The intent of this section is to protect properties in all districts
and the health and safety of persons from environmental nuisances
and hazards and to provide a pleasing environment in keeping with
the nature of the district character.
(Ord. 566 § 3, 2019)
Unless stated otherwise within this code, the following standards
shall be met for all developments:
A. Projections
Into Yards.
1. Eaves,
roof projections, awnings, and similar architectural features when
located at least eight feet above grade may project into required
yards a maximum distance of three feet, provided that such feature
shall be at least three feet from a property line.
2. Fireplace,
chimneys, bay windows, balconies, fire escapes, exterior stairs and
landings, and similar architectural features may project into the
required yard a maximum distance of two feet and shall be at least
three feet from a property line.
B. Projections
Above Height Limits. Unless otherwise specified in this code, flues,
chimneys, antennas, elevators or other mechanical equipment, utility,
or mechanical features may exceed the height limit of the base district
by not more than 15 feet, provided such feature shall not be used
for habitable space and appropriate screening is provided, as determined
by the Director. Architectural appurtenances to churches and other
religious institutions involving a steeple, or cross, or combination
thereof, and clock towers and similar design elements on commercial
structures, may exceed the maximum height of the base district if
it is determined through the development review permit or conditional
use permit process that architectural compatibility and appropriate
building scale are achieved and maintained.
C. Use
of Required Yards.
1. Street
Yards. Except as otherwise permitted, a street yard shall be used
only for landscaping, pedestrian walkways, driveways, or off-street
parking.
2. Rear
and Interior Side Yards. Except as otherwise permitted, these yards
shall be used only for landscaping, pedestrian walkways, driveways,
off-street parking or loading, recreational activities or facilities,
or similar accessory activities.
D. Auxiliary
Structures. Auxiliary structures shall meet all of the setback requirements
for main buildings unless otherwise specified within this code. Height
of auxiliary structures shall be a maximum of 16 feet. Carports in
the commercial or industrial zones shall be a maximum of 25 feet high
and are subject to the building setback requirements for main buildings.
E. Distance
Between Structures. The minimum distance between detached structures
on the same lot shall be 10 feet unless otherwise specified in this
code.
F. Fencing
and Walls in the Office Professional, Commercial and Industrial Zones.
1. Fences or walls located in a required front or corner side yard shall not exceed three and one-half feet in height in the office and commercial zones. In the Industrial zones, security fencing up to six feet in height may be located in the front or exterior side yard provided the fence is constructed of decorative metal, is non view-obscuring and otherwise complies with the provisions contained in Section
13.14.040(C) (Security fencing) of this title. Fences or walls on the interior side or rear yard of property zoned office, commercial or industrial shall not exceed eight feet in height unless otherwise approved through a development permit. Overall fence height is inclusive of security devices noted in subsection
(F)(2) of this section.
2. In
the industrial zones, barbed wire, concertina wire, or similar security
devices are permitted on top of a minimum six-foot high fence or wall
located in the rear or interior sideyard setback only. Wire shall
fall inward to the property and shall not extend beyond the property
line.
3. In
the office or commercial zones, decorative iron curved inward to the
property, shall be used as a security device in lieu of barbed wire,
concertina wire, or similar security devices.
4. Fences
and walls shall be designed to be compatible with on-site buildings
in terms of color and/or materials. Within the required setback adjacent
to a residential land use, a minimum six-foot high solid decorative
block wall shall be required. Exceptions to this requirement may be
granted by the Director where an equivalent buffer is provided through
site design or site characteristics, such as difference in grade between
sites.
5. All fences and walls are to be composed of new or good used materials as determined by the Director and shall be kept in good repair and adequately maintained at all times. Any dilapidated, dangerous, or unsightly walls or fences shall be removed or repaired. Anti-graffiti surfaces shall be provided pursuant to Section
7.16.120.
7. Walls constructed next to a mobility element street shall be constructed with decorative block to the satisfaction of the Director. Anti-graffiti surfaces shall be provided pursuant to Section
7.16.120 or amendments thereto.
G. Fencing
and Walls in the Open Space Zone.
1. Fences
or walls located in the open space zone shall adhere to the fence
height limitations of the residential zones unless otherwise approved
pursuant to a development permit.
2. The
Director may approve the use of security devices such as barbed wire,
concertina wire or similar devices in the open space zone, provided
the fencing will not adversely impact the public health or safety
and it does not present a negative visual impact.
3. Walls
constructed next to a mobility element street shall be constructed
with decorative block to the satisfaction of the Director.
4. Anti-graffiti surfaces shall be provided pursuant to Section
7.16.120 of this code.
H. Family
Day Care Homes. All family day care homes must obtain all permits
and licenses required by State law prior to commencing operation and
all such licenses or permits shall be kept valid and current.
I. Equipment
Screening. Any equipment, whether on the roof, on the side of a building,
or on the ground, shall be screened from view. The method of screening
shall be architecturally integrated with the building design in terms
of material, color, shape and size. Where individual equipment is
provided, a continuous screen is desirable.
J. Trash Enclosures. All office, commercial and industrial developments shall provide an adequate number of trash enclosures on site to meet the requirements of Chapter
9.06 and Section
9.02.230 or amendments thereto. The enclosures shall be designed to the satisfaction of the Director and shall include:
1. A
minimum six-foot high solid decorative masonry wall with a solid roof
and solid metal gate painted to match the on-site buildings. The enclosures
shall prevent rainfall from entering the enclosure and prevent wind
dispersal as well as offsite transport of trash and recycling.
2. Each
trash dumpster shall have an attached, water-proof cover that shall
be kept closed at all times.
3. All
gaps between walls and roof of the enclosure must be screened with
a five mm gauge.
4. The
trash enclosures shall be properly sized to include all containers
for trash, recyclable, and organic waste, and shall be easily accessible,
shall not be located within any required setback or landscape area
and shall not block any required parking area or driveway.
5. Anti-graffiti surfaces shall be provided pursuant to Section
7.16.120 of this code.
7. Trash enclosures for residential projects shall conform to the provisions contained in Section
13.10.040(I) of this title.
K. Senior
Housing Usable Open Space. All senior housing projects shall provide
and maintain at least 200 square feet of usable recreation or open
space per dwelling unit. Such space may be at ground level, or aboveground.
Interior recreation facilities may be counted towards this requirement.
Off-street parking and loading areas, driveways, service areas, areas
within front or side yard setbacks, and areas in which any dimension
is less than five feet shall not be counted in determining the required
open space. Both common open space and private open space are applicable
toward the minimum.
L. Low
Impact Development (LID) Standards.
1. The
project design shall incorporate LID and site design BMPs to minimize
directly connected impervious areas and to promote infiltration using
LID techniques as outlined in the County of San Diego's LID handbook.
Requirements for all development projects, including priority development
projects, shall include, but not be limited to, the following measures:
a. Source control BMPs that reduce polluted runoff, including storm
drain system stenciling and signage, properly designed outdoor material
storage areas, properly designed trash storage areas, and implementation
of efficient irrigation systems;
b. LID BMPs to the maximum extent practicable which maximize infiltration,
provide retention, slow runoff, minimize impervious footprint, direct
runoff from impervious areas into landscaping, and construct impervious
surfaces to minimum widths necessary;
c. Buffer zones for natural water bodies, where feasible. Where buffer
zones are infeasible, require project proponent to implement other
buffers such as trees, access restrictions, etc., where feasible;
d. Submittal of proof of a mechanism under which ongoing long-term maintenance
of all structural post-construction BMPs will be conducted;
e. Parking areas shall be designed to drain to landscape areas and private
roads shall be designed to drain to vegetated swales or landscape
areas.
2. The
following LID site design BMPs shall be implemented for all priority
development projects:
a. For priority development projects, all runoff must be directed into
a treatment control BMP prior to discharging to the MS4. The amount
of runoff from impervious areas that is to drain to pervious areas
shall correspond with the total capacity of the project's pervious
areas to infiltrate or treat runoff, taking into considerations the
pervious areas' soil condition, slope, and other pertinent factors.
b. For priority development projects with landscaped or other pervious
areas, properly design and construct the pervious areas to effectively
receive and infiltrate or treat runoff from impervious areas, taking
into consideration the pervious areas' soil conditions, slope, and
other pertinent factors.
c. For priority development projects with low traffic areas and appropriate
soil conditions, construct a portion of walkways, trails, overflow
parking lots, alleys, or other low-traffic areas with permeable surfaces,
such as pervious concrete, porous asphalt, unit pavers, and granular
materials.
3. Where
applicable and determined feasible by the Director, the following
LID BMPs shall be implemented at all priority development projects:
a. Conserve natural areas, including existing trees, other vegetation,
and soils.
b. Construct streets, sidewalks, or parking lot aisles to the minimum
widths necessary, provided that public safety and a walkable environment
for pedestrians are not compromised.
c. Minimize the impervious footprint of the project.
d. Minimize soil compaction.
e. Minimize disturbances to natural drainages (e.g., natural swales,
topographic depressions, etc.).
4. Source
control and treatment control BMPs must be designed to address pollutants
of concern specific to the project site and/or current highest priority
pollutants as identified in the San Diego River Water Quality Improvement
Plan shall be implemented at all priority development project sites.
(Ord. 566 § 3, 2019; Ord. 591 § 2, 2021; Ord. 599 § 2, 2022)
The conduct and operation of all uses in all districts shall
comply with the minimum standards of performance set forth in this
section.
A. Noise.
1. Residential. All new residential construction shall comply with the noise insulation standards of the
California Code of Regulations, Title 25. Refer also to the standards for new development contained in the noise element of the Santee General Plan. Use of residential property shall comply with all standards and requirements of the City noise ordinance commencing with Section
5.04.010 of the Santee Municipal Code, or as may be hereafter amended.
2. Commercial/Industrial. All commercial and industrial uses shall be established and operated in compliance with the City noise ordinance, commencing with Section
5.04.010 of the Santee Municipal Code, or as may be hereafter amended.
3. Setting
of Meter. Any sound or noise level measurement made pursuant to the
provisions of this title shall be measured with a sound level meter
using the A-weighting and "slow" response pursuant to applicable manufacturer's
instructions, except that for sounds of a duration of two seconds
or less the fast response shall be used and the average level during
the occurrence of the sound reported.
4. Calibration
of Meter. The sound level meter shall be appropriately calibrated
and adjusted as necessary by means of an acoustical calibrator of
the coupler-type to assure meter accuracy within the tolerances set
forth in American National Standards ANSI-SI.4-1971.
5. Location
of Microphone.
a. All measurements shall be taken at any lot line of the lot containing
the use, except as otherwise provided by this subsection. For outside
measurements, the measuring microphone shall not be less than four
feet above the ground, at least four feet distant from walls or other
large reflecting surfaces and shall be protected from the effects
of wind noises by the use of appropriate wind screens. In cases when
the microphone must be located within 10 feet of walls or similar
large reflecting surfaces, the actual measured distances and orientation
of sources, microphone and reflecting surfaces shall be noted and
recorded. In no case shall a noise measurement be taken within five
feet of the noise source.
b. For measurement taken to determine sound levels in adjacent zones,
the microphone shall be at the boundary line between the adjacent
zones.
6. Measured
Sound Levels. The measurement of sound level limits shall be the average
sound level for a period of one hour.
B. Lights.
All public parking areas shall be adequately lighted. All lighting
shall be designed and adjusted to reflect light away from any road
or street, and away from any adjoining premises. All lights and illuminated
signs shall be shielded or directed so as to not cause glare on adjacent
properties or to motorists.
C. Smoke.
No operation or activity is permitted to have operations which emit
excessive smoke, fumes, or dust or which exceed the requirements or
levels as specified by the Air Pollution Control District (APCD).
D. Maintenance
of Open Areas. All open areas shall be landscaped, surfaced, or treated
and maintained permanently in a dust free condition.
E. Vibration.
No operation or activity is permitted which will create vibration
noticeable without instruments at the perimeter of the subject property.
F. Mechanical
and Electrical Equipment. All such equipment, including air conditioners,
antennas, pumps, transformers, heating and ventilating equipment,
shall be located and operated in a manner that does not disturb adjacent
uses and activities.
G. Electrical
Interference. No operation or activity shall transmit, generate, or
otherwise cause any electrical, magnetic, or electromagnetic radiation
disturbance that affects the operation of any use, equipment, or process
employed by any use beyond the boundary of the site.
H. Fire
or Explosive Hazard. All operations or activities shall conform with
the minimum requirements of the Uniform Fire Code, as adopted and
amended by the Santee Fire Department, and with the provisions of
Title 19 of the
California Administrative Code.
I. Liquid
and Solid Wastes. There shall be no discharge at any point into any
public or private sewage disposal system or stream, or into the ground,
of any liquid or solid materials except in conformance with the regulations
of the building division.
J. Outdoor
Storage, Trash Areas and Service Areas. All areas for storage of maintenance
equipment or vehicles, refuse storage and collection areas and service
areas, shall be enclosed or effectively screened from public view
by use of a fence, wall, landscaping, bermings or a combination thereof.
K. Air
Quality. No operation or activity shall cause the emission of any
smoke, fly ash, dust, fumes, vapors, gases or other forms of matter,
which can cause damage to health, animals, vegetation, or other forms
of property, or which can cause excessive soiling on any other lot.
No emission shall be permitted which exceeds the requirements of Air
Pollution Control District or the requirements of any Air Quality
Plan adopted by the City of Santee.
L. Heat
or Cold. No operation or activity shall emit heat which would cause
a temperature increase or decrease on any adjacent property in excess
of 10 degrees Fahrenheit, whether the change is in the air, on the
ground, or in any structure.
M. Odors.
No operation or activity shall be permitted to emit odorous gases
or other odorous matter in such quantities as to be dangerous, injurious,
noxious or otherwise objectionable and readily detectable without
the aid of instruments at or beyond the lot line.
N. Fissionable
or Radioactive Materials. No operation or activities shall be permitted
which result at any time in the release or emission of any fissionable
or radioactive materials into the atmosphere, the ground, or sewerage
systems.
O. Exemptions.
The following sources of nuisances are exempt from the provisions
of this section: 1. Emergency equipment, vehicles and devices.
1. Temporary
construction, maintenance, or demolition activities Monday through
Saturday, between the hours of 7:00 a.m. and 7:00 p.m., except national
holidays.
P. Property
Maintenance. All buildings, structures, yards and other improvements
shall be properly maintained. The following conditions are prohibited:
1. Dilapidated,
deteriorating, or unrepaired structures, including, but not limited
to, signs, fences, roofs, doors, walls, and windows.
2. Accumulation
of scrap lumber, junk, trash, debris, or inoperative vehicles that
are visible from adjacent properties or the public right-of-way.
3. Parking
of vehicles on an unpaved surface.
4. Swimming
pools that are not properly treated with chemicals or are drained
of water and not properly fenced to prohibit access, thereby creating
a threat to the public health and safety.
(Ord. 566 § 3, 2019)