§ 9-400

(a)

Applicability. The following standards shall apply to all accessory structures not otherwise regulated, including, but not limited to: agricultural buildings, barns, coops, garages, garden sheds, gazebos, greenhouses, guest quarters, packing sheds, pergolas, storage sheds, satellite antennas, and covered patios. Accessory dwelling units are regulated by Section 9-409.020 and solar installations are regulated by Sections 9-400.060 and 9-409.420.

(b)

Height. The maximum allowable height for accessory structures shall not exceed the building height allowed in the base zone, unless a lower height is set in this section.

(c)

Non-residential Accessory Structures in Residential Zones. All non-residential structures that are accessory to dwelling units in Agricultural and Residential zones shall meet the following standard:

(1)

The accessory structure must be for the owner's or tenant's use.

(d)

Location and Setbacks.

(1)

The accessory structure may be located anywhere on a lot except within a required setback with the following exceptions:

(A)

Single-story accessory buildings that are located in the rear one-third of a lot may be located within three feet of the rear or interior side lot line, provided that the single-story accessory building is:

(i)

Located at least ten feet from any dwelling on an adjacent lot.

(ii)

Does not exceed 18 feet in height; and

(iii)

Is not an accessory dwelling unit.

(B)

Accessory structures, such as covered patios, gazebos, or pergolas, that are open on three sides, may encroach into a required interior side and rear setback, as long as such encroachment does not exceed 50 percent of the area of the required setback.

(2)

Carports and Garages. Where a lesser setback would be permitted by other Sections of this Title, carports, garages, and vehicular entrances to structures shall be set back at least 15 feet from a front or street side lot line.

(3)

In Residential and Agricultural zones where the rear yard of a lot abuts the side yard of an adjacent lot, the rear yard setback for accessory buildings shall be equal to the side yard setback required on the adjacent lot.

(Ord. No. 4671, § 22, 5-13-2025)

Building projections may extend into required yards, according to the standards of Table 9-400.020 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.

TABLE 9-400.020: ALLOWED BUILDING PROJECTIONS INTO YARDS

(Ord. No. 4671, § 23, 5-13-2025)

The standards of this Section apply to all new development and to all existing structures. The structures listed in Table 9-400.050 below may exceed the maximum permitted building height for the zone in which they are located, subject to the limitations stated in the table and further provided that no portion of a structure above the building height limit may be used for sleeping quarters or advertising. Projections not listed in the table and projections above the limits listed in the table may be allowed with an Administrative Use Permit.

TABLE 9-400.030: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS

1 The required setback requirement for flagpoles may be modified with a Zoning Compliance Review, provided that no residential use is located with the fall radius of the proposed flagpole and the location of the flagpole is reviewed by all applicable responsible agencies. The Zoning Administrator shall notify all property owners of land adjacent to the flagpole site approved with the Zoning Compliance Review.

(a)

Additional Height Allowed for Public and Quasi-Public Buildings. Public and quasi-public buildings, when allowed in a zone, may be erected to a height not exceeding 75 feet if the building is set back from the required setback line at least one foot for each additional foot of building height above the maximum height limit for the zone in which the building is erected.

(Ord. No. 4663, § 2, 12-10-2024; Ord. No. 4683, § 9, 12-9-2025)

(a)

General Standards. All fencing and screening shall comply with the provisions of this Section, unless otherwise specified.

(1)

Placement. Fences and screens may be constructed anywhere on a lot.

(2)

Height Limits in Required Yards. Fencing and screening shall not exceed the height limits specified in subsection (b).

(3)

Height Limits Outside Required Yards. The height of fencing and screening outside required yards shall not exceed the height limits for accessory buildings.

(4)

Gates. Any gate shall meet the applicable fence height and setback requirements. Any gate, other than gates for pedestrian use only, shall be set back or recessed a minimum of 10 feet unless there are at least 16 feet between the property line and the edge of the travelled roadway, in which case the setback requirement is waived. For distances less than 16 feet, a proportionate reduction may be granted upon review and approval by the Zoning Administrator.

(5)

Fences Adjacent to "Restricted" or "Nonaccess" Property. A fence up to eight feet in height may be constructed on the lot line when that line is shown as "restricted" or "nonaccess" on a recorded map. If adjacent to a roadway, intersection and driveway visibility standards may limit the fence height; see Section 9-400.120.

(b)

Fencing Standards. Unless otherwise specified, fencing shall be permitted, but not required, and shall comply with the provisions of this Section.

(1)

Height Limits and Required Setbacks. Table 9-400.040-B establishes height limits for closed fences, which create a solid barrier, and open fences, which have separations allowing views into the interior of the lot at a ratio of 2:1, open to closed.

(2)

Fencing Materials. Fence materials may include wood, chain link, fence pickets or panels, wire mesh, and other similar materials. The use of barbed wire, razor wire, and electrified fencing, except where allowed by Section 9-400.040(c), is prohibited in and adjacent to Residential zones. Alternative fencing materials may be approved by the Zoning Administrator. If bushes, trees, or other plantings are used as alternative fencing material, they must meet the fencing height and setback requirements.

(A)

Prohibited Materials. Corrugated plastic or iron, steel, aluminum, and asbestos are specifically prohibited. Chain link fencing with slats may be approved at the discretion of the Zoning Administrator in combination with another material.

(B)

Required Materials Backing Up To or Abutting a Public Roadway. In new residential subdivisions, the required material for perimeter fencing abutting or backing up to a public roadway is masonry.

(3)

Special Fencing Requirements.

(A)

Playing Courts. The fence height limit may be waived for playing courts if the playing court is in a side or rear yard and open type fencing material is used.

(B)

Swimming Pools. All pools shall be enclosed per the requirements of the California Building Code and this Title and any additional requirements of the Building Code.

(C)

Levees.

(i)

Any fence next to a levee shall conform to the requirements for Levees in Chapter 9-703, Flood Hazards.

(ii)

The height of any fence or wall located at the toe of a levee may be increased to eight feet where otherwise restricted to a lower height subject to the review and approval of the Zoning Administrator.

(4)

Special Fencing Requirements for Agricultural Zones.

(A)

Security Fencing. Security fencing, not to exceed two feet in height, may be erected on top of required or permitted fencing.

(5)

Special Fencing Requirements for Commercial, Industrial, and Other Non-Residential Zones.

(A)

Fencing of Required Yards. An open fence up to eight feet in height is permitted in any required yard, provided it is constructed of open material and does not obstruct vehicular site distance.

(B)

Security Fencing. Security fencing, not to exceed two feet in height, may be erected on top of required or permitted fencing except for fencing abutting a permitted residential use, a Residential zone, or an area shown on the General Plan for residential use.

(c)

Electrified Security Fencing. The Zoning Administrator may permit electrified security fences in Industrial, Commercial, and Agricultural zones subject to the following development standards.

(1)

Uses and Locations.

(A)

The Zoning Administrator may authorize electrified security fences for any uses in the I-W (Warehouse), I-P (Industrial Park), I-L (Limited Industrial), I-G (General Industrial), AG (General Agricultural), AL (Limited Industrial), AI (Agricultural Industry) and AU (Agriculture Urban Reserve) zones.

(B)

The Zoning Administrator may authorize electrified security fences in the C-C (Community Commercial), C- G (General Commercial), C-RS (Rural Service Commercial), and C-X (Crossroad Commercial) zones only for the following land uses:

(i)

Auction sales—Indoor, outdoor;

(ii)

Automotive sales and services—Automotive rentals, automotive repairs (light), automotive repairs (heavy), automotive sales, operable vehicle storage, parking;

(iii)

Communication services—Towers

(iv)

Construction service;

(v)

Equipment sales and repair—Farm machinery sales and leisure;

(vi)

Marinas;

(vii)

Nursery sales and landscaping services;

(viii)

Truck Services;

(ix)

Utilities; and

(x)

Warehousing, storage, and distribution.

(2)

Warning Signs. The electrified security fence shall be clearly identified by installing prominently placed warning signs that are legible from both sides of the fence. At minimum, the warning signs shall meet the following criteria:

(A)

The warning signs are placed at each gate and access points, and at intervals along the fence not exceeding 30 feet.

(B)

The warning signs are adjacent to any other signs relating to chemical, radiological, or biological hazards.

(C)

The warning signs are marked with a written warning or a commonly recognized symbol for shock.

(D)

The minimum dimensions for each sign are nine inches by 12 inches.

(3)

Power. The primary power voltage for an electrified security fence shall not exceed 12 DC volts maximum. The electrified security fence shall only be electrified when the business it is protecting is closed to the public.

(4)

Height. The height of an electrified security fence may exceed the height of the protective barrier, which is subject to the limits of Table 9-400.040-B, by two feet, provided the overall fence height is not more than 10 feet.

(5)

Setbacks. Setbacks between the protective barrier and an electrified security fence are required as follows:

(A)

Any opening in the perimeter protective barrier that is less than or equal to three inches shall require a minimum 12-inch setback for the electrified security fence.

(B)

Any opening in the perimeter protective barrier that is greater than three inches but no more than six inches shall require a minimum three-foot setback for the electrified security fence, or an approved mesh or equivalent material, with openings not to exceed three inches, shall be installed on the protective barrier.

(C)

When abutting a Residential zone, a protective barrier consisting of a minimum six-foot high solid wooden fence or block wall shall require a minimum 12-inch setback for the electrified security fence. Any other protective barrier proposed adjacent to a Residential zone is required to have mesh installed, as approved by the Zoning Administrator, as a secondary protective barrier, that is a minimum of six feet in height and is setback 12 inches from the electrified security fence.

(6)

Knox Box. Before the electrified security fence is electrified, a Fire Marshall approved Knox Box providing for emergency access to enable the electrification to be turned off shall be installed and the security fence shall be inspected by the Fire Department. The Knox Box shall be fully operational at all times when the electrified security fence is operational. If at any time the Knox Box is not operational, the electrified security fence cannot be activated.

(7)

Required Permits. A building permit is required for electrified security fences in any commercial zone and for any electrified security fence exceeding seven feet in height.

(d)

Screening Standards.

(1)

Materials. Screening shall include the installation and maintenance of one, or a combination, of the following elements:

(A)

Plant materials;

(B)

Fencing;

(C)

Walls; or

(D)

Berms.

(2)

Prohibited Materials. Corrugated plastic or iron, steel, aluminum, and asbestos are specifically prohibited. Chain link fencing with slats may be approved at the discretion of the Zoning Administrator in combination with another material.

(3)

Special Screening Requirements.

(A)

Screening Adjoining Residential Areas.

(i)

If a commercial or industrial development project will abut a Residential zone or a conforming residential use, screening six to eight feet in height shall be erected along the abutting lot line.

(ii)

If an agricultural development project will abut a Residential zone or a conforming residential use and development is proposed within 50 feet of the abutting property line, screening six feet to eight feet in height shall be erected. Driveways are exempt from this requirement.

(B)

Screening of Commercial Storage Area. All storage materials and related activities, including storage areas for trash, shall be screened so as not to be visible from adjacent properties and public rights-of-way. Screening shall be between six and eight feet in height. Outside storage is not permitted in front yards, street side yards, or in front of main buildings. Exceptions can be approved by the Zoning Administrator.

(C)

Screening of Industrial Storage Areas.

(i)

All storage materials and related activities, including storage areas for trash, shall be screened so as not to be visible from adjacent properties and public rights-of-way. This screening shall be between six and eight feet in height. Items stored within 100 feet of a public street or a Residential zone shall not be stacked higher than two feet above the adjacent screen. Exceptions can be approved by the Zoning Administrator.

(ii)

All exterior electrical cage enclosures and storage tanks shall be screened from view from adjacent public streets and Residential zones.

(4)

Maintenance. All required screening materials shall be maintained in good condition by the property owner and, whenever necessary, repaired or replaced.

(e)

Noise Attenuation Walls. As a Condition of Approval for a discretionary permit, the Review Authority may require walls, fences, berms, and/or landscaping for the purpose of noise attenuation in any zone to meet the standards in Chapter 9-404 when adjacent to a high noise generator, such as a major roadway or railroad. Where noise attenuation walls are required, height and yard restrictions for walls that would otherwise apply may be waived by the Review Authority upon review of a noise study, if necessary, for effective noise reduction.

(Ord. No. 4623, §§ 17, 18, 5-2-2023; Ord. No. 4632, § 11, 9-26-2023; Ord. No. 4671, §§ 24, 25, 5-13-2025)

The standards of this Section apply to equipment in new development, replacement equipment that is added to serve existing buildings, and condominium conversions. These standards do not apply to existing equipment that serves existing buildings. The Zoning Administrator may waive or modify screening requirements for 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 from an adjacent public road. 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, 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 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 are not permitted).

(B)

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

FIGURE 9-400.070-1: SCREENING OF ROOF MOUNTED EQUIPMENT

(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, such as 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 9-400.070-2: SCREENING OF GROUND MOUNTED EQUIPMENT

(3)

Exterior Wall Equipment. Wall-mounted equipment, including, without limitation, electrical meters, electrical distribution cabinets, 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.

(c)

Exceptions in Agricultural Zones and the I-G General Industrial Zone. Due to size and physical characteristics, outdoor equipment that is ancillary to farming operations in the Agricultural Zones and industrial operations in the I-G General Industrial zone does not have to be fully screened from view. In these cases, operators of such equipment are only required to provide screening from view of public roads for the outdoor storage of such equipment to the extent feasible.

This Section establishes development standards and expedited permit review procedures for small rooftop solar energy solar energy systems, which are allowed by-right under State law.

(a)

Expedited Administrative Review. After receipt of a complete application, only a Zoning Compliance Review is required for issuance of a building permit, and the building permitting process shall be streamlined with use of checklists to determine compliance with standards and eligibility for expedited review. Absent any specific, adverse impact findings, the Building Official shall administratively approve an application for a small rooftop solar energy installation that meets the standards of this section and is eligible for expedited review and issue all required permits or authorizations.

(1)

Approval for Connection to the Electricity Grid. The Building Official's approval of a building permit application does not authorize an applicant to connect a small residential rooftop solar energy system to the local utility provider's electricity grid. The applicant may need to contact the local utility provider for approval prior to activating the system.

(2)

Inspections. Only one building inspection of an installation eligible for expedited review shall be required, which shall be done in a timely manner and may include a consolidated inspection, except that a separate fire safety inspection may be required if the County that does not have an agreement with the local fire authority to conduct a fire safety inspection on behalf of the fire authority. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized.

(b)

Conformance to Codes Required. The installation must meet all applicable requirements of the State fire, structural, electrical, and other building codes, as adopted by the County.

(c)

Locations Allowed. A small residential rooftop energy system may be installed on any single family, duplex dwelling, or similar unit.

(d)

Maximum Generating Capacity. Not to exceed 10 kilowatts alternating current nameplate rating or 30 kilowatts thermal.

(e)

Maximum Height.

(1)

On Single-Unit Lots. A small residential rooftop solar energy system may extend up to five feet above the height limit in the zone in which it is located. Solar water or swimming pool heating systems may extend up to seven feet above the height limit in the zone in which it is located.

(2)

On All Other Lots. A small residential rooftop solar energy system 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 zone 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 zone in which it is located.

(f)

No Other Approval Required. Approval of a small rooftop solar energy system by an association, as the term is defined in Section 4080 of the Civil Code, is not required for issuance of a building permit.

(g)

Required Setbacks. 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 lot line.

This Section establishes standards for swimming pools and spas.

(a)

Pool Setbacks. The outside wall of the water-containing portion of any swimming pool or spa must be a minimum of three feet from side and rear lot lines.

(b)

Filtration Equipment. Swimming pool or spa filtration equipment and pumps shall not be in the front or street side yard and cannot be closer than 30 inches to side and rear lot lines.

(a)

Purpose and Applicability. The purpose of this section is to preserve the County's tree resources by requiring replacement of protected trees where removal is allowed. It applies to all development projects requiring discretionary approval that have Native Oak Trees, Heritage Oak Trees, or Historical Trees on the property, unless otherwise exempt.

(b)

Exemptions. This section does not apply to:

(1)

Cases of emergency requiring the immediate removal of said trees for the safety of structures or human life, as determined by the Zoning Administrator, the Director of Public Works, the Director of Parks and Recreation, or the Chief of the applicable fire district.

(2)

Removal of trees by the County or a public utility that are necessary:

(A)

To protect electric power or communication lines or other property owned by the County or the public utility, or

(B)

To repair and maintain existing roads, flood control facilities, and/or other public facilities. Where flood channels consist of all or portions of natural waterways, the portion to be exempted shall be limited to the watercourses and such portions of the adjacent land area between the levees required to discharge the 100-year flood.

(3)

Removal of trees required by other County codes, ordinances, or State or federal laws.

(4)

Removal of trees that are dead or diseased.

(5)

Removal of Native Oak Trees on:

(A)

Existing lots containing less than 10,000 square feet and an existing residential use, and

(B)

Existing lots containing less than one acre and an existing commercial or industrial use.

(c)

Permit Required for Tree Removal. A Zoning Compliance Review is required for the removal of a Heritage Oak Tree, Historical Tree or Native Oak Tree.

(1)

Heritage Oak Tree or Historical Tree. The removal of a Heritage Oak or Historical Tree shall not be permitted unless the Zoning Administrator finds that one or more of the following situations exists and the tree is replaced:

(A)

That the removal is in the public interest;

(B)

That the tree interferes with an existing structure, utility service, or road, and no reasonable alternative exists to correct the interference other than removal of the tree;

(C)

That removal is necessitated because the tree is endangering another plant in the area with infection or infestation; or

(D)

The removal is necessitated because the tree interferes with the maintenance of flood control facilities.

(2)

Native Oak Tree. Removal of a Native Oak Tree shall be permitted, provided any tree removed is replaced.

(d)

Replacement. Trees removed shall be replaced as follows:

(1)

Replacement Stock. Replacement stock shall be of healthy commercial nursery stock of the species removed or other species approved by the Zoning Administrator.

(2)

Replacement Location. Replacement trees shall be planted as near as possible to the location of the removed tree or in an alternative location acceptable to the Zoning Administrator.

(3)

Timing. Replacement stock shall be planted between October 1 and December 31, and no later than 18 months after the date of tree removal.

(4)

Number.

(A)

Each Heritage Oak Tree or Historical Tree that has been removed shall be replaced with five trees or acorns, or combination thereof.

(B)

Each Native Oak Tree that has been removed shall be replaced with three trees or acorns, or combination thereof.

(C)

The applicant shall be required to demonstrate to the satisfaction of the Zoning Administrator that replacement stock will be planted and maintained in such a manner as to ensure the survival of said stock at the end of a three-year period commencing from the date of planting.

(e)

Security Required. The Zoning Administrator may require the applicant to provide a performance bond or other financial security to replant any replacement tree found not to be alive at the end of the required three-year maintenance period. The form of the bond or other financial security must be found acceptable by the County Counsel and the amount shall be sufficient to cover the County's cost to replant replacement trees.

(1)

The Zoning Administrator shall, upon written request of the applicant at the end of the maintenance period, determine the health of the replacement trees and release the security, if all replacement trees are alive.

(2)

If the replacement trees are not alive, the Zoning Administrator shall use all or part of the security to replant replacement trees, and the applicant may be required to provide additional security to ensure maintenance of these trees for an ensuing three-year maintenance period.

(f)

Protection from Development. To protect and preserve Heritage Oak Trees, Historical Trees, and Native Oak Trees from construction activity, the following standards apply to all non-exempt development:

(1)

Grade Changes. Grade changes near or within the dripline of Heritage Oak Trees, Historical Trees, and Native Oak Trees shall comply with the following restrictions:

(A)

No grade changes shall occur within six feet of the trunk of the tree.

(B)

No grade changes shall occur that entail removing or adding more than six inches of soil in the protected zone of the tree.

(C)

Extensive cuts or fills that are necessary beyond the protected zone shall have adequate

(D)

Any grade changes within the protected zone of the tree shall be accomplished so as to prevent soil compaction and injury to or removal of the tree's roots.

(2)

Fencing. Before grading operations may commence, a minimum five-foot high chain link fence or other comparable protective fencing shall be installed at the outermost edge of the protected zone of each protected tree or group of trees. Fencing, however, to protect trees on slops that will not be graded is not required.

(A)

Fences shall remain in place throughout the entire construction period.

(B)

No material, machinery, or objects of any kind may be stored within the fenced area.

(3)

Trenching. No trenching whatsoever shall be allowed within the protected zone of subject trees. If underground utility lines must be installed within the protected zone, the conduit shall be installed by boring or drilling through the soil.

(4)

Retaining Walls. In cases where retaining walls are required within the protected zone of the tree, the property owner shall complete said improvement before the completion of grading operations and before commencement of any construction.

(5)

Paving. Paving within the dripline of affected trees shall be minimized. If paving is necessary, porous materials such as gravel, loose boulders, and cobbles, brick with sand joints, wood chips, or bark mulch shall be used.

(6)

Exceptions. This subsection does not apply to normal agricultural practices.

(g)

Landscaping beneath Protected Trees. Landscaping beneath Heritage Oak Trees, Historical Trees, and Native Oak Trees shall be subject to the following requirements:

(1)

Non-plant Materials. Non-plant materials such as loose boulders and cobbles, wood chips, or similar materials, may be used under trees.

(2)

Permitted Plants. Only plant species that are tolerant of the natural semi-arid environment of said trees, or the natural environment of Historical Trees, whichever is applicable, shall be permitted under trees.

(3)

Non-planting Areas. No plants or lawn shall be planted within a ten-foot radius of the trunk of any Heritage Oak Tree, Historical Tree, or Native Oak Tree.

(4)

Irrigation Systems. Permanent irrigation systems within the protective zone of Heritage Oak Trees, Historical Trees, and Native Oak Trees shall be limited to bubbler, drip, or subterranean systems only, and no irrigation system shall be allowed within a ten-foot radius of the trunk of these trees.

(5)

Exceptions. This subsection does not apply to normal agricultural practices.

(h)

Expert Opinion. The Zoning Administrator may require the opinion of an arborist with special expertise in the care and maintenance of Native Oak Trees, Historical Trees, or Heritage Oak Trees to review a discretionary permit for a project that would affect any of these trees, and the applicant shall be required to pay for the cost of obtaining the services of the arborist. The arborist's review shall focus on whether the proposed project will protect and preserve Heritage Oak Trees, Historical Trees, and Native Oak Trees, as required by this section and, if not, what additional conditions of approval should be imposed to ensure that the standards of this section are met.

This Section establishes standards for commercial and industrial design.

(a)

Applicability. The following standards apply to all commercial zones, industrial zones, and the Public Facilities zone or when commercial, industrial, or public facilities uses are constructed within the MixedUse Zone, as designated below:

(1)

Existing Development.

(A)

Section 9-400.090(b) Site Design applies when constructing:

(i)

New structures.

(ii)

Additions totaling greater than 25% of the existing floor area.

(B)

The remaining design standards should be considered when updating existing development but are not required.

(2)

New Development. New development is considered to be for a new use and/or vacant site that results in new structures.

(A)

All design guidelines apply when constructing:

(i)

10,000 square feet or more in floor area, cumulatively.

(B)

Section 9-400.090(b) Site Design applies when constructing:

(i)

Less than 10,000 square feet in floor area.

(C)

Sections 9-400.090(c) and (d) may be applied to smaller developments at the discretion of the Zoning Administrator.

(b)

Site Design.

(1)

Consistency. All structures on the same site shall be designed to be compatible with each other and, when feasible and reasonable, with adjacent sites. Site design should consider scale and incorporate similar landscaping and building materials or paint colors.

(2)

Pedestrian Access. Awnings and similar coverings shall be designed to accommodate and encourage pedestrian access between buildings on the same site and between adjacent sites. Connections to existing sidewalks in the public right-of-way are encouraged for commercial uses.

(3)

Public Spaces. Site design shall allow for the inclusion of inviting public spaces with features like water fountains, well-lit walkways, and outdoor seating.

(4)

Landscaping. Site landscaping shall conform to Chapter 9-402, Landscaping, unless otherwise specified, and details shall be provided during project review.

(5)

Stacking. Truck stacking areas must be provided to ensure that truck queueing will not interfere with public rights-of-way, private streets, or with on- or off-site parking and circulation.

(6)

Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and services areas shall not be located in front of buildings or oriented towards freeways and shall be screened pursuant to Section 9- 406.070(d).

(c)

Building Location/Orientation.

(1)

Orientation. Buildings shall be oriented towards roadways and include sufficient setbacks for useable outdoor public spaces where appropriate.

(2)

Entries. Main building entries shall open onto courtyards or public spaces when feasible.

(d)

Building Design.

(1)

Scale. Building design shall include using similar scale structures within a single development complex, as well as the incorporation of intentional roof design and building articulation for visual interest.

(2)

Building Articulation. Building facades shall be articulated, and may include:

(A)

Changes in wall directions

(B)

Stepping back upper floors

(C)

The number and size of windows

(D)

Projecting trellises, canopies, or awnings

(E)

Recessed entrances

(F)

Other unique design features at building entrances and corners

(3)

Façades. Building design shall include façade treatments, such as canopies over walkways along commercial storefronts and windows, including faux windows.

(4)

Colors. Contrasting, but complementary colors are encouraged for specific design elements, such as window trim. However, color choices shall be limited for consistency among buildings within a community or complex.

(5)

Materials/Finishes. Building design shall include the use of multiple types of materials and finishes such as a combination of wood and stone.

(6)

Roof Design.

(A)

Roof designs that use a combination of pitched and flat articulation are encouraged.

(B)

Roof overhangs shall be appropriately proportioned to the overall frame of the building.

(C)

Roofing shall be of light color and incorporate other design elements to reduce heat.

(e)

Modification of Requirements. The requirements of this Chapter may be modified by the Zoning Administrator in cases in which, due to the unusual nature of the proposed use(s), specific location, or the site plan submitted, the requirements set forth in this Chapter are judged insufficient or excessive. Decisions of the Zoning Administrator pursuant to this Section may be appealed to the Planning Commission under Chapter 9- 802, Common Procedures.

(Ord. No. 4656, § 1, 9-24-2024)

Chapter 9-401 - Affordable Housing Density Bonus

Sections: