Chapter 20.08 BASE ZONING DISTRICTS

Table 1 Zoning Districts
Residential Districts	R-1-40,000	Single-Family Residential District, 40,000 sq. ft. minimum lot size (net)
	R-1-20,000	Single -Family Residential District, 20,000 sq. ft. minimum lot size (net)
	R-1-12,500	Single -Family Residential District, 12,500 sq. ft. minimum lot size (net)
	R-1-6,000	Single -Family Residential District, 6,000 sq. ft. minimum lot size (net)(1)
	R-1-3,500	Single -Family Residential District, 3,500 sq. ft. minimum lot size (net)(1)
	RM	Multi-Family Residential District
	DR	Downtown Residential District
Office Districts	ORM	Office and Multi-Family Residential District
Office Districts	MP	Medical and Professional Office District
Commercial Districts	PR	Plaza Retail District
	CD	Downtown Commercial District
	CS	Commercial Service District
	MU	Mixed Use District
	GMU	Grove Street Mixed Use District
Industrial District	I	Industrial District
Other Districts	P	Public District
Other Districts	O	Open Space District
Special Districts	RMP	Residential Master Plan District
Special Districts	PD	Planned Development District

(1)Except for small lot subdivisions, as provided for by HMC 20.20.040.

Note: “Net” means the area of a site or lot. It does not include site access corridors, streets or portions of a site within future street plan lines.

(Ord. 1090 § 4 (Exh. B § 120), 2009; Ord. 1018 § 2 (Exh. A § 120), 2004; Ord. 950 § 2 (Exh. A § 120), 1998.)

20.08.010 Zoning district boundaries

Wherever any uncertainty exists as to the boundary of a zoning district as shown on the Zoning Map, the following regulations shall control:

A. Where a boundary line is indicated as following a street, alley, or watercourse, it shall be construed as following the centerline thereof.

B. Where a boundary line follows or coincides approximately with a lot line or a property ownership line, it shall be construed as following the lot line or property ownership line.

C. Where a boundary line is not indicated as following a street or alley and does not follow or coincide approximately with a lot line or property ownership line, the boundary line shall be determined by the use of the scale designated on the Zoning Map.

D. Where further uncertainty exists, the planning commission, upon written application or on its own motion, shall determine the location of the boundary line in question, giving due consideration to the location indicated on the Zoning Map and the objectives of the Land Use Code set forth in the zoning district regulations.

E. Where less than half the area of any single lot or parcel of land lies in a zoning district more restrictive than the district that includes the remainder, the planning commission may permit the regulations of the less restrictive district to be applied to the entire lot or parcel. (Ord. 950 § 2 (Exh. A §§ 125, 2775), 1998.)

Article II Single-Family Residential (R-1) Districts

20.08.015 Purposes

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

20.08.020 Special purposes of R-1-3,500 District

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.)

20.08.025 Permitted and conditionally permitted uses

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.

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 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	P
Boarding houses	C
Churches, convents, monasteries, parish houses, parsonages, rectories, and other religious institutions	C
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 employees in accordance with Cal. Health & Safety Code § 17000, et seq.	P
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 or trade schools and colleges	C
Private stables or areas for the keeping of one horse, cow, llama, goat or similar large farm 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	P
Public utility and public service pumping stations, power stations, equipment buildings, 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	C
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, 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	C
Raising or keeping for educational, hobby or noncommercial purposes poultry (except 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	P
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 subdivisions	P
Supportive housing	P
Swimming pools used solely by persons resident on the site and their guests; provided, that no swimming pool or accessory mechanical equipment shall be located in a required front yard or less than five feet from a property line	P
Temporary subdivision sales offices, subject to HMC 20.20.025	P
Transitional housing	P
Vacation rental homes	--
Vacation timeshares	--

-- = not permitted

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

20.08.030 Minimum development standards

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

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

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

20.08.035 Maximum building height

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. 1159 § 3, 2016; Ord. 1018 § 2 (Exh. A § 340), 2004; Ord. 1003 § 5, 2003; Ord. 950 § 2 (Exh. A § 340), 1998.)

20.08.040 Other development requirements

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

Article III Multi-Family Residential (RM) District

20.08.045 Purposes

In addition to the objectives prescribed in HMC 20.04.010, the Multi-Family Residential (RM) District is included in the Land Use Code to achieve the following purposes:

A. Reserve appropriately located areas for family living in a variety of types of dwelling units at a reasonable range of population densities consistent with sound standards of public safety.

B. Preserve as many as possible of the desirable characteristics of one-family residential districts while permitting higher population densities.

C. Ensure that adequate light, air, privacy, and open space for each dwelling is provided.

D. Provide space for public and quasi-public facilities needed to complement urban residential areas and space for 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. Provide necessary space for off-street parking of automobiles.

G. Protect residential properties from hazards, noise, and congestion caused 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 and other hazards. (Ord. 1010 § 4 (Exh. A § 4), 2003; Ord. 950 § 2 (Exh. A § 400), 1998.)

20.08.050 Permitted and conditionally permitted uses

The following uses may be permitted and conditionally permitted in the RM District. Chapter 20.28 HMC, Article V, describes the procedures for obtaining a conditional use permit.

Table 4 Permitted (P) and conditionally permitted (C) uses: RM District
Permitted (P) and Conditionally Permitted (C) Uses	RM	Specific Use Regulations
Accessory dwelling unit	P	HMC 20.20.010
Accessory structures and uses located on the same site as a conditional use	P
Boarding houses	C
Churches, convents, monasteries, parish homes, rectories, parsonages and other religious institutions	C
Commercial nursery growing grounds	C
Day care, general and large family	P
Day care, limited and small family	P
Golf courses and driving ranges	C
Hostels affiliated with American Youth Hostels or an equivalent organization approved by the planning director	C
Mobile home parks	C	HMC 20.20.020
Multifamily dwellings	P
Neighborhood convenience retail stores	C	HMC 20.20.070
Private recreation parks and swim clubs	C
Private schools and colleges, including elementary, junior high and high schools, but not including art, craft, music, dancing, business, professional, or trade schools and colleges	C
Private stables and raising of poultry (except roosters), rabbits, chinchillas and other small animals	C	HMC 20.08.025
Public utility and public service pumping stations, power stations, equipment buildings, 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	C
Residential care, general	C
Residential care, limited	P
Residential visitor lodging operations	C	HMC 20.20.060
Supportive housing	P
Transitional housing	P
Vacation rental homes	--
Vacation timeshares	--

-- = not permitted

(Ord. 1231 § 8, 2023; Ord. 1210 § 3, 2021; Ord. 1187 § 2, 2019; Ord. 1104 § 2 (Exh. A § 405), 2010; Ord. 1018 § 2 (Exh. A § 405), 2004; Ord. 1003 § 2 (Exh. A § 8), 2003; Ord. 950 § 2 (Exh. A § 405), 1998.)

20.08.055 Minimum development standards

The following standards apply to development within the RM District.

Table 5 Minimum development standards: RM District
Minimum lot area	6,000 square feet
Minimum lot width	50 feet, increased by 10 percent for corner lots
Minimum lot depth	90 feet. Minimum depth for lots backing onto a freeway or railroad right-of-way shall be 130 feet, unless alternative noise mitigation measures are provided.
Minimum front yard	20 feet
Minimum side yard - interior	1-story structure: 5 feet 2-story structure: 10 feet 3-story structure: 15 feet
Minimum side yard - street side	10 feet
Minimum rear yard	20 feet
Maximum site coverage	40 percent
Maximum building height	40 feet. Exceptions to this requirement are prescribed in HMC 20.16.065. Accessory building heights are regulated in HMC 20.16.030.
Usable open space per dwelling	300 square feet, subject to the location and design criteria of HMC 20.20.015.

(Ord. 1104 § 2 (Exh. A § 420), 2010; Ord. 1018 § 2 (Exh. A § 420), 2004; Ord. 1003 § 2 (Exh. A §§ 9, 10), 2003; Ord. 950 § 2 (Exh. A §§ 410, 415, 420, 425, 430, 435), 1998.)

20.08.060 Other development requirements

The following additional requirements apply to development in the RM District:

Accessory structures: Chapter 20.16 HMC, Article II.

Inclusionary housing: HMC 20.20.030.

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

Signs: Chapter 20.16 HMC, Article IX.

Fences and walls: Chapter 20.16 HMC, Article III.

Riparian setbacks: Chapter 20.24 HMC, Article III.

(Ord. 950 § 2 (Exh. A § 440), 1998.)

20.08.062 Design review

All uses except one-family dwellings shall be subject to design review as prescribed in Chapter 20.28 HMC, Article IV; provided, that when an applicant applies for more than three building permits for one-family dwellings on a block or on a block face within one year, any additional dwellings shall be subject to design review. (Ord. 950 § 2 (Exh. A § 445), 1998.)

Article IV Downtown Residential (DR) District

20.08.065 Purposes

In addition to the objectives described in HMC 20.04.010, the Downtown Residential (DR) District is included in the Land Use Code to achieve the following purposes:

A. Provide for a mixture of residential densities and housing types in and adjacent to Healdsburg’s historic downtown area.

B. Regulate the number and location of high-density, multi-family residential dwelling units in the downtown area.

C. Ensure that the overall small-scale character of residential streets in the downtown area is preserved.

D. Minimize traffic congestion and overcrowded parking conditions on downtown streets.

E. Provide a zoning district in which multi-family dwelling units have convenient access to downtown services and facilities.

F. Protect the visual character of the downtown residential area.

G. Protect residential properties from the hazards, noise, and congestion created by commercial and industrial traffic and land use activities. (Ord. 1010 § 4 (Exh. A § 5), 2003; Ord. 950 § 2 (Exh. A § 500), 1998.)

20.08.070 Permitted and conditionally permitted uses

The following uses may be permitted and conditionally permitted in the DR District. Chapter 20.28 HMC, Article V describes the procedures for obtaining a conditional use permit.

Table 6 Permitted (P) and conditionally permitted (C) uses: DR District
Accessory dwelling unit and junior accessory dwelling unit, subject to HMC 20.20.010	P
Accessory structures and uses located on the same site as a permitted or conditional use	P
Boarding houses	C
Churches, convents, monasteries, parish homes, rectories, parsonages and other religious institutions	C
Day care, general and large family	P
Day care, limited and small family	P
Duplex dwelling, one per lot of record	C
Employee housing as defined in Cal. Health & Safety Code § 17008 for six or fewer employees in accordance with Cal. Health & Safety Code § 17000, et seq.	P
Home occupations, subject to HMC 20.20.005	P
Multifamily dwellings	P
Neighborhood convenience retail stores, subject to HMC 20.20.070	C
Private schools and colleges, not including art, craft, music, dancing, business, professional, or trade schools and colleges	C
Public utility and public service pumping stations, power stations, equipment buildings, 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	C
Residential care, general	C
Residential care, limited	P
Residential visitor lodging operations, subject to HMC 20.20.060	C
Single-family dwellings, detached, up to two per lot	P
Supportive housing	P
Swimming pools used solely by persons resident on the site and their guests; provided, that no swimming pool or accessory mechanical equipment shall be in a required front yard or less than five feet from a property line	P
Transitional housing	P
Vacation homes	--
Vacation timeshares	--

-- = not permitted

(Ord. 1231 § 9, 2023; Ord. 1210 § 4, 2021; Ord. 1159 § 5, 2016; Ord. 1104 § 2 (Exh. A § 505), 2010; Ord. 1018 § 2 (Exh. A § 505), 2004; Ord. 1003 § 2 (Exh. A § 11), 2003; Ord. 950 § 2 (Exh. A § 505), 1998.)

20.08.075 Minimum development standards

The following standards apply to development within the DR District, except for small lot subdivisions as provided by HMC 20.20.040, and for accessory dwelling units as provided by HMC 20.20.010.

Table 7 Minimum development standards: DR District
Minimum lot area	6,000 square feet
Minimum site area per unit	4,500 square feet
Minimum lot width	50 feet, increased by 10 percent for corner lots
Minimum lot depth	90 feet. Minimum depth for lots backing onto a freeway or railroad right-of-way shall be 130 feet, unless alternative noise mitigation measures are provided.
Minimum front yard	20 feet
Minimum side yard - interior	1-story structure: 5 feet 2-story structure: 10 feet 3-story structure: 15 feet
Minimum side yard - street side	10 feet
Minimum rear yard	20 feet
Maximum site coverage	40 percent
Maximum building height	35 feet. Exceptions to this requirement are prescribed in HMC 20.16.065. Accessory structure heights are regulated in HMC 20.16.030.
Usable open space per dwelling	300 square feet, subject to the location and design criteria of HMC 20.20.015.

(Ord. 1018 § 2 (Exh. A §§ 510, 520, 525, 530, 535), 2004; Ord. 1003 § 2 (Exh. A §§ 12, 13), 2003; Ord. 950 § 2 (Exh. A §§ 510, 515, 520, 525, 530, 535), 1998.)

20.08.080 Design review

A. All development, including small lot subdivisions, is subject to design review as prescribed in Chapter 20.28 HMC, Article IV.

B. Notwithstanding the above, single-family dwellings on existing lots of record are not subject to this requirement, provided that when an applicant applies for more than three building permits for single-family dwellings on a block or on a block face within one year, the dwellings shall be subject to design review. (Ord. 1018 § 2 (Exh. A § 545), 2004; Ord. 950 § 2 (Exh. A § 545), 1998.)

20.08.085 Other development requirements

The following additional requirements apply to development in the DR District:

Accessory structures: Chapter 20.16 HMC, Article II.

Inclusionary housing: HMC 20.20.030.

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

Vehicles, boats, recreational vehicles, trailers and similar vehicles shall not be parked within required front yards or within the street side yards of corner lots.

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. 1159 § 6, 2016; Ord. 1018 § 2 (Exh. A § 540), 2004; Ord. 950 § 2 (Exh. A § 540), 1998.)

Article V Office Districts

20.08.090 Special purposes of Office and Multi-Family Residential (ORM) District

In addition to the objectives prescribed in HMC 20.04.010, the Office and Multi-Family Residential District is included in the Land Use Code to achieve the following purposes:

A. Reserve appropriately located areas for harmonious transitional uses to serve as buffers between residential districts and nonresidential districts.

B. Provide opportunities for offices of a semi-commercial character to be located outside of commercial districts.

C. Create a suitable environment for office buildings especially designed for their purposes and located on sites large enough to provide room for landscaped open areas, off-street parking and, where appropriate, the off-street loading and maneuvering of trucks.

D. Provide space for quasi-public facilities and institutions that appropriately may be located in the ORM District.

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

F. Protect offices and multi-family dwellings from the noise, disturbance, traffic hazards, safety hazards, and other objectionable influences incidental to commercial and industrial uses.

G. Protect offices and multi-family dwellings from fire, explosion, noxious fumes and other hazards.

H. Allow sites for well planned multi-family housing interspersed with office developments. (Ord. 1010 § 4 (Exh. A § 6), 2003; Ord. 950 § 2 (Exh. A § 600), 1998.)

20.08.095 Special purposes of Medical and Professional Offices (MP) District

In addition to the objectives prescribed in HMC 20.04.010 and 20.08.090, the Medical and Professional Offices District is included in the Land Use Code to achieve the following purposes:

A. Allow the establishment of hospitals, medical offices, medical facilities, and professional offices related to the provision of health services and without the inclusion of residential uses among such uses.

B. Provide the opportunity for the establishment of such uses without the intrusion into districts containing residential uses or primarily suited for residential uses. (Ord. 950 § 2 (Exh. A § 605), 1998.)

20.08.100 Permitted and conditionally permitted uses in ORM and MP Districts

The following permitted and conditionally permitted uses may be allowed in the ORM and MP Districts. Chapter 20.28 HMC, Article V describes the procedures for obtaining a conditional use permit.

Table 8 Permitted and conditionally permitted uses: ORM and MP Districts
Permitted (P) and Conditionally Permitted (C) Uses	ORM	MP
Any residential use permitted in Chapter 20.08, Article III, RM District, subject to the regulations of the RM District. Residential uses may be combined with nonresidential uses on the same site.	P	--
Churches, convents, monasteries, parish houses, parsonages, and other religious institutions	C	--
Employee housing for six or fewer employees in accordance with Cal. Health & Safety Code § 17000, et seq.	P	P
Golf courses and driving ranges	C	--
Home occupations, subject to HMC 20.20.005	P	--
Hospitals	--	P
Libraries and museums	C	--
Medical and dental laboratories	C	P
Offices – chiropractic care	P	P
Offices – professional, administrative and business1	P	P
Offices – professional and administrative, restricted to the provision of medical, dental, and other health care services	C	P
Parking lots	P	P
Pharmacies that do not carry general merchandise or dispense goods or merchandise unrelated to health care	C	P
Private noncommercial clubs and lodges	C	--
Private recreation parks and swim clubs	C	--
Private schools and colleges, not including art, craft, music, dancing, business, professional, or trade schools and colleges	C	--
Psychologist, psychiatrist, counseling and therapist offices	P	P
Public utility and public service pumping stations, power stations, equipment buildings and installations, drainageways and structures, storage tanks, and transmission lines found by the planning commission to be necessary for the public health, safety and welfare	P	--
Residential visitor lodging	--	--
Sanitariums and nursing homes, not including mental, drug addict, or liquor addict patients	P	P
Spa, day	C	--
Vacation rental homes	--	--
Vacation timeshares	--	--
Veterinarian offices, clinics and animal hospitals	--	C

-- = not permitted

1 The “Offices – professional, administrative and business” use type is defined as a business that offers professional business services to the public and that service requires the obtaining of a specified degree, license, or other legal authorization. Examples include lawyers, architects, engineers, certified accountants, insurance agents, financial consultants, or similar professions as determined by the planning director to be applicable to this use type. This use type excludes all those pertaining to the retail or wholesale of goods or merchandise and real estate/broker offices.

(Ord. 1231 § 7, 2023; Ord. 1177 § 2, 2018; Ord. 1173 § 2, 2018; Ord. 1018 § 2 (Exh. A § 610), 2004; Ord. 1012 § 2 (Exh. D § 3), 2004; Ord. 987 § 2 (Exh. A § 7), 2002; Ord. 964 § 2 (Exh. A § 610), 2000; Ord. 950 § 2 (Exh. A § 610), 1998.)

20.08.105 Minimum development standards

The following standards apply to development within the ORM and MP Districts.

Table 9 Minimum development standards: ORM and MP Districts
Minimum lot area	6,000 square feet
Minimum lot width	60 feet, except that the minimum lot width for corner lots in the ORM District shall be 70 feet.
Minimum lot depth	100 feet, except that residential lots created in the ORM District shall have a minimum lot depth of 130 feet adjacent to a freeway or railroad right-of-way unless alternative noise mitigation measures are approved by the planning director.
Minimum front yard	20 feet
Minimum side yard - interior	1-story structure: 5 feet 2-story structure: 10 feet 3-story structure: 15 feet
Minimum side yard - street side	10 feet
Minimum rear yard	20 feet
Maximum floor area ratio	50 percent
Maximum site coverage	50 percent
Maximum building height	Within 100 feet of residentially-zoned property: 40 feet Other locations: 45 feet Exceptions to this requirement are prescribed in HMC 20.16.065. Accessory structure heights are regulated in HMC 20.16.030.
Usable open space per dwelling	300 square feet, subject to the location and design criteria of HMC 20.20.015.

(Ord. 1018 § 2 (Exh. A § 635), 2004; Ord. 950 § 2 (Exh. A §§ 615, 620, 625, 630, 635), 1998.)

20.08.110 Other development requirements

The following additional requirements apply to development in the ORM and MP Districts:

Accessory structures: Chapter 20.16 HMC, Article II.

Inclusionary housing requirements: HMC 20.20.030.

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

Signs: Chapter 20.16 HMC, Article IX.

Fences and walls: Chapter 20.16 HMC, Article III.

Riparian setbacks: HMC 20.24.090.

Design review: Chapter 20.28 HMC, Article IV. (Ord. 950 § 2 (Exh. A § 640), 1998.)

Article VI Commercial Districts

20.08.115 Purposes

In addition to the objectives prescribed in HMC 20.04.010, commercial districts are included in the Land Use Code to achieve the following purposes:

A. Provide appropriately located areas for retail stores, offices, service establishments, amusement establishments and wholesale businesses, offering commodities and services required by residents of the city and its surrounding market area.

B. Provide opportunities for retail stores, offices, service establishments, and wholesale businesses to concentrate for the convenience of the public and in mutually beneficial relationship to one another.

C. Provide space for community facilities and institutions that appropriately may be located in commercial areas.

D. Provide adequate space to meet the needs of modern commercial development, including off-street parking and truck loading areas.

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

F. Protect commercial properties from noise, odor, dust, dirt, smoke, vibration, heat, glare, heavy truck traffic, and other objectionable influences incidental to adjacent industrial areas.

G. Provide appropriate development standards within commercial zoning districts to protect adjacent residential neighborhoods. (Ord. 950 § 2 (Exh. A § 700), 1998.)

20.08.120 Special purposes of Plaza Retail (PR) District

The following special purposes are intended to be achieved through the adoption and implementation of the PR District:

A. Encourage ground-floor retail uses and second-floor commercial and office uses which are compatible with pedestrian-oriented shopping.

B. Promote uses that are harmonious with the special character of the Plaza, that are small-scale in nature, and that would not function effectively in another commercial district.

C. Promote special architectural and streetscape design elements that blend with other existing Plaza design elements. (Ord. 950 § 2 (Exh. A § 705), 1998.)

20.08.125 Special purposes of Downtown Commercial (CD) District

The following special purposes are intended to be achieved through the adoption and implementation of the CD District:

A. Maximize the efficiency of the city’s retail district by limiting or prohibiting uses that break the continuity of commercial frontage or are incompatible with an attractive pedestrian shopping area.

B. Facilitate the establishment of assessment districts for provisions of off-street parking facilities by limiting or prohibiting drive-in type uses that would not benefit substantially from public off-street parking facilities.

C. Foster use of vacant buildings by permitting certain conditional uses. (Ord. 950 § 2 (Exh. A § 710), 1998.)

20.08.130 Special purposes of Service Commercial (CS) District

The following special purposes are intended to be achieved through the adoption and implementation of the CS District:

A. Provide appropriately located areas for service-oriented commercial uses that transition between residential and other commercial and industrial districts.

B. Permit additional compatible development in existing mixed commercial areas containing both retail stores and commercial services.

C. Foster use of vacant buildings by permitting certain light industries as conditional uses. (Ord. 1087 § 2 (Exh. A § 715), 2009; Ord. 950 § 2 (Exh. A § 720), 1998.)

20.08.135 Special purposes of Mixed Use (MU) District

The following special purposes are intended to be achieved through the MU District:

A. Implement the Mixed Use land use designation of the Healdsburg General Plan.

B. Allow a range of commercial uses and limited food and beverage production that serve the day-to-day needs of residents, while providing uses and activities of interest to visitors to the community.

C. Incorporate residential uses with commercial uses in appropriate locations.

D. Ensure that mixed-use projects include a commercial component that is adequate in terms of functionality and providing a commercial appearance. (Ord. 1087 § 2 (Exh. A § 720), 2009.)

20.08.140 Special purposes of Grove Street Mixed Use (GMU) District

The following special purposes are intended to be achieved through the adoption and implementation of the GMU District:

A. To preserve as many as possible of the desirable characteristics of one-family residential districts while permitting certain limited commercial and office uses where deemed compatible with residential uses such as along Grove Street.

B. To protect the historic character and setting of the surrounding neighborhood by providing special setback, building size, and design review requirements to ensure compatibility of new development with older development in the area.

C. The City will allow new commercial and office only upon a finding that such uses will not adversely affect existing residential uses on adjoining properties, or result in the demolition of historically significant buildings. (Ord. 1087 § 2 (Exh. A § 721), 2009; Ord. 972 § 2 (Exh. A § 721), 2001.)

20.08.145 Permitted and conditionally permitted uses: PR, CD, and CS Districts

The following permitted and conditionally permitted uses may be allowed in the PR, CD and CS Districts. Chapter 20.28 HMC, Article V, describes the procedures for obtaining a conditional use permit.

Table 10 Permitted and conditionally permitted uses: PR, CD and CS Districts
Permitted (P) and Conditionally Permitted (C) Uses	PR	CD	CS	Specific Use Regulations
Residential Uses
Accessory dwelling unit	P	P	P	HMC 20.20.010
Day care, general	--	C	C
Day care, limited	--	P	P
Homeless shelters	--	--	P
Multifamily dwellings located on the same site as a commercial use – above ground floor	C	P	P
Multifamily dwellings located on the same site as a commercial use – any floor	--	P	P
Residential care, general	--	C	C
Residential care, limited	--	P	P
Single-room occupancy dwellings located on the same site as a commercial use – above ground floor	C	P	P
Single-room occupancy dwellings located on the same site as a commercial use – any floor	--	P	P
Supportive housing	P	P	P
Transitional housing	P	P	P
Vacation rental	--	C	--
Retail Trade and Services
Ambulance service	--	--	P
Antique car display and sales	--	C	P
Antique sales – above ground floor	P	P	C
Antique sales – ground floor	C	P	C
Art galleries and picture framing with art sales	P	P	P
Arts and crafts schools	--	P	P
Arts, crafts and hobby stores, including instructional classes as an accessory use	P	P	P
Automobile rentals	--	--	P
Automobile washing (self-service)	--	--	P
Automotive repair	--	--	C
Automotive sales and service, new and used, with auto service	--	--	P
Automotive service stations, including smog testing, minor repair (tune-ups and brake repair only), towing services, vehicle storage and mini-markets	--	--	C
Automotive supply stores	--	P	P
Automotive upholstery shops	--	--	C
Bakeries, retail	P	P	P
Banks, savings and loans, thrift and loans, credit unions, including automated teller machines and drive-through facilities	--	C	C
Banks, savings and loans, thrift and loans, credit unions, including automated teller machines (no drive-through)	C	P	P
Barber shops/beauty shops – above ground floor	P	P	P
Barber shops/beauty shops – ground floor	--	P	P
Bars and cocktail lounges	C	C	C	HMC 20.20.075
Beer and wine sales (off-premises consumption), ancillary to mini-market retail sales contained within a service station	--	--	C	HMC 20.20.075
Bicycle sales and repair shops, including rentals	--	P	P
Blueprint and photo reproduction shops	--	P	P
Boat sales and service	--	--	P
Bookstores and newsstands – above ground floor	P	P	P
Bookstores and newsstands – ground floor	C	P	P
Bowling alleys	--	--	P
Building material sales	--	--	C
Bus depots	C	C	C
Cabinet shops	--	--	C
Cannabis storefront retailer (dispensary)	--	P	P	HMC 20.20.095
Cannabis microbusiness (without cultivation)	--	P	P	HMC 20.20.095
Card and stationers’ stores	P	P	P
Carnivals and circuses, temporary	--	--	C
Catering shops (food to go only)	--	P	P
Christmas tree sales lots, temporary	P	P	P
Clothing and shoe establishments, including clothing sales (new merchandise only), tailor shops, and dressmaking establishments	P	P	P
Computer retail sales	--	P	--
Consignment sales with incidental sales of used goods and clothing	--	P	P
Contractors’ equipment rental yards and equipment rental yards	--	--	C
Contractors’ shops with no outdoor storage of heavy equipment	--	--	P
Delicatessens and gourmet food sales with incidental catering	P	P	C
Dental labs	--	P	P
Department stores	--	P	P
Dry cleaners and laundries	--	P	P
Electronic games centers (4 or more games)	--	C	C
Fabric shops	P	P	P
Farmers markets	C	C	C
Firearm dealers	--	--	C	HMC 20.20.105
Floor covering and drapery sales	--	C	P
Florists, including outdoor sales	P	P	P
Food and cold storage lockers	--	C	P
Food stores over 3,500 square feet in retail sales	--	P	P
Food stores up to 3,500 square feet in retail sales	C	P	P
Furniture repair	--	P	P
Furniture stores, retail	P	P	P
Gift shops	P	P	P
Glass shops (glaziers)	--	--	P
Hardware, paint and wallpaper stores, with no firearm sales	--	P	P
Hardware, paint and wallpaper stores with firearm sales	--	--	C	HMC 20.20.105
Health clubs, gymnasiums and dance studios	--	C	P
Home electronics and household appliance stores, including television, stereo, radio, telephone, computer and related sales (includes repair and installation services)	--	P	P
Hotels, extended stay hotels and motels	C	C	--	HMC 20.20.090
Ice cream parlors, soda fountains and candy stores	P	P	P
Interior furnishing and accessory shops	P	P	P
Jewelry sales and repair, including watch and clock repair	P	P	P
Kennels	--	--	C
Kitchenware shops	P	P	P
Laboratories	--	C	P
Laundries – self-service	--	P	P
Linen supply services	--	--	P
Liquor, beer and wine sales – off-premises consumption	C	C	C	HMC 20.20.075
Live-work facilities	--	P	P
Locksmiths	--	P	P
Machinery sales, service, rental	--	--	P
Manufacturing/processing – light; provided, that all of the conditions prescribed by Chapter 20.24 HMC, Article I, are met, and that no motor power other than electrically operated motors shall be used. The horsepower of any single motor shall not exceed five horsepower and the total horsepower of all such motors on the site shall not exceed 25 total horsepower. This does not include air conditioning equipment.	--	C	C
Massage establishments – above ground floor	P	P	P
Massage establishments – any floor	--	P	P
Medical and dental clinics	--	--	P
Mortuaries	--	C	C
Motorcycle sales and service	--	C	P
Music and dance entertainment clubs	--	P	C
Musical instrument sales, repair and lessons; and recorded music sales – above ground floor	P	P	P
Musical instrument sales, repair and lessons; and recorded music sales – ground floor	C	P	P
Nightclubs	C	C	C	HMC 20.20.075
Nurseries and garden supply stores	--	C	P
Office equipment sales and service	--	P	P
Offices – professional, administrative and business, including chiropractor, insurance, real estate and financial offices, but excluding medical and dental offices – any floor	--	P	P
Offices – professional, administrative and business, including chiropractor, insurance, real estate and financial offices, but excluding medical and dental offices – above ground floor	P	--	--
Offices – psychologist, psychiatrist, counseling and therapy	--	P	P
Optician and optometrist shops	--	P	P
Outdoor vendors on private property	C	C	--
Parking lots and parking garages	C	P	P
Patio and garden furniture and accessories shops	--	P	P
Pet shops, including pet grooming	--	P	P
Pharmacies and drugstores	C	P	P
Photography shops, studios and photo supply stores	C	P	P
Picture framing shops	--	P	P
Plumbing supply shops	--	C	P
Pool and billiards halls	--	C	P
Pool and spa sales and service	--	--	P
Post office and private mail services	--	C	P
Pottery and woodworking shops	--	--	P
Printing, lithography and engraving	--	C	P
Public information centers – indoor	P	P	P
Public utility installations, including public service pumping stations, power stations and substations, equipment buildings and installations	--	C	C
Radio and television broadcast and recording studios	--	C	C
Radio, television and stereo sales and service	--	P	P
Recreational equipment rental	--	--	P
Recreational vehicle sales, services, repair and storage	--	--	P
Residential visitor lodging	--	C	C
Restaurants, cafes and eating establishments, indoor and outdoor eating, including sale of alcoholic beverages as an ancillary use and indoor music with no sound amplification. Amplified sound requires a conditional use permit.	P	P	P
Restaurants, drive-in, walk-up and drive-through	--	--	C
Retail warehouses over 6,000 square feet of floor area	--	--	C
Retail warehouses under 6,000 square feet of floor area	--	--	P
Secondhand stores and pawn shops	--	C	C
Shoe repair	--	P	--
Sign painting	--	C	P
Skating rinks (within building)	--	--	P
Spa, day
• Above ground floor	C	P	P
• Ground floor	--	P	P
Spa, overnight	P	P	--
Sporting goods sales, with rental as an accessory use, with no firearm sales	--	P	P
Sporting goods sales, with rental as an accessory use, with firearm sales	--	--	C	HMC 20.20.105
Supermarkets (over 3,500 square feet of retail sales area)	--	P	P
Tasting room	C	C	--	HMC 20.20.075
Theaters and auditoriums	C	C	C
Tire sales, not including tire recapping	--	--	P
Tobacco and pipe shops	P	P	P
Toy stores	P	P	--
Travel agencies – above ground floor	P	P	P
Travel agencies – ground floor	C	P	P
Upholstery shops	--	C	C
Vacation timeshares	--	--	--
Variety stores and dry goods	--	P	P
Vending machine service	--	--	P
Veterinarian offices and small animal hospitals	--	--	C
Recreation, Education and Public Assembly
Churches and other religious institutions	--	C	C
Private clubs, fraternal lodges and meeting halls	C	C	C
Private museums	P	C	--
Accessory Uses
Accessory structures and uses located on the same site as a permitted or conditional use	P	P	P

-- = not permitted

(Ord. 1234 § 2, 2023; Ord. 1233 § 2, 2023; Ord. 1231 § 11, 2023; Ord. 1227 § 3, 2023; Ord. 1219 § 3, 2022; Ord. 1210 § 5, 2021; Ord. 1179 § 2, 2018; Ord. 1166 § 2, 2017; Ord. 1140 § 1, 2014; Ord. 1104 § 2 (Exh. A § 725), 2010; Ord. 1087 § 2 (Exh. A § 725), 2009; Ord. 1076 § 2, 2009; Ord. 1031 § 2, 2006; Ord. 1018 § 2 (Exh. A § 725), 2004; Ord. 1012 § 2 (Exh. D §§ 4, 5), 2004; Ord. 990 § 2 (Exh. A § 1), 2002; Ord. 987 § 2 (Exh. A § 725), 2002; Ord. 972 § 2 (Exh. A § 725), 2001; Ord. 971 § 2 (Exh. A § 2), 2001; Ord. 964 § 2 (Exh. A § 725), 2000; Ord. 956 § 2 (Att. A § 725), 1999; Ord. 950 § 2 (Exh. A § 725), 1998.)

20.08.150 Permitted and conditionally permitted uses: GMU District

Table 11 identifies the permitted and conditionally permitted uses for the Grove Street Mixed Use District. This table is to be used in conjunction with the definitions contained in Chapter 20.28 HMC, Article IX. Chapter 20.28 HMC, Article V describes the procedures for obtaining a conditional use permit.

Table 11 Permitted and conditionally permitted uses: GMU District
Permitted (P) and Conditionally Permitted (C) Uses		Specific Use Regulations
Residential Uses
Accessory dwelling unit and junior accessory dwelling unit	P	HMC 20.20.010
Boarding house	C
Day care, large family	P
Day care, small family	P
Duplex dwelling, one building per lot of record	P
Employee housing for six or fewer employees in accordance with Cal. Health & Safety Code § 17000, et seq.	P
Employee housing agriculture, seven to 12 agricultural employees	C
Residential care, general	C
Residential care, limited	P
Single-family dwelling, detached	P
Supportive housing	P
Transitional housing	P
Vacation rental home	--
Retail Trade and Services
Antique store	C
Art gallery and picture framing with art sales	P
Art and drafting supply store	C
Arts, crafts and hobby stores, including instructional classes as an accessory use	C
Barber shop/beauty shop	P
Bicycle sales and repair, including rentals	C
Florist (including outdoor sales)	C
Neighborhood retail store	C	HMC 20.20.070
Nursery, garden supply store	C
Photography/photo supply store, photography studio	P
Professional, administrative and business offices, including insurance, real estate and financial offices, but excluding medical and dental offices	P
Professional and administrative offices related to health services	C
Psychologist, psychiatrist, counseling and therapy offices	P
Residential visitor lodging	C
Spa, day use or overnight stay	C
Vacation home	--
Vacation timeshare	--
Recreation, Education and Public Assembly
Arts and crafts school	C
Church, convent, monastery, other religious institution	C
Golf course, driving range	C
Private club, fraternal lodge and meeting hall	C
Private museum	C
Private recreational parks and swim clubs	P
Private schools and colleges, not including dancing, music, business, professional or trade schools and colleges	C
Utilities
Public utility and service uses	P
Accessory Uses
Accessory structures located on the same site with a permitted or conditionally permitted 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	P
Private stables or areas for the keeping of one horse, cow, llama, goat or similar large farm 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	P
Raising of fruit and nut trees, vegetables, and horticultural specialties (no on-site sales)	P
Raising of poultry (except roosters and crowing fowl), rabbits, chinchillas, potbellied pigs and other small animals for commercial purposes 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; and provided, that no structure housing poultry or small animals shall be closer than 50 feet to any property line or closer than 25 feet to a dwelling on the site	C
Raising or keeping of poultry (except roosters and crowing fowl), rabbits, chinchillas, guinea pigs or similar small animals for educational, hobby or non-commercial purposes limited to a total of 10 animals. This shall not include dogs or cats. Animal pens or cages shall not be located in a required front yard or within a street side corner yard and shall be kept a minimum of 20 feet from a property line	P
Temporary subdivision sales offices	P	HMC 20.20.025

-- = not permitted

(Ord. 1231 § 10, 2023; Ord. 1210 § 6, 2021; Ord. 1173 § 3, 2018; Ord. 1159 § 7, 2016; Ord. 1104 § 2 (Exh. A § 9), 2010; Ord. 1087 § 2 (Exh. A § 726), 2009; Ord. 972 § 2 (Exh. A § 725), 2001.))

20.08.155 Permitted and conditionally permitted uses: MU District

Table 12 identifies the permitted and conditionally permitted uses for the Mixed Use District. This table is to be used in conjunction with the definitions contained in Chapter 20.28 HMC, Article IX. Refer also to the specific use regulations as noted. Chapter 20.28 HMC, Article V, describes the procedures for obtaining a conditional use permit. Chapter 20.12 HMC, Article IV, describes specific regulations that apply to areas within the Mixed Use District that are also within the North Entry Area Plan Overlay.

Table 12 Permitted (P) and conditionally permitted uses: MU District
Permitted (P) and Conditionally Permitted (C) Uses		Specific Use Regulations
Residential Uses
Accessory dwelling unit and junior accessory dwelling unit	P	HMC 20.20.010
Employee housing for six or fewer employees in accordance with Cal. Health & Safety Code § 17000 et seq.	P
Home occupations	P	HMC 20.20.005
Residential uses as part of a mixed use development	C
Multifamily dwellings not part of a mixed use development	P
Residential care, general	C
Residential care, limited	P
Single-family attached dwellings not part of a mixed use development	P
Supportive housing	P
Transitional housing	P
Vacation rental homes	--
Retail Trade
Alcoholic beverages (off-sale)	C	HMC 20.20.075
Artisan shop	P
Cannabis storefront retailer (dispensary)	P	HMC 20.20.095
Cannabis microbusiness (without cultivation)	P	HMC 20.20.095
Convenience store • Beer and wine sales (off-sale), ancillary	C C	HMC 20.20.075
Grocery and specialty food sales • 3,500 square feet or less • More than 3,500 square feet	P C
Outdoor display and sales	P	Ch. 20.16 HMC, Art. V
Retail, general • Extended hours • Secondhand goods	P C C
Sporting goods sales, with rental as an accessory use, with firearm sales	C	HMC 20.20.105
Services
Bank, financial services	P
Business support services	P
Catering	P
Instructional services	C
Medical services, minor	C
Personal services	P
Recycling, small collection facility	C
Specialty transportation rental, touring services	C
Storage – indoor	C
Tasting room	C	HMC 20.20.075
Vehicle services – service station • Beer and wine sales (off-sale), ancillary	C C	HMC 20.20.065 HMC 20.20.075
Visitor lodging	C
Eating and Drinking Establishments, Entertainment
Bar, nightclub	C	HMC 20.20.075
Restaurant • Amplified music audible from outside the building • Extended hours	P C C	HMC 20.16.080
Food and Beverage Production
Food and beverage production – limited	C
Utilities
Public utility facility	P
Telecommunication facility – minor	P	HMC 20.20.080
Telecommunication facility – major	C	HMC 20.20.080
Accessory Uses
Accessory uses customarily associated with or essential to a permitted or conditionally permitted use, and operated incidental to the principal use	P
Drive-through service	C

(Ord. 1227 § 4, 2023; Ord. 1210 § 7, 2021; Ord. 1190 § 11, 2019; Ord. 1179 § 3, 2018; Ord. 1173 § 4, 2018; Ord 1166 § 3, 2017; Ord. 1104 § 2 (Exh. A § 10), 2010; Ord. 1099 § 1, 2010; Ord. 1087 § 2 (Exh. A § 728), 2009; Ord. 972 § 2 (Exh. A § 725), 2001; Ord. 950 § 2 (Exh. A § 725), 1998.)

20.08.160 Minimum development standards

The following standards apply to development within the commercial zoning districts.

Table 13 Minimum development standards for commercial districts
Zoning District	Minimum Lot Area	Min. Lot Dimensions		Minimum Yards
Zoning District	Minimum Lot Area	Width	Depth	Front	Side Yard Interior	Side Yard Corner	Rear
PR	none	none	none	none	none	none	none
CD	none	none	none	none	none	none	none
CS	10,000 sq. ft.	70 feet	100 feet	none	none	none	10 feet
GMU	12,500 sq. ft.	70 feet	100 feet	30 feet	1 story: 5 ft. 2 story: 10 ft.	10 feet	25 feet
MU	20,000 sq. ft.	100 feet	120 feet	none	none	10 feet for residential uses 0 feet for nonresidential uses, except 10 feet required adjacent to residential district	10 feet for residential uses 0 feet for nonresidential uses, except 10 feet required adjacent to residential district

(Ord. 1087 § 2 (Exh. A §§ 730, 735, 740), 2009; Ord. 972 § 2 (Exh. A §§ 730, 735, 740), 2001; Ord. 956 § 2 (Att. A § 740), 1999; Ord. 950 § 2 (Exh. A §§ 730, 735, 740), 1998.)

20.08.165 Maximum floor area ratio and site coverage

The maximum floor area ratio and site coverage requirements for commercially zoned parcels are as follows:

Table 14 Maximum floor area ratio and site coverage for commercial districts
Zoning District	Max. Floor Area Ratio (FAR)	Max. Site Coverage
PR	300%	100%
CD	200%	100%
MU	100%	60%
CS	50%	60%
GMU	--	30%

(Ord. 1087 § 2 (Exh. A § 745), 2009; Ord. 972 § 2 (Exh. A § 745), 2001; Ord. 964 § 2 (Exh. A § 745), 2000; Ord. 950 § 2 (Exh. A § 745), 1998.)

20.08.170 Maximum height of main structures

The following regulations shall apply to the heights of structures in the specified commercial districts. HMC 20.16.065 allows exceptions for ancillary structures, including chimneys, antennas and similar architectural features.

A. PR, CD and CS Districts.

1. Thirty-five feet when a site abuts or is directly across a street or an alley from a site zoned R-1.

2. Forty feet when a site abuts or is directly across a street or an alley from any zone that allows multi-family housing as a primary use, to include the RM, ORM, RMP and DR zoning districts.

3. Fifty feet in all other instances.

B. MU District.

1. Thirty-five feet when abutting or directly across a street/alley from a site zoned for single-family housing as a permitted use.

2. Forty feet when abutting or directly across a street/alley from a site zoned for multi-family housing as a permitted use.

3. Fifty feet in all other instances.

Maximum heights may be reduced through the design review process in consideration of site-specific circumstances.

C. GMU District.

Thirty-five feet. (Ord. 1087 § 2 (Exh. A § 755), 2009; Ord. 1018 § 2 (Exh. A § 755), 2004; Ord. 972 § 2 (Exh. A § 750), 2001; Ord. 950 § 2 (Exh. A § 755), 1998.)

20.08.175 Residential development standards

Residential dwellings constructed on commercially zoned property must conform to the following standards.

A. PR, CD and CS Districts.

1. Site area per dwelling: 2,700 square feet, except where density bonuses apply as provided in HMC 20.20.035.

2. Residential unit location: Upper floor or behind commercial or office use, if residential units or units are part of a mixed-use development.

3. Usable open space per dwelling: 150 square feet, subject to the location and design criteria of HMC 20.20.015.

4. Upper floors of existing buildings with ground floor commercial or office use can be changed to multi-family residential use without provision of off-street parking, provided a use permit is obtained.

B. MU District.

A minimum of 200 square feet of usable open space shall be provided per dwelling, subject to the location and design criteria of HMC 20.20.015, with the following exceptions:

1. The planning commission may reduce or waive this requirement in consideration of open space or recreational facilities that are available within reasonable proximity. Required open spaces may be either group (common) or private open space.

2. Private usable open space located at ground level shall have a minimum area of 120 square feet.

3. Up to 75 percent of ground level open space may be covered by an overhang or balcony.

C. GMU District.

1. A minimum lot size of 12,500 square feet is required for duplexes or two dwelling units on a lot of record.

2. Boats, recreational vehicles, trailers and similar vehicles shall not be parked within the required front yards or within the street side of corner lots. (Ord. 1087 § 2 (Exh. A §§ 750, 765), 2009; Ord. 1018 § 2 (Exh. A § 750), 2004; Ord. 972 § 2 (Exh. A § 750), 2001; Ord. 950 § 2 (Exh. A § 750), 1998.)

20.08.180 Commercial development standards

A. With the exception of the uses listed in Chapter 20.16 HMC, Article V, all uses and operations located in commercial districts shall be within enclosed buildings.

B. New buildings in the GMU District to be used for nonresidential uses (i.e., commercial and office uses) shall not exceed 4,000 square feet in total square footage. (Ord. 1087 § 2 (Exh. A § 765), 2009; Ord. 972 § 2 (Exh. A § 765), 2001; Ord. 950 § 2 (Exh. A § 760), 1998.)

20.08.185 Other development requirements

The following additional requirements apply to development in commercial districts:

Accessory structures: Chapter 20.16 HMC, Article II.

Inclusionary housing: HMC 20.20.030.

Accessory dwelling units: HMC 20.20.010.

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

Fences and walls: Chapter 20.16 HMC, Article III.

Riparian setbacks: HMC 20.24.090.

Design review: Chapter 20.28 HMC, Article IV.

Signs: Chapter 20.16 HMC, Article IX. (Ord. 1159 § 8, 2016; Ord. 1087 § 2 (Exh. A § 765), 2009; Ord. 972 § 2 (Exh. A § 765), 2001; Ord. 950 § 2 (Exh. A § 765), 1998.))

Article VII Industrial District (I)

20.08.190 Purposes

The following purposes are intended to be achieved through the Industrial District:

A. Implement the Industrial land use designation of the Healdsburg General Plan.

B. Accommodate a range of manufacturing, production, warehousing, wholesaling, distribution, maintenance and repair uses.

C. Accommodate nonindustrial uses whose operations require large amounts of floor and/or site areas.

D. Accommodate on-site housing for employees.

E. Control the operating characteristics of uses that may otherwise generate objectionable visual impacts, noise, odors, insect nuisance, dust, dirt, smoke, vibration, heat, cold or glare, and/or create a risk of fire, explosion, noxious fumes, radiation or other hazards.

F. Protect areas of the city that are suitable for industrial and heavy commercial uses from encroachment by uses that could readily locate in commercial zoning districts.

G. Promote a mix of uses that provides the city with a sound and diverse industrial base. (Ord. 1088 § 2 (Exh. A § 800), 2009; Ord. 1010 § 4 (Exh. A § 7), 2003; Ord. 950 § 2 (Exh. A § 800), 1998.)

20.08.195 Permitted and conditionally permitted uses

The following table identifies the permitted and conditionally permitted uses for the Industrial District. This table is to be used in conjunction with the definitions contained in Chapter 20.28 HMC, Article IX. Chapter 20.28 HMC, Article V, describes the procedures for obtaining a conditional use permit.

Table 15 Permitted (P) and conditionally permitted (C) uses: I District
		Specific Use Regulations
Residential Uses
Home-based business	P
Live/work facilities, including caretaker residence	C
Supportive housing	P
Transitional housing	P
Workforce housing	C
Retail Trade
Nonstorefront commercial medicinal retailer (delivery only)	P	HMC 20.20.095
Cannabis storefront retailer (dispensary)	P	HMC 20.20.095
Cannabis microbusiness (without cultivation)	P	HMC 20.20.095
Firearm dealers	C	HMC 20.20.105
Retail sales, bulky products • Outdoor display and sales	P C
Retail, general, of products manufactured, assembled or warehoused on the same premises, incidental to the primary use	P
Vehicle and agricultural equipment sales and related equipment and supplies sales	C
Wholesaling and distribution	P
Services
Adult entertainment	C
Business support services	P
Catering	P
Commercial recreation	C
Equipment rental • With outdoor storage and display	P C
Equipment storage yard	C
Fitness center	P
Furniture repair, refinishing and re-upholstery	P
Instructional services • Abutting a residential or office use or zoning district	P C
Kennel, animal grooming and sales of related equipment and supplies	C
Maintenance/repair service	P*
Mortuary	C
Offices, nonmedical	C
Offices, medical, where medical, dental, mental health, surgical and/or other similar health care services are provided on an outpatient basis, and that accommodate no more than four licensed primary practitioners (such as medical doctors, dentists, chiropractors, psychologists) within a single office suite in a building specifically designed for office uses. This classification does not include hospitals, clinics, laboratories and dispensing opticians and optometrists.	C
Recycling facility • Small collection facility • Medium collection facility	C C
Restaurant	P
Storage – personal storage facility	P
Vehicle rental	C
Vehicle services • Major maintenance and repair • Minor maintenance and repair • Service station	C P P
Vehicle/boat storage	C
Veterinarian, small animal hospital	C
Industrial Uses
Alcoholic beverage manufacturing facility • Amplified music • Entertainment and assembly venue • Tasting room	P C C C
Cannabis manufacturing facility (nonvolatile/no solvents)	P	HMC 20.20.095
Cannabis manufacturing facility (volatile solvents)	--
Cannabis distributor	P	HMC 20.20.095
Cannabis testing laboratory	P	HMC 20.20.095
Laboratory – medical, analytical	P
Manufacturing/processing – light	P
Manufacturing/processing – moderate	C
Research and development	P
Warehouse	P
Accessory Facilities and Uses
Accessory uses customarily associated with or essential to a permitted use, and operated incidental to the principal use, including offices	P
Tasting of food and nonalcoholic beverage products produced on site	P
Public and Quasi-Public Uses
Transit station	P
Mail collection and distribution center	P
Utilities
Public utility facility	P
Telecommunication facility – minor	P
Telecommunication facility – major	C

* If this use (maintenance/repair service) includes firearm sales, a conditional use permit is required subject to the requirements of HMC 20.20.105.

(Ord. 1227 § 5, 2023; Ord. 1179 § 4, 2018; Ord. 1166 § 4, 2017; Ord. 1140 § 2, 2014; Ord. 1088 § 2 (Exh. A § 805), 2009; Ord. 1047 §§ 1, 2, 3, 2006; Ord. 1018 § 2 (Exh. A § 820), 2004; Ord. 1012 § 2 (Exh. D §§ 1, 2), 2004; Ord. 1004 § 3, 2004; Ord. 987 § 2 (Att. A § 6), 2002; Ord. 983 § 2 (Exh. A), 2001; Ord. 971 § 2 (Exh. A § 3), 2001; Ord. 956 § 2 (Att. A § 820), 1999; Ord. 950 § 2 (Exh. A § 820), 1998.)

20.08.200 Minimum development standards

The following standards apply to development within the Industrial Zoning District.

Table 16 Minimum Development standards: I District
Minimum lot area	20,000 square feet
Minimum lot width	100 feet
Minimum lot depth	120 feet
Minimum front yard	15 feet
Minimum side yard (interior)	0 feet 10 feet for residential uses 10 feet for nonresidential uses adjacent to residential district
Minimum side yard (street side)	15 feet
Minimum rear yard	10 feet
Maximum floor area ratio (FAR)	.50, excluding floor area associated exclusively with residential uses
Maximum building height – industrial buildings	35 feet when abutting or directly across a street/alley from a site zoned for single-family housing as a permitted use 40 feet when abutting or directly across a street/alley from a site zoned for multi-family housing as a permitted use 50 feet in all other instances These heights may be reduced through the design review process in consideration of site-specific circumstances.
Maximum building height – residential buildings	40 feet
Site area per dwelling	2,700 square feet, except where density bonuses apply as provided in HMC 20.20.035.
Usable open space per dwelling	150 square feet, subject to the location and design criteria of HMC 20.20.015, except that up to 75 percent of ground level open space may be covered by an overhang or balcony.

(Ord. 1088 § 2 (Exh. A § 810), 2009; Ord. 950 § 2 (Exh. A §§ 825, 830, 835, 840), 1998.)

20.08.205 Other development requirements

The following additional requirements apply to development in the Industrial District:

Accessory structures: Chapter 20.16 HMC, Article II.

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

Signs: Chapter 20.16 HMC, Article IX.

Fences and walls: Chapter 20.16 HMC, Article III.

Riparian setbacks: Chapter 20.24 HMC, Article III.

Design review: Chapter 20.28 HMC, Article IV. (Ord. 1088 § 2 (Exh. A § 815), 2009; Ord. 1018 § 2 (Exh. A § 855), 2004; Ord. 950 § 2 (Exh. A § 855), 1998.)

Article VIII Public (P) District

20.08.210 Purposes

In addition to the objectives listed in HMC 20.04.010, the Public District is included in the Land Use Code to provide a procedure for the orderly establishment of public and quasi-public facilities, expansion of their operations, or change in the use of lands owned by governmental agencies. (Ord. 950 § 2 (Exh. A § 900), 1998.)

20.08.215 Permitted uses

The following uses may be permitted:

A. Existing uses on any parcel of land zoned “P” at the time of adoption of this Title.

B. Parks, golf courses, playgrounds, municipal swim centers and other public recreational facilities with a floor area ratio of 0.15 or less.

C. Public buildings and grounds which have a floor area ratio of 0.15 or less.

D. Public schools, universities and colleges.

E. Pumping stations, power stations, municipal electrical facilities, equipment buildings and installations, municipal corporation yards, drainage ways and structures, reservoirs and water storage tanks.

F. Required off-street parking facilities located on a site separated from the use that the facilities serve.

G. Concessionaires and commercial establishments ancillary to a permitted use, subject to issuance of necessary permits from the Healdsburg Parks and Recreation Department.

H. Homeless shelters in accordance with HMC 20.20.045.

I. Emergency shelters. (Ord. 1104 § 2 (Exh. A § 11), 2010; Ord. 950 § 2 (Exh. A § 905), 1998.)

20.08.220 Conditional uses

The following conditional uses may be permitted through the approval of a conditional use permit:

A. Animal shelters.

B. Caretaker and night watchman dwellings, limited to one dwelling unit.

C. Hospitals.

D. Public buildings, grounds and facilities where permanent structures have a floor area ratio greater than 0.15.

E. Airports. (Ord. 1104 § 2 (Exh. A § 12), 2010; Ord. 1018 § 2 (Exh. A § 910), 2004; Ord. 956 § 2 (Att. A § 910), 1999; Ord. 950 § 2 (Exh. A § 910), 1998.)

20.08.225 Other development requirements

The following additional requirements apply to development in the Public District:

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

Signs: Chapter 20.16 HMC, Article IX.

Riparian setbacks: Chapter 20.24 HMC, Article III.

Design review: Chapter 20.28 HMC, Article IV. (Ord. 950 § 2 (Exh. A §§ 920, 925, 930, 935), 1998.)

Article IX Open Space (O) District

20.08.230 Purposes

In addition to the purposes prescribed in HMC 20.04.010, the Open Space District is hereby established to achieve the following objectives:

A. Reserve appropriately located sites for agriculture and open space uses in accord with the General Plan.

B. Encourage the preservation of areas of the city which are of agricultural, historic, cultural, recreational, social and aesthetic value. (Ord. 1090 § 2 (Exh. A § 1100), 2009; Ord. 950 § 2 (Exh. A § 1100), 1998.)

20.08.235 Permitted uses

The following uses may be permitted in the Open Space District:

A. Agricultural uses, including vineyards, field crops, truck gardening, bush and berry crops, orchards, flower culture and horticultural experimentation.

B. Public open space lands and uses of permanent open spaces, including parks, playgrounds, and other types of public open space facilities.

C. Riding, hiking and bicycle trails limited to non-motorized vehicles.

D. Open space areas dedicated to the City or other public agency.

E. Officially designated historical sites, scenic areas, recreational areas and parkways.

F. Open space areas conveyed to trustees by means of an indenture establishing an association of property owners or similar organization and subject to covenants running with the land that provide for the maintenance of the open space in a manner that assures its continuing use for its intended purposes and that provide the legal means to enforce provisions of the covenant.

G. Concessionaires and commercial establishments ancillary to a permitted use, subject to the issuance of necessary permits from the City of Healdsburg.

H. Pumping stations, power stations, municipal electrical facilities, equipment buildings and installations, drainage ways and structures, water wells, reservoirs and water storage tanks.

I. Incidental and accessory uses and structures located on the same site.

J. One-family residences, one accessory dwelling unit subject to HMC 20.20.010, and home occupations subject to HMC 20.20.005.

K. Private stables or areas for the keeping of one horse, cow, llama, goat or similar large farm 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.

L. Raising of poultry, rabbits, chinchillas, potbellied pigs and other small animals for commercial purposes 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, and provided that no structure housing poultry or small animals shall be closer than 50 feet to any property line or closer than 25 feet to a dwelling on the site. (Ord. 1159 § 9, 2016; Ord. 1090 § 2 (Exh. A § 1105), 2009; Ord. 956 § 2 (Att. A § 1105), 1999; Ord. 950 § 2 (Exh. A § 1105), 1998.)

20.08.240 Conditionally permitted uses

The following uses are allowed in the Open Space District subject to the approval of a conditional use permit as provided for in Chapter 20.28 HMC, Article V:

A. Wineries.

B. Tasting of food and non-alcoholic beverage products produced on site.

C. Kennels.

D. Riding academies and stables. (Ord. 1090 § 2 (Exh. A § 1107), 2009.)

20.08.245 Development standards

The following standards shall govern development within the Open Space District.

A. Minimum lot area: Five acres;

B. Minimum yards: As determined by planning commission;

C. Maximum building height (primary structures): 35 feet;

D. Off-street parking: As determined by planning commission;

E. Signs: As allowed by the planning commission;

F. Maximum site coverage: 10 percent. (Ord. 1090 § 2 (Exh. A § 1110), 2009; Ord. 956 § 2 (Att. A § 1110), 1999; Ord. 950 § 2 (Exh. A § 1110), 1998.)

Article X Residential Master Plan (RMP) District

20.08.250 Purpose

Residential Master Plan (RMP) districts in Healdsburg are specifically envisioned as a mechanism to preserve and/or create distinctive, high quality, single- or multi-family residential developments that meet or exceed the goals of the General Plan. The provisions of this district are intended to encourage preservation of existing amenities and creation of new amenities; provide for a variety of housing types and densities; reduce environmental impacts; and achieve superior relationships among uses, both within and surrounding the district. Residential Master Plan districts are to be used where traditional zoning districts do not accommodate these goals. (Ord. 950 § 2 (Exh. A § 1000), 1998.)

20.08.255 Standards and requirements

The following regulations shall apply within RMP districts, which districts shall also be subject to other provisions of this article, except that where conflict in regulation occurs, the requirements specified in the approved RMP plan shall apply.

A. The minimum area on which an RMP district may be established is one acre of contiguous land. However, an RMP district may be established for an area of less than one contiguous acre upon a finding that the property is suitable as an RMP district by virtue of its relationship to adjacent parcels and their development plans (existing or proposed), unique historical character, topography, landscaping features, or by virtue of its qualification by a unique or isolated problem area.

B. Standards for lot area, frontage and width, coverage, density, yards, building heights, landscaping and parking for uses in an RMP district shall be the standards of the zoning district governing uses most similar in nature and function to the uses proposed in the RMP district. Exceptions to these standards may be allowed by the planning commission and the City Council when it can be demonstrated that such modified standards would result in more desirable development and are warranted in terms of the relationship of the total proposed development or units thereof to the General Plan.

C. All land designated as parks and/or open space shall be conveyed, at the option of the City, by one of the following:

1. To trustees provided in an indenture establishing an association of property owners or similar organization, subject to covenants running with the land, satisfactory to the City attorney, that restrict the open space in a manner that assures its continuing use for its intended purpose, and that provide a legal means for the City to enforce these provisions.

2. To the City in a manner satisfactory to the City Council.

D. The streets, bike paths and pedestrian ways within and bordering an RMP district shall be offered for dedication to the City. Standards for public improvements shall be governed by applicable ordinances and laws of the City or shall be as established by the City public works department for the development under consideration.

E. Departures from standards ordinarily required in other districts, and permitted in the initial approval of an RMP district, shall not be considered as precedent setting in terms of other applications that may be brought before the City. (Ord. 950 § 2 (Exh. A § 1005), 1998.)

20.08.260 Establishment of an RMP District

A. Establishing an RMP District classification for any parcel or parcels of property within the City may be initiated by the planning commission or the City Council in accord with the procedures prescribed in Chapter 20.28 HMC, Article VII. If the City initiates the zoning process, the RMP zoning classification shall be established prior to the approval of a development plan and policy statement.

B. An application for the establishment of an RMP district may be made by one or more private property owners. The application shall be submitted on prescribed forms signed by the owner(s) of every property within the boundaries of the proposed RMP district. If the owner or owners initiate the zoning process, the RMP zoning classification shall not be established until the preliminary review, development plan and policy statement are also submitted and approved as specified in HMC 20.08.262, 20.08.265 and 20.08.270.

C. In the event that an owner of a parcel of property in an RMP district, which district encompasses additional lands under different ownership, desires to submit a development plan and policy statement for his or her property independently of other properties within the district, said owner may apply for an exception permit prior to or concurrently with the filing. The granting of an exception permit shall exempt the applicant from the requirement of submitting a coordinated preliminary development plan for all of the land within the district and shall allow said applicant to include only his or her property within such plan submission. Otherwise, said applicant shall be bound by all of the provisions of the RMP district.

D. Application for said exception permit may be made to the planning commission. The planning commission shall grant such exception only if all of the following findings are made:

1. An undue hardship exists for the applicant;

2. The granting of the exception is necessary for the preservation and enjoyment of substantial property rights of the applicant; and

3. The granting of the exception, under the circumstances of the particular case, will not adversely affect the health, safety or welfare or be detrimental to persons, property or improvements in the vicinity.

E. Any action taken by the planning commission in granting such an exception may be appealed to the City Council pursuant to the provisions of Chapter 20.28 HMC, Article III. (Ord. 950 § 2 (Exh. A §§ 1010, 1015, 1020), 1998.)

20.08.262 Preliminary development plan review

Prior to accepting an application for an RMP district or development plan and policy statement, the applicant shall submit a preliminary development plan for conceptual review and comment by the planning commission. (Ord. 950 § 2 (Exh. A § 1025), 1998.)

20.08.265 RMP district application requirements

An application for an RMP district classification shall be accompanied by the following.

A. A written and/or diagrammatic project description that provides sufficient information to evaluate the merits of the proposed zoning. Application requirements shall be in accordance with the project application submittal requirements as determined by the planning and building director. In addition, an application for an RMP district shall include the following items:

1. A site features map depicting the existing topography, structures, and natural features, including areas of significant vegetation. Properties within 300 feet of the site shall be included on the site features map.

2. The description of the infrastructure necessary for each phase of the proposed project.

3. A statement as to how a proposed residential project will comply with the City’s inclusionary housing requirements.

4. Any other information that the planning and building director determines to be necessary to properly evaluate the project.

B. A Policy Statement that sets forth the following items within each land use proposed in the Development Plan:

1. Principal permitted uses.

2. Accessory uses.

3. Uses permitted by conditional use permit.

4. A statement of provisions for ultimate ownership and maintenance of all parts of the development, including streets, structures, hillside areas (if such exist) and open spaces.

5. District regulations including:

a. Minimum lot sizes;

b. Minimum lot widths;

c. Maximum density;

d. Minimum setbacks, including yard setbacks from adjacent properties and between differing uses;

e. Maximum building heights;

f. Maximum lot coverage for structures, including paved areas, except for those on single-family detached residential lots;

g. Accessory building requirements, including setbacks, height limits and location;

h. Parking requirements;

i. Design guidelines;

j. List of district regulations or standards to be adopted by ordinance at the time of final approval.

C. A Development Plan consistent with the Policy Statement, which identifies the following items:

1. Proposed land use by type, acreage, residential densities and nonresidential uses, expressed in gross square footage of floor area; and

2. The proposed circulation pattern, indicating both public and private vehicular and pedestrian ways, preliminary locations and widths of streets and alleys, and estimated traffic generation as it affects public streets within and adjacent to the project; and

3. Site features that influence the development of the site.

4. Preliminary grading and drainage plan.

5. Preliminary sketch evaluations of all proposed buildings and structures from all major vantage points.

6. If a phased development, each phase shall be indicated including location, structures, infrastructure and timing.

D. The required filing fee deposit. Such fee deposits and any related costs may be apportioned between landowners, as they may agree upon, or may be apportioned by the proportionate parcel sizes of the property ownerships.

E. The planning commission or its appointed representative may waive any of the above required information items if, in the opinion of the representative, they are unnecessary or unreasonable under the circumstances. (Ord. 950 § 2 (Exh. A §§ 1020, 1030), 1998.)

20.08.270 Review

A. In establishing the RMP district, the planning commission shall hold a public hearing on the proposed rezone and the Policy Statement and Development Plan if it is a property owner-initiated application. Following the hearing, the commission may recommend to the City Council approval, approval subject to conditions and/or modifications, or the commission may deny the zoning application. A denial of the application by the commission shall be final unless its decision is appealed to the Council.

B. A recommendation for approval or conditional approval may be made if the planning commission finds that the proposed RMP district will promote development or a distinctive project of the highest quality as evidenced by specific findings that may include the following:

1. The development proposed for an RMP district, or a given phase thereof, can be commenced within two years and substantially completed within four years of the establishment of the RMP district.

2. Each individual phase of development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurances will be provided that such objective will be obtained; and that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which could not adequately be achieved under other zoning districts.

3. The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the RMP district boundary.

4. Any exception from standard zoning development requirements is warranted by the design and amenities incorporated in the Development Plan in accord with adopted policies of the planning commission and the City Council.

5. The RMP district is in conformance with the General Plan and all other provisions of the Land Use Code.

6. The existing or proposed utility services are adequate for the population densities and nonresidential components of the Development Plan.

7. Natural amenities such as creeks, hillsides and significant vegetation are preserved.

C. Upon receipt of the planning commission’s approval recommendation, the City Council shall proceed in accordance with the amendment procedure of Chapter 20.28 HMC, Article VII, and may approve, modify, or disapprove the Development Plan and Policy Statement. Approval of the Development Plan and Policy Statement constitutes the City Council’s adoption of the necessary amendment of the zoning district map(s) establishing an RMP district. In approving or conditionally approving the application, the City Council shall make the same findings as set forth in subsection (B) of this section. (Ord. 950 § 2 (Exh. A §§ 1035, 1040), 1998.)

20.08.275 Conformance with policy statement and development plans

All development of property within an RMP district shall be in conformity with the approved Policy Statement and Development Plan. In the event an inconsistency is found between the Policy Statement and Development Plan, the regulations established in the Policy Statement shall govern development of the site. Any approved project shall be subject to design review in accordance with the requirements of Chapter 20.28 HMC, Article IV. (Ord. 950 § 2 (Exh. A § 1045), 1998.)

20.08.280 Modification

The adopted Development Plan and Policy Statement may be modified by submitting a request for such modification according to the same procedures as required in the initial review and approval process, except that minor modifications which do not increase the approved density of residential uses or change the approved land uses may be approved by the planning commission at the public hearing. (Ord. 950 § 2 (Exh. A § 1050), 1998.)

20.08.285 Termination of RMP districts

If within two years after the establishment of an RMP district and the approval of a Development Plan and Policy Statement by the City Council, the design review approvals have not been obtained and the construction specified in the Development Plan has not commenced, the planning commission shall review with the applicant(s) the reasons for not initiating the project development. The planning commission may initiate consideration of reclassification, hold a public hearing and make a recommendation to the City Council to reclassify all or part of the area to the original zoning district or other district(s) deemed appropriate by the planning commission. (Ord. 950 § 2 (Exh. A § 1055), 1998.)

Article XI Planned Development (PD) District

20.08.290 Purpose

The purpose of the Planned Development (PD) district is to recognize the advantage that integrated community planning offers over conventional zoning techniques in implementing the General Plan goals through specific site developments. Planned Development districts in Healdsburg are specifically envisioned as a mechanism to preserve and/or create distinctive, high quality, single or mixed-use developments that meet or exceed the goals of the General Plan. The provisions of this district are intended to encourage preservation of existing amenities and creation of new amenities; provide for a variety of housing types and densities; reduce environmental impacts; and achieve superior relationships among uses, both within and surrounding the district. Planned Development districts are to be used where traditional zoning districts do not accommodate these goals. (Ord. 950 § 2 (Exh. A § 1200), 1998.)

20.08.295 Standards and requirements

The following regulations shall apply within PD districts, which shall also be subject to other provisions of this article, except that where conflict in regulation occurs, the requirements specified in the approved PD plan shall apply.

A. The minimum area on which a PD district may be established is one acre of contiguous land. However, a PD district may be established for an area of less than one contiguous acre upon a finding that the property is suitable as a PD district by virtue of its relationship to adjacent parcels and their development plans (existing or proposed), unique historical character, topography, landscaping features, or by virtue of its qualification by a unique or isolated problem area.

B. Land uses permitted in any other district may be permitted in the PD district, provided such use or uses are in harmony with each other and serve to fulfill the function of the planned development while complying with the General Plan.

C. Standards for lot area, frontage and width, coverage, density, yards, building heights, landscaping and parking for uses in a PD district shall be the standards of the zoning district governing uses most similar in nature and function to the uses proposed in the PD district. Exceptions to these standards may be allowed by the planning commission and the City Council when it can be demonstrated that such modified standards would result in more desirable development and are warranted in terms of the relationship of the total proposed development or units thereof in the General Plan.

D. Land designated as parks and/or open space shall be conveyed, at the option of the City, to one of the following:

1. Trustees provided in an indenture establishing an association of property owners or similar organization, subject to covenants running with the land, satisfactory to the City attorney, which restrict the open space in a manner that assures its continuing use for its intended purpose, and which provide a legal means for the City to enforce these provisions.

2. The City of Healdsburg in a manner satisfactory to the City Council.

E. The streets, bike paths and pedestrian ways within and bordering a PD district shall be offered for dedication to the City. Standards for public improvements shall be governed by applicable ordinances and laws of the City or shall be as established by the City public works department for the development under consideration.

F. Departures from standards ordinarily required in other districts, and permitted in the initial approval of a PD district, shall not be considered as precedent setting in terms of other applications that may be brought before the City. (Ord. 950 § 2 (Exh. A § 1205), 1998.)

20.08.300 Initiation of process

A. A PD district may be established by a City-initiated zoning process or by application to the planning commission by one or more property owners. If the City initiates the zoning process, the PD zoning classification shall be established prior to the approval of a development plan and policy statement. If the owner or owners initiate the zoning process, the PD zoning classification shall not be established until the preliminary review, development plan and policy statement are also submitted and approved as specified in HMC 20.08.305 and 20.08.315(B) and (C).

B. Establishing a PD district classification for any parcel or parcels of property within the City may be initiated by the planning commission or the City Council in accord with the procedures prescribed in Chapter 20.28 HMC, Article VII.

C. An application for the establishment of a PD district may be made by one or more private property owners. The application shall be submitted on prescribed forms and shall be accompanied by the required filing fee deposit. Such fee deposits and any related costs may be apportioned between landowners, as they may agree upon, or may be apportioned by the proportionate parcel sizes of the property ownerships. The application shall be signed by the owner(s) of every property within the boundaries of the proposed PD district.

D. In the event that an owner of a parcel of property in a PD district, which district encompasses additional lands under different ownership, desires to submit a development plan and policy statement for his or her property independently of other properties within the district, said owner may apply for an exception permit prior to or concurrently with the filing. The granting of an exception permit shall exempt the applicant from the requirement of submitting a coordinated preliminary development plan for all of the land within the district and shall allow said applicant to include only his or her property within such plan submission. Otherwise, said applicant shall be bound by all of the provisions of the PD district.

E. Application for said exception permit may be made to the planning commission. The planning commission shall grant such exception only if all of the following findings are made:

1. An undue hardship exists for the applicant.

2. The granting of the exception is necessary for the preservation and enjoyment of substantial property rights of the applicant.

3. The granting of the exception, under the circumstances of the particular case, will not adversely affect the health, safety or welfare or be detrimental to persons, property, or improvements in the vicinity.

Any action taken by the planning commission in granting such an exception may be appealed to the City Council pursuant to the provisions of HMC 20.28.085. (Ord. 950 § 2 (Exh. A §§ 1210, 1215, 1220), 1998.)

20.08.305 Preliminary development plan review

Before the city will accept an application for a PD district or development plan and policy statement, the applicant shall submit a preliminary development plan for conceptual review and comment by the planning and building director. (Ord. 950 § 2 (Exh. A § 1225), 1998.)

20.08.310 Application requirements

An application for a PD district classification shall be accompanied by:

2. The description of the infrastructure necessary for each phase of the proposed project.

3. A statement as to how a proposed residential project will comply with the City’s inclusionary housing requirements, if it includes residential land uses.

4. Any other information that the planning and building director determines to be necessary to properly evaluate the project.

B. A Policy Statement which sets forth the following items within each land use proposed in the Development Plan:

1. Principal permitted uses.

2. Accessory uses.

3. Uses permitted by conditional use permit.

4. A statement of provisions for ultimate ownership and maintenance of all parts of the development, including streets, structures, hillside areas (if such exist) and open spaces.

5. District regulations including:

a. Minimum lot sizes;

b. Minimum lot widths;

c. Maximum density;

d. Minimum setbacks, including yard setbacks from adjacent properties and between differing uses;

e. Maximum building heights;

f. Maximum lot coverage for structures (structures include paved areas except for those on single-family detached residential lots);

g. Accessory building requirements, including setbacks, height limits and location;

h. Parking requirements;

i. Design guidelines;

j. A listing of district regulations or standards to be adopted by ordinance at the time of final approval.

C. A Development Plan consistent with the Policy Statement, which identifies the following items:

1. Proposed land use by type, acreage, residential densities and nonresidential uses, expressed in gross square footage of floor area; and

3. Site features that influence the development of the site.

4. A preliminary grading and drainage plan.

5. Preliminary sketch evaluations of all proposed buildings and structures from all major vantage points.

6. If a phased development, each phase shall be indicated including location, structures, infrastructure and timing.

D. The planning commission or its appointed representative may waive any of the above required information items if, in the opinion of the representative, they are unnecessary or unreasonable under the circumstances. (Ord. 950 § 2 (Exh. A § 1230), 1998.)

20.08.315 Review

A. In establishing a PD district, the planning commission shall hold a public hearing on the proposed rezone and Policy Statement and Development Plan if it is a property owner-initiated application. Following the hearing, the commission may recommend to the City Council approval, approval subject to conditions and/or modifications, or the commission may deny the zoning application. A denial of the application by the commission shall be final unless its decision is appealed to the Council.

B. A recommendation for approval or conditional approval may be made if the planning commission finds that the proposed PD district will promote development or a distinctive project of the highest quality as evidenced by specific findings that may include the following:

1. The development proposed for a PD district, or a given phase thereof, can be commenced within two years and substantially completed within four years of the establishment of the PD district.

2. Each individual phase of development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurances will be provided that such objective will be obtained; that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect that could not adequately be achieved under other zoning districts.

4. Any proposed commercial development could be justified in terms of economic demand at the locations proposed.

5. Any exception from standard zoning development requirements is warranted by the design and amenities incorporated in the Development Plan in accord with adopted policies of the planning commission and the City Council.

6. The PD district is in conformance with the General Plan and all other provisions of the Land Use Code.

7. The existing or proposed utility services are adequate for the population densities and nonresidential components of the Development Plan.

8. Natural amenities such as creeks, hillsides, and significant vegetation have been preserved.

C. Upon receipt of the planning commission’s approval recommendation, the City Council shall proceed in accordance with the amendment procedure of Chapter 20.28 HMC, Article VII, and may approve, modify, or disapprove the Development Plan and Policy Statement. Approval of the Development Plan and Policy Statement constitutes the City Council’s adoption of the necessary amendment of the zoning district map(s) establishing a PD district. In approving or conditionally approving the application, the City Council shall make the same findings as set forth in subsection (B) of this section. (Ord. 950 § 2 (Exh. A §§ 1235, 1240), 1998.)

20.08.320 Status of policy statement and development plans

All development of property within a PD district shall be in conformity with the approved Policy Statement and Development Plan. In the event an inconsistency is found between the Policy Statement and Development Plan, the regulations established in the Policy Statement shall govern development of the site. Any approved project shall be subject to design review in accordance with the requirements of Chapter 20.28 HMC, Article IV. (Ord. 950 § 2 (Exh. A § 1245), 1998.)

20.08.325 Modification

The adopted Development Plan and Policy Statement may be modified by submitting a request for such modification according to the same procedures as required in the initial review and approval process, except that minor modifications which do not increase the approved density of residential uses or change the approved land uses may be approved by the planning commission at a public hearing. (Ord. 950 § 2 (Exh. A § 1250), 1998.)

20.08.330 Termination of PD districts

If within two years after the establishment of a PD district and the approval of a Development Plan and Policy Statement by the City Council, the design review approvals have not been obtained and the construction specified in the development plan has not commenced, the planning commission shall review with the applicant(s) the reasons for not initiating the project development. The planning commission may initiate consideration of reclassification, hold public hearings and make recommendation to the City Council to reclassify all or part of the area to the original zoning district or other district(s) deemed appropriate by the planning commission. (Ord. 950 § 2 (Exh. A § 1255), 1998.)