Chapter 18.22 — Site Planning and General Development Standards

Sections:

18.22.010 – Purpose and Applicability

• 18.22.020 – Corner Vision Triangle

• 18.22.030 – Height Limits

• 18.22.040 – Mechanical and Electrical Equipment Screening and Outdoor Storage

• 18.22.050 – Outdoor Lighting

• 18.22.060 – Setback Regulations, Exemptions, and Encroachments

• 18.22.070 – Solid Waste and Recyclable Materials Storage

• A. Purpose . The purpose of this chapter is to ensure development is consistent with the General Plan, complies with all standards, produces an environment that is harmonious with existing and future development, and protects the use and enjoyment of neighboring properties.

• B. Applicability .

  1. The standards in this chapter apply to all zones.

  2. These standards shall be considered in combination with the standards and regulations for each zone and specific land use. Where there may be a conflict, the standards specific to the zone or specific land use shall override the general standards.

  3. All structures, additions to structures, and uses shall conform to the standards as determined applicable by the Director.

• A. Visibility at Corners of Intersections Required . Corner parcels shall be developed in a manner that ensures visibility across the corners of the intersecting streets, alleys, and private driveways.

• B. Corner Vision Triangle Area Described . The corner vision triangle area is a triangular-shaped area on a corner parcel formed by measuring the prescribed distance from the intersection of the front and street side property lines, an intersecting alley, or an intersecting driveway and connecting the lines diagonally across the property making a 90-degree triangle. See Figure 3-1.

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Figure 3-1 – Corner Vision Triangle

• C. Area of Corner Vision Triangle . The dimensions of a corner vision triangle are 25 feet from the intersection of two public or private street rights-of-way.

• D. Height Limit . It is illegal to erect, place, plant, or allow to grow within the corner vision triangle area

  1. Fences, walls, signs, accessory structures, mounds of earth, or other visual obstructions over 48 inches in height;

  2. Hedges, shrubbery, and vegetation over or with a growth characteristic over 48 inches in height; and

  3. Tree canopies maintained at a height less than seven feet above ground level, as measured from adjacent street curb elevation.

A. Height of Structures and Measurement .

1. Structure height established . Structures shall not exceed the maximum allowable height for the zone in which the structure is located, except as provided in this section.

2. Height measurement . Height shall be measured as the vertical distance from the established grade of the pad to the highest part of the structure, including any protective guardrails and parapet walls. Structures with slopping roofs shall be measured to the peak of the roof. Structures with flat roofs shall be measured to the top of the roof, guardrail, or parapet wall.

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B. Mechanical Equipment .

1. Nonresidential zones . In nonresidential and mixed use zones, roof-mounted mechanical equipment, not more than 30 percent of the total roof area, including required screening devices, shall be allowed to exceed the maximum height limit by up to five feet. Elevator housings may exceed the maximum allowed height limit by 10 feet.

2. Residential zones . In residential zones, roof-mounted equipment is not allowed to exceed the maximum height limit for the zone.

Multiple-family residential uses and nonresidential land uses shall comply with the standards for the screening and buffering of adjoining land uses, equipment, and outdoor storage areas as set forth in this section.

A. Roof-Mounted and Ground-Mounted Mechanical Equipment .

1. Screening required . The screening of roof-mounted and ground-mounted mechanical equipment is required in all zones at the time of new installation or replacement. Roofmounted and ground-mounted mechanical equipment other than solar collectors and related equipment shall be screened from public view.

2. Roof-mounted mechanical equipment .

   • a. Screening . Roof-mounted mechanical equipment shall not be visible from a point six feet above ground level in any direction (360 degrees) from a public right-of-way or adjacent residential property. Screening shall be compatible with the architectural style, materials, and color of the structure upon which the equipment is located, subject to Design Review approval

   • b. Height limit . Roof-mounted mechanical equipment and screening shall be subject to a 15 foot height limitation.

3. Ground-mounted mechanical equipment .

   • a. Screening . Ground-mounted mechanical equipment shall not be visible from a point six feet above ground level and shall be screened from public rights-of-way and/or public property.

   • b. Setback required . Ground-mounted mechanical equipment and screening, except landscaping, shall be subject to the setback requirements and any allowed encroachments.

   • c. Screening methods . Screening of ground-mounted mechanical equipment shall be accomplished with fences, walls, solid hedges, or other methods approved by the Director. Chain link fencing with or without slats is not allowed.

4. Sound rating . Roof-mounted and ground-mounted mechanical equipment shall be subject to the noise requirements.

5. Mixed Use and commercial zones . Mechanical equipment within mixed use or commercial zones shall be located so that the impact of noise on residential uses within the development and on adjacent residential uses is minimized to the greatest extent feasible.

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6. Maintenance required . Screening shall be maintained in good condition at all times. Landscaping used as screening shall provide a dense, year-round screen.

• B. Outdoor Storage and Display Areas . Where equipment, material, or merchandise is allowed to be stored outdoors, these items shall be screened from view.

• C. Solid Waste Storage Areas . Screening of solid waste storage areas and trash receptacles shall be provided.

D. Screening and buffering between different zones .

1. Nonresidential use . Where a nonresidential zone, including mixed use zones, abuts a residential zone, to provide appropriate screening and buffering,wall a minimum of six feet in height is required. The nonresidential property owner is responsible for the construction and maintenance of the wall.

2. Industrial use . Where an industrial zone abuts a residential zone, a solid masonry wall a minimum of eight feet in height is required. The industrial property owner is responsible for the construction and maintenance of the wall.

A. General Outdoor Lighting Standards.

1. Outdoor lighting shall not exceed the minimum levels specified in IES recommended practices for night-time safety, utility, security, productivity, enjoyment, and commerce. All outdoor lighting shall be designed to curtail light pollution, reduce sky glow, help protect the natural environment from the adverse effects of night lighting from gas or electric sources and to conserve energy and resources to the greatest extent possible.

2. All outdoor lighting fixtures shall be designed, shielded, aimed, located and maintained to minimize adverse impacts on adjacent properties and to not produce glare onto adjacent properties or roadways. Parking area light fixtures and light fixtures on structures shall be full cut-off fixtures.

3. In parking areas, light fixture poles shall not be more than 30 feet in height and lamps shall be high pressure sodium (HPS), unless modified by the Review Authority.

4. Flashing, revolving, or intermittent exterior lighting visible from any property line or street is prohibited.

B. Outdoor Lighting Standards for Nonresidential Uses .

1. The average maintained lighting levels for nonresidential uses, including mixed uses, shall not exceed the following standards:

   • a. Five foot-candles for parking lots and other open areas measured at all property line boundaries, as applicable.

   • b. Ten foot-candles along fronts of structures and along main drive aisles within parking lots; and

   • c. Twenty foot-candles for high security areas (e.g., automated teller machines, motor vehicle display areas, and under vehicle fuel station canopies), but not

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including parking areas. Lighting levels shall be reduced to a maximum of 10 foot-candles after the close of business.

2. Light fixtures under any canopy shall be recessed into the canopy ceiling with a flat lens to prevent glare;

3. Lighting levels shall not exceed 0.1 foot-candles at any common property line with property zoned, used as, or planned for residential uses, including residential uses in a mixed use zone; and

4. A photometric plan certified by a licensed lighting engineer may be required as part of a development application to determine compliance if it is determined that there is a potential for a significant negative impact on surrounding land uses, adjacent roadways, or sensitive habitat areas.

• C. Outdoor Lighting Standards for Multiple-Family Uses . The average maintained lighting levels for multiple-family developments shall not exceed the following:

  1. 0.1 foot candles at property line boundaries; and

  2. Ten foot-candles at structures, parking lots, sports areas, or other similar areas at property line boundaries.

• D. Outdoor Lighting Standards for Structures, Man-Made Objects, and Landscapes . Spotlighting or floodlighting used to illuminate structures, statues, signs, or any other objects mounted on a pole, pedestal, or platform, or used to accentuate landscaping shall consist of full cut-off or directionally shielded lighting fixtures that are aimed and controlled so that the directed light shall be substantially confined to the object intended to be illuminated to minimize glare, sky glow, and light trespass. The beam width shall not be wider than that needed to light the subject feature with minimum light spillover. The lighting shall not shine directly into the window of a residence or directly into a roadway. Light fixtures attached to a structure shall be directed downward.

• E. Lighting Zones . The City Council may designate areas as lighting zones, defined as follows, and impose specific requirements as necessary:

  1. No ambient lighting (LZ-0) . Areas where the natural environment will be seriously and adversely affected by lighting. Impacts include disturbing the biological cycles of flora and fauna and/or detracting from human enjoyment and appreciation of the natural environment. User vision is adapted to the darkness, and they expect to see little or no lighting. When not needed, lighting should be extinguished.

  2. Low ambient lighting (LZ-1) . Areas where lighting might adversely affect flora and fauna or disturb the character of the area. Lighting may be used for safety and convenience but it is not necessarily uniform or continuous. Most lighting should be extinguished or reduced as activity levels decline.

  3. Moderate ambient lighting (LZ-2) . Areas of human activity where the vision of human residents and users is adapted to moderate light levels. Lighting may typically be used for safety and convenience but it is not necessarily uniform or continuous. Lighting may be extinguished or reduced as activity levels decline.

  4. Moderately high ambient lighting (LZ-3) . Areas of human activity where the vision of human residents and users is adapted to moderately high light levels. Lighting is generally desired for safety, security and/or convenience and it is often uniform and/or continuous. Lighting may be extinguished or reduced in most areas as activity levels decline.

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5. High ambient lighting (LZ-4) . Areas of human activity where the vision of human residents and users is adapted to high light levels. Lighting is generally considered necessary for safety, security and/or convenience and it is mostly uniform and/or continuous. Lighting may be extinguished or reduced in some areas as activity levels decline.

• F. Exemptions . All of the following are exempt from the requirements of this Section:

  1. Airport lighting, lighting of the American flag, and lighting governed by state or federal law;

  2. Street lighting installed within the public right of way;

  3. Lighting required by the Building Code;

4. Security lighting controlled and activated by motion sensor devices for a duration of 15 minutes or less; and

   5. Construction and emergency lighting used by construction workers, police, firefighting, or medical personnel, provided the lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency requiring the lighting.

Setback standards are to ensure the provision of open areas around structures for visibility and traffic safety; access to and around structures; access to natural light and ventilation; separation of incompatible land uses; space for privacy, landscaping, and recreation; protection of natural resources; and safety from fire and geologic hazards.

A. Setback Requirements .

1. Principal structures . Principal structures shall conform to the setback requirements established for each zone and any specific uses.

2. Setback areas to be open . Each required setback area shall be open and unobstructed from the ground upward, except as otherwise provided.

B.

• Location and Measurement of Setbacks . Setbacks shall be located and measured as follows:

1. General . The distance/depth of a setback area (i.e., front, side, or rear) shall be measured at right angles from the nearest property line establishing a setback area line parallel to that property line.

Front setback area .

• a. General . The front setback area shall extend across the entire width of the parcel frontage. The Director shall have the discretion to identify the front setback based on the location of the nearest point of the front wall of the structure to the official plan line.

• b. Corner parcel . The front setback area for a corner parcel is the required distance parallel to the shortest property line adjoining the street.

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• c. Required increase of front and side setback for additional height . In a single family residential zone, where a new structure or an addition to an existing structure will exceed 18 feet in height, the required setback from the front and side property lines shall be increased by one foot for each two feet of height in excess of 18 feet; however, the increased setbacks shall be imposed only on that portion of the new structure or addition that exceeds 18 feet in height.

3. Side setback area .

   • a. General . The side setback area shall be established by a line parallel with the side property line and extending between the front and rear setback areas.

   • b. Side setback for corner parcel . In any residential zone the side setback on the street side of the corner parcel shall be not less than 12 feet.

   • c. Side setbacks for narrow parcels . Side setbacks for existing, legally subdivided parcels which do not meet current minimum zoning standards with respect to width may be reduced up to 10 percent of the parcel width or three feet, whichever is greater subject to all of the following:

     • a. This provision applies only to portions of the structure under 18 feet in height;

     • b. Where a new structure or an addition to an existing structure will exceed 18 feet in height, the required setback from each property line of the site shall be increased by one foot for each two feet of height in excess of 18 feet; and

• c. Increased setbacks shall be imposed only on that portion of the new structure that exceeds 18 feet in height.

4. Rear setback area .

• a. General . The rear setback area shall extend across the entire width of the rear of the parcel.

• b.

Irregular shaped parcels . See Figure 3-2.

• a. Where the angle created by the convergence of two side parcel lines at the rear of the parcel is 90 degrees or less, a line 10 feet long within the parcel, parallel to and at a maximum distance from the front parcel line, shall be deemed to be the rear parcel line for the purpose of determining the depth of the required rear setback area.

• b. Where the angle created by the convergence of two side parcel lines at the rear of the parcel is greater than 90 degrees, a line 10 feet from the point of convergence and perpendicular to the front parcel line shall be deemed the required rear setback line.

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Figure 3-2 – Rear Setback Areas on Irregularly-Shaped Parcels

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• C. Allowed Encroachments into Setback Areas . Encroachments into required setback areas are allowed in compliance with the following standards:

  1. Awnings, canopies, chimneys, cornices, eaves, bay windows and greenhouse windows, or any other architectural features may extend into front, side, or rear setback areas a distance not exceeding two feet; provided that no architectural feature shall extend to within three feet of any side or rear parcel line.

  2. Fire escapes may extend into a front, side, or rear setback a distance not exceeding four feet.

  3. Stairways, landing places or uncovered porches may extend into a front setback a distance not exceeding six feet and may extend into a side or rear setback a distance not exceeding three feet provided that:

     • a. The landing place or uncovered porch shall have its floor no higher than the entrance floor of the adjacent structure;

     • b. A railing no higher than 42 inches may be placed around the landing place or uncovered porch;

     • c. The stairway, landing place, or porch is unroofed and unenclosed above and below;

     • d. The stairway, landing place, or uncovered porch shall not reduce the effective side setback clearance to a distance less than three feet; and

     • e. It can be demonstrated that the stairway, landing place or uncovered porch is required for access into the main structure as a reasonable accommodation through submission and approval of a Reasonable Accommodation Application.

4. A covered porch structure, one story in height, open on the street side and at least one other side may project five feet into the required setback. If a covered porch is incorporated into the design of a single-family residence so that a street facing attached garage wall/door is set back a minimum of five feet from the front of the porch, the street facing garage wall/door shall be set back a minimum of 23 feet from the front property line.

   5. Fences, hedges, and walls may be established within required setback areas in compliance with the standard requirements.

Standards for the provision of solid waste (refuse) and recyclable material storage areas support the City’s compliance with the California Solid Waste Reuse and Recycling Access Act (Public Resources Code Sections 42900 through 42911) and apply to new multiple-family residential development, nonresidential development, and changes to existing multiple-family or nonresidential development which increase gross floor area by 30 percent or more. Recycling and solid waste facilities (including carts, bins, containers, and enclosures) shall be adequate in capacity, number, and distribution to serve the uses on-site as determined by the Review Authority.

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A. General Requirements .

1. Any additions to nonresidential structures that equal or exceed 30 percent of the existing floor area of structures on a site shall require the property owner to provide adequate enclosures for the storage of recycling containers and solid waste containers.

2. Plans depicting the proposed design, materials, size and location of enclosures, and the number, size, type, and placement of bins and containers shall accompany each development application, which will in turn be reviewed by the City’s solid waste franchise hauler to ensure design enables solid waste servicing. The Director may approve a development application, require modifications, or may impose additional requirements to ensure the safe and efficient collection of solid waste and recyclable materials.

3. Plans shall include an adequate number of bins and containers located within the enclosed storage areas to allow for the collection and loading of solid waste, green or organic waste, and recyclable materials generated by the development project.

4. The enclosure shall be adequate in size for garbage, recycling, green or organic waste and, if a restaurant or office building with kitchens, oil, fat and grease containers. The City’s franchise waste hauler may assist with calculating the estimated waste generation, and the footprint of each bin or cart within the enclosure. There shall be enough space to allow each bin to be accessed easily by building occupants and service providers.

5. Each recycling and solid waste enclosure shall have four sides and meet the following minimum requirements:

   • A water-tight bermed area for bin storage at least four inches high to preclude spills and leaks from escaping into the surrounding area.

   • The enclosure must be at street level, or within 25 feet from a public street or a paved roadway that is at least 16 feet wide.

   • One side of the enclosure shall include a door or gate, unless the containers are stored inside a standard building.

   • The enclosure gates must open a minimum of 90 degrees (straight out or wider) and have “cane bolts” to secure them from moving while the bins/carts are being serviced.

• Hinges and gate shall be flush with the enclosure wall in order to allow adequate maneuverability of the bins/carts in and out of the enclosure for service.

  • Enclosures shall be a minimum of six feet high and fully screen all materials and containers from public view.

  • The enclosure shall be completely covered with a solid roof with a minimum one-foot open clearance between enclosure walls and bins to allow for ventilation.

  • The enclosure shall contain bump stops to keep the bins/carts from hitting walls.

  • Each recycling and solid waste enclosure shall be connected to a sanitary sewer line, approved by the local sanitary district.

  • The enclosure shall be level or at a grade of less than 2 percent.

  • A vertical height clearance of 25 feet is required for accessing containers.

  • Two feet of space is required between the bins/carts and enclosure bump stops.

  • • Permanent, weatherproof “No Parking Signs” shall be placed on the outside of the enclosure, and the property owner shall ensure enclosures are not blocked on service days.

  • Permanent, weatherproof educational signs shall be hung inside the enclosure to educate users on the garbage and recycling programs and appropriate disposal sorting.

6. Recycling and solid waste enclosures shall not be located in any parking, landscape, or setback areas, including any increased setbacks on commercial and industrial properties

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as required by the Development Code, unless otherwise approved by the Review Authority.

7. The property owner is responsible for the maintenance and cleanup of recycling and solid waste enclosures and for preventing any materials from exiting the enclosure.

8. The recycling and solid waste contractors are responsible for ensuring proper maintenance of their respective bins and containers. Each refuse bin shall be covered with a lid at all times, and the bins shall be sized to ensure the lid forms a seal when closed.

9. A sign shall be permanently posted or painted on each container clearly identifying the name and telephone number of the company responsible for maintaining the containers.

10. In a development complex where driveways do not circulate from street to street, a turnaround area for the collection vehicle shall be provided. A truck turning radius of 40 feet is required. For backup distances of greater than 150 feet, a turnaround shall be provided.

11. Vehicle access to the enclosure shall be unobstructed and provide a minimum of 15 feet vertical clearance.

12. The loading area shall have a minimum 20 feet vertical clearance with a concrete stress apron extending eight feet from the enclosure opening engineered to withstand a 60,000 pound vehicle. A level concrete pad consisting of five inch aggregate base and six-inch Portland cement paving, or equivalent, as approved by the Director, shall be constructed in front of each enclosure for the collection vehicle.

ing area shall have a minimum 20 feet vertical clearance with a concrete stress apron extending eight feet from the enclosure opening engineered to withstand a 60,000 pound vehicle. A level concrete pad consisting of five inch aggregate base and six-inch Portland cement paving, or equivalent, as approved by the Director, shall be constructed in front of each enclosure for the collection vehicle.

13. Landscaping adjacent to the enclosure to screen the enclosure from view may be required by the Review Authority.

14. If used, each garbage chute installed on a property shall include two additional chutes (one for recycling and another for green organic waste) located within ten feet to assist the City in reaching landfill diversion goals.

B. Residential Development .

1. Single-family and multiple-family dwellings of three or fewer units shall store recycling, green or organic waste, and solid waste containers so they are either screened from public view from the public right-of-way or stored in the side yard of the premises behind the front of the dwelling. Containers may remain in public view during the 54-hour period commencing at 12:01 a.m. on the day preceding the day of scheduled pick-up and terminating at 6:00 a.m. on the day following the pick-up.

2. Multiple-family uses of four or more dwellings shall provide recycling and solid waste enclosures for storage of recyclable materials, solid waste, and refuse.

   • a. Enclosures shall be constructed of wood or masonry compatible with the main structure(s).

   • b. Enclosure doors shall be of solid steel or aluminum.

   • c. Enclosures shall be located within a maximum of 250 feet from any unit they are designed to serve, unless otherwise approved by the Review Authority.

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C. Commercial/Office/Mixed Use/Public Facilities Uses .

1. Enclosures shall be constructed of masonry with exterior material that matches the main structure(s).

2. Enclosure doors shall be of solid steel.

D. Industrial Uses .

1. Enclosures shall be, at minimum, slatted chain link fencing. The Director may require enclosures to be constructed of wood or masonry to be compatible with the main structure(s) or to enhance the public view of the enclosure.

2. Fencing shall be a minimum of six feet in height.

E.

• Exemptions . All of the following are exempt from the requirements of this section:

1. Recycling bins not accessible to the general public used exclusively by a business for its recycling program.

2. Recycling centers approved by the City.

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