The purpose of this chapter is to provide general design guidelines and development standards to assist applicants in designing projects for consideration by the City. Chapters 18.36 and 18.38 of this title address the content of application submittals.
(Ord. 2004-884; Ord. 2019-1056 § 3)
The design guidelines and standards contained in this chapter
are meant to be general in nature and apply to all zoning districts.
However, some standards may be more applicable to one type of land
use than another. Where the latter is true, every effort is made to
note that land use relationship.
(Ord. 2004-884; Ord. 2019-1056 § 3)
A structure's height shall not exceed the standard for the land
use district in which it is located.
For residential structures, building height is measured from
existing grade, or finished pad elevation, to the highest portion
of the roof as specified in the definition for building height.
For nonresidential structures, building height is defined as
the vertical distance, measured from the finished grade of the building,
to that point above the existing grade, finished grade, finished pad
elevation (excluding subterranean parking structure finished pad elevation),
or ceiling of uppermost level of subterranean parking structure to
the top of the roof.
Exemptions to height limitations of buildings may be permitted
by the Community Development Director as follows:
A.
Screened
mechanical or electrical towers, chimneys, cupolas, weather vanes
or other decorative architectural elements that are not used for occupation,
occupying no greater than five percent of the horizontal roof area,
may extend above the maximum building height up to a maximum of 10
percent of the maximum permitted building height.
B.
Accessways
such as stairwells or elevators to roof tops occupying no greater
than 10 percent of the horizontal roof area, may extend above the
maximum building height up to a maximum of five feet.
The applicant shall obtain approval of an administrative adjustment
or variance, as appropriate, if the proposed extension creates conditions
beyond the limits prescribed here.
(Ord. 2004-884; Ord. 2019-1056 § 3)
Every property shall have frontage upon a public street, or
permanent means of access to a public street by way of a public or
private easement or recorded reciprocal access agreement.
(Ord. 2004-884; Ord. 2019-1056 § 3)
The following guidelines and standards are in addition to the
specific standards contained in the individual land use districts.
A.
The
following guidelines shall be met:
1.
The
design shall avoid excessive variety and repetitious use of facade
elements, and shall avoid plainness caused by lack of articulation
(see Figure 18.26-1).
 Figure 18.26-1 Building Articulation
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2.
Proposed
signage and landscaping shall be an integral architectural feature
that does not overwhelm or dominate the structure or property.
3.
Any
new building or structure, any addition to an existing building or
structure, and the installation or construction of any site improvements
shall be designed to create a unified, functional and comprehensive
site plan with an integrated architectural theme that is compatible
with and will compliment and enhance the subject and surrounding properties.
4.
With
the intent of protecting sensitive land uses, the proposed design
shall promote a harmonious and compatible transition in terms of scale
and character between areas of different land uses.
5.
With
respect to design for the purposes of improving air quality and promoting
energy conservation, use of reflective roof and paving materials,
and the planting of canopy trees are encouraged ("heat island" mitigation).
B.
The
following standards shall be met:
1.
Parking
structures shall be architecturally compatible with the primary building
and surrounding structures.
2.
Lighting
shall be stationary and shielded in a manner to direct light away
from all adjacent properties, public streets, and rights-of-way.
3.
Mechanical
equipment, storage, trash areas, and utilities shall be architecturally
screened by a solid material from public view. Open fencing, including,
but not limited to, chain link and wrought iron, shall not constitute
architectural screening.
4.
With
the exception of outdoor uses as specifically permitted in the C zones,
M zones and various PD zones, all commercial and industrial business
activity shall occur within an enclosed structure.
5.
Nearly
vertical roofs (A-frames) and piecemeal mansard roofs (used on a portion
of the structure perimeter only) are prohibited. Mansard roofs, if
utilized on commercial structures, shall wrap around the entire structure
perimeter, unless an alternative design is approved by the Planning
Commission in conjunction with Design Review. See Figure 18.26-2 for
examples of various roof types.
 Figure 18.26-2 Roof Types
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6.
Fireplace
chimneys shall be built in-place; use of prefabricated, tilt-up chimneys
is prohibited unless otherwise approved by the Planning Commission
in conjunction with Design Review.
(Ord. 2004-884; Ord. 2019-1056 § 3)
The following standards shall apply to all exterior building/structure
wall construction:
Since walls will always be a main architectural and visual feature
in any major development, restraint must be exercised in the number
of permissible finish materials. The harmony of materials and particularly
color treatment is essential to achieve unity in the project.
The following materials are deemed unacceptable in any development
and therefore shall be prohibited:
A.
Nonanodized
and unpainted aluminum finish window frames.
B.
Metal
grills and facades. However, grills and façades of unique design
and in keeping with the general décor of the development and
neighborhood may be permitted subject to prior approval by the Community
Development Director.
C.
Aluminum
or other metal panels are not permitted on the street elevation, unless
it can be demonstrated that they are consistent with a structure's
overall design character.
(Ord. 2004-884; Ord. 2019-1056 § 3)
Every parcel with a multi-family, commercial, or industrial
structure shall have a trash receptacle on the premises. The trash
receptacle shall be of sufficient size to accommodate the trash generated.
The receptacle shall be screened from public view on at least three
sides by a wall six feet in height and on the fourth side by a solid
gate not less than five feet in height, in compliance with adopted
design standards. The wall and gate shall be architecturally compatible
with the surrounding structures. When deemed feasible by the Community
Development Director, landscaping consisting of shrubs and vines shall
be provided along exterior trash enclosure walls. Where it is determined
that a trash enclosure can be viewed from above, an overhead trellis
or other appropriate screening shall be provided. Trash receptacles
for single-family homes should be stored within the enclosed garage
or behind a solid fence or screen.
For projects subject to NPDES standards, trash receptacles shall
be enclosed by a six-foot high decorative masonry block wall with
approved gates and latches designed to withstand foreseeable use and
abuse. Trash receptacles shall also conform with NPDES standards,
which may include provision of a solid roofed cover, an area drain
connected to the sanitary sewer system, and a hot water hose bib.
Location and design shall be subject to review and approval by the
City Engineer and Community Development Director.
(Ord. 2004-884; Ord. 2019-1056 § 3)
Any equipment, whether on the roof, side of structure, or ground,
shall be screened. The method of screening shall be architecturally
compatible in terms of materials, color, shape, and size. The screening
design shall blend with the building design and include landscaping
when on the ground (see Figure 18.26-3).
 Figure 18.26-3 Screening
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All roof-mounted equipment, except for solar panels meeting
standards of the Uniform Building Code, including, but not limited
to, air conditioning units, lighting fixtures, and mechanical equipment,
shall be shielded and architecturally screened from view from on-site
parking areas, adjacent public streets, and adjacent residentially-zoned
property. The screening material must be compatible with and integrated
into the architectural design of the structure (see Figure 18.26-3).
(Ord. 2004-884; Ord. 2019-1056 § 3)
Fencing or walls are permitted between individual single-family
units. Walls and/or fences shall be required between single-family
lots and lots developed with higher density residential uses. Fences
or walls shall be provided between institutional, commercial, and/or
industrial uses and the residential use.
The use of barbed wire, electrified fence, or razor wire in
conjunction with any fence, wall, hedge, or by itself, within any
residential zone is prohibited unless required by law or regulation
of the City, the State of California, Federal government, or agency
thereof.
Six-foot high chain link fencing is permitted at all property
lines for any vacant lots or buildings. The chain link fence shall
be removed from the front yard and any other location adjacent to
a public street by the owner/applicant at the time of occupancy. For
developed property, chain link fencing shall not be permitted within
any front yard area or along any property line adjacent to a public
right-of-way.
Except as provided herein, the maximum height of all fences and walls for all locations except the required front yard is six feet from top to finished grade for the face of the wall facing an adjacent property, and nine feet from top to finished grade for the face of the wall facing the subject property as shown in Figure 18.26-4. The maximum height of individual retaining walls shall not exceed nine feet, and shall also be subject to the provisions of Chapter 18.30 (Hillside Development) of this code.
 Figure 18.26-4 Fence Height
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Fences and walls within the front yard setback shall not exceed
36 inches in height.
The foregoing wall/fence height limitations shall not apply to estate fences as defined in Section 18.04.060, in which case estate fences may exceed the height limits of this section subject to approval of a conditional use permit.
A corner cut-off area shall be provided at the intersection
of all streets. The corner cut-off area along the right-of-way line
shall be reserved for the purpose of maintaining adequate sight distance.
The triangle formed shall have a minimum dimension of 20 feet as depicted
in Figure 18.26-5 unless determined by the City Engineer that additional
distance is necessary to maintain adequate sight distance. No vegetation
shall be planted or allowed to grow, nor shall any structure be placed
in the sight vision area in a manner that obstructs visibility or
threatens vehicular or pedestrian safety as determined by the City
Engineer or the Community Development Director. Only traffic control
devices, traffic signs, utility poles, transformers, pedestals, or
other similar traffic control devices may be located within the sight
visibility area.
A corner cut-off area shall be provided at the intersection
of each driveway and a public street, sidewalk, or other right-of-way
in the form of a triangle with a minimum dimension of 10 feet as depicted
in Figure 18.26-6 unless determined by the City Engineer that additional
distance is necessary to maintain adequate sight distance. This area
shall be kept free of obstructions, fences, trash containers, so that
traffic visibility is maintained.
 Figure 18.26-5 Vision Triangle—Street Corner
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 Figure 18.26-6 Vision Triangle—Driveway
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(Ord. 2004-884; Ord. 2019-1056 § 3)
A.
Setback
required. Perimeter walls and/or fencing within development projects
shall maintain a minimum setback of 25 feet as measured from the face
of curb along arterial and collector streets as designated in the
Circulation Element of the General Plan. Exceptions to this requirement
may be approved in appropriate cases, subject to approval by the Planning
Commission at the time of development review.
B.
Perimeter
walls/fencing within development projects shall be a minimum of six
feet in height, and shall include decorative pilasters at designated
intervals. The specific design shall be subject to review and approval
by the Planning Commission at the time of development review.
(Ord. 2004-884; Ord. 2019-1056 § 3)
A.
By
reason of the fact that changes will occur in the local neighborhoods
and the City generally due to the increase in vehicular traffic, including
trucking, increase in pedestrian traffic, increased noise, and other
activities associated with the City's development and growth, the
following dedications and improvements are deemed to be necessary
to prevent congestion and other hazards that are related to the intensified
use of the land and these requirements must be met and complied with
before any building permit may be issued:
1.
All
required streets and alleys, both local and highways, which abut the
subject property and are not designated as private streets or alleys,
shall be dedicated or a deed of dedication deposited in escrow with
an escrow agent acceptable to the City Attorney, the delivery of which
is conditioned upon the required permit being granted, to the full
width required by the Master Plan of Streets and Highways or this
title on the side of the street, highway or alley abutting such property.
2.
Private
streets shall be designed with a standard minimum right-of-way width
of 40 feet and a minimum of 28 feet of paving. The Planning Commission
may approve lesser pavement widths if circumstances warrant. Private
street design shall be to the approval of the City Engineer and Community
Development Director.
3.
Street
names shall be reviewed by the Community Development Department and
submitted after tentative tract map approval by the Planning Commission.
Streets, both public and private, and those proposed to be renamed
shall be reviewed and approved by the Community Development Department.
4.
All
street, highway and alley improvements shall have either been installed
or a performance bond in a reasonable amount to be determined by the
City Engineer, with sureties to be approved by the City Attorney,
shall have been filed with the City Clerk, or cash in like amount
shall have been deposited with the Finance Director to be placed in
a trust fund. Said improvements shall meet the standards established
by the City and shall include curb, gutter, sidewalk, street and alley
paving, street trees, street signs, street lights and all required
utilities.
5.
The
Community Development Director shall not approve the issuance of a
building permit until the requirements of this section have been met.
6.
Any
proposal to establish a gated community shall be approved by the Planning
Commission through a conditional use permit.
B.
The
provisions of this section shall not apply to any building permit
for an addition or alteration to an existing building when the estimated
value of such addition or alteration is less than 50 percent of the
estimated value of the existing building. The estimated values shall
be made by or reviewed and approved by the Building Official.
(Ord. 2019-1056 § 3)
Review by the Planning Commission of a preliminary grading plan
shall be required whenever the following circumstances occur:
A.
The
proposed project requires the movement of 500 cubic yards or more
of earth and involves slopes of 15 percent or more.
B.
The
proposed project requires movement of 5,000 cubic yards of earth regardless
of slope.
C.
When,
in the discretion of the Community Development Director and City Engineer,
the combination of earth movement and slope gradient may result in
unstable conditions, aesthetic degradation, or potential damage to
abutting uses.
(Ord. 2019-1056 § 3)
Final grading plans shall be substantially in conformance with Chapter 15.40 (Grading) of Title 15, and with the preliminary grading plan approved by the Planning Commission. The grading elevations on a final grading plan may not deviate more than 12 inches from those elevations approved by the Planning Commission on the preliminary grading plan. Deviations in excess of 12 inches shall require submittal of the final grading plan to the Community Development Director for review and approval. The Director may refer the matter to the Planning Commission for review and approval if in his or her judgment the proposed deviation represents a substantial change from the preliminary grading plan.
(Ord. 2019-1056 § 3)
