§ 17.20

A.

Purpose. This chapter ensures that new or modified land uses and development produce a stable and desirable environment, which is harmonious with existing and future development, and protects the use and enjoyment of neighboring properties, consistent with the General Plan.

B.

Applicability. The provisions of the chapter apply to a variety of land uses regardless of the applicable zoning district (e.g., residential, commercial, etc.), and therefore, are combined in this chapter.

1.

These standards shall be considered in combination with the standards for each zoning district in Article II. Where perceived conflict exists, the standards specific to the zoning district shall override these general standards.

2.

All new or modified structures and uses shall conform with all applicable provisions of this chapter prior to construction.

(Ord. No. 2010-265, § 3, 1-27-2010)

A.

General Standard. Every structure or use shall have adequate physical and legal access to a public street in the form of street frontage, or permanent means of access by way of a public or private easement, or recorded reciprocal (mutual) access agreement. The review authority shall determine whether a structure or use has adequate access. The city engineer and director shall provide a written recommendation to the review authority.

B.

Performance Standards. Proposed developments shall comply with the following access, circulation and transportation performance standards. The performance standards shall not apply to the following developments (i) an individual singlefamily dwelling unit on an existing lot, (ii) the expansion of existing commercial, office and business park developments, and (iii) the addition of new dwelling units within existing residential developments.

1.

Projects that provide new driveways shall meet the following standards.

a.

Driveway access should be limited to the local street system. Where feasible within business areas, reciprocal access agreements and joint access shall be required to promote shared use of driveways.

b.

Existing driveways which are unnecessary or substandard shall be removed or upgraded in conjunction with any major or minor onsite development, as determined feasible by the review authority.

c.

If single family residences must front collector or arterial roadways, circular driveways or onsite turnarounds shall be required, where feasible, to eliminate the need for residents to back onto the street.

d.

Driveway locations shall maintain adequate separation from access points on the opposite side of the street or shall be aligned with access points on the opposite side of the street.

e.

Driveways on corner parcels shall be located as far away from intersections as is possible.

f.

Driveways shall not be located within passenger waiting areas of bus stops or within bus bays. Driveways shall be located so that drivers will be able to see around bus stop improvements, both existing and planned.

2.

Where medians exist or where a project is required to provide a median, such projects shall meet the following:

a.

Medians shall be required in order to fulfill the following objectives: access control, separation of opposing traffic flows, left turn storage, aesthetic improvement, and pedestrian refuge.

b.

Projects shall provide median openings at the maximum feasible intervals.

Where an approved traffic study requires installation or improvement, traffic signals shall meet the following standards:

a.

Where a series of traffic signals are provided along a route, traffic signals shall be coordinated to optimize traffic progression on a given route.

b.

Traffic signalization should emphasize facilitating access from neighborhood areas onto the city's streets, and should work to discourage through traffic from using local city streets.

c.

Actuated traffic signals should include push buttons to signal the need for pedestrians to cross. Actuated traffic signals along bicycle routes should include bicycle sensitive loop detectors or push buttons adjacent to the curb.

d.

Traffic signals should be limited to urban areas, and should be avoided wherever feasible within rural areas as they tend to conflict with the rural character of outlying lands.

4.

Where intersection improvements are required, the intersection shall meet the following standards:

a.

Intersections should be spaced consistent with the primary function of the street. Accordingly, street intersections along heavily traveled arterials routes should be spaced closer than intersections along collectors.

b.

Streets at intersections along arterials and collectors should not be offset and should be placed directly across the street from one another. Intersections along local and minor residential collector streets may be offset within the subdivision as a means of discouraging through traffic.

c.

Intersections may be expanded to include additional turning and through lanes to relieve congestion and improve intersection operation, so long as the intersection will continue to accommodate pedestrians and bicyclists. The design of traffic system improvements which facilitate vehicular turning and bus movements should not discourage pedestrian or bicycle movements.

d.

Collectors and local streets should intersect with arterial streets at right angles, even though the street alignment may be curvilinear.

5.

The following standards shall factor into on-street parking considerations:

a.

Parking on public streets shall be secondary to the street's primary purpose of providing safe and efficient travel for the public.

b.

Parking is normally permitted on collector streets, but may be restricted to accommodate transit stops, on-street bicycle lanes, additional lanes at intersections, or other similar operational requirements. Removal of parking to increase capacity of traffic along the street should be avoided.

6.

The following standards shall factor into alternate travel mode considerations:

a.

Alternative modes of transportation should be integrated into the city's street system in order to: (i) reduce traffic congestion, (ii) improve air quality, (iii) conserve energy, and (iv) provide better transportation for non-motorist.

b.

Park and ride lots should be provided to allow a safe, convenient place to park for a person utilizing a pre-arranged car pool, van pool or bus pool.

c.

The number of bus bays should be limited because bus bays have the potential to significantly increase travel times of transit passengers. Bus bays may be used as an initial stage toward developing a queue jumper at an intersection. Bus bays are also acceptable on arterials at bus transfer locations and where boarding time delays are substantial.

d.

The standard bus stop location is the far side (after an intersection). Bus stops may be located at the near side (before an intersection) or mid-block depending upon transit demand at a particular site and traffic safety considerations.

e.

All existing and future bus stop locations should include a passenger waiting area adjacent to, but not interfering with, the sidewalk. The waiting area should be equipped with improvements based on the volume of bus patrons using that stop. The bus stop improvements include: a sign, a bench, and a shelter. Bus stop waiting areas should include landscaping, ADA compliant accessibility, lighting, and a paved landing area (if the sidewalk is set back from the curb).

f.

Bicycle storage facilities shall be provided by uses which have a demand for bicycle use (e.g., schools, parks, offices, shopping centers, libraries).

g.

Trails and bicycle facilities shall be provided as required by the maps and policies in the Trails Master Plan and Bicycle Master Plan.

7.

Where the installation of sidewalks is required, the following standards shall apply:

a.

Sidewalks or pedestrian paths approved by the city shall be designed to make direct connections between commercial, residential, schools, parks, bus stops, and other public facilities. Within Old Town Calabasas, where extensive pedestrian movement is desirable, a thematic walkway appropriate to the area's historic character should be adjacent to the roadway.

b.

Sidewalks which will be adjacent to the curb should be a minimum of six feet wide. Sidewalks which will be set back from the curb should be a minimum of five feet wide, except for sidewalks within developed recreational areas, in which case, the minimum setback should be eight feet wide.

c.

Sidewalks should be paved with a hard, all-weather surface which facilitates pedestrian use. Sidewalks and curbs should accommodate pedestrians with disabilities. Sidewalks or pedestrian path within an open space area should have specially paved surfaces or be unpaved so that the sidewalk or pedestrian path blends with the surrounding environment.

d.

In general, sidewalks and pedestrian paths should be straight to provide a direct route for short to medium distance pedestrian trips, and to facilitate the movement of large numbers of pedestrians. Meandering sidewalks are appropriate in areas where the natural topography or low density land uses lend themselves to informal landscapes.

(Ord. No. 2010-265, § 3, 1-27-2010)

The following air quality performance standards shall apply to new residential subdivisions, multifamily, retail, and office and business park development:

1.

New residential subdivisions and multi-family developments shall be designed to the following standards to encourage opportunities for residents to work at home, thereby reducing vehicle trips and associated vehicular emissions:

a.

Building designs which provide work spaces are encouraged.

b.

Where feasible, high-technology telecommunication links (fiber optic) are to be incorporated into project infrastructure.

c.

The development's roadway system is to be designed to accommodate bicycle travel. Roadway widths shall be adequate to accommodate both vehicular and bicycle traffic.

d.

Where feasible, multiple walkway/bicycle access points shall be provided along the perimeter of the subdivision, as well as through cul-de-sacs so that more direct and convenient access for those modes of transportation will encourage their use.

e.

Neighborhood pedestrian/bicycle routes are to be connected to community routes to facilitate their use in replacing some automobile trips.

f.

Where projects are located adjacent to shopping centers, schools, parks and other local destinations, pedestrian walks and bicycle routes should connect directly into these facilities to facilitate their use and replace some automobile trips.

g.

Pedestrian barriers along walkways (e.g., lighting standards, utilities/transformers) shall be minimized. Where pedestrian barriers cannot be avoided, additional width shall be provided along the walkway to facilitate pedestrian access.

h.

Within gated developments, provision of separate, but proximate, access points for pedestrians and vehicles shall be provided where feasible to enhance the convenience of pedestrian/bicycle travel without sacrificing access control.

i.

Street trees shall be provided which will assist in shading streets during summer time and thereby reduce the amount of reflective heat on adjacent structures.

j.

To reduce the use of single occupant vehicular travel, telecommuting centers shall be provided in multi-family developments exceeding one hundred fifty (150) dwelling units. Whenever possible, these centers are to be located within the project recreation center so as to eliminate the need to construct a separate structure.

2.

To facilitate pedestrian and bicycle access and afford it a priority equal to vehicular circulation, the following design features shall be incorporated into retail, office, and business park developments where feasible:

a.

Berms and other grade differentials which require the pedestrian or bicyclist to make a strenuous ascent between buildings or to access the development, and thereby make pedestrian or bicycle travel difficult, are to be avoided.

b.

Onsite circulation should separate pedestrian and bicycle traffic from vehicular traffic. Pedestrian walkways shall be clearly defined to enhance safety and convenience, particularly in instances where pedestrians must cross large parking areas.

c.

Retail centers should follow an "L" or "U" shape, with a portion of the buildings located near the street and parking located between or behind buildings. Centers designed with parking as the sole use along the street frontage are to be avoided.

d.

Retail centers and office buildings should be sited on the front of the lot, adjacent to the streetscape to reduce pedestrian travel distances to transit stops.

e.

When requested by the Metropolitan Transit Authority, a transit stop shall be constructed along the adjacent public road as part of required street improvements.

f.

Site planning should favor pedestrian traffic by providing canopy trees to shade walkways, furnishing gathering places, and organizing buildings so that users have a continuous pedestrian level experience.

g.

Office buildings should be located near the street and parking located between or behind buildings. Office complexes with parking as the sole use along the street frontage are to be avoided.

Where the application of all feasible mitigation measures for reducing air pollutant emissions will not reduce emissions below the thresholds of significance maintained by the South Coast AQMD for construction or operations, offsetting indirect mitigation will be required. Such offsetting mitigation may consist of the following items or other measures as would be required by CEQA:

a.

Establishment or contribution toward the establishment of a telecommuting facility or teleconferencing facility;

b.

Construction of offsite pedestrian facilities;

c.

Off-site contributions to regional transit (e.g., right-of-way, park and ride lots, transit stops and/or shelters);

d.

Contribution to an adopted traffic signal synchronization project;

e.

Construction or contribution toward the construction of bicycle facilities;

f.

Implementation of a home dispatching system where employees receive routing schedules by phone rather than by driving to work;

g.

Replacement of fleet vehicles with low emission vehicles or contribution toward replacement of school or transit buses with low emission vehicles;

h.

Establishment or contribution toward establishment of a shuttle service along Calabasas Road to connect office uses with commercial establishments and fast food establishments along Calabasas Road and at the Las Virgenes Road freeway interchange.

i.

Provision of on-site child day care facilities, or contribution toward the establishment of nearby child day care facilities;

j.

Provision of transit incentives by commercial establishments within a retail center.

(Ord. No. 2010-265, § 3, 1-27-2010)

17.20.040 - Archaeological, historical and paleontological resources.

A.

General Standard. In the event that archaeological resources are discovered during any construction, construction activities shall cease, and the department shall be notified so that the extent and location of discovered archaeological resources may

be recorded by a qualified archaeologist and disposition of artifacts may occur in compliance with state and federal law and the city's Historic Preservation Ordinance (Chapter 17.36).

B.

Performance Standards. Any proposed development or any intensification of an existing development which will (i) result in any disturbance to the natural ground surface; or (ii)) involve an historical resource, shall conform to the city's Historic Preservation Ordinance (Chapter 17.36).

(Ord. No. 2010-265, § 3, 1-27-2010)

17.20.050 - Biotic resource protection.

A.

The following Performance Standards for Biotic Resources shall apply to all development projects:

1.

Disturbances of biotic resources shall be avoided, to the extent feasible as determined by the review authority.

2.

Vegetative resources which contribute to habitat carrying capacity (vegetative species diversity, faunal resting areas, foraging areas and food sources) and other significant biotic features are to be preserved in their existing location and condition.

3.

The significant impacts identified in Table 6-2 in Chapter 17.60 shall be avoided, to the extent feasible as determined by the review authority.

4.

Significant biotic resources are to be preserved in place unless the only feasible project design alternatives would isolate the resources in such a manner as to jeopardize their long-term survival. Offsite mitigation into a recognized habitat management program may be acceptable.

5.

Development within or adjacent to sensitive biological habitat shall provide one hundred-foot setback from sensitive habitats or other distance determined by a qualified biologist in accordance with Section 17.20.150(D). The setback will preferably be accompanied by protective fencing or other buffers during the construction phase. This minimum setback may be enlarged as necessary to prevent indirect impacts on sensitive biotic resources.

6.

Protect Riparian Vegetation. Where riparian vegetation has previously been removed, except for channelization, the buffer that is provided shall allow for the reestablishment of riparian vegetation to its prior extent as feasible.

7.

Require conservation or open space easements, grant deeds, or other similar mechanisms over sensitive habitat areas where the development may directly impact such habitats or may indirectly impact these habitats through changes in intensity of use on the parcel to the extent the conditions bear a nexus to, and are proportionate to, the impacts of the development.

(Ord. No. 2010-265, § 3, 1-27-2010)

A.

Cluster Development Standards for HM and RR Zones. In accordance with General Plan policies, clustered development standards allow for superior subdivision design in situations where sensitive or significant natural features warrant preservation or conservation. By adhering to the following standards, clustered development will generally result in the preservation of a greater amount of open space with fewer impacts to the environment, including reduced site grading and a reduced development footprint, fewer oak tree impacts, fewer biological impacts, and minimization of the urban-wildland interface. Accordingly, the following standards apply to all clustered development projects:

1.

Clustered development shall be accomplished via a tract map and a development plan, processed in accordance with Chapter 17.62 of this development code;

2.

Clustered development shall be allowed only when impacts to resources are determined to be comparatively less severe compared to impacts caused by the non-clustered alternative for the same project, and where such determination is based upon a review of potential project impacts documented in an Environmental Impact Report or as otherwise accomplished under CEQA;

3.

Except where lot configuration and sizing modifications may otherwise be accomplished as part of the tract map and development plan, clustered development shall conform to the goals and policies of the General Plan, and all applicable standards of this development code;

4.

A clustered subdivision shall not include a greater number of lots than could otherwise be accommodated in a non-clustered lot configuration under the applicable zoning and non-clustering subdivision standards and requirements;

5.

Where an average slope for a project exceeds twenty (20) percent, dwelling units should be clustered together on the more level portions of a site and steeper areas should be preserved in a natural state.

6.

At least fifty (50) percent of the subdivision shall be preserved as permanent open space.

7.

The following factors, among other relevant factors, shall be balanced to determine the location of lots: topography and efficiency of access, preservation of open space, need for secondary access, geologic hazards and constraints, visual impacts, and conservation of natural resources and landscape features.

8.

Land within the subdivision site not contained in lots, roads, or utility easements, shall be in one or more parcels dedicated or reserved as permanent open space.

9.

The open space shall be generally configured as large, contiguous areas of undisturbed native habitat capable of serving the various purposes of such open space, including view preservation of the natural areas, habitat preservation and wildlife corridor preservation. The open space set aside calculation should not include lawns, landscaping, manufactured slopes, or other artificially landscaped features but may include habitat restoration areas.

Each dedicated open space parcel shall be shown on all subdivision plans with a notation of its area and its intended open space use.

11.

To minimize visual impact of clustered homes from the public rights-of-way buffers consisting of native landscaping shall be utilized.

12.

To avoid a crowded appearance, clustered homes shall be setback from scenic roadways and screened from view with extensive landscaping.

(Ord. No. 2010-265, § 3, 1-27-2010)

17.20.060 - Community Standards.

A.

The performance standards for Fiscally Responsible Development, Educational Facilities, Parks and Recreation, Municipal Services and Facilities, Quality of Life and Responsible Regionalism shall apply to new development as follows:

1.

To ensure that new development meets the Fiscal Management Objectives in the General Plan and "pays for itself," new development shall:

a.

Construct and/or pay for new on-site capital improvements required by the project;

b,

Construct and/or contribute to off-site capital improvements required by the project;

c.

Provide for public services necessary to serve the project;

d.

Not result in any long-term reduction in the level of public services provided to existing development;

e.

Not result in any substantial, short-term reduction in the level of public services provided to existing development;

f.

Where necessary, shall be phased so as to ensure that the capital facilities used by the new development meet applicable performance criteria in this chapter; and

g.

Where a fiscal impact study determines that the aggregate cost of providing new and additional facilities and services to support a new project will exceed the projected aggregate value of contributions, dedications, and exactions, and that a projected shortfall is therefore calculated, the city may negotiate and enter into a development agreement with the project developer to devise appropriate additional funding and contributions to off-set such projected shortfall.

2.

To ensure that new development meets the Educational Services Objectives in the General Plan, new development shall provide full mitigation for school impacts.

3.

To ensure that there is ample access to high quality spaces for leisure and active recreation, new development shall comply with the following standards;

a.

Except in cases where mitigation fees or facilities to mitigate impacts have already been provided, all new residential development, including single family and multi-family projects shall be required to dedicate land or to pay such development impacts fees as the city may establish for the provision of parks and recreational facilities.

b.

Multi-family development projects shall provide usable open space or parkland within the project or pay comparable impact fees, in accordance with the Quimby Act.

c.

To the extent that the city programs make available recreational activities and facilities for area employees and businesses (e.g., ball fields and gymnasium facilities available for corporate leagues, corporate fitness programs), new commercial, office, and business park developments shall be required to pay development impact fees as may be established by the city for the provision of parks and recreational facilities.

4.

To ensure the availability of adequate municipal services and facilities the following standards shall apply:

a.

Except in cases where mitigation fees or facilities to mitigate impacts have already been provided, all new residential development, including single family and multi-family projects shall be required to dedicate land or to pay such development impacts fees as the city may establish in accordance with California law for the provision of parks and recreational facilities.

b.

Unless otherwise required to comply with the City's General Plan, including the Housing Element, or applicable state law, in the event that General Plan objectives for services, infrastructure, and facilities are not being met due to existing development, then only the minimum development intensity defined in the zoning map will be permitted for new development. In addition, new development shall be required to provide such facilities as are necessary to ensure that performance objectives are met for the services, infrastructure, and facilities provided to the new development.

c.

The use of interim facilities by new development shall be permitted only when it is found that development of such interim facilities will not impair the financing or development of master planned facilities.

5.

To preserve the quality of life for residents, the following standards shall apply:

a.

The design of new developments shall consider the privacy of existing residential dwellings and their yard areas to the extent feasible.

b.

Protect residential neighborhoods by avoiding the need for local residential streets to carry cut through traffic or to provide primary access to new residential subdivisions unless to do so would constitute a taking or otherwise violate the legal rights of the subdivider. The intent of this performance standard is to prevent traffic from leaving an arterial or collector roadway and passing through one or several local street segments to reach and continue traveling on another collector or arterial roadway. The various street types are identified in Figure VI-1 of the General Plan.

c.

For residential neighborhoods served by substandard streets, access from new development, other than improvements to existing legal lots, shall be avoided unless to do so would constitute a taking or otherwise violate the legal rights of the proponent of the new development.

d.

Where needed, active programs are to be undertaken to minimize or prohibit through traffic from using neighborhood collectors and local streets. Visual deterrents to through traffic will be emphasized, using physical deterrents only as a last resort.

e.

To maintain natural lighting and solar access, the elements of a site plan (buildings and landscaping) shall not cast a shadow onto adjacent properties greater than that which would be cast by a hypothetical twenty-five-foot wall located at the property line between the hours of nine a.m. and three p.m., Pacific Standard Time, on December 21.

(Ord. No. 2010-265, § 3, 1-27-2010; Ord. No. 2012-297, § 1(Att. A), 5-23-2012; Ord. No. 2021-395, § 5L, 10-13-2021)

17.20.070 - Design considerations.

A.

General Design Guidelines. The following General Urban Design Guidelines shall be utilized by the architectural review panel in their review of all development as specified below. The guidelines also apply to the expansion of existing commercial, office and business park development, and the addition of housing units within an existing multifamily development.

1.

The size, height, bulk, and location of buildings are to be managed in relation to the size of the parcel and overall site design to avoid a crowded appearance, preserve a visual appearance of openness, and to maintain the existing low rise character of Calabasas.

2.

New development shall be, as much as feasible, compatible with the surrounding environment and existing developments. Inclusion of gateways which create a visual sense of entry in all developments is encouraged.

a.

Gateways or entry features should range in scale as appropriate with their importance, and may identify an entrance to the city, neighborhood, development project, or single building.

b.

Gateways or entry features should include enriched paving, raised medians, signage, landscaping, and other features as appropriate.

3.

All exterior wall elevations of buildings and screen walls shall have architectural treatments which enhance their appearance.

a.

Uniform materials and consistent style should be evident within all exterior elevations.

b.

Secondary accent materials and colors should be used to highlight building features and provide visual interest.

4.

The use of transition and buffering techniques will be required where one or more of the following situations exist:

a.

Along the boundaries between residential and business uses;

b.

At the edge of areas being preserved because of their environmental sensitivity or significance.

5.

New multifamily, commercial, office, and business park developments shall emphasize pedestrian level activities by utilizing the following techniques in addition to those discussed as part of air quality performance standards set forth in Section 17.20.030 of this development code:

a.

Incorporate a central plaza or main visual focus which is oriented toward pedestrians;

b.

Incorporate plaza areas which can be used as informal gathering places;

c.

Utilize "street furniture" (planters, benches, bike racks, trash receptacles) to create and enhance open spaces; and

d.

Within commercial, office, and business park developments, encourage architectural styles which provide covered verandas and other similar pedestrian-oriented shade features.

6.

New development within the freeway corridor shall comply with following urban design guidelines:

a.

Landscaped setbacks for structures and required parking spaces shall be used in such a manner as to soften the appearance of development along the freeway right-of-way. These setbacks are to be of a sufficient distance and density, and are to be designed to make the landscaping, rather than the development, the dominant visual feature for freeway motorists.

b.

Structures may be set back various distances from the freeway right-of-way to avoid flat, straight walls at the edge of a fixed setback line.

c.

Project site plans may be oriented either to the freeway or to the adjacent street but in either case should provide an equal amount of site amenities throughout the project. Buildings should not turn their backs completely to either the freeway or adjacent street(s).

d.

Building forms and elevations should create interesting roof silhouettes, strong patterns of light and shadow, and integrated architectural detail. Box-like structures and flat monotonous facades are to be avoided.

e.

Buildings visible from the freeway, regardless of their orientation, are to be designed to provide the same level of architectural detail on the freeway elevation as on other elevations.

f.

Buildings should maintain a low profile and be visually integrated with the natural terrain to the greatest extent possible.

g.

Building materials should blend with the colors and textures of the surrounding hillsides. The use of mirrored glass is strongly discouraged.

h.

Buildings that have the potential to impact views from the freeway shall submit viewshed studies to determine visual impacts.

7.

New business park development shall comply with following urban design guidelines:

a.

Business park and office development shall have a quality, contemporary, low-rise, campus-like design.

b.

A variety of structure and parking setbacks should be provided in order to avoid long monotonous facades and to create diversity within the project.

c.

Setbacks from property lines should be provided proportionate to the scale of the building and in consideration of adjacent development. Larger buildings require additional setback areas for a balance of scale and so as not to impose on neighboring uses.

d.

Placement of structures should create opportunities for plazas, courts, or gardens.

e.

The main elements of appropriate business park design include the following:

i.

A low-rise campus-like setting with strong pedestrian orientation;

ii.

Plazas, courtyards, and landscaped open space;

iii.

Convenient access, visitor parking, and on-site circulation;

iv.

Service areas located at the sides and rear of structures;

v.

Screening of outdoor storage, work areas, and equipment; and

vi.

An emphasis on the primary business entry with significant landscaping.

f.

Parking lots should not be the dominant visual element on the site. Large expansive paved areas located between the street and the buildings are to be avoided in favor of smaller multiple lots separated by buildings and landscaping.

g.

Buildings should be located on "turf islands," where the main entrance does not directly abut paved parking areas. A minimum five- to seven-foot wide landscape strip should be provided between parking areas and buildings.

h.

Parking lots adjacent to and visible from public rights-of-way should be screened from view through combinations of earth berms, low screen walls, changes in elevation, and landscaping.

i.

A variety of design techniques, including color, should be used to help overcome plain semi-industrial buildings constructed in unattractive, "box-like" forms, and to achieve the character of development that reinforces Calabasas' low-rise image.

j.

There should be a consistent use of colors, materials, and detailing throughout all elevations of a building. As such, elevations which do not directly face a street should likewise receive architectural treatment.

k.

Encourage the use of architectural elements to define the main entrance and organize space at the ground plane (e.g., arcades, colonnades, and covered walkways). These elements shall reinforce the pedestrian scale of a building and contribute to its overall low-rise character.

l.

Refuse containers, service areas, loading docks, and other similar facilities shall be (i) be located out of view from the general public or fully screened; and (ii) not interfere with parking and circulation.

New development shall comply with following streetscape design guidelines:

a.

Provide landscaping and trees along streets to act as a buffer for developed sites from street noise and other disturbances. This landscaping shall maintain safe site distances for pedestrians and motorist. In addition, this landscaping should serve the following functions: climate and glare control, aesthetics, architectural enhancement, erosion protection, and delineation of space.

b.

Provide functional travel routes for pedestrians, and, where designated, for bicyclists, horse riders, hikers, joggers, these travel routes shall be buffered from automobile traffic.

c.

Provide visually attractive and physically comfortable environments which encourage the congregation of people. These environments shall be integrated with similar environments of adjacent private property.

d.

Provide visually attractive environments for motorists and users of public transportation.

e.

Combine plant materials with man-made structures to (i) visually soften the built-up environment, (ii) clean the air, and (iii) reduce the heat island effect caused by pavement and concrete.

f.

Plant palettes and irrigation systems shall be designed to be water efficient. The emphasis in plant selection should be on native and naturalized plants.

g.

Where they are relevant to landscaping issues, cultural, environmental, and historical considerations should be considered when selecting a plant palette for the streetscape.

h.

Landscape plans should account for the size of plants when they are mature so as to avoid an overgrown appearance. Landscape plans shall protect necessary sight visibility triangles for all motorists. Landscape plans shall avoid conflicts with existing utilities.

i.

Street landscaping shall be composed of plants which are suitable for road side environments and have tolerance for high levels of reflected heat and glare and vehicle air pollutant emissions. These plants should be easy to maintain and replace.

j.

Existing mature trees should, wherever feasible, be retained in roadway design.

k.

Trees should be used to provide (i) scale, (ii) unify unrelated elements, (iii) overhead and vertical planes to create sheltered spaces, (iv) shade and block winds, and (v) either screening of undesirable views or enhance desirable views.

l.

Shrubs should be used to provide mid-level vertical planes so as to (i) create space, (ii) screen or enhance views, (iii) direct and guide circulation, and (iv) provide a protective barrier between pedestrian and vehicular circulation.

m.

Groundcovers should be used to provide ground level visual interest and direct and guide pedestrian and bicycle circulation.

n.

The design and location of street furniture should not reduce sightlines for motorists or conflicts with existing utilities.

o.

Lighting should accommodate street uses during the evening and promote security through well-lit pedestrian walkways. notwithstanding the foregoing, lighting shall fully comply with the city's dark night sky policy.

p.

Where a distinctive aesthetic street character is important, such as in Old Town, the types and colors of lighting fixtures should be consistent with that character. In all other areas of the city, decorative lighting fixtures should be used.

q.

Pedestrian furniture (e.g., benches, planter seating, trash containers, drinking fountains, and other similar fixtures or items) should enhance the aesthetic character of pedestrian gathering places. Pedestrian furniture should also be (i) compatible with a streetscape theme, (ii) durable, (iii) easily maintained, and (iv) easily replaced.

r.

As pedestrian furniture is both in the public right-of-way and on private property, the style and placement of furniture should be coordinated on public and private property, and should not interfere with pedestrian use of the sidewalk.

s.

Benches and planters should provide comfortable and adequate seating.

t.

Trash containers should be of such size and quantity so as to discourage littering.

u.

Transportation-related furniture (e.g., bicycle parking, bus shelters, bus benches, pedestrian channelization features, railings, bollards) should accommodate and encourage the use of non-automobile travel modes, without blocking sidewalk travel.

v.

Bus passenger waiting areas should be placed between the sidewalk and the street where adequate space exists. Inadequate space or driveway proximity may necessitate placing the passenger shelter behind the sidewalk.

w.

The design of utilities (e.g., traffic signal boxes, power poles, transformers, underground cables) should minimize the visual presence of these features within the streetscape.

Design Guidelines for Second Stories of Single Family Homes. The following guidelines shall be utilized by the architectural review panel and community development director in their review of new second story additions or new two story homes. Alternative design features may be allowed, if the reviewing body finds they are consistent with the intent of the guidelines.

a.

Changes in wall planes and consistent level of articulation should be incorporated into every elevation of the home visible from public view.

b.

Street facing elevations should incorporate architectural features that indicate where a first story ends and a second story begins. For example, floor delineations can be accomplished by adding rooflines.

c.

Where appropriate, some portions of the second story roof should be lowered to the gutter or eave line of the first story roof to reduce the apparent volume of the building.

d.

Building heights should be compatible with the size of a lot, as well as the context of the surrounding neighborhood. The height of a structure should be compatible with the established building heights in the neighborhood.

e.

First and second story plate heights should be consistent with the other homes in the neighborhood.

f.

Long, uninterrupted side walls should be avoided. Second stories should be setback further from the side property line than the first floor.

g.

If it would safeguard the privacy of an adjacent neighbor's backyard or the interior of his or her home, second story should include one or more of the following: (i) stagger or alternate windows, (ii) utilize clerestory windows, and (iii) on side elevations fix or obscure windows to a height of six feet above the second floor, (iv) permanent exterior louvers to a height of six feet above the second floor or (v) incorporate a sill height of five feet or greater.

h.

Colors and materials should be consistent with the colors and materials utilized for the existing house.

B.

Old Town Calabasas. Proposed development and new land uses within the CT zoning district shall comply with the Old Town Master Plan and Design Guidelines.

C.

Scenic Corridor Areas. Proposed development and new land uses within a scenic corridor designated by the -SC overlay zoning district shall comply with the city's Scenic Corridor Development Guidelines.

D.

Specific Design Guidelines Areas. Proposed development and new land uses within any area for which the city has adopted specific design guidelines shall comply with those design guidelines.

(Ord. No. 2010-265, § 3, 1-27-2010; Ord. No. 2014-310, § 1(Att. A), 2-12-2014; Ord. No. 2021-395, § 5L, 10-13-2021)

The following Disaster Response Performance Standard shall apply to all new proposed discretionary development projects.

A.

Discretionary development projects will be required to provide points of ingress and egress, to include emergency access for police and fire vehicles, as required by the Los Angeles County Consolidated Fire Districts (LACFD) and the City of Calabasas. If LACFD determines adequate access is provided with only one access point, these projects shall have no more than one access point.

(Ord. No. 2010-265, § 3, 1-27-2010)

A.

The Energy Conservation Performance Standards of this section shall apply to all proposed development, including the expansion or remodeling of existing commercial, business park, and multifamily developments. Energy conservation requirements for proposed subdivisions are in Section 17.46.040. All proposed commercial developments shall also meet the city's Green Building Ordinance (Chapter 17.34).

B.

Performance Standards. To ensure that the city's performance objectives on energy are met, projects shall be reviewed to assess their compliance with the following criteria:

1.

Design buildings in groups or clusters with protected indoor or plaza/open areas which promote both exterior accessibility and enjoyment within a protected environment.

2.

Construct internal circulation roadways at the minimum widths necessary for safe circulation to minimize solar reflection and heat radiation. Developments shall utilize shade trees within parking areas so that fifty (50) percent of the parking area surface is placed in the shade at noon during the summer equinox within five years of installation.

3.

Where possible, locate reflective surfaces (e.g., parking lots) on the north and east sides of buildings to decrease potential heat gain and reflection to adjacent buildings. In the alternative, where parking areas must be located to the south or west of buildings, developments shall have landscaping to reduce potential heat gain.

4.

Where possible, orient glass toward the south, the side with the greatest amount of solar access (heat gain potential).Use appropriate building shapes and locations to promote maximum feasible solar access to individual units.

5.

Design individual buildings to maximize natural internal lighting through the use of court wells, interior patio areas, and building architecture. Site plan elements (e.g., buildings, landscaping) should protect access to sunshine for planned solar energy systems and/or for solar oriented rooftop surfaces which can support a solar collector or collectors capable of providing for the anticipated hot water needs of a building between the hours of nine a.m. and three p.m., Pacific Standard Time, on December 21.

6.

Use canopies and overhangs to shade windows during summer months while allowing for reflection of direct sunlight during winter months.

7.

Install windows and vents in commercial and industrial buildings to provide the opportunity for through ventilation.

8.

Use reflective roof materials to reduce solar gains, unless a passive heat system is provided.

9.

Incorporate the use of deciduous trees in landscaping plans, especially near buildings and around large expanses of parking lots or other paved areas.

10.

Incorporate deciduous vines on walls, trellises and canopies to shade south and west facing walls, to cool them in summer months.

11.

Incorporate wind breaks to protect against winter winds.

12.

Cooperation, where feasible, is encouraged with Southern California Edison (SCE), the Gas Company, and the South Coast Air Quality Management District (SCAQMD) for the purposes of establishing energy conservation demonstration projects, or serving as a laboratory for testing new energy conservation techniques.

(Ord. No. 2010-265, § 3, 1-27-2010)

The following standards shall apply to the installation of all fences, walls and hedges. Fences require administrative plan review in all zoning districts except Residential Zones unless located in the scenic corridor. Fences in the Residential Zone zoning district that are located in the scenic corridor shall require a minor scenic corridor permit. See Section 17.02.020(B) for situations where fences require no permit.

A.

Exempt Fences. Fences (wood, wrought iron, chain link) in the residential zoning districts, which comply with the height limits in subsection (B) of this section, are exempt from land use permit requirements.

B.

Height Limitations. Fences, walls and hedges are subject to the height limitations in this subsection.

1.

General Height Limit. Freestanding fences, walls and hedges shall be limited to a maximum height of forty-two (42) inches at the front property line, and may increase in height within the front setback area by six inches for every two feet of distance back from the property line, to a maximum of six feet at ten (10) feet from the property line.

a.

Fences, walls and hedges are limited to a height of six feet beyond the front setback.

b.

Fences, walls, and hedges within side yard or rear yard setback areas may not exceed six feet in height.

c.

Entry features over front yard gates (e.g., arches, trellises, pilasters, pedestals), with a maximum height of eight feet, may be authorized through site plan review provided that the entry features are no wider than eight feet.

d.

Tennis court fences, with a maximum height of twelve (12) feet, may be allowed consistent with Section 17.12.165(J).

2.

Corner Parcels. No fence, wall, hedge, shrubbery, mounds of earth, or other visual obstruction over forty-two (42) inches in height above the top of the existing or planned curb elevation shall be located within a traffic safety visibility area. See Section 17.20.140(F).

This requirement shall not apply to: public utility poles; trees trimmed (to the trunk) to a line at least six feet above the elevation of the intersection; saplings or plant species of open growth habits and not planted in the form of a hedge, which are so planted and trimmed as to leave, at all seasons, a clear and unobstructed cross view; supporting members of appurtenances to permanent structures existing on July 1, 1998; and official warning signs or signals.

3.

Retaining Walls. Individual retaining walls shall not exceed a height of six feet unless otherwise approved by the director. Outward-facing retaining walls in the front setback may not exceed a height of four feet. See Figure 3-1. Outward-facing retaining walls within a side yard or rear yard setback, and which face a street or public park, may not exceed four feet in height unless approved by the director to a height not exceeding six feet. All retained slopes should be terraced and landscaped/screened as shown in Figure 3-2. The minimum horizontal distance between terraced or tiered retaining walls shall be four feet. See Figure 3-2.

4.

Director Discretion. The director shall have discretion to approve walls or fences which are up to twenty-five (25) percent higher than the height limitations listed in subsections (B)(1) through (B)(3) of this section; however, the average height of any wall or fence may not exceed six feet six inches without a variance.

==> picture [249 x 204] intentionally omitted <==

==> picture [187 x 301] intentionally omitted <==

C.

Fence Design.

1.

Perimeter fences/walls adjacent to public rights-of-way shall be articulated by providing a minimum of one, two-foot deep by five-foot long landscaped recession for every one hundred (100) feet of continuous wall. The design may include an appropriate mix of materials and finish subject to the approval of the director.

2.

Uninterrupted fences and walls facing the public right-of-way are to be avoided, unless they are needed for specific screening, safety, or sound attenuation purposes.

3.

Fences or walls should be consistent with the site being developed and surrounding developments, open spaces, streets, and pedestrian ways.

4.

Fencing and walls should respect existing view corridors, by among other things, preserving existing views of surrounding hillsides to the greatest extent possible.

5.

Fencing and walls should incorporate landscape elements or such materials, colors, or textures which will prevent graffiti, undue glare, heat, reflection, or aesthetic inconsistencies.

D.

Required Fences Exempt. The provisions of this section shall not apply to a fence or wall required by any law or regulation of the city, state or any agency thereof.

E.

Prohibited Materials. The use of barbed wire, electrified fence or razor wire fence in conjunction with any fence, wall or hedge, or by itself within any zoning district, is prohibited unless required by any law or regulation of the city, state or any agency thereof.

F.

Chain Link Fencing. Temporary chain link fencing for construction projects and chain link fencing for private and commercial baseball fields, tennis courts, and other recreational facilities are permitted in any zoning district. Chain link fencing is permitted only in OS, HM, RR, RC and CL zoning districts, as follows:

1.

Residential and Commercial Districts. Chain link fencing within the RC and CL zoning districts shall only be located along the side property line, behind the front yard setback and along the rear property line with vegetation planted in sufficient density and height to screen the fence from adjacent parcels and public areas; and

2.

Scenic Corridors. Where allowed in a scenic corridor, chain link fencing shall be covered with vines or other screening plant materials.

G.

Fences Between Different Land Uses. Fences or walls may be required between different land uses (e.g., commercial and residential, multifamily residential and single-family residential) in compliance with Section 17.20.100.

H.

Fencing for Wildlife Movement. Fencing on properties in the RR, HM, and OS zoning districts located adjacent to or partially or wholly within sensitive biological resource areas, Los Angeles County significant ecological areas, wildlife linkage and corridors or ecological areas and corridors as mapped on Figures IV-1 and VI-2 in the General Plan shall be wildlife friendly except as provided below:

1.

Areas of immediate development and daily use (to include residences and accessory structures, surrounding hardscape areas, swimming pools and patios) may be enclosed entirely or in part by non-wildlife-friendly fencing as necessary for the purpose of protecting public safety.

2.

Animal containment facilities may be enclosed subject to the standards in Section 17.12.040.

3.

Perimeter fencing of a parcel shall be prohibited except where the perimeter is part of the immediate development area or the fence is designed and constructed as a wildlife friendly fence.

(Ord. No. 2010-265, § 3, 1-27-2010; Ord. No. 2012-297, § 1(Att. A), 5-23-2012)

The Urban Design - Freeway Corridor Design Guidelines of Section 17.20.070 shall apply to all proposed development within the Ventura Freeway Corridor, including the expansion or remodeling of existing commercial, office and business park developments, where the proposed project:

A.

Is within five hundred (500) feet of the Ventura Freeway right-of-way;

B.

Is within one thousand (1,000) feet of the Ventura Freeway right-of-way and is on a parcel larger than forty thousand (40,000) square feet; or

C.

Is within one thousand (1,000) feet of the Ventura Freeway right-of-way and structures of three or more stories in height are proposed; or

D.

Proposes Freeway-Oriented Signs.

(Ord. No. 2010-265, § 3, 1-27-2010; Ord. No. 2021-395, § 5M, 10-13-2021)

17.20.130 - Hazards.

A.

The following performance standards apply to new development and include hazardous materials, seismic and geologic hazards, and fire hazards.

1.

The use, handling, storage and transportation of hazardous substances shall comply with all applicable state laws (Government Code Section 65850.2 and Health and Safety Code Sections 25505, et seq.), and the Los Angeles County Hazardous Waste Management Plan. Residential uses shall also comply with the standards of the Calabasas Household Hazardous Waste Management Element.

2.

New commercial, office, and business park uses will be required to comply with the provisions of the Los Angeles County Hazardous Waste Management Plan; the most current amendments to Title 22 of the California Code of Regulations; and any other applicable city, county, state or federal standard relating to the use, storage, handling, transportation, or disposal of hazardous materials.

3.

Concurrent with submittal of discretionary development applications, project proponents will be required to submit a history of onsite soil use, and, if warranted, a soil survey to determining the potential presence of hazardous substances in the soil.

4.

The design of all new structures shall comply with the latest California Building Code seismic design standards, as well as such supplemental design criteria as the city may adopt to ensure that a) buildings are designed so as to avoid structural collapse; and b) all uses needed for emergency response are designed to withstand sufficient "g" force to remain functional.

5.

Site-specific soils studies will be required to be submitted concurrent with submittal of grading and/or building permit applications to determine onsite soils and geologic conditions and meet safety standards as established by the city engineer. As part of these studies, the potential for hillside areas to become unstable when saturated at the surface and liquefying shall be investigated and mitigated.

6.

To prevent future slope failures, new development shall be required to 1) achieve a factor of safety of 1.5 against shear failure; and 2) achieve a factor of safety of 1.1 against seismically induced slope failure.

7.

Roadways and internal circulation systems shall be designed to accommodate fire suppression equipment with adequate turn-around areas as determined by the Los Angeles County Consolidated Fire District.

8.

All new development shall be provided with the water facilities needed to meet fire flow requirements as determined by the Los Angeles County Consolidated Fire District.

9.

Fire hydrants and "blue dots" to identify fire hydrant locations are to be provided as required by the Los Angeles County Consolidated Fire District.

10.

The City of Calabasas is designated within Fire Hazard Zone IV by the Los Angeles County Consolidated Fire Districts. This zone includes wildland fire hazard areas defined as watershed lands that contain native growth and vegetation. Development located in or within five hundred (500) feet of native vegetation is subject to the following development provisions:

a.

Within the HM, RR, or RC zones, structures intended for human occupancy are to be located along a paved, all weather, accessible (to emergency personnel) road for the purpose of avoiding the need for firefighters to move equipment onto properties without adequate turnaround space. If a structure cannot feasibly be sited in this manner, the structure shall contain sprinklers as required by the city.

b.

Prior to approval of a building permit for any new structure intended for human occupancy within areas subject to wildland fires, applicants should meet with the County Consolidated Fire Districts to determine the most fire-safe location for the structure. New structures intended for human occupancy within areas subject to wildland fires are generally to be located on the lowest portion of the site. In addition, adequate setbacks from the top of slopes which have natural vegetation shall be maintained so as to reduce the spread of wildland fires to structures.

(Ord. No. 2010-265, § 3, 1-27-2010)

17.20.140 - Height measurement and height limit exceptions.

A.

Maximum Height. The height of structures shall not exceed the standard for the applicable zoning district established by Article II, or other height limit provided by this article.

B.

Height Measurement. Maximum allowable height shall be measured as the vertical distance from the natural or finished grade, whichever is lower, of the site to an imaginary plane located the allowed number of feet above and parallel to the natural or finished grade. See Figure 3-3.

C.

Non-Sloping Lots. Building height shall be limited to the maximum allowed height, as established by a zoning district or overlay zone, above natural or finished grade; whichever is lower, where average parcel slope is less than twenty (20) percent.

D.

Sloping Lots. Building height of sites with an average slope of twenty (20) percent or more shall be limited as follows:

1.

Total Height. Total building height shall not exceed the maximum allowed height, as established by a zoning district or overlay zone, above natural or finished grade, whichever is lower, and fifteen (15) feet from the highest elevation on the parcel to the highest point on the building. See Figure 3.3.

2.

Downhill Building Walls. No single building wall on the downhill side of a house shall exceed fifteen (15) feet in height above natural or finished grade, whichever is lower. Additional building height on a downhill side may be allowed in fifteen-foot increments, where each increment is stepped-back from the lower wall a minimum of ten (10) feet. In addition, a portion of a second story may be built to the front building wall as long as that portion does not exceed more than twenty-five (25) percent of the width of the front building elevation. See Figure 3-3. This section applies to enclosed space as well as covered porches and patios.

==> picture [311 x 244] intentionally omitted <==

E.

Exceptions to Height Limits. The height limits of this development code shall not apply to the following:

1.

Agricultural structures (e.g., commercial equestrian barns, water tanks, windmills and other similar agricultural structures if located at least fifty (50) feet from any property line, and is not adjacent to a public street;

2.

Chimneys with a maximum height of thirty (30) inches above the highest point of the roof;

3.

Cooling towers, elevator penthouses, grain elevators, and stairs providing roof access;

4.

Church spires, belfries, cupolas and domes; and

5.

Structures for public assembly (e.g., churches, schools and other permitted public and semi-public structures), with no more than one story, provided that:

a.

The side and rear setbacks of the structure normally required by the applicable zoning district are increased by one additional foot for each foot that the structure exceeds the height limit of the zoning district, and

b.

The structure does not exceed the maximum height established by the applicable zoning district by more than fifty (50) percent without the approval of a variance.

F.

Traffic Safety Visibility Area Required. Proposed development on corner parcels shall be designed to provide a traffic safety visibility area, for public safety purposes. No structure or landscape element placed within the traffic safety visibility area shall exceed a height of forty-two (42) inches, unless approved by the director. This triangular area is formed by measuring thirtyfive (35) feet from the intersection of the front and street side property lines of a corner parcel, and connecting the lines across the property. See Figure 3-4.

==> picture [217 x 173] intentionally omitted <==

G.

Height Limits for Specific Structures-Decks. The walking surface of a deck shall not exceed a maximum height of five feet above natural grade.

H.

Final Pad Elevations. Final pad elevations shall be reviewed and approved by the director.

(Ord. No. 2010-265, § 3, 1-27-2010)

17.20.150 - Hillside and ridgeline development.

The general requirements of this section apply to development proposed on sites with a natural slope greater than ten (10) percent, or that include a ridgeline.

A.

Performance Standards. All development shall comply with the applicable performance standards of this chapter. These include, but are not limited to the performance standards for hillside development addressing grading, project site planning, architectural design, landscape treatment and slope maintenance, and hazards ( seismic, geologic and fire).

B.

Performance Standards for Hillside Development. Grading and project design shall conform to the city's grading ordinance (Title 15) and the following standards:

1.

Projects within hillside areas shall be designed to protect important natural features and to minimize the amount of grading. To this end, grading plans shall conform to the following guidelines:

a.

Slopes less than ten (10) percent: For property on slopes less than ten (10) percent, redistribution of earth over large areas may be permitted.

b.

Slopes between ten (10) and twenty (20) percent: Some grading may occur on property on slopes between ten (10) and twenty (20) percent, but landforms must retain their natural character. Padded building sites may be allowed, but split level designs, stacking and clustering are required to mitigate the need for large padded building areas.

c.

Slopes between twenty (20) and thirty (30) percent: Limited grading may occur on property on slopes between twenty (20) and thirty (30) percent; however, major topographic features including ridge lines, bluffs, rock outcroppings, and natural drainage ways shall retain their natural landforms. Special hillside architectural and design techniques shall be required in order to conform to the natural land form, by using techniques such as split level foundations of greater than eighteen (18) inches, stem walls, stacking and clustering.

d.

Slopes between thirty (30) and fifty (50) percent: Development and limited grading can occur on property on slopes between thirty (30) and fifty (50) percent, but only if it can be clearly demonstrated that safety hazards, environmental degradation, and aesthetic impacts will be avoided. Variable setbacks and building structural techniques (e.g., stepped or post and beam foundations) is required for development and limited grading on these properties. Structures shall blend with the natural environment through their shape, materials and colors. Impact of traffic and roadways is to be minimized by following natural contours or using grade separations.

e.

Slopes greater than fifty (50) percent: Except in areas limited in size and in isolated locations development in areas with slopes greater than fifty (50) percent shall be avoided.

The intent of this section is to limit the amount of grading on the steeper portions of a lot. In order to ensure compliance with the intent of this section, the director may require a slope analysis to determine areas and subareas of different slope

conditions.

2.

Grading and project design shall address and avoid impacts to habitat linkages and wildlife corridors.

3.

Overall project design and layout shall adapt to the natural hillside topography and maximize view opportunities to and from a development. A development should preserve the hillside rather than alter it to fit the development.

4.

Grading plans should allow for different lot shapes and sizes based primarily on the natural terrain. Encourage split pads in large developments.

5.

Flag lots will be allowed; provided that, it can be demonstrated that (i) the natural topography is preserved through minimal grading; and (ii) adequate visibility is maintained for emergency vehicles.

6.

Structures shall be sited in a manner that will:

a.

Fit into hillside contours and the form of the terrain;

b.

Retain outward views from the maximum number of units and maintain the natural character of the hillside; and,

c.

Preserve natural hillside areas and ridgelines views from the public right-of-way.

7.

Streets should follow the natural contours of the hillside to minimize cut and fill. Streets may be split into two one-way streets

in steeper areas to minimize grading and blend with the terrain. Cul-de-sacs or loop roads are encouraged where necessary to fit the terrain. On-street parking and sidewalks may be eliminated, subject to a determination by the review authority that is will reduce required grading.

8.

In subdivisions, the project design should maximize public access to canyons, overlooks, and open space areas by providing open space easements or such other rights-of-way to allow the development's residents to access these locations.

9.

Development should use retaining structures when it significantly reduces grading; however, such retaining structures shall be located and restricted in height so that they do not become a dominant visual feature of a parcel.

10.

Where retaining walls face public streets, the retaining walls should be covered with or contain materials that help blend the wall with the natural terrain.

Large retaining walls in a uniform plane should be avoided. Retaining walls should be divided into terraces. Developments should use landscaping to screen retaining walls from the public right-of-way and adjacent properties.

12.

The overall scale and massing of structures shall respect the natural surroundings and unique visual resources of the area by incorporating designs which (i) minimize bulk and mass, (ii) follow natural topography, and (iii) minimize visual intrusion on the natural landscape.

13.

The overall height of a building is an important aspect of how well it fits into the existing character of a neighborhood and its hillside environment. Houses shall not be excessively tall so as to dominate their surroundings or create a crowded appearance in areas of small lots. Structures should be stepped down a hillside and contained within a limited envelope parallel to the natural grade rather than jut out over the natural slope.

14.

Building forms shall be scaled to the particular environmental setting so as to complement the hillside character and to avoid excessively massive forms that fail to enhance the hillside character.

15.

Building facades shall change plane or use overhangs as a means to create changing shadow lines to further break up massive forms.

16.

Wall surfaces facing towards viewshed areas shall be minimized through the use of single story elements, setbacks, roof pitches, and landscaping.

17.

Collective mass roof lines and elements shall blend with the hillside or reflect the naturally occurring ridgeline silhouettes and topographical variation.

18.

Medium to dark colors which blend with the surrounding environment should be used for building elevations and roof materials in view-sensitive areas.

19.

Architectural style, including materials and colors, should be compatible with the natural setting and the surrounding neighborhood. No one dwelling should stand out.

20.

Exposed structural and mechanical elements shall be avoided.

21.

Roof materials shall be of fire-retardant material. Roof design shall reflect the underlying contour of the land.

22.

Slope plantings should create a gradual transition from developed slope areas into natural areas. New landscape should blend with the natural vegetation, in part, by extending plantings in finger-like configurations into existing slopes.

Plantings along the slope side of a development shall be designed to allow controlled views from the development. At the same, these planting shall partially screen and soften the architecture of the development. No less than fifty (50) percent of screening should consist of plant materials.

24.

Trees shall be randomly spaced and massed together, and they shall be used to reduce the scale of long, steep slopes.

25.

Shrubs are to be randomly placed and massed together.

26.

To act as a backdrop for structures, landscaping shall be used along any recontoured ridge or hillside located behind and at a higher elevation than structures in order to recreate the linear line of the recontoured ridge or hillside. Trees shall be planted to create a continuous linear silhouette to avoid gaps in the planting.

27.

Trees of sufficient height or height capacity shall be planted between structures to eliminate any open gap and blend the roof lines into one continuous silhouette.

28.

New subdivisions, commercial and multi-family development within hillside areas shall meet the following requirements:

a.

Recordation of a declaration of covenants, conditions and restrictions requiring the maintenance of manufactured slopes;

b.

Developer shall prepare a program for preventive maintenance of major manufactured slope areas. This preventive maintenance program shall include homeowner slope maintenance requirements and guidelines declaration of covenants, conditions, and restrictions which shall be recorded against each parcel within the development. Developer shall submit its preventive maintenance program to the department for its review and approval prior to final map approval.

c.

Developer shall prepare and submit to the department for its review and approval a minimum five year revegetation monitoring and maintenance program. Program inspections shall be performed by a qualified botanist. This requirement shall only apply to developments which require slope bank or habitat vegetation.

C.

Standards for the Location of Structures. The following provisions shall apply to the placement of proposed structures on sloping sites.

1.

General Siting Principles. Buildings should be located in the most accessible, least visually prominent, and most geologically stable portion or portions of a site. Buildings should be located in the least visually prominent locations of a property, on open, grassy hillsides, where the prominence of buildings should be minimized by placing them in locations where they will be screened by existing vegetation, rock outcroppings, or depressions in topography. In wooded areas, building placement may be guided by the fire hazard prevention performance standards of Section 17.20.130.

2.

Ridgelines. For the purposes of maintaining the natural appearance of the ridge, structures should not be placed on or near ridgelines so that they appear silhouetted against the sky when viewed from any point on a roadway designated as a scenic corridor by the General Plan (see Figure 3-5). For significant ridgelines identified in the Open Space Element of the General Plan (Figure III-4), the highest point of any structure that requires a permit shall be located at least fifty (50) vertical feet and fifty (50) horizontal feet from a significant ridgeline, excluding chimneys, rooftop antennas, and amateur radio antennas.

However, this ridgeline setback provision shall not apply to:

a.

Any addition to a legally established residence or accessory structure(s) existing as of the effective date of this ordinance that is located on a significant ridgeline, or within the ridgeline protection area of fifty (50) vertical and fifty (50) horizontal feet from the significant ridgeline, such that said addition does not cumulatively with any other permitted additions enlarge the structure by an amount exceeding twenty-five percent (25%) or one thousand two hundred (1,200) square feet of additional gross floor area, whichever is less, above the structure's original size.

b.

Any new accessory structure which is otherwise allowed within the applicable zoning district and which complies fully with the development standards for the zone.

3.

Where structures on a lot or parcel of land cannot meet the standards prescribed in subsection C.2, above, a variance as provided in Section 17.62.080 shall be required. In addition to the required findings set forth in subsection E. of Section 17.62.080, findings shall be made that:

a.

Alternative sites within the property or project have been considered and eliminated from consideration based on physical infeasibility or the potential for substantial habitat damage or destruction if any such alternative site is used and that the siting principles outlined under subsection (C)(4) have been applied; and

b.

The proposed project maintains the maximum view of the applicable significant ridgeline through the use of design features for the project including minimized grading, reduced structural height, clustered structures, shape, materials, and color that allow the structures to blend with the natural setting, and use of native landscaping for concealment of the project.

==> picture [301 x 263] intentionally omitted <==

==> picture [301 x 190] intentionally omitted <==

4.

Siting Priorities. Based on the principles in subsections (C)(1) and (2) of this section, the building sites selection for subdivision design and the development of existing individual lots should occur according to the following priorities:

a.

The first priority for building site selection should be areas below the tops of ridgelines, on slopes less than twenty (20) percent.

b.

In cases where a lot has no building site of at least four thousand (4,000) square feet that satisfies subsection (C)(4)(a) of this section, the second priority should be areas below the tops of ridgelines, on slopes between twenty (20) and thirty (30) percent, where development can occur with careful attention to minimizing grading through building designs that employ stepped foundations.

c.

Where a lot has no potential building sites that satisfy subsection (C)(4)(b) of this section, the third priority for site selection should be areas on ridge tops with slopes less than twenty (20) percent. Proposed buildings should be set back as far as possible from the edge of the ridge (where downhill slopes begin to exceed twenty (20) percent and landscaped, to minimize visibility.

D.

Watercourse Setbacks. Structures, paving and grading (other than grading determined by the review authority to be necessary for slope stabilization) shall be set back from the from the outer edge of the riparian vegetation canopy of a perennial or intermittent stream by a minimum of one hundred (100) feet, or other distance determined by a qualified biologist approved by the city to be adequate for the preservation of existing riparian vegetation and habitat. Where riparian vegetation is not present, the one-hundred-foot buffer shall be measured from the outer edge of the bank of the subject stream. A onehundred-foot setback or other distance determined by a qualified biologist approved by the city shall also be maintained from ephemeral streams which contain riparian vegetation as determined by the city qualified biologist. Provided that no development shall be:

1.

Placed in an area identified by a flood insurance rate map (FIRM) as being subject to flooding, except in compliance with applicable federal regulations; or

2.

Located within an intermittent drainage channel known to be subject to dangerous storm water flows during heavy rains.

E.

Access. To ensure adequate all-weather access for emergency vehicles and any necessary excavations, access to the lot shall be from a paved, city-maintained roadway, or a private road/driveway in compliance with the following standards.

1.

Width. The minimum width of a proposed driveway shall be sixteen (16) feet, or twenty (20) feet if the driveway slope exceeds ten (10) percent.

2.

Slope and Surface. The average slope of a driveway shall not exceed seventeen (17) percent, with no portion of the driveway exceeding a slope of twenty (20) percent. Driveways shall be paved with asphalt, concrete, or other surfacing approved by the city engineer, and shall include proper drainage facilities, as approved by the city engineer.

3.

Fuel Modification Area. A fuel modification area shall be provided at the time of driveway construction, and permanently maintained.

4.

In no event shall a driveway exceed three hundred (300) feet unless there is no other feasible location to site the structure.

F.

Parking. The development of lots along city streets or private roads with pavement less than thirty-two (32) feet wide shall be required to provide two off-street parking spaces for guests, in addition to the parking normally required for a residence by Chapter 17.28.

G.

Improvements to Paper Streets. Where residential construction is proposed on a site adjacent to a paper street (a recorded, but unimproved road right-of-way), project review by the department shall include a determination of the adequacy of proposed access, and project approval may include requirements to improve a paper street right-of-way proposed to serve a site, to ensure adequate, all-weather emergency vehicle access, and safe evacuation routes. Standards for improvements (e.g., the location of pavement within the right-of-way, horizontal and vertical alignments, drainage measures, the structural section of pavement and base materials, and other such standards ), and requirements for right-of-way dedication shall be determined by the city engineer, and shall at a minimum comply with subsection (E) of this section.

(Ord. No. 2010-265, § 3, 1-27-2010; Ord. No. 2012-297, § 1(Att. A), 5-23-2012; Ord. No. 2016-340, § 3, 10-26-2016)

17.20.160 - Noise.

A.

Performance Standards. The following noise management performance standards shall apply to all proposed development, except for the construction of one single-family home on an existing lot, the expansion of existing commercial, office and business park projects, and the addition of housing units to an existing multifamily residential project.

1.

Limit project-related noise to no greater than a sixty (60) dBA CNEL (Community Noise Equivalent Level) within known wildlife nesting or migration areas, as well as within natural open space areas, as necessary to maintain tranquil open space and viable wildlife habitats and mobility.

2.

One or more of the following mitigation measures shall be provided as necessary to mitigate project-related noise:

Project Site Planning

a.

Orient buildings to buffer or attenuate noise.

b.

Route or align roadways away from noise sensitive receptors where such routing and alignment can be accomplished without creating other significant impacts.

c.

Locate the highest noise sources as far away from adjacent sensitive uses as is feasible.

d.

Provide sound attenuation walls (open space buffers and berms are preferred).

e.

Utilize landscape materials and "softscape" design to break up hard surfaces for the purpose of minimizing reverberation (mandatory for noise, as well as aesthetic purposes).

Landscape Treatment

f.

Utilize open space and landscaped buffers between uses to naturally attenuate noise with distance. Project applicants shall be responsible for providing open space buffers in the form of easements to eliminate noise encroachment from having an

adverse effect. The distance shall be sufficient to meet the exterior noise standards established in Sections 17.20.160 (C) and (D).

g.

For commercial retail and business park uses place fixed equipment, such as air conditioning units, inside an enclosed space, or in shielded locations.

Architectural Design

h.

For commercial, office, and business park uses, place rooftop equipment at an appropriate setback from property lines, or in acoustically treated mechanical rooms or in shielded equipment wells, to meet noise standards and minimize disturbance potential.

i.

Provide one or more of the following: sound rated windows, additional exterior wall or roof insulation, vent or mail slot modifications or relocation, or forced air ventilation.

B.

Noise Standards. Sections 17.20.160 (D) and (E) establish standards for acceptable exterior and interior noise levels. These standards are intended to protect persons from excessive noise levels, which are detrimental to the public health, welfare and safety since they have the potential to: (i) interfere with sleep, communication, relaxation and the full enjoyment of property; (ii) contribute to hearing impairment and a wide range of adverse physiological stress conditions; and (iii) adversely affect the value of real property. It is the intent of this chapter to protect persons from excessive noise levels within or near various residential development and other specified noise-sensitive land uses.

C.

Exceptions to Noise Standards. The standards of Section 17.20.160 (D) are not applicable to noise from the following sources:

1.

Activities conducted in public parks, public playgrounds and public or private school grounds, including school athletic and entertainment events;

2.

The use of any mechanical device, apparatus or equipment related to or connected with emergency activities or emergency work;

3.

Safety signals, warning devices, and emergency pressure relief valves;

4.

Noise sources associated with construction, including the idling of construction vehicles, provided such activities do not take place before seven a.m. or after six p.m. on any day except Saturday in which no construction is allowed before eight a.m. or after five p.m. No construction is allowed on Sunday's or federal holidays. These requirements may be modified by a conditional use permit.

Noise sources associated with work performed by private or public utilities in the maintenance or modification of their facilities;

6.

Noise sources associated with the collection of waste or garbage from property devoted to other than residential uses.

7.

Traffic on public roads and any other activity to the extent regulation thereof has been preempted by state or federal law.

D.

Exterior Noise Level Standards. No person shall cause or allow exterior noise levels to exceed the levels set forth in Table 3-1 on any property owned, leased, occupied or otherwise controlled by such person.

E.

Interior Noise Level Standards for Residential Uses. No person shall operate or cause to operate any source of sound within any residential dwelling unit or allow the creation of noise on property owned, leased, occupied or otherwise controlled by such person which causes the noise level, when measured inside a neighboring dwelling unit to exceed the levels set forth in Table 3-2.

F.

Mixed Use Standards. Noise level standards in Tables 3-1 and 3-2 shall be increased by 5 dBA for mixed used projects.

G.

Noise Level Measurement. For the purpose of evaluating conformance with the standards of this chapter, noise levels shall be measured as follows:

1.

Use of Meter. Any noise measurement required by this section shall be made with a sound level meter using the A-weighted network (scale). Measurement equipment with an acoustical calibrator shall be calibrated immediately prior to recording any noise data.

2.

Measuring Exterior Noise Levels. Exterior noise levels shall be measured at the property line. Where practical, a microphone shall be positioned five feet above the ground and away from reflective surfaces.

3.

Measuring Interior Noise Levels. Interior noise levels shall be measured within the affected residential use at points at least four feet from the wall, ceiling or floor nearest the noise source, with windows in their normal seasonal position. The reported interior noise level shall be the average of the various microphone location readings.

(Ord. No. 2010-265, § 3, 1-27-2010)

A.

Screening Between Uses. Wherever a site within a commercial zoning district abuts a residential zoning district, a six-foot high solid decorative masonry wall shall be constructed along the property line abutting the residential zoning district. The wall shall be architecturally treated on both sides, subject to the approval of the director.

B.

Screening of Equipment. Any equipment, whether on the roof, side of structure, or ground, shall be properly screened from the public right-of-way and adjacent properties. The method of screening shall be architecturally compatible with other site development in terms of materials, colors, shape and size. Landscaping shall be installed and maintained for screening purposes for all ground-mounted equipment. The screening design and construction shall be subject to the approval of the director and shall blend with the design and construction of the structure(s) on the site. Where feasible, ground-mounting of mechanical equipment shall be required as an alternative to roof mounting.

C.

Screening of Loading and Service Areas. Loading, service, storage, special equipment, and maintenance areas should be screened from public right-of-way and adjacent properties with landscaping and architectural elements. Loading docks and service areas should be located on interior side yards, and shall be concealed from public view.

D.

Utility equipment and communication devices shall be screened so that the project will appear free of all such devices.

(Ord. No. 2010-265, § 3, 1-27-2010)

A.

Purpose. The following setback standards provide open areas around structures for: visibility, traffic safety; access to and around structures; natural light access; ventilation; incompatible land uses separation; privacy; landscaping and recreation.

B.

Setback Requirements. All structures shall comply with the setback requirements of each zoning district (See Article II) and with any special setbacks established for specific uses by this article, except as otherwise provided by this section. No portion of any structure, including eaves or roof overhangs, shall extend beyond a property line; or into an access easement or public right-of-way, without first securing an encroachment permit or other legal right to do so.

1.

Infill Development Within Previously Approved Projects. Any setback requirements of a recorded subdivision map, or specific plan, development agreement, conditional use permit, or other planned development entitlement shall apply to continuing development within the approved project instead of the setbacks requirements set forth in Article II.

2.

Special Setbacks for Development Plan Projects. The council may authorize uniform setbacks for a specific subdivision project that are different from those required by Article II, through the approval of a development plan (Section 17.62.070), or specific plan (Chapter 17.66).

3.

Front Setback - Limitations of Paved Surface. No more than fifty (50) percent of the required front setback for any lot in a RS zone that contains a single family dwelling shall be paved with asphalt, cement or any other impervious surface.

C.

Exemptions from Setback Requirements. The minimum setback requirements of this development code apply to all development and new land uses, except the following:

1.

Fences or walls six feet or less in height above the grade of the site, when located outside of the front setback; and

2.

Decks, earthworks, free-standing solar devices, steps, terraces and other site design elements that are placed directly upon grade and do not exceed a height of eighteen (18) inches above the surrounding grade at any point. See Section 17.12.180(H) for setback requirements for spas/hot tubs and swimming pools.

D.

Measurement of Setbacks. Setbacks shall be measured as follows. See Figure 3-7 located at the end of this section.

1.

Front Yard Setbacks. The front yard setback shall be measured at right angles from the nearest point on the front property line of the parcel (or edge of access easement on a private street) to the nearest point of the wall of the structure, except as follows.

a.

Flag Lots. For a parcel with a fee ownership strip extending from a street or right-of-way to the building area of the parcel, the measurement shall be taken from the nearest point of the wall of the structure to the point where the access strip ("flag pole") meets the bulk of the parcel along a continuous line, establishing a parallel setback line. See Figure 3-8 located at the end of this section.

b.

Corner Lots. The measurement shall be taken from the nearest point of the structure to the nearest point of the front lot line.

2.

Side Yard Setbacks. The side yard setback shall be measured at right angles from the nearest point on the side property line of the parcel to the nearest line of the structure; establishing a setback line parallel to the side property line, which extends between the front and rear yards.

3.

Street Side Yard Setbacks. The side yard on the street side of a corner parcel shall be measured from the nearest point of the side property line bounding the street, or the easement for a private road.

4.

Rear Yard Setbacks. The rear yard shall be measured at right angles from the nearest point on the rear property line to the nearest line of the structure, establishing a setback line parallel to the rear property line, which extends between the side yards. The rear yard on the street side of a double-frontage parcel shall be measured from the nearest point on the rear property line bounding the street, or the easement for a private road.

E.

Allowed Projections into Setbacks. Attached architectural features and certain detached structures may project beyond the wall of the structure and into the front, side and rear yard setbacks, in compliance with the following requirements:

1.

Architectural Features. Architectural features attached to the primary structure may extend beyond the wall of the structure and into the front, side and rear yard setbacks, in compliance with the following table. See also Figure 3-9.

Table 3-3 Allowed Projections Into Setbacks

Notes:

(1) Chimney's that project into a side yard setback shall not exceed six feet in width. Ground-story bay windows, porches and decks shall not project into the side yard over half the length of the side wall.

(2) Features may project not closer than thirty-six (36) inches to the property line.

(3) The cantilevered architectural features that may project into setbacks include balconies, bay windows, cornices, eaves and solar devices.

(4) Decks less than eighteen (18) inches above grade are exempt, in compliance with Section 17.20.170(C) (Exemptions from Setback Requirements), above.

(5) A roofed porch allowed to project into a setback shall be enclosed only by a railing in compliance with Title 15 (Building and Construction) of the Municipal Code, and shall be located at the same level as the entrance floor of the structure.

(6) A stairway that may project into a setback shall not be roofed or enclosed above or below the steps.

(7) The setback for trellises and unenclosed patio covers shall be measured from the support post. The additional roof overhang of thirty (30) inches as noted above may be allowed.

2.

Equipment. Swimming pool equipment, air conditioning and heating equipment, and other equipment, shall not be closer than thirty-six (36) inches to the side or rear property line.

F.

Setback Requirements for Specific Structures:

1.

Fences. See Section 17.20.100.

2.

Site Design Elements. Detached decks, earthworks, freestanding solar devices, steps, terraces, and other site design elements which are placed directly upon the grade, and which exceed a height of eighteen (18) inches above the surrounding grade at any point, shall conform to the setback requirements of the underlying zone (site design elements less than eighteen (18) inches above grade are exempt in compliance with subsection (C)(2) of this section).

3.

Hot Tubs, Swimming Pools and Appurtenant Features and Structures. See Section 17.12.165.

4.

Retaining Walls. Retaining walls less than six feet in height may be located within a required setback. Refer to Section 17.20.100 for standards applicable to retaining walls.

5.

Outdoor recreational features, such as fireplaces, built-in pizza ovens, or built-in barbeque grills. See Section 17.12.165(1).

6.

The following setbacks shall apply to storage sheds:

a.

For a storage shed that qualifies for the exemption in Section 17.02.020 (B)(7) of this Code and is less than six feet in height, the minimum required setback shall be five feet from all property lines.

b.

In the RS, RM, RR, and RC zoning districts, if an storage shed does not qualify for the exemption in Section 17.02.020(B)(7) of this title and/or it is over six feet in height, the storage shed shall meet the required setback of the zoning district in which it is located.

c.

In the HM and OS zoning districts, if an storage shed (i) does not qualify for the exemption in Section 17.02.020(B)(7) of this title, it must meet the required setback of the zoning district in which it is located; or (ii) qualifies for the exemption in Section 17.02.020(B)(7) of the code but is over six feet in height, the accessory must meet a minimum setback of ten (10) feet from the side property line and twenty (20) feet from the rear property line

G.

Restrictions on the Use of Residential Setbacks. No front or street side setback within a residential zoning district shall be used for the storage of scrap, junk, boats, habitable trailers, utility trailers, or other similar vehicles or equipment. This restriction includes the storage of operable or inoperable vehicles in other than improved parking areas.

==> picture [228 x 403] intentionally omitted <==

==> picture [249 x 429] intentionally omitted <==

(Ord. No. 2010-265, § 3, 1-27-2010; Ord. No. 2012-297, § 1(Att. A), 5-23-2012)

17.20.190 - Solar energy development standards.

Any proposed active or passive heating and cooling features shall be incorporated into the design of a structure as follows:

A.

Roof-mounted solar collectors shall be placed in a location least visible from the street and adjacent properties, without significantly reducing the operating efficiency of the collectors. Wall-mounted and ground-mounted collectors shall be screened from a public right-of-way;

B.

Roof-mounted collectors shall be installed at the same angle or as close as possible to the pitch of a roof;

C.

Accessory equipment, particularly plumbing and related fixtures, should be installed in attic space; and

D.

Exterior surfaces of the collectors and related equipment shall have a non-reflective finish and shall be color-coordinated to harmonize with roof materials and other dominate colors of the structure.

(Ord. No. 2010-265, § 3, 1-27-2010)

An application for a permit under this title for the construction or alteration of any structure to be located within ten (10) feet of a property which is zoned Open-Space or Open-Space Development-Restricted, as identified in the City's zoning map, shall not be complete unless accompanied by a survey prepared by a licensed land surveyor or another person authorized by law to conduct and prepare a survey. This survey shall be required to depict (i) the boundaries of the property, (ii) the work to be constructed, and (iii) the boundary of the property nearest the site of the work which is zoned Open-Space or OpenSpace Development-Restricted, as identified in the city's zoning map. A survey is a construction document subject to all of

the requirements and exceptions of Section 106 of the California Building Code. In addition to the foregoing, prior to the issuance of a building permit for any structure located within ten (10) feet of a property which is zoned Open-Space or OpenSpace Development-Restricted, as identified in the city's zoning map, an applicant or property owner shall be required to perform a stake survey in the manner required by the director. Any stakes installed to fulfill the foregoing requirement shall not be moved or removed and shall remain in place consistent with the survey until the completion of the work for which the permit issues.

(Ord. No. 2010-265, § 3, 1-27-2010)

The following provisions establish standards for the construction and operation of solid waste and recyclable material storage areas in compliance with the California Solid Waste Reuse and Recycling Access Act (Public Resources Code Sections 42900 through 42911).

A.

General Requirement. All proposed development shall comply with applicable provisions of the city's source reduction and recycling element.

B.

Required Storage for Multifamily Projects. Multifamily residential projects, with five or more units shall provide solid waste and recyclable material storage areas as follows:

1.

Individual Unit Storage Requirements. Each dwelling unit shall be provided an area with a minimum of six cubic feet designed for the indoor storage of solid waste and recyclable material. A minimum of three cubic feet shall be provided for the storage of solid waste and a minimum of three cubic feet shall be provided for the storage of recyclable material; and

2.

Multi-family projects shall provide the following minimum solid waste and recyclable material storage areas, which may be located indoors or outdoors as long as they are readily accessible to all residents. These requirements apply to each individual structure. All required areas are measured in square feet.

• Every additional twenty-five (25) dwellings shall require an additional one hundred (100) sq. ft. for solid waste and one hundred (100) sq. ft. for recyclables.

C.

Nonresidential structures and uses within all zoning districts shall provide solid waste and recyclable material storage areas. The following are minimum storage area requirements. These requirements apply to each individual structure. All required areas are measured in square feet.

• Every additional twenty-five thousand (25,000) sq. ft. shall require an additional forty-eight (48) sq. ft. for solid waste and forty-eight (48) sq. ft. for recyclables.

D. Refuse Enclosure Standards and Guidelines.

1.

Purpose. Enclosures should be designed to reduce container visibility and prevent their misplacement of containers, especially in parking areas. Enclosures should increase efficient solid waste and recycling practices and enhance the aesthetic appearance of the community.

2.

Except development of a single-family residence or multi-family residence of up to four units, any new development shall comply with the following:

a.

Space Allocation. Each refuse enclosure shall be large enough to fit at least one receptacle for trash, one receptacle for recycling and one receptacle for organic waste. Each enclosure shall be sized to provide for three receptacles without one blocking the other for proper access. The minimum interior dimensions of a refuse enclosure are seven feet by twenty (20) feet. Enclosure wall height shall be at least six feet high from the base. The roof will be spaced two feet higher than the top of the wall of the enclosure, making height clearance eight feet. There must be ventilation occupying the space between the roof and the wall; however, this space shall be covered with a wire mesh (painted to match the enclosure) to keep animals out and debris in. The enclosure should be at the same level as the concrete outside of its walls.

b.

Materials. The refuse enclosure shall resemble the exterior surface of the main building. It should blend with the texture and color of the primary building(s). The refuse enclosure should be made of material that is harmonious with the material of the main building and surrounding buildings. The floor of the enclosure should be paved with concrete and graded toward the sanitary sewer.

c.

Roofing. A permanent, waterproof and noncombustible roof must be present to prevent rainfall from entering the enclosure. The roof shall overhang the enclosure on all sides. Acting as protection over the enclosure, the roof shall be at a height of eight feet. The roof should limit contaminated water from escaping into nearby storm drains and creeks. The roof should be designed in such a way that rainwater from the enclosure roof discharges into the surrounding landscape.

d.

Screening. Refuse enclosure areas shall be enclosed such that they are screened from view. The enclosure gates shall be swing or roll-up and be of a color and design that is compatible with the enclosure. Swinging doors shall be permanent and made of solid steel. Wire mesh is acceptable as long as it has small holes, so that the inside of the enclosure is not visible from the outside. The opening for the gates should be at least eight feet wide and should allow for an overhead clearance of at least seven feet. The gates shall not open towards the street; they shall instead open towards the structures of the development. Double swing gates should have swivel spots outside of the opening area of the enclosure. Swivel points shall be attached to concrete filled steel posts or columns at the ends of the walls. In addition, six inch diameter bollards shall be installed to ensure that the gates do not open into adjacent structures or parking spaces. These bollards shall be brightly colored with reflective taping at the top. For commercial and industrial sites, property owners shall have the option to lock the enclosure after business hours, and, in some cases, the owner can choose to lock the enclosure during business hours.

e.

Interior Design. Refuse enclosures shall have six inch high wheel stops to prevent the bins from damaging the walls. In addition, a six inch high curb should be created within the perimeter of the interior enclosure walls further protecting the walls from possible damage caused by the bins. The concrete curb shall be eight inches from the wall in order to provide an eight inch clearance from all three walls of the enclosure.

f.

Lighting. Adequate lighting should be provided within the refuse enclosure to ensure safety and to discourage illegal dumping into and around the enclosures. The lighting shall be equipped with sensors to turn off automatically when not in use.

g.

Sanitary Sewer Connection. A drain shall be located on the floor of the refuse enclosure. This drain shall be connected to the sanitary sewer to facilitate disposal of leachate resulting from cleaning of the enclosure. The enclosure shall have adequate filtration at the sewer drain so that hazardous waste does not enter the sewer system.

h.

Prohibited Waste. No other materials (e.g. hazardous wastes, grease, equipment, furniture) shall be stored in the refuse enclosure. The property owner shall prevent the storage of these materials within the enclosure. If there is cooking oil or grease, it must be disposed into a grease receptacle.

i.

Oil and Grease Receptacle. Any commercial or industrial refuse enclosure shall reserve adequate space for oil and grease receptacle, regardless of the current or planned use. This space shall be at least twelve (12) square feet in addition to the minimum dimensions in this section.

j.

Signage. Unless otherwise provided for by a solid waste hauler permanent signage shall be posted on recycling and organic waste containers to distinguish these bins from the solid waste containers. The enclosure shall have eighteen (18) inch by thirty-six (36) inch signage that reads, "Do Not Mix Recyclable Materials with Trash…" posted on its front wall or on the gate of the enclosure. "NO PARKING" signs shall also be posted. All required signage shall be adequately lighted.

k.

Location and Accessibility. Refuse enclosures shall be located within two hundred and fifty (250) feet of a residential unit but not closer than fifty (50) feet. Refuse enclosure shall provide convenient access for solid waste vehicles and sufficient space for turnaround movements. The turning radius for the enclosure shall be at least forty (40) feet. The front of a refuse enclosure shall also have striped "keep clear" areas. A reinforced four to six inch thick concrete pad shall be located outside the entrance of the refuse enclosure. The pad shall not be sloped so that it drains towards the refuse enclosure; rather the pad shall be sloped so that it drains away from it. The refuse enclosure may have both a pedestrian and a service access. All refuse enclosures must be located at least twenty-five (25) feet from any storm drain inlet.

(Ord. No. 2010-265, § 3, 1-27-2010)

Proposed development shall comply with all applicable provisions of Chapter 8.28.

(Ord. No. 2010-265, § 3, 1-27-2010)

17.20.220 - Undergrounding of utilities.

A.

Facilities to be Undergrounded. All existing and proposed on-site utility facilities (including electric, telecommunications and cable television lines) intended to serve a new structure shall be installed underground from the utility company distribution line to the structure, except for equipment appurtenant to underground facilities, including surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts.

B.

Responsibility of Applicant. The applicant is responsible for complying with the requirements of this section and shall make the necessary arrangements with the utility companies for facility installation.

The review authority may waive the requirements of this section if topographical, soil, or any other factors or conditions make underground installation unreasonable or impractical.

C.

Location of Installation. Underground utility lines may be installed within public rights-of-way or along any lot line. When installed within public rights-of-way, their location and method of installation shall be subject to the approval of the city engineer.

(Ord. No. 2010-265, § 3, 1-27-2010)

A.

The Water Conservation Performance Standards of this section apply to all proposed development, including the expansion or remodeling of existing commercial, office, business park, or multifamily residential developments. Landscaping on individual single-family parcels shall comply with the provisions of Section 17.26.050.

B.

Performance Standards. To meet the city's overall water conservation performance objectives, projects shall comply with Section 17.26.050 and with the following:

1.

Landscaped areas shall be clustered to maximize the efficiency of irrigation systems. Irrigation systems shall be designed to eliminate watering of impervious surfaces and reduce runoff.

2.

Water conserving kitchen and bathroom fixtures and appliances shall be installed along with, thermostatically controlled mixing valves for baths and showers. Hot water lines shall be insulated.

3.

Where reclaimed water is or can be feasibly made available by the Las Virgenes Municipal Water District and where use of reclaimed wastewater is legally permissible, the installation of a reclaimed water system for irrigation purposes will be required.

(Ord. No. 2010-265, § 3, 1-27-2010)

Chapter 17.22 - AFFORDABLE HOUSING