Rancho Palos Verdes Municipal Code § 17.40.050 Socio-Cultural Overlay Control District (OC-2) and regulations

Overlay control districts provide criteria which further reduce potential impacts which could be directly created or indirectly induced by proposed and existing developments in sensitive areas of the city. These areas have been defined by the general plan and other studies to be sensitive areas due to unique characteristics contributing significantly to the city's form, appearance, natural setting, and historical and cultural heritage. Therefore, this chapter:

A. Regulates the manner in which specifically identified critical lands within the city are used and maintained, in order to ensure a proper relationship between inherent, unique features of these lands and urban uses, both existing and future;

B. Enhances watershed management, controls storm drainage and erosion, and controls the water quality of both urban runoff and natural water bodies within the city;

C. Maintains and enhances land and water areas necessary for the continued survival of valuable land, and marine-based wildlife and vegetation;

D. Maintains and promotes the historic and archaeological heritage of the community; and

E. Maintains and enhances the visual aspects of the community and its setting, including significant views and overall visual qualities which characterize and define the community. The use of overlay control districts provides more flexibility in the design and implementation processes in terms of the mitigation opportunities available to deal with the unique and varied conditions within these districts which will enhance both the proposed use and the unique properties of the areas within these districts.

(Code 1981, § 17.40.010; Ord. No. 78(part), 1975; Ord. No. 320, § 7(part), 1997)

The provisions of this chapter shall not apply to:

A. Removal or clearing of vegetation for the purpose of fire protection, such as the establishment of fuel breaks and fire breaks, thinning or brush clearing, provided such removal or clearing of vegetation follows a plan approved by the county fire department or other applicable approvals required by the city, state or federal government; and

B. Maintenance or improvement of any public road, utility, drainage structure or similar public service facility within a right-of-way or easement owned by a government or government agency at the effective date of the ordinance codified in this title.

The land coverage provisions of this chapter shall not apply to the use, development or alteration of any public road constructed by any governmental agency.

(Code 1981, § 17.40.020; Ord. No. 78(part), 1975; Ord. No. 320, § 7(part), 1997)

A. Establishment of districts. In order to carry out the purposes of this chapter, the following districts, and symbols therefor, are created:

B. Maps and other permits. No permit shall be issued by any permit-issuing authority for the use, development or alteration of land within an overlay control district unless the permit applicant presents evidence of compliance with the criteria and regulations of this chapter.

C. Effect of districts.

1. The criteria established by this chapter for each overlay control district shall apply to any use, development or alteration of land included in each district, unless otherwise specified in this chapter.

2. The districts established by this chapter shall be combined with the base zoning districts established by this title and may be combined with each other. In the case of any land for which contradictory criteria or regulations exist because of the combining of districts, the more restrictive criterion or regulation shall apply.

3. The inclusion of land within an overlay control district shall be indicated on all maps and plans submitted to the city as part of a development application by the district symbols established in subsection a of this section.

D. Exceptions. Where physical or cultural features or developed areas existing on the ground at the effective date of the ordinance codified in this title are at variance with the indicated overlay control district boundaries, the determination may be made by the director, with appeal to the planning commission and city council pursuant to chapter 17.80 (Hearing notice and appeal procedures) of this title, that the requirements of this chapter do not apply. Said determination shall be made in compliance with section 17.88.030 (Zoning Map).

(Code 1981, § 17.40.030; Ord. No. 320, § 7(part), 1997)

A. Purpose. The Natural Overlay Control District (OC-1) is established to:

1. Maintain and enhance land and water areas necessary for the survival of valuable land and marine-based wildlife and vegetation; and

2. Enhance watershed management, control storm drainage and erosion, and control the water quality of both urban runoff and natural water bodies within the city.

B. Application. The following lands and waters shall be included in this district and shall be maintained in compliance with the criteria of this section, unless otherwise excluded:

1. All lands identified in the natural environment element of the general plan under category RM-5 (Old Landslide Area) and all lands identified in the coastal specific plan under categories CRM-3 (Hazard), CRM-4 (Marginally Stable) and CRM-5 (Insufficient Information);

2. All lands identified in the natural environment element of the general plan under category RM-6 (Hydrologic Factors); and all lands identified in the coastal specific plan under categories CRM-7 (Flood/Inundation Hazard) and CRM-8 (Hydrologic Factors), including all identified major and minor natural drainage flows, storm channels and storm drains existing on April 25, 1975, the effective date of Ordinance No. 78 of the city, storm channels and drains proposed after that date, and outfall areas;

3. All water areas identified in the natural environment element of the general plan under category RM-7 (Marine Resource), including all intertidal marine resources, tide pools, and the ocean waters and bottom within the projected boundaries of the city to the legally established, three-mile offshore limit, and all ocean beaches, bluffs and cliffs;

4. All lands identified in the natural environment element of the general plan under category RM-8 (Wildlife Habitat) and lands identified in the coastal specific plan under category CRM-9 (Wildlife Habitat);

5. All lands identified in the natural environment element of the general plan under category RM-9 (Natural Vegetation) and all lands identified in the coastal specific plan under category CRM-10 (Natural Vegetation), also including such areas as are within category RM-8 (Wildlife Habitat) described in this section; and

6. All such lands and water areas which may be added to any of the above categories, pursuant to chapter 17.68 (Zone Changes and Code Amendments).

C. Performance criteria. The following criteria shall be used in assessing any and all uses, development and alterations of land included in this district and shall provide that these actions do not:

1. Cover or alter the land surface configuration by moving earth on more than ten percent of the total land area of the portion of the parcel within the district, excluding the main structure and access;

2. Alter the course, carrying capacity or gradient of any natural watercourse or drainage course which can be calculated to carry over 100 cubic feet per second once in ten years;

3. Fill, drain or alter the shape or quality of any water body, spring or related natural spreading area of greater than one acre;

4. Develop otherwise permitted uses within 50 feet of the edge of a watercourse or drainage course which can be calculated to carry more than 500 cubic feet per second once in ten years;

5. Clear the vegetation from more than 20 percent of the area of the portion of the parcel within the district, or remove by thinning more than 20 percent of the vegetation on the parcel, excluding dead material and excluding those brush clearance activities necessary for fire protection;

6. Use herbicides to control or kill vegetation;

7. Remove vegetation within a designated wildlife habitat area;

8. Cover more than 20 percent of a parcel known to contain sand, gravel or other materials which may aid in natural beach replenishment;

9. Alter the characteristics of the surface soils so as to allow surface water to stand for over 12 hours; make the soil inadequate as a bearing surface for pedestrian, equestrian, bicycle or motorized emergency vehicle access; make the soil unstable and subject to sliding, slipping, or water or wind erosion;

10. Result in chemicals, nutrients or particulate contaminants or siltation being discharged, by stormwater or other runoff, into a natural or manmade drainage course leading to the ocean or any other natural or manmade body of water;

11. Propose a sewer or wastewater disposal system involving the spreading, injecting or percolating of effluent into the ocean or into the soil of a natural or manmade drainage course, if alternative locations are available;

12. Alter, penetrate, block or create erosion or significant change of the area within 100 feet of an ocean beach or top edge of an ocean bluff or cliff;

13. Alter, penetrate, block or create erosion on the shoreline measured at mean high tide or alter the characteristics of the intertidal marine environment;

14. Alter, dredge, fill or penetrate by drilling, the ocean floor within the jurisdiction of the city; or

15. Alter any land area which has previously experienced massive downslope movement, so as to reactivate or create conditions which could lead to the reactivation of downslope movement.

D. Additional materials may be required. Specialized studies may be required by the director or director of public works for particular locations, sites or projects within this district, including, but not limited to, grading report, soils report, drainage report, biota report, water quality report or other scientific and engineering studies.

(Code 1981, § 17.40.040; Ord. No. 78(part), 1975; Ord. No. 117, § 5(part), 1979; Ord. No. 320, § 7(part), 1997)

A. Purpose. The Socio-Cultural Overlay Control District (OC-2) is established to:

1. Preserve, protect and maintain land and water areas, structures and other improvements which have significant historical, archaeological or cultural importance; and

2. Provide for the designation, protection and maintenance of land and water areas and improvements which may be of unique scientific or educational value.

B. Application. The following lands, improvements and waters shall be included in this district and shall be maintained in compliance with the criteria of this chapter, unless otherwise excluded:

1. All land areas, structures and improvements described in the historical resources section of the general plan and coastal specific plan, and sites designated in specific information on file with the director, as well as any additional land areas, structures and improvements which may be designated by the city as being of historical significance;

2. All land areas within 200 feet of the site boundaries of any of the above or subsequently designated areas of historical significance;

3. All known and probable archaeological and paleontological sites, as designated in specific information on file with the director, as well as any additional sites which may be added as the result of information provided by qualified authorities in these fields;

4. General areas designated as archaeologically sensitive in the general plan and coastal specific plan, including all land and water areas within the city's jurisdiction to seaward of Palos Verdes Drive West and Palos Verdes Drive South; all undeveloped land areas south of Crest Road between the Crenshaw Boulevard right-of-way and Hawthorne Boulevard;

5. All land and water areas within 200 feet of designated, known, or probable archaeological and paleontological sites and within 200 feet of the defined boundaries of the general areas designated as archaeologically sensitive by this section or by the general plan;

6. All land and water areas within the jurisdiction of the city which, at the time of April 25, 1975, the adoption of Ordinance No. 78 of the city, have been designated and generally delineated by recognized authorities, agencies or institutions as being of scientific or educational value, and which are so designated in information on file with the director, as well as any subsequently designated areas; and

7. All such land and water areas, structures and improvements which may be added to any of the above categories as a result of the specific plan process or other detailed planning studies by the city.

C. Performance criteria. The following criteria shall be used in assessing any and all uses, developments and alterations of land included in this district, and shall provide that these actions:

1. Do not result in the blockage or impeding of views and controlled physical access by easement or passage to land and water areas, as well as improvements, covered by this chapter when such views or access are deemed to be critical to the historical, archaeological, paleontological, scientific or educational value of the designated site, areas or improvement;

2. Be related to the development of otherwise permitted uses in lands adjacent to and surrounding those areas in the district in such a way as to prevent the proper functioning of these permitted uses without significant exception to these performance standards, thus tying this district to other uses in a nonseverable manner;

3. Do not result in modifications to terrain, vegetation or other natural features which serve to protect designated archaeological and paleontological sites and sensitive areas from the effects of wind and other climatic factors, including natural or manmade water runoff or which would similarly alter adjacent lands within 200 feet of the boundaries of lands covered by this district in such a way as to render lands within the district susceptible to such impacts;

4. Do not result in the use or conversions of such designated historical, archaeological, paleontological, scientific or educational lands, water or improvements as commercial profit-making ventures open to the general public without the application of specific approval and control by the city over hours, types, intensities, purposes, fees and other operations of such areas or facilities, including organized tours by motor vehicle, bicycle, pedestrian or boat; and

5. Do not result in the provision of inadequate security protection against vandalism or uncontrolled public exposure to archaeological or paleontological sites under excavation or study, historic structures, or areas undergoing renovation or maintenance, or scientific or educational research being conducted on-site.

D. Additional materials may be required. Specialized studies may be required by the director for sites, areas, structures or other improvements covered by both the specific designations and intent of this district, including, but not limited to, historic analysis, architectural history analysis, applications and supporting material as may be required by the National Historic Preservation Act of 1966 or any subsequent state, county or city historic preservation legislation or regulations, detailed archaeological or paleontological studies in support of an environmental impact report by qualified authorities, evidence of the scientific and other bases for any designation of an area covered by this district as being of significant scientific or educational value.

(Code 1981, § 17.40.050; Ord. No. 78(part), 1975; Ord. No. 117, § 5(part), 1979; Ord. No. 320, § 7(part), 1997)

A. Purpose. The Urban Appearance Overlay Control District (OC-3) is established to:

1. Preserve, protect and maintain land and water areas, structures and other improvements which are of significant value because of their recreational, aesthetic and scenic qualities, as defined in the visual aspects portion of the general plan and the corridors element of the coastal specific plan;

2. Preserve, protect and maintain significant views and vistas from major public view corridors and public lands and waters within the city which characterize the city's appearance as defined in the visual aspects portion of the general plan and the corridors element of the coastal specific plan;

3. Ensure that site planning, grading and landscape techniques, as well as improvement planning, design and construction will preserve, protect and enhance the visual character of the city's predominant land forms, urban form, vegetation and other distinctive features, as identified in the general plan and the coastal specific plan; and

4. Preserve, protect and maintain significant views of and from slope areas within the community which characterize the city's dominant land form appearance.

B. Application. The following lands, water and improvements shall be included in this district and shall be maintained in compliance with the criteria of this section, unless otherwise excluded:

1. All visual accents, view corridors, adjacent lands, impacting corridors and viewing areas, as generally defined by the general plan and the coastal specific plan;

2. All vehicular thoroughfares which are or may be designated within the city as scenic highways under the provisions of state, county or city law, including lands which may fall within the scenic corridors within which these highways are located; and

3. All such lands and water areas which may be added to any of the above categories as a result of the specific plan process or other detailed planning studies by the city.

C. Performance criteria. The following criteria shall be used in assessing any and all uses, developments and alterations of lands included in this district, and shall provide that these actions do not:

1. Result in the change in elevation of the land or construction of any improvement which would block, alter or impair major views, vistas or viewsheds in existence from designated view corridors, view sites or viewpoints at the dates of adoption of the general plan and the coastal specific plan in such a way as to materially and irrevocably alter the quality of the view as to arc (horizontal and vertical), primary orientation or other characteristics;

2. Cause the removal or significant alteration of structural focal points and natural focal points, as defined and designated in the general plan;

3. Cause the mass and finish grading or any topographic alteration which results in uniform, geometrically terraced building sites which are contrary to the natural land forms, which would substantially detract from the scenic and visual quality of the city, which would be contrary to the grading criteria contained in section 17.76.040 (Grading Permit) or which would substantially change the natural characteristics of a drainage course, identified natural vegetation or wildlife habitat area;

4. Create site plans, building or other improvement designs which would result in other significant changes to the natural topography or which would prevent or hinder the use of naturalized minimum grading techniques to restore an area to its natural contours;

5. Grade any area or remove vegetation from such an area without replacing such areas with properly drained, impervious surfaces or suitable vegetation within six months of the commencement of such activities;

6. Propose the use of any vegetative materials which are not compatible with the visual, climatic, soil and ecological characteristics of the city or which require excessive water;

7. Create a cut or embankment with a slope greater than three feet horizontal to one foot vertical (3:1) and more than 15 feet in total elevation which is located adjacent to a publicly maintained right-of-way or area unless an agreement with the city for the vegetation and perpetual maintenance of such slope at no cost to the city is executed and bonded; and

8. Result in changes in topography or the construction of improvements which would block, alter or otherwise materially change significant views, vistas and viewshed areas available from major private residential areas of the community which characterize the visual appearance, urban form and economic value of these areas.

D. Additional materials may be required. Specialized studies may be required by the director for sites, areas, structures or other improvements covered by both the specific designations and intent of this district, including, but not limited to, detailed grading plans, including cross-sections; cut-fill analyses and other supportive information; landscape plans; visual analyses, including sightline, viewshed and view corridor; and three-dimensional models to illustrate important aspects of the proposed activity.

(Code 1981, § 17.40.060; Ord. No. 78(part), 1975; Ord. No. 117, § 5(part), 1979; Ord. No. 320, § 7(part), 1997)

The Automotive Service Station Overlay Control District is established to encourage service stations to remain in the city in order to address the following concerns. The recent trend toward conversion of service stations and automotive repair businesses on the Palos Verdes peninsula to nonautomotive service uses has resulted in an increasing unavailability of essential automotive services to residents of the city, including automobile refueling and emergency services. Furthermore, closure of service stations and conversion to other uses creates an increase of automobile traffic in the city going to those converted uses, which correspondingly increases the need for automotive service uses and service stations. Thus, at the same time that automotive service uses are disappearing, the need for additional automotive services is increasing. The tension created by the dwindling supply of locations to obtain automotive services and the increased need for those services is detrimental to the public health, safety and welfare. Accordingly, the Automotive Service Overlay Control District (OC-4) is created to facilitate the establishment and continuation of businesses which provide automotive services in the city.

A. Applicability. The automotive service overlay control district permits uses upon approval of a conditional use permit which provide automotive services to the residents of the city and visitors driving within the city. Notwithstanding section 17.84.050 (Nonconforming Uses), uses which provide automotive services and are located within the automotive service overlay control district shall be considered conforming uses, regardless of the base zoning district and whether a conditional use permit has been approved for the use. The automotive service overlay control district shall be limited to the following eight sites:

B. Uses permitted with a conditional use permit. In addition to the existing uses permitted under the base zoning district, the following uses shall be allowed in the OC-4 district:

1. Full-service gasoline stations which provide automotive repair services in addition to the sale of gasoline or other alternative fuels;

2. Automotive repair businesses;

3. Self-service gasoline stations (without full-service facilities);

4. Car washes;

5. Smog testing businesses;

6. Oil/fluid change businesses;

7. Sales of automotive products (e.g., tire sales); and

8. Sales of items such as prepared foods, beverages and other sundry items, as deemed appropriate by the planning commission, to be clearly ancillary and subordinate to a service station use. If the planning commission finds that the ancillary use is not limited to vending machines, then the planning commission shall analyze the proposed ancillary use pursuant to the criteria set forth in section 17.76.080 (Convenience Stores).

C. Development guidelines. The following development guidelines shall be used to review automotive service uses within the OC-4 zone when a conditional use permit is required by this Code for a specific development project. In such cases, the OC-4 development guidelines described herein shall supersede the development standards contained in section 17.76.090 (Automobile Service Stations). Additions or expansions to automotive uses located within the automotive service overlay control district which do not require the approval of a conditional use permit shall be reviewed using the development standards of section 17.76.090 (Automobile Service Stations). The guidelines listed below may be deviated from, as determined by the planning commission to be appropriate, in individual cases for the uses permitted in subsection (B) of this section.

1. Lot area. The minimum area of a site for an automotive service use shall be 20,000 square feet, with a minimum frontage of 100 linear feet on each street side. For those properties with more than two pump islands and three service bays, there shall be 2,000 additional square feet of lot area for each additional pump island; and 20,000 additional square feet of lot area for each additional service bay.

2. Setbacks. The minimum setback shall be ten feet from any property line. This shall apply to any part of the structure, canopies or building. Pump islands shall be set back 20 feet from any property line.

3. Building size. Buildings which include service bays shall not be less than 1,200 square feet (exclusive of canopies).

4. Building height. The maximum allowable building height shall be consistent with the underlying zoning, and shall be compatible with the surrounding uses, as determined by the planning commission.

5. Curb cuts and driveways. There shall be no more than two vehicular driveways on any one street. No driveway curb cut shall be closer than five feet from the beginning of the curb return at the corner of an intersection. No driveway shall exceed a width of 35 feet. Driveway curb cuts shall be a minimum of 25 feet apart. Entrances to an abutting commercial development or combined driveways will be encouraged to facilitate good circulation.

6. Parking. Parking of vehicles on site is prohibited except for vehicles which are in the process of being serviced, vehicles belonging to employees, and service and tow trucks owned by the establishment. The parking of vehicles which impede the view of traffic on the public streets is prohibited.

7. Perimeter walls. Walls may be required on the property lines and along the street planted areas, if the planning commission determines that the site should be buffered from abutting properties, due to incompatibility with adjacent uses.

8. Refuse area. An enclosed refuse area, to be integrated with the design of the structure, shall be provided to meet the specifications of the city.

9. Restrooms. All restroom entrances shall be screened from view of adjacent properties or public rights-of-way by solid decorative screening, which is subject to the review and approval of the planning commission.

10. Utilities. No building permit for a new structure or an addition to an existing structure which adds 25 percent or more to the floor area shall be issued, unless plans to place all utilities underground are reviewed and approved by the planning commission.

11. Lighting. All exterior lighting shall be so arranged and shielded as to prevent direct illumination of abutting properties and of vehicles passing on the public right-of-way. Luminaries shall be of a low-level indirect and diffused type. All fluorescent bulbs or other lighting under canopies or on the building shall be covered with diffusing lenses and shielded.

12. Landscaping. Landscaping plans shall be subject to the review and approval by the planning commission. There shall be the following minimum landscaping:

a. The ten-foot setback along the street frontages shall be landscaped, except where there are driveways. Planting shall not exceed three feet in height, except for trees; and

b. Eight percent of the total site shall be landscaped in addition to that required under subsection (C)(1) of this section. All landscaped areas shall have permanent automatic irrigation systems and shall be kept well maintained. All planting areas shall be surrounded by six-inch PCC curbs, unless they have higher planter walls.

13. Off-site improvements. Off-site improvements, including curb, gutter, sidewalk, pavement, streetlights and street trees are required to be installed by the developer. These improvements must meet city specifications. Where future installation is approved by the city, performance bonds are required.

14. Drainage. All drainage to the street shall be by underground drainage structures to avoid drainage across the surface of city walks or drive aprons. All drainage shall comply with this title and any other title of this Code and any other applicable laws.

15. Paving. All areas not planted or developed with a building must be paved to meet city specifications (minimum three-inch asphalt concrete).

16. Signage.

a. For those sites developed consistent with the underlying zoning district, (e.g., commercial neighborhood, commercial limited, commercial general, residential and institutional), the sign criteria for the underlying zoning district shall apply.

b. For those sites developed with automotive service uses consistent with OC-4 zoning, signage shall conform to the requirements of subsection (B) of this section.

D. Operations. The following guidelines apply to those uses permitted under section 17.40.070(B) of this chapter.

1. Hours of operation shall be as follows:

All hours of operation may be subject to further review and approval by the planning commission.

2. Permitted outdoor operations shall be limited to the following:

a. The retail sale of petroleum products;

b. The supply of air and water;

c. Auto washing by hand, where an area of not more than 500 square feet is used;

d. Waxing and polishing automobiles;

e. Tire changing;

f. Battery servicing charging and changing; and

g. Installation of minor accessories, e.g., windshield blades and arms, gas caps, lamps, lamp globes and performance of minor repair jobs.

3. There shall be no body and fender work, painting, repair and rebuilding of electrochemical batteries or other work of a similar nature.

4. The rental of cars or trailers is specifically prohibited.

5. The operation of an approved automotive service station use shall not cause noise exceeding 65 decibels to be audible at the property line of any adjacent residential property.

6. If approved by the city, any mechanical car wash shall be enclosed within a structure and shall not cause noise exceeding 65 decibels to be audible at the property line of any adjacent residential property. The property owner is responsible to demonstrate annually that the car wash is in compliance with this noise requirement.

E. Abandonment. If the operation of any use allowed in the OC-4 zone is suspended for more than 180 days, and such suspension is not a result of work ordered to be performed by the city or any other governmental entity, the use shall be deemed abandoned. It shall then become the responsibility of the property owner to destroy and dispose of any and all structures and equipment on the lot and return the condition of the lot to a buildable site.

(Code 1981, § 17.40.070; Ord. No. 294, § 1(part), 1993; Ord. No. 320, § 7(part), 1997)

A. Purpose. The Mira Vista Overlay Control District (OC-5) is established to:

1. Acknowledge the unique qualities of the overlay area, which is generally characterized by very small homes on small lots, with substandard or no off-street parking facilities; and

2. Allow for the modernization and enlargement of the homes in the overlay area, in a manner compatible with the unique character of the neighborhood, and with the needs and desires of current property owners.

B. Application. The Mira Vista Overlay Control District (OC-5) shall be applicable to lots located within Tract No. 16010, as recorded on September 8, 1949, in Book 353, pages 23 through 29 (inclusive), of maps of the county, including therein any lots created through the subsequent subdivision of the 200 15 original lots in the tract, but excluding therefrom that portion of Lot 215 of Tract No. 16010 that was subdivided as a portion of Tract No. 21184, as recorded on September 28, 1955, in Book 578, pages 7 through 8 (inclusive), of maps of the county.

C. Development standards. The following development standards shall apply to lots subject to the Mira Vista Overlay Control District (OC-5). If not specified below, the RS-5 zoning district and other general development standards shall apply.

1. Minimum setbacks. The following minimum building setbacks shall be maintained:

2. Front entry porch. A front entry porch shall be permitted to encroach into the required front-yard setback, provided that the following criteria are met:

a. The footprint of the porch does not exceed 50 square feet in area;

b. The footprint of the porch does not encroach more than five feet into the required front yard; and

c. The height of the porch does not exceed 16 feet in height or the highest roof ridgeline, whichever is lower.

3. Front-yard landscaped area. If a neighborhood compatibility finding is required for a project, where applicable a landscaped parkway shall be provided by the property owner. Approvals for parkway landscaping shall be obtained from the director of public works prior to issuance of building or grading permits. In addition, at least 50 percent of the front yard area shall be maintained as landscape area, in accordance with as defined in section 17.48.030(D).

4. Driveways. In cases where a neighborhood compatibility finding is required for a project, if a garage is located in the rear of a property, a minimum nine-foot-wide driveway shall be provided that utilizes grass strips or grasscrete. If a garage is located at the front of a property, a minimum 18-inch-wide landscaped area shall be provided between the side property line and the nearest edge of the driveway.

5. Garages. As alternatives to the minimum off-street parking requirements specified in section 17.02.030(E), enclosed garage spaces may be provided as follows:

a. Tandem parking spaces in an attached garage, provided that each garage space meets the minimum dimensions specified in section 17.02.030(E); or

b. Detached garage encroaching to within five feet of the rear property line provided that:

i. The each garage space meets the minimum dimensions specified in section 17.02.030(E);

ii. The maximum height of the garage does not exceed 12 feet;

iii. The director determines that the detached garage will not result in significant view impacts from the viewing area of any nearby properties; and

iv. All other development standards are met, including, but not limited to, lot coverage, side setbacks and construction on extreme slopes.

6. Lot coverage. Notwithstanding the underlying zoning within the overlay control district area, the maximum permitted lot coverage shall be 52 percent, as defined in section 17.02.040(A)(5).

(Code 1981, § 17.40.080; Ord. No. 510, § 7, 6-29-2010)