Chapter 18.05 COMMERCIAL ZONING DISTRICTS

Chapter 18.05
COMMERCIAL ZONING DISTRICTS

Sections:

18.05.030 Commercial zoning district use regulations.

18.05.040 Commercial site development standards.

18.05.050 PUD permit provisions in commercial zoning districts.

18.05.010 Purpose and intent.

The Cloverdale general plan and station area/downtown precise plan (“station area plan”) outline goals, objectives and policies regarding the character of commercial and residential uses and development for the Cloverdale depot, the Cloverdale downtown and opportunity development sites at Citrus Fair Drive and Cloverdale Boulevard. It is the purpose of this chapter to implement these goals, objectives and policies and to complement the city’s other commercial zoning districts. The destination commercial area subject to the Alexander Valley specific plan is described in Chapter 18.08. The remaining commercial zoning districts have two centers—downtown and the Furber Plaza area. For the past twenty years, the city has concentrated on removing strip commercial development that lined Cloverdale Boulevard when it was a state highway, and has focused on strengthening two concentrated commercial areas—the downtown and the Furber Plaza shopping center area, although a small amount of strip commercial remains along Cloverdale Boulevard. The purpose of the commercial zoning districts is to continue the focus on the two core commercial areas and integrate the city and the expected passenger rail service to the Cloverdale depot while also providing higher density transit-oriented and some mixed residential uses. (Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.05.020 Commercial zoning districts.

A. Intent of Office/Multifamily Residential (O-R) Zoning District. The purpose of the office/multifamily residential (O-R) zoning district is to provide for a mix of downtown supportive compatible office, artisan and residential uses, while conserving the historic land use and development patterns of the neighborhood. The historic patterns are based on older, smaller single-family residential buildings with typical single-family front yards and parking, with a distinct neighborhood fabric of houses in close walking proximity to the downtown. While the O-R zoning district allows office uses, the intent is to maintain and conserve a residential neighborhood appearance. Appropriate uses include compatible offices, art or yoga studios, lodging and residential uses that provide customers for the pedestrian-oriented activities in the DTC zoning district. No retail use is permitted.

B. Intent of Downtown Commercial (DTC) Zoning District. The purpose of the downtown commercial (DTC) zoning district is to provide for downtown commercial, cultural and office-related uses which recognize and are compatible with the historical, small-town nature of the downtown area. Residential uses are allowed above the first story or behind a commercial building on Cloverdale Boulevard, 1st Street between Commercial Street and Main Street, and 2nd Street between Commercial Street and Main Street; and at the ground floor and above on other streets in the DTC zoning district at ground floor and above. The zoning district is established in order to reinforce the image of the downtown as the “heart” of Cloverdale and as a public gathering place; provide for a broad range of pedestrian-oriented commercial, office, institutional, cultural, and public uses; and to maximize the efficiency of the city’s downtown district by limiting or prohibiting uses that break the continuity of commercial frontage or are incompatible with an attractive pedestrian shopping area; and to promote special architecture and streetscape design that strives to achieve the adopted downtown design elements.

C. Intent of the Transit-Oriented Development (TOD) Zoning District. The main purpose of the TOD zoning district is to provide high density residential development to provide riders for the SMART passenger rail station and employees and customers to support the downtown pedestrian-oriented retail core. A secondary purpose of the zoning district is to allow public or office uses with high employment densities to provide an employment destination for passenger rail and a source of customers to support the downtown pedestrian retail. Associated uses that provide nonretail services to residents are also allowed.

All building designs, except public or hospital use, should have a residential design and should face the street, even if the primary use is nonresidential, as further described in the TOD design standards set forth in this chapter.

D. Intent of General Commercial (G-C) Zoning District. The primary purpose of the general commercial (G-C) zoning district is to create, preserve and enhance areas for small-scale retail establishments which are conveniently located to provide for frequently recurring needs of outlying residents, which uses are clearly subservient to the downtown and which are appropriate at intersections of major thoroughfares that surround residential neighborhoods. The zoning district is also used for the Furber Plaza Shopping Center, which provides retail and commercial services for the area south of downtown. The provisions of the G-C zoning district specifically favor retail uses, and office or other nonretail use should not disrupt a pedestrian shopping experience except as smaller storefronts in a row of retail shops or in areas on a site separate from the retail area.

E. Intent of Service Commercial (S-C) Zoning District. The primary purpose of the service commercial (S-C) zoning district is to allow more intensive retail, service and heavy commercial uses including warehousing and wholesale commercial uses. Residential uses are not allowed. While the light industrial and heavy commercial uses would normally be expected in industrial areas, the S-C zoning district allows for certain of those uses to be established at in-town locations where they can serve resident needs if the external impacts of those uses do not disturb adjoining residential and commercial neighborhoods. (Ord. 744-2022 § 4 (Exh. A), 2022; Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.05.030 Commercial 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 18.05.030-A

Uses Permitted Within Commercial Zoning Districts
Legend P Permitted PP Permitted Subject to Plot Plan Review C Permitted Subject to Issuance of a Conditional Use Permit PUD Permitted Subject to Issuance of a PUD Permit NP Not Permitted NL No Limitation (does not apply in the zoning district)
Land Uses	Commercial Zoning Districts
	DTC	TOD	O-R	G-C	S-C	Reference
Office and Related Uses
Administrative/general offices
• Less than 1,500 square feet	P	P	P	P	C
• 1,501 square feet or larger	PP	P	PP	C	C
• More than 50 feet of first floor frontage	NP	NL	NL	NL	NL
Commercial Uses
Pedestrian-oriented retail1
• Less than 2,500 square feet	P	P	C	PP	C
• 2,501 square feet or larger	PP	PP	NP	C	C
• More than 50 feet of first floor frontage	PP	NP	NP	NL	NL
General retail1
• Less than 1,500 square feet	P	P	NP	P	P
• 1,501 square feet or larger	C	PP	NP	PP	PP
• More than 50 feet of first floor frontage	NP	NP	NP	NL	NL
Personal/household services
• Less than 1,500 square feet	P	P	P	P	C
• 1,501 square feet or larger	C	PP	PP	C	C
• More than 50 feet of first floor frontage	NP	NP	NP	NL	NL
Smoke shops/smoking lounges
• Less than 1,500 square feet	PP	NP	NP	C	C	18.09.230
• 1,500 square feet or larger	NP	NP	NP	NP	NP
• More than 50 feet of first floor frontage	NP	NP	NP	NL	NL
Artist and photographic studios and galleries (including the accessory sale of artwork)	P	PP	PP	P	NP
Catering establishments (not in conjunction with a restaurant)	NP	NP	PP	PP	P
Dry cleaning (with on-site cleaning equipment); self-service laundry	NP	PP	NP	PP	PP
Feed and tack stores	NP	NP	NP	C	PP
Convenience kiosks	NP	PP	NP	C	NP
Liquor stores	C	C	NP	C	C
Outside sales or display areas (for uses allowed in the underlying zoning district)
• Less than 100 square feet	PP	NP	NP	PP	PP
• 101 square feet or more	NP	NP	NP	C	C
Restaurants
• With entertainment	P	PP	NP	C	C
• Without entertainment	P	PP	C	P	P
Outdoor seating	P	PP	C	PP	PP	18.09.210
Drive-through facility	NP	NP	NP	C	C	18.09.110
Bar/cocktail lounge	C	C	NP	C	C
Wine/beer tasting/sampling and sales	PP	PP	NP	PP	C
Hotels and Lodging
Bed and breakfast inn	PP	C	PP	NP	C	18.09.100
Nonhosted vacation rental	C	NP	C	C	NP	18.09.260
Hosted vacation rental	PP	PP	PP	PP	PP	18.09.265
Hotels and motels
• Up to 12 rooms	PP	PP	C	PP	PP
• 13 rooms or more	C	C	NP	C	C
Recreational vehicle park	NP	NP	NP	NP	C
Medical Services
• Major	NP	C	NP	C	NP
• Minor	C	C	PP	C	C
• More than 25 feet of first floor frontage	NP	C	—	—	—
Veterinary/animal care offices
• Without exterior kennels, pens, and runs	C	NP	P	PP	PP
• With exterior kennels, pens, and runs	NP	NP	NP	NP	C
Vehicle Sales and Repair
Sales and/or repair of automobiles, light trucks, boats, campers, and motorcycles; car washes, tire sales and service	NP	NP	NP	NP	C	18.09.270
Automobile service station	NP	NP	NP	C	C	18.09.200
Industrial/Research and Development Uses
Manufacturing or processing, light	NP	NP	NP	NP	C
Contractor shops (with no outdoor storage of materials or equipment)	NP	NP	NP	NP	C
Recycling facilities						18.09.170
• Reverse vending machines	NP	NP	NP	PP	PP
• Small	NP	NP	NP	PP	PP
Wholesale and distribution; warehouses	NP	NP	NP	NP	C
Self-storage warehouse	NP	NP	NP	C	PP	18.09.190
Public/Quasi-Public Uses
Public/quasi-public uses	C	C	C	C	C
Theaters (including motion picture and live performing arts)	PP	NP	NP	NP	NP
Day care facilities	NP	C	C	C	NP
Recreation Uses
Athletic and health clubs; indoor commercial recreation facilities	C	C	NP	C	C
Dance schools; yoga and pilates studios	P	P	PP	C	C
Commercial recreation facilities (outdoor)	NP	C	NP	C	C
Residential Uses3
Residential care facilities and convalescent homes	NP	PP	PP	C	C
Multifamily residential6
• Above a permitted commercial or office use	P	P	P	PP	PP
• First floor	PP	P	P	PP	PP	18.05.050
Single-family house4,5	NP	NP	P	NP	NP
Single-room occupancy (SRO) living unit	PP	PP	PP	NP	NP	18.09.220
Emergency shelters	NP	P	NP	PP	NP
Accessory Uses
Accessory uses (located on the same site as a permitted use)	PP	PP	PP	PP	PP
Live-work unit	PP	PP	PP	PP	PP	18.09.295
Temporary uses	PP	PP	PP	PP	PP
Other uses similar to, and no more objectionable than, the uses identified above, as determined by the planning commission	C	C	C	C	C
Outdoor storage (on a vacant parcel)	NP	NP	NP	NP	NP

NOTES TO TABLE:

1. Commercial projects which serve as a city-proposed catalyst project for downtown development may be approved with a conditional use permit in the TOD zoning district.

2. Uses with approved conditional use permits that relocate within the same zoning district are subject to plot plan review instead of another conditional use permit.

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, transitional housing is 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. Single-family houses in office/residential shall follow the R-2 zoning standards.

6. Within the DTC district, street-facing residential uses are allowed on the first floor except on the following street segments: Cloverdale Boulevard, 1st Street between Commercial Street and Main Street, and 2nd Street between Commercial Street and Main Street. Residential uses on these street segments are allowed only above the first floor or if placed behind a commercial building.

(Ord. 753-2023 § 4 (Exh. A), 2023; Ord. 744-2022 § 4 (Exh. A), 2022; Ord. 738-2020 § 3, 2020; Ord. 731-2019 § 3, 2019; Ord. 723-2018¹ § 4 (Exh. E), 2018; Ord. 719-2017 § 4, 2017; Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.05.040 Commercial site development standards.

A. General Requirements. The table below sets forth minimum site development standards for commercial development within commercial zoning districts.

Table 18.05.040-A

Commercial Site Development Standards
	DTC	TOD	O-R	G-C	S-C
Density (maximum units per net acre)5	30.0	20.0	8.0—20.0	20.0	—
Lot area4 (square feet)	—	—	6,000	6,000	6,000
Lot width	—	—	60'	60'	60'
Lot depth	—	—	100'	100'	100'
Front setback1,2,3
• Maximum	—	—	20'	15'	20'
• Minimum	—	—	—	—	—
Side setback1,2,3
• Interior	—	—	5'	—	—
• Street side	—	—	15'	10'	20'
Rear setback1,2,3	—	—	15'	10'	10'
• Abutting R-1 or R-2 zoning	—	—	20'	10'	10'
Building length (maximum)	—	—	—	—	—
Lot coverage (maximum)	100%	100%	60%	60%	60%
Floor area ratio (maximum)	3.0	3.0	0.8	1.0	1.0
Building height
• Maximum	40' or 3 stories	40' or 3 stories	35' or 2 stories	35' or 2 stories	35' or 2 stories
• Minimum	25'	2 stories	—	—	—
First floor ceiling height (minimum)	12'	—	—	—	—
Distance between buildings (minimum)	—	—	—	—	—
Provision of open space
• Common open space per 1,000 square feet of building	—	100 sf	—	—	—
• Common open space/residential unit	—	150 sf	—	—	—
• Private open space/residential unit	—	60 sf	—	—	—

NOTES TO TABLE:

1. Larger setbacks may be required based on requirements in Chapter 18.09, surrounding development, or building code regulations.

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

3. 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.

4. The creation of new lots within commercial zoning districts following the date of the adoption of this title shall conform to the minimum dimensions stated in Table 18.05.040-A, except in the case of condominium lots or individual lots within a shopping center, in which case no minimums are established except at the boundary of the shopping center or commercial development. Parcels created within shopping centers are exempt from the site development standards stated herein, as they relate to minimum site areas, and minimum lot width and depth, as long as the following conditions are met:

a. A conceptual development plan for the entire center has been developed and approved pursuant to this title;

b. Appropriate easements for reciprocal access, parking and maintenance are recorded; and

c. All applicable setbacks adjacent to the exterior boundaries of the shopping center or commercial development are met.

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

B. Modifications to Required Setbacks. Eaves, roof projections, awnings, and similar architectural features when located at least eight feet above grade may project into required building setback area a maximum distance of three feet; provided, that such feature shall be at least five feet from a property line.

C. Modifications to Building Height.

1. The maximum height prescribed in Table 18.05.040-A for all nonresidential uses, except public buildings, schools, churches and hospitals, may be modified as follows:

a. Flues, chimneys, antennas, elevators and other mechanical equipment, spires, bell towers, or similar architectural, utility, or mechanical features which exceed the height limit by not more than fifteen feet may be allowed, provided such features shall not be used for habitable space and appropriate screening is provided, if necessary.

2. The maximum height prescribed in Table 18.05.040-A for all public buildings, schools, churches and hospitals may be modified as follows:

a. Flues, chimneys, antennas, elevators and other mechanical equipment, spires, bell towers, or similar architectural, utility, or mechanical features may not exceed a height of fifty feet measured from the finished grade to the highest point of such a structure. (Ord. 744-2022 § 4 (Exh. A), 2022; Ord. 698-2015 § 3 (Att. 1) (part), 2015)

18.05.050 PUD permit provisions in commercial zoning districts.

A PUD permit may be granted to modify provisions of the commercial zoning districts as follows:

A. Office/Multifamily (O-R) Zoning District. A PUD permit may be granted to modify provisions of the O-R zoning district in a manner that conserves the existing built environment and livability for residents as the neighborhoods change from residential to office or mixed use.

1. Parking may be reduced for the conversion of an existing house to office use, as long as the house is not expanded, and the parking is maximized to the extent possible, while also retaining the appearance and feel of a residential property (e.g., parking in the residential driveway, including tandem parking, and/or parking to the rear of the building). Reductions shall not be allowed if parking other than in a driveway is provided in the front or street side yard.

2. Mixed residential and office use or conversion from single-family to multiple-family use may be allowed within a preexisting residential structure without requiring that the residential use be above a conforming office use.

3. Underlying zoning district site development standards and parking standards may be reduced or waived for properties that meet criteria for historic designation in the national or state register, or for historic conservation sites based on general plan criteria. Zoning district requirements may be modified with the following provisions:

a. A historic report shall be prepared identifying the design, materials, and site features that generally meet the criteria in National Register Bulletin 15, “How to Apply the National Register Criteria for Evaluation.”

b. The PUD permit shall include a plan for preservation of the identified historic design, materials, and site features, and the project shall implement the plan.

B. Downtown Core (DTC) Zoning District. A PUD permit may be granted to modify provisions of the DTC zoning district to allow residential development that supports downtown business.

1. For uses fronting Cloverdale Boulevard, 1st Street between Commercial Street and Main Street, and 2nd Street between Commercial and Main Street: residential use must be secondary to the commercial use and located above or behind the commercial use on the site.

2. For sites which have pedestrian-oriented buildings and mixed residential and commercial uses, a portion of the multifamily residential development may be placed on the first floor. (Ord. 744-2022 § 4 (Exh. A), 2022; Ord. 698-2015 § 3 (Att. 1) (part), 2015)

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.