Chapter 23.12 — GENERAL SITE REGULATIONS

The purpose of this chapter is to prescribe site regulations that apply, except where specifically stated, to development in all zoning districts. These standards shall be used in conjunction with the standards for each district established in Article II. In any case of conflict, the standards specific to the district shall control. (Ord. 4823, passed 1-22-24)

(A) Applicability.

(1) Detached structures. The provisions of this section apply to roofed structures, including but not limited to garages, carports, sheds, workshops, gazebos, and covered patios which are detached from and accessory to a main building on the site. These provisions also apply to detached, open, unroofed structures such as play equipment, and trellises, that are over 24 inches in height and decks whose finished floor is over 24 inches in height.

(2) Attached structures. The provisions of this section do not apply to accessory structures attached to a main building, which shall comply in all respects with the requirements of this Title applicable to the main building. Structures with a common wall or roof with the main building shall be considered part of the main building.

(3) Accessory dwelling units. Accessory dwelling units, attached or detached, are subject to the standards of § 23.22.040.

(B) Relation to existing structures. A detached accessory structure may only be constructed on a lot on which there is a permitted main building to which the accessory structure is related.

(C) Development standards. Accessory structures shall meet the development standards of the zoning district in which it is located except as follows:

(1) Maximum height. Accessory structures shall not exceed a height of 15 feet.

(2) Street side setbacks. Accessory structures less than four feet in height may be located within the required street side setback up to three feet from the street side lot line.

(3) Interior side and rear setbacks. Accessory structures shall be set back a minimum of three feet from any interior side or rear lot line.

(4) Rear yard coverage. Accessory structures shall not occupy more than 40% of the required rear yard setback area.

(D) Plumbing. Residential accessory structures may have the plumbing for laundry, water heaters, toilet, shower, and/or sink subject to the following limitations:

(1) Sinks are limited to single compartment sinks; multi-compartment kitchen type sinks are not allowed.

(2) Access to a bathroom must be from the exterior of the building only. No interior access is allowed. (Ord. 4823, passed 1-22-24)

A substandard lot is any lot or parcel of land that was legally created through a recorded deed even when consisting of an area, width, or depth less than that required by zoning district regulations.

(A) Development standards. A substandard lot is buildable but shall be subject to the same development standards as a standard lot.

(B) Reductions prohibited. No substandard lot shall be further reduced in area, width, or depth, unless such reduction is required as part of a public improvement.

(Ord. 4823, passed 1-22-24)

Where setbacks and open yard areas are required in this title, they shall be not less in depth or width than the minimum dimension specified, shall be at every point open, and shall not be obstructed with non-movable features from the ground upward, except as provided in Table 23.12.040, Allowed Encroachments into Required Setbacks, or as specifically identified in another section of this title.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4848, passed 9-8-25)

Fences, walls, dense hedges, and similar structures shall comply with the standards of this section.

(A) Maximum height. The maximum allowed height of fences, walls, dense hedges, and related structures is as follows:

(1) Front and street side yards. Fences, walls, dense hedges, and similar structures located within front and street side yards are subject to design review pursuant to Chapter 23.33 and the following.

(a) Fences, walls, dense hedges, and similar structures may be a maximum of three feet high measured from finished grade when located within the front yard or within five feet of a street side property line.

1. In the event that there is a retaining wall, the maximum height of the fence or wall shall not exceed three feet, measured from the grade of the dirt for which the wall is retaining, but in no event shall the height of the retaining wall, together with the fence or wall, exceed six feet above sidewalk elevation.

(b) The fence or wall shall not be constructed from grey smooth block unless architecturally treated (i.e. sand finish stucco, veneer, and the like), wire or chain link.

(c) The fence or wall shall not contain any points, spikes, or ornamentation along its top.

(d) The fence or wall shall be architecturally compatible with the design and style of the associated development.

(2) Within 25 feet of a corner. Fences, walls, dense hedges, and similar structures located within 25 feet of an intersection shall comply with the standards of § 23.12.190.

(3) Other areas. Fences, walls, dense hedges, and similar structures located on all other portions of a lot may be a maximum of six feet. The fence or wall shall not contain any points, spikes, or ornamentation along its top.

(a) Exceptions. Fences, walls, dense hedges, and similar structures exceeding six feet in height to enclose commercial or industrial uses, tennis courts, or similar areas, when such fences are not in a street setback area, may be erected with approval of a modification.

(B) Prohibition on hazardous fencing materials. The use of barbed wire, razor wire, ultra-barrier, electrified, and other hazardous fencing is not permitted unless such fencing is required by any law or regulation of the city, the State of California, federal government, or other public agency, or if the electrified fencing is consistent with the requirements of Cal. Civil Code § 835. An exception to this standard may be approved for sites in an Industrial District, according to the procedures of Chapter 23.36.

(C) Maintenance. All walls and fences shall be maintained in a safe, neat and orderly condition at all times. The finished side of all perimeter fencing shall face adjacent properties.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4844, passed 4-28-25; Ord. 4848, passed 9-8-25)

(A) Purpose. The purpose of the flexible development standards for housing is to increase opportunities for the development of housing and promote higher quality multiple-family residential development by providing a more flexible approach to development standards.

(B) Applicability. Flexible development standards apply to all development on lots 20,000 square feet in size or larger that provide a minimum of 30 residential dwelling units per acre.

(C) Allowed flexibility. The Director shall allow all applicable housing developments to deviate from requirements of property development standards specified in this title, not to exceed 20% of the requirement.

(Ord. 4823, passed 1-22-24)

The intent of this section is to ensure that the finish grade of a project site is commensurate with or not significantly higher than the finished grade of adjacent properties.

(A) A project site shall not be artificially raised so that the finished elevation of the first floor street elevation of any structure, excepting subsurface parking, is more than three feet higher than the top of the required curb at any point of any adjacent public right-of-way.

(B) A project site shall not be artificially raised more than two feet above the finished grades of adjacent properties measured at the property line.

(Ord. 4823, passed 1-22-24)

The structures listed in the following table may exceed the maximum permitted building height for the zoning district in which they are located, subject to the limitations stated and further provided that no portion of a structure in excess of the building height limit may contain habitable areas or advertising.

• (Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4844, passed 4-28-25)

• (A) Applicability. The standards of this section apply to all new development and to exterior alterations and

additions that involve replacement light fixtures or systems, except as provided below.

• (1) Exemptions. The following lighting is exempt from the provisions of this section.

• (a) Public street lighting.

• (b) Athletic field lights. Athletic field lights used within a public school campus or public park.

• (c) Safety and security lighting. Safety and security lighting for public facilities.

• (d) Construction and emergency lighting. All construction or emergency lighting fixtures, provided they are

temporary and are discontinued immediately upon completion of the construction work or abatement of the emergency.

• (B) Prohibitions. The following types of exterior lighting are prohibited.

• (1) Searchlights. The operation of searchlights for advertising purposes.

• (2) Mercury vapor. Mercury vapor lights.

• (3) Other light types. Laser lights or any other lighting that flashes, blinks, alternates, or moves.

• (C) Minimum illumination.

• (1) Parking and access areas. Parking and access areas shall be maintained in compliance with § 23.20.090(K).

• (2) Major walkways. Major walkways shall be illuminated with an intensity of at least 0.25 foot-candles at the ground level during the hours of darkness.

• (3) Multi-unit residential buildings. Aisles, passageways, and recesses related to and within the building complex

shall be illuminated with an intensity of at least 0.25 foot-candles at the ground level during the hours of darkness.

• (4) Non-residential buildings. All exterior doors shall be illuminated with an intensity of at least 0.5 foot-candles at the ground level during the hours of darkness.

• (D) Maximum height. Light standards shall not exceed 20 feet in height and shall be appropriate in scale, intensity, and height to the use they are serving.

(1) Exceptions. The Planning Commission may allow additional height for activities, uses, or development with unique lighting needs; for accentuating historic architectural features of a building, accentuating signage and/or landscape features; or for security purposes.

• (E) General requirements.

• (1) Fixture types. All luminaries shall meet the most recently adopted criteria of the Illuminating Engineering Society of North America (IESNA) for "cut off" or "full cut off" luminaries.

(2) Design of fixtures. Fixtures shall be appropriate to the style and scale of the architecture. Fixtures on buildings shall be attached only to walls or eaves, and the top of the fixture shall not exceed the height of the parapet or roof or eave of roof.

(3) Timing controls. All outdoor lighting in non-residential development shall be on a time clock or photo-sensor system and turned off during daylight hours and during hours when the building are not in use and the lighting is not required for security.

(4) Trespass. All lights shall be directed, oriented, and shielded to prevent light trespass or glare onto adjacent properties. The light level at property lines shall not exceed 0.3 foot-candles.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4844, passed 4-28-25)

Storage of goods, materials, machines, equipment, and inoperable vehicles or parts outside of a building for more than 72 hours is prohibited except as provided below. The regulations of this section do not apply to temporary storage of materials required for or related to construction work on the premises pursuant to a valid building permit or to the parking and storage of operable vehicles.

(A) Industrial Zone. In the Industrial Zone, outdoor storage is permitted as an accessory use provided it does not exceed 49% of the area used for the primary use of the site. Additional accessory outdoor storage and outdoor storage as primary use is allowed with the approval of a conditional use permit.

(1) Location. Outdoor storage shall not be located in the required front and street side setbacks, parking and circulation areas, and required landscaped areas.

(2) Screening. Outdoor storage areas shall be screened from public rights-of-way, adjacent Residential Zones or residential uses, and publicly accessible open space areas with a solid masonry wall a minimum of six feet in height.

(B) Public Facilities Zone. In the Public Facilities Zone, outdoor storage is permitted as an accessory use provided it does not exceed 49% of the area used for the primary use of the site. Additional accessory outdoor storage is allowed with the approval of a conditional use permit.

(1) Location. Outdoor storage shall not be within the required setbacks, parking and circulation areas, and required landscaped areas

(2) Screening. Outdoor storage areas shall be screened from public rights-of-way, adjacent Residential Zones or residential uses, and publicly accessible open space areas with a solid masonry wall a minimum of six feet in height. (Ord. 4823, passed 1-22-24)

Storage of boats, trailers, recreational vehicles and other similar vehicles shall be prohibited unless specifically designated areas for the exclusive storage of such vehicles are set aside on the development plan and provided for in the project covenants, conditions and restrictions. Where such areas are provided, they shall be permitted in the interior and rear yards setback with a minimum of three feet from interior and rear property lines, shall be prohibited in the front and corner street side yards, enclosed and screened from view by a six-foot high decorative masonry wall and opaque gate, and landscaping, with adequate security lighting directed away from adjacent residences.

(A) The trailer or recreational vehicle shall not be occupied for living purposes.

(B) The trailer or recreational vehicle shall not be connected to any utility except for the purpose of preparing the trailer or recreational vehicle to leave the site.

(Ord. 4823, passed 1-22-24)

This section establishes design and locational criteria for refuse, solid waste, recycling, compost, and green waste container storage areas. Refuse, solid waste, recycling, compost, and green waste are collectively referred to as "waste and recycling."

(A) General requirements. All waste and recycling shall be placed in appropriate receptacles. All garbage cans, mobile trash bins, receptacles, and all recycling materials and containers for such recycling materials shall be maintained and stored in compliance with this section.

• (1) Space shall permit housing of required receptacles for separation of waste and recycling.

• (B) Containment. All development shall provide either individual waste and recycling containers or waste and recycling enclosures consistent with the following:

• (1) Individual waste and recycling containers. Individual waste and recycling containers for each unit or tenant may be provided as follows:

• (a) Development type. Individual waste and recycling containers may be provided for:

1. Single-unit development.

2. Multi-unit development with three or fewer units.

3. Non-residential development where the Director finds that the nature of the proposed development is such that the development will be adequately served with individual waste and recycling containers.

• (b) Location. The waste and recycling containers shall not be located within any of the following areas:

1. Required front or street side setback.

2. Required parking areas.

3. Required landscaped areas.

4. Any other area required by this title or any fire, building, or public safety code to be constructed or maintained unencumbered.

• (c) Visibility. The waste and recycling containers shall not be visible from a public right-of-way.

(2) Waste and recycling container enclosures. Waste and recycling container enclosures are required for all new residential developments of four or more residential units and non-residential development except where the Director finds the development will be adequately served with individual waste and recycling containers pursuant to division (B)(1)(a) above.

(a) Size. Waste and recycling-container enclosures shall be sized to accommodate all trash, garbage, recyclables, and green waste receptacles until such items are picked up by the city or its contracted waste and recycling collector.

• (b) Location.

1. The waste and recycling container enclosure shall be located within 100 feet of an access point to the building they serve for non-residential development and within 200 feet of an access point to the unit it serves for residential development.

2. The waste and recycling container enclosure shall not be located within any required front setback, street side setback, any required parking and landscaped areas, or any other area required by this title to be constructed or maintained unencumbered.

FIGURE 23.12.120.B.2.B: WASTE AND RECYCLING CONTAINER ENCLOSURES, LOCATION

• (c) Accessibility.

1. Waste and recycling storage areas shall be accessible so that trucks and equipment used by the contracted waste and recycling collector have sufficient maneuvering areas and, if feasible, so that the collection equipment can avoid backing up.

2. For residential development with ten or more units, independent access shall be provided such that trash can be deposited without opening gates.

(d) Screening. Waste and recycling storage areas located outside or on the exterior of any building shall be screened with a solid enclosure at least five feet high and include a roof structure.

(e) Enclosure material. Enclosure material shall be solid masonry or concrete tilt-up with decorated exteriorsurface finish. The trash enclosure shall match and complement the color scheme and architecture of the associated development.

(f) Gate material. Latching, view-obscuring gates shall be provided to screen trash enclosure openings. (Ord. 4823, passed 1-22-24)

(A) Applicability. The standards of this section apply to all new development and additions that expand existing floor area by 10% or more.

(1) Exceptions. Modifications to the standards of this section may be granted pursuant to Chapter 23.36, where the Review Authority finds that the characteristics particular to the property or vicinity would render the required fencing or screening unnecessary or ineffective.

(B) Required screening.

(1) Roof-mounted equipment and duct systems. All roof-mounted equipment shall be screened according to the following standards:

(a) Flat roof, partial or no parapet. Roof-mounted equipment or ducts located on a flat roof (partial or no parapet) shall be screened from view from any street, public right-of-way or adjacent property. The screening shall be solid, and shall match and complement the color scheme and architecture of the building.

(b) Pitched roof. For roof-mounted equipment or ducts located on a pitched roof, the pitched roof shall be designed and constructed to accommodate roof-mounted equipment. A platform shall be constructed and recessed into the roof such that one side of the equipment shall be below the pitch of the roof. The remainder of the equipment and ducts which are above the roof pitch shall be screened from view from any street, public right-of-way or adjacent property. The screening shall be solid, and shall match and complement the color scheme and architecture of the building or roof.

(c) Parapet roof. For roof-mounted equipment or ducts located on a parapet roof, the parapet roof shall be designed and constructed to accommodate roof-mounted equipment. Any portion of the equipment or ducts which are above the parapet shall be screened from view from any street, public right-of-way or adjacent property. The screening shall be solid, and shall match and complement the color scheme and architecture of the building.

(2) Ground- or wall-mounted equipment. All exterior mechanical and electrical equipment shall be screened, flush mounted, or incorporated into the design of buildings so as not to be visible from public rights-of-way. Equipment to be screened includes, but is not limited to, air conditioners, heaters, pool equipment, utility meters, cable equipment, telephone entry boxes, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. Screening materials shall be consistent with the exterior colors and materials of the building. Exceptions may be granted by the Director where screening is infeasible due to health and safety or utility requirements.

(3) Common property lines. A screening wall shall be provided on the interior lot lines of any lot in a Commercial or Employment Zoning District that abuts a Residential Zoning District.

(a) Timing. The screening wall shall be provided at the time of new construction or expansion of buildings, or changes from one use classification to another use classification.

(b) Location. Screening walls shall follow the lot line of the lot to be screened unless the Director finds that screening in another location on the lot will substantially screen the subject building, facility, or activity.

(c) Height. The screening wall shall be four feet in height within the required front setback of the subject lot and adjacent to the required front setback of the adjacent residential lot and six feet in height in other locations.

(d) Materials. The screening wall shall be solid masonry. All wall faces within the front setback and the wall face facing the Residential Zoning District shall not be constructed from grey smooth block unless architecturally treated (i.e. sand finish stucco, veneer, etc.) and shall be architecturally compatible with the residential development.

(C) Maintenance. Screening walls shall be maintained in good repair, including painting, if required, and shall be kept free of litter or advertising. Where hedges are used as screening, trimming or pruning shall be employed as necessary to maintain the required and the maximum allowed height.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4848, passed 9-8-25)

Security devices, including gate, bars, grille or other such physical barrier intended to protect and secure a building, structure or storefront from unauthorized intrusion, shall be located and designed in compliance with the following standards.

(A) Residential Zones and residential uses. Security devices on doors and windows, are prohibited in all Residential Zones and on all residential uses. Those security devices installed prior to March 21, 2016 are considered legal nonconforming, provided they were installed in compliance with Fire Code then in effect, and may remain until such time as changes, modifications, alterations or improvements which require city approval are made to the structure.

(B) Non-residential Zones. Security devices are allowed in non-residential zoning districts. Security devices on building openings which face public streets shall comply with the following standards.

(1) Interior mounted security devices. Interior mounted security devices are allowed pursuant to Community Development Director approval and in compliance with the following standards.

(a) The security devices shall be interior mounted, retractable or openable, and concealed from public view during business hours.

(b) Any associated mechanical equipment or housing shall be concealed from public view.

(c) The security devices shall be architecturally integrated with the design of the building.

(2) Exterior mounted or fixed, non-retractable or non-openable security devices. Exterior mounted or fixed, nonretractable or non-openable security devices are allowed pursuant to Design Review Board approval and the following standards.

(a) Security devices, bars and decorative wrought iron grillwork may be permitted for windows or other building openings.

(b) Decorative wrought iron grillwork or gates may also be permitted for doors, porches, breezeways and other building openings. Such grill-work must be openable or retractable and concealed from view during business hours.

(c) Exterior mounted security shutters are also permitted provided that such devices are retractable and are concealed from view during business hours.

(d) Security devices shall be architecturally integrated with the design of the building, shall be aesthetically attractive and shall not overwhelm or dominate the building.

(C) Installation. Security devices shall be installed in compliance with all applicable regulations of the Fire and Police Departments and the Building Division.

(D) Nonconforming security devices. Immediately upon any change, modification, alteration in the building, a new use requiring a new business license (excepting change of ownership), or discontinuation of use of the premises for more than 14 consecutive days, to which any existing nonconforming security devices relate, all such devices shall become unlawful and shall be removed or abated as provided in § 23.31.150 and the Alhambra Municipal Code.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4848, passed 9-8-25)

Swimming pools and spas having a depth or more than 18 inches, that are not completely enclosed within a building shall comply with the following standards in addition to all other applicable requirements of this title, including Chapter 9.52. All setbacks are measured from the water line of the pool.

(A) Front yards. Swimming pools, spas and pool equipment shall not be located within a required front yard.

(B) Side and rear yards. Swimming pools, spas and pool equipment may be located within the required interior side, or rear yard provided the swimming pool and pool equipment, including pumps, are located a minimum of three feet from any property line.

(C) Street side yards. Swimming pools, spas and pool equipment may be located within the required street side yard provided the swimming pool and pool equipment, including pumps, are located a minimum of five feet from any property line.

(Ord. 4823, passed 1-22-24)

Temporary structures, which are intended to be removed when the designated time period, activity, or use for which the temporary structure was erected has ceased, shall be located and designed in compliance with the following standards.

(A) Location. Temporary structures are prohibited in the front yard and street side yard in all zones. Temporary structures are permitted only in rear yards and side yards in all zones, provided that they are not visible from the public right-of-way, that they meet all applicable setback and height requirements for accessory buildings, and that they do not obstruct access to required parking.

(B) Repair and maintenance. Temporary structures shall be maintained in good condition. Torn fabric and bent or broken support members shall be replaced or repaired as needed. Any temporary structure maintained in disrepair shall be repaired, replaced, or removed from the site. Reflective, mirrored type, covering material is prohibited.

(C) Size. Temporary structures shall not exceed a height of 15 feet at the highest point and the total square footage of all temporary structures on a site shall not exceed a maximum of 240 square feet. (Ord. 4823, passed 1-22-24)

(A) Purpose and intent. This section is established to recognize oaks, and other California native and mature trees as significant aesthetic and ecological resources and to create favorable conditions for the preservation and propagation of plant heritage for the benefit of the current and future residents of the city and to:

(1) Maintain and enhance the public health, safety and welfare through the mitigation of soil erosion and air pollution.

(2) Preserve and enhance property values through conserving and enhancing the distinctive and unique aesthetic character of many areas in the city.

(B) Applicability. The provisions of this section apply to all protected trees defined as follows.

• (1) Protected trees.

(a) Quercus family trees (oaks) taller than 15 feet, or with a trunk diameter larger than 12 inches in diameter, or 36 inches in circumference, measured at a point four and one-half feet above the root crown.

(b) California native trees taller than 15 feet, or with a trunk diameter larger than 12 inches in diameter, or 36 inches in circumference, measured at a point four and one-half feet above the root crown.

• (c) Mature tree: a tree taller than 20 feet or with a trunk diameter larger 24 inches in diameter, or 75 inches in circumference, measured at a point four and one-half feet above the root crown.

• (C) Tree permit required. A tree permit is required to remove or otherwise materially alter a protected tree on

private property whether vacant, undeveloped, in the process of development or developed, except as provided below.

• (1) Exceptions. The following are exempt from the requirement for a tree permit.

• (a) Trees located in the side and rear yards in the RL and RM zoning districts.

• (b) Fruit trees.

• (c) Any palm tree that is not listed as a California native.

• (d) Normal and routine trimming or pruning which does not constitute trimming or topping or result in damage or death to a tree.

• (e) Removal of dead wood.

• (f) Cases of emergency where the Community Development Director, Director of Public Works, or member of a law enforcement agency or

Fire Department, determines that the protected tree poses an imminent threat to the public safety, or general welfare.

(g) Removal or relocation of trees necessary to obtain adequate line-of-sight distances for traffic safety as required by the Community Development Director or the Director of Public Works Services.

• (h) Removal or trimming of trees for the protection of any public property or public utility property that is undertaken by authority of the city, other public agency having jurisdiction, or public utility.

• (D) Tree permit - hazardous or diseased trees.

• (1) Application. An application for a tree permit for the removal of a diseased or hazardous protected tree shall be

made to the Community Development Department pursuant to § 23.31.020 and contain documentation substantiating the condition of the tree as hazardous or diseased.

• (2) Decision. The Director shall approve, conditionally approve, or deny the application within ten working days.

• (3) Expiration. A tree permit for a hazardous or diseased tree shall automatically expire if the activities authorized by the permit are not completed within six months after the date of approval.

• (4) Replacement. Replacement trees are not required for the removal of a hazardous or diseased tree.

• (E) Tree permit - healthy trees.

(1) Application. An application for a tree permit for the removal of a healthy protected tree shall be made to the Community Development Department pursuant to § 23.31.020. The application shall include, but not be limited to the following:

• (a) An explanation as to why the tree's removal is necessary.

• (b) An explanation as to why tree removal is more desirable than alternative project designs.

• (c) An explanation of any mitigation measures.

• (2) Review Authority. The Community Development Director shall act as the review authority for tree permit applications based on consideration of the requirements of this section.

• (3) Public notice. All applications for tree permits require public notice pursuant to § 23.31.050. The notice shall state that the Director will consider and decide whether to approve, conditionally approve, or deny the removal of a healthy protected tree application on a dated specified in the notice.

• (4) Effective dates. A tree permit for a healthy tree shall automatically expire if the activities authorized by the permit are not completed within one year after the date of approval.

• (5) Replacement trees.

• (a) Number.

1. Quercus family (oaks) and California native trees: Two 24-inch box replacement oak or native trees shall be required for each ten-inch increment of the diameter of the existing tree, or portion thereof.

2. Mature trees: One 24-inch box replacement similar or native trees shall be required for each ten-inch increment of the diameter of the existing tree, or portion thereof.

• (b) Location.

1. A minimum of 50% of the replacement trees shall be planted on site.

2. A maximum of 50% of the replacement trees may be planted off-site at locations approved by the Director or have their obligation met through payment of an in lieu fee. The value of each replacement tree, including the cost of installation, shall be established by a certified arborist and the funds shall be dedicated to an urban forestry program of the City of Alhambra.

(F) Prohibited activities. No protected trees shall be removed, topped, trimmed, pruned, or otherwise damaged, except in conformance with the provisions of this section.

(G) Enforcement.

(1) Whenever a tree removal has occurred in conjunction with construction or work contrary to the provisions of this chapter, a Code Enforcement Officer shall issue a citation per tree removed without a permit and a City Inspector shall issue a notice to the responsible party to "stop work" on the project on which the violation has occurred. No work shall be allowed until the citation has been paid and the violation has been rectified and approved by the Director.

tion or work contrary to the provisions of this chapter, a Code Enforcement Officer shall issue a citation per tree removed without a permit and a City Inspector shall issue a notice to the responsible party to "stop work" on the project on which the violation has occurred. No work shall be allowed until the citation has been paid and the violation has been rectified and approved by the Director.

(2) Whenever a tree removal has occurred, independent of a development project, contrary to the provision of this chapter, no building permits on the property associated with the violation shall be issued for a period of one year.

(3) Whenever a tree removal has occurred contrary to the provision of this chapter, the required number of replacement trees shall be double the standard provision.

(Ord. 4823, passed 1-22-24; Ord. 4844, passed 4-28-25; Ord. 4848, passed 9-8-25)

When new utility service is installed in conjunction with new or existing development, all existing and proposed utilities on a project site shall be placed underground. Such undergrounding shall be accomplished in accordance with the utility's rules and tariff schedules on file with the California Public Utilities Commission. (Ord. 4823, passed 1-22-24)

(A) Driveways. At driveways, there shall be a triangular area where the driveway crosses a street right-of-way line which shall be kept clear of visual obstructions such as any private or commercial sign or monument, fence, hedge, shrubbery, natural growth, or other obstruction greater than two feet-six inches in height. These dimensions shall be measured from the top of the curb, or from the nearest pavement surface or travelled way (where there is no curb). This triangular area is defined as the area formed between the edge of the driveway and a diagonal line joining points on the street property line ten feet from the point of their intersection.

(1) The foregoing provision shall not apply to permanent existing buildings, public utility poles, and official traffic control signs. In places where the driveway and street geometry and configuration provide adequate visibility, the need to maintain visibility shall be reviewed and approved by the Public Works Department .

FIGURE 23.12.190.A: VISIBILITY AT DRIVEWAYS

(B) Intersections. On any corner lot, there shall be a triangular area at the corner of the property which shall be kept clear of visual obstructions such as any private or commercial sign or monument, fence, hedge, shrubbery, natural growth, or other obstruction greater than two feet-six inches in height. These dimensions shall be measured from the

top of the curb, or from the nearest pavement surface or travelled way (where there is no curb). This triangular area is defined as the area formed between property lines and a diagonal line joining points on the property lines 25 feet from the point of their intersection or in the case of rounded corners, the triangular area between the tangents to the curve and a diagonal line joining points on said tangents 25 feet from the point of their intersection. The tangents referred to are those at the beginning and at the end of the curve at the corner.

(1) The foregoing provision shall not apply to permanent existing buildings, public utility poles, and official traffic control signs. In places where the intersection geometry and configuration provide adequate visibility at the corner, the need to maintain corner visibility shall be reviewed and approved by the Public Works Department FIGURE 23.12.190.B: VISIBILITY AT INTERSECTIONS

(Ord. 4823, passed 1-22-24; Ord. 4844, passed 4-28-25)