Chapter 20.305 — GENERAL DEVELOPMENT AND SITE PLANNING STANDARDS

The purpose of this Chapter is to ensure that development is consistent with the General Plan; produces an environment of stable and desirable character that is harmonious with existing and future development; and protects the use and enjoyment of neighboring properties. (Ord. 1017, 2013)

• A. All zones. The standards of this Chapter apply to all zones. These standards shall be considered in combination with the standards for each zone in Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards) and in Article 4 (Standards for Specific Land Uses). In the event of a conflict, the standards specific to the zone or the specific land use shall override these general standards.

• B. All structures and uses. All structures, additions to structures, and uses shall conform to the standards of this Chapter as determined to be applicable by the Director, except as identified in Chapter 20.620 (Nonconformities).

• (Ord. 1017, 2013)

• A. Access to streets. Every structure shall have frontage upon a public right-of-way or permanent access to a public right-of-way by means of a recorded public easement, private easement, or reciprocal easement.

• B. Access to structures.

  1. Accessory structures and architectural features shall be designed or constructed in a way that will not obstruct access to any primary structures or secondary living quarters.

  2. Fences and walls shall provide a gate or other suitable opening no less than 36 inches in width to provide access to primary or accessory structures.

  3. A minimum of six feet of clear and open space shall be maintained between permitted projections on primary structures.

• (Ord. 1017, 2013)

• A. Dedication and/or improvements required.

  1. Before issuance of a building permit, or the use of land for any purpose, the City's review authority may require the dedication or irrevocable offer for dedication of real property for streets, alleys, including access rights and abutters' rights, drainage, public utility easements, and other public easement, in compliance with procedures in Municipal Code Title 19 (Subdivisions). The right-of-way dedicated for alley purposes shall be a minimum of 20 feet in width.

  2. If a proposed development will cause increased vehicular traffic, truck traffic, pedestrian traffic, noise, or other adverse impacts, the review authority may require street improvements or an agreement for improvements, including access rights and abutters' rights, drainage, public utility easements, and other easements, to prevent congestion and adverse impacts.

• B. Exceptions to dedication requirement. Dedication shall not be required before issuance of a Building Permit for:

  1. Interior building alterations that do not exceed one-third of the value of a building, as defined in the Building Code, and that do not result in a change of occupancy;

  2. Exterior building alterations or additions for a residential use that do not exceed one-third of the value of the building, as defined in the Building Code, and add no additional residential units;

  3. Fences and walls as regulated by Chapter 20.310 (Fences, Walls, and Hedges); and

  4. Temporary uses as regulated by Chapter 20.540 (Temporary Use Permits, Annual Advertising Permits, and Special Event Permits).

• C. Right-of-way dedications. The width of the right-of-way dedication shall be determined by either of the following:

  1. Infrastructure and Community Services Element of the General Plan; or

  2. County of Orange master plan of arterial highways.

• D. Street improvements.

  1. Street improvements required as a condition of approval may include curb, gutter, sidewalk, street and alley paving, street trees, street signs, street lights, fire hydrants, and utilities and shall be constructed to comply with City standards and specifications.

  2. When street improvements are required as a condition of approval, the Building Official shall issue a building permit only after determining that the work conforms to the Building Code and other applicable regulations.

  3. The Building Official shall make a frame inspection, at which time all off-site improvements, including curbs, gutters, and street paving, shall be completed.

  4. The Director may allow deferral of installation of Improvements where:

     • a. The grade of the abutting right-of-way has not been established before the time when on-site structures qualify for final release for occupancy or a drainage system would be delayed by the installation of improvements; and

     • b. The developer enters into a written agreement with the City, in which the developer agrees to all of the following:

       • (1) Install improvements by a certain later date;

• (2) Secure the obligation with a bond or deposit equal to 150 percent of the City's estimate of the required improvements; and

     - (3) Allow the City to use the deposit, after an agreed-upon time, to complete the required improvements, provided that the City returns any excess to the developer upon completion of the improvements by the City; 
  

  5. The Director is authorized to receive applications for waivers of street improvement requirements and to enter into the necessary written agreements with the applicants. A nonrefundable fee in an amount specified in the City's Master Fee Schedule shall accompany the application.

• E. Sidewalks. The minimum width of sidewalks for property fronting on major, primary, and secondary highways, as identified in the Infrastructure and Community Services Element of the General Plan, shall be:

  1. RE, RL, and RM Zones. Five feet, except that if over one-half of existing sidewalk within a block is four feet wide, the City Engineer may allow new sidewalks of comparable width.

  2. RH Zones. Five feet.

  3. CN and CG Zones and mixed-use overlay zones. Six feet.

  4. Business Park (BP) and General Industrial (IG) Zones. Four feet.

  5. Distance from lot line. Sidewalks shall be located two inches from the lot line, unless otherwise authorized by the City Engineer.

• (Ord. 1017, 2013)

This Section establishes regulations for determining compliance with the maximum allowable height limits established for each zone by Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards).

• A. Maximum height. The height of structures shall not exceed the maximum standard established for the applicable zone in Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards), except as provided in this Section.

• B. Height measurement. Maximum height shall be measured as the vertical distance from the finished grade to an imaginary plane located parallel to the finished grade at a height allowed by the zone. See Figure 3-1

(Height Measurement).

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Figure 3-1

Height Measurement

• C. Exceptions to height limits. Table 3-1 (Exceptions to Height Limits) indicates which features may exceed the zone height limits established in Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards).

(Ord. 1017, 2013)

This Section provides standards for room additions in residential zones and general design standards and guidelines for development in residential zones.

• A. Room additions.

  1. Room additions shall be designed and built in a manner representing practical and commonly accepted living arrangements for residences.

  2. Bedroom additions.

     • a. Accessibility. Bedroom additions shall be accessible from a common hallway and integrated into the overall design of the main structure. Bedrooms shall not be accessible directly from kitchens, bedrooms, garages, or utility rooms and shall not have private exterior entrances or exits. The Director may allow bedrooms designated as master bedrooms that are oriented to the rear yard area to have an exterior entrance or exit.

     • b. Cooking. Private cooking facilities in bedroom additions shall be prohibited.

     • c. Room size. Bedroom additions shall conform to the minimum room size requirements of the California Building Code.

  3. Non-bedroom additions. Non-bedroom additions shall be attached to the main structure in either of the following ways:

     • a. With a minimum six-foot wide access to the main structure; or

     • b. Where an existing or proposed hallway readily adapts to the proposed addition, and all general provisions of these guidelines are met.

  4. Second-story additions.

     • a. The Director may require public notice to adjacent residences upon application for a second-story room addition.

     • b. All windows of a second-story addition shall be offset from windows of adjacent residences.

  5. Design criteria.

     • a. Room additions shall be architecturally compatible with the primary building in terms of color, materials, doors, windows, roof type and pitch, and scale.

     • b. Building exteriors may be constructed of wood, synthetic siding, stucco, concrete, brick, slumpstone, rock, or other material approved by the Director. Metal siding or roofs are prohibited.

       • (1) Buildings shall have minimum 18-inch eaves, which shall be finished with a fascia only if metal rafters are exposed.

       • (2) Roofing material shall consist of asphalt, tile, concrete, wood shake, or shingles, or composition rock. New development is limited to tile, concrete shingle, or other fire-resistant materials.

  6. All nonconforming conditions existing on a site, with the exception of lot size, shall require correction before any room addition or modification of structures.

• B. General residential zone design standards and guidelines.

  1. Maximum wall lengths. The planes of the exterior walls of buildings that are 100 feet or more in length shall vary in depth and direction through the use of recesses, offsets, and projections.

  2. Exterior walls.

     • a. Exterior walls shall always be the primary architectural and visual feature. Restraint shall be exercised in the number of permissible finish materials. Harmonious materials and color treatment is essential to achieve unity in a project.

     • b. The following materials are prohibited:

• (1) Non-anodized and non-painted aluminum finished window frames;

     - (2) Metal grilles and facades; and 
  
     - (3) Aluminum or other metal panels on the street elevation, unless it can be demonstrated that they are consistent with a structure's overall design character, and do not adversely affect the visual character, pedestrian travel, or vehicular circulation due to glare or reflection. 
  

• (Ord. 1017, 2013)

This Section establishes standards to ensure the provision of open areas around structures for: visibility and traffic safety; access to and around structures; access to natural light and ventilation; separation of incompatible land uses; and space for privacy, landscaping, and recreation.

• A. General setback requirements.

  1. All structures shall conform to the minimum setback requirements identified for each zone in Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards), except for the features identified in Table 3-2 (Maximum Allowed Encroachments/Projections into Required Setback Areas in Residential Zones).

  2. Each setback area shall be open and unobstructed from the ground upward, except as specified in Paragraph C (Allowed encroachments/projections into setback areas), below.

• B. Measurement of setback areas.

  1. Front setback area.

     • a. Future right-of-way line. Whenever a future street right-of-way line is officially established, the required front setback area shall be measured from the established future right-of-way line.

     • b. Lots generally. The front setback area shall be measured by a line, at right angles to the front lot line or by the radial line in the case of curved front lot line, from the nearest point on the front lot line to the nearest relevant setback line.

     • c. Corner lots. The front setback area for a corner lot shall be measured by a line, at right angles to the lot line adjoining the street to which access to the property is taken, from the nearest point on that front lot line to the nearest relevant setback line.

     • d. Through lots. One of the front setback areas of a through lot may serve as a required rear setback area, provided that the rear setback area conforms to the front setback area of the adjoining parcels.

  • e. Cul-de-sac lots.

    • (1) The right-hand and left-hand lots entering the cul-de-sac or knuckle from the straight portion of the street shall have a setback line established by a line tangent to the setback radius and shall be parallel to the straight portion of the street. See Figure 3-2 (Front Setback Line for Cul-de-Sac Lots).

    • (2) The width of cul-de-sac, knuckle, or similar lots shall be measured 20 feet from the front lot line along a line perpendicular to the middle point of the setback radius.

2. Side setback area. The side setback area shall be measured by a line, at a right angle to the side lot line, from the nearest point on the side lot line to the nearest relevant setback line.

3. Street side setback area. The side setback area on the street side of a corner lot shall be measured from the nearest point on the side lot line adjoining the street to the nearest point of the relevant setback line.

4. Rear setback area. The rear setback area shall be measured at right angles from the nearest point on the rear lot line to the nearest relevant setback line, except:

• a. If an access easement or street right-of-way line extends into or through a rear setback area, the measurement shall be taken from the nearest point of the access easement or right-of-way line; and

  • b. Where the side lot lines converge to a point at the rear of the lot, a line at least 10 feet long within the parcel, parallel to and at a maximum distance from the front lot line, shall be deemed to be the rear lot line for the purpose of determining the depth of the required rear setback area. See Figure 3-3 (Rear Setback Lines for Irregularly-Shaped Lots).

5. Director's determination. In situations different from those identified above, the Director shall have the authority to determine how setbacks are to be measured.

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Figure 3-2

Front Setback Line for Cul-de-Sac Lots

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Figure 3-3

Rear Setback Lines for Irregularly-Shaped Lots

• C. Allowed encroachments/projections into setback areas.

  1. Residential zones. Table 3-2.1 (Maximum Allowed Encroachments into Required Setback Areas in Residential Zones) indicates the extent to which structures and architectural features may encroach or project into required setback areas, as illustrated in Figure 3-4 (Allowed Projections into Required Setback Areas), subject to the following limitations:

     • a. Regardless of the allowed encroachments or projections into setback areas, a minimum 36-inch wide passageway shall be maintained within at least one side setback area adjacent to the primary structure. The passageway shall be free of encroachments and obstructions, including fences, walls, mechanical equipment, and other items not attached to the primary structure. No reduction or modification to this requirement shall be allowed.

     • b. No encroachments at the ground level are allowed within the required setback area of a lot abutting an alley.

     • c. Any type of encroachment or projection into a public right-of-way shall require issuance of a revocable encroachment permit by the Public Works Director.

  2. Nonresidential zones. Table 3-2.2 (Maximum Allowed Projections into Required Setback Areas in Nonresidential Zones) indicates the extent to which structures and architectural features may encroach or project into required setback areas.

Notes:

• (1) For multi-family, condominium, and townhouse-type projects, setbacks shall be measured from the perimeter of the enclosed private open space and not from the overall project site boundary line.

• (2) Vertical clearance - Minimum 8 feet above grade.

• (3) Water features and swimming pools shall be enclosed by walls or fences no less than six feet in height on exterior lot lines in compliance with Chapter 20.310 (Fences, Walls, and Hedges).

• (4) No architectural feature shall project closer than 30 inches from a side lot line and a minimum eight foot high vertical clearance from the ground shall be provided and maintained.

• (5) On a corner lot, accessory structures are not allowed on the street side.

• (6) The enclosure of a patio shall require processing as a room addition in compliance with Section 20.305.060 (Residential Zone Room Additions and Design Guidelines) and shall meet the setback requirements of a primary structure.

• (7) The carport roof may overhang a maximum of 2 feet from the support columns.

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Figure 3-4

Allowed Encroachments into Required Setback Areas

1. Interior side and street side.

2. Landscape setback is measured from the lot line. Allowed encroachments into the required setback for parking shall be between required landscape setback and building setback only.

• (Ord. 1017, 2013)

This Section provides screening standards for the separation of adjoining residential and nonresidential land uses and screening standards for mechanical equipment. Multi-family residential and all nonresidential land uses shall comply with the requirements of this Section. See Chapter 20.450 (Wireless Communications Facilities) for screening requirements for antennae.

• A. Screening between different zones.

  1. Screening shall be required between different zones. For example, a nonresidential land use proposed on a site abutting a residential zone shall provide screening at the lot line that is common with the residential zone. See Figure 3-5 (Screening and Buffering between Different Land Uses and Zones).

  2. The screen shall consist of plant materials and a solid, decorative wall of masonry or similar durable material installed and maintained in compliance with Chapter 20.310 (Fences, Walls, and Hedges). See Figure 3-5 (Screening and Buffering between Different Land Uses and Zones).

  3. The decorative wall shall be architecturally treated on both sides, subject to the Director's approval.

  4. A landscape strip with a minimum width of five feet shall be installed adjacent to a screening wall, except that a greater landscape strip between a parking lot and a screening wall may be required in compliance with Section 20.320.110 (Landscaping Standards for Parking Areas).

  5. The Director may waive, or approve a substitute for the requirements of Paragraphs 2, 3, and 4 above, if the Director first determines that:

     • a. The relationship of the proposed uses makes screening unnecessary;

     • b. The intent of this Section can be successfully met by alternative screening methods; or

     • c. Physical characteristics or constraints on the site make the required screening infeasible or unnecessary.

• B. Mechanical equipment screening.

  1. Generally. The screening of mechanical equipment for multi-family residential and all nonresidential land uses is required in all zones at the time of new installation or replacement, whether installed on the ground, walls, or roof.

     • a. The screening of mechanical equipment is required in all zones at the time of new installation or replacement, whether installed on the ground, walls, or roof.

     • b. Mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust vents, swimming pool and spa pumps and filters, transformers and generators, and similar equipment, excluding solar collector panels) shall be screened from public view and adjacent residential zones.

     • c. Screening devices shall be permanently maintained.

     • d. A mechanical equipment plan shall be approved by the Director to ensure that the mechanical equipment is not visible from an abutting or adjacent lot or public right-of-way.

• e. Where it can be clearly demonstrated that the exterior roof-mounted or ground-mounted mechanical equipment is not visible from any public right-of-way, public property, or residential property in a residential zone, the Director may waive the screening requirements of this Section.

  2. Roof-mounted mechanical equipment.

     • a. Building parapets or other architectural elements in a structure's architecture style shall screen roof-mounted equipment.

     • b. New structures shall be designed to provide a parapet or other architectural element that is as tall as or taller than the highest point on any new mechanical equipment to be located on the roof of the structure. In addition, the Director may require screening of the top of roof-mounted mechanical equipment, if necessary to protect views from adjacent lots. See Figure 3-6 (Screening of RoofMounted Equipment).

     • c. For existing structures with no parapets or low parapet heights, mechanical equipment shall be surrounded on all sides by an opaque screen wall that is as tall as the highest point of the equipment. The wall shall be architecturally consistent with the structure and match the existing structure's paint, finish, and trimcap detail.

     • d. Roof-mounted mechanical equipment shall be set back at least 15 feet from all roof edges that are parallel to street lot lines.

     • e. Roof-mounted mechanical equipment and screening shall be subject to the height limitations of Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards) and any height limit exceptions in Section 20.305.050 (Height Measurement and Height Limit Exceptions).

     • f. Equipment visible only from properties in the BP or IG zones and not visible from an arterial street is not required to be screened. If equipment is visible from any other zone or from an arterial street, the equipment must be screened.

  3. Ground-mounted and wall-mounted equipment.

     • a. Ground-mounted and wall-mounted equipment shall not be located between the face of the building and the public-right-of-way.

     • b. Screening devices shall be as high as the highest point of the equipment being screened.

     • c. Ground-mounted mechanical equipment and screening, except landscaping, shall be subject to the setback requirements of Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards) and any allowed encroachments in Section 20.305.070 (Setback Areas and Allowable Encroachments).

     • d. Screening shall be architecturally compatible with the facility in design type, materials, and colors. The screening design shall include landscaping for equipment at ground level and may include view-obscuring ornamental block, wood and earth berms, and similar design features if consistent with overall design concept.

     • e. New screens for ground-mounted or wall-mounted equipment shall require approval of a Minor Site Plan and Design Review in compliance with Chapter 20.530 (Site Plan and Design Review) or may be referred to the Commission as determined by the Director.

• f. Utility meters shall be screened from view from public rights-of-way.

  - g. Electrical transformers in a required front or street side setback area shall be enclosed in subsurface vaults. 
  
  - h. Water backflow prevention devices shall not be located in the front setback area and shall be screened from view. 
  

• C. Solid waste storage areas. Screening of solid waste storage areas and trash receptacles shall be provided in compliance with the requirements of Section 20.305.090 (Solid Waste and Recyclable Materials Storage).

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Figure 3-5

Screening and Buffering between Different Land Uses and Zones

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Figure 3-6

Screening of Roof-Mounted Equipment

• (Ord. 1017, 2013)

This Section provides standards that support the City's compliance with the California Solid Waste Reuse and Recycling Access Act (Public Resources Code Sections 42900 through 42911 ). Related standards are in Municipal Code Chapter 6.04 (Integrated Waste Management).

• A. Applicability. Refuse storage areas shall be provided before occupancy for new multi-family residential, mixed-use, commercial, industrial, and public/semipublic development, and changes to existing multi-family or nonresidential development that increase gross floor area by 25 percent or more.

• B. Storage containers. Solid waste and recyclable materials storage containers shall be provided in the number, dimensions, and types required by the Director.

• C. Storage area location. Solid waste and recyclable materials storage areas shall be provided in a permanent locations that do not encroach upon driveways, parking areas, pedestrian and emergency access areas, alleys or public rights-of-way, setback areas, or landscaped or open space areas, as approved by the Director. Storage areas shall not face a public right-of-way or any adjacent single-family residential zone.

• D. Storage area design and construction. Solid waste and recyclable materials storage areas shall be:

  1. Provided in the dimensions required by the Director.

  2. Enclosed on three sides by a solid screening wall or fence with a minimum height of six feet, designed to be architecturally compatible with the surrounding structures.

  3. Provided with an approved operable solid door or gate not less than six feet in height on the fourth side, properly secured to prevent access by unauthorized persons and to minimize scavenging, while allowing authorized persons access for disposal and collection of materials. The gate shall be maintained in working order and shall remain closed except when in use.

  4. Provided with a covering or roof for security (to prevent scavenging and/or dumping). The roof should provide adequate clearance to allow complete access to the waste bins, but should not exceed eight feet in height. Open areas between the solid wall and the roof should also be secured.

  5. Provided with a concrete pad within the fenced or walled areas and a concrete apron that facilitates the handling of the individual bins or containers.

  6. Designed to accommodate individual bins or containers that protect contents from adverse environmental conditions that might render recyclable materials unmarketable. See Figure 3-7 (Solid Waste/Recyclable Materials Storage).

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Figure 3-7

Solid Waste/Recyclable Materials Storage

(Ord. 1017, 2013)

• A. Traffic Visibility Area required. Development proposed adjacent to a public or private street or alley intersection, or the intersection of a driveway with a street, shall be designed to provide an area of unobstructed vision (Traffic Visibility Area) to provide for pedestrian and traffic safety. See Figure 3-8 (Traffic Visibility Area for Street-to-Driveway Intersections).

• B. Measurement of Traffic Visibility Area. A Traffic Visibility Area is the triangular area formed by measuring:

  1. 25 feet in either direction from the intersection of the front and street-side lot lines or their prolongation; or

  2. 10 feet in either direction from intersecting driveways, or a street/alley intersecting a driveway.

• C. Maximum height limit. No structure (e.g., fence, wall, etc.), sign, or landscape element (e.g., mounds of earth, shrubbery, etc.) shall exceed 30 inches in height above the nearest street curb elevation within the Traffic Visibility Area, unless otherwise approved by the City Engineer. This limitation shall not apply to:

  1. Public utility poles;

  2. Trees trimmed to a line at least eight feet above grade;

  3. Supporting members of appurtenances to permanent structures existing on the effective date of this Zoning Code;

  4. Official warning signals or signs;

  5. Open fences with pilasters/columns not obstructing more than 25 percent of sight through the vertical area between 30 inches and 54 inches in height above the nearest street curb elevation. See Chapter 20.310 (Fences, Walls, and Hedges).

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Figure 3-8

Traffic Visibility Area for Street-to-Driveway Intersections

(Ord. 1017, 2013)

This Section provides standards for the underground installation of utilities. Related standards are in Municipal Code Chapter 13.08 (Removal of Overhead Utilities).

In all zones, on-site utility connections to new structures shall be installed underground. Necessary associated equipment (e.g., surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, concealed ducts in an underground system, etc.) may be placed above ground, provided that it is screened from view in compliance with Section 20.305.080 (Screening and Buffering). (Ord. 1017, 2013)