Cloverdale — Design Review

Overview

Cloverdale’s design review is the City’s front line for shaping what gets built and how it looks in context with older neighborhoods, downtown, and key corridors. It applies broadly to commercial and industrial projects, sites on Cloverdale Boulevard and Highway 101, larger residential projects, and certain permits like PD/PUD—using objective standards and district/corridor-specific criteria. The rules live in Title 18 (Zoning), with the core procedure in § 18.03.150 and related district/corridor standards in Chapter 18.10.

If your site fronts Cloverdale Boulevard or Highway 101, or you’re proposing any commercial or industrial building, design review is required (§ 18.03.150(C)(1)).

What triggers design review

Design review is required “as allowed by law” for new construction, exterior-visible remodels, and exterior awnings/features that need a building permit, for the following (§ 18.03.150(C)(1)):

• All commercial buildings and all industrial buildings.
• Any property fronting on Cloverdale Boulevard (also see corridor standards in § 18.10.030).
• Any property fronting on Highway 101 (and corridor standards in § 18.10.040).
• New housing with five or more units on a parcel.
• Transitional housing.

Other triggers that explicitly require design review:

• Precise Development Plans (PD zoning): application must include all design review submittals; design review is required for proposed development (§ 18.03.100(C)).
• PUD permits: any new construction or exterior change is subject to design review (§ 18.03.130(C)).
• SRO (Single-Room Occupancy) units: new construction and exterior modifications require design review (§ 18.09.220(A)).
• Public Institutional (P‑I) CUP uses: CUP uses in P‑I also require design review (note to Table 18.07.020-A).

Levels and decision-makers

• Conceptual: informal feedback; no formal decision (§ 18.03.150(C)(2)(a)).
• Minor: small exterior changes to existing nonresidential buildings (including awnings), change of use in a nonresidential building, residential construction of 4 units or fewer, and reconstructions involving less than 25% of on-site floor area or 3,000 sq ft, whichever is less (§ 18.03.150(C)(2)(b)).
• Major: larger site/building development, structural additions above minor thresholds, converting residential to office/commercial/mixed use, projects requiring Planning Commission approvals (e.g., subdivisions, precise development plans, conditional use permits, PUDs, variances), or projects subject to CEQA (§ 18.03.150(C)(2)(c)).

Authority:

• The Planning Director may approve minor design review applications that are eligible for ministerial review (§ 18.03.150(B)).
• The Planning Commission serves as the City’s Design Review Committee and approves design review applications pursuant to the code and Table 18.03.100 (§ 18.02.060). The City Council acts on precise development plans after a Planning Commission recommendation (§ 18.03.100(B)).

Findings:

• Approval requires the project to meet the objective design standards in Title 18 and the applicable zone district (§ 18.03.150(E)). Residential developments must be consistent with the zoning district’s development standards (§ 18.03.150(A)(2)).

Submittal:

• File design review with the Planning Department whenever a permit/approval requires it (§ 18.03.150(D)). For PD projects, include visual simulations as needed (§ 18.03.100(C)).

Corridor- and Use-Specific Standards You Must Apply

• Cloverdale Boulevard design standards: Applies to properties with Boulevard frontage; design review is mandatory and projects must follow § 18.10.030 and the City’s design guidelines (§ 18.03.150(C)(1)(c), § 18.10.020).
• Asti Road and Highway 101 design standards: Applies to Highway 101 frontage areas and Asti Road; design review is mandatory and projects must follow § 18.10.040 and the City’s design guidelines (§ 18.03.150(C)(1)(d), § 18.10.020).
• Commercial design standards (all commercial districts): Enclosure of uses; no visible outdoor storage; screening of ground/roof equipment; screened trash/recycling; architecturally treated elevations (§ 18.10.060(A)(1)–(7)). Downtown Commercial-specific intent and form guidance also apply (§ 18.10.060(B)).
• Residential design standards: If single-family homes are subject to design review, apply: garage set back at least 5 ft behind the front facade (or detached at rear/not visible), front porch/courtyard visible from street, and protection of mature native trees and natural features (§ 18.10.050(A)–(D)).
• SRO standards: Unit size, open space, laundry, management and parking ratios apply; design review is required for new/exterior SRO work (§ 18.09.220(A),(B)).

Linkages you’ll be checked against during design review:

• Zoning district rules in Cloverdale Zoning and Cloverdale Development Standards.
• Corridor/overlay criteria in Cloverdale Overlay Districts (e.g., Boulevard/101 areas).
• Off-street parking requirements (Chapter 18.11).
• Sign rules if signs are part of the project: Cloverdale Signage (Chapter 18.12).
• Historic compatibility near historic/conservation structures: Cloverdale Historic Preservation (§ 18.03.160).

District-by-District Notes (Design Review Relevance)

P‑I (Public Institutional)

• Purpose/uses: Public facilities and institutions; many uses require a CUP (e.g., schools, religious facilities, public safety) per Table 18.07.020-A; CUP uses in P‑I also require design review (Table 18.07.020-A note; § 18.07.020).
• Key dimensional standards: Minimum lot size 6,000 sf, width 60 ft, depth 100 ft (§ 18.07.030, Table 18.07.030-A). Setbacks are determined through the CUP and design review to reflect surrounding uses and zoning (§ 18.07.030). Eaves/awnings ≥8 ft above grade may project 3 ft into setbacks if ≥5 ft from property line (§ 18.07.030(A)).
• Where it applies: Properties zoned P‑I.

DTC (Downtown Commercial)

• Purpose/uses: Encourage pedestrian-oriented retail storefront design at street level; model form is 2–3 stories with an active first floor (§ 18.10.060(B)(1)–(2)).
• Key design standards: In addition to commercial standards (screening, trash enclosures, roof equipment screening, etc.), apply DTC intent/form guidance (§ 18.10.060(A)–(B)).
• Where it applies: Properties zoned DTC; PUD permits are allowed here and, if used, require design review (§ 18.03.130(A),(C)).

Cloverdale Boulevard Frontage Area

• Purpose: Maintain cohesive form and streetscape character along the City’s primary corridor.
• Design review: Mandatory for any property fronting the Boulevard (§ 18.03.150(C)(1)(c)).
• Key standards: Apply Cloverdale Boulevard design standards (§ 18.10.030) and City design guidelines (§ 18.10.020). Specific numeric standards not provided in the source materials.

Asti Road / Highway 101 Frontage Area

• Purpose: Coordinate visibility and edges along the freeway corridor and Asti Road.
• Design review: Mandatory for any property fronting Highway 101 (§ 18.03.150(C)(1)(d)).
• Key standards: Apply Asti Road and Highway 101 design standards (§ 18.10.040) and City design guidelines (§ 18.10.020). Specific numeric standards not provided in the source materials.

Planned Development (PD) Projects

• Purpose: Implement “planned development” zoning through detailed Precise Development Plans (PDPs) that show parcel configuration, use locations, and public improvement design (§ 18.03.100(A)).
• Design review: PDP applications must include all design review submittals; design review is required for proposed development (§ 18.03.100(C)).
• Approvals: Planning Commission recommendation; City Council adoption by resolution (§ 18.03.100(B)).

PUD‑Eligible Districts (DTC, TOD, O‑R, R‑R, R‑1, R‑2)

• Purpose: Allow “freedom of design” on small parcels while meeting or surpassing baseline zoning quality (§ 18.03.130(A)).
• Design review: Required for PUD permits involving new construction or exterior change (§ 18.03.130(C)).
• District specifics:
  • DTC, TOD, O‑R, R‑R, R‑1, R‑2: PUD permits are allowed in these districts (§ 18.03.130(A)). Typical uses and dimensional standards for TOD, O‑R, R‑R, R‑1, R‑2 are Not found in source materials. Verify with the jurisdiction.

How “Major” vs “Minor” Design Review Is Determined

Selected Standards You’ll Be Held To During Design Review

Historic Design Review

• Applicability: New construction or alteration of historic or conservation structures requires historic design review (§ 18.03.160(A)).
• Compatibility: Any design review on sites adjoining or near historic/conservation structures should be reviewed for compatibility (§ 18.03.160).
• Process: For conservation structures, an historic report is prepared (Sanborn maps, photos, prior evaluations); additions must remain secondary to pre‑1939 building elements (e.g., second story to the rear if original was one story) (§ 18.03.160(C)).

See related guidance at Cloverdale Historic Preservation.

Intersections With Other Approvals

• Precise Development Plans (PD zoning) incorporate design review and may add conditions to protect health/safety and achieve General Plan objectives (§ 18.03.100(D)).
• PUD permits rely on design review; the Planning Commission may condition approvals for compatibility and quality (§ 18.03.130(C),(E)).
• Minor exceptions: Separate tool for small adjustments to fences, setbacks, lot coverage, height, parking—granted administratively by the Planning Director with specific findings (§ 18.03.180). Use in tandem with design review where appropriate. See Cloverdale Variances and Exceptions.
• ADUs: Processed ministerially with objective standards and a 60‑day review clock (§ 18.09.180(B),(12)). Government Code § 65852.2 supersedes local permitting; design review applicability is limited to objective standards. See Cloverdale ADUs and California ADU law.
• Parking and signs: Expect design review to check conformance with Chapter 18.11 (see Cloverdale Parking) and Chapter 18.12 (see Cloverdale Signage). Chapter 18.10 design standards apply in addition to base zoning—see Cloverdale Development Standards.

Checklist

• Confirm your project triggers design review (commercial/industrial; Boulevard/101 frontage; 5+ unit housing; transitional housing; SRO; PD/PUD; P‑I CUP) (§ 18.03.150(C)(1); § 18.09.220(A); § 18.03.100(C); § 18.03.130(C); Table 18.07.020-A note).
• Determine the level: conceptual, minor, or major—based on scope and thresholds (25%/3,000 sq ft for “minor”; 5+ units; PC-level approvals; CEQA) (§ 18.03.150(C)(2)).
• Apply the correct corridor/district standards: Boulevard (§ 18.10.030), Asti/101 (§ 18.10.040), commercial (§ 18.10.060), residential (§ 18.10.050), industrial (§ 18.10.070).
• Prepare required design review submittals; for PD projects, include all DR materials and any needed visual simulations (§ 18.03.150(D); § 18.03.100(C)).
• Demonstrate consistency with objective design standards and your zoning district’s development standards (§ 18.03.150(E); § 18.10.020).
• If near or involving a historic/conservation structure, include historic compatibility and any required historic report (§ 18.03.160).
• Cross-check parking (Ch. 18.11) and signage (Ch. 18.12) plans for conformance during design review.
• If seeking small dimensional relief, consider a minor exception application in parallel (§ 18.03.180).
• For ADUs, ensure submittal meets the ministerial standards and 60-day timeline (§ 18.09.180(12)); design review, if applied, must be objective (§ 18.03.150(A)(2),(B)).

Risks & Ambiguities

Plain-English Summary

Cloverdale uses design review to make sure new buildings and visible exterior changes fit the City’s character—especially along Cloverdale Boulevard, Highway 101, downtown, and near historic buildings. Most commercial and industrial projects, 5+ unit housing, and projects on Boulevard/101 must go through design review, using objective standards and corridor/district rules. Small tweaks can be approved administratively; bigger projects go to the Planning Commission or City Council under the zoning code.

Source References

• § 18.02.060 (Design review committee; Planning Commission)
• § 18.03.100 (Precise development plan; DR required in PD)
• § 18.03.130 (PUD permits; DR required)
• § 18.03.150 (Design review—purpose, triggers, levels, findings)
• § 18.03.160 (Historic design review)
• § 18.03.180 (Minor exception)
• § 18.07.020 (P‑I use table; CUP uses require DR)
• § 18.07.030 (P‑I site development standards)
• § 18.09.180 (Accessory dwelling units—ministerial, objective standards, 60‑day review)
• § 18.09.220 (Single-room occupancy—DR required)
• § 18.10.010, § 18.10.020 (Design standards; applicability)
• § 18.10.030 (Cloverdale Boulevard design standards)
• § 18.10.040 (Asti Road and Highway 101 design standards)
• § 18.10.050 (Residential design standards)
• § 18.10.060 (Commercial design standards)
• Chapter 18.11 (Parking and loading requirements)
• Chapter 18.12 (Sign regulations)
• Cloverdale Zoning Code (Title 18): https://ecode360.com/CL4387

Source passages

• Cloverdale Zoning Code (§ 18.03.100) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.130) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.150) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.09.180) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.09.220) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.180) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.10.010) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.07.030) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.160) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.02.060) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.10.050) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.07.020) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.10.020) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.10.060) Medium relevance show source text

Cited sections

• § 18.02.060 (Design review committee; Planning Commission) (§ 18.02.060)
• § 18.03.100 (Precise development plan; DR required in PD) (§ 18.03.100)
• § 18.03.130 (PUD permits; DR required) (§ 18.03.130)
• § 18.03.150 (Design review—purpose, triggers, levels, findings) (§ 18.03.150)
• § 18.03.160 (Historic design review) (§ 18.03.160)
• § 18.03.180 (Minor exception) (§ 18.03.180)
• § 18.07.020 (P‑I use table; CUP uses require DR) (§ 18.07.020)
• § 18.07.030 (P‑I site development standards) (§ 18.07.030)
• § 18.09.180 (Accessory dwelling units—ministerial, objective standards, 60‑day review) (§ 18.09.180)
• § 18.09.220 (Single-room occupancy—DR required) (§ 18.09.220)
• § 18.10.010, § 18.10.020 (Design standards; applicability) (§ 18.10.010)
• § 18.10.030 (Cloverdale Boulevard design standards) (§ 18.10.030)
• § 18.10.040 (Asti Road and Highway 101 design standards) (§ 18.10.040)
• § 18.10.050 (Residential design standards) (§ 18.10.050)
• § 18.10.060 (Commercial design standards) (§ 18.10.060)
• Chapter 18.11 (Parking and loading requirements) (Chapter 18.11)
• Chapter 18.12 (Sign regulations) (Chapter 18.12)
• Cloverdale Zoning Code (Title 18): (Title 18)

• Official Cloverdale code library