The zoning schedule provided in Table
18.84.010 located at the end of this chapter[1] prescribes the basic site, yard, bulk, usable open space and screening and landscaping regulations that shall apply in the districts as indicated in the schedule. These basic requirements are defined and supplemented by additional requirements and exceptions prescribed in subsequent sections of this chapter. Notwithstanding these requirements, accessory dwelling units shall meet the standards in Chapter 18.160, and housing developments, as defined therein, shall meet the standards in Chapter 18.101.
(Prior code § 2-5.34(a); Ord. 1250 §1, 1986; Ord. 2080 § 2, 2013; Ord. 2155 § 3, 2017; Ord.
2161 § 1, 2017; Ord. 2213 § 2, 2021; Ord. 2228 §
1, 2021)
[1]
Editor's Note: Said Table 18.84.010 is included as an attachment to this title.
A.
For properties zoned PUD, the basic site requirements shall be established in conjunction with the approval of the final development plan as set forth in Chapter 18.68.
B.
Properties in the C, MU, O and I districts
may be subdivided for purposes of lease, sale or finance without regard
to the basic site requirements for the applicable district when all
of the following are met:
1.
The property either has been developed
previously or has had project approval granted by the city;
3.
Appropriate access, off-street parking,
and loading berths are provided to each lot in the subdivision through
easements or other devices, said appropriateness to be determined
by the city;
4.
Provision has been made to ensure
maintenance of the access ways and other "public" areas in a manner
acceptable to the city; and
5.
All buildings either proposed to
be built or existing, shall meet the applicable provisions of the
building and fire codes as determined by the city.
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Any other conditions may be placed
on such commercial or industrial subdivisions as may be necessary
to protect the public health, safety and welfare.
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(Prior code § 2-5.35(b); Ord. 2194 § 2, 2019)
A.
Required front, side and rear yards shall
be measured as the minimum horizontal distance from the property line
of the site or street right-of-way line to a line parallel thereto
on the site; provided that where a specific street plan has been adopted
by the city council, site area and required yards shall be measured
from the plan line, and no provision of this chapter shall be construed
to permit a structure or use to extend beyond such line; and provided
further, that where a site abuts on a street having only a portion
of its required width dedicated or reserved for street purposes, site
area and required yards shall be measured from a line drawn on the
boundary of the additional width required for street purposes abutting
the site.
B.
No site shall have less than 35 feet of
frontage.
C.
On an irregular site, required yards shall
be measured in the manner prescribed by the zoning administrator.
D.
On a lot having a width that exceeds its
depth and which is served by an access corridor, the longer dimension
may be considered the depth for purposes of measuring front, side
and rear yards.
E.
If, after dividing the area of a site in
an RM, MU, or C-C district by the site area required per dwelling
unit, a remainder equal to or greater than 90 percent of the area
required for an additional dwelling unit is obtained, one additional
dwelling unit may be located on the site, provided that all other
applicable yard, open space, bulk, and parking regulations are met.
(Prior code § 2-5.36(1); Ord. 2194 § 2, 2019)
A.
In the R-1-6,500, R-1-7,500, R-1-8,500
and R-1-10,000 districts, for each one-foot difference in elevation
greater than 10 feet between points A and B as described in this chapter,
the minimum required site area shall be increased by 10 percent except
that a site in excess of 13,000 square feet shall not be required
in the R-1-6,500 district, a site in excess of 15,000 square feet
shall not be required in the R-1-7,500 district, a site in excess
of seven-teen thousand square feet shall not be required in the R-1-8,500
district, and a site in excess of 20,000 square feet shall not be
required in the R-1-10,000 district.
B.
In the R-1-20,000 and R-1-40,000 districts,
for each one-foot difference in elevation greater than 20 feet between
points A and B, as described in this chapter, the minimum required
site area shall be increased by 10 percent.
C.
On any lot point A is a point at which
either projected side lot line intersects the edge of the street pavement
as shown on a preliminary or tentative subdivision map or on plans
approved by the city engineer or the existing pavement or traveled
way. Point B is a point on the lot on an arc 100 feet distant from
point A with the greatest difference in natural grade.
D.
On a site having a difference in elevation
of more than 10 feet between points A and B as described in this chapter,
the natural grade shall not be disturbed or natural vegetation removed
on more than 5,000 square feet if the site is in the R-1-10,000 district
or more than 7,000 square feet if the site is in the R-1-20,000 or
R-1-40,000 districts, provided that vegetation other than trees more
than six inches in diameter may be removed from additional area if
replaced by planning of equal coverage and ground-holding ability,
and provided that vegetation may be removed from additional area in
accord with a plan approved by the board of design review to thin
out excessively heavy growth in order to foster improved growth conditions,
to remove diseased plant material, or to eliminate a hazardous condition.
(Prior code § 2-5.36(2); Ord. 2000 § 1, 2009)
Corner lots shall have extra width
in addition to the width prescribed in the zoning schedule at least
equal to the width of the minimum interior side yard prescribed for
a main structure in the district and in no case shall the lot be less
than 80 feet.
(Prior code § 2-5.36(3))
In an R district, no site rearing
on a freeway or railroad right-of-way shall have a depth of less than
130 feet.
(Prior code § 2-5.36(4))
A site having an area, frontage,
width or depth less than the minimum prescribed for the district in
which the site is located, which is shown on a duly approved and valid
tentative subdivision map or a recorded subdivision map, or for which
a deed or valid contract of sale was of record prior to the effective
date of the ordinance codified in this chapter, and which had a legal
area, frontage, width and depth at the time that the subdivision map,
deed or contract of sale was recorded, may be used for a permitted
use or a conditional use in the district in which it is located but
shall be subject to all other regulations for the district.
(Prior code § 2-5.36(5))
In addition to the regulations prescribed in the zoning schedule of Section 18.84.010 of this chapter, the following regulations shall apply:
A.
The minimum front yard for a garage, carport
or off-street parking space required to serve a dwelling in the R-1-6,500,
R-1-7,500, R-1-8,500, R-1-10,000, and RM districts shall be 23 feet
in order to accommodate a car outside the garage, carport or parking
space without encroaching upon the sidewalk, provided that where a
garage or carport entered parallel to the street from which it has
access, the front yard for the garage or carport may be 15 feet.
In the R-1-6,500, R-1-7,500, R-1-8,500
and R-1-10,000 zoning districts, the front yard setback shall be a
minimum of 20 feet for those properties where it can be shown through
city records to the satisfaction of the community development director
that the home was initially constructed with a minimum of 20-foot
front yard setback.
B.
Where sites comprising 40 percent of the
frontage in an R district on a block are improved with buildings,
the minimum front yard shall be the average of the minimum front yard
depths for structures other than garages or carports on each developed
site in the district on the block. In computing the average, a depth
10 feet greater than the minimum required front yard shall be used
for any site having a greater yard depth.
C.
No solid fence, brick and screen block
walls, chainlink fence, hedge, or other screen planting in a required
front yard in all zoning districts other than the R-1-20,000, R-1-40,000,
and A districts shall exceed a height of 30 inches. Open fencing such
as wrought iron, split rail, picket style, or other similar types
of open fencing may be located in a required front yard, provided
that the open fence maintains a maximum height of 42 inches. In conjunction
with the open fence, a solid base of brick or split face block up
to a height of 18 inches may be constructed so long as the total fence
height does not exceed 42 inches, and decorative columns, caps, or
pilasters up to a height of 48 inches, generally separated by a distance
of six feet may be constructed. "Open picket style fencing" is defined
as fencing which consists of narrow vertical boards, generally three
inches to four inches in width, and with a minimum of 33 percent of
the fence area being open.
Higher decorative structures or planting
screens incorporated into an identifiable landscaping scheme may be
located in a required front yard, provided that:
D.
No solid fence, chainlink fence, hedge,
or other screen planting in a required front yard in the R-1-20,000,
R-1-40,000, or A district shall exceed a height of 30 inches, except
that wrought iron, split rail, or other similar types of open fencing
may be permitted by the zoning administrator. Such fencing shall be
permitted if it meets the following criteria:
1.
The fence shall not exceed a height
of six feet.
2.
Where such fencing crosses a driveway,
it shall be set back a minimum of 20 feet from the face of curb.
3.
The fence shall be attractive and
properly relate to the architecture of the residence and to its surrounding
setting, as determined by the zoning administrator.
4.
In conjunction with the open fence,
a solid base of brick or split face block up to a height of 24 inches
may be constructed, and decorative columns, caps, or pilasters up
to a height of 84 inches, generally separated by eight feet, may be
constructed.
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Higher decorative structures or planting
screens incorporated into an identifiable landscaping scheme may be
located in a required front yard, provided that:
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1.
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No such structure or screen shall
exceed six feet in height except decorative arched gateways, which
may be a maximum of eight feet in height;
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2.
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No structure on the property provided
for herein shall occupy any easement for public utility purposes.
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E.
Where the main structure on a site encroaches into the required front yard, a fence in conformance with Section 18.84.090(G) of this chapter may occupy the required front yard, provided that the fence does not encroach any further into the required front yard than the main structure.
(Prior code § 2-5.37; Ord. 1296 § 1, 1987; Ord. 1322 § 1, 1987; Ord. 1862 § 1, 2002; Ord.
1884, 2003; Ord. 2000 §
1, 2009)
In addition to the regulations prescribed
in the zoning schedule of this chapter, the following regulations
shall apply:
A.
On the street side of a corner lot the
side yard shall not be less than twice the depth of the minimum side
yard prescribed for the district, except that a side yard in excess
of the required front yard depth shall not be required, and a side
yard less than 10 feet shall not be permitted.
B.
On a reversed corner lot the minimum rear
yard may be not less than the minimum side yard prescribed for the
district if the side yard adjoining the street is not less than the
required front yard on the adjoining key lot, or 15 feet, whichever
is greater.
C.
Where the side or rear lot line of the
site of a use other than a residential use in a district other than
an R district adjoins an R district, the minimum side or rear yard
shall be 10 feet greater than the minimum yard prescribed in the zoning
schedule of this chapter; provided, that where the side or rear lot
lines of a site in an I-G district adjoins an R district, the minimum
side or rear yard shall be 50 feet.
D.
On the side street of a corner lot, the
minimum side yard for a garage, carport, or off-street parking space
required to serve a dwelling in an R district shall be 20 feet; provided,
that if the garage, carport or off-street parking space is entered
parallel to the street, the minimum side yard shall be the same as
the side yard otherwise required on the site.
E.
At the time of the initial construction,
principal structures in the R-1-8,500, R-1-7,500, R-1-6,500 and RM-4,000
districts may encroach into otherwise required rear yards to within
15 feet of the rear lot line; provided, that there remains a single
unobstructed open space with an area equal to 120 percent of the area
obtained by multiplying the required rear yard dimension by the minimum
lot width prescribed for these zoning districts. This unobstructed
open area may be located in a side yard and/or in the area between
the principal structure and the rear lot line and shall have a minimum
dimension of not less than 15 feet.
Additions to principal structures
in the R-1-8,500, R-1-7,500, R-1-6,500 and RM-4,000 districts may
encroach into otherwise required rear yards to within 15 feet of the
rear lot line, provided that there remains a single unobstructed open
space with an area equal to 80 percent of the area obtained by multiplying
the required rear yard dimension by the minimum lot width prescribed
for these zoning districts. This unobstructed area may be located
in a side yard and/or in the area between the principal structure
and the rear lot line and shall have a minimum dimension of not less
than 15 feet.
No structure referred to in this
section projecting into the required rear yard shall exceed one story
in height.
F.
Fences, walls, and hedges not over six
feet in height, walks, driveways and retaining walls may occupy a
required side or rear yard, except that solid fences, walls, and hedges
in the side yard on the street side of a corner lot may not exceed
a height of 30 inches, and open fencing, such as wrought iron, split
rail, picket style, or other similar types of open fencing, may not
exceed a maximum height of 42 inches. In conjunction with the open
fence, a solid base of brick or split face block up to a height of
18 inches may be constructed so long as the total fence height does
not exceed 42 inches, and decorative columns, caps, or pilasters up
to a height of 48 inches, generally separated by a distance of six
feet may be constructed. "Open picket style fencing" is defined as
fencing which consists of narrow vertical boards, generally three
inches to four inches in width, with at least 33 percent of the fence
area being open to view. No such structure or hedge shall pose a traffic
sight obstruction. In the C-S, C-A, I-P and I-G districts, fences
as high as eight feet may be allowed in conjunction with outdoor storage
areas. The upper two feet of such fences may contain barbed wire.
Permission of the zoning administrator shall be required for such
over height fences and may be denied if the zoning administrator determines
the appearance of such fencing would conflict with the purposes of
this title or if such fencing would be detrimental to the public health
or general welfare.
In the R-1-6,500 and R-1-7,500 districts,
fences, walls and hedges not over six feet in height may be located
to within five feet of the side property line on the street side of
a corner lot between the rear property line and a point set back 15
feet from the front corner of the residence closest to the side street.
G.
Fences, walls and hedges greater than six
feet but not over eight feet in height may occupy a required side
or rear yard upon approval by the zoning administrator.
1.
Application for an over height fence,
wall or hedge pursuant to this subsection shall be made with the zoning
administrator and shall be subject to design review.
2.
The zoning administrator may require
noticing up to 300 feet from the property lines in order to continue
processing the design review application. If the determination to
notice the application is made, it may be subject to a zoning administrator
hearing.
3.
If a zoning administrator hearing
is conducted, the zoning administrator may approve, conditionally
approve, or deny the application and shall find that the application:
a.
Conforms to the objectives of this
title;
b.
Assists in providing privacy, in
attenuating sound transmission, and/or in reducing other annoyance
from neighboring properties; and
c.
Does not significantly impact upon
the aesthetics and safety of the neighborhood nor the light and air
to all affected properties.
4.
The zoning administrator's decision
may be appealed to the planning commission.
(Prior code § 2-5.38; Ord. 1124 § 1, 1984; Ord. 1182 § 1, 1985; Ord. 1194 § 1, 1985; Ord.
1266 § 1, 1986; Ord. 1656 § 1, 1995; Ord. 1862 §
1, 2002; Ord. 1994 § 2, 2009; Ord. 2216 § 2, 2021)
In addition to the yards prescribed in Section 18.84.010 of this chapter, the following regulations shall apply:
A.
In a R-1 district, at the time of initial construction, main structures two stories or greater in height shall be separated by a distance of at least 20 feet; provided, however, portions of two structures, only one of which is two stories or greater in height, shall be separated by at least 17 feet. For structures with upper floors set in or out from lower floors, separation shall be measured separately from each story. Additions to the main structure may be constructed with the same separation as the existing first floor, provided that the addition does not encroach any farther into the separation than the existing main structure. All additions to the main structure which exceed 10 feet in height shall be subject to design review pursuant to Section 18.20.010 of this title. Accessory structures two stories or greater in height shall be separated by a distance of at least 20 feet from any structure two stories or greater in height; accessory structures two stories or greater in height shall be separated by a distance of at least 17 feet from one-story structures. For purposes of this section, separation shall be measured from the wall of one structure to the wall of the other structure excluding architectural projections.
B.
In an RM district, no structure shall exceed
the height of a sloping plane 15 feet in height at the interior of
the minimum required side yard prescribed in Table 18.84.010 of this
chapter[1], and sloping away from the side property line five feet
for each additional 15 feet in height.
[1]
Editor's Note: Said Table 18.84.010 is included
as an attachment to this Title.
C.
In an R district, the distance between
a main structure and an accessory structure on the same site shall
not be less than six feet, except that accessory structures in the
rear yards or in one side yard may be closer than six feet if all
the requirements of the building and fire code are met and if such
structures are not closer than three feet to any side or rear property
line.
 Figure 18.84.100
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(Prior code § 2-5.39; Ord. 1240 § 1, 1986; Ord. 1249 § 1, 1986; Ord. 2038 § 1, 2012)
Except in a C-C or MU district, on
a corner lot, no solid fence, wall, hedge, or other obstruction, except
the natural grade of a site, within a triangular area formed by the
street property lines and a line connecting points on the property
lines 25 feet from the street intersection shall exceed a height of
30 inches above established grade or an open fence up to a height
of 42 inches above established grade at the edge of the street pavement
or traveled way if plans have not been approved, provided that trees
pruned up to eight feet above the street grade shall be permitted.
(Prior code § 2-5.40; Ord. 1862 § 1, 2002; Ord. 2194 § 2, 2019)
A.
Architectural Projections. Architectural
projections, including eaves, awnings, louvers, and similar shading
devices; sills, belt courses, cornices, and similar features; and
flues and chimneys may project not more than four feet into a required
front yard, rear yard, or side yard on the street side of a corner
lot, and not more than two feet into any other required yard, provided
that the distance between an architectural projection and side or
rear property line shall not be less than three feet.
B.
Oriel or Bay Windows. Oriel or bay windows
may project not more than three feet into a required front yard, rear
yard, or side yard on the street side of a corner lot, provided that
the aggregate width of oriel or bay windows shall not exceed 50 percent
of the length of the wall in which they are located, and the width
of any individual oriel or bay window shall not exceed 10 feet.
C.
Porches and Steps. Unroofed porches, steps,
decks, and terraces may come to a point not closer than 12 feet to
a front property line, or may project not more than eight feet into
a required front yard or side yard on the street side of a corner
lot, or to a point not closer than three feet to an interior side
or rear property line, provided that the height, including railings,
shall not exceed six feet above the grade of the ground at the property
line.
D.
Balconies over Six Feet Aboveground. Balconies,
decks, terraces, and other similar unroofed structures at a height,
including railing, more than six feet above the level at which a yard
must be provided, may project not more than eight feet into a required
front yard or rear yard and five feet into any other required yard,
provided that they shall not reduce any yard to less than five feet
except on the street side of a corner lot. Such structures shall be
cantilevered or supported only by necessary columns. A balcony or
deck projecting from a higher story may extend over a lower balcony
or deck.
E.
Open Stairways. Open, unenclosed fire escapes
and fireproof outside stairways may project into any required yard
not more than four feet, provided that no yard shall be reduced to
less than three feet.
F.
Covered Front Porches And Covered Patios.
Covered front porches attached to a main structure may come to a point
not closer than 12 feet from the front property line, provided that
the covered front porch is designed to be an integral part of the
home, is open on three sides, has a minimum depth of eight feet, and
has a minimum width of 10 feet. Porch eaves shall project no more
than an additional 24 inches into the required front and/or side yard
setback areas.
Covered patios attached to a main
structure and enclosed on more than one side may project not more
than eight feet into a required rear yard and five feet into a required
side yard within 35 feet of the rear lot line, provided that the required
side yard shall not be reduced to less than five feet. Covered patios
attached to a main structure and open on three sides may come to within
five feet of the rear property line and three feet from the side property
lines of the property within any residential zone.
G.
Underground Structures. Covered underground
structures may project without limit into any required yard, provided
that they shall not have a height of more than two and one-half feet
and provided that their surfaces are landscaped.
(Prior code § 2-5.41; Ord. 1244 § 1, 1986; Ord. 1876 § 1, 2003)
Projections into public rights-of-way shall be regulated by the building code and by Chapter 18.96 of this title, except that in a C-C or MU district a balcony, oriel window, arcade, or other projection may extend over a sidewalk, provided that the horizontal distance between the curb and the nearest face of the structure shall be at least two feet, the clear vertical height under the projection shall be at least 12 feet, and the clear horizontal distance between the property line and any supporting structure shall be at least seven feet. At least 85 percent of the area and 85 percent of the length of a vertical plane through a line of supporting columns shall be open and free of obstructions. Space over a public right-of-way permitted by this section may be enclosed and may be occupied by a permitted use or a conditional use and shall be included in computing basic floor area if enclosed. Supports located in a public right-of-way shall be subject to the provisions of Chapter 13.04 of this code.
(Prior code § 2-5.42; Ord. 2194 § 2, 2019)
Except as otherwise noted in this
chapter, the height of a structure shall be measured vertically from
the average elevation of the natural grade or finished grade, whichever
is lower, of the ground covered by the structure to the highest point
of the structure including parapet or to the coping of a flat roof,
to the deck line of a mansard roof, or to the mean height between
eaves and ridges for a hip, gable, or gambrel roof. The height of
an accessory structure shall be measured from the lowest grade adjacent
to the structure to the highest ridge or top of the structure, including
parapet. The height of a fence or a wall used as a fence shall be
measured from the higher finished grade adjoining the fence or wall.
The average height of a wall of a structure shall be deemed the height
of the wall.
(Prior code § 2-5.43(1); Ord. 2038 § 1, 2012; Ord. 2194 § 2, 2019)
A.
Architectural building elements such as towers, cupolas, and similar structures, and appurtenances such as spires, chimneys, elevator and stairway enclosures, building-mounted flagpoles, screens for rooftop equipment, and similar structures covering not more than 10 percent of the ground area covered by the structure may be erected to a height of not more 15 feet above the height limit prescribed by the regulations for the district in which the site is located, with design review approval specified under Chapter 18.20 of this title.
B.
Except as otherwise allowed by this title, subject to design review approval specified under Chapter 18.20 of this title, free-standing appurtenant structures such as water tanks, fire towers, flagpoles, monuments, and similar structures; residential radio and television aerials and antennas; receive-only antennas; may be erected to a height of not more than 65 feet or not more than 25 feet above the height limit prescribed by the regulations for the district in which the site is located, whichever is less.
C.
The height and location of commercial radio and television aerials, antennas, and transmission towers shall be subject to design review approval specified under Chapter 18.20 of this title, and shall be based on a visual analysis demonstrating that views of the aerial/antenna/tower are minimized or are substantially screened from residential land uses, the I-580 and/or I-680 rights-of-way, or other sensitive land uses such as parks, schools, or major streets, and shall be based on an engineering analysis justifying the height of the proposed aerial/antenna/tower.
Any parabolic dish mounted on the
aerial/antenna/tower shall be less than two feet in diameter. The
base of the aerial/antenna/tower and any switching facility located
at the base that is visible to the public shall be architecturally
treated and/or screened from view utilizing on-and/or off-site vegetation
or other approved screening mechanism.
D.
Wire-carrying power distribution poles
and transmission towers and communication poles located in any zoning
district shall not be subject to the height limits prescribed in the
district regulations.
(Prior code § 2-5.43(2); Ord. 1600 § 2, 1993; Ord. 1743, 1998; Ord. 1821 § 1, 2001; Ord. 2080 §
2, 2013; Ord. 2194 § 2, 2019; Ord. 2213 § 2, 2021)
A.
In an R district, Class I and Class II accessory structures may be located in a required rear yard or a required interior side yard within 35 feet of the rear lot line, provided that the distances to lot lines shall not be less than prescribed in Section 18.84.010 of this chapter, except that Class II accessory structures may be constructed to the property line, but not attached to the fence, and provided that in the aggregate no more than 500 square feet or 10 percent of the area of the required rear yard, whichever is greater, shall be covered by structures other than garages or carports in an RM-2,500, RM-2,000 or RM-1,500 district. Accessory structures located in required side or rear yards shall not be closer to a main structure or any other accessory structure than the distance prescribed in Section 18.84.100 of this chapter. The minimum distance between an accessory structure containing a habitable room and a side or rear lot line shall be the same as the minimum required side yard for a main structure on the same site.
B.
An accessory structure located not closer to a property line than the distance required for a main structure on the same site may adjoin or may be separated from a main structure, provided that if directly opposite walls in either structure have a main entrance to a dwelling unit or a window opening into a habitable room, the space between the structures shall be as prescribed in Section 18.84.100 of this chapter.
C.
No accessory structure shall be located
either within a front yard or, unless adequately screened from view
from the street as determined by the zoning administrator within the
area between the front yard and the front of a structure in an R district.
D.
Swimming pools shall comply with the applicable Class II accessory structure regulations of this title and in addition shall be subject to the requirements of Chapter 20.55 of this code.
F.
Accessory structures exceeding 10 feet in height shall be subject to design review pursuant to Section 18.20.010 of this title.
G.
Location Standards for Pools and Spas.
1.
Pool water line shall not encroach
into a required front yard or be placed closer than five feet to a
rear or interior side property line or 10 feet to a street side property
line, except that the pool water line for cordconnected, aboveground
(portable) spas shall not encroach into a required front yard or be
placed closer than three feet to a rear or interior side property
line or 10 feet to a street side property line.
2.
Pool walls placed closer than five
feet to a structure shall require investigation and written approval
by a licensed civil engineer. A copy of this investigation and approval
shall be furnished to the administrative authority prior to issuance
of a pool permit.
3.
Pool equipment may be located within
the boundaries of the site in which the pool is located without regard
to setback except that equipment shall not be located within required
front yards nor within the required side yard of the street side of
a corner lot unless said equipment is located on the interior side
of a fence as allowed in conformance with Title 18 of this code of
the city. Where pool equipment is located within a required side yard
adjacent to a main structure, a minimum three-foot clearance shall
be maintained between said equipment installation and the corresponding
side property line.
(Prior code § 2-5.44; Ord. 1150 § 1, 1984; Ord. 1656 § 1, 1995; Ord. 1812, 2000; Ord. 2038 § 1, 2012; Ord. 2161 §
1, 2017; Ord. 2192 § 2, 2019)
A.
Each dwelling unit in the RM, C-C and MU
districts shall have group or private usable open space as prescribed
in the zoning schedule codified in Table 18.84.010 of this chapter[1], provided that in the RM district each dwelling unit shall have private usable open space of at least the minimum area specified by subsection C of this section. Group and private usable open space may be combined to meet the requirements. Each square foot of private usable open space shall be considered equivalent to two square feet of group usable open space and may be so substituted. All required usable open space shall be planted area, or shall have a dust-free surface, or shall be water surface, provided that not less than 10 percent of the required group usable open space at ground level shall be landscaped with trees and other plant materials suitable for ornamentation. No required usable open space shall be located in a parking area, driveway, service area, or required front yard, or shall have a slope greater than 10 percent.
[1]
Editor's Note: Said Table 18.84.010 is included
as an attachment to this Title.
B.
Group usable open space shall have a minimum
area of 300 square feet and a rectangle inscribed within it shall
have no dimension less than 15 feet. Required usable open space may
be located on the roof of an attached garage or carport, but not more
than 20 percent of the required space shall be located on the roof
of a building containing habitable rooms.
C.
Private usable open space located at ground
level shall have a minimum area of 150 square feet and a rectangle
inscribed within it shall have no dimension less than 10 feet. The
minimum area of aboveground-level space shall be 50 square feet and
a rectangle inscribed within it shall have no dimension less than
five feet. Private usable open space shall be adjacent to, and not
more than four feet above or below the floor level of the dwelling
unit served. Not more than 50 percent of ground-level space may be
covered by an overhang, balcony, or patio roof. Aboveground-level
space shall have at least one exterior side open above railing height.
D.
Private, ground-level, usable open space
on the street side of a structure shall be screened from the street.
E.
Usable open space shall be permanently
maintained by the owner in orderly condition.
(Prior code § 2-5.45; Ord. 2194 § 2, 2019)
Except as otherwise required by the
provisions of this chapter, screening shall consist of a solid wall
or fence, vinecovered fence, or compact evergreen hedge. Hedge material
used as screening shall be not less than three feet in height when
planted and shall not be permitted to exceed the specified height
by more than one and one-half feet. Where buffers or trees are required,
they shall have a mature height of not less than 12 feet and shall
be planted not more than 20 feet apart. All screening and landscaping
shall be permanently maintained in orderly condition by the owner.
Plant materials shall be watered, weeded, pruned and replaced as necessary
to screen or ornament the site. A permanent irrigation system shall
be provided.
(Prior code § 2-5.46(1))
In an R district an open parking
facility for more than five cars or a loading area shall be screened
from properties in an R district adjoining or directly across a street
or alley. In a district other than an R district an open parking facility
or a loading area shall be screened from an R district adjoining or
directly across a street or alley. Screening shall be six feet in
height, except that screening to protect properties across a street
may be not less than four feet in height.
(Prior code §2-5.46(2))
Where the site of a dwelling other
than one-family dwelling or a duplex adjoins an R-1 district, screening
six feet in height shall be located adjoining the property line. Where
the site of a use other than a dwelling adjoins an R-1 district, screening
six feet in height shall be located adjoining the property line, and
an area 10 feet in depth adjoining the property line shall be landscaped
with plant materials, including a buffer of trees.
(Prior code § 2-5.46(3))
Where the site of a use other than
a dwelling adjoins an RM district screening six feet in height shall
be located adjoining the property line and an area with plant materials,
including a buffer of trees.
(Prior code § 2-5.46(4))
A use not conducted within a completely
enclosed structure shall have screening of a height specified by the
zoning administrator if located in an I-P district or in a C or I
district adjoining or opposite across a street or alley from an R
district or if located in C-S or I district adjoining or opposite
across a street from an O, C-N, C-C, MU, C-R or P district, unless
the zoning administrator finds that topographic or other physical
conditions or the characteristics of the use make screening unnecessary
or ineffective for protection of the adjoining or opposite district.
(Prior code § 2-5.46(5); Ord. 1656 § 1, 1995; Ord. 2194 § 2, 2019)
In an O, C-N, C-C, MU, I-P, or P
district, not less than five percent of the area with a line drawn
around the outer edges of the area occupied by vehicles shall be landscaped
with trees and other plant materials suitable for ornamentation. Landscaped
areas shall be distributed throughout the parking area. In addition,
a landscaped area not less than five feet in depth shall be located
at the property lines adjoining the street frontages of the site except
for necessary drives and walks.
(Prior code § 2-5.46(6); Ord. 2194 § 2, 2019)
Where a trailer park adjoins a street,
an area 20 feet in depth except for necessary drives and walks shall
be landscaped with materials suitable for ensuring privacy and ornamenting
the site.
(Prior code § 2-5.46(7))
In an O or an I-P district the required
front yard and required side yard on the street side of a comer lot
except for the area occupied by necessary drives and walks, shall
be landscaped with trees and other plant materials suitable for ornamentation.
(Prior code § 2-5.46(8))
Landscaped buffers required by Chapter 18.52 of this title, shall include an earth berm, having a crest not less than 10 feet above natural grade at the boundary of the Q district, unless the zoning administrator finds that the berm is not necessary for sight or sound buffering. The entire buffer shall be planted with trees and other materials to effectively prevent transmission of noise and dust and growth of weeds. Planting in the portion of the buffer within 50 feet of the protective fence required by Chapter 18.52 shall consist of closely spaced trees and shrubs attaining a height of at least 20 feet, with evergreen foliage sufficient to completely screen extraction operations from view.
(Prior code § 2-5.46(9); Ord. 1656 § 1, 1995)
A.
Except as specified in a use permit authorizing
a conditional use, no truck or bus larger than one-ton capacity and
no trailer longer than 25 feet shall be parked or stored on a site.
B.
No off-street parking space provided in compliance with Chapter 18.88 of this title shall be located in a required front yard or in a required side yard on the street side of a corner lot.
C.
Except as specified in a use permit authorizing
a conditional use, no more than one vehicle, other than automobiles,
shall be stored on a site in an R-1 or RM-4,000 district, except in
an enclosed garage.
D.
No vehicle shall be parked or stored except in conformity with the requirements of Section 18.84.110 of this chapter.
E.
No trailer, camper or boat shall be parked
or stored in a front yard; provided, however, that in addition, a
trailer, camper or boat may not be parked or stored in the side-street
side yard of a corner lot.
F.
No trailer, camper or boat shall be parked
or stored in the area between the front yard and the front of a structure
or in a side yard, unless adequately screened from view from the street
as determined by the zoning administrator.
(Prior code § 2-5.47; Ord. 1656 § 1, 1995)
