§ 19.20

This Division expands upon the standards of Article 2 (Zoning Districts, Allowable Land Uses, and ZoneSpecific Standards) by addressing the details of site planning and project design. These standards are intended to ensure that all development:

A.

Produces an environment of stable and desirable character;

B.

Is compatible with existing and future development; and

C.

Protects the use and enjoyment of neighboring properties, consistent with the General Plan.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

The provisions of this Division apply to all proposed development and new land uses, as follows:

A.

The standards of this Article (Article 3) shall be applied in combination with the standards for each zoning district in Article 2 (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards). If there is a conflict between the standards of Article 2 and Article 3, the standards of Article 3 shall override, except where otherwise specified in Article 2.

B.

All new or modified structures and uses shall comply with all applicable provisions of this Division, except as specified in Division 19.52 (Nonconforming Uses, Structures, and Parcels).

C.

In cases where a proposed development site is subject to an approved Master Plan and/or Precise Development Plan, the standards of the approved plan shall override the standards of this Article.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

Access shall be provided in compliance with this Section, and as required by the development standards in Municipal Code Chapter 5.

A.

Access to Streets. Every structure shall be constructed upon, or moved to, a legally recorded parcel with a permanent means of legal access to a public street.

B.

General Access Requirement. All structures shall be properly located to ensure safe and convenient access for servicing, fire protection, and required parking.

C.

Parking Access. Parking spaces and lots shall be provided access in compliance with Division 19.30 (Parking and Loading).

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

19.20.040 - Fences, Walls, and Hedges.

A.

Applicability.

1.

All Fences, Walls, and Hedges. The provisions of this Division apply to all fences, walls, and hedges, unless otherwise stated.

2.

Fences and Walls in the Flood Hazard (F3) Overlay District. All fences and walls in the F3 overlay district shall require a Building Permit, and shall comply with all requirements of the F3 overlay district in addition to the requirements of this Section.

3.

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 which are regulated by Section 19.20.100 (Setback Requirements and Exceptions).

B.

Height Limitations. Fences, walls, and hedges shall comply with the height limitations shown in Table 3-1. See also Figure 3-2. (See 19.20.040.D.1 below).

TABLE 3-1

MAXIMUM HEIGHT OF FENCES, WALLS, AND HEDGES

Location Maximum Height (1)

Notes:

(1)

Additional height may be authorized through Design Review approval (Section 19.42.030).

(2)

Fences and walls may be allowed up to 8 feet in height within 3 feet of side or rear property line when the portions of the fence above six feet are of an open design (e.g., lattice, wrought iron or grille work that will allow visibility through 50% of the material).

(3)

Solid fences and walls set back greater than 3 feet from side or rear property line may be allowed up to 8 feet in height.

C.

Measurement of Fence and Wall Height.

1.

Fence height shall be measured as the vertical distance between the finished grade at the base of the fence and the top edge of the fence material.

2.

The height of fencing atop a wall shall be measured from the base of the wall.

In cases where finished grade differs from one side of the fence to the other (as on a slope or retaining wall), the height shall be measured from the side with the lowest natural grade. See Figure 3-1. Where fences are arranged or terraced on a slope with a minimum of 2 feet (measured horizontally) between each fence or each fence and retaining wall, to allow for landscaping, each fence height shall be measured in accordance with C.1 above.

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D.

Specific Fencing and Wall Requirements.

1.

Fences Abutting Right-of-Way.

a.

Fences in rear or side yard areas that abut a public right-of-way and exceed 3 feet in height shall provide a minimum setback of 10 feet from the edge of right-of-way, except where a minimum 10-foot landscape parkway is provided within the right-of-way.

b.

Perimeter fences and walls with a height greater than six feet and greater than 50 feet in length, adjoining a public right-of-way, shall require Design Review in accordance with Section 19.42.030.

2.

Fencing Between Different Land Uses. Fencing between different land uses shall be provided in compliance with Section 19.20.090 (Screening).

3.

Swimming Pools, Spas, and Similar Features. Swimming pools/spas and other similar water features shall be fenced in compliance with Section 4-3 of the Municipal Code.

4.

Outdoor Equipment, Storage, and Work Areas. Screening of outdoor uses and equipment shall be provided in compliance with Section 19.20.090 (Screening).

Temporary Fencing. Temporary fencing may be necessary to protect archaeological or historic resources, trees, or other similar sensitive features during site preparation and construction. This fencing shall be approved by the Director.

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(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

This Section establishes land Use Permit and application requirements for grading (e.g., filling, excavating, leveling, or stockpiling of earth, rock, sand, gravel, or similar materials).

A.

Use Permit Required. Use Permit approval (see Section 19.42.050), in addition to a required grading permit, shall be required before any grading or stockpiling of materials is commenced on any site, except that a Use Permit shall not be required if one or more of the following conditions apply:

1.

Grading involves the movement of less than 200 cubic yards of materials, is not related to previous grading on the property, regardless of previous amounts, does not involve hauling, either to or from the site, and is not in the F-3 Overlay District;

2.

A grading plan has been reviewed and approved by the appropriate City officials as an element of an approved Building Permit;

A grading plan has been reviewed and approved by the appropriate City officials as an element of an approved land Use Permit/entitlement or Tentative Map;

4.

The Director determines that the grading is minor and will clearly cause no adverse environmental impacts;

5.

No wetland is affected; or

6.

The grading operation is necessary to protect the public health, safety, and welfare in the event of emergency or disaster. In permitting a grading operation to proceed under this exception, the City Manager, or his/her designee, may impose and require compliance with those conditions which are reasonable under the circumstances.

B.

Application Requirements. A Use Permit application for grading shall include all information required by Section 19.40.040 (Application Preparation and Filing), and any additional information and materials required by the City Engineer and described in the Department handout approved by the Director. Applicants may also be required to submit information prepared by, or approved by a licensed civil engineer or geologist.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

19.20.070 - Height Limits and Exceptions.

A.

Maximum Height of Structures. Except where a Master Plan or Precise Development Plan establishes a specific height limit, the height of structures shall not exceed the more restrictive of the following, as applicable:

1.

The height limit established by the applicable zoning district in Article 2 (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards);

2.

The height restrictions provided for structures on sloping sites by Division 19.26 (Hillside and Ridgeline Protection); and

3.

The height limits established for fences and walls by Section 19.20.040 (Fences, Walls, and Hedges).

B.

Height Measurement. The maximum allowable height shall be measured as the vertical distance from finished grade at the base of the structure to an imaginary plane located the allowed number of feet above and parallel to the finished grade at any point. See Figure 3-3. Finish grade shall be established in a manner consistent with parcels in the vicinity as determined by the Director, and shall not be artificially raised to gain additional building height.

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C.

Exceptions to Height Limits. The following structures and structural features may exceed the height limits of this Zoning Ordinance as noted:

1.

Chimneys, cupolas, decorative or false gables, monuments, spires, theater scenery lofts, vents, mechanical equipment screening (not exceeding 10 percent of roof area) and similar structures, may exceed the height limit of the applicable zoning district by a maximum of 8 feet, except where a greater height is authorized in compliance with following Subsection C.2 through Design Review approval.

2.

The height limits of Article 2 may be increased by a maximum of 20 percent through Design Review approval in accordance with Section 19.42.030 (except for the Downtown Core).

3.

Within the Downtown Core Business or Retail Districts, the height limit may be increased by 30 percent up to a maximum height of 45 feet for the habitable floor area (excluding the roof) through Design Review approval, where one of the following criteria is met:

a.

Housing is incorporated in a mixed-use project.

b.

Existing or adjacent building exceeds the height limit.

c.

Unique nature of a proposed use requires a higher height limit.

d.

Proposed building or addition provides exceptional architectural design quality through articulation in the building facade, roof and window design, or other architectural treatment, (i.e., public outdoor spaces and extensive landscaping).

4.

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 Division 19.38 (Wireless Communication Facilities).

D.

Sight Visibility Area Required. On properties within or adjacent to residentially zoned districts, property improvements, including structures, landscaping, materials, vehicles or any type of screening shall be designed, placed or maintained to provide a sight visibility area for all types of traffic, including but not limited to vehicles, pedestrians and bicycles. Structures, landscaping, materials, vehicles or any type of screening shall not be located in a manner which adversely affects the required sight visibility area for any public roadway, private roadway, alley, driveway, or pedestrian or vehicular access point. Landscaping in all zoning districts shall also comply with the requirements of Municipal Code Section 17-3.8 (Trees and Shrubs - Obstructing Visibility).

1.

Measurement of Sight Visibility Area. A sight visibility area is measured as follows, and may include private property and/or public right-of-way.

a.

Corner Lots. The sight visibility area shall be defined as a triangle formed by measuring 50 feet from the extension of the front and side property lines and connecting the lines across the property. See Figure 3-4A.

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b.

At Alleys, Driveways, and Other Vehicular or Pedestrian Access Points. The sight visibility area shall be defined as the triangle(s) formed by measuring 15 feet extending outward from both sides of the edge of the driveway,

path or easement along the street property line and extending 15 feet from the property line along each side of the alley, driveway or path and connecting the lines across the property. See Figure 3-4B.

c.

Additional Driveway Visibility Requirements. Driveways and adjacent yard areas shall be designed, constructed and maintained to provide a sight visibility area so that the driver of a passenger vehicle backing out of any driveway has an unobstructed view of the first 100 feet along the nearest traffic lane from either direction and has not encroached on any sidewalk, pedestrian path, equestrian path, bike path or street pavement.

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2.

Additional Area. A sight visibility area larger than that specified by subsection D1 may be required where determined by the Director to be necessary because of topography, roadway geometrics or traffic characteristics.

3.

Height Limit. No structure, landscaping, materials or other screening or visual obstruction shall exceed a height of 36 inches within the sight visibility areas defined above, except for:

a.

Trees with their lower branches trimmed up to provide a minimum clearance of eight feet above grade; or

b.

Structures, landscaping or other materials approved by the Director based on a determination that the specific geometrics or traffic characteristics of the intersection will accommodate the structure without compromising pedestrian or traffic safety.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

A.

Purpose. This Section provides standards to implement the scenic resource protection policies of the General Plan (EN 27 and EN 27.1).

B.

Applicability. These requirements apply to all development proposed on sites designated by the Scenic Resources Map in the General Plan. Design Review (Section 19.42.030) shall be required for all projects within these areas. Scenic resource protection requirements for other areas are provided by Section 19.16.030 (Baylands Overlay District), and Division 19.26 (Hillside and Ridgeline Protection).

C.

Application Content. Development permit applications shall include the following information in addition to that required by Section 19.40.040 (Application Preparation and Filing):

1.

Graphic Visual Impact Analysis. Cross-sectional and elevational drawings analyzing the impacts of the proposed project on scenic views.

2.

Visual Simulations. Visual simulations of the proposed project illustrating how proposed structures will appear within the existing landscape after construction. The simulations shall be accurately prepared using computerized photo montage techniques, and/or story poles placed on the site at the locations of proposed building corners. Simulations shall be prepared showing the proposed project from at least the following vantage points, and any additional vantage points required by the Director:

a.

From all streets fronting the site;

b.

From adjacent neighborhoods, parks, and trails from which the proposed structures may be visible; and

c.

From any location adjacent to Highway 101 from which the proposed structures may be visible.

D.

Development Standards. Proposed development and new land uses shall comply with Section 19.16.030 (Baylands Overlay District), and Division 19.26 (Hillside and Ridgeline Protection) where applicable, and the following requirements:

1.

Protection of Existing Views. Development and new land uses, or changes to existing structures or land uses shall not result in a change in the elevation of the land, or the construction of any improvement that would significantly or materially alter, or impair major views, vistas, viewsheds of major landforms from public roads, or public vantage points as described above.

2.

Side Yard View Corridors. Where side yards provide a public view from the street to the river or bay, or a view to hills or valleys, the side yards should be maintained as open visual access corridors. These areas shall be open to the sky and free from all visual obstructions including trees and shrubs (except for a gate or fence constructed of open materials that still allow the view) from the front property line to the rear property line. Existing structures are exempt from this requirement.

3.

Screening. All industrial facilities, and public and private utilities shall be screened from the view of any public roadway to the maximum extent feasible. See also the screening requirements of Section 19.20.090 (Screening).

4.

Existing Topography. Proposed development, including roads, shall minimize the alteration of the natural topography and scenic values of the area.

5.

Hillside and Ridgeline Backdrops. The size, location, and massing of structures shall not significantly obscure views from Highway 101 and other public roads of the scenic backdrop provided by the hillsides.

6.

Landscaping. Landscaping shall be designed to enhance existing scenic views.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

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. A non-residential land use proposed on a site adjacent to a residential zoning district use shall provide screening at the parcel boundary as follows:

1.

The screen shall consist of plant materials and a solid, decorative wall of masonry or similar durable material, a minimum of six feet in height.

2.

The maximum height of the wall shall comply with the provisions of Section 19.20.040 (Fences, Walls, and Hedges).

The wall shall be architecturally treated on both sides, subject to the approval of the Director.

4.

The Director may waive or approve a substitute for this requirement if the Director first determines that:

a.

The intent of this Section can be successfully met by means of alternative screening methods; or

b.

Physical constraints on the site make the construction of the required screening infeasible; or

c.

The physical characteristics of the site or adjoining parcels make the required screening unnecessary.

B.

Mechanical Equipment, Loading Docks, and Refuse Facilities.

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 (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 method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, and architectural style.

3.

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

C.

Outdoor Storage and Work Yards. Land uses with outdoor storage of materials, recycling facility-processing centers, waste resource and waste recycling operations, and similar uses shall comply with the following:

1.

Outside storage and work areas shall be screened with a solid sight-obscuring decorative masonry wall, a minimum of six feet and a maximum of eight feet in height. The wall shall include sight-obscuring gates. Walls and gates shall be continuously maintained in good repair; and

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.

D.

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

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

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 district established by Article 2 (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards), and with any special setbacks established for specific uses by this Zoning Ordinance, except as otherwise provided by this Section.

2.

No portion of a structure, including eaves or roof overhangs, shall extend beyond a property line; or into an access easement or street right-of-way.

3.

Each required setback shall be open and unobstructed from the ground upward, except as provided in this Section.

B.

Exception from Setback Requirements. The minimum setback requirements of this Zoning Ordinance apply to all uses except the following:

1.

Fences or walls in compliance with Section 19.20.040 (Fences, Walls, and Hedges);

2.

Decks, earthworks, free-standing solar devices, pavement, steps, terraces, and other site design elements which are placed directly upon the finish grade and do not exceed a height of 18 inches above the surrounding finish grade at any point; and

Pools, hot tubs, spas and less than 18 inches in height above finished grade, except as required by the Building Code. Any decking exceeding 18 inches above surrounding grade must comply with the standards contained in Section 19.34.032D4.

C.

Measurement of Setbacks. Setbacks shall be measured from the exterior wall of structures, as follows: See Figure 3-5.

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.c. Whenever a future right-of-way line is officially established for a street, required setbacks shall be measured from the established lines.

a.

Averaging. The required front yard setback may be calculated based on an averaging of adjoining parcels only under the following circumstances:

(1)

On a site situated between two parcels developed with buildings, the minimum front yard setback shall be the average depth of the front yards on the two developed parcels.

(2)

Where a site is not situated between two developed parcels, and where parcels comprising 40 percent of the block frontage are developed with buildings, the minimum front yard setback shall be the average of the existing front yard depths on the block.

(3)

In computing the average front yard depth, a depth no greater than 10 feet more than the minimum required front yard setback shall be used in lieu of any greater existing front yard depth.

(4)

When an interior parcel in a residential zoning district adjoins a parcel on the same street frontage in another zoning district, the required front setback on the interior parcel may be reduced by the Director to not less than the average of the required depth and the width or depth of the setback required on the parcel in the other zoning district.

b.

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.

c.

Flag Lots. As determined by the Director based on the orientation of buildings on adjacent parcels, either:

(1)

The measurement shall be taken from the nearest point of the wall of the main 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 3-6); or

(2)

From the lot line that forms the outermost extension of the flag.

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.

a.

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 as provided in following Subsection C.3.b.

b.

Where the side lot lines converge to a point, a line five feet long within the parcel, parallel to and at a maximum distance from the front lot line, shall be deemed to be the rear lot line for the purpose of determining the depth of the required rear yard setback. See Figure 3-7.

4.

Double-Frontage Lots. The location of the front and rear yard setbacks on double-frontage lots shall be determined by the Director based on the placement of existing buildings on adjacent lots.

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D.

Allowed projections into setbacks. Attached architectural features may extend beyond the wall of the structure and into the front, side, and rear setbacks, in compliance with Table 3-2 below.

TABLE 3-2

ALLOWED PROJECTIONS INTO SETBACKS

Notes:

(1)

Feature may project no closer than 36 inches to any side or rear property line.

(2)

Decks less than 18 inches above finished grade are exempt in compliance with Section 19.20.100.B.2.

E.

Limitations on the Use of Setbacks. Required setback areas shall only be used in compliance with the following requirements, and as provided by Section 19.34.130 (Outdoor Dining Display and Sales):

1.

Structures. Required setback areas shall not be occupied by permanent structures other than:

a.

The fences and walls permitted by Section 19.20.040 (Fences, Walls, and Hedges);

b.

The projections into setbacks allowed by Subsection D. (Allowed Projections into Setbacks); and

c.

Accessory uses and structures permitted by Section 19.34.032.

2.

Storage. No required setback shall be used for the storage of inoperable vehicles, scrap, junk, building materials, or similar material.

3.

Parking. Required residential parking shall not be located within a front (or side on a streetside corner lot) setback area. Required parking for an accessory dwelling unit is addressed in Section 19.34.030 (Accessory

Dwelling Units). Non-required residential parking (e.g., guests parking on a driveway) is allowable within required setback areas only on paved driveways, and within paved side yards, in compliance with Section 19.30.070 (Parking Design Standards), and Section 19.34.170 (Vehicle Parking in Residential Zones).

4.

Pavement. Within a residential zoning district, pavement within a front yard setback shall be limited to no more than 50 percent of the area of the required setback, unless a greater percentage of paved area is approved through Design Review.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012; Ord. No. 1637, § 3(Exh. A), 2-27-2018; Ord. No. 1676, Exh. A, 3-8-2022)

All projects requiring discretionary approval shall be reviewed for potential energy conservation measures. Passive heating and cooling opportunities should be incorporated into single-family residential subdivisions and multi-family residential projects whenever possible.

A.

Energy Conservation and Solar Orientation. Consideration of the following passive solar energy techniques is strongly encouraged:

1.

Street Orientation. Streets that run generally east and west are encouraged because they increase the likelihood and desirability of houses sited with solar access to the south. South-wall glass is important to providing maximum passive solar heating. Where streets do run primarily north and south, passive solar access can still be provided by creative parcel configuration, orientation of units on the parcels and/or increased side yard areas.

2.

Setbacks. Placing the house near the north boundary of the parcel provides maximum southern exposure and open space to protect solar access controlled by the owner of the house rather than by an adjacent neighbor.

3.

Siting. In general, houses should be sited so that south-facing glass is maximized, and east- and west-facing glass is minimized. Dwelling units that are attached in preferred east-west directions should not be staggered so as to block the south-facing glass collector surfaces of other units in the attached group. Also, individual and attached units should be separated from north to south so that no unit blocks the solar access of another.

4.

Compact Design. Minimize heat loss by reducing the area of exterior wall and roof surfaces. Use a compact design, (i.e., a two-story house) rather than have the same amount of floor space spread out on a single story.

B.

Pools and Spas. Pool or spa facilities owned and maintained by a homeowner's association or multi-family rental complex should be equipped with a solar cover and solar water heating system.

C.

Obstruction of Solar Access. Structures (building, wall, fence, etc.) should not be constructed or vegetation placed or allowed to grow, so as to obstruct solar access on an adjoining parcel.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

This Section provides standards for solid waste and recyclable material storage areas in compliance with the California Solid Waste Reuse and Recycling Access Act (Public Resources Code Sections 42900 et seq.).

A.

Applicability. These requirements apply to new multi-family residential, and non-residential projects, and additions to existing non-residential projects.

B.

Required Storage for Multi-Family Projects. Multi-family 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 shall be designed to provide an indoor area for the indoor storage of solid waste and recyclable material prior to its placement in a common storage area. 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 recyclable material; and

2.

Common Storage Requirements. Multi-family residential projects shall provide solid waste and recyclable material storage areas in compliance with Table 3-3. The storage areas may be located indoors or outdoors as long as they are readily accessible to all residents. These requirements apply to each individual structure.

Table 3-3

Multi-Family Solid Waste Storage Requirements

C.

Required Storage for Non-residential Structures and Uses. Non-residential structures and uses within all zoning districts shall provide solid waste and recyclable material storage areas in compliance with Table 3-4. These requirements apply to each individual structure, and shall apply to both new structures, and additions to existing structures which increase floor area by 30 percent or more within any 12-month period.

Table 3-4

Non-Residential Solid Waste Storage Requirements

D.

Location Requirements. Solid waste and recyclable materials storage areas shall be located as follows:

1.

Solid waste and recyclable materials storage shall be located adjacent to or combined with one another as practically feasible. They may only be located inside a specially-designated structure, on the outside of a structure within an approved fence or wall enclosure, a designated interior court or yard area with appropriate access, or in rear yards and interior side yards. Exterior storage areas shall not be located in a required front

yard, street side yard, parking area, landscaped or open space areas or any areas required by the Municipal Code to be maintained as unencumbered;

2.

The storage area(s) shall be accessible to residents and employees. Storage areas within multi-family residential projects shall be located within 100 feet of an access doorway to each dwelling unit which they are intended to serve.

E.

Access. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles used by the designated collector.

F.

Design and Construction. The design and construction of the storage areas shall:

1.

Be properly secured to prevent access by unauthorized persons, while allowing authorized persons access for collection and disposal of materials;

2.

Provide a concrete pad within the fenced or walled areas and a concrete apron which facilitates the handling of the individual bins or containers;

3.

Protect the areas and the individual bins or containers from adverse environmental conditions; and

4.

Be appropriately located and screened from view on at least three sides. The method of screening shall be architecturally compatible with the surrounding structures.

5.

If wood fencing is utilized, it should be knot free, durable material of at least 1-inch thickness.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

DIVISION 19.21 - ART PROGRAM