This chapter establishes standards for use in the design and
development of land uses and buildings within the City. The purpose
of these standards is to support, through careful site evaluation
and design, the establishment of land uses in a manner that protects
the public health, safety and welfare and supports the achievement
of the objectives of the General Plan.
(Ord. 68 § 9-4.101, 1983)
The standards of this chapter apply to all new land uses which
are required to have a zoning approval pursuant to this title, except
where the standards of Chapter 9-6 or Chapter 9-3 conflict with the
provisions of this chapter, the provisions of Chapters 9-6 and 9-3
prevail.
(Ord. 68 § 9-4.102, 1983)
The following sections establish standards for the use and size
of building setbacks. The purpose of these standards is to provide
for open areas around structures where needed for: visibility and
traffic safety; access to and around buildings; access to natural
light, ventilation and direct sunlight; separation of incompatible
land uses; and space for privacy, landscaping and private recreation.
These standards are organized as follows:
9-4.104 Exceptions to setback standards.
9-4.105 Use of setbacks.
9-4.106 Street setbacks.
9-4.107 Side setbacks.
9-4.108 Rear setbacks.
9-4.109 Interior setbacks and open areas.
9-4.110 Projections into required setbacks.
(Ord. 68 § 9-4.103, 1983)
The minimum setback requirements of this title apply to all uses except the following (see also Section 9-4.110 of this chapter):
(a)
Uncovered
decks, terraces, steps, earthworks and other similar landscaping or
design elements placed directly on finished grade that do not exceed
an average height of 30 inches above the surrounding finished grade,
provided that no such wood structure shall extend closer than 18 inches
to a property line.
(Ord. 68 § 9-4.104, 1983; Ord. 232 § 2, 1991; Ord. 482 § 2, 2005)
Required setback areas are to be landscaped when required by Section 9-4.125 and shall be unobstructed by any building or structure. The use of setbacks for vehicle parking is subject to Section 9-4.116.
(Ord. 68 § 9-4.105, 1983)
A street setback is measured at right angles from the nearest point on the property line to the building line. Setback landscaping and fencing standards are in Sections 9-4.125(a) and 9-4.128 of this chapter, respectively.
(a)
A,
RS, RSF, and LSF Zones. All residential uses shall have a minimum
primary street setback of 25 feet, except as follows:
(1)
Shallow Lots. The front setback shall be a minimum of 20 feet for
any lot less than 90 feet deep.
(2)
Flag Lots and Lots Without Street Frontage. Determination of that
portion of the site to constitute the required front yard within the
flag shall be at the discretion of the applicant. The front setback
of the flag of the lot shall be a minimum of 10 feet. The front setback
within the accessway shall be as in subsection (a) of this section.
(3)
Sloping Lot Adjustment. Where the elevation of the natural grade on a lot at a point 50 feet from the centerline of the adjacent street right-of-way is seven feet above or below the elevation of the centerline, a private garage may be located, at the discretion of the applicant, as close as five feet to the street property line (primary or corner), subject to the approval of an administrative use permit (Section 9-1.112 of this title), provided that portions of the dwelling other than the garage shall be established at the setback otherwise required.
(4)
Variable Setback Block. Where a residential block is partially developed with single-family dwellings having less than the required primary front setbacks and no uniform front setback is established, the primary street setback may be adjusted by approval of an administrative use permit (Section 9-1.112 of this title) at the option of the applicant, as follows:
(i)
Prerequisites for Adjustment. Adjustment may be granted only when
25% of the lots on the block with the same frontage are developed
and the entire block is within a single zone.
(ii)
Allowed Adjustment. The normally required minimum primary street
setback is to be reduced to the average of the primary front setbacks
of the existing dwellings, which include attached garages but not
detached garages, to a minimum of 10 feet.
(5)
The Design Review Committee (DRC) may grant an exemption to the front
setback requirement based on neighborhood compatibility for structures
that meet the following criteria:
(b)
RMF
Zone and Residential Uses in Commercial and Industrial Zones. All
residential units shall have a minimum setback of 15 feet. All garages
shall have a minimum front setback of 20 feet.
(c)
CN, CP, CR, CS, CT, CPK, IP and I Zones. No front setbacks are required. Ground floor residential uses are subject to the setback requirements of subsection (a) of this section.
(1)
Adjacent to Residential Zone. Where a commercial or industrial zone
has a primary or secondary street setback, including a double frontage
setback, on a street where more than 50% of the lots in the same block
are zoned for residential use, the primary front setback shall be
25 feet, except that a one-story building or parking may encroach
into 1/2 the required front setback depth.
(d)
L, LS and P Zones. A minimum 10 foot primary street setback is required, provided that residential uses are subject to the setback requirements of subsection (a) of this section.
(e)
Flag Lots. Any accessway adjacent to a public street shall be subject to the front setback requirements of subsections (a), (b), (c), and (d) of this section. Determination of that portion of the site to constitute the required front yard within the flag shall be at the discretion of the applicant. The front setback of the flag of the lot shall be subject to the side setback requirements of Section 9-4.107 of this chapter.
(f)
Double
Frontage Lots.
(1)
Selecting the Setback Location. Where double frontage setback locations
are not specified by subdivision requirements or other applicable
regulations, the applicant may select the primary front setback street
unless 50% of the lots on a double frontage block are developed with
the same front yard orientation. In that case, all remaining lots
are to orient their primary front setbacks with the majority.
(2)
Double Frontage Setback Requirements (Secondary Frontage). A full-front
setback is to be provided adjacent to one frontage (primary), and
a setback of 1/2 the required front setback depth adjacent to the
other frontage (secondary).
(g)
Corner
Street Setback (Corner Street Frontage). The primary street setback
on the street side of a corner lot is to be a minimum of 10 feet from
the property line.
(Ord. 82 § 9-4.106, 1984; Ord. 68 § 9-4.106, 1983; Ord. 552 § 2, 2010; Ord. 578 § 1, 2013; Ord. 614 § 4, 2017; Ord. 660 §
5, 2022)
The side setback is measured at right angles to the side property
line to form a setback line parallel to the side property line, which
extends between the front and rear setback areas, or primary street
and secondary street setback areas for double frontage lots. The minimum
side setback is to be as follows:
(a)
A,
RS, RSF, LSF and RMF Zones and Residential Uses in Commercial and
Industrial Zones. All residential uses except for second story dwellings
over commercial and industrial uses shall have a minimum side setback
of five feet, except as follows:
(1)
Accessory Structures. A side yard may be used for an accessory building
no greater than 12 feet in height, provided that it is not used for
human habitation or the keeping of animals and is either:
(i)
Located no closer than three feet to any property line;
(ii)
Located on the rear half of the lot; or
(iii)
Established on the property line as a common wall structure
pursuant to subsection (a)(4) of this section, or as a zero lot line
structure, provided that all applicable Uniform Building Code requirements
are satisfied for a property line wall.
(2)
Common Wall Development. Any two dwelling units, and/or their accessory
garages, may be constructed on adjoining lots without setbacks between
them provided that:
(i)
The setback has been eliminated through subdivision map or conditional
use permit approval;
(ii)
A common wall or party wall agreement, deed restriction, or other
enforceable restriction has been recorded;
(iii)
The side setbacks opposite the common wall property line are
not less than two times the minimum width required by this section;
and
(iv)
Common wall construction is in compliance with the Uniform Building
Code.
(3)
Zero Lot Line Development. A group of dwelling units on adjoining
lots may be established so that all units abut one side property line,
provided that:
(i)
The setback has been eliminated for an entire block through subdivision
map or conditional use permit approval;
(ii)
The modified setback requirements for the block are recorded as part
of a land division map, deed restriction, or other enforceable restriction;
(iii)
The side setback shall not be eliminated or reduced on the street
side of a corner lot; and
(iv)
Side setbacks opposite the zero setback property line are not less
than twice the minimum required by this section.
(4)
Access Easements. All access easements shall have a minimum setback
of five feet, measured from the edge of the easement.
(5)
Additional Height for Buildings in RMF. Multifamily dwellings exceeding
25 feet in height shall have a 10 foot setback for all portions of
the building over 25 feet in height.
(b)
CN, CP, CR, CS, CT, CPK, IP, I and P Zones. No side setbacks are required. Ground floor residential uses are subject to the setback requirements of subsection (a) of this section.
(c)
L
and LS Zones. A minimum five foot side setback is required.
(Ord. 660 § 5, 2022; Ord. 646 § 11, 2021; Ord. 524 § 2, 2008; Ord. 303 § 2 (Exh. C), 1996; Ord. 68 § 9-4.107, 1983)
The rear setback is measured at right angles to the rear property
line to form a setback line parallel to the rear property line.
(a)
A,
RS, RSF, LSF, and RMF Zones and Permitted Ground Floor Residential
Uses in Commercial and Industrial Zones. All residential uses except
for second story dwellings over commercial and industrial uses shall
have a minimum rear setback of 10 feet, except as follows:
(1)
Accessory Structures. A rear setback except for the portion of the
rear yard adjacent to the street of a corner lot, may be used for
an accessory building no greater than 12 feet in height, provided
the accessory building is not used for human habitation or the keeping
of animals, and is not closer than three feet to a side or rear property
line or alley.
(b)
CN,
CP, CR, CS, CT, CPK, IP and I Zones. No rear setback is required in
commercial or industrial zones, except as follows:
(1)
Adjacent to an Alley. The secondary frontage setback shall be a minimum
of five feet, except where the alley provides vehicular access to
the interior of the building, in which case the setback shall be 10
feet.
(2)
Adjacent to Residential Use Zone. Where the rear property line abuts
a residential zone or use, no rear setback is required for buildings
or portions of buildings which do not exceed 12 feet in height within
10 feet of the rear property line. The rear setback shall be a minimum
of 10 feet for buildings or portions of buildings which exceed 12
feet in height.
(c)
L,
LS and P Zones. A minimum of 10 foot rear setback is required.
(Ord. 68 § 9-4.108, 1983; Ord. 98 § 1, 1985; Ord. 660 § 5, 2022)
Detached buildings located on the same site are to be separated
as follows:
(a)
Non-Habitable
Structures. Minimum (5) foot setback required for enclosed structures.
No minimum setback for open-sided structures.
(b)
Habitable
Structures. Minimum (5) foot setback required.
(c)
Exemptions.
The following structures are exempt from the provisions outlined in
this section:
(1)
Decks;
(2)
Patio covers and landscape structures;
(3)
Structures under 120 square feet when exempt from a building permit based on the adopted Building Code and consistent with the standards set forth in Section 9-6.106(b)(3)9-6.106(b)(3);
(4)
Similar accessory structures as determined by the Community Development
Director.
(Ord. 68 § 9-4.109, 1983; Ord. 552 § 2, 2010; Ord. 635 § 5, 2020)
(a)
Uncovered Decks. When constructed with a height more than 30 inches above the surrounding finish grade, a wood deck may extend into required setbacks as follows (decks less than 30 inches high are exempt from these requirements). See Section 9-4.104(a)):
(b)
Fire
Escapes. A ladder or stairs designed to be used exclusively as an
upper floor fire escape may project into a required setback only as
provided by the Uniform Building Code.
(c)
Roof
and Wall Features. Cantilevered and projecting architectural features
including chimneys, bay windows, balconies, cornices, eaves, rain
gutter, signs (where allowed), display windows, and solar collectors
may project into a required setback only as allowed by the Uniform
Building Code.
(d)
Porches.
(1)
Front Porch. A covered front porch may project up to six feet into
a required front setback, provided that the floor level of the porch
is to be no higher than the ground level of the building. An unenclosed
front porch is not limited on its projection, provided it is 100 square
feet or less in area.
(2)
Side Porch. A porch and/or outside stairway may be located in a required
side setback provided the porch is not roofed or enclosed below the
steps and does not extend into the side setback more than allowed
by the Uniform Building Code.
(3)
Rear Porch. A porch in the required rear setback is subject to the
same limitations as a deck, pursuant to subsection (a)(3) of this
section.
(e)
Flag
Lots. Six foot fences shall be allowed within the front yard setback
area, but in no case shall a six foot fence be allowed within an area
connecting the required front yard setback areas for any adjoining
lots. Trash enclosures may encroach into the front yard setback area
but shall maintain a five foot setback from adjoining property lines
and shall not be located within the access strip.
(Ord. 68 § 9-4.110, 1983; Ord. 82 § 9-4.110, 1984; Ord. 635 § 5, 2020)
The purpose of the following sections is to limit the height
of structures as needed to: support public safety; protect access
to natural light, ventilation, and direct sunlight; support the preservation
of neighborhood character; and to preserve viewsheds and scenic vistas.
These standards are organized as follows:
9-4.112 Measurement of height.
9-4.113 Height limitations.
(Ord. 68 § 9-4.111, 1983)
The height of a building or structure is to be measured as the vertical distance from the highest point of the structure to the average of the highest and lowest points where the exterior walls touch the finish grade. The measurement of heights for fencing, walls, arbors or hedges shall be subject to Section 9-4.128.
(Ord. 68 § 9-4.112, 1983; Ord. 646 § 11, 2021)
The maximum height for new structures is as follows:
(a)
Limitation
by Zone.
|
Zone
|
Maximum Height
|
|---|---|
|
A, RS, RSF, LSF
|
30 feet
|
|
CN, CP, CR, CS, CT
|
35 feet
|
|
CPK, IP, I
|
45 feet
|
|
LS, L, P
|
35 feet
|
|
RMF
|
35 feet (portions of buildings exceeding 25′ shall require additional setbacks in accordance with Section 9-4.107)
|
(b)
Exceptions
to Height Limitations.
(1)
Planning Commission Waiver. The height limitations of this section
may be modified through conditional use permit approval, provided
the Planning Commission first finds the project will not result in
substantial detrimental effects on the enjoyment and use of adjoining
properties and that the modified height will not exceed the lifesaving
equipment capabilities of the Fire Department.
(2)
Height Adjustment. The height limitations specified by subsection (a) of this section may be adjusted by approval of an administrative use permit (Section 9-1.112) for a single-family residential building to allow additional height, to a maximum of 40 feet, provided that the required side and rear setbacks are increased one foot in width for each foot of height over 30 feet.
(3)
Downhill Lot. Where the average front-to-back slope of a lot is greater than one foot of fall in seven feet of distance from the centerline of the street to the rear face of the proposed building, up to 10 feet may be added to the rear building face, which is to be excluded from the height measurement (Section 9-4.112).
(4)
Uninhabited Structures. The height limits specified in subsection (a) of this section do not apply to the following structures (measurement of height is to be from the ground, as set forth in Section 9-4.112):
(i)
Radio and television receiving antennas of the type customarily used
for home radio and television receivers, when 50 feet or less in height.
(ii)
Transmitting antennas used by licensed amateur (ham) radio operators
when 50 feet or less in height.
(iii)
Flagpoles 50 feet or less in height.
(iv)
Grain elevators, silos, water tanks, windmills, wind generators,
and all other similar structures not containing residential uses and
located in the A, RS, CR, CS, CPK, IP and I Zones.
(v)
Chimneys no more than 100 feet in height located in the CPK, IP and
I Zones and all other chimneys and roof vents extending no more than
two feet above the height limit specified in subsection (a) of this
section.
(vi)
Industrial towers, nonportable equipment and other uninhabited structures
no more than 60 feet in height located in the CPK, IP and I Zones.
(vii)
All portable construction equipment.
(viii)
Public utility poles and structures for providing electrical
and communications services.
(ix)
Solar collectors not more than five feet above the height limit specified
in subsection (a) of this section.
(x)
Satellite receiving and similar communication dishes and devices
in commercial and industrial zones, when no more than 10 feet above
the maximum height in the zone.
(5)
Architectural Projections/Features. The height limitations of this
section may be increased up to 40 feet through administrative use
permit approval to allow for nonhabitable architectural features,
including, but not limited to, varied roof forms, tower elements,
and cupolas with the intent of encouraging creative building design.
(Ord. 68 § 9-4.113, 1983; Ord. 454 § 3, 2004; Ord. 614 § 4, 2017; Ord. 646 § 11, 2021)
Parking and loading standards are intended to: minimize street
congestion and traffic hazards; provide safe and convenient access
to businesses, public services, and places of public assembly; and
to make the appearance of parking areas more compatible with surrounding
land uses. Parking and loading standards are in the following sections:
9-4.115 Off-street parking required.
9-4.116 Location of parking on a site.
9-4.117 Parking design standards.
9-4.118 Required number of parking spaces.
9-4.119 Parking lot construction standards.
9-4.120 Off-site parking.
9-4.121 Off-street loading requirements.
9-4.122 Drive-in and drive-through facilities.
9-4.123 Driveway standards for single-family residential uses.
(Ord. 68 § 9-4.114, 1983)
All uses requiring an entitlement shall be provided off-street
parking as set forth in this section, except parking lots in the following
situations:
(a)
Compact
Car Spaces. Lots with 20 or more spaces may substitute compact car
spaces for up to 20% of the total number of spaces. Compact car spaces
shall be a minimum of eight by 14 feet in size. Compact spaces shall
be designated by painting the word "compact" or similar, on the surface
of the space.
(b)
Motorcycle
Parking. Lots with 20 or more spaces may replace regular spaces with
motorcycle spaces at a ratio of one motorcycle space for each 20 spaces.
Motorcycle spaces shall be a minimum size of three by six feet. Motorcycle
spaces shall be designated by painting the word "motorcycle," or similar,
on the surface of the space.
(c)
Bicycle
Spaces. Lots with 20 or more spaces may substitute a bicycle rack
providing space for at least five bicycles at a ratio of one bicycle
rack for each 20 spaces. It is recommended that all shopping centers
provide some bicycle spaces in the project.
(d)
Parking
District. Parking requirements may be modified within a parking district
where the district provides adequate parking within the limits of
the district and the parking requirements of a new use are accommodated
by the parking district.
(e)
Shared On-Site Parking Adjustment. Where two or more nonresidential uses are on a single site, the number of parking spaces may be reduced through administrative use permit approval (Section 9-1.112) at a rate of 5% for each separate use, up to a maximum of 20%; as long as the total number of spaces is not less than required for the use requiring the largest number of spaces.
(f)
Shared Peak-Hour Parking. In addition to the reduction of required parking allowed by subsection (e) of this section, where two or more uses have distinct and differing peak traffic usage periods (for example, a theater and a bank), the required number of parking spaces may be reduced through conditional use permit approval, provided that the parking lots of each use are located within 300 feet of each other (as measured along the most direct pedestrian path). The amount of reduction may be up to 75% of the amount of spaces required for the most intensive of the two or more uses sharing the parking.
(g)
On-Street Parking Adjustment. Where a proposed driveway from a street to a new parking area would eliminate on-street parking spaces equal to or greater in number than the off-street spaces required, the requirement for off-street spaces may be eliminated through administrative use permit approval (Section 9-1.112 of this title) where the access or proposed building cannot reasonably be redesigned to avoid a net loss of parking.
(h)
Planning
Commission Modification. The parking standards of this title may be
modified through conditional use permit approval based upon specific
findings of fact that the characteristics of a use or its immediate
vicinity do not necessitate the number of parking spaces, type of
design, or improvements required by this title and that reduced parking
will be adequate to accommodate on the site all parking needs generated
by the use.
(Ord. 68 § 9-4.115, 1983; Ord. 136 § 9-4.115, 1986; Ord. 578 § 1, 2013; Ord. 614 § 4, 2017)
Required parking spaces may be located as needed on a proposed site, subject to the design and construction standards of Sections 9-4.117 and 9-4.119 of this chapter and the following:
(a)
Use
of Street Setback. Required parking spaces are not to be located within
the required street setback.
(Ord. 68 § 9-4.116, 1983; Ord. 482 § 2, 2005; Ord. 660 § 5, 2022)
All off-street parking areas shall be designed and improved
as set forth in this section.
(a)
Parking Space and Aisle Dimensions. All off-street automobile parking spaces are to be a minimum of nine by 18 feet in size, except for compact car spaces, handicapped spaces, motorcycle spaces, and bicycle spaces (Section 9-4.115). Parking lot aisles shall be as follows:
(1)
Angle Parking. The aisle dimensions for angle parking are to be based
upon the angle and width of the parking space as set forth in the
following chart. The use of a wider parking space enables reducing
the aisle width, as shown.
 |
|
Angle
|
Space Width (a)
|
Space to Curb (b)
|
Aisle1 (c)
|
Tier2 Width (d)
|
|---|---|---|---|---|
|
90 degree
|
8′ — 0″3
|
14′ — 0″
|
20′ — 0″
|
52′ — 0″
|
|
|
9′ — 0″
|
18′ — 0″
|
24′ — 0″
|
60′ — 0″
|
|
|
10′ — 0″
|
18′ — 0″
|
22′ — 0″
|
58′ — 0″
|
|
60 degree
|
8′ — 0″3
|
16′ — 0″
|
14′ — 0″
|
48′ — 0″
|
|
|
9′ — 0″
|
20′ — 0″
|
18′ — 0″
|
58′ — 0″
|
|
|
10′ — 0″
|
20′ — 8″
|
16′ — 0″
|
57′ — 4″
|
|
45 degree
|
8′ — 0″3
|
15′ — 6″
|
12′ — 0″
|
43′ — 0″
|
|
|
9′ — 0″
|
19′ — 0″
|
16′ — 0″
|
54′ — 0″
|
|
|
10′ — 0″
|
20′ — 0″
|
14′ — 0″
|
54′ — 0″
|
|
Notes:
| |
|---|---|
|
1
|
Aisle widths for 45 degree and 60 degree spaces are one-way
only.
|
|
2
|
Tier means 2 rows of parking spaces, plus an aisle.
|
|
3
|
Compact car spaces only, see Section 9-4.115(a) of this chapter.
|
(2)
Parallel Parking. Space dimensions are to be nine by 22 feet. Aisle
dimensions for parallel parking are to be 12 feet for one-way aisles,
and 24 feet for two-way aisles.
(3)
Access Drive Location. A driveway from a street to a parking area
with four or more spaces is to be located and designed as follows:
(i)
Distance from Street Corner. Parking area driveways are to be located
a minimum of 50 feet from the nearest street intersection, as measured
from the centerline of the driveway to the nearest travel lane of
the intersecting street.
(ii)
Number of Driveways. Entrance and exit driveways crossing the street
property line of a single site are to be limited to two along the
frontage of any single street except properties in excess of 500 feet
of frontage may have one additional drive for each 250 feet. Driveways
on the same property are to be separated by a minimum of 15 feet.
(iii)
Driveway Design. Driveways shall be designed to provide for
entrance and exit in a forward direction and to avoid backing directly
into public streets.
(4)
Drop-Off Points Required. Parking areas for public assembly facilities
shall include a designated on-site location for dropping off passengers
at an entrance to the facility in advance of parking the vehicle.
Drop-off points are to be provided for: hotels and motels; schools
with 50 or more students; churches with a capacity of 100 or more;
restaurants with a capacity of 50 or more customers; public transportation
terminals; places of public assembly; public buildings; and offices
larger than 5,000 square feet.
(5)
Tandem Parking. Each space in a parking lot, area or garage is to
be individually accessible, except that automobiles may be parked
in tandem in the following situations:
(i)
In a parking area serving a single-family dwelling or individual
mobilehome where the tandem parking is not more than two cars in depth;
provided that both spaces are for the same dwelling, and are not located
in a required front setback.
(ii)
In a public garage or public parking area where all parking is performed
by attendants at all times, or for public assembly facilities and
temporary events where user arrivals and departures are simultaneous
and where parking is attendant-directed.
(iii)
For all-day employee parking lots restricted to employee use,
provided that required aisle widths are maintained, and no more than
50% of the employee spaces are designed for tandem use.
(Ord. 68 § 9-4.117, 1983; Ord. 149 § 2, 1987)
All land uses requiring approval under this title shall provide
off-street parking spaces as specified in subsections (b) and (c)
of this section:
(a)
Use of Charts. The charts in subsection (c) of this section determine the number of parking spaces required for each use of land, as follows:
(1)
Uses Not Listed. For uses not specifically listed in this subsection
that do not have parking requirements set by Chapter 9-6, the same
parking and loading space is required as for the most similar use
of equivalent intensity; except where a use not listed requires conditional
use permit approval, in which case the amount of parking and loading
space required shall be as determined by the Planning Commission.
(2)
Parking and Loading Intensity. Parking lot and loading bay intensity describes the rate of vehicle turnover in parking and loading areas. Turnover factors are assigned to each use by the charts in subsection (c) of this section. High intensity areas have rapid turnover; medium intensity areas are those where vehicles are parked from two to four hours; low intensity areas have minimum turnover and few repeat users, such as long-term and employee parking lots. Loading bay intensity is used in Section 9-4.121.
(3)
Mixed Use Sites. Where a site contains more than one principal land use (such as a shopping center), the amount of parking required shall be the total of that required for each individual use, except as otherwise provided by Section 9-4.115.
(4)
Mixed Function Buildings. Where a building occupied by a single use
contains several functions, such as sales, office and storage areas,
parking shall be as required for the principal use for the gross floor
area (total area of all internal functions); except that when storage
areas are larger than 2,000 square feet, the parking requirement is
to be determined separately for those areas, as specified for warehousing.
(5)
Assigned parking. For projects where a parking reduction is granted,
assigned parking spaces are prohibited.
(6)
Terms Used in Charts.
(i)
Active Use Area. All developed areas of a site and buildings except
storage, parking and landscaping.
(ii)
Floor Area. Gross floor area within buildings.
(iii)
Site Area. Gross site area.
(iv)
Use Area. All developed areas of a site and buildings, except parking
and landscaping.
(v)
Number of Spaces. Where subsection (c) sets parking requirements
based on building area (square footage), site or use area, the number
of spaces is to be as set forth for each footage increment specified
or fraction thereof.
(b)
Company
Vehicles. Commercial or industrial uses shall provide one parking
space for each company vehicle which is parked on the site during
normal business hours. Such space may be located within a building.
(c)
Parking
Requirements by Land Uses.
(1)
Agricultural Uses. Except for the specific uses listed in this subsection,
improved off-street parking and loading spaces are not required for
an agricultural use, as long as sufficient usable area is provided
to meet the parking needs of all employees, visitors and loading activities
entirely on the site of the use.
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Ag. processing: packing and processing
|
1 per 1,000 s.f. of use area
|
Low
|
High
|
|
Wineries
|
1 per 1,000 s.f. of active use area and 1 per 3,000 s.f. of
storage, and 1 per 100 s.f. of tasting room
|
Low / Medium
|
High
|
|
Animal husbandry, farm equipment and supplies
|
1 per 500 s.f. of floor area, and 1 per 1,000 s.f. of outdoor
use
|
Low
|
Low
|
(2)
Communication Uses. Broadcasting studios are to provide parking as
required for offices (see subdivision (8) of this subsection). Transmission
facilities are not required to have identified spaces, as long as
sufficient usable area is provided to meet the parking needs of all
employees entirely on the site of the use.
(3)
Cultural, Educational, and Recreation Uses.
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Active Recreation Facilities
| |||
|
Amusement parks/fairgrounds
|
1 per 75 s.f. of use area
|
Medium
|
Medium
|
|
Arcades (games) and billiards
|
1 per 100 s.f. of floor area
|
Medium
|
N.A.
|
|
Bowling alleys
|
4 per lane
|
Medium
|
Low
|
|
Dance clubs
|
1 per 25 s.f. of dance floor
|
Medium
|
N.A.
|
|
Dance studios
|
1 per 200 s.f. of floor area
|
Low
|
N.A.
|
|
Golf courses
|
5 per hole plus any required for clubhouse uses
|
Low
|
N.A.
|
|
Golf driving ranges (separate from golf courses)
|
2 per tee
|
Low
|
N.A.
|
|
Miniature golf
|
2 per hole
|
Medium
|
N.A.
|
|
Skateboard parks
|
1 per 500 s.f. of use area
|
Medium
|
N.A.
|
|
Skating rinks
|
1 per 400 s.f. of use area
|
Medium
|
N.A.
|
|
Swimming pools (public or member)
|
1 per 100 s.f. of pool area, and 1 per 300 s.f. of deck area
|
Medium
|
N.A.
|
|
Tennis courts, racquetball
|
2 per court
|
Medium
|
N.A.
|
|
Libraries
|
1 per 500 s.f.
|
Medium
|
N.A.
|
|
Public Assembly
| |||
|
Exhibit facilities (including museums)
|
1 per 150 s.f. of exhibit floor
|
High
|
Low
|
|
Seated spectator facilities (including a church, theater, other
auditoriums and meeting halls, sports assembly)
|
1 per 4 fixed seats, or 1 per 40 s.f. of spectator area if seats
not fixed
|
High
|
Low
|
|
Schools
| |||
|
Preschools, day care
|
As required by Section 9-6.125.
|
|
|
|
Elementary and high school
|
As required by Section 9-6.125.
|
|
|
|
Business and vocational
|
As required by Section 9-6.125.
|
|
|
|
College and University
|
As determined by Planning Commission
|
|
|
(4)
Manufacturing and Processing Uses. Parking lot turnover is low; loading
by intensity is medium. Parking spaces are required as follows:
(5)
Residential Uses.
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Single-family dwellings (including mobilehomes)
|
2 per dwelling, except 1 per dwelling is required where the
site is less than 4,000 s.f. in area
|
N.A.
|
N.A.
|
|
Multifamily dwellings (including condominiums and other attached
ownership dwellings)
|
Residential Parking
1 b.r. unit: 1.5 spaces
2 b.r. unit: 2.0 spaces
each additional bedroom: 0.5 space
|
Low
|
N.A.
|
|
Guest Parking
1 space per 5 units, or fraction thereof
| |||
|
Group quarters (including boarding houses, rooming houses, dormitories,
and organizational houses)
|
1 per bed, plus
|
Low
|
N.A.
|
|
1 per eight beds
|
|
|
(6)
Resource Extraction. No improved parking is required, provided that
sufficient usable area is available to accommodate all employee and
visitor vehicles entirely on the site.
(7)
Retail Trade Uses. Parking required for a retail use shall be a minimum
of two spaces for each use or separate tenancy, except where more
spaces are required as follows:
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Auto and vehicle dealers
|
1 per 400 s.f. of showroom, 2
per service bay, 1 per 3,000
s.f. of outdoor use area
|
Medium
|
Medium
|
|
Building materials and hardware, nurseries
|
1 per 500 s.f. of floor space,
1 per 3,000 s.f. of outdoor use area
|
Medium
|
Medium
|
|
Eating and Drinking Places
| |||
|
Restaurants and bars (on-site consumption. With dancing facilities,
are also to meet dance club parking requirements)
|
Customer Spaces
1 table per patron,
1 per 2 counter stools, plus
|
High
|
Medium
|
|
Employee Spaces
1 per 6 tables, 1 per 100 s.f. of kitchen
| |||
|
Fast food (includes drive-ins. If patron tables provided, use
must also meet restaurant customer space requirement)
|
1 per 25 s.f. of kitchen
|
High
|
Medium
|
|
Food and beverage retail sales
|
1 per 200 s.f. of floor area, 1 per checkstand
|
High
|
Medium
|
|
Furniture, home furnishings and equipment
|
1 per 500 s.f. of sales area, 1 per 1,000 s.f. of storage area
|
Low
|
Medium
|
|
General merchandise stores
|
1 per 300 s.f. of sales area, 1 per 600 s.f. of storage area
|
Medium
|
Low
|
|
Mail order and vending
|
1 per 1,000 s.f. of use area
|
Low
|
Low
|
(8)
Service Uses. Parking required for a service use is to be a minimum
of two spaces for each use or separate tenancy, except where more
spaces are required as follows:
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Auto repair and service
|
4 per service bay, 1 per 1,000 s.f. of outdoor active use area
|
Medium
|
Low
|
|
Equipment rental
|
1 per 500 s.f. of floor area, 1 per 2,000 s.f. of outdoor use
area
|
Medium
|
Low
|
|
Copying and reproduction
|
1 per 400 s.f. of floor area
|
Medium
|
Low
|
|
Contract construction services
|
1 per 500 s.f. of floor area
|
Low
|
Low
|
|
Correctional institutions
|
As determined by Planning Commission
|
|
|
|
Financial services
|
5 per teller window, 3 per service desk
|
High
|
Low
|
|
Health care
|
1 space per 200 s.f. of floor area
|
High
|
Low
|
|
Hospitals
|
1 per bed, 1 per office space
|
High
|
Low
|
|
Laundries and Dry Cleaning Plants
|
1 per 1,000 s.f. of floor area, plus 2 per office space
|
Low
|
High
|
|
Pick-up
|
2 per check stand
|
High
|
Low
|
|
Offices
| |||
|
Accounting, advertising, agencies, architecture, government,
insurance, law, offices, real estate
|
1 per 400 s.f.
|
Medium
|
N.A.
|
|
Other offices
|
1 per 500 s.f. of floor area
|
Low
|
N.A.
|
|
Photography studios, commercial art studios
|
1 per 400 s.f. of floor area
|
Low
|
N.A.
|
|
Post offices
|
5 per service window, 1 per 500 s.f. of floor area other than
customer area
|
High
|
High
|
|
Personal Services
| |||
|
Barbershops
|
2 per chair
|
Medium
|
N.A.
|
|
Beauty shops
|
3 per chair
|
Medium
|
N.A.
|
|
Dry cleaners
|
1 per 500 s.f. of floor area
|
Medium
|
Low
|
|
Funeral and crematory services
|
1 per 4 seats in each assembly room, 2 per office or 1 per 40
s.f. of floor area in assembly rooms, whichever is greater
|
Medium
|
Medium
|
|
Health spas
|
1 per 300 s.f. of floor area
|
Medium
|
N.A.
|
|
Laundromats
|
1 per 2 washers
|
High
|
N.A.
|
|
Other personal services
|
1 per 500 s.f. of floor area
|
Medium
|
N.A.
|
|
Public safety facilities
|
As determined by Planning Commission
|
|
|
|
Repair service (consumer)
|
1 per 400 s.f. of floor area
|
Low
|
Low
|
|
Waste disposal site
|
As determined by Planning Commission
|
|
|
(9)
Transient Lodgings.
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Hotels, motels
|
2 spaces, plus 1 per unit, plus 1 per 10 units
|
High
|
Low
|
(10)
Transportation Uses.
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Public utility terminals
|
None, provided sufficient usable area is available to accommodate
all employee and visitor vehicles entirely on-site
|
Low
|
Low
|
|
Transit stations and terminals
|
1 per 20 s.f. of waiting area, 1 per 300 s.f. of office space;
additional spaces as required for accessory uses (restaurants, etc.)
|
High
|
High
|
|
Truck stops
|
1 per 1,000 s.f. of use area for first 5,000 s.f., 1 per 3,000
s.f. of use thereafter
|
Medium
|
High
|
|
Vehicle and freight terminals
|
2 per loading bay, 1 per 300 s.f. of office space
|
High
|
High
|
|
Vehicle storage
|
None, provided sufficient usage area is available to accommodate
all employee and visitor vehicles entirely on-site
|
Low
|
Low
|
(11)
Wholesale Trade.
|
Use
|
Parking Spaces Required
|
Parking Lot Intensity
|
Loading Bay Intensity
|
|---|---|---|---|
|
Warehousing
| |||
|
Commercial storage
|
1 per 2,000 s.f. of use area for first 10,000 s.f., 1 per 5,000
s.f. of use area thereafter
|
Low
|
High
|
|
Ministorage
|
2 spaces for manager office
|
Low
|
Low
|
|
Wholesaling and distribution
|
1 per 1,000 s.f. of use area for first 10,000 s.f. of use area,
1 per 3,000 s.f. of use thereafter
|
Low
|
High
|
(Ord. 68 § 9-4.118, 1983; Ord. 136 § 9-4.118, 1986; Ord. 614 § 4, 2017; Ord. 635 § 5, 2020)
All parking areas containing three or more off-street parking
spaces are to be improved as follows, except as otherwise provided
by this section.
(a)
Surfacing.
All parking areas are to be surfaced with an asphalt, concrete, chip
seal, or crushed rock surface, as specified in the following chart
or as required by property development standards listed in this Code.
Where concrete or asphalt is required, brick or other masonry paving
units may be substituted, including turf block.
|
Minimum Required Surface
Parking Lot Turnover
| |||
|---|---|---|---|
|
Location
|
High
|
Medium
|
Low
|
|
Inside urban services line
|
Asphalt or concrete
|
Asphalt or concrete
|
Asphalt or concrete
|
|
Outside urban services line
|
Asphalt or concrete
|
Asphalt or concrete
|
Crushed rock or chip seal
|
(b)
Lining
and Marking. Parking spaces in paved parking areas shall be marked
with paint striping, a minimum of two inches in width. Parking spaces
in other types of lots may be identified by wheel stop barriers.
(c)
Wheel
Stops. Wheel stops or continuous concrete or asphalt curbing are required
in all parking lots to define the perimeter of the parking area and
to protect landscaping from vehicle encroachment. In addition, wheel
stops are required for each parking space in a high turnover parking
lot. Wheel stops shall be provided as follows:
(1)
Materials and Installation. Wheel stops shall be constructed of concrete,
continuous concrete curbing, asphalt, timber, or other durable material
not less than six inches in height, or an approved functional equivalent.
Wheel stops are to be securely installed and maintained as a safeguard
against damage to adjoining vehicles, machinery or abutting property.
(2)
Setback. Wheel stops or other vehicle barriers shall be located approximately
three feet from the front of the parking space.
(3)
Functional Equivalent. Wherever possible, functional equivalents
in the form of raised sidewalks or curbs surrounding planters or similar
may be used in lieu of wheel stops.
(d)
Vertical
Clearance. Covered parking spaces are to have a vertical clearance
of at least seven feet six inches above the parking lot surface for
all uses, except residential.
(e)
Slope. The finished grade of a parking lot is not to exceed 5% slope, unless approved by an administrative use permit (Section 9-1.112 of this title).
(f)
Landscaping. A minimum of 10% of the interior of all parking lots shall be landscaped, in addition to any perimeter landscaping required by subsection (g) of this section. Shade trees are to be provided at approximately 30 foot intervals along parking rows. Landscape fingers shall be a minimum of six feet wide and shall be provided every eight parking spaces. These landscaping requirements do not apply to parking lots that are underground or within buildings.
(g)
Screening.
(1)
From Residential Areas. Parking lots that abut a residential zone
shall be separated from such property by a landscaping strip with
a minimum width of five feet and a six foot high solid fence or wall.
(2)
From Streets. Parking lots abutting a public street shall be separated
from the street right-of-way by a landscaping strip with a minimum
width of 10 feet; and, where parking spaces are arranged to head toward
the street, by a minimum three foot high solid fence decorative wall
or landscape equivalent located on the parking lot side of the landscaping
strip.
(Ord. 68 § 9-4.119, 1983; Ord. 482 § 2, 2005; Ord. 614 § 4, 2017)
(a)
Where it is not feasible to provide sufficient on-site parking, an administrative use permit (Section 9-1.112) may be granted to allow the required parking to be located off-site, provided that:
(1)
The most distant parking space is not more than 400 feet from the
use; and
(2)
The site of the parking lot is in the same ownership as the principal
use, or is under a recorded lease or similar agreement, with the use
that provides that the parking will exist as long as the use it serves,
unless the parking is replaced with other spaces that satisfy the
requirements of this title; and
(3)
The site of the parking is not located in a residential zone unless
the principal use requiring the parking is allowable in a residential
zone. Where any such principal use is subject to conditional use permit
approval, the off-site parking shall be subject to conditional use
permit approval.
(b)
Where
off-site parking is a conditionally allowed use in a multiple-family
zoning district, the following criteria and minimum design standards
shall be applied:
(1)
The site for the proposed off-site parking shall be adjacent to the
commercial use;
(2)
The off-site parking shall be maintained for employee use only and
shall be supplemental to the normally required parking provided on
the commercial site;
(3)
The off-site parking shall not be used to increase the density of
commercial development normally allowed;
(4)
All vehicular access to the off-site parking area shall be from the
commercial site. No access to the off-site parking lot shall be taken
from a residential street;
(5)
A minimum of one-half (½) of the site shall be developed for
residential use. The residential use shall be so situated that the
off-site parking lot is not visible form the street. A minimum of
one-half (½) of the allowable residential density shall be
provided;
(6)
The residential portion of the site shall be developed prior to use
of the off-site parking facility;
(7)
Site specific design standards such as landscaping, lighting, and
security shall be established through the conditional use permit process.
(Ord. 68 § 9-4.120, 1983; Ord. 330 § 2 (Exh. B), 1997; Ord. 614 § 4, 2017)
Off-street loading bays are required as provided by this section, based upon the loading bay intensity determined by Section 9-4.118(c).
(a)
Number
of Bays Required.
|
Number of Bays Required
Loading Bay Intensity
| |||
|---|---|---|---|
|
Use Area in Square Feet
|
High
|
Medium
|
Low
|
|
Less than 10,000
|
1
|
0
|
0
|
|
10,000 — 30,000
|
2
|
1
|
0
|
|
30,000 — 60,000
|
3
|
2
|
1
|
|
60,000 — 100,000
|
4
|
3
|
2
|
|
100,000 — 150,000
|
5
|
4
|
3
|
|
Each additional 50,000
|
1
|
0.5
|
0.25
|
(b)
Adjustment to Number of Bays. The number of loading bays required may be adjusted (Section 9-1.112) to 50% of the required number when such bays are designed to serve two or more uses jointly, provided that each use has access to the loading zone without crossing public streets, alleys, or sidewalks.
(c)
Use
of Loading Bays. Loading bays shall not be used for repair work, vehicle
storage, or to satisfy space requirements for off-street parking.
(d)
Loading
Bay Design Standards.
(1)
Access. Each loading bay shall be accessible from a street or alley
or from an on-site aisle or drive connecting with a street or alley.
Such access may be combined with access to a parking lot if located
so loading activities will not obstruct normal on-site parking and
traffic flow. Loading bays shall be designed to preclude the necessity
for maneuvering on a street or sidewalk.
(2)
Setbacks. Loading bays are to be set back a minimum of 25 feet from
any residential zone.
(Ord. 68 § 9-4.121, 1983)
This section establishes supplementary standards for retail trade or service uses which conduct business while customers remain in their vehicles. Such uses may include drive-through facilities that are accessory to a principal building where business is conducted indoors or that conduct all business by means of drive-through facilities. Such uses may include, but are not limited to, drive-in restaurants, fast food establishments with drive-through take-out windows, photo-finishing services, and bank services. These standards are not applicable to service stations (Section 9-6.164).
(a)
Site
Location Criteria. A site that contains drive-in or drive-through
facilities shall be located on a collector or arterial, provided that
access to drive-through facilities may be to a local street when properties
across the local street from the exit driveway are not in a residential
zone.
(b)
On-site
Traffic Control. Sites with drive-through facilities shall provide
internal circulation and traffic control devices as follows:
(1)
Lane Separation. An on-site circulation pattern shall be provided
for drive-through traffic that separates such traffic from that of
stopover customers. Separation may be by paint-striped lanes from
the point of site access to the stacking area described in subdivision
(2) of this subsection. such lanes are to be a minimum width of 10
feet.
(2)
Stacking Area. An area shall be provided for cars waiting for drive-through
service that is physically separated from other traffic circulation
on the site. That stacking area shall accommodate a minimum of four
cars per drive-through window in addition to the car(s) receiving
service. Separation of the stacking area from other traffic shall
be by concrete or asphalt curbing on at least one side of the lane.
Stacking areas shall be designed to preclude excessive overflow into
public streets.
(3)
Directional Signals. Signs shall be provided that indicate the entrance,
exit and one-way path of drive-through lanes.
(Ord. 68 § 9-4.122, 1983)
Driveways for single-family residences shall be improved as
follows in order to make adequate provision for access including that
necessary for emergency vehicles:
(a)
Surfacing. Private driveways with an average slope of 12% or more shall be surfaced with asphalt, concrete or chip seal while private driveways with an average slope of less than 12% shall be provided with an all-weather surface. No driveway shall be allowed to exceed an average slope of 20% unless adjusted (Section 9-1.112) upon a determination that no other feasible alternative is available. Plan and profile drawings may be required by the Planning Director in order to determine the average slope.
(b)
Width.
Private driveways shall have a minimum width of 12 feet.
(c)
Vertical
Clearance. Private driveways shall have a vertical clearance of 14
feet.
(Ord. 68 § 9-4.123, 1983)
The purposes of landscaping, screening, and fencing standards
are to: provide areas on sites which can absorb rainfall to assist
in reducing storm water runoff; control erosion; reduce glare and
noise; enhance the appearance of structures and property; and to provide
visual privacy. Landscaping, screening and fencing standards are organized
in the following sections:
9-4.125 Landscape standards.
9-4.126 Standards for landscaping materials.
9-4.127 Landscaping plans.
9-4.128 Fencing and screening.
9-4.129 Solid waste collection and disposal.
(Ord. 68 § 9-4.124, 1983)
The sites of all projects requiring approval, except for single
family dwellings, are to be landscaped as follows:
(a)
Minimum
Landscaped Area.
(1)
In the following zoning districts, minimum landscape coverage based
on the net site area are as follows:
(i)
Single family zoning districts: none (see Chapter 5 of this Code
for second unit landscaping requirements);
(ii)
Multifamily zoning districts: 25%;
(iii)
Commercial zoning districts (excluding downtown commercial):
10%;
(iv)
Industrial zoning districts: 5%;
(v)
Planned Development overlay zoning districts: as required by the
master plan of development and conditions of approval.
(2)
Determination of Landscape Coverage Area. Landscape coverage area
shall include all areas not covered by pavement or buildings, including,
but not limited to, open space areas, planters, and setback areas.
Decorative pavement used within a common open space area for recreational
purposes may be included in the landscape coverage calculation.
(3)
Criteria for Reduced Landscaping. To encourage design excellence,
the Community Development Director, Planning Commission, or City Council
(depending on approval process) may decrease the minimum landscaped
area, upon the following criteria:
(i)
Professionally designed landscaping, designs of special merit, decorative
site elements, and preserving existing mature native trees are highly
encouraged and considered in an applicant's request to reduce required
landscaping.
(ii)
The Community Development Director, Planning Commission, or City
Council (depending on approval process) may grant a reduction of an
applicant's landscape requirement by a total of up to 50% up-on an
applicant's demonstration of the criteria listed below:
a.
Retention of existing on-site native trees with a minimum of 25%
canopy cover retained over the project site;
b.
Use of decorative pavement material such as pavers or colored stamped
concrete over a minimum of 25% of the paved area of the site;
c.
Installation of a variety of tree and plant materials, including
ornamental species and native trees;
d.
Use of box-sized trees throughout the project site.
(b)
Where
Required. The sites of all projects requiring approval, except for
single family dwellings, are to be landscaped as follows:
(1)
Setbacks. All setback areas required by Section 9-4.103 or Chapter 9-6 of this title, except where enclosed and screened from the view of public streets and adjoining properties by solid fencing in accordance with Section 9-4.128 of this chapter and except where a required setback is traversed by a driveway or sidewalk;
(2)
Unused Areas. All areas of a building site not identified on a site
plan intended for a specific use or purpose, except where enclosed
and blocked from the view of public streets by solid fencing and/or
buildings;
(4)
Trash Enclosures. All trash enclosures shall be screened with landscaping
unless built into the building;
(5)
Street Trees. Street trees shall be provided along all public and
private street frontages at a minimum of 30 feet on center;
(6)
Special Use Sites. As required by Chapter 9-6 of this title for specific
land uses, for the purposes of screening, buffering or general landscaping;
(7)
Where Required by Conditions of Approval. As set forth in conditions of approval adopted pursuant to Section 9-2.110(b)(3)(ii)9-2.110(b)(3)(ii);
(8)
A minimum five foot landscape strip must be provided within the side
yard setback of all commercial and multifamily project sites, except
in locations where a reciprocal access easement exists with the adjacent
lot or commercial building is located. This side yard width may be
reduced to three feet if decorative concrete pavement is utilized.
(c)
Exceptions
to Required Landscaping.
(1)
Agriculture Zone. Except where required for a special use by Chapter
9-6 of this title, setback and unused area landscaping, in accordance
with subsections (a)(1) and (a)(2) of this section, is not required
where such areas are cultivated or maintained in native vegetation.
(2)
Planning Commission Modification. Where conditional use permit approval
is required, the Planning Commission may waive, modify or increase
the landscaping requirements of this section if a finding can be made
that existing vegetation topography or structural arrangement preclude
the need for landscaping.
(Ord. 68 § 9-4.125, 1983; Ord. 483 § 2, 2005)
Materials used and their installation and maintenance is subject
to the following provisions, except single-family residences within
a single-family residential zone:
(a)
Allowable
Materials. Landscaping shall include some combination of the following
materials, where appropriate to achieve the intended or required purpose
of the landscaping (e.g., screening, etc.):
(1)
Trees, shrubs, groundcover, vines, flowers or lawns (drought-resistant
plantings are preferred in order to minimize water use for landscaping);
(2)
Decorative pavement, mulch, decorative boulders, or other decorative materials in accordance with landscape coverage standards listed in Section 9-4.125 of this chapter;
(3)
Natural features such as rock outcrops;
(4)
Structural features, including fountains, ponds, walls and fences.
(b)
Excluded
Materials. Landscaping proposed to satisfy the requirements of this
title shall not include any plant materials which:
(1)
Have root structures that in their mature state may damage or interfere
with the normal use of existing public or private underground electrical
lines, cables, or conduits, pipes or other underground structures;
or public or private sidewalks, curbs, gutters or paved parking and
turnaround areas, drainage improvements, or adjacent structures, foundations
or landscape materials;
(2)
Will have diminished potential for survival because of proposed locations
or grouping that does not satisfy the needs of the plant material
necessary for healthy growth;
(3)
Because of proposed location and type, will create a potential hazard
of brush or forest fire;
(4)
Will obstruct the vision of vehicle operators or pedestrians at points
of intersection between pedestrian and vehicular traffic.
(c)
An
automatic irrigation system shall be provided. Irrigation plans shall
be included on landscape plans.
(d)
Concrete Curbing. Where landscaping is required to be installed by Section 9-4.125 of this chapter, such landscaping shall be enclosed by raised concrete curbing or an approved functional equivalent, prior to final unless a bond is approved by the Community Development Director.
(e)
Proper
Maintenance Required. All required plantings shall be maintained in
good growing condition, and in any case where a required planting
has not survived, shall be replaced with new plant materials. A maintenance
agreement may be recorded against the property in a form approved
by the Community Development Director.
(Ord. 68 § 9-4.126, 1983; Ord. 482 § 2, 2005)
The purpose of a landscaping plan is to identify the placement
and type of plant materials as features of project design. By detailing
the plantings and method of irrigation proposed, a landscaping plan
provides an effective means for evaluating whether chosen plant materials
will: survive in the climate and soils of a given site; satisfy the
functional objectives of landscaping (such as erosion control, screening
and shade) within a reasonable time; and whether a proposed irrigation
system will adequately support landscaping while conserving water.
Landscaping plans shall be prepared, processed and used as follows:
(b)
Landscaping
Plan Content. Landscaping plans are to be neatly and accurately drawn,
at an appropriate scale, that will enable ready identification and
recognition of information submitted. Where a project covers only
a portion of a site, the landscaping plan need show only the areas
where existing soil contours and vegetation will be disturbed by construction
or use, or other areas where landscaping is required. Landscaping
plans shall show:
(1)
The location of all trees existing in or within 50 feet of areas proposed for grading or other construction that are eight inches or larger in diameter at four feet above natural grade. Trees proposed to be removed are to be identified (refer to Section 9-11.105 for tree removal standards);
(2)
Any shrubs or plants identified as rare, endangered or critical by
the San Luis Obispo County Native Plant Society;
(3)
Proposed landscaping details, including the location, species, container
size, and number of trees, shrubs and groundcover, and provisions
for irrigation;
(4)
Details and location of proposed fencing, entries, trash collection
areas and freestanding signs;
(5)
Walkways, plazas and sitting areas, play areas, including related
street furniture and permanent outdoor equipment;
(6)
Outdoor light fixtures, including their location, height and wattage;
(7)
Irrigation system details, where an automatic irrigation system is
proposed or required. Irrigation plan details shall include:
(i)
A plan and schedule of equipment, including gate valve, backflow
preventer, control valves, piping, sprinkler heads, meter size and
location,
(ii)
Water source, including type, size of service connection, flow in
gallons per minute (GPM), static water pressure in pounds per square
inch (PSI), and maximum pressure in PSI required to operate the irrigation
circuit with the greatest pressure loss in the system.
(c)
Landscaping
Plan Review and Approval.
(1)
Timing of Review. Landscaping plans shall be reviewed and approved
prior to the issuance of a building permit which they accompany.
(2)
Method of Review. Planning Department review of landscaping and irrigation
plans will be by a registered landscape architect or other person(s)
designated by the Planning Director; provided, however, that when
the landscaping plans are prepared by a landscape architect, licensed
landscape contractor or nurseryman, the landscape plan review will
be limited to an evaluation of landscaping impacts on adjoining properties
and public ways, verification of plant material placement, the adequacy
of irrigation proposals, and compliance with applicable provisions
of this title.
(3)
Criteria for Approval. Landscaping and irrigation plans shall be
approved when:
(i)
The proposed plant and materials will survive in the climate and
soils of the site;
(ii)
The proposed plant materials and their planned locations will satisfy the landscaping requirements of Section 9-4.127 of this chapter (e.g., screening, shade, maintenance of permeable soil);
(iii)
The proposed means of irrigation will adequately support the
landscaping materials proposed.
(Ord. 68 § 9-4.127, 1983; Ord. 614 § 4, 2017)
Standards for fencing and screening are established by this
section to protect certain uses from intrusion, to protect the public
from uses that may be hazardous, and to increase compatibility between
different land uses by visual screening. Fencing is the enclosure
of an area by the materials identified in subsection (c) of this section.
Screening is the enclosure of an area by a visual barrier, which may
include solid fencing or other materials, as specified in subsection
(c) of this section.
(a)
Fencing
and Screening—Where Required. Within the urban services line,
the uses and areas listed in this subsection shall be fenced and/or
screened, as indicated. Unless otherwise specified, fencing and screening
are to be a minimum height of six feet. Fencing and screening materials
of a height greater than three feet shall not be located within a
required primary, secondary, or corner street setback.
(1)
Mechanical Equipment. When located outside of a building, support
equipment, including air conditioning and heating devices, but not
including plumbing or exhaust vents, or chimneys, shall be screened
to the height of the particular piece of equipment, as follows:
(i)
Roof-Mounted Equipment. To be screened by architectural features
from the view of abutting streets.
(ii)
Equipment at Grade. When located on the ground adjacent to a building,
mechanical equipment shall be screened by landscaping, a solid wall
or fencing from the view of the street or surrounding properties.
|
This subsection does not apply to single-family residential
uses.
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(2)
Outdoor Storage. To be screened on all sides by a wall or fencing.
(3)
Public Utility Substations. To be screened on all sides in a manner
that will provide an effective visual barrier as well as the necessary
safety clearances required by order of the California Public Utilities
Commission.
(4)
Side and Rear Lot Lines. The side and rear property lines of all
nonresidential uses are to be screened as follows:
(i)
Adjacent to a Residential Use or Zone. A solid wall or fencing shall
be located on side and rear property lines of any nonresidential or
nonagricultural use abutting a residential use or zone.
(5)
Swimming Pools. Yard areas with private swimming pools are to be
fenced to discourage unsupervised access and use by small children.
Such fencing is to be constructed per building code requirements.
(b)
Exceptions
to Fencing and Screening Requirements.
(1)
Buildings Abutting Property Lines. Required screening or fencing
may be omitted along any lot line where a building wall exists immediately
abutting the lot line.
(2)
Location Adjustment. Where property fencing or screening is required, the location may be adjusted by approval of an administrative use permit (refer to Section 9-1.112 of this title), so the fencing may be constructed at or within the setback line, provided the areas between the fence and the property lines are landscaped, or in rural areas, retained in their natural vegetative state.
(3)
Planning Commission Modification. Any of the requirements of this
section may be waived or modified through conditional use permit approval,
provided the Planning Commission first finds that specifically identified
characteristics of the site or site vicinity would make required fencing
or screening unnecessary or ineffective.
(c)
Standards
for Fencing and Screening Materials. All fencing and screening shall
be allowed as follows:
(1)
Height. Fence and screen height shall be permitted as follows:
(i)
RS/RR/RSF-Z/RSF-Y (with One Acre Net or Larger) Zones.
a.
Fencing within a required street setback may be up to five feet in
height, provided that the top two feet remain a minimum of 80% visibility.
The fence shall not impair safe sight distance for vehicular traffic
nor result in any other potential adverse impact on human health and
safety (refer to engineering standard: Minimum Sight Distance for
Driveways and Intersecting Roads with Stop Control).
b.
Fencing associated with agriculture type activities, including, but
not limited to, "deer fencing" and other fencing that is a minimum
of 80% visible may be up to seven feet in height. Chain link fencing,
wrought iron fencing, and any other decorative type of fencing is
not considered "agriculture" type fencing for the purposes of this
subsection.
c.
Fencing within a required side or rear setback may be a maximum of
six feet in height.
(iii)
Residential Gates.
a.
Gates are permitted in single-family residential zoning districts
for private driveways.
b.
Gates shall be setback a minimum of 20 feet from the right-of-way
in accordance with engineering standards.
c.
Gates shall be a maximum of 12 feet in height and shall remain residential
in nature.
d.
Gateposts and other superstructures over site entrances and exits
may be up to 12 feet in height.
e.
Gates shall comply with emergency access standards.
f.
Gates shall not swing open toward the street unless the maximum swing
is not closer than 16 feet from the edge of the right-of-way.
g.
Gates or associated structures shall comply with minimum sight-distance
standards.
h.
A construction permit shall be required for all gates that exceed
six feet in height or contain electrical components.
(iv)
Height Measurement. Fence height shall be measured from the adjacent
grade of the downhill side of the wall, fence, or hedge.
a.
Where fences or walls are located on retaining walls or berms, the
height of the retaining wall or berm shall be considered as part of
the overall height of the fence or wall if the retaining wall or berm
exceeds two feet in height.
b.
If a retaining wall is terraced and separated by five feet of horizontal
space or greater, they shall be considered individual walls for the
purposes of measuring height.
(2)
The Design Review Committee (DRC) may grant an exemption to the front
setback fencing requirement to a maximum of six feet in height if
proposed fence would be consistent with the neighborhood character
and does not impair site distance for vehicular traffic, as reviewed
by the City Engineer.
(3)
Permit to Exceed Height. A minor conditional use permit approval
is required where fencing is proposed to be greater than six feet
in height within or outside any required setback, with the exception
of fencing described in subsection (c)(1)(i)(b) or subsection (c)(1)(ii)(a).
(4)
Screening Materials Substitution. Where screening is required to be a solid wall or fence, the following materials may be substituted through adjustment (see Section 9-1.112 of this title), except where screening is required adjacent to a residential use or zone:
(i)
Landscape Screen. Screening plant materials may be substituted for
a wall or fence, where:
a.
Proposed plant materials are certified in writing by a registered
landscape architect as having the capability of achieving 60% of total
view blockage within 18 months of planting, and 100% of total view
blockage within 36 months of planting; and
b.
The applicant agrees in writing to install solid fencing after the
expiration of 36 months, in the event that the landscaping has not
totally blocked the view of areas required to be screened.
(ii)
Berms. A landscaped berm may be substituted for a wall or fence,
provided that the combination of berm and landscaping is no less than
the required height of the fence or wall, and that the berm is constructed
with a maximum slope of three to one (3:1), with side slopes designed
and planted to prevent erosion, and with a rounded surface a minimum
of two feet in width at the highest point of the berm, extending the
length of the berm. The berm shall be planted with shrubs, lawn or
groundcover.
(iii)
Chain-Link Fencing. Vinyl-coated, chain-link fencing with evergreen
landscape screen planting may be substituted for a solid wall or fence
in commercial and industrial zones, except where screening fencing
is required adjacent to residential uses and zones.
(Ord. 68 § 9-4.128, 1983; Ord. 482 § 2, 2005; Ord. 547 § 2, 2009; Ord. 554 § 2, 2011; Ord. 578 § 1, 2013; Ord. 614 §
4, 2017; Ord. 646 § 11, 2021; Ord. 660 § 5, 2022)
Within the urban services line, all land uses requiring a zoning
approval, except single family dwellings, temporary uses, agricultural
uses, and other uses that do not create a need for solid waste pickup
and disposal shall provide an enclosed area for the temporary storage
of solid waste before disposal truck pickup, as required by this section.
(a)
Application
Content. Applications for plot plan, precise plan and conditional
use permit approval shall include the location of solid waste collection
areas, collection containers, and maneuvering areas for disposal trucks,
including access driveways where necessary.
(b)
Collection
Area Standards.
(1)
Location of Collection Facilities. The solid waste collection area shall be located within 100 feet of the dwellings or buildings served, but is not to be located in any street yard setback (Section 9-4.106).
(2)
Enclosure Required. Solid waste collection areas that use dumpsters
or other containers with a total capacity greater than two 33 gallon
containers shall be screened from the view of public streets and adjoining
properties by a solid fence or wall as high as the collection container,
but not less than three feet nor more than six feet in height.
(Ord. 68 § 9-4.129, 1983)
The standards of this section are applicable to all outdoor night-lighting sources installed after the effective date of this title, except for streetlights located within public rights-of-way and all uses established in the Agriculture Zone. An electrical permit may be required by Title 8.
(a)
Illumination
Only. Outdoor lighting shall be used for the purpose of illumination
only and shall not be designed for or used as an advertising display,
except as provided by Sections 9-4.130 et seq.
(b)
Nondecorative
Exterior Lighting Shielded. All nondecorative exterior lighting shall
be shielded to direct light toward buildings or the ground. Light
sources shall be designed and adjusted to direct light away from any
road or street and away from any property or buildings outside the
ownership of the applicant.
(c)
Minimization
of Light Intensity. No light or glare shall be transmitted or reflected
in such concentration or intensity as to be detrimental or harmful
to persons or to interfere with the use of surrounding properties
or streets.
(d)
Decorative
Exterior Lighting Shielded. Where lights are used for the purpose
of illuminating or accenting building walls, signs, flags, architectural
features, or landscaping, the light source is to be shielded so as
not to be directly visible from off-site.
(e)
Ground
Illuminating Lights. Any light source used for ground area illumination
except incandescent lamps of 150 watts or less and light produced
directly by the combustion of natural gas or other fuels, shall be
shielded from above in such a manner that the edge of the shield is
level with or below the lowest edge of the light source. Where any
light source intended for ground illumination is located at a height
greater than eight feet, the required shielding is to extend below
the lowest edge of the light source a distance sufficient to block
the light source from the view of any residential use within 1,000
feet of the light fixture.
(Ord. 68 § 9-4.137, 1983; Ord. 499 § 2, 2006)
The following sections (9-4.138 through 9-4.146) establish standards,
in addition to the standards contained in the Uniform Building Code,
for grading and excavation activities to minimize hazards to life
and property; protect against erosion, the sedimentation of water
courses, and the inundation of low lying areas; and protect the safety,
use and stability of public rights-of-way and drainage channels. Grading
regulations are organized into the following sections:
9-4.139 Grading plan required.
9-4.140 Grading permit required.
9-4.141 Grading permit: Application content.
9-4.142 Grading permit review and approval.
9-4.143 Special grading standards.
9-4.144 Grading standards.
9-4.145 Sedimentation and erosion control.
9-4.146 Nuisance and hazard abatement.
(Ord. 68 § 9-4.138, 1983)
In any case where a proposed project requiring a precise plan or conditional use permit approval involves 50 or more cubic yards of earth moving, the application shall include a grade plan containing the information specified by this section. If engineered grading (Section 9-4.141(b)) is to occur, then the grading plan shall also include all information required by Section 9-4.141. A grading plan shall be neatly and accurately drawn to scale, including the following information:
(a)
Existing
ground contours or elevations of the site at two foot intervals.
(b)
Contours
or site elevations after grading is completed, including any modifications
to drainage channels.
(c)
Any
required retaining walls or other means of retaining cuts or fills.
(d)
Elevations
of the edge of the pavement or road at driveway entrance.
(e)
Elevation
of the finish floor of the garage or other parking area.
(f)
Elevations
at the base of building corners.
(g)
Area
of disturbance in square feet.
(h)
Quantities
of cut and fill.
(i)
Erosion
control notes and details.
(j)
Drainage
structures and other drainage design features.
(k)
Sections
showing grading, showing any retaining walls, cut and fill slopes,
pads, building structures and drainage structures.
(l)
Grading
notes, details or other information required by the City Engineer.
(Ord. 68 § 9-4.139, 1983; Ord. 578 § 1, 2013)
A grading permit shall be obtained where required by Title 8
of this code.
(Ord. 68 § 9-4.140, 1983)
To apply for a grading permit, a plot plan application shall
be submitted together with the additional information required by
this section. Where grading requiring a permit is proposed in conjunction
with a precise plan or conditional use permit request, those applications
may be used to satisfy grading permit information requirements as
long as all required information is submitted.
(a)
Minor Grading. Where Section 9-4.140 requires a grading permit and the grading will move less than 500 cubic yards and is located on slopes less than 20%; the application for a grading permit is to include the following:
(1)
Contour Information.
(i)
For sites with slopes of 10% or less, generalized existing contours
and drainage channels, including areas of the subject site (and adjoining
properties) that will be affected by the disturbance either directly
or through drainage alterations.
(ii)
For sites with slopes greater than 10% and less than 30%, details
of area drainage and accurate contours of existing ground at two foot
intervals; for slopes 30% or greater, contours at five foot intervals.
(2)
Location of any buildings or structures existing or proposed on the
site within 50 feet of the area that may be affected by the proposed
grading operations.
(3)
Proposed use of the site necessitating grading.
(4)
Limiting dimensions, elevations or finished contours to be achieved
by the grading, slopes of cut and fill areas and proposed drainage
channels and related construction.
(5)
Drainage plan in compliance with Municipal Code Section 9-4.148 and the City of Atascadero Drainage Standards.
(6)
Where required by the Building Official, a soil engineering report,
including date regarding the nature, distribution and strength of
existing soils, conclusions and recommendations for grading procedures
and criteria for corrective measures when necessary and opinions and
recommendations covering adequacy of sites to be developed by the
proposed grading.
(7)
Where required by the Building Official, an engineering geology report,
including a description of site geology, conclusions and recommendations
regarding the effect of geologic conditions on the proposed development,
and opinions and recommendations covering the adequacy of sites to
be developed by the proposed grading.
(8)
Intended means of revegetation, including the location, species,
container size and quantity of plant materials proposed, and the proposed
time of planting.
(9)
Where required by the Building Official, protective measures to be
taken during construction, such as hydro-mulching, berms (temporary
or permanent), interceptor ditches, subsurface drains, terraces, and/or
sediment traps in order to prevent erosion of the cut faces of excavations
or of the sloping surfaces of fills.
(b)
Engineered
Grading. Where the grading will move 500 cubic yards or more, is located
on slopes of 20% or greater, or is located within a Geologic Hazard
Overlay Zone or Flood Hazard Overlay Zone, the grading plan shall
be prepared and certified by a registered civil engineer and shall
include specifications covering construction and material requirements
in addition to the information required for minor grading.
(Ord. 68 § 9-4.141, 1983; Ord. 99 § 2 (1), 1985; Ord. 578 § 1, 2013)
Grading permit applications shall be processed as follows:
(a)
Environmental
Determination. As required by Title 14 of the California Administrative
Code, all grading permit applications are to receive an environmental
determination pursuant to the California Environmental Quality Act
(CEQA), except for applications that propose grading on terrain with
slopes less than 20% and that will involve less than 5,000 cubic yards
of earth moving, which applications are hereby deemed categorically
exempt from the provisions of CEQA.
(b)
Application Processing Where EIR Required. Where the Planning Commission has required preparation of an Environmental Impact Report pursuant to CEQA, a grading permit application shall be processed, reviewed and approved according to all the provisions of Section 9-2.110.
(c)
Application
Processing Where No EIR is Required. Where a grading permit is categorically
exempt from the provisions of CEQA or has been granted a negative
declaration, the Building Official may approve the permit where the
proposed grading is in conformity with applicable provisions of this
title; provided:
(1)
The Building Official may require that grading operations and project
designs be modified if delays occur that result in weather-generated
problems not considered at the time the permit was issued.
(2)
Where a negative declaration for grading permit has identified mitigation
measures necessary to reduce environmental impacts, such mitigation
measures shall be applicable to the approved grading permit and grading
operations as conditions of approval.
(d)
Criteria
for Approval. A grading permit may be issued only where the Planning
Director first finds, where applicable, that:
(1)
The extent and nature of proposed grading is appropriate to the use
proposed and will not create site disturbance to an extent greater
than that required for the use.
(2)
Proposed grading will not result in erosion, stream sedimentation,
or other adverse off-site effects or hazards to life or property.
(3)
The proposed grading will not create substantial adverse long-term
visual effects visible from off-site.
(Ord. 68 § 9-4.142, 1983)
All excavations and fills except for minor grading shall be
conducted in accordance with the following special standards:
(a)
Area
of Cuts and Fills. Cuts and fills shall be limited to the minimum
amount necessary to provide stable embankments for required parking
areas or street rights-of-way, structural foundations, and adequate
yard areas. Consideration shall be given to revising the building
design to minimize unnecessary grading.
(b)
Creation
of Building Sites: Slope Limitations. Grading for the purpose of creating
a site for a building or structure shall be prohibited on slopes of
20% or greater except where authorized through precise plan approval.
(c)
Final
Contours. Contours, elevations and shapes of finished surfaces shall
be blended with adjacent natural terrain to achieve a consistent grade
and natural appearance.
(Ord. 68 § 9-4.143, 1983; Ord. 99 § 2 (2), 1985)
All excavations and fills are to be conducted in accord with
the following standards, when applicable:
(a)
Grading
Near Watercourses. Grading, dredging, or diking may not alter any
intermittent or perennial stream or natural body of water shown on
any USGS 7 1/2 minute map or designated by another State or Federal
agency with jurisdiction over said waters, except as permitted through
approval of a drainage plan and appropriate State and Federal permits.
Watercourses are to be protected as follows:
(1)
Watercourses shall not be obstructed unless an alternate drainage
facility is approved.
(2)
Fills placed within watercourses shall have suitable protection against
erosion during flooding.
(3)
Grading equipment shall not cross or disturb channels containing
live streams without siltation control measures approved by the City
Engineer in place.
(4)
Excavated materials shall not be deposited or stored in or alongside
a watercourse where the materials can be washed away by high water
or storm runoff.
(b)
Revegetation. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements (Section 9-4.124 et seq.) and that shall not be occupied by structures, such areas shall be replanted as set forth in this subsection to prevent erosion after construction activities are completed.
(1)
Preparation for Revegetation. Topsoil removed from the surface in
preparation for grading and construction shall be stored on or near
the site and protected from erosion while grading operations are underway,
provided that such storage may not be located where it would cause
suffocation of root systems of trees intended to be preserved. After
completion of such grading, topsoil shall be restored to exposed cut
and fill embankments or building pads to provide a suitable base for
seeding and planting.
(2)
Methods of Revegetation. Acceptable methods of revegetation include
hydro-mulching, or the planting of rye grass, barley or other seed
with equivalent germination rates. Where lawn or turf grass is to
be established, lawn grass seed or other appropriate landscaping cover
shall be sown at not less than four pounds to each 1,000 square feet
of land area. Other revegetation methods offering equivalent protection
may be approved by the Building Official. Plant materials shall be
watered at intervals sufficient to assure survival and growth. Native
plant materials are encouraged to reduce irrigation demands.
(c)
Off-Site
Effects. Grading operations shall be conducted to prevent damaging
effects of erosion, sediment production and dust on adjacent property,
including public and private rights-of-way.
(Ord. 68 § 9-4.144, 1983; Ord. 578 § 1, 2013)
(a)
Sedimentation
and Erosion Control Plan Required. A sedimentation and erosion control
plan is required when:
(1)
Land is disturbed for any non-agricultural purpose.
(2)
Grading which may affect adjacent property or private rights-of-way
which is proposed to be conducted or left in an unfinished state during
the period from October 15th through April 15th.
(3)
Land disturbance activities are conducted in geologically unstable
areas, on slopes in excess of 30%, on soils rated as having severe
erosion hazard, or within 50 feet of any watercourse shown on the
most current 7 1/2 minute USGS quadrangle map or designated by a State
or Federal agency with jurisdiction over watercourse delineation.
(4)
The placing or disposal of soil, silt, bark, slash, sawdust or other
organic or earthen materials from logging, construction and other
soil disturbance activities above or below the anticipated high water
line of a watercourse where they may be carried into such waters by
rainfall or runoff in quantities deleterious to fish, wildlife or
other beneficial uses.
(b)
Sedimentation
and Erosion Control Plan Preparation and Processing. Sedimentation
and erosion control plans shall address both temporary and final measures
and shall be submitted to the City Engineer for review and approval.
These plans, when required, shall be prepared by a registered civil
engineer when grading exceeds 500 cubic yards. Plans for land disturbance
of one acre or larger shall be developed and signed by an appropriately
licensed individual in accordance with the State Water Resources Control
Board requirements. These plans shall be in accordance with the City
Standard Improvement Specifications and Drawings, and may be incorporated
into and approved as part of a grading, drainage or other improvement
plans, but must be clearly identified as an erosion and sedimentation
control plan.
(c)
Plan
Check, Inspection, and Completion. Where required by the City Engineer,
the applicant shall execute a plan check and inspection agreement
with the City and the sedimentation and erosion control facilities
inspected and approved before a certificate of occupancy is issued.
(d)
Sedimentation
and Erosion Control Measures. The control of sedimentation and erosion
shall include, but not be limited to, the use of the following:
(1)
Slope Surface Stabilization.
(i)
Temporary mulching, seeding or other suitable stabilization measures
approved by the City Engineer shall be used to protect exposed erodible
areas during construction,
(ii)
Earth or paved interceptors and diversions shall be installed at
the top of cut or fill slopes where there is a potential for erosive
surface runoff.
(2)
Erosion and Sedimentation Control Devices. In order to prevent polluting
sedimentation discharges, erosion and sediment control devices shall
be installed as required by the City Engineer for all grading and
filling. Control devices and measures which may be required include,
but are not limited to:
(i)
Energy absorbing structures or devices to reduce the velocity of
runoff water.
(ii)
Sedimentation controls such as sediment debris basin and traps.
(iii)
Dispersal of water runoff from developed areas over large undisturbed
areas.
(iv)
Multiple discharge points to reduce the volume of runoff over localized
areas.
(3)
Final Erosion Control Measures. Within 30 days after completion of
grading, or prior to building final, requiring a sedimentation and
erosion control plan, all surfaces disturbed by vegetation removal,
grading, haul roads, or other construction activity that alters natural
vegetative cover, shall be revegetated to control erosion, unless
covered with impervious or other improved surfaces authorized by approved
plans. Erosion controls may include any combination of mechanical
or vegetative measures.
(Ord. 68 § 9-4.145, 1983; Ord. 578 § 1, 2013)
Existing grading that has become hazardous to life or property
or grading performed in violation of this section or the Uniform Building
Code shall be deemed a nuisance. Full abatement and restoration may
be required and an assessment of cost may be levied in accordance
with Chapter 9-8.
(Ord. 68 § 9-4.146, 1983)
Standards for the control of grading and drainage are intended to minimize harmful effects of storm water runoff and resulting inundation and erosion on proposed projects, and to protect neighboring and downstream properties from drainage problems resulting from new developments. The standards of Sections 9-4.149 through 9-4.154 are applicable to projects and activities required to have a zoning approval.
9-4.149 Drainage plan required.
9-4.150 Environmental determination required.
9-4.151 Drainage plan preparation and content.
9-4.152 Drainage plan review and approval.
9-4.153 Plan check, inspection and completion.
9-4.154 Drainage standards.
(Ord. 68 § 9-4.148, 1983)
Drainage plans shall be submitted with or be made part of plot
plan, precise plan, conditional use permit or grading permit application
for a project that:
(a)
Involves
a land disturbance (grading or removal of vegetation down to duff
or bare soil by any method) of more than one acre; or
(b)
Will
result in an impervious surface of more than 1,000 square feet; or
(c)
Is
subject to local ponding due to soil conditions and lack of identified
drainage channels; or
(d)
Is
located in an area identified by the City Engineer as having a history
of flooding or erosion that may be further aggravated by or have a
harmful effect on the project; or
(e)
Is
located within a designated Flood Hazard overlay zone; or
(f)
Involves
land disturbance or placement of structures within 50 feet of any
watercourse shown on the most current USGS 7 1/2 minute quadrangle
map, or designated by a State or Federal agency with jurisdiction
over watercourse delineation; or
(g)
Involves
hillside development on slopes steeper than 10% or driveways over
12% slope.
(Ord. 68 § 9-4.149, 1983; Ord. 578 § 1, 2013)
In any case where a drainage plan is required by Section 9-4.149 and an environmental determination is not otherwise required, the project application shall be subject to an environmental determination before a decision to approve the application, except for single-family residences which are exempt from the provisions of CEQA.
(Ord. 68 § 9-4.150, 1983)
Drainage plans are to be neatly and accurately drawn, at an
appropriate scale that will enable ready identification and recognition
of submitted information. Drainage plans must be prepared by an appropriately
licensed profession as required by the City Engineering Standards
or as required by the City Engineer.
(a)
Basic
Drainage Plan Contents. A drainage plan shall include the following
information about the site:
(1)
Flow lines of surface waters onto and off the site.
(2)
Existing and finished contours at two foot intervals or other topographic
information approved by the City Engineer.
(3)
Building pad, finished floor and street elevations, existing and
proposed.
(4)
Existing and proposed drainage channels including drainage swales,
ditches and berms.
(5)
Location, calculations and design of any proposed facilities for
storage or for conveyance of run-off into indicated drainage channels,
including sumps, basins, channels, culverts, ponds, storm drains,
and drop inlets.
(6)
Estimates of existing and increased runoff resulting from the proposed
improvements.
(7)
Proposed erosion and sedimentation control measures.
(8)
Proposed flood proofing measures where determined to be necessary
by the City Engineer.
(9)
One hundred year flood elevations if the property is in flood hazard
area.
(10)
The drainage plan must show compliance with the City Drainage Standards
and the Central Coast Water Board's Post Construction Stormwater Management
Requirements for Development Projects in the Central Coast Region
(upon adoption by the City Council). This includes all projects that
add 1,000 square feet of impervious surface to the property.
(Ord. 68 § 9-4.151, 1983; Ord. 578 § 1, 2013)
All drainage plans shall be submitted to the City Engineer for
review and are subject to the approval of the City Engineer.
(Ord. 68 § 9-4.152, 1983)
Where required by the City Engineer, a plan check and inspection
agreement shall be entered into and the drainage facilities inspected
and approved before a certificate of occupancy is issued.
(Ord. 68 § 9-4.153, 1983)
(a)
Design
and Construction. Drainage systems and facilities subject to drainage
plan review and approval that shall be located in the City or existing
or future public right-of-way shall be designed and constructed as
set forth in the City Engineering Department Standard Improvement
Specifications Drainage Standards and Drawings and the Central Coast
Water Board's Post Construction Stormwater Management Requirements
for Development Projects in the Central Coast Region (upon adoption
by the City Council). All systems and facilities subject to drainage
plan review and approval shall be designed in accordance with the
City's Drainage Standards, Central Coast Water Board's Post Construction
Stormwater Management Requirements (upon adoption by the City Council),
and good engineering practices.
(b)
Natural
Channels and Runoff. Proposed projects may include design provisions
to retain off-site natural drainage patterns and limit peak runoff
to predevelopment levels when required by the City Engineer.
(c)
Flood
Hazard Areas. Buildings are not permitted in an area determined by
the City Engineer to be subject to flood hazard by reason of inundation,
overflow or erosion, except where provisions are made to eliminate
such hazards to the satisfaction of the City Engineer. Such provisions
may include providing adequate drainage facilities, protective walls,
suitable fill, raising the floor level of the building or by other
means. The placement of the building and other structures (including
walls and fences) on the building site shall be such that water or
mudflow will not be a hazard to the building or adjacent property.
The City Engineer in the application of this standard shall enforce
as a minimum the current Federal flood plain management regulations
as defined in Title 24, Chapter X, Subchapter B, National Flood Insurance
Program, Part 1910.
(Ord. 68 § 9-4.154, 1983; Ord. 578 § 1, 2013)
(Ord. 68 § 9-4.156, 1983; Ord. 106 § 2, 1985; Ord. 168 § 2, Exh. A, 1988)
(Ord. 68 § 9-4.157, 1983; Ord. 168 § 2, Exh. A, 1988)
Sections 9-4.159 and 9-4.160 establish standards for street frontage improvements required with development projects.
(Ord. 398, 2002)
The installation of curb, gutter and sidewalks shall be as set
forth in this section.
(a)
When
Required. Curb, gutter and sidewalk is required to be installed as
set forth in this section when:
(1)
The value of any structures proposed during a period of 12 months
(as indicated by all building permits issued for the site during the
12 month period) exceeds 25% of the total value of all improvements
existing on the site as determined by the assessment roll at the time
the first of the building permits is applied for.
(2)
A new structure is moved onto a site (rather than constructed in
place) where street frontage improvements would be required by subsection
(b) of this section.
(b)
Where
Required. Within the urban services line, concrete curb, gutter, and
sidewalk is required with any project in the following areas:
(1)
In all commercial zones, except in commercial areas oriented to highway
travel unless pedestrian, vehicular and use characteristics of the
project and surrounding area indicate a need for the improvements.
(2)
In the RMF Zones, except that area with a permitted density of 10
units or less may not be required to provide the improvements unless
pedestrian, vehicular and use characteristics of the project and surrounding
area indicate a need for the improvements. In RMF Zones with a permitted
density of 10 units or less per acre, asphalt or similar shoulder
improvements shall be provided to accommodate pedestrian needs.
(3)
In all industrial zones, except that sidewalks may not be required
unless pedestrian, vehicular and use characteristics of the project
and surrounding area indicate a need for the improvements.
(4)
In areas designated by any Curb, Gutter and Sidewalk Plan adopted
by the City Council.
(5)
In Planned Developments except where an alternative pedestrian path
system is proposed and accepted by the City Engineer.
(6)
Along El Camino Real.
(7)
Along Morro Road (Capistrano Avenue to San Gabriel Road).
(c)
Extent
of Improvements. Curb, gutter and sidewalk improvements shall be constructed
as required by this section along the entire street frontage of the
site and also along the street frontage of any adjoining lots in the
same ownership as the site.
(d)
Exceptions.
Curb, gutter and sidewalk improvement requirements may be waived,
modified or delayed as follows, provided that waiver of such improvement
requirements shall not grant relief from the requirements of this
Code governing encroachment on City rights-of-way:
(1)
Incompatible Grade. The improvements required by this section may
be waived or modified by the City Engineer when, in the opinion of
the City Engineer, the finish grades of the project site and adjoining
street are incompatible for the purpose of accommodating such improvements.
(2)
Incompatible Development. The required improvements may be waived
by joint decision of the Planning Director and City Engineer where
they determine, based upon the zoning districts of this title, existing
land uses in the site vicinity, and existing and projected needs for
drainage and traffic control that such improvements would be incompatible
with the ultimate development of the area.
(3)
Premature Development. The required improvements may be delayed when
the City Engineer determines that they would be premature to the development
of the area, provided that the applicant shall post a bond or other
acceptable performance guarantee and construct the improvements within
a period of one year or such other time established by the City Engineer.
(4)
Minor Projects Curb, Gutter and Sidewalk Not Required. Development of second units, residential remodels, residential additions, residential reconstruction and residential accessory structures on single-family residential zoned lots (RS/RSF/LSF) that are not part of a tentative subdivision map project shall be exempt from curb, gutter, and sidewalk installation requirements. Where roads do not currently exist, the applicant must comply with Section 9-4.160. If curb, gutter, and sidewalk improvements are not required, grading or other improvements within the public right-of-way may still be required by the City Engineer as part of the driveway encroachment permit if needed for safety, public utility service, site distance, or drainage as related solely to the proposed driveway encroachment, in accordance with City Engineering Standards.
(e)
Design
and Construction Standards. Curb, gutter and sidewalk improvements
shall be constructed to the grade and specifications required by the
City Engineer. Improvement plan drawings shall be submitted to the
City Engineer for approval prior to construction of improvements and
shall be designed and constructed as set forth in the City Engineering
Department Standard Improvement Specifications and Drawings. A drainage
plan may be required in conjunction with improvement plans. No drainage
shall be allowed across public sidewalks or driveways. All grading
and construction is to occur at the expense of the developer, including
placement of base and surfacing between the lip of the new gutter
and the existing pavement as necessary to complete the street surface.
The new surfacing between the gutter and existing pavement is to be
at least equal in kind to that presently in place. These improvements
shall include paved transitions to provide for existing road drainage
as well as drainage to or from the proposed site.
(g)
Plan
Check and Inspection. When required by the City Engineer, a plan check
and inspection agreement shall be entered into.
(Ord. 68 § 9-4.159, 1983; Ord. 578 § 1, 2013)
The installation and maintenance of asphalt road paving, asphalt
berm and drainage facilities shall be constructed along the frontage
of a development project (residential subdivision, commercial, industrial,
individual residential lots, etc.) as follows:
(a)
Frontage
Street Construction. If the frontage street is not improved or paved
along the development project frontage, the developer will be required
to construct 1/2 width plus 10 feet to the City of Atascadero Engineering
Standards.
(b)
Frontage
Street Maintenance. If the street is in need of maintenance, per the
City Engineer, along the development project frontage, the developer
will be required to repair the road along the street property frontage
to a width of 1/2 width plus 10 feet. The repairs may include overlay,
pothole repair, crack seal and or slurry seal. This requirement does
not apply to second units, residential remodels, residential additions,
residential reconstruction and residential accessory structures on
single-family residential zoned lots (RS/RSF/LSF) that are not part
of a tentative subdivision map. If frontage or off-site improvements
are not required, grading or other improvements within the public
right-of-way may still be required by the City Engineer as part of
the driveway and or utility encroachment permit if needed for safety,
public utility service, site distance, or drainage as related solely
to the proposed driveway encroachment, in accordance with City Engineering
Standards.
(c)
Subdivisions.
A new subdivision shall construct and provide for future maintenance
of all interior subdivision roads and related facilities. The project
shall also provide well-paved City standard access roads from a collector
or arterial to the subdivision and repair existing underpaved or poor
condition interior or frontage roads.
(d)
Commercial
and Industrial Projects. The project shall construct all roads fronting
the project to City standard. If the road fronting the project is
an arterial or collector, the width of the road constructed shall
be wide enough to allow for safe travel, turning movements and transitions,
to the approval of the City Engineer. The project shall provide well-paved
City standard access roads from a collector or arterial to project
and repair existing underpaved or poor condition frontage roads. Repair
may include overlay, pothole repair, crack seals or slurry seal.
(e)
If
existing buildings are on the property, the required improvements
will be constructed if the value of the proposed buildings and site
improvements is 25% or greater than the value of existing buildings
and site improvements as determined by the San Luis Obispo County
Tax Assessor.
(f)
Damage
Occurring from Construction. Any existing public street which is damaged
as a result of on-site or off-site construction shall be reconstructed,
or repaired if damage is not extensive, to the satisfaction of the
City Engineer prior to issuance of a certificate of occupancy.
(g)
Extent
of Improvements. Street improvements, not including curb, gutter and
sidewalk unless necessary for proper drainage control, may be required
beyond the frontage of the property when traffic generated by the
development of a site is determined to warrant such improvement in
order to provide for adequate access and traffic safety.
(h)
The
City Engineer may allow cash payment or bonding for the improvement
if it is in the best interest of the community and provide for orderly
development of the circulation system.
(Ord. 398, 2002; Ord. 578 § 1, 2013)
In the event archeological resources are unearthed or discovered
during any construction activities, the following standards apply:
(a)
Construction
activities shall cease and the Planning Department shall be notified
so that the extent and location of discovered materials may be recorded
by a qualified archeologist and disposition of artifacts may be accomplished
in accordance with State and Federal law.
(b)
In
the event archeological resources are found to include human remains,
or in any other case when human remains are discovered during construction,
the County Coroner is to be notified in addition to the Planning Department
so proper disposition may be accomplished.
(Ord. 68 § 9-4.162, 1983)
(a)
The
adjustment of all property lines containing a flag lot shall be permitted
in accordance with the following design standards:
(1)
The original lot shall have frontage on a dedicated street.
(2)
The accessway to the rear lot shall be at least 20 feet wide for
residential zones, except where the accessway is more than 150 feet
long, it shall be at least 24 feet wide. For all other zones, the
accessway shall be at least 30 feet wide.
(3)
The lot farthest from the street shall own the accessway in fee.
Other lots using the accessway shall have an access and utility easement
over it.
(4)
Lots utilizing the accessway of a flag lot may be required to enter
into a road maintenance agreement to insure perpetual maintenance
and repair of the accessway.
(Ord. 482 § 2, 2005)
