Up to six (6) dogs and/or cats. Animals that are less than our (4) months of age shall not be counted.

Other household pets which are neither farm animals, exotic nor wild animals, such as domestic mice and rats, hamsters, guinea pigs, turtles, tropical fish, canaries, birds of the psittacine family, and other similar animals commonly sold in pet stores and kept as household pets, may also be kept, so long as animals are not maintained for commercial purposes, do not constitute a nuisance, are adequately provided with food, care and sanitary facilities, and do not exceed a total of six (6) animals (fish being exempt). Their offspring shall not be counted until four (4) months from birth.

Any animal not specifically classified within this section shall be classified by the Community Development Director as necessary, based upon a determination as to the probable negative impact of the health, safety or general welfare upon the community.

The minimum lot frontages in the R1-H Zone shall be as follows:

Double frontage lots in the R1-H Zone having a natural slope of less than ten percent (10%) hereby are prohibited.

Lots in the R1-H Zone shall have correlations between frontage and lot areas proportionately equivalent to those correlations set forth below. For example, double frontage at the fronting street having the highest elevation would have a required minimum lot area of fifteen thousand (15,000) square feet.

Notwithstanding any other provision or provisions contained in this section, the City Engineer may approve a lot in the R1-H Zone having no frontage other than that area constituting a portion of an access corridor serving said lot provided that the following conditions pertain:

Not more than one (1) dwelling unit shall be permitted on any lot in the R1-H Zone except that where planned unit techniques are employed. The total number of dwelling units permitted on a parcel may be developed on or divided between one (1) or more sites when the total permitted net density is not exceeded and where it can be shown that adequate access, utilities and public safety can be provided.

Each development approved by the city shall contain the following percentage of lot sizes:

There shall not be less than two (2) off-street parking spaces within a garage or a three (3) sided carport for each dwelling unit. In addition, should streets of twenty-eight (28) feet or less be proposed, provision for an additional one and one-half (1½) spaces of off-street parking per unit shall be provided.

Garages only shall be provided for off-street parking spaces when located below living quarters.

Except as provided herein, the provisions of § 20.08.040 of this title shall apply.

All lots shall have vehicular access from a dedicated street.

Except as otherwise provided in paragraph A.4. of this section, with respect to lots having no frontage other than an area constituting a portion of an access corridor, the entirety of the driveway access to any garage or carport shall be of permanent construction material, concrete, asphalt, or other material approved by the City Engineer.

To establish a hillside development application process that requires property owners to select suitable development sites on their real property for new hillside development projects based off of science-based conclusions, including the use of slope density calculations, maximum land holding capacity, or specific plans or development agreements as set forth in § 20.206.060.C.3, to determine the appropriate density and intensity of a structure that can be built on a particular hillside slope.

To involve early participation of affected resource agencies at an early stage of the application process with new hillside development projects.

To protect the value to the community and the subject property of ridgelines, prominent landforms, rock outcroppings, open space areas, hydrologic features, wildlife communities, unique and sensitive habitat and vegetation communities, and other natural, biological, and scenic resources.

To preserve and enhance the visual and aesthetic quality of hillsides from the surrounding community.

To encourage all the characteristics and qualities of a cohesive neighborhood that promotes a “sense of place” within a hillside setting.

To promote and encourage a variety of high-quality, alternative architectural and development designs and concepts appropriate for hillside areas by utilizing the highest quality of prescribed standards.

To preserve the public health, safety, and welfare and specifically protect the public and property from hazards such as seismic, geologic, and fire.

Construction that does not require a grading permit or a building permit.

The construction and installation (trenching, utility construction and backfilling) of underground utility systems.

The re-grading of existing yard areas for landscaping installation, provided such re-graded yard area does not exceed one thousand (1,000) square feet in area.

Pool/spa construction that does not involve the construction of any retaining walls, whether or not part of the pool structure, over three (3) feet in height.

Additions to existing structures and/or construction of accessory structures which are less than five hundred (500) square feet in area, unless a grading permit for establishment of same is required.

Any project that has received final approval of a hillside development permit prior to the effective date of this chapter, provided that such permit or approval has not expired or is not otherwise revoked, and further provided that the development is in accordance with the approved hillside development permit and related approvals.

That the proposed development is consistent with and serves to implement the city’s General Plan and specifically, those goals and policies pertaining to hillside development;

That the proposed development is consistent with the purpose and intent of this chapter as set forth in § 20.206.010;

That care was taken in the design of the development to minimize exposure of persons to natural hazards, to avoid sensitive biological resource habitat areas, and to maximize access to public open space areas; and

That the design guidelines, where applicable, adopted for the hillside development permit will provide for quality design consistent with the intent of this chapter.

The following applications for the development of property in the HR zoning district shall require an administrative hillside development permit, unless exempt as specified in § 20.206.022 of this chapter.

All other permitted or conditionally permitted uses with the HR Zone that are not listed in this section shall require a hillside development permit, unless exempt as specified in § 20.206.022 of this chapter.

Top of walls;

Top of curbs;

High point and low point elevations;

Elevation of significant trees, which are defined to be trees with a greater than six (6)-inch trunk diameter measured at four (4) feet above grade;

Spot elevations, where appropriate;

Pad and/or finished floor elevations;

Change in direction of drainage;

A separate map with proposed fill areas colored green and cut areas colored red, with depths of such areas clearly shown in five (5)-foot topographic lines. Quantities of each cut and fill area shall also be clearly marked;

Areas of cut and fill, calculated as a percentage of the total site area;

Contours for existing and proposed topography. Existing contours shall be depicted with a dashed line with every fifth contour darker, and proposed contours shall be depicted as above except with a solid line. Contours shall be shown at minimum intervals of five (5) feet of change in elevation, with two (2)-foot contours shown in the flatter areas;

Road grades, indicating both average and maximum;

Lot and pad dimensions, along with a statistical summary;

Design of roads and driveways, including average grades indicated, as well as areas of the steepest grade;

Lot drainage, including the gradient of the drainage and flow velocities; and

Proposed graded pad areas for each development lot proposed, with pad dimensions and slope indicated.

Geotechnical and soils conditions, including known faults and landslides.

Archaeological and paleontological resources, and documented or potential historic resources.

Recorded easements and title report planning constraints, including but not limited to abandoned wells and pipelines.

Active and abandoned oil and gas production and processing facilities including, but not limited to wells, pipelines, staging areas, and processing equipment. The map shall include clear symbols indicating which facilities will be retained and which will be abandoned.

Areas of known or suspected oil field contamination and associated oil remediation plans.

Prominent ridgelines and required ridgeline setback zones, consistent with information on the city’s official Prominent Ridgeline Map.

Biological resource map showing all of the existing plant communities, with sensitive or protected species or communities clearly delineated, as well as known habitat area for protected animal species including the location of sensitive biological resources.

Map identifying significant trees, which, for the purposes of this map, are defined to be trees with a caliper greater than six (6) inches when measured four (4) feet above grade.

One hundred (100)-year floodplain areas, U.S.G.S. blueline streams, and jurisdictional wetlands.

Slope areas thirty percent (30%) or greater which are at least one (1) acre in size and have a minimum dimension of fifty (50) feet in any direction.

A detailed slope analysis map for the purposes of determining the amount and location of land as it exists in its natural state and for calculating the average slope. For the slope analysis map, the applicant shall use a base topographical map of the subject site, prepared and signed by a registered civil engineer or licensed land surveyor. The map shall have a scale of not less than one (1) inch to one hundred (100) feet and a contour interval of not more than ten (10) feet with two (2)-foot intermediates. This interval may be adjusted with the approval of the Director of Community Development and City Engineer on the basis of good engineering principles. This base topographical map shall include all adjoining properties within one hundred fifty (150) linear feet of the site boundaries to portray the site's context. The slope map shall delineate slope bands, with contrasting colors, for the following slope ranges:

Also included shall be a tabulation of the land/area by slope percentage specified in acres consistent with the slope categories identified in subparagraph E.1. above. Such slope map shall be prepared using CAD-based or GIS-based software specifically designed for such purpose and approved for such use by the City Engineer.

A calculation of the average slope of the entire parcel. Such calculation shall be performed by using the average percent slope formula as follows:

Calculations of average slope percent shall be based upon accurate topographic surveys using a contour interval no greater than ten (10) feet and a horizontal map scale of one (1) inch to two hundred (200) feet or larger.

The slope analysis shall be stamped and signed by a registered or licensed professional competent to provide such analysis and indicating the datum, source, and scale of topographic data used in the slope analysis, and attesting to the fact that the slope analysis has been accurately calculated.

All be drawn at the same scale and indexed, or keyed, to the existing topography, grading plan, and project site map. Both vertical and horizontal scales shall be indicated and not exaggerated. The slope section shall extend at least one hundred fifty (150) feet outside the project site boundary to clearly show impact on adjacent property.

At a minimum, sections shall be drawn along those locations of the project site where:

At least two (2) of the slope profiles shall be roughly parallel to each other and roughly perpendicular to existing contour lines. At least one (1) other slope profile shall be roughly at a forty-five (45) degree angle to the other slope profiles and existing contour lines.

The slope profiles shall be stamped and signed by a civil engineer or landscape architect registered in the State of California indicating the datum, source, and scale of topographic data used in the slope profiles, and attesting to the fact that the slope profiles have been accurately calculated and identified.

Show existing and proposed topography, structures, and infrastructure facilities. Proposed topography, structures, and infrastructures shall be drawn with a dashed line. Existing topography and features shall be drawn with a thin, solid line.

The slope profiles shall be stamped and signed by a registered civil engineer indicating the datum, source, and scale of topographic data used in the slope profiles, and attesting to the fact that the slope profiles have been accurately calculated and identified.

A geologic and soils report prepared by a registered geotechnical engineer and in sufficient detail to substantiate and support the design concepts presented in the application as submitted.

Phase I (records search) and any and all Phase II (physical investigation of soils) environmental assessments identifying any hazards present on the property.

A biological resource survey report identifying all existing plant communities, with sensitive or protected species or communities clearly delineated, as well as known habitat area for protected animal species, including the location of sensitive biological resources. All sensitive species surveys shall be conducted in accordance with any applicable protocols established by the U.S. Fish and Wildlife Agency and the California Department of Fish and Game. The report shall be signed by the person preparing such report, with the signature intended to verify that the mandatory protocols were conformed to in the analysis.

Illustrative, color drawings or similar representations of the various architectural styles to be used with text and visual descriptions on the overall architectural theme of the project.

A neighborhood design diagram depicting the locations of proposed vehicular and pedestrian circulation, utility easements, developable pad, property lines, perimeter setbacks, parks, and recreation centers.

A description of all housing types to be built which reference the location of defined parcels within the property, diagrams of how the product orients to the flat pad with setbacks, and an illustrative street scene perspective of the product.

Identification of building articulation in the following locations (but not limited to): front massing and entry scale, garage placement, architectural projections, rear articulation, and corner lots.

Identification of exterior building materials (structure and trim), roofing materials, and colors for primary structures.

Illustrations and descriptions of permitted fencing and wall materials.

Illustrations and descriptions of permitted signage and entry treatments.

Description and illustrative drawings or similar representations of how the architecture and building approaches established in the manual implement the architectural standards set forth in § 20.206.140.

Identification of landscaping approaches and plant palettes for all common open space areas, roadway medians, edge and berm treatments, common slopes, and private front yard areas.

Description of how the landscaping approaches and plant palettes established in the manual implement the landscape standards set forth in § 20.206.160.

A topographic model and/or large scale detailed partial model at a one to one (1:1) scale.

Visual simulation of the post-development condition, including use of photographic and/or computer-generated graphic renderings as described in paragraph N. below.

Photography.

Control data.

Computer modeling. The proposed project shall be modeled based on subdivision design, architectural, and landscape data. Existing terrain, buildings, survey data, and any field notes shall be included in the modeling effort. The level of detail included in the computer model will be determined by the intended use of the simulation.

Staging. The computer model shall be aligned to the photographs in the rendering software utilizing the alignment data and the lens and focal length of the camera used. The model shall be lighted according to the time of day and year and the views rendered.

Rendering. The rendering process shall be completed after aligning the model to the photograph. The subject matter should be colored and textured to simulate the proposed project as closely as possible to that intended.

Photocomposition. Any retouching undertaken to make foreground objects visible shall be done in such a way so as to preserve the original photograph and the rendered image intact.

Alternative 1 – Average slope of the parcel or group of parcels. For Alternative 1, the average slope shall be calculated in compliance with § 20.206.050.E.2. For example, a one hundred (100)-acre parcel which has an average slope for the entire parcel of twenty-five percent (25%) would yield a maximum of one hundred (100) units.

Alternative 2 – Use of slope categories. Cumulative land areas of a site corresponding to the slope categories identified in Table 20.206.060.A may be used to calculate site maximum density in compliance with the method established in § 20.206.050.E.2. Land areas within established slope categories which are not proposed for development shall be excluded from the final density calculation, said areas to remain undeveloped and set aside as natural open space and deed-restricted from any future development pursuant to the provisions of § 20.206.090.E of this chapter. The units/acre density used in the calculation shall correspond with the steepest slope category within the area proposed for development. For example, on a one hundred (100)- acre parcel, of which sixty (60) acres has an average slope of more than thirty percent (30%), ten (10) acres are between 25.1 to 30 percent average slope, ten (10) acres are between 20.1 to 25 percent average slope, ten (10) acres are between 10.1 to 20 percent average slope, and the remaining ten (10) acres are under ten percent (10%) average slope; let's assume you select the use of the land area within the two lower average slope categories. The cumulative land area of twenty (20) acres from the two slope categories of less than ten percent (10%) average slope and 10.1 to 20 percent average slope can be used to calculate an allowable density of thirty-two (32) units (1.6 units/acre X 20 acres = 32 units).

As an alternative to the Hillside Residential density calculation procedures contained in § 20.206.060.C.1 and 2, development proposals approved through a development agreement or specific plan (as provided for in state law) may have a greater density than that allowed by the slope density formula(s) provided that the proposal complies with all other criteria of the Hillside Residential (HR) zoning standards, including exceptions, and also provided that the maximum number of units does not exceed 2.25 times the highest number calculated under the slope density formulas.

U.S.G.S. blueline streams and potential habitat areas for endangered species;

Areas greater than thirty percent (30%) slope greater than one (1) acre as determined by § 20.206.050.E.;

Liquefiable soils, Alquist-Priolo Zones, and faulting; and

Large, mature native trees including but not limited to Coastal Live Oak, Sycamores, Willow, or Black Walnut.

Significant ridgelines are those ridgelines characterized by any combination of the criteria specified below.

The official Significant Ridgeline Map, contained as an exhibit herein and maintained on file as part of the city Geographic Information Systems database, identifies crests of significant ridgelines in the city for the purpose of this chapter and specifically, this section. The precise delineation of a ridgeline shall be determined at the time a development application is received based on official Significant Ridgeline Map and the criteria in subparagraph B.1. above.

No grading or improvements shall occur within one hundred (100) feet of a designated and delineated significant ridgeline area, as measured horizontally on a topographic map prior to any grading or improvements. A significant ridgeline area is determined by the Significant Ridgelines Map on file at the Community Development Department except as approved by a hillside development permit as in compliance with § 20.206.020. No portion of any structure shall be closer to a designated and delineated significant ridgeline area, as measured fifty (50) feet vertically from a cross section of the area.

No engineered slopes, housing construction, streets, utilities, excavation, or other permanent human-made features shall be permitted within any significant ridgeline area, as the same is determined by the Significant Ridgelines Map on file at Community Development Department. Exceptions may be granted as part of the hillside development permit process if findings are made that encroachment into a significant ridgeline area will be in compliance with the intent and purpose of this chapter and the specific criteria set forth herein and that conditions of approval applied via the hillside development permit will implement the provisions of this chapter.

Natural open space, which shall be defined as undeveloped areas retained in their naturally occurring condition with regard to landform, vegetation, and hydrologic features, and which may contain dirt trails for limited public access and enjoyment; and

Improved open space, which shall be defined as any area not occupied by structures that has been improved with landscaping, recreation amenities (i.e., golf courses, private lakes), and similar features that provide opportunities for active and passive recreation, and that provide landscape improvements that enhance the overall appearance and character of a development.

Improved open space shall be provided for attached residential development as set forth in § 20.206.180.H. and as otherwise required for this chapter, and shall be used to meet general landscaping, common open space, slope treatment, and parkway landscaping requirements.

Improved open space may be reserved for private use and maintained by a homeowners association, secured with documents reserving the land as open space in perpetuity.

The natural open space area will not be subdivided in the future;

The use of the natural open space will continue in perpetuity for the purpose specified;

Appropriate provisions will be made for the maintenance of the natural open space that clearly define future maintenance responsibilities; and

Natural open space shall not be turned into a commercial enterprise admitting the general public at a fee, unless otherwise authorized by policy or law.

The fee title owner or easement holder of an interest in the land that is dedicated for natural open space purposes shall be selected by the property owner, developer, or subdivider, subject to the approval by the Director of Community Development. The ownership may vest in, but not be limited to, the following:

The city may, in its reasonable discretion, require that the applicant establish a mechanism to fund the long-term maintenance of such natural open space, which may include a cash deposit, an assessment district, trust, or other appropriate funding mechanism.

Landform grading techniques such as varying slope height, rounding tops and toes of slopes, and incorporating variable gradients shall be used to ensure that manufactured slopes mimic natural hill forms. Landform grading shall be used for all post-disturbance conditions unless determined by the Director of Community Development and the City Engineer that landform grading is not feasible due to soil conditions, encroachment into sensitive biological resource areas, protection of watersheds or watercourses, or other similar considerations. Findings as part of the hillside development permit record as to why landform grading is not feasible.

Applying the landform grading techniques illustrated above create the appearance of natural hills.

Super slopes, as defined by this chapter, shall be used in areas of high on-site and off-site project visibility, as determined by the viewshed analysis required for the hillside development permit described in § 20.206.050, to allow for visual breaks between terraced rows of housing units and to provide areas where landscaping can be used to soften the appearance of hillside development. Super slopes shall integrate manufactured slopes with natural slopes to give the appearance of a continuous natural landform.

Re-created ridgelines shall be used to mask the view of dwelling units on a hillside from off-site locations, to preserve the appearance of a natural undeveloped hillside, and to preserve the appearance of open space.

Berming shall be used to screen utilitarian features such as, but not limited to, water tanks and detention basins.

All slopes which are visible from any public right-of-way shall be landform graded.

No grading shall take place on any slope that exceeds thirty percent (30%) over an area encompassing one (1) acre or more and has any minimum horizontal dimension of fifty (50) feet. The following slopes shall be exempt from this standard:

No excavation or other earth disturbance shall be permitted on any hillside area prior to the issuance of a grading permit, with the exception of drill holes and exploratory trenches for the collection of geologic and soil data. Such trenches shall be properly backfilled and erosion treatment shall be provided where such slopes exceed twenty percent (20%).

Graded or cut embankment adjacent to a publicly maintained right-of-way shall not exceed a slope ratio greater than two (2) feet horizontal to one (1) foot vertical.

The cutting of significant ridgelines is prohibited, except as set forth in the exceptions listed in §§ 20.206.080.C. or 20.206.100.B.6.

Graded slopes that are characterized by linear (in plan), planar slope surfaces with unvarying gradients and angular slope intersections are prohibited.

On any property for which a hillside development permit application has been submitted whereby the vertical distance between the lowermost elevation on the property and the uppermost elevation is sixty (60) feet or greater, at least forty (40) feet of vertical height shall be achieved for terraced manufactured slopes.

Such manufactured slopes shall be at most ten (10) feet shorter or at least ten (10) feet taller in height than the height of the structure built on the toe of the manufactured slope (see Figure 20.206.100.D.2.).

To avoid the appearance of stair-step development, top of slopes shall not be within ten (10) feet above or below a structure’s roofline.

Manufactured slopes shall complement the adjacent natural slopes in terms of hill form and slope height.

Berming shall be used to screen hillside development from distant views, as determined by the viewshed analysis required by the hillside development permit described in § 20.206.050.

Any berm three (3) feet or greater in vertical height shall be landform graded no steeper than three (3) to one (1).

All berms shall have varying slope gradients and rounded tops with a horizontal dimension half the vertical height of the berm.

Berms shall be applied to screen utilitarian features such as water tanks in a hillside project.

Landscaping materials used on berms shall conform to the landscaping guidelines for the Hillside Residential zone set forth in the city’s Landscaping Guidelines Manual.

Berms help screen hillside development and utilitarian features. From certain vantage points, the berm will completely hide development and other structures, providing a view of natural slope face.

Use of utilitarian retaining wall designs such as crib walls and geogrids shall be prohibited.

No retaining walls shall be permitted between residential lots as a means of creating additional useable pad area.

The minimum height shall be no less than fifteen (15) feet, with a maximum height of thirty (30) feet.

Such walls shall utilize a curvilinear slope pattern to mimic the appearance of natural hillside terrain.

Such walls shall be planted with landscape material suitable for the climate, wall exposure relative to the sun, and taking into consideration the landscape aesthetic effect to be achieved by the overall development. The color palette and materials selected for the retaining wall shall blend in with adjacent hillsides and landscape plant palette.

Loffelstein walls and similar living wall systems retain large amounts of earth while providing planting pockets for landscaping. Once landscaping matures, the wall will be masked and have a softer appearance than a hardscape wall surface.

Retaining walls shall be constructed at varying heights throughout a development.

The cumulative height of any retaining wall, other than a Loffelstein wall or similar living wall, built to retain a cut slope or fill slope shall not exceed six (6) feet in height. Cumulative height shall mean the combined height of any wall or series of walls required to retain a single slope.

A detention basin area with gentle slopes and lined with turf may be used as an entry feature. Detention basins shall not be eligible for open space, park credit, or any fee credit.

The maximum slope of a detention basin side slope shall be three (3) to one (1).

Bioswales shall be used to collect surface runoff before it crosses pavement areas and to reduce ponding and damage to walkways. Bioswales shall be graded to direct water away from paved areas into detention basins.

Bioswales planted with native rocks and vegetation shall be used to the maximum extent to serve as a hillside community’s drainage system.

Bioswales shall consist of primarily herbaceous plants whose stems and leaves retard water flow and help settle pollutants, and which, with the aid of the roots, decompose into the soil.

Detention basins can be landscaped with natural materials, presenting an infrastructure element that has a pleasant and natural appearance.

The purpose of establishing street design requirements is to ensure that the circulation system is a beneficial element in the hillside development setting and maintains, to the greatest extent possible, the natural characteristics of a hillside environment. Through these requirements, the city recognizes that the placement and alignment of the road system must be designed to exemplify the features present in the neighborhood and enhance the visual character of the hillside community, and that the alignment of collector and arterial roads along project edges separates the neighborhoods and residents from the effects of a highly used road, resulting in a more pleasant living environment, and allows opportunities for landscaping and panoramic views.

Further, with these requirements, the city recognizes that requiring parkways along every street allows opportunities for landscaping that helps maintain a more natural hillside environment, separates pedestrians from vehicular traffic, and softens a project’s visual impact as viewed from off site.

Street sections shall be designed in accordance with street standards and specifications adopted by the city and as revised from time to time. In addition to such adopted standards, the following street standards shall apply to development in the Hillside Residential zone.

Split-level streets. Where split level streets are used, the following standards shall apply.

Street grades shall not exceed the following except as may be modified by the Planning Commission in compliance with § 19.92.040. The maximum length of street runs at the maximum specified grade shall be subject to the review and approval of the Fire Chief and City Engineer, or their respective designees.

All public streets shall include a landscaped parkway between the edge of street paving and adjacent property lines. Such parkways shall be of a width required by the city's street design manual and shall include a sidewalk or other pedestrian way or trail as set forth in the street design manual or as otherwise may be required by the City Engineer and/or Director of Community Development through the hillside development permit review process.

Such required parkways shall be landscaped as set forth in § 20.206.160, including specifically § 20.206.160.E.

Such landscaped parkways shall be continuously maintained by a homeowners association, through a landscaping assessment district, or via a similar legal mechanism, as approved through the applicable hillside development permit. The city shall have the authority to require bonding or other similar surety to ensure that such landscaped parkways are fully established and maintained prior to the establishment of a homeowners association, landscaping assessment district, or similar legal mechanism.

For subdivisions consisting of production-style development, whereby dwelling units are constructed by a single developer utilizing a limited number of floor plans and building architectural styles, the architectural styles throughout the development shall be thematically consistent with one another. Varying floor plans, colors, materials, and building forms shall be utilized such that within a single development project, a minimum of nine (9) different elevations are available. However, where attached units are provided, a more unified architectural scheme is permitted.

For custom lot developments consisting of a subdivision of more than one (1) lot, the requirement for a design guideline manual, as set forth in § 20.206.050, shall apply.

For a development consisting of one (1) custom home on an existing lot, such homes shall comply with the requirements of § 20.206.190.

Architectural treatments on all exterior walls of any building shall be designed to avoid a monotonous or continuous facade of the exterior wall. Under no circumstance shall the front and rear facade of any building be in one (1) continuous vertical or horizontal plane. Architectural features and details shall be located on all exterior walls of the building, including the rear and sides of the building. Buildings shall utilize wall articulation (i.e., insets, pop-outs, etc.) and roof orientation as a means to prevent massing.

The apparent size of exterior wall surfaces visible from off the site shall be minimized through the use of single-story elements, building face set backs, overhangs, landscaping, and/or other means of horizontal and vertical articulation to create changing shadow lines and to break up massive forms.

Building facades shall be articulated and create visual interest.

Support structures (for example, columns, pilings, etc.) below the lowest floor on the downhill side of a house, if and where permitted as part of the hillside development permit review process, shall be enclosed unless visible structural members are an integral feature of the architectural design.

A support structure wall surface shall not exceed six (6) feet in height.

Support structures of minimal height can help ensure that structures closely follow the hillside terrain and therefore reduce its visual impact. Hillside adaptive structures can be designed and constructed to look like they are nestled into the hillside.

All fences and privacy walls adjacent to or visible from public roads or major public spaces shall be of decorative masonry or other approved materials which have a natural appearance (e.g. masonry walls, pre-fabricated modular concrete) and shall be a color that blends with the surrounding environment and complements the landscaping. The use of indigenous rock and colors or materials shall be preferred. The applicant shall present illustrations and descriptions of fencing and wall materials in the design guideline manual required by § 20.206.050.

Any fence or privacy wall adjacent to a public road or major public space shall be placed at the top of a slope.

All fences and privacy walls, whether or not visible from a public road or major public open space, shall be limited in height to seven (7) feet, as measured from the grade on which the bottom of the fence or wall is placed to the uppermost extent of such fence or wall.

Solid fences and walls in a required front yard area shall not exceed a height of thirty (30) inches.

Open work fences, whereby the fence is ninety percent (90%) open or more, shall not exceed a height of fifty-four (54) inches.

The provisions of § 20.08.060 regarding corner cut-off areas shall apply.

A minimum setback distance of twenty (20) feet shall be provided between any fence or privacy wall adjacent to a public right-of-way, with the distance measured from the fence or privacy wall to the face of curb.

A minimum twenty (20) feet setback ensures room for landscaping while being a buffer between street traffic and private yards.

All proposed new development shall require approval of a landscape and irrigation plan. Complete plans shall be submitted as part of the application process set forth in § 20.206.050. Such plans shall be subject to the review and approval of the Director of Community Development and the Fire Chief or designee.

All landscape and irrigation plans shall include all information required by the Community Development Department and shall be designed to ensure slope stability, fire safety, and design quality, as well as a tree removal and retention plan with the following information.

The Director of Community Development may waive the landscape and irrigation plan requirement for additions and remodeling where no or only minor alterations to the existing landscape or topography are proposed.

All landscaping shall be planted and maintained in compliance with approved plans.

The developer shall be responsible for ensuring that all landscaping installed consistent with approved landscaping and irrigation plans is properly and effectively established one (1) year from the date of city sign-off on said installation. The developer shall be responsible for taking corrective measures directed by the city to ensure same. The city shall be authorized to require bonding or other surety to achieve this requirement.

All portions of a site where existing vegetative cover is damaged or removed, or consists primarily of weeds (typically unwanted plants that grow aggressively and are damaging to native plants), and are not otherwise covered with new improvements, must be successfully re-vegetated with a substantial mix of native and/or drought tolerant grasses and ground covers. The density of the reestablished vegetation must be adequate to prevent soil erosion and invasion of weeds after one (1) growing season. Refer to the plant palette in this chapter for a list of noxious weeds and non-natives that are not allowed in the Brea Hillside Management Zone.

Utilitarian structures such as fuel tanks, water tanks or towers, similar storage facilities shall be installed underground. Those not installed underground shall be painted with earth tones found in the adjacent area or shall be entirely screened with appropriate landscaping that blends with the surrounding natural environment.

Plants with similar water requirements shall be grouped together in hydrozones. Refer to the plant palette in this chapter.

Prior to planting consideration of soil compaction shall be used to determine planting pit depths and drainage.

The Director of Community Development shall have the authority to require other improvements such as the removal of dead or diseased trees and the thinning of trees or other vegetation to encourage desirable growth.

For each existing native tree or shrub removed or damaged with a combined caliper equal to or greater than four (4) inches at four (4) feet above finish grade, a twenty-four (24)-inch box minimum replacement tree or shrub of the same genus and species shall be planted on the site. For trees equal to or in excess of an eight (8)-inch combined caliper, the replacement tree shall be a forty-eight (48)-inch box or larger of the same genus and species. Should a tree of the same genus and species not be available, the applicant shall submit reasonable proof of general unavailability in the region, and a list of no less than five (5) substitutes, one (1) of which shall be of the same genus, for approval by the Director of Community Development.

The Director of Community Development may approve a substitute or may require provisions, including but not limited to bonds or similar security, to assure the installation and maintenance of the specific genus desired.

In order to ensure that native vegetation, such as oak trees, survive the construction phase of hillside development, any grading activities must be appropriately setback from the vegetation. Tree protection standards are established to ensure that preserved trees survive the construction phase. The preservation of trees will benefit hillside communities by giving an established appearance to the community.

The following setbacks from the curb face, or line that would be the location of the curb face, to the property line shall be required from the following roadways:

Setbacks and slopes along edges between roadways and rear property lines shall be fully landscaped with materials consistent with all other common open space areas. The landscape material shall transition in height to provide low vegetation immediately adjacent to the right-of-way edge to taller trees on the slope.

Any manufactured slope that is part of a private lot and that abuts any public or private street or other right-of-way or open space use intended for public use and/or enjoyment shall be fully landscaped in accordance with the provisions of this chapter and shall be maintained by a homeowners association or other entity established as part of the tentative map approval process for the maintenance of common open space.

Landscaping along right-of-way edges shall exhibit a transition in height up or down the slope.

All landscape plans must use native and/or drought-tolerant plant materials appropriate for their location and soil type, as identified in standard agricultural suitability soils test. Preferred landscaping materials shall consist of native plants identified in the city’s landscape design manual.

All native vegetation outside the impact area shall be preserved and protected from damage during construction. Oak trees shall have a preservation zone of the dripline plus ten (10) feet surrounding the tree. Any project impact within this preservation zone shall be considered as damaging to the tree.

The area between a structure and wildfire hazard areas, as defined by the Fire Chief or designee, shall be planted and maintained as consistent with the provisions of paragraph J. The transition between manufactured areas and natural areas shall be established beyond residential structures so as to permit the development to meet applicable Fire Department brush clearance requirements.

Climactically suitable shrubs and trees shall be used as wind breaks as appropriate.

Significant landscaping, such as signature trees (i.e., large or unique trees), hedges, and flowering plants shall be used to provide focal points within a development. A landscape area with minimum dimensions shall be provided for said landscaping. This area shall require the following minimum dimension measured diagonally from face of curb, or the line that would be the location of the curb face:

A landscape area shall then be provided generally matching the depictions within Figure 20.206.106.H. Provisions for maintenance of said landscape areas shall be an integral component of project approval.

All cut and fill slopes shall be planted with native and/or drought-tolerant vegetation and irrigated with an automatic irrigation system to prevent erosion.

All cut or fill slopes exceeding five (5) feet in vertical height shall be planted with adequate plant material to protect the slope against erosion. Planting shall be in the ratio of at least one (1) shrub per sixteen (16) square feet of natural slope area and one (1) tree per four hundred (400) square feet of actual slope area, with ground cover to completely cover the slope within twelve (12) months from planting.

All shrubs shall be a minimum one (1) gallon size.

All trees shall be minimum fifteen (15) gallon size.

Slopes less than five (5) feet in vertical height shall be planted with ground cover anticipated to cover the slopes completely within twelve (12) months after planting.

Landscape coverage and stabilization of graded slopes shall be selected and designed to be compatible with surrounding natural vegetation. A city-approved irrigation system shall be utilized for plant establishment. A minimum three (3) feet flat area from top or toe of slope of twenty (20) feet or greater shall be maintained to face of wall on common area maintenance slopes.

Random patterns or uniform coverage that is contrary to or reasonably detracts from the surrounding natural environment shall be avoided.

Shrubs on manufactured slopes shall be heavily concentrated along the drainage flow of swales.

Lawns and sod shall not be installed on slopes greater than four (4) to one (1). Low-maintenance bunch grasses can be used on slopes steeper than three (3) to one (1).

Irrigation shall be designed to conserve water and to protect existing native vegetation.

Drip irrigation or similar water-efficient systems shall be required in appropriate areas to reduce overspray and runoff.

Irrigation needs shall be reduced by careful control of drainage pattern on a slope and selection of appropriate plant material.

Technological irrigation equipment, such as humidity sensors, that control irrigation settings and run times due to season weather changes shall be used.

A permanent fuel modification area and fire prevention plan shall be required, subject to the determination of the Fire Chief, around development projects, or portions thereof, that are adjacent or exposed to hazardous fire areas for the purpose of fire protection. The recommended width of the fuel modification area shall be based on applicable building and fire codes and the recommendations of the Fire Chief, with consideration given to:

Adequate provisions shall be made for the continual maintenance of such areas, and the Fire Chief may require brush, vegetation, or debris to be removed and cleared consistent with the provisions of Chapter 15.216.

In the front yard area, the paving or other covering with impervious surfaces shall be limited to thirty percent (30%) of said yard area, exclusive of any paving required to provide direct vehicular access to a garage.

No more than fifty percent (50%) of the rear yard area shall be covered with impervious surfaces with the exception of swimming pools and spas as measured eighteen (18) inches outside the water’s edge.

Landscaping shall be designed to screen the view of downslope building elevations. The landscape plan for individual residential dwellings shall specifically consider the downslope elevation and demonstrate that portions of elevations below the bottommost floor are screened from view. Downslope elevations visible from any adjacent property or public right-of-way shall be landscaped with a selection of shrubs and trees that screen the downslope portion from view to the satisfaction of the Director of Community Services.

Visual screening and privacy within side and rear yards shall be provided. Front yards and building entrances shall be designed to remain mostly visible for security purposes.

A minimum of two (2) trees shall be installed and maintained in each rear yard.

One (1) additional tree shall be installed along the side yard adjacent to the street on corner lots with uphill visibility from roads.

Tree sizes shall be a minimum of twenty (24)-inch box for rear yards with fifteen (15) feet depths or less and thirty-six (36)-inch box for rear yards that are greater than fifteen (15) feet deep.

Minimum distance between tree trunk and adjacent wall is five (5) feet.

Soil compaction and drainage shall be considered when determining planting pit depths.

On-lot tree programs are beneficial to homeowners and the community in general by providing landscaping while preserving views.

Height measurement. The maximum allowable building height shall be measured as the vertical distance from the existing or planned grade of the pad at the point of the building foundation to the mid-point of the roof. For split-level construction, each building component shall be measured from the site pad area on which that component is located.

General height limit. No structure shall exceed a height of thirty-five (35) feet.

Height of lowest floor level. The vertical distance between the lowest point where the foundation meets grade and the lowest floor line of the structure shall not exceed six (6) feet.

Building to building. The minimum setback between structures shall be no less than twenty (20) feet.

Building to street or parking area. The minimum building setback to street or parking area shall be no less than twenty (20) feet, measured from face of curb.

Building to privacy wall or exclusive use area. The minimum building setback to privacy wall or exclusive use area shall be no less than twenty (20) feet.

Height measurement. The maximum allowable building height shall be measured as in compliance of § 20.206.170.F.1.

General height limit. No structure or group of structures shall exceed a height of forty-five (45) feet.

Height of lowest floor level. The vertical distance between the lowest point where the foundation meets grade and the lowest floor line of the structure shall not exceed six (6) feet.

As specified in § 20.206.024, an individual dwelling unit on an existing legal lot shall be subject to an administrative hillside development permit.

Proposed subdivisions of land planned for custom home sites shall be subject to a hillside development permit.

Roadways, driveways, and individual building pads shall be designed to conform to the natural hillside contours, blending into the environment rather than forcing building sites and infrastructure upon the land. An emphasis shall be placed on limiting grading to individual flat graded pad areas for residential building sites and any roads accessing the residential building sites, ensuring a minimal cut and fill situation.

Any areas that require grading shall incorporate landform grading techniques to further encourage the natural appearance of custom pads.

For any standard not specifically indicated in this section as applying to custom lot development, the general standards applicable to all development in the Hillside Residential zone shall apply.

Individual houses on custom lots shall be visually compatible with the surrounding area, with architecture that complements the adjacent natural environment and any adjoining residential structures and/or neighborhoods.

The following standards shall be required in the construction of subterranean garages:

Carports shall not be allowed.

Attached dwelling units shall not be permitted within a custom home subdivision.

Unless otherwise specified in this section, the landform grading practices set forth in § 20.206.100 shall apply.

Retaining walls shall not be visible from any public rights-of-way.

The minimum pad size shall be no less than ten thousand (10,000) square feet.

Maximum building height, as measured from finished grade to top of building, shall be as follows:

Setbacks shall be provided as set forth in Table 20.206.170.C.

No fence or wall shall exceed a height of seven (7) feet, and all fences and walls shall comply with the regulations set forth in § 20.206.150.G.

Walls and opaque fencing shall be permitted only on the flat pad of a custom lot.

The minimum landscape setback of twenty (20) feet shall be provided between developed pad and natural vegetation.

The maximum step in foundation wall shall be no higher than ten (10) feet to account for homes built in a hillside setting.

Where no standard is specifically indicated in this section, the development standards set forth in § 20.206.170 shall apply.

Up to six (6) dogs and/or cats. Animals that are less than our (4) months of age shall not be counted.

Other household pets which are neither farm animals, exotic nor wild animals, such as domestic mice and rats, hamsters, guinea pigs, turtles, tropical fish, canaries, birds of the psittacine family, and other similar animals commonly sold in pet stores and kept as household pets, may also be kept, so long as animals are not maintained for commercial purposes, do not constitute a nuisance, are adequately provided with food, care and sanitary facilities, and do not exceed a total of six (6) animals (fish being exempt). Their offspring shall not be counted until four (4) months from birth.

Any animal not specifically classified within this section shall be classified by the Community Development Director as necessary, based upon a determination as to the probable negative impact of the health, safety or general welfare upon the community.

Each lot shall have a minimum area of seven thousand two hundred (7,200) square feet.

In Planned Unit and Cluster Development, the size of the lots may vary, provided the overall density provisions of the zone are maintained within the project and all other requirements of this title are complied with.

Width. Each lot shall have a minimum width of sixty (60) feet, except as follows:

Depth. Each lot shall have a minimum depth of one hundred (100) feet.

In Planned Unit and Cluster Development the lot width and depth may be modified to conform to the buildings and structures proposed, provided said dimensions permit conformity with all other provisions of this section.

Buildings and structures shall have a height no greater than thirty-five (35) feet, except any detached accessory structures, including but not limited to, patios, pool houses, and garages shall have a height no greater than eighteen (18) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, flagpoles, chimneys, domestic radio and television masts, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Front yard.

Side yards.

Rear yards.

Location of accessory buildings in required yards.

Projections into required yards. The provisions of § 20.08.020 of this title shall apply.

Garage and carport side street setback. Notwithstanding other requirements herein, a garage with a vehicle entrance facing a side street shall set back not less than twenty-three (23) feet from the street side property line. A carport with a vehicle entrance facing a side street and not screened from public view from any point on the public right-of-way line which abuts the property upon which said carport is located shall be prohibited.

Each lot shall contain a usable area of not less than one thousand (1,000) square feet for outdoor living. The minimum dimension shall be not less than fifteen (15) feet. Where contiguous to a side or rear yard, such yards may be included as part of the minimum. Slopes with a grade in excess of ten percent (10%) may not be included as satisfying this requirement.

The provisions of § 20.08.030 of this title shall apply.

Fences and walls and hedges shall not exceed seven (7) feet above the finished grade immediately adjacent to the base of the fence with the following exceptions:

For the purposes of this subsection, finished grade is defined as the elevation of the ground that would exist at the time of wall/fence construction. If the existing grade is modified to create a new finished grade, the finished grade shall be determined by calculating the midpoint of the highest existing grade and the highest finished grade.

All lots shall have vehicular access from a dedicated street or alley.

Driveway access to garages or carports shall be of permanent construction material, concrete or asphalt or other material approved by the City Engineer.

Up to six (6) dogs and/or cats. Animals that are less than our (4) months of age shall not be counted.

Other household pets which are neither farm animals, exotic nor wild animals, such as domestic mice and rats, hamsters, guinea pigs, turtles, tropical fish, canaries, birds of the psittacine family, and other similar animals commonly sold in pet stores and kept as household pets, may also be kept, so long as animals are not maintained for commercial purposes, do not constitute a nuisance, are adequately provided with food, care and sanitary facilities, and do not exceed a total of six (6) animals (fish being exempt). Their offspring shall not be counted until four (4) months from birth.

Any animal not specifically classified within this section shall be classified by the Community Development Director as necessary, based upon a determination as to the probable negative impact of the health, safety or general welfare upon the community.

Each lot shall have a minimum area of five thousand (5,000) square feet.

In a Residential Planned Unit Development, the size of the lots may vary, provided the overall density provisions of the zone are maintained within the project and all other requirements of this section are complied with.

Width.

Depth. Each lot shall have a minimum depth of ninety (90) feet.

In a Residential Planned Unit Development the lot width and depth may be modified to conform to the buildings and structures proposed, provided said dimensions permit conformity with all other provisions of this section.

Buildings and structures shall have a height no greater than thirty-five (35) feet, except any detached accessory structures, including but not limited to, patios, pool houses, and garages shall have a height no greater than eighteen (18) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, sky-lights, flagpoles, chimneys, domestic radio and television masts, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Front yard.

Side yards.

Rear yard.

Location of accessory buildings in required yards.

Projections into required yards. Except as provided herein, the provisions of § 20.08.020 of this title shall apply.

Garage and carport side street setback. Notwithstanding other requirements herein, a garage with a vehicle entrance facing a side street shall set back not less than twenty-three (23) feet from the street side property line. A carport with a vehicle entrance facing a side street and not screened from public view from any point on the public right-of-way line which abuts the property upon which said carport is located shall be prohibited.

Fences and walls and hedges shall not exceed seven (7) feet above the finished grade immediately adjacent to the base of the fence with the following exceptions:

All lots shall have a vehicular access from a dedicated street or alley.

Driveway access to garages or carports shall be of permanent construction material, concrete or asphalt or other material approved by the City Engineer.

Up to six (6) dogs and/or cats. Animals that are less than our (4) months of age shall not be counted.

Other household pets which are neither farm animals, exotic nor wild animals, such as domestic mice and rats, hamsters, guinea pigs, turtles, tropical fish, canaries, birds of the psittacine family, and other similar animals commonly sold in pet stores and kept as household pets, may also be kept, so long as animals are not maintained for commercial purposes, do not constitute a nuisance, are adequately provided with food, care and sanitary facilities, and do not exceed a total of six (6) animals (fish being exempt). Their offspring shall not be counted until four (4) months from birth.

Any animal not specifically classified within this section shall be classified by the Community Development Director as necessary, based upon a determination as to the probable negative impact of the health, safety or general welfare upon the community.

Each lot shall have a minimum area of nine thousand (9,000) square feet; except that a lot approved for single-family residential use, only, either by subdivision or lot split, may have a minimum area of four thousand five hundred (4,500) square feet.

In Planned Unit and Cluster Development, the size of the lots may vary, provided the overall density provisions of the zone are maintained within the project and all other requirements of this section are complied with.

Width.

Depth. Each lot shall have a minimum depth of one hundred thirty-five (135) feet; except that a lot approved for single-family residential use only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum depth of ninety (90) feet.

In Planned Unit and Cluster Development the lot width and depth may be modified to conform to the buildings and structures proposed, provided said dimensions permit conformity with all other provisions of this section.

Buildings and structures shall have a height no greater than thirty-five (35) feet, except any detached accessory structures, including but not limited to, patios, pool houses, and garages shall have a height no greater than eighteen (18) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, flagpoles, chimneys, domestic radio and television masts, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Front yard.

Side yards.

Rear yards.

Location of accessory buildings in required yards.

Projections into required yards. Except as provided herein, the provisions of § 20.08.020 of this title shall apply.

Garage and carport side street setback. Notwithstanding other requirements herein, a garage with a vehicle entrance facing a side street shall set back not less than twenty-three (23) feet from the street side property line. A carport with a vehicle entrance facing a side street and not screened from public view from any point on the public right-of-way line which abuts the property upon which said carport is located shall be prohibited.

Each lot shall contain outdoor living space of not less than five hundred (500) square feet for each dwelling unit.

The provisions of § 20.08.030 of this title shall apply.

Solid fences, walls, and hedges in a required front yard or within ten (10) feet of the property line along the street side of a reversed corner lot shall not exceed a height of thirty-six (36) inches.

Open work fences (not less than ninety percent (90%) open) in a required front yard or within ten (10) feet of the property line along the street side of a reversed corner lot shall not exceed a height of four and one-half (4½) feet.

Fences and walls shall be located a minimum of six (6) inches from any property line which is adjacent to a public right-of-way.

The provisions of § 20.08.060 of this title pertaining to corner cut-off areas shall apply.

Property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris, and maintained.

For the purposes of this subsection, finished grade is defined as the elevation of the ground that would exist at the time of wall/fence construction. If the existing grade is modified to create a new finished grade, the finished grade shall be determined by calculating the midpoint of the highest existing grade and the highest finished grade.

Distance between buildings across a court. The minimum distance between opposing buildings or portions of buildings which create a court shall be not less than 20 feet plus a distance equal to one-half the combined heights of such walls.

Distance between main buildings which do not form a court.

All lots shall have a vehicular access from a dedicated street or alley.

Driveway access to garages or carports shall be of permanent construction material, concrete or asphalt or other material approved by the City Engineer.

Up to six (6) dogs and/or cats. Animals that are less than our (4) months of age shall not be counted.

Other household pets which are neither farm animals, exotic nor wild animals, such as domestic mice and rats, hamsters, guinea pigs, turtles, tropical fish, canaries, birds of the psittacine family, and other similar animals commonly sold in pet stores and kept as household pets, may also be kept, so long as animals are not maintained for commercial purposes, do not constitute a nuisance, are adequately provided with food, care and sanitary facilities, and do not exceed a total of six (6) animals (fish being exempt). Their offspring shall not be counted until four (4) months from birth.

Any animal not specifically classified within this section shall be classified by the Community Development Director as necessary, based upon a determination as to the probable negative impact of the health, safety or general welfare upon the community.

Area. The minimum lot area shall be ten thousand (10,000) square feet in an R-3 Zone.

Width. The minimum average lot width shall be seventy-five (75) feet on an interior lot and eighty-five (85) feet on a corner lot in an R-3 Zone.

Depth. The minimum average lot depth shall be one hundred twenty (120) feet in an R-3 Zone.

Except as provided herein, buildings and structures in the R-3 Zone shall have maximum heights as follows:

The following structures may be permitted above the maximum height limits required herein:

No structure shall be permitted above the height limits for the purpose of providing additional living area or floor space.

Front yard.

Side yards.

Rear yard.

Projections into required yards. Except as provided herein, the provisions of § 20.08.020 of this title shall apply to projections into the required front, side, and rear yards.

Each in the R-3 Zone shall contain not less than two hundred (200) square feet of outdoor living area for each dwelling unit located thereon.

Outdoor living area shall be subject to the provisions of § 20.08.030 of this title.

Solid fences, walls, and hedges in a required front yard or within ten (10) feet of the property line along the street side of a reversed corner lot shall not exceed a height of thirty-six (36) inches.

Open work fences (not less than ninety percent (90%) open) in a required front yard or within ten (10) feet of the property line along the street side of a reversed corner lot shall not exceed a height of four and one-half (4½) feet.

Fences and walls shall be located a minimum of six (6) inches from any property line which is adjacent to a public right-of-way.

The provisions of § 20.08.060 of this title pertaining to corner cut-off areas shall apply.

For the purposes of this subsection, finished grade is defined as the elevation of the ground that would exist at the time of wall/fence construction. If the existing grade is modified to create a new finished grade, the finished grade shall be determined by calculating the midpoint of the highest existing grade and the highest finished grade.

One-half (½) the combined height of the walls of buildings or structures which do not form a court, or fifteen (15) feet, whichever is greater.

One-half (½) the combined height of the walls of buildings or structures which form a court plus fifteen (15) feet.

In no instance shall the eaves between buildings be closer than ten (10) feet.

Studio Unit: Four hundred fifty (450) square feet.

One (1) Bedroom Unit: Six hundred fifty (650) square feet.

Two (2) or more - Bedroom Unit: Eight hundred (800) square feet.

Buildings and structures erected in the C-P Zone shall have a height no greater than thirty (30) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Front yards and side yards on the street side of a corner or reversed corner lot shall not be less than fifteen (15) feet and shall not be used for off-street parking. If the required yard is across a local street from any residential zone, a wall not less than thirty (30) inches nor more than six (6) feet in height shall be erected on the building (setback) line where there is no building on such line and where parking is provided to the rear of such line.

Where the C-P Zone abuts any residential zone, there shall be a yard abutting the zone boundary of not less than ten (10) feet plus an additional one (1) foot of setback shall be required for each additional one (1) foot of building height in excess of ten (10) feet. Such required yard may be used for parking, loading and access. A solid wall not less than six (6) feet nor more than seven (7) feet in height shall be erected on the zone boundary line, to within fifteen (15) feet of any street property line.

Required walls.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any required side or rear yard area or along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

Landscaping. The provisions of § 20.236.040.M. of C-G Zone shall apply.

Property maintenance. The provisions of § 20.236.040.M. of C-G Zone shall apply.

All loading spaces shall be located behind either masonry walls not less than six (6) feet in height, or buildings so that they will not be visible from any abutting street.

The provisions of § 20.08.040 of this title shall apply.

Minimum area. The site shall not be less than three (3) acres.

Maximum area. The site for any shopping center shall not exceed eight (8) acres.

Buildings and structures erected in the C-N Zone shall have a height no greater than thirty (30) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Front yards and side yards on the street side of a corner and reversed corner lot shall not be less than fifteen (15) feet and shall not be used for off-street parking. A wall not less than thirty (30) inches nor more than six (6) feet in height shall be erected on the building (setback) line, where there is no building on such line and where parking and loading is provided to the rear of such line.

Buildings and structures shall be located not less than forty (40) feet from any property line adjacent to any residential zone. The intervening space may be used for parking, loading and access. A solid wall not less than six (6) feet nor more than seven (7) feet in height shall be erected on the zone boundary line to within fifteen (15) feet of any street lot line.

Required walls.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any required side or rear yard area or along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

Landscaping. The provisions of § 20.236.040.M. of C-G Zone shall apply.

Property maintenance. The provisions of § 20.236.040.M. of C-G Zone shall apply.

Minimum area. Any area to which this zoning is applied shall not be less than ten (10) acres.

Buildings and structures erected in the C-C Zone shall have a height no greater than seventy-five (75) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

All yards and setbacks shall be subject to review and approval by the Planning Commission at the time of site plan review pursuant to § 20.408.040 of this title. In no instance, however, shall any building, main or accessory, be located within one hundred (100) feet of any property line which abuts any residential zone.

The Planning Commission may require, through the site plan review procedure, permanent masonry walls and landscaping which is deemed necessary to protect adjacent residential zones and/or to improve the visual quality of the commercial complex as viewed from any abutting street.

Required walls.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any required side or rear yard area or along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

Landscaping. The provisions of § 20.236.040.M. of C-G Zone shall apply.

Property maintenance. The provisions of § 20.236.040.M. of C-G Zone shall apply.

Buildings and structures erected in the C-G Zone shall have a height no greater than thirty-five (35) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space. All such structures six (6) feet above the maximum height shall be subject to staff review.

Front setback. Buildings and structures shall be located not less than ten (10) feet from the property line abutting a street.

Side and rear setbacks. Buildings and structures shall be located no less than forty (40) feet from any common property line adjacent to any residential zone. The intervening space may be used for parking, loading and access. A solid wall not less than six (6) feet nor more than seven (7) feet in height shall be erected on the zone boundary line, to within fifteen (15) feet of any street lot line.

Required walls.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any side or rear yard area or along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

The provisions of this section shall not apply to a fence or wall height as required by any law or regulation of the state or agency thereof.

The maximum building site coverage shall be fifty percent (50%) of the net area of the site.

All developments shall be subject to the floor area ratio established under the city's General Plan for the General Plan land use designation applicable for the site.

All storage areas/and refuse collection areas shall be screened from public view by a concrete block or masonry wall or in such a manner so that it is not visible from adjacent property and abutting public right-of-ways.

All noise producing equipment shall be so housed and located in such a manner that sound does not create a nuisance beyond any common property line abutting a residential zone and shall be screened in such a manner so that it is not visible from adjacent property and abutting public right-of-ways.

Outdoor storage shall include all company-owned and -operated motor vehicles, except for passenger vehicles.

Storage or refuse collection shall not be permitted within setback areas.

General.

Boundary areas. (See the diagram in the Appendix following this title.)[1]

Driveway and parking area.

Undeveloped areas.

Landscaping maintenance.

Property maintenance. Property owners shall maintain all structures, including buildings, paved areas, accessory buildings and signs in the manner required to protect the health and safety of the user, occupants and the general public. The property shall be deemed substandard when it displays evidences of a substantial number of dilapidated conditions including, but not limited to the following:

All structures shall be maintained in a neat and orderly manner.

All permitted signs shall be maintained in a neat and orderly manner.

Buildings and structures erected in the C-M (Commercial/Industrial) Zone shall have a height no greater than thirty-five (35) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, wireless television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space, except as provided for in paragraph B.1. above.

Required walls.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any side or rear yard area along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

Lot area coverage by buildings or structures shall not exceed fifty percent (50%) of the total lot area.

All developments shall be subject to the floor area ratio established under the city's General Plan for the General Plan land use designation applicable for the site.

Outdoor storage and activities associated with permitted uses shall be entirely enclosed by building walls or by a solid masonry wall located so as to effectively screen such storage or activities. Said wall cannot be constructed frontward of the front setback line and shall not be less than seven (7) feet in height, along all other property lines. Proposed outdoor storage or activity areas shall be enclosed by a seven (7) foot wall or by screen landscaping not less than eight (8) feet in height plus a fence of chain link, or other similar material, not less than six (6) feet in height to screen stock piles from external boundaries of property. Items shall not be stacked or stored higher than six (6) feet.

The storage of combustible materials shall be not less than twenty (20) feet from any interior lot line.

No material or wastes shall be deposited upon a subject lot in such form or manner that they may be transferred off the lot by natural causes or forces.

Wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible by or otherwise be attractive to rodents or insects shall be stored only in closed containers in required enclosures.

The sheet metal comprises twenty-five percent (25%) or less of the exterior wall area of said building or structure which is adjacent, parallel to and/or visible from a publicly-dedicated street; and

The sheet metal consists of panels with baked enamel or similar finish; and

Said building is screened from the public view with walls, fencing, and landscaping or other structures.

Minimum lot area - One (1) acre except public utility uses which may have a minimum area of twenty thousand (20,000) square feet.

Minimum width. A lot shall not be less than two hundred (200) feet in width.

Buildings and structures erected in the C-RC Zone shall have a height no greater than thirty-five (35) feet.

Structures permitted above height limits. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, wireless and televisions masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Front yard. A minimum thirty-five (35) foot yard shall be required. Said yard shall be kept and maintained free and clear of all buildings and structures, trailers, mobile homes, boats, off-street parking or storage of materials. The front fifteen (15) feet shall be landscaped.

Side yard on a corner lot. A minimum fifteen (15) foot landscaped yard shall be required along the street side of a corner lot.

Side and rear yards. A minimum one hundred (100) foot yard area shall be required along any side or rear property line adjacent to any residential zone.

Required walls. The Commission may require a six (6) foot masonry wall along any property line which abuts any residential zone as a condition of the plan review where such wall is deemed necessary and practical to protect these abutting areas.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any side or rear yard area or along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

Width. Each lot shall have a minimum width of one hundred (100) feet.

Depth. Each lot shall have a minimum depth of one hundred fifty (150) feet.

Buildings and structures erected in the M-P Zone shall have a height no greater than sixty (60) feet.

Structures permitted above height limits. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings, and fire or parapet walls, skylights, towers, steeples, smoke stacks, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Where the M-P Zone fronts, sides, or rears on any arterial street, or a local street which is a boundary with residential zone, there shall be a yard abutting said arterial or local street of not less than fifty (50) feet. The twenty (20) feet nearest the street shall be landscaped and maintained. The remainder may be used for parking.

Where the M-P Zone fronts, sides, or rears on a local street which is not a boundary with a residential zone, there shall be a yard abutting said street of not less than twenty (20) feet. The ten (10) feet nearest the street shall be landscaped and maintained. The remainder may be used for parking.

Where the M-P abuts the residential zone, there shall be a yard of not less than one hundred (100) feet. Said yard may be used for parking. A solid masonry wall not less than seven (7) feet in height shall be installed along the property line abutting the residential zone.

Where the M-P Zone sides or rears on an alley which is a boundary with a residential zone, there shall be a yard of not less than one hundred (100) feet. Said yard may be used for parking. A solid masonry wall seven (7) feet in height shall be installed along the property line.

Lot area coverage by buildings or structures shall not exceed fifty percent (50%) of the total lot area.

All developments shall be subject to the floor area ratio established under the city's General Plan for the General Plan land use designation applicable for the site.

Outdoor storage and activities associated with permitted uses shall be entirely enclosed by building walls or by a solid masonry wall on front setback line. Said wall to be not less than seven (7) feet in height. On all other property lines said uses shall be enclosed by a seven (7) foot wall or by screen landscaping not less than eight (8) feet in height plus a fence not less than six (6) feet in height, of chain link, or other similar material to screen stock piles from external boundaries of property. Items shall not be stacked or stored higher than six (6) feet.

The storage of combustible materials shall not be less than twenty (20) feet from any interior lot line, and a roadway shall be provided, graded, surfaced, and maintained from the street to the rear of the property to permit free access of fire trucks at any time.

No materials or wastes shall be deposited upon a subject lot in such form or manner that they may be transferred off the lot by natural causes or forces. All waste materials shall be stored in an enclosed area and shall be accessible to service vehicles.

Wastes which might cause fumes or dust which constitute a fire hazard or which may be edible by or otherwise be attractive to rodents or insects shall be stored only in closed containers in required enclosures.

The sheet metal comprises twenty-five percent (25%) or less of the exterior wall area of said building or structure; or

The sheet metal consists of panels with baked enamel or similar finish; or

Said building or structure is concealed from view from the public street by walls, fences, landscaping, or other buildings or structures.

Width. Each lot shall have a minimum width of sixty (60) feet, except that were adjacent to a residential zone, school or park, the width shall be not less than one hundred sixty (160) feet.

Depth. Each lot shall have a minimum depth of one hundred (100) feet, except where adjacent to a residential zone, school or park, in which case the minimum depth shall be two hundred (200) feet.

Buildings and structures erected in the M-1 Zone shall have a height no greater than sixty (60) feet.

Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, towers, steeples, smoke stacks, flagpoles, chimneys, wireless and television masts, water tanks, or similar structures may be erected above the maximum height permitted in each zone. No structure shall be allowed for purposes of providing additional floor space.

Where the M-1 Zone fronts, sides, or rears on any arterial street, or a local street which is a boundary with a residential zone, there shall be a yard abutting such arterial street or local street of not less than fifty (50) feet. The twenty (20) feet nearest the street shall be landscaped and maintained. The remainder may be used for parking.

Where the M-1 Zone fronts, sides or rears on a local street which is not a boundary with a residential zone, there shall be a yard of not less than ten (10) feet abutting such street.

No side or rear yards required except where adjoining a residential zone, the side and rear yard(s) shall be a minimum of one hundred (100) feet. Such yards may be used for parking, loading, and accessways. A solid masonry wall not less than seven (7) feet in height shall be installed along the property line abutting the residential zone.

In all front yards, the equivalent of one (1) tree per thirty (30) lineal feet of front property line shall be provided; in all rear and side yards, visible from adjacent streets or residential neighborhoods, one (1) tree for each thirty (30) lineal feet of combined rear and side interior property lines shall be planted in either a lineal or grouped manner. In addition, a five (5) foot, net (clear of curb), interior property line landscaped strip shall be provided. This landscaping shall be continuous along all interior property lines. Landscaping shall be held back from the property line or intersection with driveways or streets so as not to hinder traffic visibility.

All yards between the public street curbing and the property line are to be landscaped and maintained with active ground cover, such as green grass, dichondra, ivy, shrubs and/or trees.

All unpaved or undeveloped areas of a site for which a development application has not been submitted, shall be planted with a ground cover and/or shrub material as a condition of project approval. Undeveloped areas which are proposed for future expansion shall be kept in a weed free condition.

Required walls.

Permitted fences and walls. Fences and walls not to exceed seven (7) feet in height shall be permitted within any side or rear yard area or along any common property line with the following exceptions:

Height of walls and fences. The height of walls and fences shall be measured from finished grade immediately adjacent to the base of the wall.

The provisions of this section shall not apply to a fence or wall height as required by any law or regulation of the state or agency thereof.

Landscaping required.

Landscaping maintenance.

Property maintenance. Property owners shall maintain all structures, including buildings, paved areas, accessory buildings and signs in the manner required to protect the health and safety of users, occupants, and the general public. The property shall be deemed substandard when it displays evidences of a substantial number of dilapidated conditions including, but not limited to the following:

Lot area coverage by buildings or structures shall not exceed fifty percent (50%) of the total lot area.

Floor area ratio. All developments shall be subject to the floor area ratio established under the city's General Plan for the General Plan land use designation applicable for the site.

Permitted signs.

Parking lot lighting fixtures are to have an overall maximum height that is consistent with the height of the buildings themselves. Walkway lighting fixtures are to have an overall maximum height of fourteen (14) feet.

Cut-off exterior light fixtures and their location shall be submitted on a plan for review.

Security lighting fixtures are not to project above the fascia or parapet of the building and are to be shielded or recessed in the building walls to provide cut-off at the property line.

Outdoor storage and activities associated with permitted uses shall be entirely enclosed by building walls or by a solid masonry wall not less than seven (7) feet in height located at the front setback line. On all other property lines such uses shall be enclosed by buildings, solid masonry walls, vine covered chain-link fences, or uniformly compact evergreen hedges, continuously maintained and not less than seven (7) feet in height. Items stored within one hundred (100) feet of a dedicated street or residential zone shall not be stacked higher than six (6) feet. Screen landscaping, fences and walls to enclose storage areas between adjoining industrial side and/or rear property lines may be deleted by mutual agreement of the property owners involved.

The storage of combustible materials shall be not less than twenty (20) feet from any interior lot line, and a roadway shall be provided, graded, surfaced, and maintained from the street to the rear of the property to permit free access of fire trucks at any time.

All exterior electrical cage enclosures and storage tanks are to be screened from view from access or adjacent streets and residential neighborhoods, by a fence, wall, or mature landscape materials.

Trash storage method and location.

The sheet metal comprises twenty-five percent (25%) or less of the exterior wall area of such building or structures; or

The sheet metal consists of panels with baked enamel or similar finish; or

Such building or structure is concealed from view from the public street by walls, fences, landscaping, or other buildings or structures.

All roof mounted mechanical equipment and/or duct work, which projects vertically more than one and one-half (1½) feet above the roof or roof parapet and is visible from an adjoining street is to be screened by an enclosure which is detailed consistently with the building.

All roof mounted mechanical equipment and/or ductwork, which projects one and one-half (1½) feet or more above the roof or roof parapet is to be painted in its entirety consistent with the color scheme of the building in all cases.

No mechanical equipment except for emergency equipment is to be exposed on the wall surface of a building.

Plans for cyclone blowers, bag houses, tanks, etc., shall be reviewed at the time of preliminary plan check to determine design integration with buildings and adjacent area. Furthermore, they shall be painted to match the surface to which attached.

Incinerator vents are to be located on the rear or "hidden" side of the building whenever possible.