Cloverdale planning commission recommends approval of scaled-down Alexander Valley Healthcare wellness center

The Cloverdale Planning Commission on Aug. 5 recommended that the City Council approve a modified conditional use permit and design review for the Alexander Valley Healthcare Wellness Center at 321 South Cloverdale Boulevard (APN 001-440-052).

Rafael, planning staff, told commissioners that the project’s original environmental review—a 2022 Initial Study/Mitigated Negative Declaration and its Mitigation Monitoring and Reporting Program—remains the appropriate CEQA document for this modified, reduced-size proposal. Rafael said the commission’s recommendation would move the matter to the City Council, which must approve a development agreement that sets conditions including the city’s contributions to roads.

Matt Stromberg, the project architect, described the revised proposal as a substantial downsizing from the earlier approval. “We have downsized the building considerably. It had been a 47,000-square-foot, three-story building, and we have modified that now to a two-story building with approximately 27,000 square feet,” Stromberg said. He said the program — primary care clinic, dental, behavioral health, urgent care, administrative offices, pharmacy and leasable professional space — remains intact and that a Phase 2 expansion could be added on the southern portion in the future.

The revised site plan retains much of the previously shown parking and circulation but reduces the building footprint and changes some landscaping. Staff and the applicant said the current plan shows about 161–164 parking spaces versus an earlier figure of 169 spaces; the parking is sized to accommodate a possible future Phase 2. The site design includes bioretention areas, a meditation garden, an orchard, solar PV shade canopies over parking and electric-vehicle charging stations. Stormwater treatment and drought-tolerant planting were also shown.

Debbie Howell, chief executive officer of Alexander Valley Healthcare, said the organization has agreements to share parking with Citrus Fair and plans community-facing services. “We plan on — we already have an agreement with Citrus Fair for the use of the parking lot,” Howell said. She added the center expects to be open Monday through Friday, with limited urgent care hours on Saturdays, and plans an open lab and vaccine clinics that will be available to the general public.

Commissioners asked about parking use, whether the lot would be available on weekends for events such as a farmers market, and traffic circulation near Washington School. Stromberg and staff said the parking lot could serve events and emergency staging (it has been used by CAL FIRE), and that the parking area is intentionally sized to accommodate Phase 2 if built. Staff noted a traffic study previously completed would inform final circulation, and that curb, gutter and sidewalk work is planned on the southern edge of Citrus Fair Drive as part of the project.

Public comment included remarks from Mark Thayer, a resident and former board chair for Alexander Valley Healthcare, who praised the project and its potential to keep specialty care local. “When I stay in town, my sales tax will stay in town with it,” Thayer said, urging support for the facility.

Following discussion, a commissioner moved that the Planning Commission adopt a resolution recommending City Council approval of the modification to the design review and conditional use permit for the 2.8-acre site at 321 South Cloverdale Boulevard. The motion was seconded and passed; the commission’s recommendation will be considered by the City Council along with the required development agreement.

The commission noted Commissioner Williams was absent for the meeting. No quantitative vote tally by name was recorded in the transcript beyond the commission’s collective “aye” and the chair’s announcement that the motion passed.

The commission also discussed next meeting scheduling and training requirements for commissioners; no additional action on the project occurred at the Aug. 5 meeting. The project will proceed to City Council for final approval of the development agreement and any remaining entitlements.