Richmond Municipal Code § 15.04.601.100 Screening and Buffering of Common Lot Lines

A. Applicability. The following standards shall apply to all detached buildings and structures that are clearly incidental or subordinate to the main building on the same lot. Typical structures include garages, garden sheds, gazebos, greenhouses, pergolas, storage shelters, dish antennas, pay telephone, and covered patios. Accessory dwelling units and junior accessory dwelling units are regulated by Section 15.04.610.020; solar installations are regulated by Section 15.04.601.120. Accessory uses are regulated by Section 15.04.610.040.

B. Height. In residential districts, the maximum allowable height for accessory structures shall be 14 feet. In mixed use, commercial and industrial districts, the maximum allowable height for accessory structures shall not exceed the building height allowed in the base district unless a lower height is set in the base district regulations for such structures.

C. Location and Setbacks.

1. The accessory structure may be located anywhere on a lot except within a required front or street side setback with the following exceptions:

a. Accessory structures not occupied by an accessory dwelling unit may be built to the side or rear lot line provided that no portion of such structure exceeds 9½ feet in height within the required yard setback for the property.

2. An accessory structure shall be no closer than five feet to a main building or less than five feet from any public right-of-way and property line. The width of accessory structures shall not exceed 80 percent of the average width of the rear yard. Accessory structures, such as covered patios, gazebos, or pergolas, that are open on three sides, may encroach into a required rear yard as long as such encroachment does not exceed 50 percent of the area of the required rear yard setback.

D. Operational Limits. In Residential districts, accessory structures:

1. Shall, where the rear yard abuts the side yard on an adjacent parcel, observe a rear yard setback equal to the side yard setback required on the adjacent lot;

2. When located on a corner lot, shall not project into the required street side yard or its extension to the rear lot line.

3. When located on a lot having a slope of 25 percent or more, an accessory structure may be located in the required front yard, provided every portion is located at least five feet from the front line, and the distance between it and the main building may be reduced to zero; if such lot slopes upward from the street, the accessory structure may encroach upon one side yard if the rear of its roof is at or below the natural ground level.

4. Shall not exceed 75 percent of the floor area of the main building, including an accessory dwelling unit.

E. Discontinuance of Use—Pay Telephones. All equipment and improvements associated with an abandoned pay telephone communications facility located on an exterior wall visible from a public right-of-way shall be removed within 90 days of the discontinuation of the use and the building wall to which it was attached shall be restored to its original, pre-installation condition, or as approved by the Zoning Administrator. Written verification of the removal of a pay telephone on private property shall be provided to the Zoning Administrator within 90 days of the discontinuation of the use.

1. If the provider fails to remove the pay telephone from the site as required herein, the property owner shall be responsible for removal. If such facilities are not removed and are visible from a public right-of-way, the pay telephone shall be deemed to be a public nuisance and the City may take such action as it deems appropriate to abate the public nuisance in accordance with this Code and any other applicable provision of law.

2. Failure to inform the Zoning Administrator of cessation of operations of any existing pay telephone shall constitute a violation of the Zoning Ordinance.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

Building projections may extend into required yards, according to the standards of Table 15.04.601.020, Allowed Building Projections into Yards. The "Limitations" column states any dimensional, area, or other limitations that apply to such structures when they project into required yards.

In addition, in R districts, the main residential building may project into a required rear yard up to, but not within, 10 feet of the rear lot line, provided that the maximum lot coverage and minimum required open space standards are met. This building projection shall not encroach into a required side yard, nor shall it be wider than 50 percent of the average lot width in the rear half of the lot.

TABLE 15.04.601.020: ALLOWED BUILDING PROJECTIONS INTO YARDS

Figure 15.04.601.020: Allowed Building Projections

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(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

A. General. Where a lot is divided by a zoning district boundary, the regulations applicable to each district shall be applied to the area within the district, and no use, other than parking serving a principal use on the site, can be located in a district in which it is not a permitted or conditionally permitted use.

B. Access. All access to parking serving a use must be from a street abutting that portion of the lot where the use is allowed. Pedestrian or vehicular access from a street to a non-residential use cannot traverse an R District in which the non-residential use is not permitted or conditionally permitted.

C. Minimum Lot Area and Width. The minimum lot area and width requirements of the zoning district that covers the greatest portion of the lot area will apply to the entire lot. If the lot area is divided equally between two or more zones, the requirements of the district with greater minimum lot area, width, or frontage shall apply to the entire lot.

D. Exceptions. If more than 60 percent of a lot is located in one zoning district, modifications to the provisions of this Section may be granted through Planning Commission approval of a conditional use permit.

Any lot or parcel of land that was legally created through a recorded deed may be used as a building site even when consisting of less area, width, or depth than that required by the regulations for the zoning district in which it is located. However, no substandard lot can be further reduced in area, width, or depth, unless such reduction is required as part of a public improvement.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

The standards of this Section apply to all new development and to all existing structures. The structures listed in Table 15.04.601.050 below may exceed the maximum permitted building height for the zoning district in which they are located, subject to the limitations stated in the Table and further provided that no portion of a structure in excess of the building height limit may be used for sleeping quarters or advertising. Projections not listed in Table 15.04.601.050 and projections in excess of those listed in Table 15.04.601.050 may be allowed with a conditional use permit.

TABLE 15.04.601.050: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS

A. Permits Required. All fences require Zoning Conformance approval by the Zoning Administrator. Any fence over six feet in height requires a building permit.

B. Maintenance. Fencing shall be continuously maintained, with no sign of rust or disrepair.

C. Fencing Location.

1. Fence Location on a Lot. Fences may be erected, placed or maintained along or adjacent to a lot line or within a yard. A fence located on a lot line shall be considered as being within the yard adjacent to that lot line. The fence owner shall be responsible for properly locating all lot lines before construction of any fence.

2. Fence Encroachment onto Public Property. No portion of any fence, including gate doors, shall encroach upon or project into any public right-of-way or other public property without the fence owner first obtaining from the City an encroachment permit.

3. Prohibited Fence Locations. No person shall place, construct, maintain, or cause to be placed any fence that may endanger the public safety, including but not limited to the following:

a. Fire Hydrant Access. No fence shall obstruct free access to any fire hydrant.

b. Sight Triangle. No fence that is a visual obstruction may be constructed or maintained within the sight triangle (see Section 15.04.601.160). A fence shall be deemed to be a visual obstruction if any part of it over 42 inches high has opacity in excess of 50 percent.

D. Maximum Fencing Height in Residential Zone Districts. Fence height in Residential zoning districts shall be limited by its location as specified below in Table 15.04.601.060-D.

TABLE 15.04.601.060-D: ALLOWABLE FENCE HEIGHTS

E. Fence Design in Residential Zoning Districts. Fences in Residential zoning districts shall be constructed, designed and maintained as follows:

1. Permitted Materials. Fences shall be constructed of wood, metal, polyvinyl chloride (PVC), masonry or other permanent materials designed for permanent fencing. No more than two types of related fencing materials shall be used in any fence or wall. Fences constructed of wood shall have posts in contact with ground of preservative-treated wood conforming to ASTM D1760 treated with waterborne preservatives to a minimum retention of 6.4 kilograms per cubic meter (0.40 pounds per cubic feet) and components not in contact with the ground treated with waterborne preservatives to a minimum retention of 4.0 kilograms per cubic meter (0.25 pounds per cubic feet) or shall be of heartwood of a decay-resistant species such as redwood or cedar. For non-residential uses in residential zoning districts, a chain-link (nonmetallic finish) fence with vinyl slats may be used if deemed acceptable and appropriate through design review.

2. Hazardous and Prohibited Materials. Fences shall not incorporate electrically charged wire, barbed wire and razor wire, chain link (with or without slats or vinyl or other coatings), unfinished plywood or similar unfinished materials, woven wire mesh ("chicken wire"), welded wire mesh, woven wire ("hog wire") rope, cable, railroad ties, landscape timbers, utility poles or any other similar materials or materials not specifically manufactured for permanent fencing.

3. Posts and Supporting Members. All fence posts and related supporting members of the fence shall be erected so that the finished side or sides of the fence shall be facing the adjacent lot or public right-of-way.

4. Painting and Staining. All wood fences shall be painted or stained, except when constructed of the heartwood of a decay-resistant species such as redwood or cedar. All ferrous metal fences, except hot-dipped galvanized steel shall be painted with a three-coat system consisting of a corrosion-resistant primer and two finish coats, with preparation and application as recommended by the manufacturer. All other metal fences, including aluminum hot-dipped galvanized steel, shall be painted with at least a two-coat system intended for that purpose.

5. Gates.

a. Gates with locks that are routinely locked shall be equipped with a doorbell device capable of notifying the occupants within the residential structure or a telephone number that can be used to notify the occupants.

b. Entry features over front yard gates (e.g., open latticed arbors and trellises), not exceeding eight feet in height, three feet in depth or five feet in width are allowed when located within the required front yard but outside the sight triangle.

c. When a rear yard abuts an alley, the alley facing side of a solid fence shall be clearly labeled with the house address number.

F. Fence Design in Mixed Use, Commercial and Industrial Districts.

1. Solid Fencing. Any activity may have a solid fence. All outside storage/maintenance areas are required to be screened from public streets by a painted, view-obscuring wood board fence or masonry wall. The following specifications for low solid screen, high solid screen and/or solid screen fencing shall also apply.

a. Low Solid Screen. A fence or wall three to four feet high and fully sight-obscuring is permitted. It may be painted, view-obscuring wood board fence or masonry wall of uniform material and must be designed and constructed to withstand a 15 pound-per-square foot wind load and deterioration resulting from contact with soil, vermin and weathering.

b. High Solid Screen. A screening source or wall six to eight feet high and sight-obscuring is permitted. It may be painted, view-obscuring wood board fence or masonry wall of uniform material and must be designed and constructed to withstand a 15 pound-per-square foot wind load and deterioration resulting from contact with soil, vermin and weathering. This screening wall may also be a masonry wall with lattice work resulting from an open brick pattern or use of open masonry blocks.

c. Wire Fence with Planting. Wire fences with dark colored, durable, matte finishes (both wire and posts) and vinyl slats are permitted if fast growing trees, hedge plants, upright shrubs or evergreen vines are planted alongside and used in combination with green growing ground cover or low hedge landscaping.

d. Solid Wall. A wall 6 to 8 feet high and fully sight-obscuring is permitted. The wall may be masonry, brick, concrete or exposed aggregate; it must be designed and constructed to withstand a 15 pound-per-square foot wind load and deterioration resulting from contact with soil, vermin and weathering. Masonry walls shall include split-face or other decorative treatment.

2. Open or Semi-Open Fencing. A chain-link (nonmetallic finish) fence with or without vinyl slats may be used if a solid fence is not required. No fence or wall that adjoins a residential lot or residential zoning district or fronts on a public street or highway shall incorporate barbed wire or other sharp, protruding objects.

G. Exceptions to Residential Fence Height Regulations. The Zoning Administrator may grant an exception to the front yard fence height requirements imposed by this Section. Such exception shall be made only after public noticing of the proposed fence adjustment to side yard abutting property owners, the completion of a site visit, and administrative design review pursuant to Article 15.04.805 if he/she makes all of the following findings:

1. The proposed fence will not create or exacerbate a public safety hazard;

2. The proposed fence is of design, materials, scale and color that are compatible and harmonious with the subject site, site improvements and other properties within the immediate vicinity; and

3. Front yard fencing that prohibits access to the home shall be equipped with a doorbell device.

H. Exceptions to Mixed Use, Commercial and Industrial Fence Height Regulations. The Design Review Board or Planning Commission may grant an exception to the fence height requirements imposed by this Section. Such exception shall be made only after a public hearing, and subject to major design review or a conditional use permit pursuant to Article 15.04.805 or Article 15.04.806 making all of the following findings:

1. The proposed fence will not create or exacerbate a public safety hazard; and

2. The proposed fence is of design, materials, scale and color that are compatible and harmonious with the subject site, site improvements and other properties within the immediate vicinity.

I. Nonconforming Fences.

1. Existing Nonconforming Fences Deemed Approved. Existing nonconforming fences existing prior to the date of adoption of the ordinance codified in this Section shall be deemed approved unless they are one of the types of fences listed in Subsection 2, below. The deemed approved status shall continue until the property owner requests approval of new construction, of a structural alteration, of an addition that requires discretionary review, or the property is sold, at which point, the fence shall be modified to conform to the standards for fences in this Section or be removed.

2. Other Nonconforming Fences. The following fences do not qualify as deemed approved and must be modified or removed.

a. Front yard fencing over 6 feet in height;

b. Front yard fencing which is solid (in excess of 50 percent opacity) over 4' in height;

c. Any portion of fencing in the sight triangle established by Section 15.04.601.170 that is over 3' 6" high with an opacity of more than 20 percent; and

d. Any dilapidated fencing or fencing constructed of materials or components not allowed by this Section.

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

Open storage of goods, materials, machines, equipment, and vehicles or parts outside of a building for more than 24 hours must conform to the standards of this Section. The regulations of this Section do not apply to processing equipment, tanks, or other equipment fixed to the ground, to temporary storage of construction materials reasonably required for construction work on the premises pursuant to a valid building permit, and to agricultural/farming equipment used for agriculture or farming on the property.

A. Permitted Locations. Table 15.04.601.070-A states where outdoor storage is permitted.

TABLE 15.04.601.070-A: OPEN STORAGE REGULATIONS BY DISTRICT AND LOCATION

B. Screening and Setbacks. Storage areas visible from public streets that are not separated from the street by intervening building(s) must be screened.

1. Screening Walls. Screening walls and fences must be high enough to sufficiently screen stored material. Fences and walls must not exceed the maximum allowable fence heights unless allowed pursuant to administrative use permit approval.

2. Setback. A setback must be provided for outdoor stored material at the ratio of 1:1 from all lot lines equal to the total height of stored material above required screen wall.

C. Storage Containers. See Section 15.04.610.400 (Storage Containers).

Figure 15.04.601.070-C: Screening and Setbacks—Outdoor Storage

[Figure]

(Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

Each person, company or corporation residing in and/or using a property in the City of Richmond shall, at all times, maintain such property in good order. This shall include a litter management program and repair and maintenance of all structures, fences, signs, walks, driveways, paving, striping, lawns, landscaping, painting, etc., as may be necessary to preserve a quality environment.

This Section establishes design and locational criteria for the construction of refuse, solid waste, recycling, and green waste container storage areas. Refuse, solid waste, recycling, and green waste are collectively referred to as "solid waste and recycling."

A. General Requirements and Alternatives. All trash, garbage, green waste, and recycling materials must be placed in an appropriate receptacle. All garbage cans, mobile trash bins, and receptacles must be maintained and stored in accord with this Section.

1. Applicability. Solid waste and recycling-container enclosures are required for new dwelling groups of three or more dwelling units and for all new non-residential development and additions and remodels of non-residential buildings.

2. Alternatives. Projects with 10 or fewer residential units may have individual solid waste and recycling containers for each unit, provided that there is a designated screened location for each individual container adjacent to the dwelling unit or within garage areas and provided that solid waste and recycling containers for each unit are brought to the curbside for regular collection.

B. Size. Solid waste and recycling-container enclosures must be sized to accommodate all trash, garbage, recyclables, and green waste until such items are picked up by the City or its contracted solid waste and recycling collector(s).

C. Location and Orientation. All solid waste and recycling-container enclosures must meet the following requirements, unless the Zoning Administrator determines that compliance is infeasible. A Building Permit shall not be issued for a project until documentation of approval of the location is provided by the Zoning Administrator.

1. Location. The solid waste and recycling storage area shall not be located within any required front yard, street side yard, any required parking and landscaped areas, or any other area that is required to be constructed or maintained unencumbered.

2. Visibility. The solid waste and recycling enclosure cannot be visible from a public right-of-way.

3. Consolidation and Distance for Buildings Served. Solid waste and recycling areas must be consolidated to minimize the number of collection sites and located so as to reasonably equalize the distance from the building spaces they serve. For multi-unit residential projects, there must be at least one trash enclosure per 20 units, and the enclosure must be located within 100 feet of the residential units.

4. Accessibility. Solid waste and recycling storage areas must be accessible so that trucks and equipment used by the contracted solid waste and recycling collector(s) have sufficient maneuvering areas and, if feasible, so that the collection equipment can avoid backing up.

D. Materials, Construction, and Design.

1. Minimum Height of Screening. Solid waste and recycling storage areas located outside or on the exterior of any building must be screened with a solid enclosure at least six feet high and include a roof structure.

2. Enclosure Material. Enclosure material must be wood, solid masonry, or concrete tilt-up with decorated exterior-surface finish. The trash enclosure must match and complement the color scheme and architecture of the building.

3. Gate Material. Latching, view-obscuring gates must be provided to screen trash enclosure openings.

4. Access to Enclosure from Residential Projects. Each solid waste and recycling enclosure serving a residential project must be designed to allow disposal to the appropriate receptacle without having to open the main enclosure gate.

5. Enclosure Pad. Pads must be a minimum of four-inch-thick concrete.

6. Bumpers. Bumpers must be two inches by six inches thick and made of concrete, steel, or other suitable material, and must be anchored to the concrete pad.

7. Protection for Enclosures. Concrete curbs or the equivalent must protect enclosures from adjacent vehicle parking and travel ways.

8. Clear Zone. The area in front of and surrounding all enclosure types must be kept clear of obstructions, and must be painted, striped, and marked "No Parking."

9. Drainage. The floor of the enclosure must have a drain that connects to the sanitary sewer system.

10. Travelways and Area in Front of Enclosure. The travelways and area in front of the enclosure must be designed to have an adequate engineered base meeting the City's Building Code for the likely truck use and capable of supporting a maximum fully-loaded gross vehicle weight of at least 62,000 pounds. The minimum pavement engineering standard shall be 100 pounds per square foot "live load" unless the applicant can present a report from a California-registered civil engineer justifying a different design load factor.

Screening and landscaped buffer yards must be provided in accordance with this Section at the time of new construction or expansion of buildings, or a change from one use classification to another non-residential use classification. Screening and buffer yards must be installed and maintained along interior side and rear lot lines between differing land uses.

A. Required Screening and Landscape Buffer Yards. Table 15.04.601.100-A, Required Screening and Landscape Buffers, shows when a buffer and screening treatment is required, and of what type, based on the proposed and the adjoining use. Only the proposed use is required to provide the screening and buffer yard. Adjoining uses are not required to provide the screening and buffer yard. The type of screening buffer yard required refers to screening and buffer yard-type designations, as shown in Table 15.04.601.100-B, Screening and Buffer Yard Requirements. "-" means that screening and a buffer yard are not required.

TABLE 15.04.601.100-A: REQUIRED SCREENING AND LANDSCAPE BUFFERS

B. Screening and Buffer Types. Table 15.04.601.100-B, Screening and Buffer Type Requirements, describes the minimum width, plant materials, and wall requirements for each type of screening and buffer yard. The listed number of trees and shrubs are required for each 100 lineal feet of buffer yard. Trees must be planted at no more than 40 feet from center of tree to center of tree; see Figure 15.04.601.100-B. Natural areas with native vegetation or alternative planting materials that achieve equivalent buffering effects may be approved by the Zoning Administrator.

TABLE 15.04.601.100-B: SCREENING AND BUFFER TYPES REQUIREMENTS

Figure 15.04.601.100-B: Tree Spacing

[Figure]

[Figure]

C. Width Reduction for Adjacent Landscaped Buffer. If an equivalent landscape buffer exists on the adjacent lot, the width of the required buffer may be reduced 50 percent provided that the abutting property owners have provided and recorded a written agreement restricting the use of the adjacent landscape buffer.

D. Location. Screening walls and buffer yards must follow the lot line of the lot to be screened or be so arranged within the boundaries of the lot so as to substantially hide from adjoining lots, the building, facility, or activity required to be screened. Openings in screening walls are allowed for pedestrian access.

E. Screening Wall Materials. Industrial uses must provide a solid screening wall of stucco, decorative block, or concrete panel. Screening walls for other uses may be constructed of stucco, decorative block, concrete panel, wood or other substantially equivalent material. Chain-link fencing is prohibited.

F. Berms. A vegetated earthen berm may be used in combination with the above types of screening walls, but not more than two-thirds of the required height of such screening may be provided by the berm.

The standards of this Section apply to new development, replacement equipment that is added to serve existing buildings, and condominium conversions; they do not apply to existing equipment that serves existing buildings. The Zoning Administrator may waive or modify screening requirements for upgrades to existing mechanical equipment.

A. General Requirements. All exterior mechanical equipment, whether on a roof, on the side of a structure, or located on the ground, must be screened from public view. Exterior mechanical equipment to be screened includes, without limitation, heating, ventilation, air conditioning, refrigeration equipment, plumbing lines, ductwork, transformers, smoke exhaust fans, water meters, backflow preventers, service entry section, and similar utility devices.

1. Screening must be architecturally integrated into the main structure with regard to materials, color, shape, and size to appear as an integral part of the building or structure.

2. Equipment must be screened on all sides, and screening materials must be opaque.

3. When screening with plants, evergreen types of vegetation must be planted and maintained. Plant material sizes and types must be selected and installed so that, at the time of building occupancy, such plants effectively screen their respective equipment.

4. The use of wood, expanded metal lath, and chain link for the purpose of screening is prohibited.

B. Requirements for Specific Types of Mechanical Equipment. The following additional screening standards apply to the specified types of mechanical equipment:

1. Roof-Mounted Equipment.

a. Whenever feasible, roof-mounted equipment screening must be constructed as an encompassing monolithic unit or a series of architecturally similar screening units on large roofs, rather than as several individual screens (i.e., multiple equipment screens, or "hats," surrounding individual elements will not be permitted).

b. The height of the screening element must equal or exceed the height of the structure's tallest piece of installed equipment.

Figure 15.04.601.110-B(1): Screening of Roof Mounted Equipment

[Figure]

2. Ground-Mounted Equipment. Ground-mounted equipment that faces a street must be screened to a height of 12 inches above the equipment, unless such screening conflicts with utility access, in which case reasonable accommodation must be allowed.

a. Acceptable screening devices consist of decorative walls and/or berms (3:1 maximum slope) with supplemental plant materials, including trees, shrubs, and groundcovers.

b. For screen walls that are three feet high or lower, vegetative materials may be substituted for 50 percent of the screening device.

c. This requirement does not apply to incidental equipment in the interior of a lot that is not visible from the street. However, electrical substations, water tanks, sewer pump stations, and similar utilities are required to be screened and secured with an eight-foot-high wall.

Figure 15.04.601.110-B(2): Screening of Ground Mounted Equipment

[Figure]

3. Exterior Wall Equipment. Wall-mounted equipment, including, without limitation, electrical meters, electrical distribution cabinets, service entry sections, and valves and cabinets that face a street or public parking and are not recessed and/or separated from the street by intervening building(s) or walls or gates, must be screened. Screening devices must incorporate elements of the building design (e.g., shape, color, texture and material). For screen walls that are three feet in height or lower, vegetative materials may be substituted for 50 percent of the screening device. This requirement does not apply to fire-related elements.

C. Exceptions in the IG and IW Zoning Districts. Due to its size, some outdoor equipment that is ancillary to operations in IG and IW zoning districts may not be fully screened from view. In these cases, operators of such equipment shall only be required to provide screening that is consistent with provisions of Section 15.04.601.110 to the extent feasible.

This Section establishes development standards for solar energy systems.

A. Height.

1. On Single-Unit Lots. Photovoltaic solar energy systems may extend up to five feet above the height limit in the zoning district. Solar water or swimming pool heating systems may extend up to seven feet above the height limit in the district.

2. On All Other Lots. Photovoltaic solar energy systems may extend up to five feet above the roof surface on which they are installed, even if this exceeds the maximum height limit in the district in which it is located. Solar water or swimming pool heating systems may extend up to seven feet above the roof surface on which they are installed even if this exceeds the maximum height limit in the district in which it is located.

B. Required Setback. Excluding solar collector panels, solar energy system equipment may be installed within a required side and rear setback, but must not be closer than three feet to any property line.

A. Incorporation of Best Management Practices for Stormwater Management. New development must be designed to minimize impacts to water quality from increased runoff volumes and discharges of pollutants from nonpoint sources to the maximum extent feasible. Post-construction best management practices must be designed to treat, infiltrate, or filter stormwater runoff, in accordance with applicable standards as required by law. Examples of best management practices include:

1. Retention and detention basins.

2. Vegetated swales.

3. Infiltration galleries or injection wells.

4. Use of permeable paving materials.

5. Mechanical devices such as oil-water separators and filters.

6. Revegetation of graded or disturbed areas.

B. Stormwater Management Requirements. The following requirements apply to specific types of development:

1. Non-residential and multi-unit development must use best management practices to control polluted runoff from structures, parking, and loading areas.

2. Eating and drinking establishments must incorporate best management practices designed to prevent runoff of oil and grease, solvents, phosphates, and suspended solids to the storm drain system.

3. Automobile/vehicle sales and services uses must incorporate best management practices designed to prevent runoff of oil and grease, solvents, car battery acid, engine coolants, and gasoline to the stormwater system.

4. Outdoor storage areas must be designed to incorporate best management practices to prevent stormwater contamination from stored materials.

5. Trash storage areas must be designed using best management practices to prevent stormwater contamination by loose trash and debris.

C. Maintenance of Stormwater Management Facilities. New development is required to provide ongoing maintenance of best management practice measures where maintenance is necessary for their effective operation. The permittee and/or owner, including successors in interest, is responsible for all structural treatment controls and devices as follows:

1. All structural best management practices must be inspected, cleaned, and repaired when necessary prior to September 30th of each year or as specified in a City-approved operations and maintenance agreement.

2. Additional inspections, repairs, and maintenance must be performed after storms, as needed, throughout the rainy season, with any major repairs completed prior to the beginning of the next rainy season.

3. Public streets and parking lots must be swept, as needed and financially feasible, to remove debris and contaminated residue.

4. The homeowners association, or other private owner, must be responsible for sweeping of private streets and parking lots.

This Section establishes standards for swimming pools and spas.

A. Filtration Equipment. Swimming pool or spa filtration equipment and pumps shall not be located in the front or street side yard and cannot be closer than 15 feet to the main building on an adjoining lot. All equipment must be mounted and enclosed/screened so that its sound is in compliance with Article 15.04.605 (Noise).

B. Pool Setbacks and Covers. The outside wall of the water-containing portion of any swimming pool or spa must be a minimum of 15 feet from street side lot lines, five feet from all interior lot lines, and five feet from the residence and any accessory dwelling unit on the site. All pools must be equipped with an approved safety pool cover meeting the standards of the American Society for Testing and Materials or have another drowning prevention safety feature, as required by the California Health and Safety Code.

C. Elevated Swimming Pools. All elevated swimming pools constructed on the ground may not be higher than four feet.

D. Public and Semi-Public Pools. A conditional use permit must be obtained before the construction of any pool for use by the general public.

In addition to the requirements outlined in Article 15.04.607 (Parking and Loading Standards), all truck docks, loading, and service areas must be located and screened as follows:

A. Minimum Distance from Residential District. Truck docks, loading, and service areas are not permitted within 50 feet of the boundary of any R District.

B. Location on Lot. In all districts except the Agricultural and Industrial Districts, truck docks, loading areas, and service areas must be located at the rear or interior side of buildings, rather than facing a street.

C. Screening. Truck docks, loading areas, and service areas located in any zoning district must be screened from any adjacent R District. Docks, loading, and service areas in any district, except the Industrial Districts, must be screened from view of adjacent streets. Screening must consist of a solid masonry wall at least eight feet in height or opaque automated gates.

All electrical, telephone, cable television, fiber-optic cable, gas, water, sewer, irrigation/recycled water, and similar distribution lines providing direct service to a project must be installed underground within the site. This requirement may be waived by the Zoning Administrator upon determining that underground installation is infeasible or the electrical line is otherwise exempt from an undergrounding requirement.

A. Street Intersections. Vegetation and structures, including signs, must not exceed a height of three feet within the sight distance triangular area formed by the intersecting curb lines (or edge of pavement when no curbs exist) and a line joining points on these curb lines at a distance of 10 feet along both lines from their intersection, unless there is a "transparency" feature, such as open railings or well-pruned climbing plants, allowing for sight visibility. Trees that are located within this sight distance triangle must have a minimum clearance of 13 feet high between the lowest portion of the canopy and street.

1. Subsection (A) does not apply to unsignalized intersections of local streets, unless specifically required by the Zoning Administrator.

Figure 15.04.601.170-A: Visibility at Street Intersections

[Figure]

B. Driveways and Alleys. Visibility of a driveway crossing a street lot line must not be blocked above a height of three feet within the sight distance triangular area formed by the intersecting curb lines (or edge of pavement when no curbs exist) and a line joining points on these curb lines at a distance of 12 feet along both lines from their intersection. Street trees that are pruned at least seven feet above the established grade of the curb so as not to obstruct clear view by motor vehicle drivers are permitted.

Figure 15.04.601.170-B: Visibility at Driveways

[Figure]

C. Exempt Structures and Plantings. The regulations of this Section do not apply to existing buildings; public utility poles; saplings or plant species of open growth habits and not planted in the form of a hedge that are so planted and trimmed as to leave at all seasons a clear and unobstructed cross view; official warning signs or signals; or places where the contour of the ground is such that there can be no cross visibility at the intersection.