Division 1 — GENERAL REQUIREMENTS

SEC. 16-300. FRONT YARD ON THROUGH LOTS, IRREGULAR LOTS, AND LOTS WITH MULTIPLE STREET FRONTAGE.

The Community Development Director ( Director ) shall have the authority to determine the front lot line on through lots, irregular lots, lots with multiple street frontage, and lots without a street frontage.

(`64 Code, Sec. 34-15) (Ord. No. 3037)

SEC. 16-301. ACCESSORY STRUCTURES AND ACCESSORY BUILDINGS, EXEMPTIONS.

(A) Accessory structures and accessory buildings shall be allowed in any residential lot zone, notwithstanding other provisions of this chapter, provided they comply with the following standards:

(1) The total aggregate floor area of all accessory structures and accessory buildings shall not exceed 15% of the total open area between the residence and

adjacent rear property line or 120 square feet, whichever is less.

(2) Minimum setback from any property line: three feet.

(3) Maximum height.

  (a)  Height shall be measured from the average grade within five feet of the accessory structure or accessory building to the highest point of the accessory

structure or accessory building. Accessory structures or accessory buildings with a flat roof shall not exceed a height of eight feet. For accessory buildings with a sloped roof, the height limit may be increased six inches for each additional one-foot increase to the required setbacks, graduated over the length of the structure, not to exceed a height of 12 feet. Accessory structures or accessory buildings set against the residence shall not exceed the height of the adjacent eave or parapet.

  (b)  Regulation-size sports equipment such as a basketball hoop, volleyball net, etc. which are un-covered and non-moveable and feature no more than two

supporting posts shall be exempt from the aforementioned height restriction when a minimum five-foot setback is provided to adjacent property lines, as determined by the planning manager.

(4) Maximum extension of roof eaves: 12 inches.

(5) An accessory structure or accessory building shall not be located in any required front yard.

(6)  With the exception of greenhouses featuring translucent glass panels, exterior siding and roofing shall be made of non-reflective materials.

(7) The accessory structure or accessory building is not served by utilities.

(8) The accessory structure or accessory building is not attached to, accessed from, nor blocking openings of any other structure or building.

(9) The accessory structure or accessory building shall not be located so as to block required clearances around equipment, vents, utilities and similar items.

(10) The accessory structure or accessory building meets the criteria set by the California Building Code to be found exempt from permit requirements.

(11) The accessory structure or accessory building shall not be occupied for living or sleeping purposes.

(12)  Furniture, plants and similar items shall not be placed on or above any accessory structure or accessory building.

(B) Accessory structures or accessory buildings not meeting the above standards shall be subject to the provisions of this chapter.

(`64 Code, Sec. 34-9.2) (Ord. No. 2132, 2890)

SEC. 16-302. AUTHORIZED VEHICLE REPAIR, STORAGE, ASSEMBLY OR DISASSEMBLY.

(A) Except as otherwise provided for in this code, no person, shall repair, assemble, disassemble, or store any vehicle upon any property within the city, unless such property is properly zoned for uses which include the repair, assembly, disassembly, or storage, and unless such person has received all city approvals, licenses, and permits required by law prior to repairing, assembling, disassembling, or storing such vehicles.

(B) On improved residentially zoned properties only, vehicle repairs shall be permitted upon the following conditions:

(1) The vehicle must be owned by a current resident of the property upon which the repairs are being done;

(2)  Registration or proof of current ownership of the vehicle being repaired shall be available for inspection on the premises at all times while the vehicle is under

repair;

(3) Such repairs shall be conducted in a timely and orderly fashion, so as not to create a nuisance condition as defined in this code;

(4)  Storage of any vehicle under repair or parts of a vehicle upon public streets or upon an unpaved driveway area is expressly prohibited;

(5) Such repairs shall be conducted only between the hours of 7:00 a.m. and 10:00 p.m.

(`64 Code, Sec. 34-7.1) (Ord. No. 2071)

SEC. 16-303. BUILDING HEIGHTS.

(A) Zone height maximums and measurement - Except as provided in this section, no building shall be erected, reconstructed or structurally altered to exceed the height limit established for the zone in which such building is located. The building height shall be measured from the average finished grade within five feet of the building.

(B) Public or semi-public buildings - Publicly or semi-publicly owned or leased buildings, schools, hospitals, churches, or institutions may exceed the height limit of the individual zones and erect such buildings to a height not to exceed the lesser of six stories or 75 feet, provided a special use permit is obtained. In granting special use permit, the required front, side and rear yards shall be increased an additional one foot for each four feet of height over the permitted height limit of the underlying zone.

(C) Top structures and freestanding structures - Penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, and fire or parapet walls, skylights, towers, flagpoles, chimneys, smokestacks, or similar structures related to buildings and uses in the underlying zone may be erected above the height limits prescribed in this code, but no penthouse or roof structure, or any space above the height limit shall be allowed for the purpose of providing additional floor space.

(D) Exceptions to height limits - Transmitting or receiving antennas may be permitted to exceed height limits subject to the following provisions:

(1) Residential zones - Satellite television receiving antennas shall not exceed an overall height of 15 feet above grade. Other television antennas, whether freestanding, attached, or roof-mounted shall not exceed a height of 30 feet above the roof ridge of the dwelling. Radio antennas (e.g., citizens band or amateur radio) shall not exceed an overall height of 75 feet above grade.

(2)  Commercial and industrial zones - The height limits for such television and radio antennas in commercial zones shall be the same as that for building structures

within the zone except as may be otherwise permitted by approval of a special use permit.

(`64 Code, Sec. 34-8) (Ord. No. 1908, 2152, 2539, 3037)

SEC. 16-304. CORNICE REQUIREMENTS.

Cornices, eaves, belt courses, sills, buttresses or other similar architectural features may extend or project into the required side yard not more than six inches for each one foot of width of such side yard not to exceed 30 inches and may extend or project into the required front or rear yard not more than 30 inches.

(`64 Code, Sec. 34-17) (Ord. No. 1170)

SEC. 16-305. EXTENSION OF FIRE ESCAPES INTO YARDS.

Fire escapes may extend or project into any front, side or rear yard not more than four feet.

(`64 Code, Sec. 34-18)

SEC. 16-306. EXTENSION OF OPEN STAIRWAYS AND BALCONIES.

Open, unenclosed stairways, or balconies not covered by a roof or canopy may extend or project into a required rear yard not more than four feet, and such balconies and canopies may extend into a required front yard not more than 30 inches.

(`64 Code, Sec. 34-19)

SEC. 16-307. EXTENSION OF UNCOVERED PORCHES.

Uncovered and unenclosed porches, platforms or landing places which do not extend above the level of the first floor of the building may extend into any required front, side or rear yard not more than six feet; provided, however, that an openwork railing, not more than 42 inches in height may be installed or constructed on any such porch, platform or landing place.

(`64 Code, Sec. 34-20) (Ord. No. 1409)

SEC. 16-308. FENCES, HEDGES, HEIGHT LIMITATIONS; FRONT YARD.

(A) Unless otherwise provided in this chapter, openwork fences, railings guarding depressed ramps, boundary hedges, and landscaping or architectural features, as defined in section 16-304, may be located in any required front yard, providing such structures or hedges shall not exceed 42 inches in height and are 50 percent or more open.

(B) Walls and solid fences which do not exceed 18 inches in height may be located in front yard areas. Nothing in this section shall be construed to limit the height of retaining walls, except that front yard retaining walls will not be more than 18 inches higher than the soil retained.

(`64 Code, Sec. 34-21) (Ord. No. 555, 1632)

SEC. 16-309. FENCES, HEDGES; HEIGHT LIMITATIONS; SIDE AND REAR YARD.

A fence or wall, no portion of which exceeds seven feet in height as measured from the grade of the enclosed lot at the fence or wall, or a hedge, maintained so as not to exceed seven feet in height, also so measured, may be located along side or rear lot lines subject to the following exceptions:

(A) No fence, wall or hedge shall be located in a required front or side yard, except as provided in section16-308.

(B) No portion of any fence, wall or hedge located in the side yard required along the side street on a corner lot, or in the portion of a rear yard abutting an intersecting street wherein accessory buildings are prohibited, shall exceed six feet in height, measured from the grade of the sidewalk or the grade of the street if there is no sidewalk.

(C) Any rear fence or wall along any alley shall be so constructed as to provide a space in the rear yard, not less than six feet in width, 30 inches in depth and four feet in height, for the location of trash barrels off of the public alley. Such space shall be open to the alley and shall be so designed and constructed that it will be easily accessible directly from the rear yard, for the deposit of trash in barrels placed within the space. If another area within the rear yard meets the above requirements, it shall not be necessary to incorporate such a space for trash barrels into the fence or wall.

(D) Gates and doors on rear fences shall not open over the alley, but shall be designed to open over the owner's property.

(`64 Code, Sec. 34-22) (Ord. No. 555)

SEC. 16-310. FENCE LIMITATIONS, COMMERCIAL ZONES.

Unless the fence is reviewed and approved by means of a special use permit, planned development permit or development plan granted pursuant to this chapter, the following fence limitations shall apply to all commercial, commercial manufacturing and commercial office zones:

(A) Height - No fence shall exceed eight feet in height as measured from the grade of the enclosed lot.

(B) Street-fence setback area - For any lot for which a building setback is imposed pursuant to this chapter, the street-fence setback line shall be of an equal distance and no fence shall be located in the setback area. For any lot for which no building setback is imposed pursuant to this chapter, the street-fence setback line shall be ten feet and no fence shall be located in the street-fence setback area.

(C) Chain-link - No chain-link fence shall be located within the front yard area or used as a front fence which runs parallel to any adjacent street.

(`64 Code, Sec. 34-22.7) (Ord. No. 1899)

SEC. 16-311. FENCE LIMITATIONS, INDUSTRIAL ZONE.

(A) Unless the fence is reviewed and approved by means of a special use permit, planned development permit or development plan granted pursuant to this chapter, the following fence limitations shall apply to all industrial zones:

(1)  Height - No fence shall exceed eight feet in height as measured from the grade of the enclosed lot.

(2)  Street-fence setback area - For any lot for which a building setback is imposed pursuant to this chapter, the street-fence setback line shall be of an equal

distance and no fence shall be located in the street-fence setback area.

(B) For any lot for which no building setback is imposed pursuant to this chapter, the street-fence setback line shall be ten feet and no fence shall be located in the street-fence setback area.

(`64 Code, Sec. 34-22.9) (Ord. No. 1899)

SEC. 16-312. FENCE TYPES, PROHIBITED AND EXEMPTIONS.

Barbed wire, broken glass or any protruding sharp and dangerous object shall not be incorporated into fences or walls, except that barbed wire or chain-link fences may be erected to protect commercial agricultural fields being cultivated, and such fences may be used in any industrial zones.

(`64 Code, Sec. 34-23) (Ord. No. 555, 1899)

SEC. 16-313. FENCE MAINTENANCE REQUIREMENT.

Fences and walls which are not properly constructed or maintained are unlawful and hereby declared public nuisances and subject to abatement as such. Any fence which deviates more than ten degrees from a 90 degree angle with the level grade is unlawful. Any missing or loose fence boards, blocks or bricks shall be replaced, secured or tightened. The painting on all fences shall be properly maintained.

(`64 Code, Sec. 34-24) (Ord. No. 555, 1899)

SEC. 16-314. FENCES, PUBLIC PROPERTY.

No person may erect or maintain any fence or wall within any right-of-way or real property owned by the city without an encroachment permit issued by the city. Only a 50% or more see-through fence of a height no greater than three and one-half feet shall be permitted. No fence shall be permitted in the parkway area which is located between the street and public sidewalk. A fence encroachment permit shall be a mere license to use which is revocable at any time by the city. If such a license is revoked, the fence owner shall remove the fence within 60 days at his/her sole expense. To provide constructive notice to future owners, the fence encroachment license shall be recorded against the property.

(`64 Code, Sec. 34-25) (Ord. No. 555, 1900)

SEC. 16-315. FENCES, SCHOOLS.

Sections 16-308 through 16-310 shall not be interpreted to prohibit the erection of a fence enclosing an elementary or high school site if such fence does not project beyond the front line of the building.

(`64 Code, Sec. 34-26) (Ord. No. 555, 1899)

SEC. 16-316. FENCES, SAFETY OR EMERGENCY.

The provisions of this article shall not apply to a fence or wall necessary for the public safety as determined by the public works director, fire chief or building official, or as required by any law or regulation of the State or an agency thereof.

(`64 Code, Sec. 34-27) (Ord. No. 767, 1899)

SEC. 16-317. GARAGE USE FOR OTHER THAN STORAGE OF VEHICLE.

Garages and carports may be used for uses incidental to the storage of an automobile and incidental to the principal uses of the dwelling if the incidental uses are not located within the dimensions for a garage or carport required by section 16-638. Incidental uses must be consistent with the code and include, but are not limited to, storage, laundry facilities, and tools and work areas necessary for maintenance of the dwelling and the grounds and equipment thereof.

(`64 Code, Sec. 34-13) (Ord. No. 1504, 2695)

SEC. 16-318. [RESERVED]

SEC. 16-319. LOT RESTRICTIONS.

The following requirements and prohibitions shall apply except as hereinafter provided:

(A) Yards and population - No lot area shall be so reduced or diminished that the yards or other open spaces are smaller than prescribed by this chapter, nor shall the density of population be increased in any manner except in conformity with the regulations herein established.

(B) Yard for each lot - No yard or other open space provided around any building for the purpose of complying with the provisions of this chapter shall be considered as providing a yard or open space for any other building; provided further, that no yard or open space on an adjoining property shall be considered as providing a yard or open space on a lot whereon a building is to be erected.

(C) Buildings on lots - Every building hereafter erected shall be located on a lot as herein defined and in no case shall there be more than one main building and its accessory buildings on one lot, except as hereinafter provided.

(D) Parcel as a lot - Every individual parcel of land at the time it was first zoned shall be deemed to be one lot, and not more than one main building shall be permitted on such parcel of land unless all regulations herein established are complied with and a subdivision map is recorded with the county recorder.

(E) Yards open to sky - Every required front, side or rear yard shall be open and unobstructed from the ground to the sky.

(F) Institutions in R zones - In the R zones, no building shall be erected, structurally altered or used for a school, church, hospital, institution or other similar purpose permitted under the use regulations of this chapter, unless such building is removed at least 50 feet from every boundary line of a property included in any R zone, and provided that no front yard, as required in the zone, shall be used for play or parking purposes.

(`64 Code, Sec. 34-9) (Ord. No. 1409)

SEC. 16-320. ON-SITE LIGHTING.

Lighting within physical limits of the area required to be lighted shall not exceed seven footcandles, nor be less than one footcandle at any point. A light source shall not shine upon, or illuminate directly any surface other than the area required to be lighted. No lighting shall be of a type or in a location that constitutes a hazard to vehicular traffic, either on private property or on abutting streets. The height of light standards shall not exceed 26 feet. To prevent damage from automobiles, standards shall be mounted on reinforced concrete pedestals or otherwise protected.

(`64 Code, Sec. 34-9.3) (Ord. No. 1376)

SEC. 16-321. PORTE COCHERE REQUIREMENTS.

A porte cochere may be placed over a driveway in a side yard, provided such structure is not more than one story in height, is unenclosed on at least three sides and is entirely open except for the necessary supporting columns and reasonable architectural features.

(`64 Code, Sec. 34-16)

SEC. 16-322. SOLID WASTE DISPOSAL AREA AND RECYCLED MATERIALS COLLECTION AREA.

All lots or parcels shall provide adequate and accessible disposal areas for solid waste, as defined herein. All applications for new development approval for commercial, industrial or institutional uses or for residential uses involving five or more residential units, shall specify in the building plans sufficient space for the collection of recycled materials. The number and location of solid waste storage areas and collection areas for recycled materials shall be specified in all permits, as required by the city's solid waste division. The solid waste disposal area and recycled material collection area shall be properly screened from public streets by a fence not less than six feet in height constructed to adopted city standards.

(`64 Code, Sec. 34-9.4) (Ord. No. 1376, 2372)

SEC. 16-323. STANDARDS FOR SITING ANTENNAS.

(A) Height limitations - See section 16-303.

(B) Location -

(1)  Satellite television antennas for residential use shall be located only in the rear of a lot and shall not cover more than 40 percent of the required rear yard area in

aggregate with any other rear yard projection. Upon showing by the applicant that usable satellite signal cannot be obtained from such rear yard area, the antenna may be located elsewhere on the property provided that an administrative permit is obtained prior to such installation. No more than two satellite antennas shall be permitted on a single-family lot.

(2)  Grounded radio antennas and standard television antennas either freestanding or attached shall not be sited in any required front, corner, or side yard. Such

antennas shall not cover more than 40 percent of the required rear yard area in aggregate with any other projection or accessory structure.

(C) Screening - All such antennas shall have the supporting structures screened to a height of six feet above grade by use of landscaping or walls to reduce visual impacts on surrounding properties and public streets.

(D) Construction - All such antennas and the construction and installation thereof shall conform to applicable city building and electrical codes and shall meet all manufacturer's specifications, be of noncombustible and corrosion-resistant material, and shall be erected in a secure, wind-resistant manner. Satellite television antennas shall not exceed a diameter of 12½ feet.

(`64 Code, Sec. 34-8.1) (Ord. No. 2152, 2539)

SEC. 16-324. ZONE WALL.

A solid masonry or concrete wall not less than six feet nor more than eight feet in height shall be erected between commercially zoned property and abutting residentially zoned property at the time that any building or structure is erected on the commercial property. The height of the wall shall be the vertical distance

measured from the top of the wall to the lowest point to grade within three feet of such wall on the commercially zoned property. The wall shall be constructed on or immediately adjacent to the line dividing the residential and commercial properties. Any fence constructed in accordance with this section need not comply with the height requirements of section 16-309. A new wall shall not be required where there is an existing wall which substantially conforms to this section on the abutting residential property. If the existing wall on abutting residential property is the only wall that conforms to this section, and it is removed, a new wall shall be required.

(`64 Code, Sec. 34-9.1) (Ord. No. 1376)