Chapter 18.04 — RESIDENTIAL ZONING DISTRICTS

The general plan outlines goals, objectives and policies regarding the character of residential uses and development. It is the purpose of this chapter to provide regulations that implement these goals, objectives and policies, which provide a wide range of residential opportunities and dwelling unit types to meet the needs of present and future Cloverdale residents. It is the further intent of this chapter to ensure adequate light, air, privacy, and open space for each dwelling; to minimize traffic congestion and to avoid the overloading of utilities; to prevent the construction of buildings of excessive bulk or number in relation to the land area around them; to protect residential properties from objectionable noise, illumination, unsightliness, odors, smoke and other influences; and to facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities and service requirements. (Ord. 698-2015 § 3 (Att. 1) (part), 2015; Ord. 714-2017 § 4 (Exh. F) (part), 2017)

• A. Intent of Rural Residential (R-R) Zoning District. This designation is applied to hillside, hilltop, and ridgeline areas, generally defined as areas that are above the four-hundred-foot elevation. The maximum density is one dwelling unit per five net acres; units may be clustered to preserve natural features.

• B. Intent of Single-Family Residential (R-1) Zoning District. This designation is intended for traditional single-family subdivision development, generally with six-thousand-square-foot lot sizes. It is applied primarily to areas that have been subdivided since 1960. The maximum density is four dwelling units per net acre.

• C. Intent of Two-Family Residential (R-2) Zoning District. This designation allows for a variety of development types such as single-family attached or detached units, small lot single-family, and renter/owner opportunities such as duplexes and triplexes, or low density rental units. The R-2 zoning district around the downtown is intended to conserve the building types, livability, and walkability of older residential areas. The R-2 zoning district requires a minimum lot area of six thousand square feet for interior lots and seven thousand square feet for corner lots in accordance with the general plan land use densities set forth in Exhibit 2.2, five thousand four hundred forty-five square feet of lot area is required per unit. The maximum density is eight dwelling units per net acre.

• D. Intent of Multifamily Residential (R-3) Zoning District. This designation allows high density condominiums or apartments and is intended for areas that are close to services, and within a reasonable walking distance from transportation, shopping, or employment. The R-3 zoning district requires a minimum lot area of ten thousand square feet. The maximum density is sixteen dwelling units per net acre.

• (Ord. 698-2015 § 3 (Att. 1) (part), 2015; Ord. 714-2017 § 4 (Exh. F) (part), 2017)

The ultimate density allowed in any residential zoning district shall be determined through the residential land division, land use permit and approval review process and public hearings as described in this title, but shall not exceed the general plan densities. The planning commission

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City of Cloverdale, CA § 18.04.030

ZONING

§ 18.04.040

and/or city council shall have the authority to reasonably condition any residential development to ensure proper transition and compatibility to adjacent residential developments, existing or proposed.

(Ord. 698-2015 § 3 (Att. 1) (part), 2015; Ord. 714-2017 § 4 (Exh. F) (part), 2017)

Subject to applicable general plan policies and all applicable city ordinances, resolutions and/ or regulations, the following table identifies whether a use is a permitted use or requires a city permit. The legend identifies the type of permit required. Uses not permitted in the table are prohibited. Where relevant, a reference to the applicable section of this title or the municipal code has been provided.

Many uses in this table have a corresponding definition in Chapter 18.14.

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Table 18.04.040-A
Uses Permitted within Residential Zoning Districts
Legend
P = Permitted
PP = Permitted Subject to Plot Plan Review
C = Permitted Subject to Approval of a Conditional Use Permit
PUD = Permitted Subject to Approval of a Planned Unit Development Permit
NP = Not Permitted
Use R-R R-1 R-2 R-3 Reference
Residential Uses4
Single-family detached—standard lot P P P NP
sizes
Small lot single-family detached PUD PUD PUD NP
Single-family attached (townhouse, etc.) NP PUD PUD C
Single-room occupancy (SRO) living unit NP NP NP C
Condominium NP NP NP C
Multiple-family attached or detached NP NP P P
Accessory dwelling unit P P P P 18.09.180
Junior accessory dwelling unit P P P P 18.09.185
Residential care facility (includes P P P P
facilities for the elderly) (6 or fewer
persons)
Residential care facility (including P P P P
facilities for the elderly) (7 or more
persons)5
Senior independent living uses NP NP NP PP
Convalescent home NP C C C
Mobile home park NP NP NP C 15.28
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City of Cloverdale, CA § 18.04.040

CLOVERDALE CODE

§ 18.04.040

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Table 18.04.040-A
Uses Permitted within Residential Zoning Districts
Legend
P = Permitted
PP = Permitted Subject to Plot Plan Review
C = Permitted Subject to Approval of a Conditional Use Permit
PUD = Permitted Subject to Approval of a Planned Unit Development Permit
NP = Not Permitted
Use R-R R-1 R-2 R-3 Reference
Manufactured homes P P P P 15.24
Boarding/rooming houses NP NP NP C
Guest quarters P PP C NP
Low barrier navigation centers4 NP NP P P
Employee housing3 P P P P
Permanent supportive housing4 NP NP P P
Hotels and Lodging
Bed and breakfast inns C C C C 18.09.100
Hosted vacation rentals PP PP PP PP 18.09.265
Public/Quasi-Public Uses
Public/quasi-public uses C C C C
Small family day care P P P P
Large family day care P P P P
Adult day care C C C C
Child day care C C C C
Commercial recreation facilities, outdoor C C C C
Agricultural Uses
F.F.A., 4-H, or similar organization small P P P C
animal and fowl projects1
Equestrian centers, riding academies, C NP NP NP
commercial stables, feed and tack stores
accessory to commercial stables
Raising of up to 5 chickens, excluding P P P2 P2
roosters1
Keeping of horses (minimum 2.5 acres C C NP NP
for first horse, an additional acre for each
horse thereafter)
Beekeeping P P NP NP
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City of Cloverdale, CA § 18.04.040

ZONING

§ 18.04.040

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Table 18.04.040-A
Uses Permitted within Residential Zoning Districts
Legend
P = Permitted
PP = Permitted Subject to Plot Plan Review
C = Permitted Subject to Approval of a Conditional Use Permit
PUD = Permitted Subject to Approval of a Planned Unit Development Permit
NP = Not Permitted
Use R-R R-1 R-2 R-3 Reference
Orchards, vineyards, greenhouses,
horticulture
• Use area less than 0.5 acres P P P C
• Use area 0.5 acres or larger P C C C
Light farming, except commercial P P NP NP
dairies, rabbit, fox, goat or hog farms or
commercial chicken or poultry ranches
Commercial dairies, rabbit, goat or C C NP NP
commercial chicken or poultry ranches
(10 acre min.)
Large animal hospitals, commercial C NP NP NP 18.09.150
kennels (10 acre min.)
Accessory Uses
Home occupations P P P P 18.09.120
Accessory uses and structures meeting all P P P P 18.09.070
city standards
Accessory uses and structures located on PP PP PP PP 18.09.070
the same site as a use requiring
conditional use permit or plot plan review
Private tennis court C C C C
Recreational vehicle storage yard NP NP NP C
incidental to a multiple-family housing
development
Other uses similar to, and no more C C C C
objectionable than, the uses identified
above, as determined by the planning
commission
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City of Cloverdale, CA § 18.04.040

CLOVERDALE CODE

§ 18.04.050

NOTES TO TABLE:

1. Animals and fowl shall be confined in a pen or fenced area that is located no closer than twenty-five feet to any residence other than that on the project site and are not permitted in front or street side setbacks. Every yard, pen, coop, or other enclosure for the keeping therein of small animals and/or poultry shall at all times be kept and maintained in a clean, sanitary and sightly condition, and free from any offensive odor.

2. Not permitted on lots containing more than one dwelling unit per lot.

3. Employee housing for farmworkers accommodating six or fewer workers shall be considered a residential use and shall not require any special approvals that are not required of a family dwelling of the same type in the same zoning district.

4. In all cases, supportive housing and transitional housing are and shall be treated as residential uses, subject only to the permitting requirements that apply to residential uses of the same housing type located in the same zone.

5. The permitting requirements and development standards applicable to residential care facilities (seven or more persons) shall apply when located within a residential structure where the use is permitted by right in the underlying zone district.

(Ord. 698-2015 § 3 (Att. 1) (part), 2015; Ord. 714-2017 § 4 (Exh. F) (part), 2017; Ord. 723-2018 § 4 (Exh. D), 2018; Ord. 735-2020 § 5 (Exh. C), 2020; Ord. 753-2023 § 4 (Exh. A), 2023; Ord. 754-2024 § 3, 2024) [1 ]

The following site development standards shall apply to all land and permitted or conditionally permitted buildings located within their respective residential zoning districts. The standards stated herein shall not be construed to supersede more restrictive site development standards contained in the conditions, covenants and restrictions for any property or dwelling unit. However, in no case shall private deed restrictions permit a lesser standard than a minimum standard established by this section or permit a greater standard than a maximum standard established by this section.

• A. General Requirements. Table 18.04.050-A sets forth minimum site development standards for residential development projects.

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Table 18.04.050-A
Residential Site Development Standards
R-R R-1 R-2 R-3
Density7 (maximum units per net 0.2 4.0 8.0 16.0
acre)
Lot area1,3 (minimum)
• Interior lot 30 acres 6,000 sf 6,000 sf 10,000 sf
• Corner lot 30 acres 7,000 sf 7,000 sf 10,000 sf
Lot width (minimum) 150' 60' 60' 60'
Lot depth (minimum) 100' 100' 100' 100'
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1. Code reviser's note: Ord. 723-2018 inadvertently omits the amendments of Ord. 719-2017. The amendments of Ord. 719-2017 have been retained per the city's direction.

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City of Cloverdale, CA § 18.04.050

ZONING

§ 18.04.050

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Table 18.04.050-A
Residential Site Development Standards
R-R R-1 R-2 R-3
Front setback5,6 (minimum) 35' 20' 20' 20'
Side setback5,6 (minimum)
• Interior 20' 1 story or lower story of a 2-story residence:
5'
2nd story of 2-story residence: 10'
• Street side 20' 15' 15' 15'
Rear setback5,6 (minimum)
• One-story building 30' 20' 20' 10'
• Two-story building 30' 20' 20' 20'
Floor area ratio2 (maximum)
• 0—4,000 sf net site 0.35 0.35 0.35 0.35
• 4,001 sf and larger net site 0.40 0.40 0.40 0.40
Building height (maximum) 35' or 2 stories, whichever is less.
14' for accessory buildings.
Distance between buildings4 20' 10' 10' 10'
(minimum)
Provision of open space9
• Public open space per unit — — 100 sf 100 sf
• Private open space per unit — — 40 sf 40 sf
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5
• 4,001 sf and larger net site 0.40 0.40 0.40 0.40
Building height (maximum) 35' or 2 stories, whichever is less.
14' for accessory buildings.
Distance between buildings4 20' 10' 10' 10'
(minimum)
Provision of open space9
• Public open space per unit — — 100 sf 100 sf
• Private open space per unit — — 40 sf 40 sf
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NOTES TO TABLE: 1. For detached single-family units, including detached units in PUD permits, planned developments and specific plans, no more than twenty-five percent of lots in any development may be less than four thousand square feet. No lots may be less than three thousand square feet. 2. Floor area ratio (FAR) provisions apply to all units, including units in PUD permits, planned developments and specific plans. In a planned development, a composite FAR may substitute for individual lot FAR. 3. Refer to Section 17.20.140(B)(2) for minimum lot areas for parcels with slope greater than seven percent. 4. Within a planned unit development, building separations may be reduced to zero feet; provided, that firewalls are provided per UBC standards.

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City of Cloverdale, CA § 18.04.050

CLOVERDALE CODE

§ 18.04.050

NOTES TO TABLE:

5. When a residential development is proposed to be located adjacent to or across the street from a developed industrially zoned property, a minimum building setback of fifty feet measured from the property line shall be required from such industrial zoning district. The fifteen feet of this setback located adjacent to the street or industrial zoning district boundary line shall be landscaped; the remainder of the setback area within the site may be used for off-street parking purposes. A threefoot-high wall, berm or combination wall/berm shall be constructed within the landscaped area along street setbacks; along all other lot lines adjacent to industrial zoning districts, walls shall be constructed in accordance with the provisions of Section 18.09.030.

6. A fifty-foot buffer setback is required on each side of waterways shown on the general plan conservation area map.

   7. Densities may be increased as provided for under State Density Bonus Law and/or Chapter 18.13.

   8. Development standards for construction of an accessory dwelling unit (ADU) are located in Section 18.09.180, Accessory dwelling units.

   9. Design standards for open/common space are located in Section 18.03.150.

• B.

Modifications to Required Setbacks.

1. On residential structures, porches, steps, eaves, awnings, chimneys, balconies, stairways, wing walls and bay windows may not project more than three feet into any required front or rear yard area, and may not project into any required side yard area so as to cover more than one-half of said required side yard.

2. Canopies or roofs attached to the main building may extend into a required rear or interior side yard; provided, that:

• a. Portions of such structures extending into the yard shall not exceed fourteen feet in height or project closer than three feet to an interior side yard lot line or closer than five feet at the rear lot line; and

  • b. Such structures shall be entirely open on at least three sides except for necessary supporting columns.

3. On a site situated between sites improved with buildings, the minimum front setback shall be the average depth of the front yards on the improved sites adjoining the side lines of the site.

4. Where a site is not situated between sites improved with buildings and where sites comprising forty percent of the frontage on a block are improved with buildings, the minimum front setback shall be the average of the existing front yard depths in the block.

5. On a site which is not rectangular or approximately rectangular, or is a flag lot, the location of the required front setback shall be determined by the planning director.

6. Where the natural grade of the front setback of a lot has a slope such that it is not practicable to provide a driveway with a grade of fifteen percent or less to a private garage or carport, the garage or carport may be located within the required front setback.

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City of Cloverdale, CA § 18.04.050

ZONING

§ 18.04.060

• C. Allowable Paving in the Required Front Yard. Paving, hardscape or other impervious surfaces shall not collectively occupy more than fifty percent of the front yard.

• (Ord. 698-2015 § 3 (Att. 1) (part), 2015; Ord. 714-2017 § 4 (Exh. F) (part), 2017; Ord. 754-2024 § 4, 2024; Ord. 756-2024 § 4 (Exh. A), 2024)

A PUD permit may be granted for small lot single-family detached or single-family attached (duplex, triplex, fourplex) residences pursuant to Table 18.04.040-A. Any project approval shall meet all requirements of the underlying residential zoning district and all requirements of this chapter, including floor area ratios, rear yard setbacks, and parking, with the exception that minimum building site, minimum lot width, minimum lot depth, and minimum front yard setbacks may be reduced. No side yard is required between attached units. In the R-R zoning district, the PUD permit process may be used to allow clustering to preserve hillsides and natural features.

(Ord. 698-2015 § 3 (Att. 1) (part), 2015; Ord. 714-2017 § 4 (Exh. F) (part), 2017)

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City of Cloverdale, CA