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.
a.
Accessory buildings shall be located
on the rear half of the parcel and shall not extend into the minimum
side yard setback except as authorized pursuant to subsections (C)(1)(b)
and (c) below.
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)
