Article II — Single-family Residential (R-1) Districts

In addition to the objectives contained in HMC § 20.04.010, the R-1 Districts are established to achieve the following purposes:

• A. Reserve appropriately located areas for family living at a reasonable range of population densities, consistent with sound standards of public health and safety.

• B. Ensure adequate light, air, privacy, and open space for each dwelling.

• C. Provide opportunities for one-family dwellings to have privacy and open space around the units.

• D. Reserve space for public and quasi-public facilities needed to complement urban residential areas and institutions that require a residential environment.

• E. Minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them.

• F. Ensure that necessary off-street parking is provided for automobiles.

• G. Protect residential properties from the hazards, noise, and congestion created by commercial and industrial traffic and land use activities.

• H. Protect residential properties from noise, illumination, unsightliness, odors, dust, dirt, smoke, vibration, heat, glare, and other objectionable influences.

• I. Protect residential properties from fire, explosion, noxious fumes, toxic fumes, and other hazards.

• (Ord. 950 § 2 (Exh. A § 300), 1998; Ord. 1010 § 4 (Exh. A § 3), 2003)

In addition to the general purposes and objectives of the R-1 District, the R-1-3,500 District is hereby established for the following purposes:

• A. To allow for innovative housing types and placement of such dwellings on lots such that each lot has the flexibility of optimizing the location of private open space on the lot;

• B. To assist in promoting affordable housing by allowing residential development on smaller lots in the community.

• (Ord. 950 § 2 (Exh. A § 305), 1998)

The following uses may be permitted or conditionally permitted in all R-1 districts. Chapter 20.28 HMC, Article V describes the procedures for obtaining a conditional use permit.

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City of Healdsburg, CA

HEALDSBURG CODE

§ 20.08.025

§ 20.08.025

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Table 2 Permitted (P) and conditionally permitted (C) uses: R-1 District
Accessory dwelling unit and junior accessory dwelling unit, subject to HMC § 20.20.010 P
Accessory structures located on the same site with a permitted or conditionally permitted P
use, including private garages and carports, one guest house or accessory living quarters
without a kitchen, storehouses, garden structures, noncommercial greenhouses, recreation
rooms, and hobby areas within an enclosed structure
Boarding houses C
Churches, convents, monasteries, parish houses, parsonages, rectories, and other religious C
institutions
Day care, large family, subject to HMC § 20.20.055 C
Day care, small family P
Employee housing as defined in Cal. Health & Safety Code § 17008 for six or fewer P
employees in accordance with Cal. Health & Safety Code § 17000, et seq.
Golf courses and driving ranges C
Home occupations, subject to HMC § 20.20.005 P
Neighborhood convenience retail stores, subject to HMC § 20.20.070 C
Private recreational parks and swim clubs P
Private schools and colleges, not including art, craft, dancing, music, business, professional C
or trade schools and colleges
Private stables or areas for the keeping of one horse, cow, llama, goat or similar large farm P
or hobby animal on a site not less than two acres in net area; provided, that one additional
large animal may be kept for each additional acre of area of the site; and provided, that no
stable shall be located closer than 50 feet to any property line, closer than 50 feet to any
dwelling unit on the site, or closer than 100 feet to any other dwelling on surrounding
properties
Public utility and public service pumping stations, power stations, equipment buildings, C
installations, service yards, drainage ways and structures, storage tanks, reservoirs, and
transmission lines found by the planning commission to be necessary for the public health,
safety and welfare
Raising of fruit and nut trees, vegetables, and horticultural specialties (no on-site sales) P
Raising for commercial purposes poultry (except roosters and crowing fowl), rabbits, C
chinchillas, potbellied pigs and other similar small animals on a site at least 20,000 square
feet in net size; provided, that there shall be at least 1,000 square feet of site area for each
fowl or animal. No structure housing poultry or small animals shall be located closer than 50
feet to any property line or closer than 25 feet to a dwelling on the site
Raising or keeping for educational, hobby or noncommercial purposes poultry (except P
roosters and crowing fowl), rabbits, chinchillas, guinea pigs and similar small animals
limited to a total of 10 animals, not including dogs and cats. Animal pens or cages shall not
be located in a required front yard or street side corner yard and shall be located a minimum
of 20 feet from a property line
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City of Healdsburg, CA

LAND USE CODE

§ 20.08.025

§ 20.08.030

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Table 2 Permitted (P) and conditionally permitted (C) uses: R-1 District
Residential care, general C
Residential care, limited P
Residential visitor lodging operations, subject to HMC § 20.20.060 C
Single-family dwelling, detached, one per lot P
Single-family dwelling, attached, one per lot, in the R-1-3,500 District and small lot P
subdivisions
Supportive housing P
Swimming pools used solely by persons resident on the site and their guests; provided, that P
no swimming pool or accessory mechanical equipment shall be located in a required front
yard or less than five feet from a property line
Temporary subdivision sales offices, subject to HMC § 20.20.025 P
Transitional housing P
Vacation rental homes --
Vacation timeshares --
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Notes:

-- = not permitted

(Ord. 950 § 2 (Exh. A §§ 310, 315), 1998; Ord. 1003 § 2 (Exh. A § 3), 2003; Ord. 1018 § 2 (Exh. A § 315), 2004; Ord. 1104 § 2 (Exh. A § 4), 2010; Ord. 1159 § 2, 2016; Ord. 1210 § 2, 2021)

The following standards apply to development within the R-1 Districts, except for small lot subdivisions as provided for by HMC § 20.20.040.

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City of Healdsburg, CA

HEALDSBURG CODE

§ 20.08.030

§ 20.08.040

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Table 3 Minimum development standards: R-1 Districts
Min. Lot Dimensions Minimum Yards
Minimum Lot Max. site
Zoning District Area Width(1) Depth(2) Front(3) Side Rear coverage
R-1-3,500 3,500 sq. ft. 40 feet None Non-garage None, except 10 None 50%
frontage: 10 feet for street
feet side of corner
Garage lot
frontage: 20
feet
R-1-6,000 6,000 sq. ft. 50 feet 90 feet 20 feet Structures(4): 20 feet 35%
R-1-12,500 12,500 sq. ft. 70 feet 100 feet 25 feet 1 story: 5 feet 25 feet 30%
2 story: 10 feet
R-1-20,000 20,000 sq. ft. 100 feet 120 feet 30 feet 30 feet 25%
3 story: 15 feet
R-1-40,000 40,000 sq. ft. 150 feet 150 feet 30 feet Street side of 30 feet 25%
corner lot: 10 ft.
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Notes:

(1) The minimum width of corner lots shall be 10 percent greater than the minimum width for interior lots.

(2) Minimum lot depth for lots adjoining a freeway or railroad right-of-way shall be 130 feet, unless adequate alternative noise mitigations are provided, as approved by the planning director.

(3) Refer to HMC § 20.16.005 regarding the averaging of front yards under specific conditions.

(4) Second and third stories of dwellings shall be set back from side property lines in order to comply with side yard requirements.

(5) Refer to HMC § 20.20.010 regarding yard setbacks for accessory dwelling units.

(6) Refer to HMC § 20.20.040 regarding minimum development standards for small lot subdivisions.

(Ord. 950 § 2 (Exh. A §§ 320, 325, 330, 335), 1998; Ord. 1003 § 4, 2003; Ord. 1018 § 2 (Exh. A §§ 320, 325, 330, 335), 2004)

• A. The maximum building height for all primary structures in R-1 districts shall be 35 feet, except for small lot subdivisions, which shall be 25 feet.

• B. HMC § 20.16.065 allows exceptions for ancillary structures, including chimneys, antennas and similar architectural features.

• C. Accessory dwelling unit building heights are regulated in HMC § 20.20.010.

D. Accessory building heights are regulated in HMC § 20.16.030. (Ord. 950 § 2 (Exh. A § 340), 1998; Ord. 1003 § 5, 2003; Ord. 1018 § 2 (Exh. A § 340), 2004; Ord. 1159 § 3, 2016)

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City of Healdsburg, CA

LAND USE CODE

§ 20.08.040

§ 20.08.040

The following additional requirements apply to development in R-1 Districts, including small lot subdivisions:

Accessory structures: Chapter 20.16 HMC, Article II.

Inclusionary housing: HMC § 20.20.030, Article I.

Off-street parking: Chapter 20.16 HMC, Article VIII.

Fences and walls: Chapter 20.16 HMC, Article III.

Design review: Chapter 20.28 HMC, Article IV.

Accessory dwelling units: HMC § 20.20.010.

(Ord. 950 § 2 (Exh. A § 350), 1998; Ord. 1018 § 2 (Exh. A § 350), 2004; Ord. 1159 § 4, 2016)

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City of Healdsburg, CA

LAND USE CODE

§ 20.08.045

§ 20.08.050