§ 22.20

Fences, hedges, and walls (except retaining walls) may be constructed to the heights shown in Table 3-3. See section 22.20.040 for height limitations for retaining walls.

TABLE 3-3

MAXIMUM HEIGHT OF FENCES, HEDGES AND WALLS

• The director may approve up to a maximum eight feet to enclose or screen areas within the rear of a parcel.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.20.040. - Height limitations for retaining walls.

(a)

Retaining walls shall not exceed a height of six feet measured from the finished grade at the base of the wall. The director may approve additional height up to one foot in consideration of varying topographical features.

(b)

Where a retaining wall protects a cut below the natural grade and is located on a front, side, or rear lot line, the retaining wall may be topped by a fence or wall of the same height that would otherwise be allowed if no retaining wall existed. Where a retaining wall contains a fill, the height of the retaining wall shall be considered as contributing to the allowable height of a fence or wall. Regardless of the height of the retaining wall, an open-work, non-view-obscuring fence may be erected at the top of the retaining wall for safety protection to a maximum height of 42 inches.

(c)

Where a wall or fence is located in a required setback area adjacent to a retaining wall containing a fill, the wall or fence shall be set back from the retaining wall a distance of one foot for each one foot in height. The area between the wall or fence and the retaining wall shall be landscaped and continuously maintained in good condition.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.20.050. - Measurement of fence or wall height.

Where there is a difference in the ground level between two adjacent parcels of less than two feet, the height of a fence or wall constructed along the property line shall be determined by using the finished grade at the base of the fence or wall on the highest parcel. When there is a difference in the ground level between two adjacent parcels of two feet or more, the height of a fence or wall shall be determined by the director.

To allow for variation in topography, the height of a fence or wall may vary up to six inches. However, the average height of a fence or wall shall not exceed the maximum height allowed.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.20.060. - Walls required between different zoning districts.

Walls shall be provided and maintained between different zoning districts as follows:

(1)

Where a nonresidential zoning district abuts a residential zoning district, a solid masonry wall six feet in height shall be constructed on the zone boundary line;

(2)

Where a multifamily residential zoning district abuts a single-family residential zoning district, a solid masonry wall six feet in height shall be constructed on the zone boundary line;

(3)

Walls shall be of solid masonry construction and shall be of a decorative design when in view of public rights-of-way subject to approval of the director; and

(4)

The director may waive or modify requirements for new walls or walls six feet in height between different zoning districts where a solid masonry wall already exists on the contiguous property if the following findings can be made:

a.

The existing wall meets or can be modified to conform to the intent of this section;

b.

Suitable landscaping can be installed adjacent to the existing wall to supplement and enhance the desired physical separation;

c.

The existing wall can be protected with wheel stops or curbs to prevent vehicle damage, if necessary; and

d.

Concurrence of the adjacent property owner can be obtained, to modify the existing wall to meet the requirements of this section.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.20.070. - Special wall and fencing requirements.

(a)

Swimming pools, spas and similar features. Swimming pools, spas and other similar features shall be fenced in compliance with requirements of the Uniform Building Code.

(b)

Outdoor equipment, storage and work areas. Screening of outdoor uses and equipment and activities shall be provided in compliance with section 22.16.080 (screening and buffering).

(c)

Temporary fencing. Temporary fencing used during site preparation and construction shall be subject to the approval of the director.

(d)

Fence and wall design. Fence or wall design shall be uniform throughout a multifamily or nonresidential development, or single-family subdivision. Perimeter fences/walls adjoining public rights-of-way shall be articulated by providing a minimum three-foot deep by six-foot long landscaped recession for every 50 feet of continuous wall. The design shall include a mix of materials and finishes that are compatible with the overall design of the project. This requirement is in addition to any parkway landscaping within the public right-of-way.

(Ord. No. 02(1998), § 2, 11-3-98)

(a)

Barbed wire. Barbed wire, razor wire, and other similar materials shall not be permitted as part of any fence or wall; and

(b)

Chain link. The use of chain-link fencing shall not be allowed on a residentially zoned or developed property within a required yard area adjacent to a street.

(Ord. No. 02(1998), § 2, 11-3-98)

Sec. 22.20.090. - Authority to waive or modify requirements.

The hearing officer may waive or modify the requirements of this section in compliance with the provisions of chapter 22.56 (Minor Conditional Use Permits).

(Ord. No. 02(1998), § 2, 11-3-98)

CHAPTER 22.22. - HILLSIDE MANAGEMENT

Sec. 22.22.010. - Purpose.

This chapter establishes regulations for development within hillside areas to:

(1)

Preserve and protect the views to and from hillside areas in order to maintain the identity, image and environmental quality of the city;

(2)

Maintain an environmental equilibrium consistent with the native vegetation, animal life, geology, slopes, and drainage patterns;

(3)

Facilitate hillside preservation through appropriate development standards and guidelines of hillside areas. The guidelines are intended to provide direction and encourage development which is sensitive to the unique characteristics common to hillside properties, which include, slopes, land form, vegetation and scenic quality. Innovation in design is encouraged as long as the end result is one which respects the hillside and is consistent with the purposes expressed in this section and in the goals and objectives of the general plan;

(4)

Ensure that development in the hillside areas shall be concentrated in those areas with the least environmental impact and shall be designed to fit the existing land form;

(5)

Preserve, where possible, significant features of the natural topography, including swales, canyons, streams, knolls, ridgelines, and rock outcrops. Development may necessarily affect natural features by, for example, roads crossing ridgelines. Therefore, a major design criterion shall be the minimization of such impacts;

(6)

Provide a safe means of ingress and egress for vehicular and pedestrian traffic to and within hillside areas, with minimum disturbance to the undeveloped terrain;

(7)

Correlate intensity of development with the steepness of terrain in order to minimize the impact of grading, unnecessary removal of vegetation, land instability, and fire hazards;

(8)

Provide in hillsides alternative approaches to conventional flat land development practices by achieving land use patterns and intensities that are consistent with the natural characteristics of hill areas (e.g., slopes, land form, vegetation and scenic quality); and

(9)

Encourage the planning, design and development of sites that provide maximum safety with respect to fire hazards, exposure to geological and geotechnic hazards, drainage, erosion and siltation, and materials of construction; provide the best use of natural terrain; and to prohibit development that will create or increase fire, flood, slide, or other safety hazards to public health, welfare, and safety.

It is the intent of this chapter to establish regulations and guidelines to ensure that development will complement the character and topography of hillside areas. Specifically, the city desires the application of good hillside planning techniques and the use of landform grading and revegetation in the implementation of hillside projects.

(Ord. No. 02(1998), § 2, 11-3-98)