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 2, Base and Overlay Districts. In any case of conflict, the standards specific to the Zoning District will override these regulations. See also Section 9.01.050, Special Development Standards for the Protection and Preservation of Historic Resources.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
Accessory structures shall conform to the same property development
standards as principal buildings except as required by this Section.
Accessory buildings in Residential Districts shall include, but not
be limited to, greenhouse and garden structures, storage sheds, workshops,
garages, and other buildings that are detached from the principal
building. Accessory structures in Residential Districts shall include,
but not be limited to, unenclosed carports, gazebos, cabanas, or other
similar structures; air conditioners, compressors, electric vehicle
charging equipment, pool and spa filters, or other mechanical equipment;
barbecues; sinks and counters; fountains; freestanding fireplaces;
firepits; above ground swimming pools and spas; and other structures
with a fixed location that are detached from the principal building.
Accessory structures greater than 14 feet in height are not permitted.
Accessory structures shall be erected, structurally altered, converted,
enlarged, moved, and maintained, in compliance with the following
regulations:
A.
Relation to Principal Buildings. An accessory building may only be constructed on a parcel with a legally-permitted principal building. Except as may be provided under Santa Monica Municipal Code Chapter 6.20, Home-Sharing and Vacation Rentals, or for accessory dwelling units established in compliance with Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units, of this Code, an accessory building shall be considered part of the principal building if the accessory building is located less than 6 feet from the principal building or if connected to it by fully enclosed space.
B.
Dwelling Units in Accessory Buildings. An accessory building on a parcel occupied or proposed to be occupied by a single-unit or multiple-unit detached dwelling may only be used as a separate dwelling unit in compliance with the requirements of Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units.
C.
Accessory Buildings and Structures up to 14 Feet in Residential Districts. Accessory buildings and structures not more than 14 feet or one
story in height shall conform to the following standards:
1.
Location.
b.
Accessory buildings no more than 14 feet in height may be located
in the rear setback but shall be located at least 5 feet from the
rear parcel line. A garage or garage portion of such an accessory
building may extend up to one interior side parcel line within the
rear 35 feet of a parcel.
c.
A garage or garage portion of an accessory building may extend to
the rear parcel line abutting an alley, provided that vehicle access
is not taken from the alley. Where vehicle access is taken from an
alley, garages shall be set back at least 5 feet from the rear parcel
line abutting said alley.
d.
Accessory buildings may be located in the rear setback and shall
be located at least 15 feet from the centerline of a rear alley.
e.
Accessory structures shall not be located within any front or minimum
side setback except as expressly authorized below:
2.
Dimensions.
a.
On a reversed corner parcel, accessory buildings shall not be located
nearer to the street side parcel line of such corner parcel than one-half
of the front setback depth required on the key parcel, nor be located
nearer than 5 feet to the side parcel line of any key parcel.
b.
Any accessory building on a through parcel shall not project into
any front setback and shall not be located in any minimum side setback.
3.
Sloped Parcels.
a.
Where the elevation of the ground at a point 50 feet from the front
parcel line of a parcel and midway between the side parcel lines differs
12 feet or more from the curb level, a private garage, not exceeding
one story or 11 feet in height for a flat roof and one story or 14
feet in height for a pitched roof, may be located within the required
front setback, provided that every portion of the garage building
is at least 5 feet from the front parcel line and does not occupy
more than 50% of the width of the front parcel line.
b.
In all OP Districts, a garage or garage entrance on a parcel with
an existing grade differential of 10 feet or more between the midpoint
of the front parcel line and the midpoint of the rear parcel line
may be set back a distance equal to the average garage setback of
adjacent garage(s), but not less than 5 feet, when the interior garage
width does not exceed 20 feet and the height does not exceed 11 feet
for a flat roof and 14 feet for a pitched roof.
4.
Facilities. Except for accessory dwelling units established in compliance with Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units, accessory buildings may not contain kitchens or full baths. An accessory building that is not an approved accessory dwelling unit may contain a sink and toilet, but may not contain a shower or tub enclosure. A shower that is outside and unenclosed is permitted.
D.
Accessory Buildings over One Story or 14 Feet in Residential Districts. Accessory buildings that exceed 14 feet or one story in height shall
conform to the following standards:
1.
Maximum Floor Area. The total floor area of an accessory building that exceeds 14 feet or one story in height shall not exceed 650 square feet including any area approved for use as a garage. No accessory building shall have a second floor that exceeds 250 square feet in size. Accessory dwelling units are exempt from this requirement pursuant to Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units.
2.
Maximum Building Height. The accessory building
shall not exceed 2 stories or 24 feet in height.
3.
Setbacks. The accessory building shall conform
to all setback requirements of the Residential District and the following
requirements:
a.
A one-story garage or the garage portion of an accessory building
may extend into the rear setback and may extend to one interior side
property line on the rear 35 feet of a parcel.
b.
The accessory building shall have the same minimum side setback requirement
as the principal building on the parcel, but in no case less than
5 feet.
c.
The second story portion of an accessory building that is directly
above the garage may extend into the required rear setback but shall
be no closer than 5 feet from the rear property line, and may not
extend into any minimum side setback.
E.
Exterior Features. In the Single-Unit Residential (R1) District,
first-story roof decks, landings, upper level walkways, and balconies
on accessory buildings, not including accessory dwelling units, shall
not exceed 35 square feet in area and must be set back at least 25
feet from the side property line closest to the structure, and at
least 25 feet from the rear property line. Roof decks above the second
story are prohibited.
F.
Design Compatibility. The architectural design of the accessory
building shall be compatible with the design of the principal dwelling
and surrounding residential development in terms of building form,
materials, colors, and exterior finishes.
G.
Kitchen. The accessory building shall not contain a kitchen unless specifically permitted as an accessory dwelling unit pursuant to Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units.
H.
Full Bath. The accessory building may contain a sink, toilet,
and a shower and/or tub.
I.
Renting. Except as may be permitted under Santa Monica Municipal Code Chapter 6.20, Home-Sharing and Vacation Rentals, no accessory building shall be rented for any purpose or otherwise used as an accessory dwelling unit unless specifically pursuant to Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2536CCS § 9, adopted February 28, 2017; Ord. No. 2624CCS § 4, adopted November 12, 2019; Ord. No. 2649CCS § 22, adopted September 8, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023)
A.
No parcel
or building shall be separated in ownership, or reduced in size in
any manner, so that:
1.
Any
separate portion shall contain a parcel area or parcel dimension less
than the minimum required for the District in which the property is
located;
2.
Any
setback area is reduced below the minimum required for the District
in which the project is located;
3.
The
parcel fails to comply with any other requirement of this Chapter;
and
4.
Any
portion of a parcel that is necessary to provide the required area
per dwelling unit is separated from the portion of the parcel on which
the building is located.
B.
Except
for 100% Affordable Housing projects, no residentially zoned parcels
shall be combined in ownership, or enlarged in size in any manner,
so that:
1.
The
combined parcels contain an area greater than 7,500 square feet or
greater than 125% of the average parcel area of parcels located within
a 500-foot radius of the combined parcel within the same Zoning District,
whichever is less. In the Ocean Park Neighborhood Districts, the combined
parcels contain an area greater than 5,000 square feet or greater
than 125% of the average parcel area of parcels located within a 500-foot
radius of the combined parcel within the same Zoning District, whichever
is less. Any legally-created parcel existing prior to the effective
date of this Zoning Ordinance that exceeds these consolidation limits
shall be considered a legal, conforming parcel.
2.
The
parcel fails to comply with any other requirement of this Chapter.
C.
Notwithstanding subsection (B), residentially zoned parcels may be combined in ownership or enlarged in size to provide courtyard housing subject to the following:
1.
The
combined parcels shall not exceed 100 feet in width.
2.
The courtyard housing shall be developed in accordance with Section 9.08.030(F).
D.
No parcel
of land held under common ownership which does not meet the requirements
of the District in which it is located shall be separated in ownership
or further reduced in size in any manner.
E.
A building
or use may cross property lines only if:
1.
The
building site shall be subject to all requirements of this Ordinance
as though the total area comprised in the site were a single parcel;
and
2.
A
covenant by the owner(s) of the parcels shall be filed with the Director
and recorded with the County Recorder's office before any use or combination
of parcels occurs. The covenant shall state the intention of the owner(s)
to develop the parcels as a single building site and shall be in the
form required by the Director.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
Generally. Where a parcel is divided by a Zoning District
boundary, the regulations applicable to each District shall be applied
to the area within the District, and no use, other than parking serving
a principal use on the site, shall be located in a District in which
it is not a permitted or conditionally permitted use.
B.
Access to Uses. All access to parking serving a use must be
from a street or alley abutting that portion of the parcel where the
use is allowed. Pedestrian or vehicular access from a street or alley
to a nonresidential use shall not traverse a Residential District
in which the nonresidential use is not permitted or conditionally
permitted.
C.
Accessory Facilities. Accessory landscaping, fences, screening
or retaining walls, and outdoor living areas (usable open space) may
be located on the parcel without regard for Zoning District boundaries.
D.
Density and Floor Area. The maximum permitted number of living
units or maximum floor area, if any, shall be calculated according
to the parcel area within each Zoning District and the corresponding
density ratio and floor area ratio for the District.
E.
Development Standards. All applicable development standards,
including maximum floor area ratio and density limits, apply to each
District.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
Fences, freestanding walls, dense hedges, and similar structures shall comply with the requirements of Section 9.21.180, Hazardous Visual Obstructions and the standards of this Section. To the extent of any conflict between this Section and the visibility requirements of Section 9.21.180, Hazardous Visual Obstructions, the requirements of that Section shall control.
A.
Height. The maximum allowed height of fences, walls, dense
hedges, and related structures is as follows.
1.
Front Setbacks. Fences, walls, and hedges
shall be limited to the maximum heights stated below within front
setbacks. For the purpose of regulating the height of fences, walls,
and hedges, the front setback area shall be considered to be the area
between the front or street side parcel line and the nearest building
wall or setback line, whichever is the shorter distance.
a.
Hedges, fences and walls: 42 inches in height.
b.
One pergola or similar feature: 8 feet in height and width and 3
feet in depth. Gates or doors are permitted within the frame of pergolas
or similar features.
c.
Ornamental attachments atop a fence or wall: 12 inches above the
maximum height limit with a maximum width of 12 inches for each attachment
and a minimum distance of 5 feet between each attachment.
d.
A guardrail may exceed the maximum height limit for a fence or wall,
but only to the minimum extent required for safety by the Building
Code. Safety guardrails must be at least 50% visually transparent
above the fence or wall height limit.
2.
Side and Rear Setbacks. Fences, walls, and
hedges shall be limited to the maximum heights stated below within
side and rear setbacks.
a.
Fences and walls: 8 feet.
b.
Hedges: 12 feet, except that there is no height limit for hedges
adjacent to and located within 10 feet of an alley, measured perpendicularly
from the side or rear property line that is adjacent to the alley.
c.
A guardrail may exceed the maximum height limit for a fence, but
only to the minimum extent required for safety by the Building Code.
Safety guardrails must be at least 50% visually transparent above
fence height limit.
3.
Height Modifications. A parcel owner may request a modification to the height limit of a proposed side or rear fence, wall, or hedge, pursuant to the provisions of Chapter 9.43, Modifications and Waivers.
4.
Downtown Community Plan Area. Within the
Downtown Community Plan Area, fences, walls, and hedges shall be limited
to the maximum heights stated below:
a.
On street-fronting parcel line: prohibited except as legally required.
b.
Area between building frontage line and parcel line: prohibited except
as legally required.
c.
At or behind the building frontage: 5 feet in height. Walls and fences
above 42 inches in height shall be a minimum of 50% visually transparent.
B.
Registered Existing Nonconforming Fences, Walls, and Hedges. All existing nonconforming hedges, fences and walls that were properly
registered with the City by November 15, 2007, in accordance with
Interim Ordinance Number 2236 (CCS) and the Administrative Guidelines
to Register Existing Nonconforming Fences, Walls, and Hedges, may
maintain their height as of August 26, 2005, unless an objection was
granted in accordance with the procedures established in Interim Ordinance
Number 2169 (CCS) or Interim Ordinance Number 2268 (CCS). The owner
of any properly registered fences, walls, and hedges, shall ensure
that such fence, wall, or hedge do not exceed their registered height,
unless the owner obtains a height modification pursuant to this Section.
The Nonconforming Fence, Wall, or Hedge Registration Form, on file
with the City, shall constitute conclusive and exclusive evidence
of the grandparented height. No other evidence may be introduced or
accepted in any administrative or judicial proceeding which would
contradict the grandparented height established by the Nonconforming
Fence, Wall, or Hedge Registration Form.
C.
Repairs and Replacements of Registered Nonconforming Fences, Walls
and Hedges. Properly registered nonconforming fences, walls,
and hedges may be repaired or replaced and still retain their right
to their August 26, 2005 height, if the repair or replacement is undertaken
with in-kind vegetation or building material, as appropriate, and
if it is installed or planted within 5 years after the registered
fence, wall or hedge has been removed. Additionally, properly registered
hedges may be trimmed to any height and still retain their right to
their August 26, 2005 height.
D.
Maintenance. All fences, walls, and hedges shall be maintained
in a safe, neat and orderly condition at all times.
1.
Encroaching Hedges. The owner of a hedge
shall maintain the hedge so that it does not encroach onto the parcel
of an adjoining parcel and the public right-of-way. If any portion
of a hedge, including its roots, encroaches onto the parcel of an
adjoining parcel, the owner of the adjoining parcel shall, after giving
30 days' notice and opportunity to cure, have the right to remove
those portions of the hedge that encroach on their parcel back to
the parcel line so long as they act reasonably and the removal does
not cause unnecessary injury. The adjoining parcel owner shall have
the right to file a civil action to recover all costs reasonably incurred
in removing the encroaching portions of the hedge.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; Amended
by Ord. No. 2551CCS § 3, adopted August 8, 2017)
No structure shall project above the height limits established
in this Article except as specified in this Section.
A.
Building-Mounted and Attached Structures. Table 9.21.060 establishes the maximum permitted projection(s) above the height limit of a building and into the daylight plane for structures that are typically mounted or attached to a building. These projections are by right, with no discretionary permit required. Table 9.21.060 also establishes limitations in the horizontal coverage of permitted projections. Some allowances apply in all Zoning Districts while others are limited to specified Zoning Districts. In the Single-Unit Residential (R1) District, allowed height projections into the minimum side stepback areas above 23 feet shall be permitted. None of these projections shall permit occupiable space above the height limit. The total aggregate coverage of projections shall not exceed 30% of a roof's area. This limitation shall not apply to solar energy systems (see Section 9.21.150).
|
TABLE 9.21.060: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS AND
DAYLIGHT PLANE
| ||
|---|---|---|
|
Structure
|
Maximum Aggregate Coverage of Building's Roof Area (%);
Other Locational Restrictions
|
Maximum Vertical Projection (ft.) Above the Height Limit*
|
|
Projections Allowed in All Zoning Districts:
| ||
|
Skylights
|
No limit
|
1 ft.
|
|
Skylights on flat roofs
|
30%; may not be located within 5 ft. of any edge of the roof
|
5 ft.
|
|
Chimneys, vent stacks
|
5%
|
5 ft.
|
|
Windscoops
|
5%
|
5 ft.
|
|
Solar energy systems located on a rooftop
|
See Section 9.21.150
|
See Section 9.21.150
|
|
Antennas
| ||
|
One standard television receive-only nonparabolic
antenna and 1 vertical whip Antenna
|
10%; may not be located between the building and any street-facing
parcel line
|
25 ft.
|
|
Other antennas
|
See Chapter 9.32, Telecommunications Facilities
| |
|
Parapets, fire escapes, catwalks, and open guard rails required
by law
|
As required by law
|
As required by law
|
|
Projections Allowed in All Districts Except R1 and OP-1
Districts:
| ||
|
Non-occupiable features such as steeples, spires, towers, domes,
and cupolas
|
10%
|
10 ft.
|
|
Rooftop features for outdoor living areas, such as sunshade,
open railings, trellises, and landscaping
|
25%
|
10 ft.
|
|
Elevator shafts
|
15%
|
18 ft.* above the roofline
|
|
Stairwells
|
25%
|
14 ft.* above
|
|
Mechanical rooms and enclosures
|
25%
|
12 ft.* above the roofline
|
|
Ventilating fans, water tanks, cooling towers, or other equipment required to operate and maintain a building, along with screening of such equipment required by Section 9.21.140, Screening
|
Total area enclosed by all screening may not exceed 30% of roof
area
|
12 ft.
|
|
Projections Allowed for Outdoor Rooftop Commercial Uses
on City-Owned Parking Structures Located in the Third Street Promenade
Area:
| ||
|
Outdoor cinema and theater screens
|
None
|
25 ft. above the finished parking surface level, including deck-leveling
surfaces as required
|
|
Concession stands, restroom facilities, storage structures,
shade structures, or similar structures associated with rooftop cinemas/theaters
|
None
|
15 ft. above the finished parking surface level, including deck-leveling
surfaces as required
|
|
Structures associated with rooftop community assembly, community
gardens, and small/large-scale commercial entertainment and recreation
facilities
|
None
|
15 ft. above the finished parking surface level, including deck-leveling
surfaces as required
|
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2520CCS § 14, adopted June 14, 2016; Ord. No. 2576CCS § 6, adopted June 12, 2018; Ord. No. 2624CCS § 5, adopted November 12, 2019; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2754CCS, adopted August 22, 2023; Ord. No. 2761CCS, adopted October 10, 2023)
Freestanding structures, including flagpoles, antennas, and
similar structures, may not extend above the height limit established
for any Zoning District.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
Applicability. The standards of this Section shall apply to
the following:
1.
New Lighting. All new exterior lighting,
including lighting fixtures attached to buildings, structures, poles,
or self-supporting structures. Exterior lighting may be found on parking
lots, walkways, building entrances, outdoor sales areas, landscaping,
recreational fields, and building faces.
2.
Replacement Lighting. Additions or replacements
of existing exterior lighting, including upgrades and replacements
of damaged or destroyed fixtures.
B.
Exemptions. The following specific types of lighting are exempt
from the requirements of this Section:
1.
Lighting
required by a health or life safety statute, ordinance or regulation,
including emergency lighting; temporary lighting used by law enforcement
or emergency services personnel.
2.
Temporary
lighting used for the construction or repair of roadways, utilities,
and other public infrastructure.
3.
Underwater
lighting used in or for the purpose of lighting swimming pools, hot
tubs, decorative fountains and other water features.
5.
Security
lighting for public facilities, including hospitals.
C.
General Standards.
1.
Residential Multiple-Unit 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
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 one foot-light candle of light.
3.
Shielding. All lighting fixtures shall be
shielded so as not to produce obtrusive glare onto the public right-of-way
or adjacent 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.
4.
Light Trespass. Lighting may not illuminate
other properties in excess of a measurement of 0.5 foot candles of
light.
D.
Spotlights and Flood Lighting. Spotlights and flood lighting
are permitted for the purpose of emphasizing architectural accents
or details on buildings, sculptures, or landscaping, as long as such
lighting does not create light trespass. Such lighting shall be prohibited
between the hours of midnight and sunrise if projected above the horizon.
E.
Prohibitions. The following lighting fixtures and systems
shall be prohibited:
F.
Parking Lot and Structure Lighting. In addition to the requirements of Section 9.28.120, Parking Design and Development Standards, the following standards apply:
1.
Public
parking areas designed to accommodate 10 or more vehicles shall be
provided with a minimum of ½ foot-candle and a maximum of 3.0
foot candles of light over of the parking surface from ½ hour
before dusk until ½ hour after dawn.
2.
Lighting
design shall be coordinated with the landscape plan to ensure that
vegetation growth will not substantially impair the intended illumination.
3.
All
lighting used to illuminate a parking area for any number of automobiles
in any District shall be arranged so that all direct rays from such
lighting fall entirely within such parking lot and be consistent with
this Section.
G.
Maintenance. Exterior lighting fixtures and lamps shall be
maintained in good working order.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
Required outdoor living areas to serve residential dwelling
units shall be provided in accordance with this Section.
A.
Required Area and Location. Outdoor living area shall be provided
according to the required minimum area stated for the respective District
in Division 2, Base and Overlay Districts. The required minimum private
outdoor living space area per dwelling unit shall be located and designed
to serve each unit. The remainder of required open space per unit
shall be provided as either private open space accessible to the unit
or common open space accessible to all or multiple units on the site.
B.
Facilities. Private outdoor living areas typically consist
of balconies, decks, patios, fenced setbacks, and other similar areas
outside the residence. Common outdoor living areas typically consist
of landscaped areas, landscaped courts, walks, patios, swimming pools,
barbeque areas, playgrounds, turf, gardens, or other such improvements
as are appropriate to enhance the outdoor environment of the development.
C.
Standards and Requirements.
1.
Private Outdoor Living Area.
a.
Private outdoor living area (e.g., yards, decks, patios, balconies)
shall be no less than 4 feet deep.
b.
For nonresidentially zoned parcels, ground floor private outdoor
living areas adjacent to a street shall not be permitted to be enclosed
with a fence, wall, or hedge greater than 5 feet in height. Any portion
of fences, walls, and hedges above 42 inches in height shall be at
least 50% visually transparent.
2.
Common Outdoor Living Area.
a.
Ground Floor or Podium Level. Common outdoor living
area located on the ground or podium level shall provide one space
that is at least 400 square feet with minimum dimensions of 20 feet
in width and 15 feet in length.
b.
Upper Story. Common outdoor living area located
on an upper story shall be no less than 10 feet in width and 10 feet
in length.
c.
Roof Decks. Common outdoor living area located on
a roof shall be subject to the following limitations and requirements:
i.
Parcels less than 15,000 square feet: No size limitation, but any
provided open space shall be no less than 10 feet in width and 10
feet in depth.
ii.
Parcels greater than 15,000 square feet: No more than 50% of provided
common open space can be located on a roof and shall be no less than
10 feet in width and 10 feet in depth.
iii.
Permanent shading shall be provided for a minimum of 50% of outdoor
living area.
D.
Accessibility.
1.
Private Outdoor Living Area. Private outdoor
living area shall be accessible to only one living unit by a doorway
or doorways to a habitable room or hallway of the unit.
2.
Common Outdoor Living Area. Common outdoor
living area shall be accessible to all the residents of the dwelling
units on the parcel.
E.
Usability. A surface shall be provided that allows convenient
use for outdoor living and/or recreation for the use of residents.
Such surface may be any practicable combination of lawn, garden, flagstone,
wood planking, concrete, or other serviceable, dust-free surfacing.
F.
100% Affordable Housing Projects. 100% affordable housing
projects in any district may substitute common outdoor living area
in lieu of minimum required private outdoor living area in an equivalent
amount.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; Amended
by Ord. No. 2742CCS § 2, adopted April 11, 2023)
All outdoor storage of vehicles, equipment, and other items
is allowed in a Zoning District, such outdoor storage must conform
to the standards of this Section.
A.
Prohibited Areas. No sales, rentals, long-term storage, repair
work, dismantling, or servicing of any motor vehicle, trailer, airplane,
boat, loose rubbish, garbage, junk, or their receptacles, or building
materials shall be permitted in any front yard or side yard of any
property. Repair or servicing of any motor vehicle may occur provided
that the work continues for a period not to exceed 48 hours. Long-term
storage shall mean storage for a period of 48 or more consecutive
hours. In any Residential District, no portion of any vacant or undeveloped
parcel or a parcel where no main building exists shall be used for
long-term storage of the items listed above. Building materials for
use on the same parcel or building site may be stored on the parcel
or building site during the time that a valid building permit is in
effect for construction on the premises.
B.
Screening.
1.
Outdoor
storage areas shall be screened from any public street or freeway,
existing or residential area, or publicly accessible open space areas,
parking areas, access driveways, or similar thoroughfares.
2.
The
following requirements apply to all walls and fences that screen outdoor
storage areas:
a.
Screening walls and fences shall be architecturally compatible with
the main structure on the site.
c.
No screening wall or fence shall be located within a required landscape
planter along the street frontage.
d.
Screening walls and fences shall not exceed maximum fence heights
along parcel lines or in required setback, and in other areas shall
not exceed 15 feet in height. No stored goods may exceed the height
of the screening wall or fence.
3.
Automobile Sales and Leasing Exemptions. The display of automobiles and vehicles for sale as part of an Automobile/Vehicle Sales and Leasing use or associated Automobile Storage use, as defined in Chapter 9.51, Use Classifications, shall be exempt from the screening requirement of this subsection.
C.
Other Requirements. All portions of outside storage areas
shall have adequate grading and drainage and shall be continuously
maintained.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
Table 9.21.110 sets forth the requirements for permitted projections from buildings into minimum setbacks and the daylight plane. The types of projections and the limitations on such projections into minimum setbacks and the daylight plane are permitted subject to Chapter 4.12, Noise; Section 9.31.180, Hazardous Visual Obstructions; and compliance with the California Building Code.
A.
Notwithstanding
the standards set forth in Table 9.21.110, below, the following shall
apply:
1.
Projections
shall not be permitted closer than 4 feet to any parcel line unless
otherwise expressly authorized.
2.
Projections
into existing, nonconforming setback areas shall be permitted only
if the projection does not extend closer to the parcel line than would
be permitted if the setback area conformed to current standards.
3.
In
the Single-Unit Residential (R1) District, only expressly authorized
projections into the minimum side stepback areas above 23 feet shall
be permitted.
|
TABLE 9.21.110: ALLOWED PROJECTIONS FROM BUILDINGS INTO MINIMUM
SETBACKS AND DAYLIGHT PLANE
| ||||
|---|---|---|---|---|
|
Projections
|
Front Setback
|
Street Side Setback
|
Interior Side Setback
|
Rear Setback
|
|
Eaves, awnings, canopies, sun shades, sills, cornices, belt
courses, trellises, arbors, and other similar architectural features
(also permitted within R1 stepback areas above 23 feet
|
30 in. (no closer than 1.5 ft. to parcel line)
|
30 in. (no closer than 1.5 ft. to parcel line)
|
24 in. (no closer than 1.5 ft. to parcel line
|
4 ft. (no closer than 1.5 ft. to parcel line
|
|
Flues, chimneys, rain gutters, downspouts, and similar vertical
architectural projections not more than 5 ft. wide parallel to the
side setback and that do not exceed 20% of the façade width
|
All setbacks:
18 in. for structures with conforming setbacks;
12 in. for structures with nonconforming setbacks
| |||
|
Patios, porches, platforms, decks, and other unenclosed areas
not covered by a roof or canopy and that may be raised above the level
of the adjacent setback but do not extend more than 3 ft. above the
average natural grade except for guard rails to the extent legally
required
|
6 ft.
|
6 ft.
|
No limit (can extend to parcel line)
|
No limit (can extend to parcel line)
|
|
In the R1 District, first-story porches and second-story balconies
open on 3 sides with a height of no more than 14 ft., including parapets
and railings, that do not exceed 50% of the front building width measured
at the front façade
|
6 ft.
|
Not permitted
|
Not permitted
|
Not permitted
|
|
In the R1 District, stairs with no roof or canopy less than
3 ft. above finished grade associated with a first-story front porch
projection
|
4 additional feet
|
Not permitted
|
Not permitted
|
Not permitted
|
|
Balconies, decks, porches, and similar structures that are open,
unenclosed on at least 2 sides
|
30 in.
|
30 in.
|
Not permitted
|
4 ft.
|
|
In any OP district, second floor decks, patios, or balconies,
covered or uncovered, adjacent to primary living spaces
|
30 in.
|
30 in.
|
30 in.
|
4 ft.
|
|
Unroofed access facilities, including stairs and wheelchair
ramps, with a height, including railings, of no more than 6 ft. above
average natural grade
|
8 ft., but may extend any distance to accommodate wheelchair
ramps or similar ADA access facilities
| |||
|
Exterior access facilities leading to the second or higher story
of a building, including open or enclosed fire escapes and open, unroofed
fireproof outside stairways, landings, exterior corridors, and wheelchair
ramps. This projection shall not be permitted within the R1 District
|
Not permitted
|
Not permitted
|
12 in. or 2 in. per foot of required side setback, whichever
is greater
|
4 ft.
|
|
Greenhouse windows and bay windows that are not greater than
6 ft. wide parallel to the setback if all such windows are cantilevered
only and do not extend to the ground level, provided the structure
has a conforming setback
|
18 in.
|
18 in.
|
18 in.
|
18 in.
|
|
Porte cocheres not more than 20 ft. long, not more than 14 ft.
in height, including required railings or parapets, and open on at
least 2 sides
|
Not permitted
|
No limit (can extend to parcel line) unless limited by Building
Code
| ||
|
Mailbox canopies not more than 10 ft. long
|
30 in.
|
30 in.
|
30 in.
|
4 ft.
|
|
Air conditioners, compressors, hot tub motors, pool filters,
and other mechanical equipment
|
Not permitted
|
Not permitted
|
Not permitted
|
No limit (can extend to parcel line)
|
|
Detached structures and mechanical equipment
|
See Section 9.21.020, Accessory Buildings and Structures
| |||
|
Water heater enclosures and tankless water heaters
|
Not permitted
|
18 in. for structures with conforming setbacks;
12 in. for structures with nonconforming setbacks
|
No limit (can extend to parcel line)
| |
|
Utility equipment including, but not limited to, gas, water,
and electrical meters
|
Not permitted (unless required by Building and Utility Codes)
|
18 in. for structures with conforming setbacks;
12 in. for structures with nonconforming setbacks
|
No limit (can extend to parcel line)
| |
|
Electric vehicle charging equipment
|
Not permitted
|
No limit (can extend to parcel line)
|
No limit (can extend to parcel line)
|
No limit (can extend to parcel line)
|
|
Solar energy system equipment
|
See Section 9.21.150, Solar Energy Systems
| |||
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2520CCS § 19, adopted June 14, 2016; Ord. No. 2624CCS § 6, adopted November 12, 2019; Ord. No. 2742CCS § 2, adopted April 11, 2023)
No more than 25% of the surface area of any façade on any new building or addition to an existing building shall contain black or mirrored glass or other mirror-like material that is highly reflective. Materials for roofing shall be of a nonreflective nature. The foregoing requirements of this Section shall not apply to solar energy systems; the design of solar energy systems shall be subject to the standards set forth in Section 9.21.150, Solar Energy Systems. Glazing on the ground floor street frontage façade shall be clear glass.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
Applicability. All uses shall provide refuse and recycling storage and staging areas that comply with the standards of this Section. Refuse and recycling rooms meeting the standards of subsection (C) shall be provided in conjunction with:
1.
New
construction for which a building permit is required.
2.
Improvements
affecting refuse and recycling areas of publicly owned facilities.
3.
Alterations
of which the sum total of all improvements within a twelve month period
either adds 30% or more to the existing floor area or the aggregate
permit valuation as determined by CPI.
B.
General Requirements. Each parcel containing a building or
structure shall provide and maintain one or more refuse containers
and recycling containers on the premises.
1.
Containers
shall be of sufficient capacity and number to accommodate the refuse
and recyclable materials generated by the uses on the parcel, in compliance
with guidelines established by the Public Works Department. An adequate
number of bins or containers to allow for the collection and loading
of refuse and recyclable materials shall be located within the refuse
and recycling rooms or outdoor enclosures.
2.
All
outdoor storage of refuse, recyclable materials, and other items or
material intended to be discarded or collected shall be screened from
public view. On parcels where refuse and recyclable materials are
both stored and collected adjacent to an alley or other public right-of-way,
the refuse and recyclable materials shall be screened from public
view on at least 3 sides by a solid opaque impact-resistant wall not
less than 5 feet or more than 8 feet in height, and on the fourth
side by a solid opaque impact-resistant gate not less than 5 feet
or more than 8 feet in height, or of other such material or design
approved by the Architectural Review Board. The gate shall be maintained
in working order and shall remain closed except during such times
as refuse, recyclable materials and other such items are being discarded,
placed for collection, or collected.
3.
All
refuse and recyclable materials which are stored and collected from
the same location out of doors shall be stored not more than 10 feet
from the parcel line which is closest to the refuse collection point.
If the collection area is more than 20 feet from the collection point,
a staging area within 10 feet of the collection point is necessary.
4.
Refuse
and recycling rooms or outdoor enclosures shall be secured to prevent
the theft of recyclable materials by unauthorized persons, while allowing
authorized persons access for disposal of materials, and must provide
protection against adverse environmental conditions which may render
the collected materials unmarketable.
C.
Refuse and Recycling Rooms. A refuse and recycling room or
outdoor enclosure shall comply with all the requirements of the Zoning
District in which it is located as well as the following minimum design
standards:
1.
Single Unit and Duplex Residences. Single
Unit Residences and Duplexes shall include a designated area to store
refuse, recycling, and organic materials screened from public view
or a designated area in a garage or accessory structure.
2.
Residential Multiple-Unit Development. Developments
consisting of 3 or more dwelling units shall include a refuse and
recycling room meeting the minimum dimensions stated in Table 9.21.130.A
below, or shall provide an equivalent space within an outdoor enclosure
that conforms to the same dimensions stated in the table.
|
TABLE 9.21.130.A: MINIMUM RESOURCE AND RECYCLING ROOM DIMENSIONS—RESIDENTIAL
MULTI-UNIT DEVELOPMENT
| |||
|---|---|---|---|
|
Number of Residential Units
|
Minimum Room Dimensions
| ||
|
Width (ft.)
|
Length (ft.)
|
Height (ft.)
| |
|
3 - 10 units
|
21 ft.
|
7.5 ft.
|
10 ft. (1)
|
|
11 - 20 units
|
21 ft.
|
14 ft.
|
10 ft. (1)
|
|
21 - 40 units
|
28 ft.
|
20 ft.
|
10 ft. (1)
|
|
(1) An outdoor enclosure must have walls at least 6 ft. in height
and an opening at least 8 ft. wide.
| |||
3.
Nonresidential and Mixed-Use Development.
a.
Nonresidential and mixed-use developments shall include a refuse
and recycling room meeting the minimum dimensions stated in Table
9.21.130.B below, or shall provide an equivalent space available in
a centralized area or an outdoor enclosure with the same width and
length dimensions, and a minimum height of 6 feet, and an opening
at least 8 feet wide.
b.
Refuse and recycling rooms or outdoor enclosures shall be at the
same grade as and adjacent to an existing alley, if the site is adjacent
to an alley.
c.
The 3 interior walls of refuse and recycling indoor and outdoor enclosures
shall include a 2 inch by 16 inch wall guard covering the length of
all interior walls in existing properties, or a curb 6 inches in depth
by 8 inches tall for remodels and new construction.
d.
Nonresidential buildings and buildings that prepare process and/or
sell any and all food products must have a fully-enclosed refuse,
and recycling and food waste area with lighting, ventilation, and
sanitary drains. Size and dimensions shall conform to the required
design standards outlined in this Chapter.
|
TABLE 9.21.130.B: MINIMUM RESOURCE AND RECYCLING ROOM DIMENSIONS—NONRESIDENTIAL
DEVELOPMENT AND MIXED-USE
| |||
|---|---|---|---|
|
Aggregate Floor Area
|
Minimum Room Dimensions
| ||
|
Width (ft.)
|
Length (ft.)
|
Height (ft.)
| |
|
Less than 5,000 sq. ft.
|
21 ft.
|
7.5 ft.
|
10 ft.
|
|
5,001 - 20,000 sq. ft.
|
21 ft.
|
14 ft.
|
10 ft.
|
|
20,001 - 40,000 sq. ft.
|
28 ft.
|
20 ft.
|
10 ft.
|
4.
Large Residential, Nonresidential and Mixed-Use Development. Any development, whether residential, nonresidential, or
mixed-use with more than 40 residential units, or with more than 40,000
square feet of floor area shall be reviewed by the Director of Public
Works, who shall require the design and placement of a refuse and
recycling room or outdoor enclosure consistent with the purpose of
this Section to provide adequate and accessible areas for the storage
and collection of refuse and recyclable materials.
5.
Subterranean Storage. Buildings or structures
in which refuse and recyclable materials are stored in otherwise locked
and secured subterranean garages may be permitted to designate a fenced
area for the storage of refuse and recyclable materials in compliance
with specifications as to location and materials established by the
Director of Public Works.
D.
Modifications. The Director of Public Works, in consultation
with the Director of Planning, shall have the authority to modify
the requirements, as listed below, subject to the design standards
of this Section when, upon a written application for a modification,
the Director of Public Works determines that the applicant has demonstrated
that imposition of the design standards is technically infeasible
or creates an unreasonable hardship. Such authority shall be limited
to the following:
1.
Modify
the dimensions of refuse and recycling rooms or outdoor enclosures,
provided that the frequency of refuse collection is modified to adequately
serve the uses on the parcel and protect the public health, safety
and general welfare.
2.
Permit
more than one recycling room or outdoor enclosure, provided the aggregate
area is in substantial compliance with the design standards of this
Section as determined by the Director of Public Works, and provided
that each room or outdoor enclosure furnishes convenient access for
disposal and collection of both refuse and recyclable materials. Refuse
containers located adjacent to alleys should remain open to the alley.
Refuse enclosures in subterranean parking areas should have a door
of equal size with door-stops attached or a follow-up door and provide
adequate lighting, ventilation and sanitary drains. If the refuse
enclosure is located in a subterranean parking area or remote locations,
a City-approved staging area on private property at the alley or street
level must be provided. In the event that the location of the refuse
and recyclable room or outdoor enclosure is not convenient for collection,
the Director of Public Works shall be authorized to require payment
of a fee, established by resolution of the City Council, for collection
of the refuse and recyclable materials. In no event shall a fee be
authorized in lieu of providing a refuse and recycling room or outdoor
enclosure.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
Screening of Mechanical and Electrical Equipment. All exterior
mechanical and electrical equipment shall be screened on all vertical
sides at least to the height of the equipment it is screening and
incorporated into the design of buildings to the maximum extent feasible.
Equipment to be screened includes, but is not limited to, all roof-mounted
equipment, air conditioners, heaters, utility meters, cable equipment,
telephone entry boxes, backflow preventions, irrigation control valves,
electrical transformers, pull boxes, and all ducting for air conditioning,
heating, and blower systems. Screening materials may include landscaping
or other materials that shall be consistent with the exterior colors
and materials of the building. Solar energy systems are exempt from
this screening requirement. The Architectural Review Board or Landmarks
Commission may reduce the height of the required screening based on
the placement of the equipment on the roof, the existing height of
the subject building and surrounding buildings, and the overall visibility
of the equipment.
B.
Screening of Nonresidential Uses. Wherever any building or
structure is erected or enlarged on any parcel that contains any Commercial,
Industrial, Public or Semi-Public use (except Cemetery, Community
Garden, Day Care Center, or Public Park), or a Transportation, Communication
and Utilities use, and abuts a Residential District, a solid decorative
wall shall be erected and maintained along the parcel line abutting
the Residential District. Such screening wall shall be at least 6
feet in height. Such screening wall shall be provided at the time
of new construction or expansion of buildings by more than 10% of
floor area, or changes from one use classification to another nonresidential
use classification.
1.
Location. Screening walls shall follow the
parcel line of the parcel to be screened, or shall be so arranged
within the boundaries of the parcel so as to substantially hide from
adjoining properties the building, facility, or activity required
to be screened.
2.
Materials. Industrial uses must provide a
solid screening wall of stucco, decorative block, or concrete panel.
Screening walls for other uses may be constructed of stucco, decorative
block, concrete panel, wood or other substantially equivalent material.
Chain-link fencing does not fulfill the screening wall requirement.
3.
Maintenance. Screening walls shall be maintained
in good repair, including painting, if required, and shall be kept
free of litter or advertising. Where hedges are used as screening,
trimming or pruning shall be employed as necessary to maintain the
maximum allowed height.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2520CCS § 3, adopted June 14, 2016)
A.
This
Section establishes ministerial development standards for solar energy
systems applicable to all solar energy system installations. Solar
energy systems proposed on existing buildings shall be exempt from
review and approval by the Architectural Review Board, provided that
the installations meet the standards in this Section. Solar energy
systems proposed as part of a larger construction project that requires
Architectural Review Board approval shall be reviewed by the Architectural
Review Board in accordance with the standards in this Section.
B.
Standards.
1.
Visibility. Excluding solar collector panels,
their necessary support structure, and conduit, solar energy systems
shall not be visible from the public right-of-way adjacent to the
front property line.
a.
Except on single-unit properties, solar collector panels, their necessary
support structure(s), and conduit(s), shall be installed in the location
that is the least visible from abutting streets directly facing the
subject property so long as installation in that location does not
significantly decrease the energy performance or significantly increase
the costs of the solar energy system as compared to a more visible
location.
i.
For energy performance, "significantly decrease" shall be defined
as decreasing the expected annual energy production by more than 10%.
ii.
For the cost of solar energy systems, "significantly increase" shall
be defined as increasing the cost of a photovoltaic solar energy system
by more than $1,000.00 or the cost of a solar water or swimming pool
heating system by more than 10%.
b.
The review and determination of the cost or energy efficiency of
installation alternatives shall be made by the City's Energy and Green
Building Programs staff. The review and determination of the least
visible alternative shall be made by the Director.
2.
Height. The height of solar energy systems
is subject to the following standards:
a.
On Single-Unit Properties: Photovoltaic solar energy
systems may extend up to 5 feet above the height limit in the District
in which it is located. Solar water or swimming pool heating systems
may extend up to 7 feet above the height limit in the District in
which it is located; and
b.
On all other Properties: Photovoltaic solar energy
systems may extend up to 5 feet above the roof surface on which they
are installed, even if this exceeds the maximum height limit in the
District in which it is located. Solar water or swimming pool heating
systems may extend up to 7 feet above the roof surface on which they
are installed even if this exceeds the maximum height limit in the
District in which it is located.
3.
Required Setback. Excluding solar collector
panels, solar energy system equipment may be installed within the
required side and rear setback but shall not be closer than 2 feet
to any property line.
4.
Historic Properties. On a property containing a designated Landmark or contributing structure to a designated Historic District as defined in Chapter 9.56, solar energy systems that meet the criteria established in this Section shall be permitted provided that a Certificate of Appropriateness is approved by the Director.
5.
Alternative Review. Proposed solar energy installations on all property types that do not meet the standards set forth in this Section shall not be authorized unless approved by the Architectural Review Board in accordance with Chapter 9.55, Architectural Review, prior to issuance of a building permit, except that such installations shall require a Certificate of Appropriateness by the Landmarks Commission in accordance with Chapter 9.56 when located on a property containing a designated Landmark or contributing structure to a designated Historic District. These reviewing bodies may authorize installations that exceed the height limit in the applicable District by a maximum of 14 feet.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2520CCS § 20, adopted June 14, 2016)
Swimming pools and spas shall comply with the following standards:
A.
If located
in a Residential District, the swimming pool or spa is to be solely
for the use and enjoyment of residents and their guests.
B.
The swimming pool or spa, or the entire parcel on which it is located, shall be walled or fenced from the street or from adjacent properties; and where located less than 30 feet to any parcel line, shall be screened by a masonry wall or solid fence not less than 6 feet in height on the side facing such parcel line, subject to the requirements of Section 9.21.050, Fences, Walls, and Hedges.
C.
Swimming
pool or spa filtration equipment and pumps shall not be located in
the front or side setback. All equipment shall be mounted and enclosed
so that its sound is not audible from any other parcel.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
In all residential districts, an addition(s) to an existing
building that has a nonconforming side setback may continue to extend
into the minimum side setback provided all of the following criteria
are met:
A.
The
addition(s) do(es) not exceed one story and 14 feet in height.
B.
The
addition(s) do(es) not extend closer to the side property line than
the existing structure.
C.
The
addition(s) do(es) not extend closer than 4 feet to the side property
line.
D.
The
addition(s) do(es) not exceed 15 feet in length parallel to the side
property line.
E.
The
addition(s) is (are) not limited to one side of the existing structure
and may extend into both side yard setbacks.
F.
There
has been no prior addition under this Section.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2624CCS § 7, adopted November 12, 2019)
A.
Visibility. Notwithstanding the provisions of Section 9.21.050, Fences, Walls, and Hedges, no person shall permit any obstruction, including, but not limited to, any fence, wall, hedge, tree, or landscape planting to obscure or block the visibility of vehicles entering or exiting an alley, driveway, parking lot, street intersection, or other vehicle right-of-way or to constitute an unreasonable and unnecessary hazard to persons lawfully using an adjacent pedestrian or vehicle right-of-way. In addition, no obstruction shall be located less than 5 feet from the intersection of the street-facing parcel line with a driveway or garage door, or the intersection of parcel lines adjacent to street or alley intersections unless the obstruction is either less than 24 inches above the adjacent vehicle right-of-way or is authorized pursuant to subsection (B). In addition, unless authorized pursuant to subsection (B), no obstruction shall be located less than 5 feet from the intersection of the alley-facing parcel line with a driveway or garage door, and this area must be paved in accordance with Section 9.28.120(I).
B.
No development
shall be allowed if it would otherwise cause an existing obstruction
to be in violation of this subsection unless:
C.
Allowable Encroachments. The Director may approve encroachments into the 5 foot hazardous visual area in addition to those specified in subsection (A) of this Section when the parcel owner submits a written request and satisfactory evidence that:
1.
Characteristics applicable to the parcel, including size, shape, topography, location, or surroundings, that do not apply to other properties in the vicinity which unreasonably restricts an owner's ability to comply with subsection (A); and
2.
The
proposed encroachment will be designed to maintain adequate sight
view and/or provide other design elements, such as the use of mirrors
and will not constitute a hazard to persons lawfully using an adjacent
sidewalk, alley, street or other right-of-way;
3.
The
strict application of the provisions of this Section would result
in practical difficulties or unnecessary hardships, not including
economic difficulties or economic hardships, or would result in unreasonable
deprivation of the use or enjoyment of the parcel; and
4.
The
granting of the encroachment will not be contrary to or in conflict
with the general purposes and intent of this Section, nor to the goals,
objectives, and policies of the General Plan.
D.
Detached Garages and Non-Required Parking in R1 Districts. The Director may approve a detached garage and non-required parking
on a parcel in a R1 District with alley access even if the parking
would cause an existing obstruction to be located in the hazardous
visual obstruction area if the parking will be designed to maintain
adequate sight view and/or provide other design elements, such as
the use of mirrors, and will not constitute a hazard to persons lawfully
using an adjacent sidewalk, alley, street, or other right-of-way.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2536CCS § 7, adopted February 28, 2017)
A.
On any
parcel having a width of 50 feet or greater in a residential district,
excluding R1, or OF Districts, when its side yard abuts a residential
district, there shall be provided and maintained an unexcavated area
equal in area to at least 50% of the required front yard and equal
to 4 feet in width along the entire length of at least one of the
side property lines, except to the extent necessary to provide parking
access.
B.
On any
commercial or industrial parcel which directly abuts a residentially
zoned parcel not used for commercial parking purposes, there shall
be provided and maintained an unexcavated area within the abutting
yard equal to 50% of the area of the required yard which abuts the
residential parcel.
C.
For
parcels in excess of 70 feet in width, in residential districts, excluding
R1, or OF Districts, when its side yard abuts a residential district,
an unexcavated area 4 feet in width along the required side yards
shall be provided and maintained along the entire length of both side
property lines.
D.
At least 50% of the surface areas of the required unexcavated areas shall be landscaped pursuant to the provisions of Chapter 9.26, Landscaping.
E.
Except
to the extent necessary to provide parking access, subterranean, semi-subterranean
parking structures, basements, and other subterranean facilities may
not project into any portion of the required unexcavated areas.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
If a
commercial parcel immediately adjacent to a Residential District has
only been residentially used since July 6, 2010, any new commercial
development adjacent to this parcel shall be undertaken in accordance
with the development standards that govern commercial development
located adjacent to residential districts (e.g., minimum interior
side and rear setbacks and daylight plane requirements adjacent to
residential districts).
B.
Any commercial parcel immediately adjacent to a parcel being treated as part of the residential district under subsection (A), which has also been only residentially used since July 6, 2010, any new commercial development adjacent to this parcel shall be undertaken in accordance with the development standards that govern commercial development located adjacent to residential districts (e.g., minimum interior side and rear setbacks and daylight plane requirements adjacent to residential districts).
C.
Any newly constructed residential buildings on these parcels should provide setbacks large enough to accommodate the landscape buffering requirement pursuant to Section 9.26.050, screening pursuant to Section 9.21.140(B), and screening of any parking or driveways pursuant to Section 9.28.070 in anticipation of future conversion to commercial use.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
