Cloverdale — Historic Preservation

Overview

Cloverdale regulates historic preservation through the Historic Design Review provisions of Title 18, not through a separate “historic district” zoning. The code distinguishes between two resource types—historic structures and conservation structures—and provides a path to designate local conservation districts where older buildings are concentrated (§ 18.03.160). These rules layer on top of the site’s base zoning; underlying uses and development standards still apply unless a specific tool like a PD is adopted (§ 18.01.060; § 18.08.010).

Any new construction or exterior alteration of an identified historic or conservation structure in Cloverdale requires historic design review, and nearby projects are checked for compatibility with those resources (§ 18.03.160(A)).

How Historic Design Review Works in Cloverdale

• Applicability. Historic design review applies to “two levels of historic resources—conservation structures and historic structures.” It is required for any new construction or alteration of either resource (§ 18.03.160(A)).
• Decision-maker. If bundled with another entitlement, the approval body matches the concurrent permit in Table 18.03.100; if requested alone, the planning director may approve historic design review (§ 18.03.160(B)). See related design review thresholds (§ 18.03.150).
• Nearby projects. Design review on sites adjoining or near a historic or conservation structure must be reviewed for compatibility with that resource (§ 18.03.160—policy text).
• Interaction with other standards. Projects must also meet applicable development standards and any specific standards in Chapter 18.09 where relevant (§ 18.09.020; § 18.03.150).

Design Guidance (core expectations)

For conservation and locally listed structures, Cloverdale’s code establishes preservation-first guidelines (§ 18.03.160(C), (D)):

• Pre-1939 elements are primary; additions must remain secondary to the original form, with any second story stepped to the rear if appropriate.
• Preserve and repair original materials (siding, railings, porches, etc.) where feasible; if replacement is unavoidable, use like or substantially matching materials.
• Preserve the front and visible side elevations of conservation structures; rear elements may be modified.
• Roof replacement should be appropriate to the structure’s era and style; efficiency alternatives may be allowed if they closely approximate the historic look.
• Repair and retain original windows, especially on the front and front half of side elevations; if replacements are necessary, keep existing frames and retain at least one original window if most must be replaced.
• For structures on the National or State Registers, the Secretary of the Interior’s Standards govern rehabilitation (§ 18.03.160(D)).

Resource Categories — District-by-District

Cloverdale does not assign a separate “Historic (H)” zoning. Instead, historic design review attaches to identified resources and, when adopted, a conservation district. Underlying zoning (e.g., R-1, DTC, O-R) continues to control land uses and dimensions (§ 18.01.060).

Historic Structures (National or State Registers)

• Purpose. Protect formally listed historic resources; require rehabilitation per federal standards (§ 18.03.160(D)).
• Typical permitted uses. Uses follow the underlying zone; no special “historic-use” allowances are provided in the code. Not found in source materials.
• Key dimensional standards. No separate height, setback, or FAR standards are specified; the base district applies. Not found in source materials.
• Where it applies. Any Cloverdale parcel with a structure listed on the National or State Register (§ 18.03.160(D)).

Locally Listed Historic Structures

• Purpose. Apply conservation-based design review to all elevations of locally listed structures (§ 18.03.160(D)).
• Typical permitted uses. Governed by the site’s underlying zoning. Not found in source materials.
• Key dimensional standards. No special dimensional standards beyond base zoning. Not found in source materials.
• Where it applies. Any structure the City Council has locally listed by resolution after Planning Commission recommendation (§ 18.03.160(E)).

Conservation Structures (pre-1939 emphasis)

• Purpose. Conserve pre-1939 elements and maintain neighborhood character (§ 18.03.160(C)).
• Typical permitted uses. Governed by the underlying zone (e.g., see residential and commercial use tables). Not found in source materials for additional limits.
• Key dimensional standards. Base zoning standards apply (setbacks, height, etc.). Not found in source materials for conservation-specific numbers.
• Where it applies. Any structure identified by the City as a conservation resource; pre-1939 portions are the focus (§ 18.03.160(C)(2)(a)).

Conservation Districts (local district/overlay effect)

• Purpose. Recognize and conserve areas where older resources predominate; apply compatibility review to maintain area character (§ 18.03.160).
• Typical permitted uses. The underlying zoning continues to control uses; the conservation district governs design compatibility. Not found in source materials for use changes.
• Key dimensional standards. No conservation-district-specific setbacks/height are provided; base zoning applies. Not found in source materials.
• Where it applies. Areas designated by City Council resolution after public notice to owners and properties within 300 feet and hearings before the Planning Commission and City Council, where “more than fifty percent” of structures are conservation/historic (§ 18.03.160(E)).

PD Zoning Districts as a Preservation Tool (P-D)

• Purpose. The PD district can be initiated by the City to achieve “historic preservation” or “neighborhood conservation,” allowing tailored standards while staying consistent with the General Plan (§ 18.08.010(A), (C)(3)).
• Typical permitted uses. Uses follow the underlying zones unless modified by the approved PD plan (§ 18.08.010(C)).
• Key dimensional standards. A PD can vary fences, yards, heights, lot coverage, internal street standards, etc., but not residential FAR (§ 18.08.010(D)).
• Where it applies. Only where a PD is adopted and mapped in addition to the underlying zoning (§ 18.08.010(B)).

Key Standards and Submittals

Process and Related Cloverdale Procedures

• Design review tiers. Beyond historic review, Cloverdale requires design review for specified projects (commercial/industrial buildings, Boulevard/101 frontage, larger housing, etc.). Minor vs. major thresholds determine submittals and hearings (§ 18.03.150(C)).
• Underlying zoning controls. Historic design review does not change allowed uses or base standards; check your site’s zoning and land use designations (§ 18.01.060).
• Variations/relief. If strict dimensional compliance conflicts with preservation goals, consider a PD where appropriate (§ 18.08.010) or seek relief through variances and exceptions where allowed (§ 18.03.140; § 18.03.180).
• Other topics you may still need to satisfy: parking, signage for historic storefront signs, and landscaping. Adding an ADU to a conservation or historic structure will still trigger historic design review if it alters the exterior (§ 18.03.160(A); § 18.03.150(C)).

Checklist

• Confirm whether the building is a historic or conservation structure; if seeking a district or listing, note the >50% threshold and 300 ft notice for designation (§ 18.03.160(E)).
• If a conservation structure, prepare the required historic report using Sanborn maps, historic photos, and evaluations; if none exist, prepare a best estimate annotated on current photos (§ 18.03.160(C)(1)).
• Design additions so they are secondary to pre-1939 elements; keep any two-story massing to the rear where appropriate (§ 18.03.160(C)(2)(b)).
• Prioritize repair over replacement of original materials; match or substantially match if replacement is unavoidable (§ 18.03.160(C)(2)(d)).
• Preserve original windows on the front and front half of side elevations whenever feasible; retain frames and at least one original window if most must be replaced (§ 18.03.160(C)(2)(f)).
• Select roofing appropriate to the era/style; efficiency alternatives only if they closely approximate historic materials (§ 18.03.160(C)(2)(e)).
• If the structure is National/State-listed, apply the Secretary of the Interior’s Standards (§ 18.03.160(D)).
• File for historic design review; if bundled with other permits, the hearing body follows Table 18.03.100; if stand-alone, the Planning Director may approve (§ 18.03.160(B)).
• If your site adjoins/near a resource, address compatibility in your design review submittal (§ 18.03.160—policy text).
• Verify all base-zone development standards remain met; seek variance/exception or consider a PD only where supported by findings (§ 18.08.010; § 18.03.140; § 18.03.180).

Risks & Ambiguities

Plain-English Summary

If your Cloverdale building is historic or pre‑1939, the city will review exterior work to keep original character. You’ll need a brief historic report for older “conservation” buildings and to design additions as clearly secondary to the original. Keep original windows and front/side facades whenever possible, and match materials if replacing. If the place is on the state or national register, you must follow the Secretary of the Interior’s Standards. Base zoning rules still apply.

Source References

• Cloverdale Zoning Code § 18.03.160 Historic design review — applicability, authority, guidelines, designations: https://ecode360.com/CL4387
• Cloverdale Zoning Code § 18.03.150 Design review—Major and minor: https://ecode360.com/CL4387
• Cloverdale Zoning Code § 18.01.060 Zoning districts; zoning map; boundary determinations: https://ecode360.com/CL4387
• Cloverdale Zoning Code § 18.09.020 Applicability of special provisions: https://ecode360.com/CL4387
• Cloverdale Zoning Code § 18.08.010 Planned Unit Development (PD) district (tool for historic preservation): https://ecode360.com/CL4387
• Cloverdale Zoning Code § 18.03.140 Variance; § 18.03.180 Minor exception: https://ecode360.com/CL4387

Source passages

• Cloverdale Zoning Code (§ 18.03.160) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.08.010) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.01.060) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.09.020) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.150) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.180) Medium relevance show source text
• Cloverdale Zoning Code (§ 18.03.140) Medium relevance show source text

Cited sections

• Cloverdale Zoning Code § 18.03.160 Historic design review — applicability, authority, guidelines, designations: (§ 18.03.160)

• Official Cloverdale code library