It is the intent of this chapter to clarify, amplify, and provide for certain exceptions to the district development standards pertaining to setbacks, yard landscaping, and heights of buildings and structures. This chapter also provides for certain general development standards which apply to more than one district.
(08-05)
Except as otherwise provided in this title, no building, structure, or portion of any building or structure shall be constructed or extended closer to any street side, interior side, front, or rear property line than the respective front, side or rear setback required in the zoning district in which the property is located.
A. 
Property Line Designation
1. 
Front – for interior lots, the front property line shall be that property line abutting the street. For corner lots, the front property line shall be the shorter property line abutting the street.
2. 
Street side – for corner lots, any property line, other than the front property line, which abuts the street shall be a street side property line.
3. 
Rear – the property line opposite and most distant from the front property line.
4. 
Interior side – any property line which does not abut a public right-of-way and which is not a rear property line.
In case of uncertainty or where an alternative designation is needed for reasons of aesthetics, community design or neighborhood compatibility, the Director shall determine property line designations.
B. 
Future Right-of-Way Lines
If any future right-of-way line has been established by a plan adopted by the City Council, this line shall be considered to be the front or street side property line for purposes of determining setbacks.
C. 
Setback From Railroad Line or Freeway for Residential Structures
No main building with a residential occupancy shall be located within 50 feet of the right-of-way of any railroad line or freeway unless the Director of Community Development determines that the residential use will be adequately protected from noise, dirt, and an adverse view by a landscape berm or screening, solid fencing, or another barrier of a similar nature. The property owner shall be responsible for maintaining such barrier, unless the barrier was provided and is maintained by the railroad or State of California Department of Transportation.
(08-05)
The following are allowed to encroach into required setbacks.
A. 
Architectural Features
Cornices, eaves, belt courses, cantilevered bay windows, fireplace masonry, and similar architectural features that do not increase interior floor area of a structure may project and/or encroach into the required setback area no more than four inches for each one foot of the required setback. Such architectural features shall encroach a total of no more than two feet into the required setback, except cornices and eaves with no vertical supports or members within the setback.
B. 
Minor Structures and Equipment
Trash enclosures, dog houses and other minor structures with less than 120 square feet of floor area, or air conditioners, pool filters and other equipment may be located within any interior side or rear setback area, but not within any front or street-side setback area. Such minor structures shall be screened from view from adjacent properties and no part of such minor structure or equipment shall exceed eight feet in vertical height. All mechanical equipment shall meet the noise limitations of Chapter 16.154.
C. 
Accessory Buildings or Structures Exceeding Eight Feet in Height or 120 Square Feet in Area
In residential districts, an accessory building or structure exceeding eight feet in height or 120 square feet in area may be permitted to be located within a required interior side or interior rear setback subject to the issuance of a special use and development permit pursuant to Chapter 16.306, and the following requirements:
1. 
The accessory building or structure is located at least 75 feet from any public right-of-way other than an alley, freeway or railroad right-of-way.
2. 
The accessory building or structure complies with any applicable standards and requirements of the zoning district in which the property is located and Chapter 16.133.
3. 
Any side of an accessory building with a window or door opening shall not be located less than five feet from property line.
4. 
All garages and carports shall be subject to the design standards of Chapter 16.136.
D. 
Athletic Apparatus and Children's Play Equipment in Residential Districts
1. 
In single-family residential districts, basketball backboards, hoops, and their support structures may be located within required front, street and interior side and rear setbacks subject to the following requirements:
a. 
Freestanding basketball support structures shall not be located closer than ten feet from front and street side property lines, or closer than two feet from interior side and rear property lines, however, a freestanding basketball support structure may be located closer than two feet from interior side and rear property lines subject to the issuance of a special use and development permit pursuant to Chapter 16.306.
b. 
No part of a basketball backboard, hoop, and their support structure shall exceed a height of 13 feet.
c. 
Freestanding basketball support structures shall consist of a single upright pole, with a horizontal dimension of no more than eight inches. The pole may be permanently placed into the ground, or if portable, the pole may be supported by a base or other auxiliary structure that is specifically manufactured to be used as such. If located in the required front or street side setback, no part of the base extending three feet above grade shall have a horizontal surface with a solid dimension of 24 inches or more.
d. 
No more than one basketball backboard, hoop, and basketball support structure shall be located within the required front and street side yard setbacks on any single-family residential lot.
e. 
Playing surfaces other than driveways shall not be located in required front and street side yard setbacks.
f. 
Basketball backboards, hoops, and their support structures shall not obstruct entry into any required covered parking spaces.
g. 
Basketball backboards, hoops, and their support structures shall be kept in safe, presentable and good structural condition, and all exposed surfaces shall be kept clean, in good repair, and painted where appropriate pursuant to Chapter 16.154.
2. 
In single-family residential districts, athletic apparatus, sports-related accessory structures and children's play equipment, such as tetherball poles, swings, slides, jungle gyms, etc. (other than basketball backboards, hoops, and their support structures) shall not be located within front yards or side yard areas that are visible from the street, but may be located within required interior side or rear setbacks, if areas are enclosed by a wall, a non-transparent fence, or continuous row of shrubbery, not less than five feet high, subject to the issuance of a special use and development permit pursuant to Chapter 16.303 and the requirements of Chapter 16.133.
E. 
Pools
Pools no more than three feet above grade may be located within interior or rear side setback areas provided pools are no less than five feet from any property line.
F. 
Fences and Landscape Architectural Features
Fences and landscape architectural features may be located within required setbacks subject to the provisions of Chapter 16.133.
G. 
Flags
Flags may be permitted within required front and street side setbacks, provided they are erected and maintained in accordance with the regulations of Title 18.
H. 
Signs
Freestanding signs may be permitted within required front and street side setbacks, provided they are erected and maintained in accordance with the sign regulations of Title 18.
I. 
Building Additions to Nonconforming Structures
First floor additions to legal nonconforming buildings in the RS, HC, RR, and AV Districts, with setbacks less than currently required, may be constructed with same setbacks as those established by the existing building, or five foot setbacks, whichever is greater. All second floor additions shall meet current required setbacks.
J. 
Neighborhoods With Nonconforming Front Setbacks
For in-fill development and additions to existing homes in neighborhoods, where existing development is legal, nonconforming, and no longer meets the required front setback of the District, such in-fill development and additions are allowed a reduced front setback equal to the average minimum front setback on the lots within the same development tract or Residential Unit Development, provided the setback is not reduced to less than 20 feet.
(08-05; 12-01; 14-04)
Property owners are responsible to ensure the following standards are continually met:
A. 
All yard areas visible from the street, except surfaces of driveways, parking spaces, and pedestrian paths, shall be covered with vegetative material, or permeable materials such as mulch, decomposed granite, similar permeable materials, incorporated into an overall landscaped design. Such materials should allow the ground to absorb rainwater, provide drainage to trees on the site, and reduce runoff. Use of native planting or compatible species of drought-tolerant plants is encouraged as much as possible to reduce water demand. Use of permeable surfaces such as gravel or bricks are also encouraged for paths and walkways to allow absorption of rainwater. Synthetic grass with lifelike individual blades of grass that emulates real grass and has a pile height of 1¾ inch or more may also be used subject to approval of the Director.
B. 
In residential districts, at least 50 percent of the front and street side setback areas are required to be covered and maintained with some combination of live trees, shrubs, vines, ground covers, flowers, lawns or other type of vegetation. The calculation of 50 percent may include the area between plants that are spaced in consideration of their mature size, and any area under an existing drip line of a tree that is covered and maintained with a permeable material such as mulch or decomposed granite. Synthetic grass may also be included in this calculation provided that there is some foundation planting consisting of live vegetation, the area of which is equal to least 10 percent of the total yard areas visible from the street. A minimum of one tree per fifty feet of lot width in addition to street trees is encouraged.
C. 
For new development, no more than 30 percent of landscape areas shall be covered with turf/lawn grass species, not including synthetic lawn.
D. 
Landscaped areas and landscaped materials shall be maintained in a neat, clean, and healthful condition. This shall include proper pruning, mowing of lawns, weeding, and removal of litter. Any damaged, dead, diseased, or decaying plant material shall be replaced in an expeditious manner. Plants shall be maintained free of disease and free of infestations of insects, animals, or other pests. Bare spots in lawns or planters shall be promptly re-vegetated. Pruning and mowing shall conform to the commonly used standards for each species; however, in no case shall landscaped areas be allowed to become overgrown. Turf/lawn grass species shall not exceed 12 inches in height. Plants shall not be allowed to extend over public sidewalks, streets, alleys, or other public property such that they interfere with traffic signs or the passage of pedestrians, bicycles, or vehicles.
E. 
Gravel, stones, decomposed granite, mulch, or other hardscape materials shall be compacted or secured in such a way as to avoid spreading over any portion of a sidewalk or street.
F. 
No parking is allowed in front or street side setback areas except in private residential driveways leading to paved parking areas located outside setback areas.
G. 
All parking spaces, paved areas for vehicle access, and parking area landscaping shall comply with the development standards of the district in which they are located and the design standards of Chapter 16.136, Parking and Loading Space Standards.
H. 
All landscaping for new development projects shall be installed prior to issuance the certificate of occupancy for the development, except for single-family dwelling units. For single-family dwelling units, all yard areas visible from the street shall be landscaped prior to the final inspection of the dwelling unit by the City Building Division. Prior to construction and/or installation of landscape improvements, the property owner(s) shall obtain applicable approvals and permits pursuant to City codes.
I. 
Yard Landscaping Requirements
When the landscaping of all yard areas visible from the street have not been maintained, such yard areas shall be re-landscaped within 30 days after a notice of non-compliance has been mailed to the property owners of record. Property owners may request an extension at the end of thirty days. The extension request must be approved by the Community Development Director.
(08-05; 08-16)
A. 
In single-family residential districts, the floor area of any accessory building located less than six feet from a main residential building shall be included in the floor area calculation of the main residential building. The accessory building shall still be subject to all accessory building standards.
B. 
Entry facilities, eaves, and minor architectural features which extend into the area between buildings shall not be considered when calculating the distance between buildings, provided a separation of not less than four feet is maintained by such features.
C. 
Different buildings on the same lot may be connected by a breezeway. Two buildings attached to each other by only a breezeway shall be considered as two separate buildings.
(08-05)
On corner lots in all districts, no fence, wall, sign or other structure, shrubbery, mound of earth or other visual obstruction over three feet in height above the nearest street curb elevation shall be erected, placed, planted or allowed to grow within the triangular space formed by the intersection of the property lines and a line joining points along the property lines 20 feet (measured along the property lines) from the point of intersection of the property line extensions. Conditions existing as of July 12, 1972, which do not conform to this chapter, need to be brought into compliance only upon the finding, by resolution of the City Council, that a hazard to public safety exists.
(08-05)
Except as otherwise permitted in this title, no building or structure shall exceed the maximum building height or the maximum number of stories listed in the district development standards.
A. 
Measurement of Building or Structure Height
1. 
Building height shall be the vertical distance to the highest point of the roof for flat roofs; to the deck line of mansard roofs; and to the midpoint between the eaves and the highest ridge for gable, hip, and gambrel roofs, measured from the curb level if the building is within ten feet of the front property line, or from the average elevation of the ground under the building.
If a building has more than one gable, hip, or gambrel roof, the highest gable, hip, or gambrel roof shall be used to determine the height of the building.
The average elevation of the ground shall be determined by adding the elevation of the lowest point of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building, and dividing by two. Height measurements shall be based on the existing topography of the site before grading. For an addition to an existing building the height measurement shall be based on the average elevation of the existing grade within five feet of the structure.
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2. 
The height of structures other than buildings shall be the vertical distance to the highest point of the structure measured from the average elevation of the existing grade within five feet of the structure. (See Chapter 16.133 for measurement of height for fences and walls.)
B. 
Exceptions to Height Limits
1. 
Architectural Elements
The Architectural Commission may approve the following elements above the height limits. Before approving, the Architectural Commission shall find that such elements are compatible with surrounding development and will not create a visually offensive view from the street or neighboring properties.
a. 
Penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building.
b. 
Fire or parapet walls, skylights, towers, church steeples, chimneys, smokestacks, silos, water tanks or similar structures.
All such elements shall be integrated into the architecture of the building and shown on elevation drawings submitted for review by the City.
No penthouse or roof structures, or any space above the height limit shall be allowed for the purpose of providing additional living or floor space.
2. 
Antennas and Antenna Support Structures
Antenna and wireless telecommunication facilities may be permitted to exceed height limits subject to the provisions of Chapter 16.100.
C. 
Calculation of Number of Stories
1. 
Attic or loft space useable for other than storage purposes shall be considered a story.
2. 
When a building or part of a building is over parking, such parking shall be considered a full story unless the parking is subterranean. Parking shall be considered subterranean if the top of the parking structure does not exceed four feet above the natural grade measured at the center of the site along any street frontage.
3. 
Basement shall count as a story if the finished floor level directly above the basement is more than six feet above grade at any point.
D. 
Additional Story on Slopes Downhill From the Street
On property located on slopes downhill from the street having a 25 percent or greater slope (measured in the general direction of the side lot lines), an additional story or ten feet may be constructed on the main building, providing, however, that the ceiling of the lowest story shall be not more than two feet above the curb level measured at the center of the lot frontage.
(08-05)