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.
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.
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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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.
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All such elements shall be integrated into the architecture
of the building and shown on elevation drawings submitted for review
by the City.
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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.
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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)
