20.20.005
Residential uses as part of a mixed use development
C
Multifamily dwellings not part of a mixed use development
P
Residential care, general
C
Residential care, limited
P
Single-family attached dwellings not part of a mixed use development
P
Supportive housing
P
Transitional housing
P
Vacation rental homes
--
Day care, general*
C
Day care, limited*
P
Live/work facilities*
C
Workforce housing*
P
Retail Trade
Alcoholic beverages (off-sale)
C
HMC § 20.20.075
Artisan shop
P
Convenience store
C
HMC § 20.20.075
• Beer and wine sales (off-sale), ancillary
C
Grocery and specialty food sales
• 3,500 square feet or less
P
• 3,500 square feet - 6,000 square feet
C
Outdoor display and sales
P
Ch. 20.16 HMC, Art. V
Retail, general
P
• Extended hours
C
• Secondhand goods
C
Sporting goods sales, with rental as an accessory use, with firearm sales
C
HMC § 20.20.105
Farmers markets*
C
Services
Bank, financial services
P
Business support services
P
Catering
P
Instructional services
C
Medical services, minor
C
Personal services
P
Recycling, small collection facility
C
Specialty transportation rental, touring services
C
Storage - indoor
C
Tasting room
C
HMC § 20.20.075
Visitor lodging
C
HMC § 20.12.220
Offices: professional, administrative and business, including medical, chiropractic, dental and other health care services*
P
Theaters and auditoriums within buildings*
C
Veterinarian offices, clinics, and animal hospitals*
C
Eating and Drinking Establishments, Entertainment
Bar, nightclub
C
HMC § 20.20.075
Restaurant
P
HMC § 20.16.080
• Amplified music audible from outside the building
C
• Extended hours
C
Entertainment and assembly venue
C
Food and Beverage Production
Food and beverage production - limited
C
Utilities
Public utility facility
P
Telecommunication facility - minor
P
HMC § 20.20.080
Telecommunication facility - major
C
HMC § 20.20.080
Accessory Uses
Accessory uses customarily associated with or essential to a permitted or conditionally permitted use, and operated incidental to the principal use
P
Notes:
Uses identified with a * are uses that are allowable in the North Entry Area Plan Overlay in addition to those permitted in the Mixed Use District.
C. 
The uses identified in Table 2 are prohibited in the North Entry Area Plan Overlay.
Table 2 Prohibited (--) Uses: North Entry Area Plan ("NEAP") Overlay
Prohibited (--) Uses for NEAP Overlay
Specific Use Regulations
Services
Vehicle services - service station, including automobile dealership
--
Retail Trade
Grocery and specialty food sales
• More than 6,000 square feet
--
Grocery or drugstore-anchored neighborhood shopping center
--
Home improvement or hardware store
--
Regional or community shopping center
--
Accessory Uses
Drive-through services
--
(Ord. 1190 § 6, 2019)
A. 
General development standards that are applicable in the Mixed Use (MU) District, as set forth in Chapter 20.16 HMC, Articles I through IX, shall apply in the North Entry Area Plan Overlay.
B. 
Specific development standards for the Mixed Use (MU) District, as set forth in Chapter 20.08 HMC, Article VI, shall apply in the North Entry Area Plan Overlay with the following exceptions:
1. 
Residential Unit Cap. A maximum of 290 residential units may be established in the North Entry Area Plan planning area unless additional units are permitted in accordance with state and local density bonus regulations. For the purpose of applying this cap, senior independent living units, including those that are part of a licensed residential care facility, are considered residential units. Residential units shall be allocated on a parcel-by-parcel basis with a master conditional use permit.
2. 
Visitor Lodging Limitations. A minimum of 280 residential units must be included in a master conditional use permit in order for a visitor lodging use to be approved. A visitor lodging use may not exceed 130 rooms and a lesser number may be established through the master conditional use permit process.
3. 
Floor Area Limitation – Nonresidential Use. The maximum floor area for nonresidential uses shall be 200,000 square feet. Floor area allocations on a parcel-by-parcel basis shall be established with a master conditional use permit.
4. 
Site Coverage. The maximum site coverage for development in the North Entry Area Plan Overlay shall be 60 percent and compliance shall be established based on developable acreage in the entire Plan area rather than individual parcel acreage. Site coverage allocations shall be established with a master conditional use permit.
5. 
Building Height. The maximum building height shall be 35 feet for buildings closest to Healdsburg Avenue buildings or portions of buildings fronting on the primary access street and buildings located on the terrace immediately south of the southerly fault trace buffer as identified in the North Entry Area Plan; and 50 feet for buildings or portions of buildings closest to the western boundary of the North Entry Area Plan area. Maximum building heights may be reduced through the design review process in consideration of site-specific circumstances.
6. 
Floor Plate, Per Building. A 50,000-square-foot floor plate limitation is established to address larger-scale uses that may be a part of a mixed use neighborhood such as a senior living community. Separate buildings connected by an enclosed breezeway will be considered individual buildings when applying the floor plate limitation. Podium parking and breezeways shall not be included in the calculation.
7. 
Slope Limitation. No habitable structure shall be permitted on a slope greater than 15 percent.
8. 
Fault Trace Buffers. No habitable structure shall be permitted within the 50-foot buffers for the two fault traces in the North Entry Area Plan planning area as defined by the "Geologic and Geotechnical Investigation Report" (2003; Kleinfelder; Project No. 17383).
(Ord. 1190 § 7, 2019)
A. 
Prior to approval of any land use entitlement or issuance of any building permit on the approximately 32 acres within the North Entry Area Plan Overlay, a "master" conditional use permit shall be required. The conditional use permit shall be processed in accordance with Chapter 20.28 HMC, Article V, and the standards identified below.
B. 
The purpose of the master conditional use permit is to provide for comprehensive review of the conceptual development plans to ensure that the mix of uses will be compatible and consistent with the intent of the North Entry Area Plan. The master conditional use permit shall also address backbone infrastructure requirements and other shared improvements for the entire North Entry Area Plan Overlay area.
C. 
The master conditional use permit will establish the number of residential units (including inclusionary housing units), square footage of nonresidential uses and site coverage allocations, and identify the mix of land uses on each parcel. Approval of specific development limitations and design features (such as building size, placement, design, height, massing, materials, landscaping, parking, access, etc.) will occur through the design review process.
D. 
If sufficiently detailed information on a proposed conditionally permitted use is not included in a master conditional use permit application to enable the planning commission to make the conditional use permit findings established in HMC § 20.28.165 and/or the supplemental findings identified in HMC § 20.12.230, a project-specific conditional use permit shall be processed concurrent with the design review process.
E. 
A development agreement shall be required in conjunction with a master conditional use permit for any development within the North Entry Area Plan Overlay area that includes a hotel. The development agreement shall be subject to the provisions of California Government Code Section 65864 et seq., and any successor statute(s) and the procedures and requirements established in Chapter 17.20 HMC.
(Ord. 1190 § 8, 2019)
A. 
In addition to the findings established in HMC § 20.28.165, the planning commission shall make the following supplemental findings before granting a master conditional use permit:
1. 
The proposed mix of residential and commercial uses is consistent with the preferred uses identified in the North Entry Area Plan and supports the Plan's vision and guiding principles, goals, and policies.
2. 
Proposed residential uses include a mix of housing types and meet the North Entry Area Plan's target of at least 250 residential units.
3. 
Retail uses are limited to smaller ancillary and specialty shops designed to serve the primary uses on the site and to complement but not undermine the role of the downtown as the commercial center of Healdsburg.
4. 
If proposed, visitor lodging uses do not exceed the cap on hotel rooms established in the North Entry Area Plan and are appropriately sited and scaled to fit into a well-integrated and interconnected mixed use neighborhood.
5. 
An appropriate location is identified for establishment of a central focal point for the neighborhood which will serve as an active community gathering space for residents, neighbors and visitors.
6. 
Appropriate off-tract infrastructure, improvements, and mechanisms for establishing maintenance obligations are identified, including Healdsburg Avenue traffic signal and frontage improvements, internal street access and utilities, a secondary emergency vehicle access, the Foss Creek pathway extension and perimeter pathway, and any additional publicly accessible open space.
7. 
The preliminary grading and drainage plan identifies sufficient drainage facilities, easements, and cross-easements to ensure that future development will not result in on-site or off-site stormwater impacts.
(Ord. 1190 § 9, 2019)
Design review for development in the North Entry Area Plan Overlay shall be provided in accordance with the procedures and requirements established in Chapter 20.28 HMC, Article IV, and development shall be consistent with the North Entry Area Plan, Chapter 5, Design Framework.
(Ord. 1190 § 10, 2019)