Chapter 17.14 — GENERAL PROPERTY DEVELOPMENT AND USE STANDARDS

This chapter expands upon the standards of Article 2 (Land Use and Development Standards) by addressing the details of site planning and project design. These standards are intended to ensure that all development produces an environment of desirable character that is compatible with existing and future development and protects the use and enjoyment of neighboring properties, consistent with the General Plan.

(Ord. No. 1869, § 2, 2-20-2013)

The provisions of this chapter apply to all proposed development and new land uses.

A.

These standards shall be considered in combination with the standards for each zoning district in Article 2 (Land Use and Development Standards). If there is a conflict, the standards applicable to the zoning district shall take precedence over these general standards, except where these standards provide otherwise.

B.

All new or modified structures and uses shall comply with all applicable provisions of this chapter, except as specified in Chapter 17.68 (Nonconforming Uses, Structures, and Parcels).

(Ord. No. 1869, § 2, 2-20-2013)

17.14.030 - Development across property lines.

Where an existing structure is located on two or more lots and crosses one or more of the property lines between the lots, the approval of any addition to the structure shall require that the property owner merge the parcels prior to the issuance of a certificate of occupancy.

(Ord. No. 1869, § 2, 2-20-2013)

All land uses activities, and processes shall be operated and maintained so as to not be injurious to public health, safety or welfare, and to comply with the following standards:

A.

Air Emissions. No visible dust, gasses, or smoke shall be emitted, except as necessary for the heating or cooling of structures, and the operation of motor vehicles on the site.

B.

Combustibles and Explosives. The use, handling, storage, and transportation of combustibles and explosives shall comply with the Uniform Fire Code.

C.

Ground Vibration. No ground vibration shall be generated that is perceptible without instruments by a reasonable person at the property lines of the site, except for motor vehicle operations.

D.

Light and Glare. See Section 17.14.070 (Lighting).

E.

Liquid Waste. No liquid shall be discharged into a public or private body of water, sewage system, watercourse, or into the ground, except in compliance with applicable regulations of the California Regional Water Quality Control Board.

F.

Noise. No use, activity, or process shall exceed the maximum allowable noise standards identified by the general plan.

G.

Odor. No obnoxious odor or fumes shall be emitted that are perceptible without instruments by a reasonable person at the property line of the site.

H.

Radioactivity, Electrical Disturbance or Electromagnetic Interference. None of the following shall be emitted:

1.

Radioactivity, in a manner that does not comply with all applicable state and federal regulations; or

2.

Electrical disturbance or electromagnetic interference that interferes with normal radio or television reception, or with the function of other electronic equipment beyond the property line of the site; or that does not comply with all applicable Federal Communications Commission (FCC) and other applicable state and federal regulations.

I.

Flooding. All development shall be in compliance with the provisions of Chapter 15.60 (Flood Damage Prevention).

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 1979, § 2, 10-21-2020)

All structures shall comply with the height limits of this section, except for fences and walls, which are instead subject to the provisions of Section 17.14.100 (Walls, Fences, and Hedges).

A.

Maximum Height of Structures. The height of structures shall not exceed the limit for the applicable zoning district in Article 2 (Land Use and Development Standards).

B.

Height Measurement. The maximum allowable height shall be measured as the vertical distance from finished grade at the base of the structure to the top of structure. See Figure 2-1. Finished grade shall be established in a manner consistent with parcels in the immediate vicinity as determined by the director, and shall not be artificially raised to gain additional building height.

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Figure 2-1 - Height Measurement

C.

Exceptions to Height Limits. The following structures and structural features may exceed the height limits of this development code provided that the additional building area is not used as habitable space.

1.

Towers, spires, cupolas, domes, flag poles, gables, monuments, penthouses, theater scenery lofts, water tanks, similar structures, and necessary mechanical appurtenances may exceed the height limit established for the applicable zoning district to a maximum of twenty percent of the height limit.

2.

Public and semi-public structures including hospitals may be up to seventy-five feet, provided that the front, side and rear setbacks are increased by one foot for each foot of building height above the height limit.

3.

Telecommunications facilities, including antennas, poles, towers, and necessary mechanical appurtenances, may be authorized to exceed the height limit established for the applicable zoning district, in compliance with Section 17.36.140 (Telecommunications Facilities).

D.

Height Limit at Street Corners. No structure or landscape element shall exceed forty-two inches in height within a street corner sight visibility area, except:

1.

Within the downtown area;

Trees with their canopy trimmed to a minimum of eight feet above grade; and

3.

Where otherwise approved by the director on the basis of a determination that a structure and/or landscaping with greater height will not create a safety hazard for pedestrians or motorists.

The required sight visibility area is defined by a line between two points on the street property lines of a corner parcel, each thirty-five feet from the intersection of the two property lines forming the corner at the street right of way. See Figure 2-2.

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Figure 2-2 - Sight Visibility Area

(Ord. No. 1869, § 2, 2-20-2013)

This section provides standards for the use and minimum size of required setbacks. These standards are intended to provide open areas around structures for: Visibility and traffic safety; access to and around structures; access to natural light, ventilation and direct sunlight; separation of incompatible land uses; and space for privacy, landscaping, and recreation.

A.

Setback Requirements.

1.

All structures shall comply with the setback requirements of the applicable zoning districts established by Article 2 (Land Use and Development Standards), and with any special setbacks established for specific uses by this development code.

2.

No portion of a structure, including eaves or roof overhangs, or other architectural features shall extend into a yard more than twenty-four inches, and they must be at least thirty-six inches away from any property line.

Each required setback shall be open and unobstructed from the ground upward.

B.

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

1.

Fences, walls, and hedges forty-two inches or less in height above the natural grade of the parcel; except as otherwise provided in Section 17.14.100;

2.

Decks, earthworks, pavement, steps, terraces, and other site design elements placed directly upon the finish grade, and that do not exceed a height of eighteen inches above the surrounding finish grade at any point; and

3.

Pools, ponds, and spas, except as required by the California Building Code.

C.

Measurement of Setbacks. Setbacks shall be measured from the exterior wall of structures, as follows: See Figure 2-3.

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Figure 2-3 - Location and Measurement of Setbacks

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 to the nearest portion of the structure, except as provided in following subsections (C)(1)(a) through (C)(1)(b). Garages and carports shall be setback at least twenty feet from the street right-of-way.

a.

Corner Parcels. The measurement shall be taken from the nearest line of the structure to the nearest point of the property line adjoining the street which is opposite the rear yard.

b.

Flag Lots. The measurement shall be taken from the nearest point of the wall of the structure facing the street to the point where the access strip meets the bulk of the parcel; establishing a building line parallel to the lot line nearest to the public street or right-of-way. See Figure 2-4.

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Figure 2-4 - Flag Lot Setbacks

2.

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

3.

Rear Yard Setbacks. The rear yard setback shall be measured at right angles from the nearest point on the rear property line of the parcel to the nearest portion of the structure, establishing a setback line parallel to the rear property line, except:

The rear yard setback on the street side of a through lot shall be measured from the nearest point of the rear property line adjoining the street and shall be setback a minimum of forty feet.

If a parcel abuts an alley, the rear yard setback shall be five feet.

D.

Allowed Projections into Setbacks. Attached architectural features may extend from the wall of the structure into a front, side, or rear setback, in compliance with Table 2-2. See Figure 2-5.

TABLE 2-2 ALLOWED PROJECTIONS INTO RESIDENTIAL SETBACKS

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Figure 2-5 - Examples of Allowed Projections into Residential

E.

Limitations on the Use of Setbacks. Required setback areas shall only be used in compliance with the following requirements:

1.

Storage. No required setback visible from the public right-of-way shall be used for the storage of inoperable vehicles, scrap, junk, building materials, or similar material.

2.

Parking. Residential parking is allowable within required setback areas only on a paved surface, in compliance with Section 17.32.070 (Parking Design Standards).

Swimming Pool Equipment. Swimming pool equipment (e.g., pumps and filters) shall be located a minimum of five feet from side and rear property lines.

(Ord. No. 1869, § 2, 2-20-2013)

17.14.070 - Lighting.

Exterior lighting on private property within the city shall comply with the requirements of this section.

A.

Exterior lighting fixtures shall not exceed a height of twenty feet or the height of the nearest building, whichever is less.

B.

Lighting shall be energy-efficient, and shielded or recessed so that direct glare and reflections are confined to the maximum extent feasible within the boundaries of the site, and shall be directed downward and away from adjoining properties and public rights-of-way.

C.

No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness, as determined by the director.

D.

All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving.

E.

All lighting shall be properly maintained.

(Ord. No. 1869, § 2, 2-20-2013)

17.14.080 - Screening.

This section establishes standards for the screening and separation of adjoining residential and nonresidential land uses, equipment and outdoor storage areas, and surface parking areas.

A.

Screening Between Different Land Uses. An opaque screen consisting of a solid, decorative masonry wall a minimum of six feet in height, shall be installed along parcel boundaries whenever a non-residential use adjoins a residential zoning district. The maximum height of the wall shall comply with the provisions of Section 17.14.100 (Walls, Fences, and Hedges). The wall shall be architecturally treated on both sides, subject to the approval of the Director.

B.

Mechanical Equipment, Loading Docks, and Refuse Areas.

1.

Roof or ground mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts, and exhaust, etc.), loading docks, refuse storage areas, and utility services (e.g. electrical transformers, gas meters, etc.) shall be screened from public view from adjoining public streets and rights-of-way and adjoining area(s) zoned for residential uses.

2.

The colors, materials, and architectural style of screening features shall be architecturally compatible with other on-site development.

3.

Landscaping shall be installed adjacent to screen walls, at the discretion of the director.

C.

Outdoor Storage and Work Yards. Where allowed by Article 2, areas for the outdoor storage of materials, recycling facility-processing centers, waste resource and waste recycling operations, and similar uses shall comply with the following requirements, in addition to those of subsection A of this section, where applicable.

1.

Within commercial zoning districts, outdoor storage and work areas shall be screened on all sides with a solid sight-obscuring masonry wall, a minimum of six feet and a maximum of eight feet in height or as otherwise determined to reduce noise. Points of entry through the wall shall have sight-obscuring gates. The wall and gates shall be continuously maintained in good repair. Within industrial zoning districts, this screening requirement shall apply only on property lines adjacent to streets.

2.

Site operations in conjunction with outdoor uses, including the loading and unloading of equipment and materials, shall be screened to minimize the visibility of operations from abutting streets and residential zoning districts.

D.

Outdoor Building Materials and Garden Supply Storage and Sales Areas. Outdoor building materials and garden supply storage areas shall be screened with fencing, landscaping, meshing, walls, or similar material to minimize visibility of the storage area.

(Ord. No. 1869, § 2, 2-20-2013)

The following regulations shall apply to garbage, refuse and recycling facilities on residential and commercial properties. Placement of these facilities within the public right-of-way is governed by Municipal Code Chapter 12.04:

A.

Roll-away and Portable Containers. All roll-away and other portable containers must be kept out-of-view from the public right-of-ways, excluding alleys, and may not be stored within the front yard setback.

B.

Dumpster Bins. All dumpster bin storage and refuse collection areas shall be screened from public view by a concrete block or masonry wall or in such a manner so that it is not visible from abutting public right-ofways, excluding alleys. All storage and collection areas and enclosures shall be maintained in a sanitary condition and walls, roof coverings and doors to enclosures must be maintained in good condition and must be in working order.

C.

Exceptions. The following exceptions pertain to both commercial and residential garbage, refuse and recycling facilities:

1.

Garbage, refuse and recycling storage containers can be placed out for collection, from 5:00 p.m. the day before garbage collection to 8:00 p.m. the day of garbage collection, in accordance with the requirements of the garbage collector.

2.

Rented containers and dumpster bins can be placed in public view on private property for the duration of the special project, remodeling or construction project, or special event for which they are being used, but must be maintained in a sanitary condition and removed when filled to prevent overflow and blight.

(Ord. No. 1869, § 2, 2-20-2013)

17.14.100 - Walls, fences and hedges.

A.

Applicability. The provisions of this chapter apply to all walls, fences, and hedges, unless otherwise stated.

B.

Exemptions. These regulations do not apply to fences or walls required by regulations of a state or federal agency, or by the city for reasons of public safety, or to retaining walls.

C.

Height limitations. Fences, walls, and hedges shall comply with the height limitations shown in Table 2-3.

TABLE 2-3 MAXIMUM HEIGHT OF FENCES, WALLS, AND HEDGES

(1) Except in visibility triangle when the maximum height is thirty inches for walls and solid fences or thirtysix inches for fences constructed of open grillwork or similar material, whether wood, wrought iron, or other allowable material that allows at least thirty-three percent view penetration through the fence.

D.

Measurement of Fence or Wall Height. Fence and wall height shall be measured from finished grade at the base of the fence to the uppermost part of the fence. Where there is a difference in the ground level between two adjoining parcels of less than two feet, the height of a fence or wall constructed along the common property line shall be determined by using the finished grade of the highest contiguous parcel. See Figure 2-6.

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Figure 2-6 - Fence Height Measurement

E.

Swimming Pools, Spas, and Similar Features. Swimming pools/spas and other similar water features shall be fenced in compliance with the California Building Code and State law.

F.

Outdoor Equipment, Storage, and Work Areas. Screening of outdoor uses and equipment shall be provided in compliance with Section 17.14.080 (Screening).

G.

Temporary Fencing. Temporary fencing may be necessary during site preparation and construction. Temporary fencing for these purposes shall be subject to approval by the director.

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 2022, § 1, 1-17-2024; Ord. No. 2030, § 1, 3-19-2025)