Note: Prior history: Ords. 10-01.
The purpose of this division is to prescribe development and site regulations that apply, except where specifically stated, to development in all zones. These standards shall be used in conjunction with the standards for each zone established in Division 2 (Zones, Allowable Uses, and Development Regulations). In any case of conflict, the standards specific to the zone shall override these regulations.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)
A. 
Purpose and Application.
1. 
Purpose. The purpose of these regulations is to achieve a balance between concerns for privacy and public concerns for enhancement of the community appearance, visual image of the streetscape, and overall character of neighborhoods, and to ensure the provision of adequate light, air, and public safety.
2. 
Application.
a. 
These regulations apply to any type of visible or tangible obstruction that has the effect of forming a physical or visual barrier between properties or between property lines and the public right-of-way, including but not limited to any type of artificially constructed barriers of wood, metal, or concrete posts connected by boards, rails, panels, wire, or mesh, and any type of natural growth such as hedges and screen plantings.
b. 
The regulations in this section shall not apply to fences required by other agencies.
c. 
In addition to the regulations identified in this section, fences shall be constructed and maintained so that they do not constitute a hazard to traffic, persons, or property.
B. 
Residential Zones. Fences, hedges, and walls installed in residential zones shall be subject to the following requirements:
1. 
Fences, walls, and hedges are allowed but not required unless specifically stated to be required.
2. 
Fences, walls, and hedges shall not exceed seven feet in height above the interior finished grade immediately abutting the fence, wall, or hedge.
Figure 3-01: Fence, Wall, and Hedge Height
3. 
Fences or structures exceeding seven feet in height to enclose sports courts and fields, when such fences enclose the rear half of a parcel, may be installed subject to the granting of a Site Development Permit—Minor.
4. 
Where a solid fence, wall, or hedge is located in the required front yard setback or corner cut-off, the fence, wall, or hedge shall not exceed three feet in height; see Section 17.16.130 (Site Safety Triangle).
5. 
Open wrought iron fences (minimum 90 percent open) are allowed in any front, side, or rear yard to a maximum height of seven feet.
6. 
Chain link fences are not allowed in any front yard area.
7. 
The Director, through a Site Development Permit—Minor, may allow fences, walls, or hedges that exceed seven feet in height in the required front, side, or rear setback where the setback abuts a street or alley.
C. 
Non-Residential Zones.
1. 
Requirements. Fences, hedges, and walls installed in non-residential zones, including mixed-use zones, shall be subject to the following requirements:
a. 
Fences, walls, and hedges are allowed but not required.
b. 
Fences, walls, and hedges shall not exceed seven feet in height above the finished grade immediately abutting the fence, wall, or hedge.
c. 
Fences or structures exceeding seven feet in height erected to enclose sports courts and fields may be installed subject to the granting of a Site Development Permit—Minor.
d. 
Where a solid fence, wall, or hedge is located in the required front yard setback or corner cut-off, the fence, wall, or hedge shall not exceed three feet in height; see Section 17.16.130 (Site Safety Triangle).
e. 
Open wrought iron fences (minimum 90 percent open) are allowed in any front, side, or rear yard to a maximum height of seven feet.
f. 
The Director, through a Site Development Permit—Minor, may allow fences, walls, or hedges that exceed seven feet in height in the required front, side, or rear setback where the setback abuts a street or alley.
g. 
Approval for walls that exceed the maximum height of seven feet shall be subject to Site Development Review—Minor.
2. 
Required Walls Abutting Residential Districts.
a. 
Building sites abutting a residential zone or property used for residential purposes shall have a wall not exceeding eight feet in height along the lot line abutting the residential zone or use. Where a street or alley is located along the border or in between the residential district or property and the non-residential use, no wall shall be required unless determined through the site plan or use permit review process that such wall is necessary to guard against potentially adverse impacts on the residential zone or use.
b. 
Required walls six feet or more in height shall be constructed of decorative masonry material.
c. 
Required walls less than six feet in height may be constructed of other permanent material.
D. 
Prohibited Fencing Materials. The following fencing materials shall be prohibited: barbed or razor wire, electrified wire, chicken wire and similar small-gauge wire or mesh product, plastic, and chain-link fencing, unless such chain-link fencing is provided with wood, plastic, or other slats.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)
A. 
Purpose and Applicability. This section establishes a standard measurement of development intensity for commercial, industrial, and mixed-use developments.
B. 
Measurement—Floor Area Ratio. Building intensity, when expressed as the floor area ratio (FAR), shall exclude surface parking areas, below-grade parking areas, public rights-of-way, and any portion of a site dedicated for public use. For mixed-use developments, the floor area of all portions of the building shall be included in the FAR calculation, and the residential portion shall also comply with any applicable density limits.
C. 
Density. Density limits, as applied to residential developments and the mixed-use portion of a mixed-use development, shall be calculated as net density, meaning that any public rights-of-way, public alleys, and any easements used for public circulation purposes shall not be included in the calculation of any lot area.
(Ord. 19-03 § 3, 2019)
A. 
Height Measurement. Maximum height shall be measured as the vertical distance from the top of the nearest curb to an imaginary plane located the allowed distance above and parallel to the top of the nearest curb.
Figure 3-02: Maximum Height Measurement
B. 
Allowed Projections Above Height. The following building elements may exceed the allowed height of the zone in which they are located, up to an additional six feet above the maximum height limit in the zone:
1. 
Plumbing vents and chimneys.
2. 
Fire and parapet walls.
3. 
Roof structures for the housing of air conditioners, elevators, stairways, tanks, ventilating fans, and similar equipment.
4. 
Skylights.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)
A. 
Purpose.
1. 
These outdoor lighting regulations are intended to encourage lighting practices and systems that will:
a. 
Permit reasonable uses of outdoor lighting for nighttime safety, utility, security, and enjoyment while preserving the ambience of night,
b. 
Minimize glare and obtrusive light by limiting outdoor lighting that is misdirected, excessive, or unnecessary,
c. 
Help protect the natural environment from the damaging effects of night lighting;
2. 
Other laws or ordinances may require minimum illumination levels for specific applications and may conflict with these regulations. In such cases, those laws or ordinances shall govern.
B. 
Applicability. Unless specifically exempted, this section applies to any exterior lighting that is not within a fully enclosed building or structure.
C. 
Exemptions. The following lighting fixtures are exempt from the requirements of this section:
1. 
Neon and Signage Lighting. Neon and other low-intensity outdoor lighting fixtures used for signage or architectural decoration that are approved through associated discretionary review processes.
2. 
Public Rights-of-Way Lighting. Outdoor lighting fixtures on public rights-of-way.
3. 
Emergency Aviation Lighting. Emergency lighting operated by public agencies or for the purpose of aviation safety.
4. 
Infrastructure Construction Lighting. All temporary lighting used for the construction or repair of roadways, utilities, and other public infrastructure.
5. 
Temporary and Seasonal Lighting. Temporary lighting equipment and seasonal lighting equipment, provided that individual lamps are 10 watts or less. Temporary lighting that does not comply with the regulations contained in this section is subject to review and approval through the applicable Temporary Use Permit. In granting a request for approval of temporary lighting that does not comply with these regulations, the Director shall make all the following findings:
a. 
The purpose for which the lighting is proposed is not intended to extend beyond 30 days; and
b. 
The proposed lighting is designed in such a manner as to minimize light pollution and trespass as much as feasible.
6. 
Decorative Patio and Landscape Accent Lighting. Low-level outdoor patio and landscape accent lighting, where individual lamps are 10 watts or less, used by commercial businesses to provide ambiance.
D. 
General Standards for Exterior Lighting.
1. 
Outdoor lighting shall be designed, installed, and maintained to minimize nighttime sky light pollution, and use energy efficiently by lighting only those areas or objects necessary for safety and security.
2. 
Outdoor lighting shall be directed downward and away from adjacent properties and public rights-of-way.
3. 
The level of parking lot light projected onto any ground or wall surface shall not be less than two foot-candles nor more than five foot-candles at the base of the light fixture. The electrical plan or lighting plan shall demonstrate the dispersal of light on the ground surface and compliance with the requirements of this subsection. Building-mounted decorative lights shall not exceed five foot-candles measured five feet from the light source.
E. 
Prohibited Lighting.
1. 
Flashing. Outdoor lighting shall not blink, flash, or rotate, except as used in conjunction with a security alarm system.
2. 
Projection Above Horizontal Plane. Outdoor flood light projection above the horizontal plane, as shown in Figure 3-03 (Outdoor Lighting Horizontal Plane) is prohibited, unless allowed by subsection F of this section.
3. 
Search Lights. Search lights, laser source lights, or any similar high-intensity light are prohibited, unless allowed by subsection F of this section.
4. 
Light Interference. Any light that imitates or causes visual interference with a traffic signal or other necessary safety or emergency light.
Figure 3-03: Outdoor Lighting Horizontal Plane
F. 
New Development. New development projects shall incorporate the following regulations to minimize glare and light trespass and facilitate better vision at night.
1. 
Fully Shielded. Outdoor lighting fixtures, including lighting for outdoor recreational facilities, shall be shielded with full cutoff or recessed fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixture (see Figure 3-03: Outdoor Lighting Horizontal Plane). Cutoff fixtures shall be installed using a horizontal lamp position.
2. 
Design. Lighting fixtures should be of a design that complements building design and landscaping.
3. 
Height, Intensity, and Scale. Lighting fixtures shall be appropriate in height, intensity, and scale to the use they are serving.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)
The following shall be excluded from the lot coverage calculation:
A. 
Uncovered decks, porches, landings, balconies, and stairways that are 30 inches or less in height, as measured from the adjacent existing grade.
B. 
Roof eaves which project 30 inches or less from the structure.
C. 
Swimming pools and hot tubs that are not enclosed in roofed structures or decks.
D. 
Up to two small, non-habitable accessory structures under 120 square feet and under seven feet in height. Any additional structures above the quantity of two shall be included in lot coverage.
(Ord. 19-03 § 3, 2019)
A. 
Not more than 50 percent of the required front yard setback area shall be covered with paving and similar impervious surfaces.
B. 
Notwithstanding any other provision of this title, this requirement only applies to development of a new residential use, or renovation of an existing residential use which includes modifications to the existing garage or front yard, that occurs after April 15, 2014.
C. 
The Director may allow an exception from the requirements set forth in subsections A and B, if necessary, to provide safe and adequate ingress and egress for the site. Any such request for an exception to this requirement shall require a Site Development Permit—Minor.
(Ord. 688 § 1, 2006; Ord. 14-02 § 3, 2014; Ord. 19-03 § 3, 2019)
A. 
Allowed Projections into Required Setback Areas. The following features are allowed projections into required setback areas:
1. 
Architectural Features. Architectural features on the main structure (e.g., cornices, canopies, eaves, buttresses, chimneys, solar collectors, shading louvers, reflectors, water heater enclosures, and bay or other projecting windows that do not include usable floor space) may extend a maximum of 30 inches into a required side setback. Fireplaces, not exceeding eight feet in width, may extend up to 30 inches into a required side, front, or rear setback.
2. 
Balconies, Porches, Stairways, and Decks. Open, uncovered, raised porches, landing places, or outside stairways may project not closer than three feet to a side parcel line in any zoning district, and no more than six feet into a required front or rear setback in any residential zoning district.
3. 
Exits. Fire escapes, exit stairs, or other required exits shall comply with setback standards established in the Building and Fire Codes.
4. 
Utility and Mechanical Equipment. Mechanical equipment shall comply with required setbacks, with the following exceptions:
a. 
Tankless water heaters may encroach into the required side and rear setbacks up to 30 inches.
b. 
Filter and heating systems for pools, spas, jacuzzis, and hot tubs shall not be located closer than 15 feet to any dwelling other than the owner's. All such equipment shall be acoustically shielded as needed to comply with Chapter 17.20 (Noise).
c. 
All ground-mounted heating and air conditioning equipment may be placed in the side yard setback areas in the R-1 zone, provided that the equipment does not project more than 24 inches into a required side yard setback area, and in no case shall the equipment be placed closer than 36 inches to a side property line. The placement of the ground-mounted heating and air conditioning equipment shall also be located at least 12 feet from any window of a neighboring dwelling, as measured from the farthest projected edge of the equipment to the closest edge of window. The placement of ground-mounted heating and air conditioning equipment shall comply with the provisions set forth in Chapter 17.20 (Noise). Mitigations such as block wall enclosures may be required to mitigate sound impacts at the property line.
5. 
Fences, Hedges, and Walls. Fences, walls, and hedges may occupy setbacks to the extent provided in Section 17.16.020 (Fences, Hedges, and Walls).
6. 
Unenclosed Parking Spaces in Side and Rear Setbacks. Unenclosed parking spaces and parking aisles may be located within side and rear setbacks.
B. 
Awnings. Awnings are allowed to overhang on the public right-of-way in all zones, subject to the following provisions:
1. 
A building permit and any other applicable permit(s) shall be obtained before installing an awning within or over a public right-of-way.
2. 
Awnings shall be constructed with noncombustible frames and coverings. Every awning shall be collapsible, retractable, or capable of being folded against the face of the structure to which it is attached. When collapsed, retracted, or folded, the design of the awning shall not block any required exit.
3. 
Awnings may extend over public property not more than seven feet from the face of a supporting structure, but no portion shall extend nearer than two feet to the face of the nearest curb line measured horizontally. In no case shall the awning extend over public property greater than two-thirds of the distance from the property line to the nearest curb in front of the structure site.
4. 
Supporting elements of an awning shall be at least eight feet above a public walkway. A valance attached to an awning shall not extend more than 12 inches below the roof of the awning at the point of attachment, and in no case shall a portion of a valance be less than seven feet in height above a public walk-way.
5. 
Awnings shall be maintained in a clean and untattered condition.
(Ord. 688 § 1, 2006; Ord. 09-02 § 1, 2009; Ord. 19-03 § 3, 2019; Ord. 21-02 § 15, 2021)
A. 
Purpose and Applicability.
1. 
Purpose. This section establishes standards for the location, development, and operations of refuse and recycling storage areas required by the Municipal Code or by State law to ensure that the storage of refuse (trash) and recyclable materials does not have significant adverse health and environmental consequences and minimizes adverse impacts on surrounding properties.
2. 
Applicability. This section applies to all nonresidential, mixed-use, and multi-family residential developments with five or more dwelling units that are required by the Municipal Code or by State law to provide refuse and recycling storage areas and where such developments provide a common refuse collection area.
B. 
Enclosure Required. Enclosures are required for any common outdoor refuse and recycling storage areas.
1. 
Multi-Family and Mixed-Use Residential. Multi-family development projects with five or more dwelling units shall provide at least one enclosure, as described in this section, to contain all its required outdoor refuse and recycling storage areas. If a project contains 10 dwelling units or more, at least two enclosures or a larger enclosure shall be provided, the location and size of which shall be subject to the review and approval of the Director.
2. 
Nonresidential. All commercial development with more than one tenant, all industrial developments, and all other non-residential developments shall contain at least one outdoor refuse and recycling materials enclosure.
C. 
Location.
1. 
Outdoor refuse and recycling enclosures required under this section shall not be located within any front or street-facing yard areas and shall conform to setback requirements.
2. 
No outdoor refuse and recycling enclosure shall be located within any required landscaped areas, required off-street parking spaces, public rights-of-way, or in any location where it would obstruct pedestrian walkways, obstruct vehicular ingress and egress, reduce motor vehicle sightline, or in any way create a hazard to health and safety.
D. 
Design of Enclosure Area.
1. 
Size. The enclosure shall have a minimum width and minimum depth sufficient to enclose all required refuse and recycling containers with minimum clearance of one foot on all sides between the containers and the interior enclosure walls. Curbs or similar buffers shall be provided in the interior to protect the walls.
2. 
Exterior. All refuse and recycling enclosures shall have three sides consisting of minimum six-foot-high, fully grouted, decorative masonry walls, with the fourth side consisting of a solid metal gate with latch, painted a color compatible with the enclosure walls. The gate shall be located on one of the wide sides of the enclosure. The top one-foot of the gate shall be open work, with screening; the remaining section of the gates shall have solid metal backing. The exterior wall shall be of a material and colors that complement the architecture of the buildings they serve or shall have exterior landscape planting that screens the walls.
3. 
Access. The interior dimensions of the refuse and recyclables enclosure shall provide convenient and secure access to the containers to prevent access by unauthorized persons and to minimize scavenging, while allowing authorized persons access for disposal and collection of materials.
4. 
Roofs. All trash enclosures shall have full roofs to reduce storm water pollution and to screen unsightly views. The design of the roof and the materials used shall be compatible with materials and colors of the enclosure and shall have adequate height clearance to enable ready access to any containers.
5. 
Security. The gate shall be equipped with latches that allow the gate to be locked.
Figure 3-04: Refuse and Recycling Enclosure Top View of Enclosure
Front View of Enclosure
E. 
Maintenance. Outdoor refuse and recyclables enclosures shall be maintained in the following manner:
1. 
There shall be the prompt removal of visible signs of overflow of garbage, smells emanating from enclosure, graffiti, pests, and vermin.
2. 
Trash enclosure covers shall be closed when not in use.
3. 
Trash enclosures shall be easily accessible for garbage and recyclables collection.
4. 
Trash enclosures shall be regularly emptied of garbage.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)
A. 
Purpose and Applicability. This section establishes standards for the screening and separation of equipment and outdoor storage areas, and surface parking areas from a right-of-way.
B. 
Mechanical Equipment, Loading Docks, and Refuse Areas.
1. 
Ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts, and exhaust, etc.), loading docks, refuse storage areas, and utility facilities shall be screened from view from adjoining public rights-of-way and area(s) zoned for residential or open space uses by a minimum six-foot- high decorative masonry wall or structures.
2. 
The method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, and architectural style.
3. 
Landscaping shall be installed adjacent to the walls, at the discretion of the Director, in compliance with Chapter 17.18 (Landscaping).
C. 
Drive-Through Facilities. Queuing aisles that abut a public right-of-way shall be screened from view from the right-of-way with a minimum three-foot-high landscaped hedge or combination wall and landscape screening.
D. 
Roof-mounted mechanical equipment (e.g., air conditioning condenser) on the roof shall be screened by architecturally compatible screening that is designed to the satisfaction of the Director.
E. 
Exterior, structural-mounted conduits, utility lines, pipes, and chase shall be painted to match adjacent building and wall surfaces.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019; Ord. 21-02 § 16, 2021; Ord. 2025-11, 11/17/2025 )
A. 
Purpose. This section establishes standards for the measurement of setbacks and required setback areas. These provisions, in conjunction with other applicable provisions of the Zoning Code, are intended to help determine the pattern of building masses and open areas within neighborhoods. They also provide separation between combustible materials in neighboring buildings. Setback areas are further intended to help provide landscape beauty, air circulation, views, and exposure to sunlight for both natural illumination and use of solar energy.
B. 
Measurement of Setbacks.
1. 
General. All setback distances shall be measured at right angles from the designated property line to the building or structure, and the setback line shall be drawn parallel to and at the specified distance from the corresponding front, side, or rear property line. Where the front property line is located beyond the curb (i.e., within a street or common driveway), the front setback is defined as the minimum distance between a structure and the edge of curb.
2. 
Flag Lots. For flag lots, the pole portion of the parcel shall not be used for defining setback lines.
(Ord. 19-03 § 3, 2019)
A. 
All Residential Zones.
1. 
Parcels shall have vehicular access from a dedicated street or alley or from a private street established by a subdivision map.
2. 
Driveway access to garages or carports shall be of permanent construction material, concrete or asphalt or other material approved by the Director.
3. 
Driveways shall be kept and maintained free and clear of inoperative vehicles, debris, waste, junk, litter, building materials, boxes, structures, and other items, equipment or matter which block or limit access.
B. 
Multiple-Family Residential Zones. Where a parcel, building site, or parcel abuts upon an alley, the primary vehicular ingress and egress to and from the garages, accessory structures, carports, or open parking spaces housing or intended to house or park motor vehicles, shall be accessed from the alley. The responsible review authority shall have the ability to allow an alternative ingress and egress arrangement based on site-specific circumstances.
C. 
Mobile Home Residential Zone.
1. 
Dwelling units must be served by internal private streets within the mobile home park. There shall be no direct access from a mobile home unit to a public street or alley.
2. 
Internal public streets shall be of a permanent construction material such as concrete, asphalt, or other material approved by the Director.
3. 
Internal private streets shall be a minimum of 30 feet in length.
4. 
Accessways shall be kept free and clear of nonmobile vehicles, materials, and equipment.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)
A. 
Sight Safety Triangle. All parcels shall be developed in a manner that ensures visibility across the corners of the intersecting streets, alleys, and private driveways. The sight safety triangle area shall be described as a triangular shaped area on a corner parcel formed by measuring 15 feet from the intersection of the front and street side property lines, or an intersecting alley or driveway, and connecting the lines diagonally across the property making a 90-degree triangle, as shown in Figure 3-05 (Sight Safety Triangle Area) below.
Figure 3-05: Sight Safety Triangle Area
B. 
Height of Obstructions. The maximum height cutback of any object (e.g., fence, landscaping, signs, walls, etc.) located in the sight safety triangle area shall be three feet, measured from the adjoining top of curb. The three-foot height limit shall not apply to traffic safety devices, trees trimmed to eight feet above the adjacent top of curb, utility poles, and other government or utility installed devices.
(Ord. 688 § 1, 2006; Ord. 19-03 § 3, 2019)