Property Line Designation

Future Right-of-Way Lines

If any future right-of-way line has been established by a plan adopted by the City Council, this line shall be considered to be the front or street side property line for purposes of determining setbacks.

Setback From Railroad Line or Freeway for Residential Structures

No main building with a residential occupancy shall be located within 50 feet of the right-of-way of any railroad line or freeway unless the Director of Community Development determines that the residential use will be adequately protected from noise, dirt, and an adverse view by a landscape berm or screening, solid fencing, or another barrier of a similar nature. The property owner shall be responsible for maintaining such barrier, unless the barrier was provided and is maintained by the railroad or State of California Department of Transportation.

Architectural Features

Cornices, eaves, belt courses, cantilevered bay windows, fireplace masonry, and similar architectural features that do not increase interior floor area of a structure may project and/or encroach into the required setback area no more than four inches for each one foot of the required setback. Such architectural features shall encroach a total of no more than two feet into the required setback, except cornices and eaves with no vertical supports or members within the setback.

Minor Structures and Equipment

Trash enclosures, dog houses and other minor structures with less than 120 square feet of floor area, or air conditioners, pool filters and other equipment may be located within any interior side or rear setback area, but not within any front or street-side setback area. Such minor structures shall be screened from view from adjacent properties and no part of such minor structure or equipment shall exceed eight feet in vertical height. All mechanical equipment shall meet the noise limitations of Chapter 16.154.

Accessory Buildings or Structures Exceeding Eight Feet in Height or 120 Square Feet in Area

In residential districts, an accessory building or structure exceeding eight feet in height or 120 square feet in area may be permitted to be located within a required interior side or interior rear setback subject to the issuance of a special use and development permit pursuant to Chapter 16.306, and the following requirements:

Athletic Apparatus and Children's Play Equipment in Residential Districts

Pools

Pools no more than three feet above grade may be located within interior or rear side setback areas provided pools are no less than five feet from any property line.

Fences and Landscape Architectural Features

Fences and landscape architectural features may be located within required setbacks subject to the provisions of Chapter 16.133.

Flags

Flags may be permitted within required front and street side setbacks, provided they are erected and maintained in accordance with the regulations of Title 18.

Signs

Freestanding signs may be permitted within required front and street side setbacks, provided they are erected and maintained in accordance with the sign regulations of Title 18.

Building Additions to Nonconforming Structures

First floor additions to legal nonconforming buildings in the RS, HC, RR, and AV Districts, with setbacks less than currently required, may be constructed with same setbacks as those established by the existing building, or five foot setbacks, whichever is greater. All second floor additions shall meet current required setbacks.

Neighborhoods With Nonconforming Front Setbacks

For in-fill development and additions to existing homes in neighborhoods, where existing development is legal, nonconforming, and no longer meets the required front setback of the District, such in-fill development and additions are allowed a reduced front setback equal to the average minimum front setback on the lots within the same development tract or Residential Unit Development, provided the setback is not reduced to less than 20 feet.

All yard areas visible from the street, except surfaces of driveways, parking spaces, and pedestrian paths, shall be covered with vegetative material, or permeable materials such as mulch, decomposed granite, similar permeable materials, incorporated into an overall landscaped design. Such materials should allow the ground to absorb rainwater, provide drainage to trees on the site, and reduce runoff. Use of native planting or compatible species of drought-tolerant plants is encouraged as much as possible to reduce water demand. Use of permeable surfaces such as gravel or bricks are also encouraged for paths and walkways to allow absorption of rainwater. Synthetic grass with lifelike individual blades of grass that emulates real grass and has a pile height of 1¾ inch or more may also be used subject to approval of the Director.

In residential districts, at least 50 percent of the front and street side setback areas are required to be covered and maintained with some combination of live trees, shrubs, vines, ground covers, flowers, lawns or other type of vegetation. The calculation of 50 percent may include the area between plants that are spaced in consideration of their mature size, and any area under an existing drip line of a tree that is covered and maintained with a permeable material such as mulch or decomposed granite. Synthetic grass may also be included in this calculation provided that there is some foundation planting consisting of live vegetation, the area of which is equal to least 10 percent of the total yard areas visible from the street. A minimum of one tree per fifty feet of lot width in addition to street trees is encouraged.

For new development, no more than 30 percent of landscape areas shall be covered with turf/lawn grass species, not including synthetic lawn.

Landscaped areas and landscaped materials shall be maintained in a neat, clean, and healthful condition. This shall include proper pruning, mowing of lawns, weeding, and removal of litter. Any damaged, dead, diseased, or decaying plant material shall be replaced in an expeditious manner. Plants shall be maintained free of disease and free of infestations of insects, animals, or other pests. Bare spots in lawns or planters shall be promptly re-vegetated. Pruning and mowing shall conform to the commonly used standards for each species; however, in no case shall landscaped areas be allowed to become overgrown. Turf/lawn grass species shall not exceed 12 inches in height. Plants shall not be allowed to extend over public sidewalks, streets, alleys, or other public property such that they interfere with traffic signs or the passage of pedestrians, bicycles, or vehicles.

Gravel, stones, decomposed granite, mulch, or other hardscape materials shall be compacted or secured in such a way as to avoid spreading over any portion of a sidewalk or street.

No parking is allowed in front or street side setback areas except in private residential driveways leading to paved parking areas located outside setback areas.

All parking spaces, paved areas for vehicle access, and parking area landscaping shall comply with the development standards of the district in which they are located and the design standards of Chapter 16.136, Parking and Loading Space Standards.

All landscaping for new development projects shall be installed prior to issuance the certificate of occupancy for the development, except for single-family dwelling units. For single-family dwelling units, all yard areas visible from the street shall be landscaped prior to the final inspection of the dwelling unit by the City Building Division. Prior to construction and/or installation of landscape improvements, the property owner(s) shall obtain applicable approvals and permits pursuant to City codes.

Yard Landscaping Requirements

When the landscaping of all yard areas visible from the street have not been maintained, such yard areas shall be re-landscaped within 30 days after a notice of non-compliance has been mailed to the property owners of record. Property owners may request an extension at the end of thirty days. The extension request must be approved by the Community Development Director.

In single-family residential districts, the floor area of any accessory building located less than six feet from a main residential building shall be included in the floor area calculation of the main residential building. The accessory building shall still be subject to all accessory building standards.

Entry facilities, eaves, and minor architectural features which extend into the area between buildings shall not be considered when calculating the distance between buildings, provided a separation of not less than four feet is maintained by such features.

Different buildings on the same lot may be connected by a breezeway. Two buildings attached to each other by only a breezeway shall be considered as two separate buildings.

Measurement of Building or Structure Height

Exceptions to Height Limits

Calculation of Number of Stories

Additional Story on Slopes Downhill From the Street

On property located on slopes downhill from the street having a 25 percent or greater slope (measured in the general direction of the side lot lines), an additional story or ten feet may be constructed on the main building, providing, however, that the ceiling of the lowest story shall be not more than two feet above the curb level measured at the center of the lot frontage.