§ 11.19

The purpose of this Chapter is to prescribe development and site regulations that apply, except where specifically stated, to development in all districts. These standards will be used in conjunction with the standards for each zoning district located in Division II, Zoning and Overlay Districts. In any case of conflict, the standards specific to the zoning district will override these regulations.

(Ord. No. 1624)

(a)

Generally. Where a lot is greater than one acre in size and is divided by a 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, shall be located in a district in which it is not a permitted or conditionally permitted use. For lots less than one acre in size the regulations in Section 11.04.040.C.2, Zoning Boundary Interpretations shall apply.

(b)

Accessory facilities. Accessory landscaping, fences, screening or retaining walls, and usable open space may be located on the lot without regard for zone boundaries.

(c)

Density and floor area. The maximum permitted number of living units or maximum floor area, if any, shall be calculated according to the lot area within each zoning district and the corresponding density ratio and floor area ratio for the district. The resulting maximum permitted number of living units or amount of floor area may be distributed on the lot without regard for district boundaries, as long as all portions of the project comply with the development standards of the district in which they are located and all other provisions of this Section.

(d)

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

(e)

Exceptions. If more than 60 percent of a lot is located in one zoning district, a qualified applicant may apply for and the Planning Commission may consider a Conditional Use Permit in order to request exceptions to the provisions of this Section (e.g., to apply the standards of one of the districts to a greater area of the site).

(Ord. No. 1624)

(a)

Residential accessory structures. Residential accessory structures include structures that are customarily related to a residence, including garages, greenhouses, storage sheds, studios, play equipment, swimming pools, spas, workshops, detached covered decks and patios, detached uncovered decks and patios 18 inches in height or greater, and similar structures. Regulations for residential second units are located in Section 11.32.030, Accessory Dwelling Units.

(b)

Non-residential accessory structures. In addition to the primary structures associated with permitted uses, each use classification may include accessory structures which are necessarily and customarily associated with, and are appropriate, incidental, and subordinate to, such primary structures and uses. It shall be the responsibility of the Planning Director to determine if a proposed accessory structure is necessarily and customarily associated with, and is appropriate, incidental, and subordinate to the primary structure or use, based on the Planning Director's evaluation of whether the proposed accessory structure is necessary or customarily associated with the use for which the development was constructed. Determinations by the Planning Director shall be subject to appeal pursuant to Section 11.53.150, Appeals and Calls for Review. All accessory structures shall be located in compliance with all other applicable requirements of the zone district in which they are located and any other permits required (e.g. design review permit in commercial districts).

(c)

Development standards. Accessory structures shall be developed in accordance with the following standards:

(1)

Relation to existing structures. A detached accessory building may only be constructed on a lot on which there is a permitted main building or use to which the accessory building is related. However, an accessory building may be constructed prior to a permitted main building and used for not more than one year in connection with the construction of the main building provided that a building permit is obtained for the entire project, including the accessory building, prior to the start of any construction and a compliance bond has been obtained. The accessory structure will not be issued a building permit final until final occupancy has been issued for the main building.

(2)

Size. Accessory structures count towards the maximum lot coverage or floor area ratio (FAR) permitted on a site. Within the valley growth boundary, excluding agricultural uses, no single accessory structures shall exceed the ground floor area of the primary building.

(3)

Levee setback. Structures located in proximity to a levee shall meet the requirements of Section 11.23.030.D, Setbacks Adjacent to a Levee.

(4)

Setbacks. Accessory structures shall meet the setback requirements established by the zoned district they are located in.

a.

Setback exemptions: Uncovered decks and patios under 18 inches in height; one accessory structure less than eight feet in height and less than 120 square feet in area. Pool and spas shall meet setback requirements of Section 11.19.100 Swimming Pools and Spas. Fences shall meet setback requirements of Section 11.19.040 Fences and Walls. Within the valley growth boundary no accessory structures shall be permitted within the front yard setback area with the exception of decks, patios, and fences (see Section 11.19.040 Fences and Walls).

(Ord. No. 1624)

(a)

Applicability. The standards of this Section apply to fences, freestanding walls, dense hedges, and similar structures. Walls and fences, depending on their height, may require approval of a building permit. Walls and fences within non-residential districts (excluding natural resource and agricultural districts) are further regulated by the County's design guidelines.

(b)

Maximum height. Fences, walls, hedges, and similar structures shall be limited to the maximum heights stated below. Fences and walls depending on height and construction style may require a building permit.

(1)

Front yards and street side yards. Within the valley growth boundary the required front and corner side yards, or along the exterior boundaries of such yards; fences, hedges, and freestanding walls may not exceed a height of three feet. Fences may be placed at the back of the sidewalk if they achieve a height of four feet provided that the top foot or entire fence height is of open or lattice-type design and achieves at least 25 percent transparency. For non-residential uses a taller fence or wall height may be permitted when a business need can be demonstrated to the Planning Director to allow additional height through a waiver.

a.

Outside the front and street side yard area (setback is established by zone district) fences, hedges, and walls up to eight feet in height may be permitted. Fences taller than eight feet in height may be permitted for noise attenuation as determined by a noise analysis or in non-residential zones when a demonstrated security need can be demonstrated to the Planning Director through a waiver.

b.

Within the residential districts of the valley growth boundary, fences up to eight feet in height may be placed five feet from the back of the sidewalk or ten feet from the back of the right-of-way line from the street side of a corner lot.

Outside the valley growth boundary or on agricultural properties within the valley growth boundary, fencing along the front and street side yard property lines may be open "agricultural style" fencing up to six feet in height unless a need can be made to the Planning Director to allow additional height through a waiver.

(2)

Decorative features. Within the valley growth boundary, one pedestrian entry gateway, trellis, or other decorative structure per street frontage or 100 feet of linear frontage is permitted in the required front or corner side yard of each lot, provided that the maximum height or width of the structure does not exceed ten feet. Such decorative feature shall not have any solid obstruction that exceeds two feet in diameter between the height of three and ten feet. Decorative walls in excess of three feet shall be located outside of the setback area in front of the house and shall meet all other standards of this Section. Gates and decorative features at vehicle entries may exceed ten feet in width, but shall be designed to ensure adequate visual clearance is maintained as determined by the Public Works Director.

(3)

Interior side and rear yards. No fence, hedge, or freestanding wall within or along the exterior boundary of the required side or rear yards shall exceed a height of eight feet unless required for noise attenuation as determined by a noise analysis or in non-residential zones when a demonstrated security need can be demonstrated to the Planning Director through a waiver.

(4)

Main building area. The main building area is the portion of the lot that is outside any required setback. Within the main building area, the maximum height for fences and walls is eight feet except walls that are necessary for

noise attenuation may be higher based on the noise analysis.

(c)

Setback from right-of-way. Within the valley growth boundary, fences, walls and hedges shall be set back a minimum of five feet from an adjacent right-of-way line. In areas with detached sidewalks the fence shall not be any closer than back of the sidewalk. The area adjacent to the fence or wall shall be landscaped. Outside the valley growth boundary, fences, walls, and hedges may be located at the property line so long as they are outside of any adjacent right-of-way or access easement and are not in conflict with a sight distance triangle of a road or driveway.

(d)

Fences within the right-of-way. Fences are prohibited within the County right-of-way. The Public Works Department reserves the right to remove any fences placed within the County right-of-way.

Figure 11.19.040: Fences and Walls

==> picture [405 x 146] intentionally omitted <==

(e)

Design and materials. Fencing visible from a street shall be treated as an integral part of the architecture of the site, with materials, colors, and detailing that is compatible with the buildings.

(1)

Limitation on hazardous fencing materials. The use of barbed wire, razor wire, ultra-barrier, electrified, and other hazardous fencing is not permitted, with the following exceptions:

a.

On the site of a permitted agricultural use if needed for livestock or ranch operations.

b.

If such fencing is required by any law or regulation of the County, the State of California, the federal government, or other public agency.

c.

Upon approval of the Zoning Administrator when a business has demonstrated it is necessary for the security of their business operation. Fencing shall be adequately screened from the street and any adjacent residential or

mixed-use districts.

(2)

Limitations on concrete block. Within the valley growth boundary plain, concrete block is not permitted as a fencing material if visible from a public street. Plain concrete block may be permitted when finished with stucco and capped with a decorative cap. Split face and other types of architectural block do not need to be finished with stucco.

(3)

Limitations on chain link. Within the valley growth boundary, chain link fencing is prohibited for commercial projects, production homes, and multi-family residential projects (four or more dwelling units). In industrial zone districts, chain link fences must not be visible from public view unless they are screened by existing terrain or vegetation.

(f)

Production homes. Production houses shall be constructed with steel posts.

(g)

Visibility at intersections. Notwithstanding any other provisions of this Section, fences and walls shall comply with the visibility standards of Section 11.19.130, Visibility at Intersections and Driveways.

(h)

Building permits. Fences over seven feet in height shall require a building permit.

(i)

Waivers. The requirements of this Section may be waived or modified through approval of a waiver or variance where the decision making authority finds the proposed fence design is consistent with the character of the neighborhood in which it is located. Waivers allow the maximum height of fences and freestanding walls, up to one foot over allowed height and for placement up to 20 percent of the required yard/setback requirement.

(j)

Non-conforming fences.

(1)

Continuation and maintenance. A non-conforming fence may be continued, and may be maintained, except as provided in Section 11.19.040.D.

(2)

Maintenance or repair of existing nonconforming fence. Maintenance or repair, including structural repairs, may be made to any non-conforming fence or portions thereof if the repairs do not result in a different condition of conformity, or if the repairs bring the fence into compliance with this Section.

(3)

Reconstruction of damaged nonconforming fences. A property owner may reconstruct a non-conforming fence damaged by fire or other calamity if the reconstructed fence is in conformity with this Section.

(4)

Removal of worn nonconforming fence. If because of normal wear and tear a non-conforming fence is no longer fully upright or is no longer serviceable, the property owner either shall remove it or shall replace it with a new fence in conformity with this Chapter.

(Ord. No. 1624)

The height of structures shall not exceed the standards established by the applicable zoning district except as provided below:

(1)

Projections. Chimneys not over six feet in width, cupolas, flagpoles, monuments, steeples, fire and parapet walls, roof equipment, antennas, and similar structures and necessary appurtenances covering not more than 20 percent of the top floor roof area to which they are accessory, may exceed maximum permitted height standards by eight feet. Exceptions may be granted with the approval of a waiver or variance.

Figure 11.19.050: Height Exceptions—Projections

==> picture [405 x 214] intentionally omitted <==

(2)

Support structures for agricultural and industrial uses. Structures such as silos and water tanks associated with a permitted agricultural use in any district and structures such as smokestacks, vents, and mechanical equipment associated with a permitted use located in an Industrial District may exceed maximum permitted height standards provided the height of the structure does not exceed 75 feet. Exceptions may be granted with the approval of a waiver or variance.

(3)

Wind energy systems. Structures associated with wind energy systems are subject to the height limitations of Section 11.32.280, Wind Energy Systems.

(4)

Communications facilities. Structures associated with communication facilities are subject to the height limitations of Section 11.32.300, Wireless Communications Facilities.

(5)

Airport height restrictions. Notwithstanding the provisions of this Section, all structures must comply with any height restrictions of the Airport Overlay District or any standard of the Federal Aviation Administration.

(Ord. No. 1624)

(a)

Applicability. The standards of this Section apply to all new multi-family residential buildings and non-residential development and additions that expand existing floor area by ten percent or more.

(b)

General standards.

(1)

Multi-unit residential buildings. Aisles, passageways, and recesses related to and within the building complex shall be illuminated with an intensity of at least 0.25 foot-candles or equivalent measurement at the ground level during the hours of darkness. Lighting devices shall be protected by weather- and vandal-resistant covers.

(2)

Nonresidential buildings. All exterior doors, during the hours of darkness, shall be illuminated with a minimum of 0.5 foot-candle of light (or equivalent measurement).

(3)

Parking lots. Parking areas shall contain lighting according to the requirements of Section 11.25.100, Design Standards for Parking Lots.

(4)

Maximum height. Lighting fixtures shall not exceed the maximum heights specified in Table 11.19.060, Maximum Height of Lighting Fixtures.

(c)

Control of outdoor artificial light. This Subsection is intended to minimize outdoor artificial light that may have a detrimental effect and reduce the unnecessary illumination of adjacent properties.

(1)

Exemptions. The following types of lighting fixtures are exempt from the requirements of this Section:

a.

Prior installation. All light fixtures installed prior to the effective date of this ordinance, unless 50 percent or more of the light fixtures on the premises are replaced.

b.

Construction and emergency lighting. All construction or emergency lighting fixtures provided they are temporary and are discontinued immediately upon completion of the construction work or abatement of the emergency.

c.

Seasonal lighting. Seasonal lighting displays related to cultural or religious celebrations.

d.

Street lights. Lights installed by a public utility company, County, or developer on behalf of utility or County to provide adequate street illumination.

(2)

Prohibited lighting. The following types of exterior lighting are prohibited:

a.

Drop-down lenses;

b.

Mercury vapor lights; and

c.

Searchlights (excluding emergency/safety response activities), laser lights, or any other lighting that flashes, blinks, alternates, or moves.

(3)

Fixture type. All lighting fixtures shall be shielded so as not to produce obtrusive glare onto the public right-ofway or adjoining properties. All luminaries shall meet the most recently adopted criteria of the Illuminating Engineering Society of North America (IESNA) for "Cut Off" or "Full Cut Off" luminaries. In the Figure below, cd refers to the candela or measurement of luminous intensity based on the direction or angle of the light projection.

Figure 11.19.060(c)(3): Fixture Type

==> picture [463 x 203] intentionally omitted <==

(4)

Light trespass. Lights shall be placed to deflect light away from adjacent properties and public streets, and to prevent adverse interference with the normal operation or enjoyment of surrounding properties.

a.

Direct or sky-reflected glare from floodlights shall not be directed into any other property or street.

b.

No light or combination of lights, or activity shall cast light exceeding one foot candle onto a public street, with the illumination level measured at the centerline of the street.

c.

No light, combination of lights, or activity shall cast light exceeding 0.5 foot candle onto a residentially zoned property, or any property containing residential uses.

Figure 11.19.060(c)(4): Light Trespass

==> picture [405 x 165] intentionally omitted <==

(5)

Required documentation. Photometric data from lighting manufacturers shall be submitted to the Planning Department by the project applicant to demonstrate that the lighting requirements have been satisfied.

(6)

Alternate materials and methods of installation. Design, material, or method of installation not specifically prescribed by this Section may be approved provided the proposed design, material, or method provides approximate equivalence to the specific requirements of this Section or is otherwise satisfactory and complies with the intent of these provisions.

(Ord. No. 1624)

Within the valley growth boundary, open storage of goods, materials, machines, equipment, and vehicles or parts outside of a building for more than 72 hours shall conform to the standards of this Section. The regulations of this Section do not apply to non-commercial vehicles parked in the driveway of a residential use, commercial and business vehicles parked in an approved parking area of an approved non-residential use or temporary storage of construction materials reasonably required for construction work on the premises pursuant to a valid building permit.

(1)

Applicability.

a.

Zoning Districts where Outdoor Storage is Principally Permitted shall apply for a Zoning Clearance and Landscape Review and Inspection with the Planning Department prior to operation.

b.

The outdoor storage of automobiles, boats, and RVs for personal uses shall be considered Personal Storage. Refer to Section 11.32.200, Personal Storage, for standards.

(2)

Location. Outdoor storage shall be located outside of all required front and street side setbacks or any required landscape area.

(3)

Screening. Outdoor storage areas shall be completely screened within a fenced in area so as not to be visible from any public street or freeway; residential district; or publicly accessible open space area, parking area, access driveway, or similar thoroughfare.

(4)

Surfacing.

a.

In non-residential districts, outdoor storage areas shall be surfaced with an all weather surface. Such surfacing shall be permanently maintained free of structural defects and shall conform to all applicable federal and State air and water quality standards. This requirement does not apply to outdoor storage associated with permitted agricultural uses or single family residences.

b.

Outdoor storage of hazardous materials shall require a roof or awning over the materials and either a dead-end sump to contain spills or containment in the form of berms, dikes, or curbs. All hazardous materials regulated by the Land Enforcement Agency (LEA) or Certified Unified Program Agency (CUPA), shall be placed on a surface as deemed appropriate by the permitting agency. In addition, the surface shall conform to all applicable federal and State air and water quality standards.

(5)

Hazardous materials. The operation shall have policies and procedures in place that prohibits the keeping of any material that is considered hazardous under U.S. or California law.

(6)

Storage and accumulation of junk, garbage, and rubbish. It shall be unlawful for any person to store or keep, or permit others to store or keep, junk, garbage, and/or rubbish including, but not limited to, scrap metals or other scrap materials, on any lot or parcel, or any portion thereof, in any zone.

(Ord. No. 1624)

(a)

Applicability. The standards of this Section apply to all new development within the valley growth boundary (excluding single family residential) and additions that expand existing floor area by 25 percent or more.

(b)

Mechanical and electrical equipment. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of buildings to reduce visibility from the street, highway, or adjacent residential

districts.

(1)

Ground-mounted HVAC units shall be located away from public activity areas and screened from public view through landscaping and/or screen walls.

(2)

Other ground or wall mounted equipment, public utility infrastructure and other utility components shall be oriented away from public view to the extent possible and screened with evergreen shrubs or placed in an enclosure that is designed to blend with surrounding environment to the extent allowed by the utilities.

(3)

Screening for equipment shall be integrated into the building and roof design and compatible materials, colors and forms shall be used. Wood lattice or fence like coverings are inappropriate for roof mounted screening.

(4)

Roof mounted equipment, including but not limited to air conditioners, fans, vents, and antennas, shall be setback from the roof edge, or placed behind a parapet or in a well so that they are not visible to motorists or pedestrians.

(5)

Outdoor storage areas shall be screened as provided in Section 11.19.070, Outdoor Storage.

(c)

Common property lines (screening between different land uses).

(1)

Required areas. A landscape buffer or screening wall consistent with the provisions of this Section shall be provided for the following uses at the time of new construction or expansion of buildings:

a.

Residential subdivisions: Residential subdivisions of five or more lots adjacent to residential development exceeding ten units/acre, any nonresidential use, or an unloaded urban collector or major arterial roadway.

b.

Multi-unit residential uses: Multi-unit residential uses exceeding ten units/acre adjacent to a single unit dwelling or duplex, any industrial use, or an unloaded urban collector or major arterial roadway.

c.

Nonresidential uses: Nonresidential uses adjacent to any residential district, public park, or open space.

(2)

Location. Landscape buffers and screening walls shall follow the lot line of the lot to be screened, or shall be so arranged within the boundaries of the lot so as to substantially hide from adjoining properties the building, facility, or activity required to be screened.

a.

Screening walls required. Screening walls are required between residential and industrial districts or residential districts adjacent to unloaded urban roadways. When located along roadways, short street blocks and/or pedestrian paseos shall be incorporated into project design. Where screening walls are required, they are in addition to any required landscaping as identified in Chapter 11.24, Landscape.

b.

In other locations, walls that prevent convenient access between residential districts and parks, trails, public transit or commercial and public services are prohibited.

(3)

Height. Landscape buffers should reach a minimum of five feet in height at maturity. Screening walls shall be a minimum of six feet and maximum of eight feet in height, unless otherwise specified through a discretionary planning entitlement.

a.

Landscape buffers shall be comprised of a view-obscuring arrangement of evergreen and deciduous trees, shrubs and similar vegetation not less than five feet in height at maturity. Evergreens shall comprise at least 75 percent of the trees and plants utilized. Vegetation shall be planted at intervals that emphasize massing and form rather than individual or small groupings of shrubs and trees.

b.

Screening walls shall be constructed of stucco, decorative block, concrete panel, or other substantially equivalent material. Chain-link fencing does not fulfill the screening wall requirement.

(4)

Berms. An earth berm may be used in combination with the above types of landscape buffers and screening walls, but not more than two-thirds of the required height of such screening may be provided by the berm.

Figure 11.19.080(c)(4): Berms

==> picture [232 x 121] intentionally omitted <==

(5)

Maintenance. Landscape buffers and screening walls shall be maintained by property owner in good repair, including but not limited to replacement of dead or diseased vegetation, painting, graffiti removal, and shall be kept free of litter or advertising.

(6)

Waivers and modifications. The Zoning Administrator may grant a waiver or modification of the screening requirements pursuant to Chapter 11.60, Waivers and Modifications.

(Ord. No. 1624)

(a)

Buffers and setbacks between agricultural and non-agricultural uses and districts. The purpose of agricultural buffers and setbacks is to provide for the long-term viability of agricultural operations and to minimize potential conflicts between agricultural uses and non-agricultural development and uses.

(1)

Permanent agricultural buffers. Permanent agricultural buffers are only required at the edges of rural community boundary areas and the valley growth boundary. The minimum buffer width is based on the type of agricultural use as identified in Table 11.19.090-A.

a.

Agricultural buffers should be designed to accommodate drainage, trails, roads, other facilities or infrastructure, community gardens, native landscaping, and other uses that would be compatible with ongoing agricultural operations and provide valuable services or amenities. Windrows, berms, or other types of barriers shall be incorporated into the buffer design to reduce impacts from adjacent agricultural operations.

b.

Where buffers are required the buffer shall be located on the non-agricultural property in instances where the development is occurring adjacent to the rural community boundary or valley growth boundary.

(2)

Reductions in buffer width. Agricultural buffers may be reduced with minor use permit approval where the decision-making authority determines, in consultation with the Agricultural Commissioner that:

a.

Specific site characteristics exist such as topography, prevailing winds, vegetation, and other site features provide adequate buffering such that the required setback is not necessary to promote and protect agriculture and protect public health and safety; or

b.

Site constraints such as size and configuration are such that the required setback is infeasible and the reduced setback provides the maximum feasible buffer from the agricultural district or use.

(3)

Exclusions. Permanent buffers are not required in areas adjacent to planned urban development within the valley growth boundary or when adjacent to existing rural residential or agricultural rural residential uses where the parcel sizes are primarily five acres or less in size.

(4)

Setbacks for urban commercial agriculture. Where new commercial agricultural operations are proposed within the valley growth boundary, setbacks and/or operational restrictions shall be required to reduce impacts of the agricultural operation on non-agricultural uses and districts. The width of the setback and/or operational restrictions shall be as determined through the conditional use permit and shall be based on the type of agricultural operation, site specific characteristics, adjacent uses and districts, and recommendations from the Agricultural Commissioner. Where setbacks are required they shall be provided within the project boundary of the commercial agricultural operation.

(5)

Buffer management plan. Where agricultural buffers or setbacks are required they shall be maintained in accordance with a buffer management plan acceptable to and approved by the County. Agricultural buffer management plans shall include provisions for long-term maintenance of improvements and facilities that will not result in a fiscal impact on the County. Such plans shall, at a minimum, address the following:

a.

A description of site conditions such as vegetation and habitat type, natural and man-made features, and other characteristics of the site;

b.

Grass and brush clearing for fire fuel management, as required by site conditions;

c.

Erosion control;

d.

Fencing if required for the protection of resources;

e.

Any proposed recreational activities or facilities; and

f.

Any natural resource management activities and uses.

(b)

Setbacks adjacent to the landside of levees. Setbacks from levees shall be as determined by the levee maintenance district, but in no case shall be less than 50 feet from the toe of levees for new structures, fences, or pools to preserve the long-term ability to conduct inspections, perform maintenance, fight floods, and allow room for future minor changes to levee configurations. Additional requirements pertaining to grading activities adjacent to levees is provided in Chapter 11.23, Grading, Drainage, and Erosion Control.

(c)

Allowed building projections. Building projections may extend into required setback areas, according to the standards of Table 11.19.090(b), Allowed Building Projections into Setbacks.

(1)

Limitations. The "Additional Standards and Limitations" column of Table 11.19.090(b) states any dimensional, area, or other limitations that apply to allowed projections into setbacks. In addition, the following limitations apply to all projections into setbacks:

a.

No projection may extend into a public utility easement.

b.

No projection may extend closer than three feet to an interior lot line.

c.

No projection may extend closer than six feet to a building or structure on an adjacent lot.

d.

Projections are subject to all applicable requirements of the California Building Code.

e.

Any applicable lot coverage limitations of the district must be met.

Figure 11.19.090(b): Allowed Building Projections into Setbacks

==> picture [405 x 302] intentionally omitted <==

(Ord. No. 1624)

Swimming pools and spas shall comply with Chapter 10.40, Swimming Pool Safety Act, of the County Code, as well as the following standards:

(1)

Within the valley growth boundary, swimming pools, spas or associated filtration equipment and pumps shall not be located in the front yard area or within the street side yard setbacks.

(2)

The outside wall of the water-containing portion of any swimming pool or spa shall be located at least five feet from all interior side and rear lot lines for above ground pools or spas and three feet for in ground pools or spas.

(Ord. No. 1624)

(a)

Applicability. Solid waste and recycling-container enclosures are required for new multi-family dwellings consisting of four or more dwelling units and for all office, and retail developments. Compliance with the standards of this Section is required in conjunction with all new development and with additions that expand existing floor area by ten percent or more.

(b)

Alternatives. Projects with ten or fewer residential units may have individual trash containers for each unit, provided that there is a designated screened location for each individual trash container adjacent to the dwelling unit and provided that solid waste and recycling containers for each unit are brought to the curbside for regular weekly or bi-weekly collection.

(c)

Location. All enclosures shall comply with the California Fire Code and shall meet the following requirements unless it is demonstrated that they are infeasible as determined by the Zoning Administrator.

(1)

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 required by this Code to be constructed or maintained unencumbered according to fire and other applicable building and public safety codes.

(2)

Solid waste and recycling areas shall be consolidated to minimize the number of collection sites and located so as to reasonably equalize the distance from the building spaces they serve. There should be a minimum of one solid waste and recycling enclosure per 50 units.

(3)

Solid waste and recycling storage areas shall be accessible to haulers. Storage areas shall be located so that the trucks and equipment used by the County or its contracted solid waste and recycling collector(s) have sufficient maneuvering areas and, if feasible, so that the collection equipment can avoid backing-up. Project applicants are responsible for procuring current equipment size and turning radius from the County or its contracted solid waste and recycling collector(s).

(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 shall be screened with a solid enclosure at least five feet in height, except for a gated opening.

(2)

Enclosure material. Enclosure material shall be compatible to the main structure(s).

(3)

Access to enclosure from residential projects. Each solid waste and recycling enclosure serving a residential project shall be designed to allow walk-in access without having to open the main enclosure gate.

(4)

Enclosure pad. Pads shall be a minimum of reinforced four-inch-thick concrete.

(5)

Drainage. Drainage from neighboring roofs and pavement shall be diverted away from the trash collection area. No storm drains shall be in the immediate vicinity of trash storage areas.

(6)

Landscaping. The perimeter of the recycling and trash enclosure shall be planted, if feasible, with drought resistant landscaping, including a combination of shrubs and/or climbing evergreen vines, except for a gated opening.

(7)

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

(Ord. No. 1624)

All electrical, telephone, cable television, and similar distribution lines providing direct service to a development site shall be installed underground within the site. This requirement applies to development within the valley growth boundary and may be waived by the Community Development and Services Agency Director upon determining that underground installation is infeasible.

(Ord. No. 1624)

(a)

Street intersections. Vegetation and structures may 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 25 feet along both lines from their intersection, unless an exception is obtained from the Public Works Director. Existing trees, or any portions thereof, that are located

within this sight distance triangle shall have a clearance of seven feet high minimum between the lowest portion of the canopy and the sidewalk. New trees shall not be planted within the sight distance triangle.

Figure 11.19.130: Visibility at Intersections

==> picture [232 x 140] intentionally omitted <==

(b)

Exempt structures and plantings. The regulations of this Section do not apply to public utility poles official warning signs or signals; 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; traffic control devices or places where the contour of the ground is such that there can be no cross visibility at the intersection.

(Ord. No. 1556; Ord. No. 1613; Ord. No. 1624)

Before obtaining any building permits in the County, property owners must demonstrate legal access to the subject parcel.

(Ord. No. 1624)

CHAPTER 11.20 - CONSUMER DISCLOSURE—FARMING AND MINING OPERATIONS