Chapter 18.04
RESIDENTIAL ZONING DISTRICTS

Sections:

18.04.010    Purpose and intent.

18.04.020    Residential zoning districts.

18.04.030    Residential densities.

18.04.040    Residential zoning district use regulations.

18.04.050    Residential site development standards.

18.04.060    PUD permit provisions for residential zoning districts.

18.04.010 Purpose and intent.

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

18.04.020 Residential zoning districts.

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

18.04.030 Residential densities.

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

18.04.040 Residential zoning district use regulations.

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.

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 Uses3,4

 

 

 

 

 

Single-family detached—standard lot sizes

P

P

P

NP

 

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 facilities for the elderly) (6 or fewer persons)

P

P

P

P

 

Residential care facility (including facilities for the elderly) (7 or more persons)

NP

NP

NP

C

 

Senior independent living uses

NP

NP

NP

PP

 

Convalescent home

NP

C

C

C

 

Mobile home park

NP

NP

NP

C

15.28

Manufactured homes

P

P

P

P

15.24

Boarding/rooming houses

NP

NP

NP

C

 

Guest quarters

P

PP

C

NP

 

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 animal and fowl projects1

P

P

P

C

 

Equestrian centers, riding academies, commercial stables, feed and tack stores accessory to commercial stables

C

NP

NP

NP

 

Raising of up to 5 chickens, excluding roosters1

P

P

P2

P2

 

Keeping of horses (minimum 2.5 acres for first horse, an additional acre for each horse thereafter)

C

C

NP

NP

 

Beekeeping

P

P

NP

NP

 

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 dairies, rabbit, fox, goat or hog farms or commercial chicken or poultry ranches

P

P

NP

NP

 

Commercial dairies, rabbit, goat or commercial chicken or poultry ranches (10 acre min.)

C

C

NP

NP

 

Large animal hospitals, commercial kennels (10 acre min.)

C

NP

NP

NP

18.09.150

Accessory Uses

 

 

 

 

 

Home occupations

P

P

P

P

18.09.120

Accessory uses and structures meeting all city standards

P

P

P

P

18.09.070

Accessory uses and structures located on the same site as a use requiring conditional use permit or plot plan review

PP

PP

PP

PP

18.09.070

Private tennis court

C

C

C

C

 

Recreational vehicle storage yard incidental to a multiple-family housing development

NP

NP

NP

C

 

Other uses similar to, and no more objectionable than, the uses identified above, as determined by the planning commission

C

C

C

C

 

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.

(Ord. 753-2023 § 4 (Exh. A), 2023; Ord. 735-2020 § 5 (Exh. C), 2020; Ord. 723-20181 § 4 (Exh. D), 2018; Ord. 714-2017 § 4 (Exh. F) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.04.050 Residential site development standards.

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.

Table 18.04.050-A

Residential Site Development Standards 

 

R-R

R-1

R-2

R-3

Density7 (maximum units per net acre)

0.2

4.0

8.0

16.0

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'

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 (minimum)

20'

10'

10'

10'

Provision of open space

 

 

 

 

• Public open space per unit

—

—

100 sf

100 sf

• Private open space per unit

—

—

60 sf

60 sf

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 subdivision ordinance 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.

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 three-foot-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.

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

18.04.060 PUD permit provisions for residential zoning districts.

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

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.