Chapter 10.24 — SITE PLANNING AND GENERAL DEVELOPMENT STANDARDS

This Chapter establishes standards for general site planning and property development that are intended to encourage and facilitate quality development projects, renovations, and additions in all zones. Consistent with General Plan goals and objectives, these standards work to enhance the appearance of the City’s residential neighborhoods and business districts, provide for sensible and safe site planning, address compatibility between adjacent uses, and encourage property investment and maintenance. (Ord 935 § 3, 2015)

The architectural and similar features identified in Table 3-1 may project into any required setback area, but in no case shall any such projection extend closer than 30 inches to a side property line.

3. See also 10.24.050 (Setback: Measurement, Standards, and Exceptions).

• (Ord. 935 § 3 (part), 2015)

A. Vision Clearance Triangle Required - Purpose. For purposes of public safety, corner lots in all zones—except as may be permitted by any Specific Plan for zero lot line development—shall be developed in a manner that ensures visibility across the corners of the intersecting streets, alleys, and private driveways. A Vision Clearance Triangle shall be required for this purpose.

• B. Vision Clearance Triangle Defined; Restrictions.

1. The Vision Clearance Triangle consists of a triangular-shaped area on a corner lot 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 an approximate 90-degree triangle, as illustrated in Figure 3-1.

Figure 3-1

Vision Clearance Triangle

2. The Vision Clearance Triangle shall have two equal triangle sides of minimum distance 15 feet, as illustrated in Figure 3-1. 
   

3. Where the intersection is formed by a street and a driveway or alley, or by a driveway and alley, the minimum length of the two equal triangle sides shall be five feet.

4. Within the Vision Clearance Triangle, no tree, fence, shrub, or other physical obstruction higher than 42 inches above the top of curb shall be permitted. (Ord. 935 § 3 (part), 2015)

• A. Height Measurement.

1. Structure height shall be measured as the vertical distance between the lowest ground elevation or finished grade and the highest point of the subject structure. The highest point shall be the coping of a flat roof, deck line of a mansard roof, or peak of the highest gable of a pitch or hip roof, exclusive of vents, air conditioners, chimneys, and the like. See Figure 3-2.

Figure 3-2

Roof Types and Measurement of Structure Height

2. For sloped lots or structures with varied floor elevations, the height shall be measured as the vertical distance from the average level of the ground under the structure to the top-most point of the roof. The average level of the ground is determined by adding the elevations of the lowest and highest points of the part of the lot covered by a structure, and dividing by two.

Figure 3-3

Measurement of Height on Through Lots

3. On through lots 150 feet or less in depth, the height of a structure on such lot shall be measured from the sidewalk level of the street upon which the structure fronts. 
   

4. On through lots more than 150 in depth, the height regulations and basis of height measurements for the street permitting the greater height shall apply. However, such height allowance may extend no more than 150 from that street. See Figure 3-3.

B. Exceptions to Height Limits. The following exceptions to height limits are allowed, provided compliance is achieved with all other applicable permit requirements and development standards of this Zoning Code.

1. Uninhabited architectural design features such as towers, spires, steeples, domes, and cupolas, as well as any permitted rooftop equipment, may exceed the specified height limit by a maximum of 10 percent, subject to approval by the Director.

2. Flagpoles and chimneys may exceed the specified height limit by a maximum of 20 percent.

3. Electrical transmission lines and towers are exempt from the provisions of this Chapter.

4. Height exceptions for wireless communications facilities are set forth in Chapter 10.50.200 (Wireless Communications Facilities) of this Zoning Code. (Ord. 935 § 3, 2015)

A. Open Spaces. Except as provided in this Chapter, every required setback area creating a yard shall be kept free from structures from the ground to the sky. No setback area or open space provided around any structure for the purposes of complying with the provisions of this Zoning Code shall be considered as providing a setback area or open space for any other structure. No setback area or open space on any adjoining property shall be considered as providing a setback area or open space on a site upon which a structure is to be erected.

B. Modification of Side Setback Requirement on Combined Lots. When the common property line separating two or more contiguous lots is covered by a structure or permitted group of structures, or when the placement of a structure or structures with respect to such common property line or lines does not fully conform to the required setback area on each side yard common property line or lines, such lots shall constitute a single site for the purposes of the requirements of this Zoning Code, and the required side setback area shall not apply to such common property line. C. Setback Requirements for Property Abutting Future Street Right-of-way. No structure shall be erected or maintained on any lot which abuts a street having only a portion of its required width dedicated unless the setbacks provided and maintained in connection with that structure have a width or depth sufficient to accommodate completion of the road width plus the width or depth required to satisfy the setback requirements for the zone in which the property is located. However, this requirement does not require a setback of such width or depth as to reduce the buildable width of a corner lot to less than 40 feet.

D. Side Setback when a Dwelling Fronts the Side Yard. In the case where a dwelling fronts a side yard, the minimum width of that side yard shall be not less than 10 feet, except that any garage front facing that yard shall be set back no less than 20 feet. Open, unenclosed porches not extending above the floor level of the first floor may project into such side yard upon which such a dwelling fronts for a distance of not more than 42 inches.

E. Side Setback when the Rear of a Dwelling Faces the Side Yard. When the rear of a dwelling abuts a side yard, the setback on that side yard shall be as established for the rear yard in that zone. Open unenclosed porches may not be closer to the side lot line than five feet. (Ord. 935 § 3 (part), 2015)

All multifamily residential, commercial, industrial, institutional, and all other land uses - with the exception of detached single-family homes - shall provide an enclosure for the storage of containers for solid waste and recyclable materials. Such enclosures shall be sufficiently sized to accommodate the number and size of bins needed for the sanitary storage and collection of solid waste and recyclable materials generated by the facility on a weekly or more frequent basis. The design and construction of such storage areas shall be subject to the approval of the Director and shall be:

1. Enclosed on three sides by a solid screening wall or fence with a minimum height of five feet, designed to be architecturally compatible with the surrounding structures.

2. Provided with an approved operable door or gate on the fourth side properly secured to prevent access by unauthorized persons and minimize scavenging, while allowing authorized persons access for disposal and collection of materials.

3. Provided with a covering or roof for security (to prevent scavenging and/or dumping). The roof should provide adequate clearance to allow complete access to the waste bins, but should not exceed eight feet in height. Open areas between the solid wall and the roof should also be secured.

4. Provided with a concrete pad within the fenced or walled areas and a concrete apron that facilitates the handling of the individual bins or containers.

5. Designed to accommodate individual bins or containers that protect contents from adverse environmental conditions that might render recyclable materials unmarketable. (Ord. 935 § 3 (part), 2015)

Where security screens and shutters are provided, as defined in Article 9 of this Code, all such security screens and shutters shall comply with the following.

1. Location. Security screens and shutters shall not be mounted on the outside of an exterior building wall, window, or door of any commercial or industrial building in any zone.

2. Design. Security screens and shutters shall consist of an open lattice or mesh design that does not obscure visibility into the buildings on which they are installed.

3. Compliance with Building Code. All security screens and shutters shall comply with all applicable provisions of Title 8 (Building Regulations) of the Municipal Code.

4. Amortization of Existing Nonconforming Security Bars. All nonconforming security screens and shutters shall be abated or removed to comply with the provisions of this Section by January 1, 2020. (Ord. 935 § 3, 2015)