Chapter 17.20

General Site Planning and Development Standards

This chapter expands upon the requirements of Article 2 (Zones, Allowable Uses, and Development Standards) by addressing additional details of site planning, project design, and operation, to ensure that all development:

• A. Produces an environment of stable and desirable character;

• B. Is compatible with existing and future development; and

• C. Protects the use and enjoyment of neighboring properties, consistent with the General Plan and any applicable specific plan. [Source: 17.20.010. A-C]

The standards established in this chapter apply to all proposed development and new land uses and shall be considered in combination with the standards for each zone in Article 2 (Zones, Allowable Uses, and Development Standards). If there is a conflict between the standards of this chapter and other chapters of this Zoning Code, the most restrictive standard shall apply as determined by the Director. [Source: 17.20.020, modified]

• A. CPTED Principles. Throughout this Zoning Code, concepts of prevention through environmental and urban design have been developed and located throughout the regulations. Crime

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Prevention Through Environmental Design (CPTED) is an approach that aims to reduce crime and improve public safety by designing the physical environment to influence human behavior. The main principles of CPTED include:

1. Natural Surveillance. Designing spaces to maximize visibility, allowing people to observe activities and deter criminal behavior. This includes strategic placement of windows, porches, front doors that have a direct connection to the street, lighting, and landscaping to eliminate hiding spots. Natural surveillance is also provided by using single-loaded streets with homes facing public areas such as creeks, parks, open spaces, railroad tracks, etc.

2. Natural Access Control. Directing movement and controlling access to reduce the opportunity for crime. This is achieved through barriers such as gates, fences, or entry points that define the intended flow of people.

3. Territorial Reinforcement. Creating a sense of ownership over a space by using physical designs such as signage, landscaping,

or fences to distinguish between public and private areas, making intruders stand out.

4. Maintenance (or 'Image'). Ensuring that areas are well-maintained and clean to signal that a space is cared for, which deters crime by creating a sense of order.

5. Activity Support. Encouraging the use of spaces for legitimate purposes by designing areas for community activities, making them less appealing for criminal behavior.

• B. Identification of CPTED Oriented Provisions. To ensure the clear identification and application of CPTED standards, provisions and regulations within this Zoning Ordinance that align with CPTED principles are marked with the designation "[CPTED]" at the end of the respective provision or regulation. See Subsection 17.20.030.C (Examples of CPTED Oriented Design Features and Considerations).

• C. Examples of CPTED Oriented Design Features and Considerations. The CPTED principles identified in Subsection 17.20.030.A (CPTED Principles). Examples of CPTED principles for both single-unit, multi-unit, and mixed use developments are illustrated in the figures below:

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Figure 17.20-01 Single-Unit with Porch

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Figure 17.20-02 Multi-Unit

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Figure 17.20-03 Mixed-Use

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• A. Purpose. This section describes the required methods for measuring the height of structures in compliance with the height limits established for each zone listed in Article 2 (Zones, Allowable Uses, and Development Standards), and exceptions to those established height limits. [Source: 17.20.050.A, modified]

• B. Maximum Height of Structures. The height of structures shall not exceed the standard for the applicable zone established in Article 2 (Zones,

Allowable Uses, and Development Standards), except as otherwise provided by this section. [Source: 17.20.050.B, modified]

• C. Height Measurement. The maximum allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located at the allowed height above and parallel to the grade. Height measurements shall be based on existing topography of the site, before grading for proposed on-site improvements. All sides of a structure shall comply with this requirement. See Figure 17.20-04 (Height Measurement). [Source: 17.20.050.C, modified]

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Figure 17.20-04 Height Measurement

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• D. Exceptions to Height Limits. The review authority may approve exceptions to the height limits of this Zoning Code as follows: [Source: 17.20.050.D, modified]

  1. Nonresidential Zones. Minor projections, including elevator and mechanical equipment enclosures may exceed the height limit by fifteen (15) feet, provided they are screened by a parapet or pitched roof. Architectural features including clock towers, cupolas, and similar structures may exceed the height limit by:

     • a. Up to twenty (20) feet, if located at a street intersection; and

     • b. Up to twelve (12) feet, if located midblock.

These features shall not exceed a width of twenty-five (25) feet or one-third ( ! ) of the length of the structure facade, whichever is less. Signs shall not be included within the additional height allowed. [Source: 17.20.050.D.1.a—b, modified]

2. Residential Zones. Chimneys and television antennas, not exceeding a dimension

of six (6) feet at their base may exceed the height limits of the applicable zone by a maximum of five (5) feet. [Source: 17.20.050.D.2]

3. Additional Structure Height Increases. In addition to Paragraphs D.1 and D.2, above, structures may exceed the height limit established per zone by a maximum of twenty-five (25) percent subject to the approval of a Conditional Use Permit in compliance with Chapter 17.58 (Conditional Use Permit and Minor Use Permit). [Source: NEW]

• A. Purpose. This section provides standards for the use and minimum size of setbacks. These standards provide open areas around structures for: access to and around structures; access to natural light, ventilation, and direct sunlight; emergency access; separation of incompatible land uses; and space for privacy, landscaping, and recreation. [Source: 17.20.070.A, modified]

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• B. Setback Requirements. All required setbacks shall comply with the following:

  1. General Requirement. All structures shall comply with the setback requirements of each zone and with any setbacks established for specific uses by this Code, except as otherwise provided by this section. No portion of any structure, including eaves or roof overhangs, shall extend beyond a property line; or into an access easement or street right-of-way, without first securing an Encroachment Permit. Greater setbacks than required by this Code may be required based on local or State requirements. [Source: 17.20.070.B]

  2. Infill Development Within Previously Approved Projects. Where setbacks have been established for individual vacant parcels by a Specific Plan, a PD zone, an approved subdivision map, other entitlement, or to protect an environmental resource, the established setbacks shall continue to apply to continuing development unless circumstances have changed substantially from the time that setbacks were established, as determined by the Director, in which case the setbacks required by this Zoning Ordinance shall be applicable. [Source: 17.20.070.B, modified]

  3. Setbacks Required from Environmental Assessment. In the event a setback(s) is required based on an environmental assessment or determination, the property owner or applicant shall be required to provide updated studies or reports at the Director's discretion to revise the required setback. [Source: NEW]

• C. Measurement of Setbacks. Setbacks shall be measured as follows, except that the Director may require different setback measurement methods where they determine that unusual parcel configuration makes the following infeasible or ineffective. See Figure 17.20-05 (Lo-

cation and Measurement of Setbacks). For streets with detached planter strips, the property line is assumed to be the back of the sidewalk for the purposes of setback measurement. [Source: 17.20.070.C, modified]

1. Front Yard Setbacks. The front yard setback shall be measured at right angles from the nearest point on the front property line of the parcel (or edge of access easement on a private street) to the nearest point of the wall of the structure, except as provided in Subparagraphs C.1.a, and C.1.b, below. The front property line is the narrowest dimension of a lot adjacent to a street. [Source: 17.20.070.C.1]

   • a. Flag Lots. For a parcel with a fee ownership strip extending from a street or rightof-way to the building area of the parcel, area of the required front setback shall be determined by the Director. [Source: 17.20.070.C.1.a]

• b. Corner Lots. The measurement shall be taken from the nearest point of the structure to the nearest point of the narrowest street frontage property line. If the property lines on both street frontages are of the same length, the property line to be used for setback measurement shall be determined by the Director. [Source: 17.20.070.C.1.b]

2. Side Yard Setbacks. The side yard setback shall be measured at right angles from the nearest point on the side property line of the parcel to the nearest line of the structure; establishing a setback line parallel to the side property line, which extends between the front and rear yards. [Source: 17.20.070.C.2]

3. Street Side Yard Setbacks. The side yard on the street side of a corner parcel shall be measured from the nearest point of the

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side property line bounding the street, or the easement for a private road. [Source: 17.20.070.C.3]

4. Rear Yard Setbacks. The rear yard shall be measured at right angles from the nearest point on the rear property line to the near-

est line of the structure, establishing a setback line parallel to the rear property line. The Director shall determine the location of the required rear yard setback on a double-frontage parcel. [Source: 17.20.070.C.4]

Figure 17.20-05 Location and Measurement of Setbacks

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• D. Exemptions From Setback Requirements. The minimum setback requirements established in this Zoning Code shall apply to all development and new land uses, except the following: [Source: 17.20.070.D, modified]

  1. Fences shall comply with the requirements included in Table 17.26-01 (Maximum Height of Fences, Walls, and Hedges); [Source: 17.20.070.D.1]

  2. Decks, earthworks, steps, terraces, and other site design elements that are placed directly upon grade and do not exceed a height of eighteen (18) inches above the surrounding grade at any point. Parcel

coverage requirements may still apply for these features; and [Source: 17.20.070.D.2, modified]

3. Retaining walls less than thirty (30) inches in height above finish grade. Embankments to be retained that are over fortyeight (48) inches in height shall be benched so that no individual retaining wall exceeds a height of thirty-six (36) inches. [Source: 17.20.070.D]

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• E. Limitations on Uses of Setbacks. The use of required setback areas shall comply with the following.

  1. Structures. Required setback areas shall not be occupied by structures other than: [Source: 17.20.070.E.1]

     • a. The fences, walls, and hedges permitted by Chapter 17.26 (Fences, Walls, and Hedges); and [Source: 17.20.070.E.1.a]

     • b. The projections into setbacks allowed by Subsection 17.20.040.F (Allowed Projections into Setbacks). [Source: 17.20.070.E.1.b]

  2. Storage. No front or street side setback shall be used for the storage of scrap or junk. [Source: 17.20.070.E.2]

3. Parking. Required residential parking spaces shall not be located within the front setback area other than in the driveway or carport. Temporary (less than seventytwo (72) hours) parking is allowable within required setback areas only on paved driveways. Storage (seventy-two (72) hours or more) of vehicles, including recreational vehicles, boats, trailers, and ATVs, in required setbacks is prohibited. [Source: 17.20.070.E.3, modified]

• F. Allowed Projections into Setbacks. Attached architectural features and certain detached structures may project beyond the wall of the structure and into the front, side, street side, and rear yard setbacks, in compliance with the following requirements: [Source: 17.20.070.F, modified]

  1. Architectural Features. Architectural features attached to the primary structure and detached structures may extend beyond the wall of the structure and into the front, side, street side, and rear yard setbacks, in compliance with Table 17.20-01 (Allowed Projections into Setbacks). See also Figure 17.20-06 (Examples of Allowed Projections into Side Setbacks). [Source: 17.20.070.F.1, modified]

  2. Equipment. Air conditioning, heating, emergency generators, and similar equipment may extend up to thirty (30) inches into side and rear yards, but to no closer than thirty-six (36) inches to any property line. Swimming pool, hot tub, and spa equipment are instead subject to Subsection 17.20.040.G (Setback Requirements for Specific Structures), below. [Source: 17.20.070.F.2]

Table 17.20-01 Allowed Projections into Setbacks

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Notes

• [(1) ] Feature may project no closer than thirty-six (36) inches to any property line.

• [(2) ] Feature may project no closer than twenty-four (24) inches to any property line.

• [(3) ] Features over eighteen (18) inches in height shall comply with Subsection 17.20.040.G.2.

Figure 17.20-06 Examples of Allowed Projections into Side Setbacks

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• G. Setback Requirements for Specific Structures. Setbacks for specific structures shall comply with the following standards:

  1. Fences. See Chapter 17.26 (Fences, Hedges, and Walls). [Source: 17.20.070.G.2]

  2. Decks and Other Site Design Elements. Detached decks, attached decks, steps, terraces, and other site design elements which are placed directly upon the grade, and which exceed a height of eighteen (18) inches above the surrounding grade at any point, shall conform to the setback require-

ments of this Code for detached accessory structures. (Note: site design elements less than eighteen (18) inches above grade are exempt.) [Source: 17.20.070.G.3]

3. Swimming Pools, Hot Tubs, etc. Swimming pools, hot tubs, spas, and associated equipment shall be set back a minimum of three (3) feet from side and rear property lines and shall not be located within a front or street side setback. [Source: 17.20.070.G.4]

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• A. Purpose and Applicability. Development proposed adjacent to any public or private street or alley intersection, excluding the TC zone, shall be designed to provide a traffic safety visibility area for pedestrian and traffic safety. [Source: 17.20.050.E]

• B. Measurement of Traffic Safety Visibility Area. A traffic safety visibility area shall be measured as follows:

  1. Corner Parcels. On corner parcels, the traffic safety visibility area shall be formed by a ninety-degree triangle with two (2) sides measuring thirty-five (35) feet along both the front and side street curb lines, said length beginning at their intersection, and a third side connecting the two (2) ends running diagonally across the property. See Figure 17.20-07 (Traffic Safety Visibility Area). [Source: 17.20.050.E.1, modified]

  2. Parcels Containing or Abutting a Rightof-Way Easement, Private Drive, or Alley.

  • On parcels containing or abutting a parcel containing a right-of-way easement, private drive, or alley, the traffic safety visibility area shall be formed by a ninetydegree triangle with two (2) sides measuring fifteen (15) feet along each side of the right-of-way easement, private drive, or alley and the street curb line abutting the roadway, said length beginning at their intersection, and a third side connecting the two (2) ends running diagonally across the property. Figure 17.20-07 (Traffic Safety Visibility Area). [Source: NEW]

• C. Height Limit. No structure, sign, or landscape element shall exceed thirty-six (36) inches in height within the traffic safety visibility area, unless approved by the Director, except for trees with their canopy trimmed to a minimum of eight (8) feet above grade. [Source: 17.20.050.E.2]

• D. Maintenance. The traffic safety visibility area shall be continuously maintained by the individual property owner(s) in compliance with the standards established in this section. [Source: NEW]

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Figure 17.20-07 Traffic Safety Visibility Area

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