For the purposes of this chapter, the following words and phrases
shall have the meaning indicated, unless the context or usage clearly
requires a different meaning:
Base Elevation.
The elevation of the highest point of contact of a structure
with the adjacent ground. For the purposes of this determination,
all fences, covered and uncovered walkways, driveways, patio covers
and other similar elements shall be considered separate structures.
Northerly Lot Line.
Any lot line, of which there may be more than one per lot,
that forms a generally north facing boundary of a lot and has a bearing
greater than or equal to 40 degrees from either true north or true
south. For curved lot lines, the bearing of the lot line at any point
shall be the bearing of the tangent to the curve at that point.
Plan View.
A plot plan of the parcel which shows the horizontal dimensions
of a parcel and each structure on the parcel.
Residential Zone.
An A-1, A-2, E-1, E-2, E-3, R-1, R-2, R-3 or R-4 zone as
defined in this title.
Shadow Plan.
A plot plan which shows the extent of shading caused by a proposed structure and is in compliance with the rules and regulations approved pursuant to Section
28.11.040 of this chapter.
Solar Access.
The ability of a location to receive direct sunlight as provided by the height limitations of Section
28.11.020 of this chapter.
(Ord. 4426, 1986)
The maximum elevation of each point on a structure in a residential
zone as measured from the base elevation shall not exceed the sum
of (i) 18 feet in an R-3 or R-4 zone or 12 feet in all other residential
zones and (ii) 58% of the shortest distance from that point to the
nearest northerly lot line as measured horizontally on the plan view
of the structure. Any height limitation imposed by this section shall
be in addition to any other height limitation imposed in the Charter
or this code, such that the more restrictive height limitation shall
apply.
(Ord. 4426, 1986)
The following shall be exempt from the height limitations of Section
28.11.020:
A. Any
portion of a structure in existence, or for which a valid building
permit was issued, prior to the effective date of the ordinance first
enacting this chapter.
B. Any
portion of a structure which received preliminary approval by the
Architectural Board of Review prior to the effective date of the ordinance
first enacting this chapter.
C. Any
flagpole, antenna, ornamental spire, chimney, or other building element
less than four feet along each horizontal dimension.
E. Any
portion of a structure for which a shadow plan is prepared and submitted
by the applicant demonstrating that shadows cast by that portion of
the structure at 9:00 a.m., noon, and 3:00 p.m., Pacific Standard
Time on December 21st will:
1. Not
exceed the boundaries of a simultaneous shadow cast by a legally existing
structure, or by a hill or other topographical feature other than
trees or other vegetation; or
2. Not
shade that portion of any adjacent residentially-zoned lot which is
occupied by a dwelling or which could legally and without modification
of required setbacks be occupied in the future by a dwelling; or
3. Fall
entirely within the boundaries of an existing covered or uncovered
paved off street parking area, or paved driveway leading thereto.
(Ord. 5459, 2008; Ord. 4426, 1986)
The Community Development Director may promulgate and administer
rules and regulations necessary for the administration and interpretation
of this chapter, subject to approval by the City Council.
(Ord. 4426, 1986)