The purpose of this chapter is to identify and regulate detached accessory structures to ensure that such structures do not create public safety or public nuisance issues and do not create an adverse aesthetic from street rights-of-way or adjacent/neighboring properties. The intent of these regulations is to complement the requirements and standards of the City’s adopted building code and fire code. [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 8-2011 §20(A), eff. 6-24-2011]

Terms unique to this chapter are listed in EGMC Chapter 23.100 (General Definitions). [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 8-2011 §20(B), eff. 6-24-2011]

A. Except as otherwise provided, no special planning permit or entitlement shall be required for accessory structures that are consistent with the standards herein, except that zoning clearance/plan check shall be conducted in the event that a building permit is required.

B. Accessory buildings in RD zones with a building footprint of eight hundred (800 ft2) square feet or more shall obtain a minor design review prior to issuance of a building permit pursuant to EGMC Section 23.16.080 (Design review). [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 8-2011 §20(C), eff. 6-24-2011]

A. Development Standards for All Accessory Structures. The development standards in this section apply only to accessory structures. Primary structures, and any other feature attached to the primary structure (e.g., patio cover), are subject to the setback, height, and other requirements for the zoning district in which they are located.

1. Setback Measurement. Minimum setback distances for accessory structures from property lines and between accessory structures shall be measured to any portions of the structure(s), inclusive of any overhangs, projections, and railings, etc.

2. Construction Phasing. Accessory structures may be constructed only in conjunction with or after construction of the primary building(s) on the site. However, in agricultural and agricultural residential zoning districts, accessory structures may be constructed prior to the primary residential dwelling.

3. Maximum Lot Coverage. The total area of all structure(s), inclusive of both the primary and any accessory structures, on a lot shall not exceed the maximum lot coverage for structures as provided in Table 23.29-1.

4. Separation Between Structures. All accessory structures shall maintain the minimum distance between other buildings as required under EGMC Chapter 16.04 (California Building Code).

B. Development Standards by Type of Accessory Structure. Table 23.46-1 establishes development standards based on the type of accessory structure as defined in EGMC Chapter 23.100 (General Definitions).

C. Special Setbacks and Height Limits for Accessory Structures in Agricultural or Agricultural Residential Districts.

1. Height. The maximum height for all accessory structures on agricultural or agricultural residential property is forty (40' 0") feet. See additional development standards in Table 23.29-1 (Development Standards for Base Zoning Districts).

2. Setbacks. Enclosed and solid-roofed accessory structures shall be set back from all interior property lines not less than the height of the structure.

D. Architectural Design. The following design requirements apply to accessory buildings larger than one hundred twenty (120 ft2) square feet:

1. Accessory buildings shall be finished with materials and colors that complement the primary structure(s) on the site.

2. Walls longer than fifteen (15' 0") feet shall include doors, windows, or other architectural features to break up the massing of the wall.

E. Kitchens. An accessory building shall not include a kitchen but may include a kitchenette as those terms are defined in EGMC Chapter 23.100. If an accessory building includes a kitchen it shall be reclassified as an accessory dwelling and subject to the requirements of EGMC Chapter 23.90 (Accessory Dwelling Units).

Notes:

1. Street side setback for accessory structures ≤ five (5' 0"    ) feet tall may be reduced to five (5' 0") feet when screened by a solid fence or wall and upon the issuance of clearance letters from all affected utility providers. In no case shall there be less than three (3' 0") feet between the accessory structure and the fence. Any fence shall comply with the setback standards provided in EGMC Chapter 23.52 (Fences and Walls).

2. When the accessory structure is located within the allowed building envelope of the primary structure, the maximum height for the accessory structure shall be the same as the primary structure for the underlying zoning district.

3. Street side setback for pool equipment may be reduced to five (5' 0") feet when screened by a solid fence or wall and upon the issuance of clearance letters from all affected utility providers. In no case shall there be less than three (3' 0") feet between the pool equipment and the fence. Any fence shall comply with the setback standards provided in EGMC Chapter 23.52 (Fences and Walls).

[Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 12-2012 §7, eff. 7-27-2012; Ord. 8-2011 §§20(D), (E), (F), eff. 6-24-2011]

For the purpose of this chapter, the following terms shall have the definitions set forth herein:

“Billboard” means a sign which meets any one or more of the following criteria:

1. A permanent structure sign which is used for the display of off-site commercial messages;

2. A permanent structure sign which constitutes a principal, separate or secondary use, as opposed to an accessory use, of the parcel on which it is located;

3. An outdoor sign used as advertising for hire, e.g., on which display space is made available to parties, other than the owner or operator of the sign or occupant of the parcel (not including those who rent space from the sign owner, when such space is on the same parcel as the sign), in exchange for a rent, fee or other consideration; or

4. An off-site outdoor advertising sign on which space is leased or rented.

“Off-site or off-premises sign” means a sign that identifies, advertises or attracts attention to a business, product, service, event or activity sold, existing or offered at a different location (subject to the qualifications stated in the definition of “on-site or on-premises sign”). The off-site/on-site distinction applies only to commercial messages.

“On-site or on-premises sign” means any sign that identifies, advertises, or attracts attention to a business, product, service, event or activity sold, existing or offered upon the same property or land use as the sign. The off-site/on-site distinction applies only to commercial messages. In the case of multiple-tenant commercial or industrial developments, a sign is considered “on-site” whenever it is located anywhere within the development. In the case of a duly approved uniform sign program or special planning area, a sign anywhere within the area controlled by the program or SPA may be considered “on-site” when placed at any location within the area controlled by the program or SPA. [Ord. 26-2006 §3, eff. 8-11-2006]

Except as provided in EGMC Section 23.42.080 (Business center district sign overlay zone (BCS)), new billboards, as defined herein, are prohibited. Except as provided in EGMC Section 23.42.080, the City completely prohibits the construction, erection or use of any billboards other than those which legally exist in the City, or for which a valid permit has been issued and has not expired, or which has been approved by the City Council, as of the date on which this provision is first adopted. No permit shall be issued for any billboard which violates this policy, and the City will take immediate enforcement or abatement action against any billboard constructed or maintained in violation of this policy. In adopting this provision, the City Council affirmatively declares that it would have adopted this billboard policy even if it were the only provision in this division. The City Council intends for this billboard policy to be severable and separately enforceable even if other provision(s) of this division may be declared, by a court of competent jurisdiction, to be unconstitutional, invalid or unenforceable. This provision does not prohibit agreements to relocate presently existing, legal billboards, so long as such agreements are not contrary to State or Federal law. [Ord. 13-2013 §4, eff. 10-25-2013; Ord. 26-2006 §3, eff. 8-11-2006]

This chapter describes the required methods for measuring the height of structures in compliance with the height limits and exceptions established by this title, and exceptions to the height limits established by this title. [Ord. 8-2011 §21(A), eff. 6-24-2011]

A. Except as otherwise provided in EGMC Section 23.48.040, Exceptions to height limit, the height of structures shall not exceed the height limit for the applicable zoning district established by Division III, Zoning Districts, Allowable Land Uses, and Development Standards, of this title.

B. Additional height provisions for fences and walls are listed in EGMC Chapter 23.52, Fences and Walls. [Ord. 26-2006 §3, eff. 8-11-2006]

A. Height Measurement. The allowable height shall be measured as the vertical distance from the finished grade to the highest point of the structure. See Figure 23.48-1.

Figure 23.48-1

Height Measurements

B. Height Measurement on Sloped Sites. For sloped lots or buildings with varied floor elevations, the height of a building is measured as the vertical distance from the average level of the ground under the building to the allowed number of feet above and parallel to the finished grade. The average level of ground is determined by adding the elevations of the highest and lowest foundation points of the building and dividing by two (2) (the midpoint of foundation). See Figure 23.48-2.

Figure 23.48-2

Height Measurement on Sloped Sites

[Ord. 26-2006 §3, eff. 8-11-2006]

Exceptions to height limits are listed below:

A. Residential Districts.

1. Chimneys, television antennas, and roof-mounted solar collectors not exceeding a dimension of six (6' 0") feet at their base may exceed the height limits of the applicable zoning district by a maximum of five (5' 0") feet.

2. Steeples, carillon towers, and similar architectural elements may be erected to a maximum height of seventy-five (75' 0") feet from the ground, provided said structures are set back from all property lines a distance equal to the height of the structure.

B. Nonresidential Districts. Minor projections, including elevator and mechanical equipment enclosures, may exceed the height limit by fifteen (15' 0") feet, provided they are screened by a parapet or pitched roof. Additionally, architectural features including clock towers, cupolas, and similar structures may exceed the height limit as listed below. See EGMC Chapter 23.94, Wireless Communications Facilities.

1. Up to twenty (20' 0") feet, if located at a street intersection;

2. Up to twelve (12' 0") feet, if located midblock. These features shall not exceed a width of twenty-five (25' 0") feet or one-third (1/3) of the length of the building facade, whichever is less. Signs shall not be included within the additional height allowed. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

The purpose of this chapter is to provide incentives for the production of housing for very low income, lower income, moderate income, special needs, and senior households in the City and to establish procedures for carrying out the legislative requirements and complying with Section 65915 et seq. of the Government Code. In enacting this chapter, it is the intent of the City to facilitate the development of affordable housing by positively impacting the economic feasibility of providing lower income housing and implementing the goals, objectives, and policies of the City’s housing element. [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The City shall grant one (1) density bonus, with concessions or incentives, as specified in EGMC Section 23.50.040 (Number and types of density bonuses and incentives and concessions allowed), when the applicant for a residential development seeks and agrees to construct a residential development, excluding any units permitted by the density bonus awarded pursuant to this chapter, that shall contain at least one (1) of the categories listed in subsections (A) through (G) of this section. The units qualifying a development for a density bonus shall be referred to as “target units.” The applicant shall specify which of the categories listed below is the basis for the density bonus.

A. Ten (10%) percent of the total units of a housing development for rental or sale to lower income households as defined in Section 50079 of the California Health and Safety Code. For purposes of this category, “housing development” shall include a shared housing building development as that term is defined in California Government Code Section 65915(o)(7).

B. Five (5%) percent of the total units of a housing development for rental or sale to very low income households as defined in Section 50105 of the California Health and Safety Code. For purposes of this category, “housing development” shall include a shared housing building development as that term is defined in Section 65915(o)(7) of the California Government Code.

C. A senior citizen housing development as defined in Sections 51.3 and 51.11 of the California Civil Code, or age-restricted mobile home park pursuant to Section 798.76 or 799.5 of the California Civil Code. For purposes of this category, “housing development” shall include a shared housing building development as that term is defined in Section 65915(o)(7) of the California Government Code and a residential care facility for the elderly as that term is defined in Section 1569.2 of the California Health and Safety Code.

D. Ten (10%) percent of the total dwelling units are sold to persons of moderate income as defined in Section 50093 of the California Health and Safety Code; provided, that all units in the development are offered to the public for purchase.

E. Ten (10%) percent of the total units in a housing development for transitional foster youth (as defined in Section 66025.9 of the California Education Code), disabled veterans (as defined in Section 18541 of the California Government Code), or homeless persons (as defined in the Federal McKinney-Vento Homeless Assistance Act, 42 USC Section 11301 et seq.). The units described in this subsection shall be subject to a recorded affordability restriction of fifty-five (55) years and shall be provided at the same affordability level as very low income units.

F. Twenty (20%) percent of the total units (for purposes of this subsection “units” is defined as one (1) rental bed and its pro rata share of associated common area facilities, subject to a recorded affordability restriction of fifty-five (55) years) for lower income students in a student housing development that meets the qualifications provided in Section 65915(b)(1)(F) of the California Government Code. The term “lower income student” shall have the same meaning as provided in Section 65915(o)(3) of the California Government Code.

G. One hundred (100%) percent of all units in the development, including total units and density bonus units, but exclusive of a manager’s unit or units, are for lower income households, as defined by Section 50079.5 of the California Health and Safety Code, except that up to twenty (20%) percent of the total units in the development, including total units and density bonus units, may be for moderate income households, as defined in Section 50053 of the California Health and Safety Code. For purposes of this category, “housing development” shall include a shared housing building development as that term is defined in California Government Code Section 65915(o)(7). [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The following general requirements apply to the application and determination of all incentives and bonuses:

A. Rounding. All density calculations resulting in fractional units shall be rounded up to the next whole number; except that the percentage of total units proposed to qualify the development for a density bonus shall not be rounded up. For example, for a two hundred (200) unit project that proposes twenty-one (21) lower income units (or ten and one-half (10.5%) percent), the allowed density bonus would be based on ten (10%) percent lower income units, not eleven (11%) percent. For purposes of this chapter, “total units” means a calculation of units that excludes a unit added by a density bonus awarded pursuant to this chapter or any inclusionary units as may be required by the City.

B. Relation to General Plan, Zoning. The granting of a density bonus, or a concession or incentive, shall not be interpreted, in and of itself, to require a General Plan amendment, zoning change (rezone), or other discretionary approval.

C. Density Bonus Excluded in Calculation. The density bonus shall not be included when calculating the total number of housing units that qualify the housing development for a density bonus.

D. Parking.

1. Upon request by the applicant, the City shall not require that a housing development meeting the requirements of EGMC Section 23.50.020 (Eligibility for density bonus and incentives and concessions) provide a vehicular parking ratio, inclusive of parking for persons with a disability and guests that exceeds the following:

a. Zero (0) (studio) to one (1) bedroom: one (1) on-site parking space per unit;

b. Two (2) to three (3) bedrooms: one and one-half (1.5) on-site parking spaces per unit;

c. Four (4) or more bedrooms: two and one-half (2.5) parking spaces per unit.:

d. One (1) bedspace in a student housing development: zero (0) parking spaces.

2. If the total of parking spaces required for a housing development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subsection, a development may provide “on-site parking” through tandem parking or uncovered parking, but not through on-street parking.

3. Notwithstanding subsection (D)(1) of this section, if a development includes at least twenty (20%) percent low income units for housing developments described in EGMC Section 23.50.020(A) and at least eleven (11%) percent very low income units for housing developments described in EGMC Section 23.50.020(B), or is a development that includes at least forty (40%) percent moderate-income units for housing developments meeting the criteria of EGMC Section 23.50.020(D), and is located within one-half (1/2) mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, the City shall not impose a vehicular parking ratio, inclusive of parking for persons with a disability and guests, that exceeds one-half (1/2) space per bedroom. For purposes of this subsection, “unobstructed access to a major transit stop” means a resident is able to access the major transit stop without encountering natural or constructed impediments. For purposes of this subsection, “natural or constructed impediments” includes, but is not limited to, freeways, rivers, mountains, and bodies of water, but does not include residential structures, shopping centers, parking lots, or rails used for transit.

4. Notwithstanding subsection (D)(1) of this section, if a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code, then, upon the request of the developer, the City shall not impose vehicular parking standards if the development meets either of the following criteria:

a. The development is located within one-half (1/2) mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development.

b. The development is a for-rent housing development for individuals who are sixty-two (62) years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code and the development has either paratransit service or unobstructed access, within one-half (1/2) mile, to fixed bus route service that operates at least eight (8) times per day.

5. Notwithstanding subsections (D)(1) and (D)(6) of this section, if a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code, and the development is either a special needs housing development, as defined in Section 51312 of the Health and Safety Code, or a supportive housing development, as defined in Section 50675.14 of the Health and Safety Code, then, upon the request of the developer, the City shall not impose any minimum vehicular parking requirement. A development that is a special needs housing development shall have either paratransit service or unobstructed access, within one-half (1/2) mile, to fixed bus route service that operates at least eight (8) times per day.

6. Notwithstanding subsections (D)(3) and (D)(4) of this section, if the City or an independent consultant has conducted an areawide or jurisdiction-wide parking study in the last seven (7) years, then the City may impose a higher vehicular parking ratio not to exceed the ratio described in subsection (D)(1) of this section, based upon substantial evidence found in the parking study, that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low income and very low income individuals, including seniors and special needs individuals. The City shall pay the costs of any new study. The City shall make findings, based on a parking study completed in conformity with this subsection, supporting the need for the higher parking ratio.

7. A request pursuant to this subsection shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to this subsection (D).

E. Waived or Reduced Development Standards. The City shall not apply any development standard that would have the effect of physically precluding the construction of a housing development meeting the requirements of EGMC Section 23.50.020 (Eligibility for density bonus and incentives and concessions) at the densities or with the incentives or concessions permitted by this chapter. A proposed waiver or reduction of development standards shall neither reduce nor increase the number of allowable incentives or concessions under EGMC Section 23.50.040 (Number and types of density bonuses and incentives and concessions allowed).

An applicant may submit to the City a proposal for the waiver or reduction of development standards, when standards would have the effect of physically precluding the proposed development, and may request a meeting with the City. Nothing in this subsection, however, shall be interpreted to require the City to waive or reduce development standards if:

1. The waiver or reduction would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon health and safety or the physical environment and for which the City determines there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households;

2. This would have an adverse impact on any real property that is listed in the California Register of Historical Resources; or

3. The waiver or reduction would be contrary to State or Federal law.

F. Multiple Zoning Districts. If the site of a development proposal is located in two (2) or more zoning districts, the number of dwelling units permitted in the development is the sum of the dwelling units permitted in each of the zoning districts respectively. The permitted number of dwelling units may be distributed within the development without regard to the zone boundaries.

G. City Authority. Nothing in this chapter shall be construed to enlarge or diminish the authority of the City to require a developer to donate land as a condition of development.

H. Agreement Required.

1. Prior to the award of a density bonus and any related incentives or concessions, the applicant shall enter into an agreement with the City to ensure the continued affordability of all target units.

2. For all target units, the agreement shall specify the household income classification, number, location, size, and construction scheduling and shall require target units in a project and phases of a project to be constructed concurrently with the construction of nontarget units. The agreement shall include such other provisions as necessary to establish compliance with the requirements of this chapter.

I. Reports. The applicant shall submit financial or other reports along with the application for the project to establish compliance with this chapter. The City may retain a consultant to review any financial report (pro forma). The cost of the consultant shall be borne by the applicant, except that if the applicant is a nonprofit organization, the cost of the consultant may be paid by the City upon prior approval of the City Council.

J. CEQA Review. Any residential development that qualifies for a density bonus shall not be exempt from compliance with the California Environmental Quality Act. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

A. Density Bonus. A housing development that satisfies the eligibility requirements in EGMC Section 23.50.020 (Eligibility for density bonus and incentives and concessions) shall be entitled to the following density bonus:

1. For developments providing ten (10%) percent lower income target units, the City shall provide a twenty (20%) percent increase above the otherwise maximum allowable residential density as of the date of application, plus a one and one-half (1.5%) percent supplemental increase over that base for every one (1%) percent increase in low income target units above ten (10%) percent, up to a thirty-five (35%) percent bonus at twenty (20%) percent low income target units, after which an additional three and three-quarters (3.75%) percent bonus shall be provided for each one (1%) percent increase. The maximum density bonus allowed including supplemental increases is fifty (50%) percent.

2. For developments providing five (5%) percent very low income target units, the City shall provide a twenty (20%) percent increase above the otherwise maximum allowable residential density as of the date of application, plus a two and one-half (2.5%) percent supplemental increase over that base for every one (1%) percent increase in very low income target units above five (5%) percent, up to a thirty-five (35%) percent bonus at eleven (11%) percent very low income target units, after which an additional three and three-quarters (3.75%) percent bonus shall be provided for each one (1%) percent increase. The maximum density bonus allowed including supplemental increases is fifty (50%) percent.

3. For senior citizen housing developments, a flat twenty (20%) percent of the number of senior units.

4. For common interest developments providing ten (10%) percent moderate income target units, the City shall provide a five (5%) percent increase above the otherwise maximum allowable residential density as of the date of application, plus a one (1%) percent increase in moderate income units above ten (10%) percent, up to a thirty-five (35%) percent bonus at forty (40%) percent moderate income target units, after which an additional three and three-quarters (3.75%) percent bonus shall be provided for each one (1%) percent increase. The maximum density bonus allowed including supplemental increases is fifty (50%) percent.

5. For developments providing ten (10%) percent of the total units for transitional foster youth, disabled veterans, or homeless persons, a flat twenty (20%) percent of the number of the type of units giving rise to a density bonus.

6. For developments providing twenty (20%) percent of the total units for lower income students in a student housing development the density bonus shall be calculated as follows:

a. Twenty (20%) percent lower income units shall receive a thirty-five (35%) percent density bonus.

b. Twenty-one (21%) percent lower income units shall receive a thirty-eight and three quarters (38.75%) percent density bonus.

c. Twenty-two (22%) percent lower income units shall receive a forty-two and one half (42.5%) percent density bonus.

d. Twenty-three (23%) percent lower income units shall receive a forty-six and one quarter (46.25%) percent density bonus.

e. Twenty-four (24%) percent lower income units or more shall receive a fifty (50%) percent density bonus.

7. For developments providing one hundred (100%) percent of the units for lower income households as provided in EGMC Section 23.50.020(G), a flat eighty (80%) percent of the number of units for lower income households; except that if the development is located within one-half (1/2) mile of a major transit stop, as defined in Section 21155(b) of the Public Resources Code, or is located in a very low vehicle travel area, as defined in Section 65915(o)(10) of the California Government Code, there shall be no maximum density and the minimum allowed building height shall be three (3) stories or thirty-three feet (33' 0").

B. Additional Density Bonus Allowed.

1. The City shall grant an additional density bonus for projects, provided that the resulting housing development would not restrict more than fifty (50%) percent of the total units to moderate-income, lower income, or very low income households, when the applicant proposes to construct a housing development that conforms to the requirements of subsection (A) of this section, agrees to include additional rental or for-sale units affordable to very low income households or moderate income households, and that meet any of the following requirements:

a. For housing developments that conform to the requirements of EGMC Section 23.50.020(A) and provide twenty-four (24%) percent of the total units to lower income households.

b. For housing developments that conform to the requirements of EGMC Section 23.50.020(B) and provide fifteen (15%) percent of the total units to very low income households.

c. For housing developments that conform to the requirements of EGMC Section 23.50.020(D) and provide forty-four (44%) percent of the total units to moderate-income households.

2. The additional density bonus allowed under this section shall be calculated as follows:

a. For qualifying housing developments providing five (5%) percent very low income units, the City shall provide a twenty (20%) percent increase above the otherwise maximum allowable residential density as of the date of application, plus a three and three quarters (3.75%) percent supplemental increase over that base for every one (1%) percent increase in very low income target units above five (5%) percent, up to a thirty-eight and three quarters (38.75%) percent bonus at twenty (20%) percent very low income units.

b. For qualifying housing developments providing five (5%) percent moderate income units, the City shall provide a twenty (20%) percent increase above the otherwise maximum allowable residential density as of the date of application, plus a two and one-half (2.5%) percent supplemental increase over that base for every one (1%) percent increase in very low income target units above five (5%) percent, up to a fifty (50%) percent bonus at fifteen (15%) percent moderate income units.

c. The additional density bonus provided under this section shall be calculated using the number of units excluding any density bonus otherwise awarded by this chapter.

C. Number of Incentives or Concessions. In addition to the density bonus described in this section, an applicant may request specific incentives or concessions. The applicant shall receive the following number of incentives or concessions:

1. One (1) incentive or concession for projects that include at least ten (10%) percent of the total units for lower income households, at least five (5%) percent for very low income households, or at least ten (10%) percent for persons and families of moderate income in a development in which the units are for sale.

2. Two (2) incentives or concessions for projects that include at least seventeen (17%) percent of the total units for lower income households, at least ten (10%) percent for very low income households, or at least twenty (20%) percent for persons and families of moderate income in a development in which the units are for sale.

3. Three (3) incentives or concessions for projects that include at least twenty-four (24%) percent of the total units for lower income households, at least fifteen (15%) percent for very low income households, or at least thirty (30%) percent for persons and families of moderate income in a development in which the units are for sale.

4. Four (4) incentives or concessions for projects meeting the criteria of EGMC Section 23.50.020(G). If the project is located within one-half (1/2) mile of a major transit stop, as defined in Section 21155(b) of the Public Resources Code, or is located in a very low vehicle travel area, as defined in Section 65915(o)(10) of the California Government Code, the applicant shall also receive a height increase of up to three (3) additional stories, or thirty-three (33' 0") feet.

5. One (1) incentive or concession for a project that includes at least twenty (20%) percent of the total units for lower income students in a student housing development. If a project includes at least twenty-three (23%) percent of the total units for lower income students in a student housing project, the applicant shall instead receive two (2) incentives or concessions.

6. Four (4) incentives or concessions for projects that include at least sixteen (16%) percent of the units for very low income households or at least forty-five (45%) percent for persons and families of moderate income in a development in which the units are for sale.

D. Available Incentives and Concessions. The following are available incentives or concessions:

1. A reduction in the site development standards or a modification of the requirements of this title that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the California Health and Safety Code, including but not limited to a reduction in setback and square footage requirements and in the ratio of vehicle parking spaces that would otherwise be required and that results in identifiable, financially sufficient, and actual cost reductions.

2. Approval of mixed-use zoning in conjunction with the housing development if the nonresidential land uses will reduce the cost of the housing development and the nonresidential land uses are compatible with the housing development and existing or planned development in the area in which the housing development will be located.

3. Other regulatory incentives or concessions proposed by the applicant or the City that result in identifiable and actual cost reductions to provide for affordable housing costs as defined in Section 50052.5 of the California Health and Safety Code, or for rents for the targeted units to be set as specified in Section 65915(c) of the California Government Code.

4. Priority processing of a housing development that qualifies for a density bonus based on income-restricted units.

E. Additional Density Bonus and Incentives and Concessions for Donation of Land to the City.

1. When an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to the City (other than that land typically dedicated as part of a subdivision, such as roadways/rights-of-way, parks, utility sites and easements, landscape corridors, and similar land) and agrees to include a minimum of ten (10%) percent of the total units before the density bonus for very low income households, the applicant shall be entitled to a fifteen (15%) percent increase above the otherwise maximum allowable residential density, plus a one (1%) percent supplemental increase for each additional percentage of very low income units to a maximum density bonus of thirty-five (35%) percent for the entire development.

2. The density bonus provided in this subsection shall be in addition to any other density bonus provided by this chapter up to a maximum combined density bonus of thirty-five (35%) percent.

3. The applicant shall be eligible for the increased density bonus described in this subsection if all of the following conditions are met:

a. The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application;

b. The developable acreage and zoning designation of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than ten (10%) percent of the number of residential units of the proposed development;

c. The transferred land is at least one (1) acre in size or of sufficient size to permit development of at least forty (40) units, has the appropriate General Plan designation, is appropriately zoned with appropriate development standards for development at the density described in Section 65583.2(c)(3) of the California Government Code, and is or will be served by adequate public facilities and infrastructure;

d. The transferred land shall have all of the entitlements and approvals, other than building permits, necessary for the development of the very low income housing units on the transferred land, not later than the date of approval of the final subdivision map, parcel map, or residential development application, except that the City may subject the proposed development to subsequent design review to the extent authorized by Section 65583.2(i) of the California Government Code if the design is not reviewed by the City prior to the time of transfer;

e. The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with the requirements of this chapter which shall be recorded on the property at the time of the transfer;

f. The land is transferred to the City or to a housing developer approved by the City;

g. The transferred land shall be within the boundary of the proposed development or, if the City agrees, within one-quarter (1/4) mile of the boundary of the proposed development; and

h. A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application.

4. Nothing in this subsection shall be construed to enlarge or diminish the authority of the City to require a developer to donate land as a condition of development.

F. Additional Density Bonus or Incentives and Concessions for Development of Child Care Facility.

1. Housing developments meeting the requirements of EGMC Section 23.50.020 (Eligibility for density bonus and incentives and concessions) and including a child care facility that will be located on the premises of, as part of, or adjacent to the housing development shall receive either of the following:

a. An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility;

b. An additional incentive or concession that contributes significantly to the economic feasibility of the construction of the child care facility.

2. The City shall require the following as conditions of approving the housing development:

a. The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the target units are required to remain affordable, pursuant to Section 65915(c) of the California Government Code; and

b. Of the children who attend the child care facility, the children of very low income households, lower income households, or moderate income households shall equal a percentage that is equal to or greater than the percentage of target units that are required pursuant to EGMC Section 23.50.020 (Eligibility for density bonus and incentives and concessions).

3. Notwithstanding any other requirements of this section, the City shall not be required to provide a density bonus or incentive or concession for a child care facility if it makes a written finding, based upon substantial evidence, that the community has adequate child care facilities.

G. Condominium Conversion Incentives for Low Income Housing Development.

1. When an applicant for approval to convert apartments to a condominium project agrees to the following, the City shall grant either a density bonus of twenty-five (25%) percent over the number of apartments, to be provided within the existing structure or structures proposed for conversion, or provide other incentives of equivalent financial value. In either case, the applicant shall agree to pay for the reasonably necessary administrative costs incurred by the City.

a. Provide at least thirty-three (33%) percent of the total units of the proposed condominium project to persons and families of low or moderate income; or

b. Provide at least fifteen (15%) percent of the total units of the proposed condominium project to lower income households.

2. An applicant for approval to convert apartments to a condominium project may submit to the City a preliminary proposal pursuant to this subsection prior to the submittal of any formal requests for subdivision map approvals. The City shall, within ninety (90) days of receipt of a written proposal, notify the applicant in writing of the manner in which it will comply with this subsection.

3. For purposes of this subsection, “other incentives of equivalent financial value” shall not be construed to require the City to provide cash transfer payments or other monetary compensation but may include the reduction or waiver of requirements which the City might otherwise apply as conditions of conversion approval.

4. Nothing in this subsection shall be construed to require the City to approve a proposal to convert apartments to condominiums.

5. An applicant shall be ineligible for a density bonus or other incentives under this subsection if the apartments proposed for conversion constitute a housing development for which a density bonus or other incentive was previously provided. [Ord. 13-2025 §3 (Exh. E), eff.7-25-2025; Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

The location of density bonus units within the housing development may be at the discretion of the developer. However, the target units shall be dispersed throughout the housing development and when feasible shall contain, on average, the same number of bedrooms as the nontarget units in the development, and shall be compatible with the design or use of the remaining units in terms of appearance, materials, and quality finish. [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

A. Minimum Fifty-Five (55) Years. If a housing development provides low or very low income target units to qualify for a density bonus, the target units must remain restricted to lower or very low income households for a minimum of fifty-five (55) years from the date of issuance of the certificate of occupancy by the building official, or longer if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. Except as otherwise provided herein, rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the California Health and Safety Code. For housing developments meeting the criteria of EGMC Section 23.50.020(G), rents for all units in the development, including both base density and density bonus units, shall be as follows:

1. The rent for at least twenty (20%) percent of the units in the development shall be set at an affordable rent, as defined in Section 50053 of the California Health and Safety Code.

2. The rent for the remaining units in the development shall be set at an amount consistent with the maximum rent levels for lower income households, as those rents and incomes are determined by the California Tax Credit Allocation Committee.

B. For-Sale Housing.

1. Requirements. An applicant shall agree and ensure that, for a qualified for-sale unit, the purchaser of the unit shall meet either of the following conditions:

a. The unit is initially occupied by a person or family of very low, low, or moderate income, as required, and it is offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the California Health and Safety Code and is subject to an equity sharing agreement.

b. If the unit is not purchased by an income-qualified person or family within one hundred eighty (180) days after the issuance of the certificate of occupancy, the unit is purchased by a qualified nonprofit housing corporation that meets all of the following requirements pursuant to a recorded contract that satisfies all of the requirements specified in Section 402.1(a)(10) of the California Revenue and Taxation Code:

i. The nonprofit corporation has a determination letter from the Internal Revenue Service affirming its tax-exempt status pursuant to Section 501(c)(3) of the Internal Revenue Code and is not a private foundation as that term is defined in Section 509 of the Internal Revenue Code.

ii. The nonprofit corporation is based in California.

iii. All of the board members of the nonprofit corporation have their primary residences in California.

iv. The primary activity of the nonprofit corporation is the development and preservation of affordable home ownership housing in California that incorporates within their contracts for initial purchase a repurchase option that requires a subsequent purchaser of the property that desires to resell or convey the property to offer the qualified nonprofit corporation the right to repurchase the property prior to selling or conveying that property to any other purchaser pursuant to an equity sharing agreement or affordability restrictions on the sale and conveyance of the property that ensure that the property will be preserved for lower income housing for at least forty-five (45) years for owner-occupied housing units and will be sold or resold only to persons or families of very low, low, or moderate income, as defined in Section 50052.5 of the California Health and Safety Code.

2. An equity sharing agreement shall be required pursuant to subsections (B)(1)(b)(i) and (B)(1)(b)(ii) of this section unless it conflicts with the requirements of another public funding source or law or may defer to the recapture provisions of the public funding source. The following shall apply to the equity sharing agreement:

a. Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller’s proportionate share of appreciation.

b. Except as provided in subsection (B)(2)(e) of this section, the City shall recapture any initial subsidy, as defined in subsection (B)(2)(c) of this section, and its proportionate share of appreciation, as defined in subsection (B)(2)(d) of this section, which amount shall be used within five (5) years for any of the purposes described in subdivision (e) of Section 33334.2 of the California Health and Safety Code that promote home ownership.

c. For purposes of this subsection, the City’s initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any down payment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resale shall be used as the initial market value.

d. For purposes of this subsection, the City’s proportionate share of appreciation shall be equal to the ratio of the City’s initial subsidy to the fair market value of the home at the time of initial sale.

e. If the unit is purchased or developed by a qualified nonprofit housing corporation pursuant to subsection (B)(1) of this section the City may enter into a contract with the qualified nonprofit housing corporation under which the qualified nonprofit housing corporation would recapture any initial subsidy and its proportionate share of appreciation if the qualified nonprofit housing corporation is required to use one hundred (100%) percent of the proceeds to promote homeownership for lower income households as defined by Section 50079.5 of the California Health and Safety Code within the jurisdiction of the City.

C. Direct Financial Contributions. Where there is a direct financial contribution to a housing development pursuant to Section 65915 of the California Government Code, the City shall assure continued availability for low and moderate income units for fifty-five (55) years. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

A. Process for Approval. Except as otherwise set forth herein, the designated approving authority for density bonuses, incentives, and concessions shall be the Zoning Administrator. When a project seeking a density bonus, incentive(s), and/or concession(s) also includes other development entitlements for the project, including but not limited to a conditional use permit, discretionary design review, and/or other entitlements, as indicated in EGMC Section 23.14.050, the approving authority for the density bonus, incentive(s), and/or concession(s) shall be the highest-level designated approving authority for any requested permit and/or entitlements.

In conjunction with approving the density bonus and any related incentives or concessions, the City and applicant shall enter into a density bonus agreement.

Upon determination that the application for density bonus is complete, the City shall provide the applicant with a determination as to the following:

1. The amount of the density bonus, calculated pursuant to EGMC Section 23.50.040 for which the proposed project is eligible;

2. If the applicant requests a parking ratio pursuant to EGMC Section 23.50.030, the parking ratio for which the proposed project is eligible; and

3. If the applicant requests incentives or concessions pursuant to EGMC Section 23.50.040 or waivers or reductions of development standards pursuant to EGMC Section 23.50.040, whether the applicant has provided adequate information for the City to make a determination as to those incentives, concessions, or waivers or reductions of development standards.

B. Approval of Density Bonus Required. The City shall grant the density bonus requested by the applicant provided it is consistent with the requirements of this chapter and State law.

C. Approval of Incentives or Concessions Required Unless Findings Made. The City shall grant the incentive(s) and concession(s) requested by the applicant unless the City makes a written finding, based upon substantial evidence, of any of the following:

1. The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).

2. The concession or incentive would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households.

3. The concession or incentive would be contrary to State or Federal law.

D. Administrative Fee. The City shall charge applicants an administrative fee to cover the City’s cost to review all materials submitted in accordance with this chapter and for ongoing enforcement of this chapter. The amount of the administrative fee shall be established by City Council resolution and updated as required. Fees will be charged for staff time and materials associated with:

1. Review and approval of applications for the proposed development;

2. Project marketing and lease-up; and

3. Long-term compliance of the applicant and successors-in-interest to the applicant, with respect to the affordable housing units. [Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014]

Notwithstanding EGMC Chapter 16.88, Affordable Housing Fee for New Residential Development, no affordable housing fee shall be charged against affordable units developed pursuant to this chapter. [Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022]

The purpose of this chapter is to establish development standards and regulations for fences and walls. The intent of these regulations is to provide for adequate air and light permeability onto lots, adequate buffering between and screening of uses and activities, and provide for the mitigation of noise. [Ord. 8-2011 §23(A), eff. 6-24-2011]

Except as provided below, the requirements of this chapter apply to all fences and walls.

A. Fences that are required by Federal or State law or regulation, or which are required by the City for public safety (e.g., temporary construction site fencing) are exempt from this chapter.

B. Walls that are required by a mitigation measure and designed and approved through a tentative subdivision map, tentative parcel map, or major design review for noise attenuation are exempt from this chapter. [Ord. 8-2011 §23(B), eff. 6-24-2011]

Except as provided below, no special planning permit or entitlement shall be required for fences or walls except that zoning clearance/plan check shall be conducted in the event that a building permit is required.

A. Design Review Required. A minor design review permit is required for all fences that exceed the standards of this chapter.

B. Retaining Walls. Retaining walls, as defined in this title, may only be constructed as part of an approved grading permit for the site at the time of initial development, as part of a roadway improvement project, or as part of the necessary stabilization of soil for the primary intended use of the property as determined by the City Engineer. [Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 8-2011 §23(C), eff. 6-24-2011]

Fence and wall height shall be measured as the vertical distance between the lowest finished grade at the base of the fence and the top edge of the fence material. The finished grade shall be that as shown on the approved grading plan for the site at the time of initial development of the residential subdivision, multifamily development, or nonresidential development. In cases where a retaining wall does not require the approval of a grading plan, the finished grade shall be as determined by the City Engineer.

A. Landscape Walls. When a fence or wall is placed atop a landscape wall (as defined in this title), the height of the landscape wall shall be considered as part of the fence or wall for purposes of determining the height of the fence or wall.

B. Retaining Walls. When a fence or wall is placed atop a retaining wall, the height of the fence shall be determined exclusive of the height of the retaining wall such that the top of the retaining wall is considered the finished grade. [Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 8-2011 §23(D), eff. 6-24-2011]

A. General Standards. All fences and walls (except fencing in agricultural and agricultural residential zoning districts as described in subsection (B) of this section) shall comply with the height limits shown in Table 23.52-1 (General Height Limits for Fences and Walls).

Notes:

1. See EGMC Section 23.100.020(Y) for the definition for “Yard (area), required.”

2. The required front yard area is determined by zoning district.

3. The street side yard shall extend the length of the lot all the way to the rear property line. The required street side yard shall take precedence over the required rear yard area.

4. The maximum height for fences and walls in the required street side yard may be increased to six (6' 0") feet if a decorative, open wrought iron or tubular steel fence or wall is placed along the street side property line or within the street side yard setback area. This open view fencing may be placed on top of a solid fence or wall with a maximum three (3’ 0") foot height listed in the table, all to a maximum height of six (6' 0") feet. Additionally, a post or pilaster, consisting of masonry, brick, or other solid material, not exceeding eighteen (18 in2) inches square and six (6' 0") feet tall, may be used to support a wrought iron or tubular steel fence at a minimum distance between posts of six (6' 0") feet.

5. The maximum height for fences and walls in the required interior side and rear yard may be increased to eight (8' 0") feet with the issuance of a building permit from the City.

6. For rear yard fences along alleys, the fence shall be no closer to edge of pavement than the face of the building along the alley or set back ten (10' 0") feet from the edge of pavement, whichever is less.

B. Fencing in Agricultural and Agricultural Residential Zoning Districts. In agricultural and agricultural residential zoning districts, the following development standards for fences may be used in place of those listed in subsection (A) of this section without first obtaining approval of a planning permit, provided the fence is constructed (1) as an open view fence as defined by this title and (2) consistent with the following development standards:

1. Within any required yard area the fence may be constructed to a maximum height of six (6' 0") feet.

2. Outside of the required yard area the fence may be constructed to a maximum height of ten (10' 0") feet; provided, that the fence is set back from interior property lines a distance equal to or greater than the height of the fence.

C. Landscape Walls. Landscape walls within required yard areas shall be constructed to a maximum height of thirty-six (36") inches. Landscape walls shall not be used to alter the finish grade of the lot.

D. Retaining Walls.

1. Timing of Construction. As provided in EGMC Section 23.52.030, retaining walls shall only be constructed as part of an approved grading plan for the site at the time of initial development of the residential subdivision, multifamily development, or nonresidential development, as part of a roadway improvement project, or as part of the necessary stabilization of the soil for the primary intended use of the property as determined by the City Engineer.

2. Height Limit. There shall be no height limits for retaining walls when constructed along the exterior property lines of the project or the final interior property lines in the case of a residential subdivision. Otherwise, a retaining wall over four (4' 0") feet in height shall be benched so that no individual wall exceeds a height of six (6' 0") feet, with the depth of each bench a minimum of three (3' 0") feet. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014; Ord. 8-2011 §23(E), eff. 6-24-2011]

A. Open View Fencing. Where fencing is proposed along public frontages of nonresidential and multifamily projects, such fencing shall be open view unless otherwise required to be solid for noise attenuation or screening purposes. Open view fencing shall also be required when located adjacent to open space areas.

B. Fencing Materials. Fences and walls shall be constructed of long-lasting materials and architecturally integrated with the building design and with existing fences/walls on the site, as determined in the sole discretion of the City. Unless approved as a condition of approval or in conjunction with another permit or entitlement, the following limitations apply:

1. Fences and gates approved for screening purposes in residential and agricultural-residential districts shall be solid wood, solid vinyl, masonry, tubular steel, or wrought iron. Agricultural-residential districts may utilize chain-link outside of the required yards, including for fencing approved for screening purposes. No chain-link fencing is allowed within required yards.

2. Fences and gates approved for screening purposes in industrial or commercial districts shall be metal, tubular steel, masonry, or wrought iron. Industrial districts may utilize chain-link within the interior side yard and the rear yard, excluding the front and street side yards, only when adjacent to other industrial zones or uses, including for fencing approved for screening purposes. Chain-link fencing may be used in areas located outside of any required yard, including for fencing approved for screening purposes.

3. Barbed wire fencing shall not be constructed or placed on top of a fence except in agricultural, open space, or industrial areas. Minor design review is required for barbed wire fencing abutting residential or commercial areas.

4. Alternative materials may be approved by the Community Development Director, Zoning Administrator, or Planning Commission as part of a discretionary entitlement approval.

C. Graffiti-Resistant Surface. When required by the Community Development Director or through conditions of approval due to the location and nature of the wall, masonry walls shall be treated with a graffiti-resistant aesthetic surface.

D. Landscaping. All required street side yard areas between the back of sidewalk and fence/retaining wall shall be landscaped and continuously maintained in accordance with EGMC Section 23.54.070. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 31-2014 §3 (Exh. A), eff. 2-13-2015; Ord. 8-2011 §23(F), eff. 6-24-2011]

A. Screening of Outdoor Storage. Outdoor storage (including all dumpsters, commercial items, commercial construction, or industrial-related materials and equipment within commercial zones) shall be screened in a manner that is attractive and complementary to the principal use and/or structure that it serves. Such screening shall utilize enclosures such as, but not limited to, fences, walls, landscaping, or earthen berms, so that no outdoor storage is visible from any public right-of-way, parks, public trails and adjacent properties. Screening shall also comply with provisions of the City’s design guidelines.

B. Special Fencing for Large Vehicle Storage. Vehicles greater than one (1) ton that are not permitted to travel on public highways as defined in the California Vehicle Code that are stored on property when not part of an active construction project shall be screened from public view.

C. Special Fencing for Agricultural Uses Zones. All fences that enclose livestock in areas zoned for agriculture shall be constructed of an adequate height and shall be designed so as to control and contain such livestock at all times.

D. Special Fencing for Commercial and Industrial Uses Adjacent to Residential and Agricultural-Residential Zones and Uses. Commercial and industrial uses shall be screened from adjacent residential and agricultural-residential zones and uses by a masonry wall or similar solid wall with a minimum height of six (6' 0") feet to screen the commercial use. This requirement is not intended to preclude the development of pedestrian/bicycle access points between commercial and residential or agricultural zones.

E. Special Fencing for Multifamily Uses Adjacent to Residential and Agricultural-Residential Zones and Uses. Multifamily uses shall be screened from adjacent residential and agricultural-residential zones and uses by a solid wall. The design and material of the solid wall shall be determined during the design review process.

F. Temporary Fences. Nothing in this chapter shall be deemed to prohibit the erection of a temporary fence around construction projects in compliance with the California Building Code and other applicable provisions of the Elk Grove Municipal Code.

G. Maintenance. Fences and walls shall be continuously maintained in an orderly and good condition, at no more than their maximum allowed height. [Ord. 8-2011 §23(G), eff. 6-24-2011]

The purpose of this chapter is to establish minimum landscape standards to enhance the appearance of developments, reduce heat and glare, control soil erosion, conserve water, establish a buffer and/or screen between residential and nonresidential land uses, and to ensure the ongoing maintenance of landscape areas. Additional provisions regarding tree removal and replacement are listed in EGMC Title 19 and in the City’s adopted design guidelines. [Ord. 26-2006 §3, eff. 8-11-2006]

The provisions of this chapter apply to all land uses as follows:

A. New Projects. New nonresidential projects, multifamily residential projects, and single-family residential subdivisions shall provide landscaping in compliance with the requirements of this chapter.

B. Existing Development. Where an existing nonresidential development proposes an amendment that increases the building square footage by 10 percent or more, the designated approving authority for design review shall evaluate the existing landscape to ensure compliance with applicable provisions of this chapter as deemed necessary.

C. Alternative Requirements. In conjunction with a development application, the designated approving authority may grant modifications to the standards of this chapter to accommodate alternatives to required landscape materials or methods where the designated approving authority first determines that the proposed alternative will be equally effective in achieving the intent of this chapter. [Ord. 26-2006 §3, eff. 8-11-2006]

A. Preliminary Landscape Plans. Preliminary landscape plans shall be submitted in conjunction with all design review projects. The preliminary landscape plan is a conceptual plan that depicts general descriptions of types, locations, and quantities of planned landscaping and shall be prepared by a landscape architect registered to practice in the State of California. Submittal requirements are listed on the current permit application forms.

B. Final Landscape and Irrigation Plans. Final landscape and irrigation plans shall be submitted in conjunction with improvement plans prior to the issuance of building permits for all new development projects. Such plans shall be prepared by a landscape architect registered to practice in the State of California. Submittal requirements are listed on the current permit application forms. Changes to approved landscaping or irrigation plans shall not be made without prior written approval of the Community Development Director. The construction/installation of landscape and irrigation improvements shall be accomplished in compliance with the approved plans as a prerequisite to any final approval/clearance of the use or development to which it relates. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 26-2006 §3, eff. 8-11-2006]

A. General Location for Landscape Improvements. Landscaping shall be provided in the following locations for all types of developments, unless the designated approving authority determines that the required landscape is not necessary to fulfill the purposes of this chapter. Supplemental landscape design provisions are listed in the City of Elk Grove design guidelines.

1. Setbacks. All setback areas required by this title shall be landscaped in compliance with this chapter, except where a required setback is occupied by a sidewalk or driveway, or is enclosed and screened from abutting public rights-of-way. Required minimum landscape areas are listed in Table 23.54-1.

2. Unused Areas. All areas of a multifamily or nonresidential project site not intended for a specific use (including areas planned for future phases of a phased development), shall be landscaped with existing natural vegetation, wildflowers, native grasses, or similar.

3. Parking Areas. Within parking lots, landscaping shall be used for shade and climate control, to enhance project design, and to screen the visual impact of vehicles and large expanses of pavement consistent with the provisions of this chapter.

B. Landscape Area Requirements by Zoning District. Minimum landscape area requirements are listed below by zoning district consistent with Division III, Zoning Districts, Allowable Land Uses, and Development Standards, of this title. This table does not apply to agricultural and agricultural residential zoning districts.

Notes:

1. Minimum landscape coverage required is the minimum percentage of net lot area that must be maintained with a pervious surface, preferably landscape planting.

2. Listed planter widths are minimums. Established landscape corridors, such as those located in Specific Plan or Special Planning Areas, or as provided in the City’s Improvement Standards, may vary from the listed minimum, in which case the requirement is to comply with the landscape corridor provisions for a particular street and/or area. Landscape corridors shall be tapered to allow for all necessary acceleration and deceleration lanes and bus stops and turnout facilities as provided in the Improvement Standards. In the event of a conflict between the Improvement Standards and a Specific Plan or Special Planning Area, the Specific Plan or Special Planning Area shall govern.

3. Standards apply to interior property lines along the perimeter of the project site and are not intended to require landscaping between parcels of an integrated development. The designated approving authority may grant reductions to the minimum landscape planter width where two (2) commercial properties adjoin to encourage improved access and circulation and to eliminate duplicate planting requirements.

4. Minimum setback and corresponding landscape standards to be determined in conjunction with required design review application.

C. Landscape Design and Planting Requirements. Landscape design and construction for new development shall be compatible with the surrounding urban and natural environment. Landscape planting for all new multifamily and nonresidential development shall comply with the plant type, size, and spacing provisions listed below.

1. Landscape Design. Landscaping shall be designed as an integral part of the overall site plan with the purpose of enhancing building design, public views and spaces, and providing buffers, transitions, and screening.

a. Planting design shall have focal points at project entries, plaza areas, and other areas of interest using distinct planting and/or landscape features.

b. As appropriate, building and site design shall include use of pots, vases, wall planters, and/or raised planters, as well as flowering vines both on walls and arbors.

2. Plant Type. Landscape planting shall include drought-tolerant, ornamental, and native species (especially along natural corridors), shall complement the architectural design of structures on the site, and shall be suitable for the soil and climatic conditions specific to the site.

a. Planting Layout and Plant Diversity. Plant selection shall vary in type and planting pattern. Informal planting patterns are preferred over uniform and entirely symmetrical planting patterns. Use of flowering trees and colorful planting are encouraged in conjunction with evergreen species. Groupings of shrubs shall contain multiple plant types, interspersed with varying heights and blooming seasons for year-round interest.

b. Water-Efficient Landscape. Consistent with the purposes of Section 65591 of the California Government Code (Water Conservation in Landscaping Act), all new multifamily and nonresidential development shall comply with EGMC Chapter 14.10, Water Efficient Landscape Requirements.

c. Street and Parking Lot Trees. A minimum of thirty (30%) percent of the street trees and parking lot trees, respectively, shall be an evergreen species.

d. Trees planted within ten (10' 0") feet of a street, sidewalk, paved trail, or walkway shall be a deep-rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements.

3. Planting Size, Spacing, and Planter Widths. In order to achieve an immediate effect of a landscape installation and to allow sustained growth of planting materials, minimum plant material sizes, plant spacing, and minimum planter widths (inside measurement) are as follows:

a. Trees. The minimum planting size for trees shall be fifteen (15) gallon, and one-third (1/3) (thirty-three (33%) percent) of all trees on a project site planted at a minimum twenty-four (24") inch box size. For nonresidential development, tree spacing within the perimeter planters along streets and abutting residential property shall be planted no further apart on center than the mature diameter of the proposed species. Minimum planter widths for trees shall be between five (5' 0") feet and ten (10' 0") feet, consistent with the City-adopted master tree list for street trees and parking lot trees. Tree planting within public parks shall comply with the minimum planting size requirement of fifteen (15) gallon, but are not subject to the twenty-four (24") inch box tree planting size.

b. Shrubs. Shrub planting shall be a minimum five-gallon size, with fifteen (15) gallon minimum size required where an immediate landscape screen is conditioned by the designated approving authority (e.g., screening of headlights from drive-through aisles). When planted to serve as a hedge or screen, shrubs shall be planted with two to four feet of spacing, depending on the plant species.

c. Groundcover. Plants used for mass planting may be grown in flats of up to sixty-four (64) plants or in individual one-gallon containers. Rooted cuttings from flats shall be planted no farther apart than twelve (12") inches on center, and containerized woody, shrub groundcover plantings shall be planted no farther apart than three (3' 0") feet on center in order to achieve full coverage within one (1) year. Minimum planter width for groundcover is two (2' 0") feet, with the exception of sod, which requires a minimum planter width of six (6' 0") feet.

d. Additional Spacing Provisions. Tree spacing shall ensure unobstructed access for vehicles and pedestrians and provide clear vision at intersections. Specifically, tree planting shall comply with the following spacing criteria:

i. Trees or shrubs with a full-grown height equal to or greater than thirty-six (36") inches shall not be planted in any clear-vision triangle.

ii. A minimum distance of fifteen (15' 0") feet is required between the center of trees and shrubs to all light standards. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 10-2022 §1 (Exh. A), eff. 5-27-2022; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 27-2013 §11, eff. 2-7-2014; Ord. 12-2012 §§8(A), (B), eff. 7-27-2012; Ord. 8-2011 §§24(A), (B), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

A. Perimeter Landscape. Minimum width of perimeter landscape along adjoining streets and interior property lines is identified in Table 23.54-1. Within the perimeter landscape planter adjoining all streets, street trees shall be planted at a maximum spacing of fifty (50' 0") lineal feet on center, located between five (5' 0") feet and ten (10' 0") feet from the back of the sidewalk. Within the perimeter landscape planter along interior property lines, screen trees shall be planted at a minimum spacing of thirty (30' 0") lineal feet on center, located between five (5' 0") feet and ten (10' 0") feet from the property line. Additionally, where nonresidential property abuts residential property, the required landscape planter shall include evergreen screen trees at thirty (30' 0") feet on center, large growing shrubs at eight (8' 0") feet on center and climbing vines, planted between large shrubs, at eight (8” 0") feet on center. (See City’s screen tree list, large growing shrubs and climbing vine list.)

B. Residential Landscape. For single-family and two (2) family residential zoning districts, the following shall be maintained:

1. A minimum of forty (40%) percent of the required front yard shall be pervious surface.

2. A minimum of fifty (50%) percent of the required yard area shall be pervious surface.

3. A minimum of ten (10%) percent of the total lot area shall be pervious.

C. Parking Lot Landscape. Parking lot landscape includes perimeter planters abutting parking lots and drive aisles, tree planting for parking lot shade, and a combination of continuous planting strips and landscaped islands throughout the parking lot. See Figure 23.54-1.

Figure 23.54-1

Parking Lot and Corresponding Landscape Design

1. Landscaped Islands. In addition to the perimeter landscaping required by this chapter, parking lots of five (5) spaces or more shall provide a landscaped island measuring a minimum of eight (8' 0") feet by sixteen (16' 0") feet at a ratio of one (1) island for every eight (8) spaces. As a minimum, the islands shall be placed every ten (10) spaces. In conjunction with a land use or development permit application, the designated approving authority may eliminate or reduce the number of required landscaped islands when paved and parking areas are used for materials, storage, stock, and trade (e.g., vehicle sales and storage). When a request to eliminate or reduce the number of required landscaped islands is not part of a land use or development permit application, a minor design review permit shall be required.

2. Planters. All landscaping shall be within planters bounded by a curb at least six (6") inches high. No planter shall be smaller than twenty-five (25 ft2) square feet, excluding curbing. Each planter shall include an irrigation system.

D. Parking Lot Screening. Landscaping within the perimeter planter abutting any street right-of-way shall be designed and maintained for partial screening of vehicles to a minimum height of thirty-six (36") inches, measured from the finished grade of the parking lot. Screening materials may include a combination of plant materials, earthen berms, solid masonry walls, raised planters, or other screening devices authorized by the designated approving authority and which meet the intent of this screening requirement. See Figure 23.54-2. Earthen berms shall be constructed with slopes no steeper than one (1' 0") vertical foot for each five (5' 0") horizontal feet (twenty (20%) percent slope), with a preferable two (2' 0") foot wide crest on top of the mound.

Figure 23.54-2

Parking Lot Screening

E. Landscape Corridors. Existing sidewalks (except at street intersections) and bus turnouts may meander from a minimum five (5' 0") foot setback to a maximum of twenty (20' 0") feet from the edge of pavement. The parkway area between the public street and the sidewalk shall be landscaped and planted with a street tree at least every fifty (50' 0") feet. The parkway shall be a minimum of eight (8' 0") feet in width for the location of the street tree. See Figure 23.54-3.

Figure 23.54-3

Landscape Corridors

F. Project Entry Landscaping. Entries to multi-tenant projects shall be designed as special statements reflective of the character and scale of the project in order to establish identity for tenants, visitors, and patrons. Flowering access plantings and specimen trees shall be used to reinforce the entry statement.

G. Buffering Between Uses. A landscape buffer shall be provided between residential and nonresidential uses and between single-family uses and multifamily uses containing three (3) or more units. Buffer areas shall include a minimum ten (10' 0") foot-wide planter strip with both deciduous and evergreen trees planted a maximum of thirty (30' 0") feet on center (see Figure 23.54-4).

Figure 23.54-4

Buffering Between Uses

H. Clear-Vision Triangle. Planting materials shall be designed to ensure that planting within the clear-vision triangle at driveway and street intersections will not exceed thirty-six (36") inches in height at full maturity.

I. Sound Walls/Masonry Walls. Where setback and open space areas are screened from public view by walls or similar approved structures, landscaping shall be provided such that fifty (50%) percent of the wall shall be covered by landscape material within five (5) years.

J. Screening of Drive-Through Aisles. In order to screen vehicles in a drive-through lane and associated headlights from view of abutting street rights-of-way, a minimum three (3' 0") foot tall landscape barrier shall be established along the outer edge of drive-through aisles.

K. Parking Lot Shade Requirement. Landscape trees throughout the parking lots of multiple residential unit dwellings and nonresidential developments shall be planted and maintained to ensure that, within fifteen (15) years after establishment of the parking lot, a minimum percentage of the parking lot is shaded in accordance with Table 23.54-2. The percentage of area required to be shaded shall be based on the number of off-street parking spaces provided. The level of growth assumed at fifteen (15) years is as determined by the Community Development Director. These requirements for parking lot shading shall not apply to parking structures, except that installation of solar panel canopies on the top floor over the parking stalls shall be required.

Future shade is calculated by adding the portion of the canopy area of each proposed tree (using diameter of the tree crown in fifteen (15) years) that is covering the paved lot at high noon, exclusive of overlapping canopies. Shade calculations shall be consistent with fifteen (15) year canopy coverage estimates. Shade tree selection shall be approved by the Community Development Director. See Figure 23.54-5. In conjunction with a land use or development permit application, the designated approving authority may allow alternative shade structures (including solar carports, green roof carports, tuck-under, etc.) in lieu of parking lot trees when it can be demonstrated that 1) there is a secondary benefit (including energy conservation, public art, consistency with density requirements, etc.), and 2) stormwater management can adequately accommodate any increase in drainage, as determined by the approving authority. When an alternative shade structure is proposed and is not part of a land use or development permit application, a minor design review permit shall be required. The approving authority will consider the potential for additional tree planting on or off site where the alternative shade solution does not involve trees.

Figure 23.54-5

Parking Lot Shade Requirements

[Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 12-2022 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 12-2012 §8(C), eff. 7-27-2012; Ord. 8-2011 §24(C), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

Landscape areas shall be supported by a permanent, automatic irrigation system coordinated to meet the needs of various planting areas. Proper irrigation shall be provided for healthy plant growth and maturation, and shall be designed to avoid the watering of structures, public ways, and pedestrian access.

A. Irrigation systems shall be designed to avoid runoff, excessive low head drainage, overspray or other similar conditions where water flows or drifts onto adjacent property, nonirrigated areas, walks, roadways or structures.

B. Automatic controllers shall be set to water between 7:00 p.m. and 10:00 a.m. to reduce evaporation.

C. An irrigation schedule indicating the four seasons of watering cycles is recommended for all irrigated landscape areas, and is required for those projects with a total landscape area of two thousand five hundred (2,500 ft2) square feet or more.

D. Low-volume irrigation systems with automatic controllers shall be required. Low-volume irrigation systems include low-volume sprinkler heads, dry emitters, and bubbler emitters. [Ord. 26-2006 §3, eff. 8-11-2006]

All landscaped areas shall be permanently maintained by watering, clearing of debris and litter, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and appearance of plant materials. All landscaping shall be maintained in such a manner as to not restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show a healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within thirty (30) days from the identified damage date.

A. The owners of all landscaped property shall be responsible for the proper maintenance of the landscaping and irrigation systems.

B. If landscaping is not being properly maintained, the property owner shall be notified by the City. If after thirty (30) days from the City’s notification the landscaping is still not being maintained, then the City may perform any type of maintenance necessary to ensure compliance with this chapter, the cost of which will be considered a lien on the property until paid in full by the property owner, tenant or their agent, if any.

C. The designated approving authority may require that the applicant post a maintenance bond or other performance assurance for a period not to exceed nine (9) months from the date of issuance of the certificate of occupancy or final installation of plant material, whichever is later, to ensure survival and maintenance of the required landscaping. The Director shall be responsible for establishing the exact sum of the bond, which shall be based upon a responsible replacement cost of all plant materials plus the cost of installation.

D. Tree Pruning and Shrub Maintenance. Trees and shrubs shall not overhang or encroach upon walkways, drives, parking areas, and traffic signs to the extent that they interfere with the use of these areas. Tree limbs which overhang public sidewalks shall be kept trimmed to a height of at least ten (10' 0") feet above the sidewalk level. Tree limbs which overhang the street shall be kept trimmed to a height of at least thirteen (13' 0") feet above the street level.

E. Grass and turf shall be kept free of weeds. [Ord. 26-2006 §3, eff. 8-11-2006]

The regulations and requirements set forth in this chapter are intended to promote and protect public health, safety and general welfare and promote the preservation of the natural nighttime outdoor environment by regulating artificial lighting. In particular, this chapter is intended to limit glare and light pollution to ensure adequate safety, night vision, and comfort. [Ord. 11-2024 §3 (Exh. A), eff. 10-11-2024; Ord. 26-2006 §3, eff. 8-11-2006]

Terms unique to this chapter are listed in EGMC Chapter 23.100 (General Definitions). [Ord. 11-2024 §3 (Exh. A), eff. 10-11-2024; Ord. 8-2011 §25(A), eff. 6-24-2011]

Except as otherwise specified herein, outdoor lighting standards listed below apply to all new multifamily residential and nonresidential development. The designated approving authority may grant exceptions to the shielding requirements, maximum level of illumination, and height of outdoor light fixtures for outdoor recreation facilities on park sites with the finding that the light impacts do not create a public nuisance for abutting residential property.

A. Shielding Required. Except as otherwise exempt, all multifamily and nonresidential outdoor lighting shall be constructed with full shielding. Where the light source from an outdoor light fixture is visible beyond the property line, shielding shall be required to reduce glare so that the light source is not visible from within any residential dwelling unit. See Figure 23.56-1.

Figure 23.56-1

Shielding Provisions for Outdoor Lighting

B. Level of Illumination. During hours of darkness, the minimum and average maintained foot-candles of light shall be consistent with the provisions listed below. A point-by-point photometric calculation listing the number, type, height, and level of illumination of all outdoor lighting fixtures shall be required in conjunction with the development permit application and prior to issuance of a building permit or site improvement plans to ensure compliance with these provisions.

1. Parking lots, driveways, trash enclosures/areas, public phones, and group mailboxes shall be illuminated with a minimum maintained one (1 fc) foot-candle of light and an average not to exceed four (4 fc) foot-candles of light.

2. Pedestrian walkways shall be illuminated with a minimum maintained one-half (0.5 fc) foot-candle of light and an average not to exceed two (2 fc) foot-candles of light.

3. Exterior doors of nonresidential structures shall be illuminated during the hours of darkness with a minimum maintained one (1 fc) foot-candle of light, measured within a five (5' 0") foot radius on each side of the door at ground level.

4. In order to minimize light trespass on abutting residential, agricultural-residential, and agricultural property, illumination measured at the nearest residential structure or rear yard setback line shall not exceed the moon’s potential ambient illumination of one-tenth (0.1 fc) foot-candle.

C. Maximum Height of Freestanding Outdoor Light Fixtures. The maximum height of freestanding outdoor light fixtures for development abutting residential, agricultural-residential, and agricultural property shall be twenty (20' 0") feet. Additionally, exterior lighting within multifamily developments shall have a maximum height of fourteen (14' 0") feet. However, the designated approving authority may grant exceptions to this height restriction in conjunction with design review if the proposed lighting plan has negligible light glare and spill impacts on adjoining residential properties. Otherwise, the maximum height for freestanding outdoor light fixtures shall be thirty (30' 0") feet.

D. Type of Illumination. All new outdoor lighting fixtures shall be energy efficient with a rated average bulb life of not less than ten thousand (10,000) hours.

E. Hours of Illumination. Automatic timing devices shall be required for all new outdoor light fixtures with off hours (exterior lights turned off) between 10:00 p.m. and 6:00 a.m. However, outdoor lights may remain on during the required off hours when:

1. The hours of operation of the associated use extend into the required off hours (lighting may stay on during the hours of operation of the use);

2. Illuminating flags representing country, state, or other civic entity (also see EGMC Section 23.62.090 (B)(4)); and

3. Functioning as security lighting (e.g., illuminating a pathway, building entry, etc.).

F. Outdoor Sports Field/Outdoor Performance Area Lighting.

1. The mounting height of outdoors sports field and outdoor performance area lighting fixtures shall be reviewed on a case-by-case basis by the designated approving authority.

2. The hours of operation for the lighting system for any game or event shall not exceed one (1) hour after the end of the event.

G. Auto and Vehicle Rental and Sales Uses. Auto and vehicle display areas shall have a minimum maintained one (1 fc) foot-candle of light and an average not to exceed thirty (30 fc) foot-candles of light. Illumination standards for all other areas outlined in subsection (B) of this section shall be adhered to.

H. Architectural/Landscape Lighting. Outdoor light fixtures used to illuminate architectural and landscape features shall use a narrow cone of light for the purpose of confining the light to the object.

I. Sign Lighting. The artificial illumination of signs, both from an internal or external source, shall be designed to eliminate negative impacts on surrounding rights-of-way and properties, and shall comply with EGMC Chapter 23.62, Signs on Private Property. [Ord. 11-2024 §3 (Exh. A), eff. 10-11-2024; Ord. 6-2019 §3 (Exh. A), eff. 4-26-2019; Ord. 20-2017 §3 (Exh. B), eff. 10-13-2017; Ord. 8-2011 §§25(B), (C), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

A. Standards. Exterior lighting for single residential units and two-unit residential shall be subject to the following standards:

1. Attached Exterior Lighting Fixtures.

a. Attached exterior lighting fixtures on primary or accessory structures shall not exceed the height of the eave of the roof of the building or structure to which the lighting is attached.

b. Bulbs installed in attached exterior lighting fixtures may not exceed one thousand six hundred (1,600) lumens unless the light fixture is full cutoff.

2. Freestanding Exterior Lighting Fixtures.

a. Except as otherwise set forth in this section, freestanding exterior lighting fixtures shall be full cutoff, shall not exceed a height of 12 feet (12' 0") feet, and shall not exceed one thousand six hundred (1,600) lumens.

b. Freestanding exterior lighting fixtures with a height between 12 feet (12' 0") and 20 feet (20' 0") may be approved through minor design review with the submittal of a point-by-point photometric calculation listing the number, type, height, and level of illumination of all outdoor lighting fixtures. In such cases, illumination measured at any shared property line shall not exceed the moon’s potential ambient illumination of one-tenth (0.1 fc) foot-candle. All freestanding lighting fixtures exceeding a height of 12 feet (12' 0") shall be full cutoff (no light above ninety (90) degrees) and require automatic timing devices with off hours between 10:00 p.m. and 6:00 a.m. every day.

B. Exemptions. The following exterior lighting types are allowed by right and are exempt from the standards set forth in subsection (A) of this section:

1. Temporary (maximum ninety (90) consecutive days) lighting used for seasonal decoration.

2. Low voltage landscape lighting less than fifteen (15) volts.

3. Outdoor string lighting with bulbs not exceeding one hundred forty (140) lumens per bulb.

4. Exterior lighting fixtures existing and legally installed prior to the effective date of this section are exempt from the requirements of this section pursuant to the provisions of EGMC Chapter 23.84 (Nonconforming Uses, Buildings, and Structures). [Ord. 11-2024 §3 (Exh. A), eff. 10-11-2024]

The following outdoor light fixtures shall be prohibited as specified below. Existing light fixtures legally permitted or authorized prior to adoption of this chapter may be maintained pursuant to EGMC Chapter 23.84 (Nonconforming Uses, Buildings, and Structures).

A. Neon tubing or band lighting along building structures used in lieu of articulation is prohibited. Accent eave lighting where the light source is not visible from any public right-of-way is allowed.

B. Searchlights.

C. Illumination of entire buildings. Building illumination shall be limited to security lighting and lighting of architectural features authorized by the designated approving authority in conjunction with the required development permit(s).

D. In multifamily residential and nonresidential development, roof-mounted lights except for security purposes with motion detection and full shielding (so that the glare of the light source is not visible from any public right-of-way).

E. Any light that imitates or causes visual interference with a traffic signal or other necessary safety or emergency light.

F. No permanently installed exterior lighting shall continuously blink or flash for any single unit residential development. Exterior temporary (maximum ninety (90) consecutive days) lighting for seasonal decoration is permitted. [Ord. 11-2024 §3 (Exh. A), eff. 10-11-2024; Ord. 26-2006 §3, eff. 8-11-2006. Formerly 23.56.040]

This chapter establishes regulations which provide for safe, attractive, and convenient off-street parking and loading and ensure that parking areas are compatible with surrounding land uses. [Ord. 26-2006 §3, eff. 8-11-2006]

Except as otherwise provided in adopted development agreements, specific plans, or the like, off-street parking and loading provisions of this chapter shall apply as follows:

A. New Development. For all buildings or structures erected and all uses of land established after the effective date of the ordinance codified in this title, parking and loading facilities shall be provided as required by this chapter. Except as otherwise specifically conditioned, projects with unexpired land use and development approvals on the effective date of the ordinance codified in this title have the option of meeting the parking requirements of this title in effect on the project approval date or being subject to the provisions required herein.

B. Change in Use. When the use of any building, structure, or premises is changed, increasing the intensity such that the change creates an increase of more than ten (10%) percent in the number of off-street parking spaces required by the change, additional off-street parking spaces shall be provided in accordance with the requirements of this chapter.

C. Modification to Existing Structures. Whenever an existing building or structure is modified such that it creates an increase of more than ten (10%) percent in the number of off-street parking spaces required by the modification, additional off-street parking spaces shall be provided in accordance with the requirements of this chapter. However, if said building or structure was erected prior to the effective date of the ordinance codified in this title, additional parking or loading facilities shall be mandatory only in the amount by which the requirements for the new use would exceed those for the existing use if the latter were subject to the parking and loading provisions of this title. [Ord. 8-2011 §26(A), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]

A. Building Permit. New parking lot design and modifications to existing parking lots in conjunction with a substantial change in use to an existing structure shall be reviewed in conjunction with the building permit and any other land use or development permit required for the project.

B. Zoning Clearance. Modification or improvement to an existing parking lot that impacts the parking space layout, configuration, or number of stalls shall require zoning clearance to authorize the change as consistent with this title. Specifically, the designated approving authority shall review proposed plans for initial paving, resurfacing, and/or restriping of off-street parking areas that alter the number and/or configuration of parking spaces or corresponding landscape planters for multifamily and nonresidential uses.

C. Exempt Activities. Parking lot improvements listed below shall be considered minor in nature in that they do not alter the number or configuration of parking stalls. Such improvements shall be exempt from permit requirements.

1. Repair of any defects in the surface of the parking area, including holes and cracks.

2. Resurfacing, slurry coating, and restriping of a parking area with identical delineation of parking spaces.

3. Repair or replacement in the same location of damaged planters and curbs.

4. Sprinkler line repair or refurbishment of landscaped areas with similar plant species. [Ord. 26-2006 §3, eff. 8-11-2006]

A. Location Requirements for Off-Street Parking Spaces.

1. Except as otherwise permitted herein, all required off-street parking spaces shall be accessible to and located on the same lot as the use and/or development requiring such spaces.

2. Required off-street parking spaces shall not be located within any required front yard or required street-side yard setback of any parcel. However, parking spaces in addition to the first two (2) required (pursuant to Table 23.58-2) may be allowed in the front and street-side side yards of single-family residential lots (including in residential, agricultural-residential, and agricultural zones) in compliance with all of the following conditions:

a. Vehicle parking (and access thereto) in residential areas shall be on permanent paved or other approved impervious surface that prevents the infiltration of stormwater consistent with EGMC Section 23.58.090. Exceptions may be granted when a pervious surface is required to reduce the impact within the dripline of a protected tree.

b. Parking is not permitted within any required side, rear, and street-side setback area pursuant to Division III, Zoning Districts, Allowable Uses, and Development Standards, of this title. Parking is permitted in the front yard setback area. Also see maximum impervious surface area for residential property in EGMC Chapter 23.54, Landscaping.

c. Parking may not occur within any required clear-vision triangle area on a corner lot.

3. Except as otherwise provided in this title, the City may, through approval of a special parking permit as provided in EGMC Section 23.16.037, allow for a portion or all of the vehicle parking required by this chapter to be provided by on-street parking spaces. Each on-street parking space, where permitted, shall be defined as twenty-five (25' 0") lineal feet of unrestricted curb.

B. General Use Provisions for Off-Street Parking Spaces.

1. Required off-street parking spaces shall not be used for any purpose that at any time would prevent vehicles from parking in required parking spaces, except as permitted by EGMC Chapter 23.92 (Temporary Uses).

2. Parking facilities shall be used for automobile parking only. No sales, dead storage, repair work, dismantling, or servicing of any kind shall be permitted without necessary permits for such use. The only exception to this rule is for temporary use of parking areas when the remaining number of unobstructed parking spaces complies with the minimum parking requirements for the permanent use(s) of the property in accordance with Table 23.58-2.

3. Residential Guest Parking. For residential tenant and guest parking, the spaces must be marked per the required minimum standards for tenant and guest parking.

C. Parking Regulations for Vehicles, Trailers, and Vessels.

1. Inoperable/Unregistered Vehicles, Trailers, and Vessels. Any vehicle, trailer, or vessel which is inoperable and/or unregistered shall be stored consistent with the following standards. These requirements do not apply to farm equipment located on property zoned for agricultural use or to auto vehicle dismantling facilities.

a. Operable vehicles, trailers, and vessels with registration expired three (3) months or less shall be stored either within an enclosed structure or shall be parked in designated parking areas of the lot (e.g., outside of required yard areas on permanent paved or other approved impervious surface consistent with the provisions of subsection (A)(2) of this section).

b. Inoperable vehicles, trailers, and vessels and those vehicles, trailers, and vessels with registration expired for a period greater than three (3) months shall be stored within an enclosed structure. No such vehicle shall be stored in any actual yard.

2. Commercial Vehicle Parking. Commercial vehicles weighing four (4) tons or more are prohibited on any street or parcel within a residential or agricultural-residential zoning district or neighborhood except long enough for typical residential delivery and pickup, moving, and towing. Commercial vehicles weighing less than four (4) tons may be permitted in residential zoning districts and neighborhoods consistent with applicable provisions of this title. See EGMC Chapter 23.82, Home Occupations.

3. Recreational Vehicle, Trailer, and Vessel Parking. Recreational vehicles, trailers, and vessels of an owner, tenant, guest, or visitor may be parked on any highway (street) for a maximum period of seventy-two (72) hours as provided in EGMC Section 10.24.070(B). Any request to extend this period for guests and visitors shall be submitted in writing to the Chief of Police for consideration and authorization. Recreational vehicle, trailer, and vessel storage is prohibited in required front and street side yards except as provided in EGMC Section 23.84.031. Vehicle owners are advised to verify that vehicles are parked consistent with any applicable covenants, conditions, and restrictions applicable to that subdivision.

However, recreational vehicle, trailer, and vessel parking is permitted outside of required front and street side yard setback areas and within interior side and rear yards when screened by a solid six (6' 0") foot tall fence, wall, and/or landscape barrier. Note, the street side yard shall extend the length of the lot all the way to the rear property line and shall take precedence over the required rear yard area. Screening shall be consistent with EGMC Chapter 23.52, Fences and Walls. The screening requirement does not apply to parcels with two (2) or more gross acres or within the Rural Area Community Plan area.

D. Tandem Parking. Tandem parking shall not be permitted to satisfy off-street parking requirements, except within mobile home parks and for single-family residential uses when located outside required yard setback areas with spaces and access paved in accordance with requirements of this chapter to the satisfaction of the designated approving authority. [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 6-2019 §3 (Exh. A), eff. 4-26-2019; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 31-2014 §3 (Exh. A), eff. 2-13-2015; Ord. 19-2012 §3, eff. 11-9-2012; Ord. 12-2012 §9, eff. 7-27-2012; Ord. 8-2011 §26(B), eff. 6-24-2011]

A. Off-Street Vehicle Parking Requirements. Off-street vehicle parking shall be provided pursuant to Table 23.58-2. The number of parking spaces provided shall be equal to or between the minimum and the maximum number required for the use, except as otherwise provided through the approval of a special parking permit pursuant to EGMC Section 23.16.037 and/or as provided in EGMC Section 23.58.060 (Parking reduction programs). Reduced parking requirements may also be provided upon approval of a density bonus or other developer incentives as provided in EGMC Chapter 23.50 (Density Bonus and Other Developer Incentives). Where no maximum number is listed none shall be enforced. The maximum parking ratio, where specified, may only be exceeded upon approval of a minor deviation pursuant to EGMC Section 23.16.030.

B. Rules for Determining Parking Requirements. Except as otherwise specifically stated, the following rules apply to Table 23.58-2:

1. “Square feet” means “gross square feet” and refers to building area unless otherwise specified.

2. Where parking spaces are required based upon a per employee ratio, this shall be construed to be the total number of employees on the largest working shift.

3. For the purpose of calculating residential parking requirements, dens, studies, or other similar rooms that may be classified as bedrooms under the building code shall be considered bedrooms.

4. Where the number of seats is listed to determine required parking, seats shall be construed to be fixed seats. Where fixed seats provided are either benches or bleachers, such seats shall be construed to be not more than eighteen (18") linear inches for pews and twenty-four (24") inches for dining, but in no case shall seating be less than determined as required by the building code.

C. Uses Not Listed. The number of parking spaces required for uses not specifically listed in Table 23.58-2 shall be determined by the Community Development Director based on common functional, product, or compatibility characteristics and activities, as provided in EGMC Section 23.26.020(E), Uses Not Listed/Similar Uses.

D. Calculation/Rounding of Quantities. When the calculation of the required number of off-street parking spaces results in a fraction of a space, the total number of spaces shall be rounded to the nearest whole number (< 0.49 round down, > 0.50 round up).

E. Mixed-Use/Multiple Tenants. Except as otherwise provided in this chapter, for each separate use on a site with multi-tenants, or a combination of principal uses in any one facility, the development shall provide the aggregate number of parking spaces for each separate use. Shopping centers may include up to ten (10%) percent restaurant use parked at the retail ratio of four (4) spaces per one thousand (1,000 ft2) square feet. Any increase in restaurant use will require additional parking as listed in Table 23.58-1. Said calculation is made on an aggregate basis.

Note:

1. Shopping centers with more than thirty-five (35%) percent restaurant use shall provide parking for the additional restaurant use in accordance with required parking standards.

F. New Buildings or Development Projects without Known Tenants. If the type of tenants that will occupy a nonresidential building are not known at the time of the development entitlement or building permit approval, the amount of parking shall be the minimum number of spaces required by Table 23.58-2 for the most intense land use allowed within the underlying zoning district that can reasonably be accommodated within the entire structure/project as determined by the Community Development Director. The designated approving authority may grant exceptions to this rule where the use or other restrictions ensure adequate parking is provided (e.g., rezone agreements).

G. Tenant Spaces with Multiple Functions. When a tenant of a building has several functions, such as retail and office space, the amount of parking for the tenant shall be calculated as required in Table 23.58-2 for the primary use, using the gross floor area of the building.

H. Tenant Spaces with Accessory Storage. When a tenant has enclosed accessory storage in excess of two thousand (2,000 ft2) square feet, the required parking for that portion of the tenant space dedicated to storage shall be calculated as specified in Table 23.58-2 for warehousing use (in addition to the parking requirements for the primary use of the building).

I. Parking Near Major Transit Stop.

1. Notwithstanding subsections (A) and (E) of this section, and the requirements of Table 23.58-2, pursuant to Section 65863.2 of the California Government Code, no minimum required parking shall be required for any residential, commercial, office, or other development project (excluding hotels, motels, bed and breakfast inns, or other transient lodging other than a residential hotel) which is located within one-half (1/2) mile of a major transit stop.

2. The term “major transit stop” has that same meaning as provided in Section 21064.3, as modified by Section 21155 of the California Public Resources Code, and includes any of the following:

a. An existing rail or bus rapid transit station.

b. The intersection of two (2) or more major bus routes with a frequency of service interval of fifteen (15) minutes or less during the morning and afternoon peak commute periods.

c. A major transit stop included in the current Metropolitan Transportation Plan and Sustainable Communities Strategy (or alternative planning strategy).

3. Notwithstanding subsection (I)(1) of this section, the City may impose or enforce the minimum parking requirements contained in subsections (A) and (E) of this section and the requirements of Table 23.58-2 on a proposed development project that is within one-half (1/2) mile of a major transit stop if the Zoning Administrator makes written findings, within thirty (30) days of the receipt of a completed application, that not imposing or enforcing minimum parking requirements on the proposed development project would have a substantially negative impact, supported by a preponderance of the evidence in the record, on any of the following:

a. The City’s ability to meet its share of the regional housing need in accordance with Section 65584 of the California Government Code for low- and very low-income households.

b. The City’s ability to meet any special housing needs for the elderly or persons with disabilities identified in the analysis required pursuant to Section 65583(a)(7) of the California Government Code.

c. Existing residential or commercial parking within one-half (1/2) mile of the housing development project.

4. The provisions of subsection (I)(3) of this section shall not apply to a housing development project that satisfies any of the following:

a. The development dedicates a minimum of twenty (20%) percent of the total number of housing units to very low, low-, or moderate-income households, students, the elderly, or persons with disabilities.

b. The development contains fewer than twenty (20) units.

c. The development is subject to parking reductions based on the provisions of any other applicable State law or this title.

5. The provisions of this section shall not eliminate or reduce the required provision for electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development if this section did not apply.

6. When a development project that qualifies for the provisions of this section voluntarily provides parking, the developer shall do one (1) or more of the following:

a. Provide spaces dedicated to car share vehicles.

b. Provide access to the spaces to the general public.

c. Charge for the use of the parking spaces.

Notes:

1.    At least two (2) parking spaces shall either be enclosed or covered.

2.    No parking is required if the lot is located within one-half (1/2) mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code; or if there is a car share vehicle located within one (1) block of the lot.

3.    Notwithstanding any other provision of this table, any modifications, renovations, remodels and additions to an existing single residential unit structure that increase the bedroom count to more than four (4) bedrooms shall not require the provision of any additional parking spaces beyond those required for the initial construction of the dwelling.

[Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 13-2022¹ §3 (Exh. A), eff. 6-24-2022; Ord. 12-20221 §3 (Exh. A), eff. 6-24-2022; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 6-2019 §3 (Exh. A), eff. 4-26-2019; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016;

Ord. 31-2014 §3 (Exh. A), eff. 2-13-2015; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014; Ord. 8-2011 §26(C), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

Qualifying development projects listed herein may request a reduction in the minimum number of parking spaces required, provided they include facilities, programs, or services that reduce the overall parking demand for the site, contingent upon approval of a parking reduction permit from the designated approving authority pursuant to EGMC Section 23.16.037.

A. Facilities and Programs. A proponent of an office, commercial or industrial project may provide alternative facilities or programs which serve to reduce parking demand in return for a reduction in vehicle parking requirements. Vehicle parking requirements may be reduced in accordance with the following provisions:

1. Shower/Locker Facilities. Developments with one hundred (100) or more employees may reduce their parking requirement by providing shower and clothing locker facilities for bicycle commuting employees. Maximum reduction: two (2%) percent of required parking.

2. Secure Bicycle Parking. Developments which provide additional secure bicycle parking facilities over and above the minimum requirement may reduce their parking requirement by one (1) vehicle space for every three (3) additional bicycle spaces provided. Maximum reduction: two (2%) percent of required parking if short-term bicycle parking spaces are provided, four (4%) percent of required parking if long-term/end-of-trip bicycle parking spaces are provided.

B. Preferred Carpool/Vanpool Parking Spaces. Office or industrial developments which guarantee preferred parking spaces (e.g., covered, shaded, or near building entrance) to employees who participate regularly in a carpool or vanpool may reduce their parking requirement by one (1) vehicle space for every one (1) space which is marked and reserved for carpools/vanpools at a preferred location. Maximum reduction: two (2%) percent of required parking.

C. Proximity to Alternative Modes. Off-street vehicle parking reductions may also be granted when the applicant for a single or combined use can prove to the designated approving authority that the proximity of the facility to alternative modes of transportation justifies the requested parking reduction.

D. Shared Parking. Shared parking solutions are encouraged. Multiple uses may use joint parking facilities when operations for the respective uses are not normally conducted during the same hours, or when hours of peak use differ. A request for the use of shared parking must meet the following conditions:

1. Located in a common parking lot or off site convenient to the use(s) requiring the parking; and

2. The applicant is able to show through a qualified parking study that there shall be no substantial conflicts between the subject uses with regard to principal hours of operation and periods of peak parking demand. A possible option for determining shared parking arrangements includes the Urban Land Institute publication “Shared Parking”; and

3. Right of joint use shall be evidenced by a deed, lease, contract, or similar written instrument that shall be approved as to form by the City Attorney upholding such joint use; and

4. In no instance shall the total parking required be less than would be required for any one (1) of the independent uses.

E. Vehicle Park-and-Ride Lot Requirements at Shopping Centers. Up to ten (10%) percent of the required number of parking spaces for retail stores/shopping centers may be contractually committed to be used for park-and-ride purposes without affecting the total parking requirement of the center. This parking reduction cannot be combined with any other parking reduction program and cannot be applied to parking lots that do not meet the minimum required parking requirements in accordance with EGMC Section 23.58.050, do not meet the parking design and development standards in accordance with EGMC Section 23.58.090, or have been issued any other approval that reduces the amount of parking on site.

F. A religious institution affiliated housing development project may take advantage of the following provisions. For purposes of this section, the terms “housing development project,” “place of worship,” “public transit,” “religious institution,” “religious institution affiliated housing development project,” and “religious-use parking spaces” shall have the same meaning as provided in Section 65913.6 of the Government Code. This parking reduction is separate and apart from any development concession or incentive provided under EGMC Chapter 23.50 (Density Bonus and Other Development Incentives).

1. A religious institution affiliated housing development project is not required to replace religious-use parking spaces that are eliminated as part of that housing development, provided the number of religious-use parking spaces being eliminated does not exceed fifty (50%) percent of the number of religious-use parking spaces that are available at the time of permit application.

2. Any parking spaces available for the remaining religious use may count towards the required parking for the housing development project. Notwithstanding the foregoing, the City shall not allow the remaining religious-use parking spaces to count toward the number of parking spaces otherwise required for approval of the housing development project as provided herein to the extent that application of subsection (E)(4) of this section would prohibit City from requiring up to one (1) parking space per unit.

3. The curing of any preexisting deficit in the number of religious-use parking spaces shall not be imposed as a condition of approval of the housing development and the City shall not deny the parking reduction solely on the basis of the reduction in the total number of parking spaces available at the place of worship provided the total reduction does not exceed fifty (50%) percent of the existing parking spaces.

4. The reduction in parking spaces shall not reduce the minimum parking standards below one (1) space per unit; provided, however, that this limitation shall not apply to any religious institution affiliated housing development project if either of the following is true:

a. The parcel is located within one-half (1/2) mile walking distance of public transit; or

b. There is a car share vehicle located within one (1) block of the parcel. [Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 15-2014 §3 (Exh. A), eff. 8-22-2014; Ord. 8-2011 §26(D), eff. 6-24-2011]

Repealed by Ord. 20-2018. [Ord. 26-2006 §3, eff. 8-11-2006]

Up to thirty-five (35%) percent of the required number of parking spaces may be sized for compact cars, and shall be clearly marked, “COMPACT.” Compact parking spaces shall be distributed throughout the parking lot. [Ord. 26-2006 §3, eff. 8-11-2006]

A. Surface Parking. All surface parking areas, other than those provided in a garage or parking structure, shall have the following improvements:

1. Paving and adequate drainage facilities as specified by the City Engineer.

2. Clear signage and pavement markings to indicate entrances, exits, aisle directions, and other features required to ensure the safe movement of vehicles.

3. Parking areas for commercial, industrial, and multiple-family residential uses, not including duplexes and single-family residences, shall be designed so that vehicles are not permitted to back out of the parking area onto a public street.

4. Landscaping. Landscaping shall be provided in compliance with EGMC Chapter 23.54, Landscaping.

5. Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting fixtures shall be energy-efficient. Lighting standards shall be in scale with the height and use of the on-site structure(s). All illumination, including security lighting, shall be directed downward, away from adjacent properties and public rights-of-way in compliance with EGMC Chapter 23.56, Lighting.

6. Vehicle Overhang. Vehicular overhang is permitted, provided no vehicle shall overhang into a sidewalk which would reduce the unencumbered width of a sidewalk to less than four (4' 0") feet. A vehicle is permitted to overhang into a landscaped area by two (2' 0") feet; provided, that the required landscape area is extended by two (2' 0") feet.

B. Access to Parking. Access to parking areas and curb cuts for driveways shall be approved by the Community Development Director and City Engineer to ensure an efficient and safe traffic flow into the parking areas and along public streets.

C. Dead-End Aisles. Dead-end aisles are discouraged. When used, ninety (90) degree angle stalls are required and the aisle shall have a minimum five (5' 0") foot backing area.

D. Parking Space and Aisle Dimensions. All parking areas shall be designed so that the parking spaces are permanently maintained and have suitable maneuvering space and access to and from a public street or alley. The dimensions of each parking space shall be determined from Table 23.58-3 and Figure 23.58-1:

Notes:

1. Where parking stalls abut each other such that they may create vehicular movement conflicts, as determined by the City, the minimum stall width shall be increased to eleven (11' 0") feet. Examples of such conflicts include, but are not limited to, stalls oriented at a ninety (90) degree angle to each other.

2. Accessible spaces shall be designed consistent with California Building Code requirements and EGMC Title 16.

Figure 23.58-1

Parking Space and Drive Aisle Dimensions

[Ord. 13-2025 §3 (Exhs. E, F), eff. 7-25-2025; Ord. 20-2018 §3 (Exh. A), eff. 11-9-2018; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 26-2006 §3, eff. 8-11-2006]

A. Bicycle parking shall be provided for all multifamily projects and nonresidential uses in compliance with this chapter. Except as otherwise provided herein, bicycle parking requirements apply to both short-term and long-term bicycle parking facilities as defined in EGMC Chapter 23.100 (Definitions). The City encourages the construction of long-term/end-of-trip bicycle parking facilities for large employment centers and uses with over fifty (50) employees. No minimum number of long-term/end-of-trip bicycle parking spaces is required, but if provided a development may receive additional reductions in required vehicle parking spaces, as outlined in EGMC Section 23.16.037. Generally, bicycle parking shall be located on a paved surface, within fifty (50' 0") feet of a primary building entrance and in a visibly secure and well-lit location either adjacent to or within the building. However, the designated approving authority may allow for exceptions to the minimum distance and/or alternative locations that meet the intent of providing short- and long-term bicycle parking that is convenient and highly visible.

B. Bicycle parking shall consist of at least a stationary bicycle rack, typically a vertical metal bar, where the cyclist supplies a padlock and chain or cable to secure the bicycle to a stationary object. Where located within a building, bike racks may also be wall mounted.

C. Bicycle parking is required for multifamily, public and civic facilities, schools, retail commercial, office and industrial uses in accordance with Table 23.58-4. In no case shall there be fewer than two (2) employee bicycle spaces and two (2) patron spaces, unless specifically exempt.

D. Bicycle Parking Facility Standards.

1. Short-Term Bicycle Parking. Short-term bicycle parking spaces are intended for short periods of time and are usually targeted to visitors, customers, and other short-term users.

a. Short-term bicycle parking may consist of floor, wall, or ceiling bike racks.

b. Bike racks should enable the bicycle frame and one (1) wheel to be locked to the rack with a standard U-shaped lock or cable.

c. Racks must be securely anchored to the ground, wall or ceiling.

d. The location and configuration of bike racks may not impede pedestrian or vehicular circulation.

e. Racks shall be configured to provide ease of use – racks shall not be placed too close to a wall or obstruction so as to make use difficult.

2. Long-Term Bicycle Parking. Long-term bicycle parking spaces are intended for periods of time longer than several hours and are targeted to employees, residents, and other long-term users.

a. Long-term bicycle parking may consist of storage lockers, locked rooms or enclosures, or bicycle parking areas internal to a building.

b. If long-term bicycle parking is located in an area not easily visible from the main entrance of a building, a safe access route from the main entrance to the bike parking facility, with adequate lighting and signage, shall be provided.

c. Long-term bicycle facilities shall be of sufficient width and length for parking of bicycles, with space for maneuvering. When located indoors in a dedicated room, bicycle racks may be wall mounted.

d. The location and configuration of long-term bicycle facilities may not impede pedestrian or vehicular circulation.

e. Long-term bicycle parking facilities within a vehicle parking garage shall be located to maximize security in a highly visible area or in proximity to a parking attendant.

E. Alternative Compliance. Upon written request by the applicant, the Community Development Director may approve alternative compliance from the provisions of this chapter, which may include, but is not limited to, a reduction or deviation in the number, type, or location of the required bicycle parking, and may include a waiver of the requirement. Considerations used in the determination may include, but are not limited to:

1. Physical site planning constraints;

2. Proximity to existing bicycle parking;

3. Projects that cannot be classified into the provided land use categories;

4. Provision of enhanced bicycle facilities provided in the development;

5. Inclusion of the site within a larger development for which adequate bicycle parking is already provided; or

6. Unforeseen circumstances or individual land use changes. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 15-2014 §3 (Exh. A), eff. 8-22-2014; Ord. 26-2006 §3, eff. 8-11-2006]

A. Purpose of Loading Area Requirements. The purpose of these regulations is to provide the number, size, location, and screening requirements for loading areas in various types of developments and uses. The intent of these regulations is to minimize disruptions of traffic flow and vehicular and pedestrian conflicts through adequate sizing and siting of these facilities.

B. Loading Areas for Goods and Materials. The following regulations shall apply to loading areas for goods and materials. Examples include, but are not limited to, loading docks and delivery areas.

1. When Loading Regulations Apply. This regulation applies to all industrial, commercial, office, and similar land uses. Buildings or tenant spaces smaller than ten thousand (10,000 ft2) square feet in size are exempt from the requirements of this section.

2. General Loading Area Requirements. The number of required loading spaces is based on the use of the building and the building size, minus any residential component square footage, as described in Table 23.58-5 (Required Minimum Loading Spaces). Where two (2) or more uses are located on the same premises, the number of loading area spaces required is the sum of the spaces required for each use.

3. Loading Area Standards.

a. The loading space(s) required by this section may be constructed as either a dock (where a truck may back up directly to a building or platform and goods may be unloaded from the floor of the truck to the floor of the building or platform without the use of a ramp or lift gate) or designated loading area (a paved area so designated with appropriate striping and/or signage), as appropriate for the use/development, subject to approval of the designated approving authority.

b. Loading spaces shall be at least ten (10' 0") feet in width and thirty-five (35' 0") feet in length, with fourteen (14' 0") feet of vertical clearance.

c. Loading areas shall comply with the setback and perimeter landscaping and screening standards as provided in EGMC Chapter 23.54, Landscaping.

d. Loading and maneuvering areas shall be hard-surfaced unless a permeable surface is required to reduce surface runoff, as determined by the City.

e. Parking of passenger vehicles may be allowed in off-street loading areas subject to specific time limits to prevent conflicts with off-street loading activities. If parking is allowed, the parking time limits shall be clearly posted. These parking spaces shall not count toward meeting the general parking requirements.

D. Passenger Loading Areas. Public parking areas for major development projects shall designate a passenger loading area or areas for embarking and disembarking passengers from ridesharing vehicles. Such passenger loading areas shall be located at the point(s) of primary pedestrian access from the parking area to the adjacent building, or buildings, and shall be designed in such a manner that vehicles waiting in the loading area do not impede vehicular circulation in the parking area. The passenger loading areas shall be designed as a turnout as indicated by Figure 23.58-2 and shall be large enough to accommodate the number of waiting vehicles equivalent to one-half (0.5%) percent of the required parking for the project.

Figure 23.58-2

Passenger Loading Area

[Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 26-2006 §3, eff. 8-11-2006]

Electric vehicle charging infrastructure shall be provided within all new parking areas and qualifying remodels and expansions as required by the City-adopted building codes set forth in EGMC Title 16, as may be amended from time to time. [Ord. 20-2024 §3 (Exh. A), eff. 2-7-2025; Ord. 34-2022 §3 (Exh. A), eff. 2-10-2023; Ord. 29-2019 §3 (Exh. A), eff. 2-7-2020]

Code reviser’s note: Ords. 13-2022 and 12-2022 both amended this section and passed on the same day. Per the city, Ord. 13-2022 supersedes Ord. 12-2022.

The performance standards established in this chapter are intended to ensure that uses and activities shall occur in a manner to protect the public health and safety and which does not produce adverse impacts on surrounding properties nor the community at large. The standards contained in this chapter apply to all zoning districts. If necessary, the City will retain a professional expert or designated regulatory agency to assist in assessing possible impacts, and the applicant or business owner will pay any cost incurred. [Ord. 26-2006 §3, eff. 8-11-2006]

A. Application. All buildings or structures erected or maintained within the one hundred (100) year floodplain of designated tributaries and all new lots shall conform to the standards and requirements set forth in this chapter.

B. Development Standards. The following development standards shall apply to the placement of structures within floodplains of designated tributaries:

1. With the exception of nonhabitable structures, all structures shall be located outside of the one hundred (100) year floodplain and a minimum twenty-five (25' 0") feet from the centerline of the creek or tributary.

2. Tributary channels shall remain in their natural state and shall not be altered (e.g., piped or channeled) unless the proposal is heard and approved by the appropriate authority in conjunction with any application for any discretionary planning entitlement faction. If no such application has been filed, the proponent of such alteration shall apply for design review approval to be heard by the designated approval authority.

3. All proposed projects within designated tributary floodplains shall meet the requirements and regulations set forth in EGMC Title 19, Trees.

4. No fill shall be permitted within the one hundred (100) year floodplain of designated tributaries unless:

a. The one hundred (100) year flood depth prior to the fill is less than two (2' 0") feet;

b. The fill is for the minimum area to accommodate a structure and allow for a five (5' 0") foot border area that shall have a side slope of four to one (4:1) or flatter when no landscaping or erosion control is provided by the proponent;

c. There are no trees nine (9") inches in diameter or larger which cannot be successfully transplanted or otherwise protected from the impact of the fill;

d. The toe of the fill will not encroach within twenty-five (25' 0") feet of the centerline of the designated tributary; and

e. The fill will not result in adverse hydrologic impacts on the stream as determined by the City Engineer.

C. Lot Standards. Any new lot that is proposed to be created adjacent to a designated tributary must provide either:

1. A buildable area outside the one hundred (100) year floodplain of that tributary;

2. A buildable area that is located at least twenty-five (25' 0") feet from the centerline of the tributary and which provides for construction with a minimum habitable floor elevation that is at least one (1' 0") foot above the water surface elevation of the one hundred (100) year floodplain and is outside the floodway.

D. Interpretation. The locations of “designated tributaries” indicated on the City of Elk Grove zoning map are approximate. Therefore, in order to ensure compliance with the provisions of this section, the proponent of any application for entitlement on any property located within two hundred (200' 0") feet of the centerline of a designated tributary must demonstrate the applicability of development standards set forth in this section. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 4-2014 §3 (Exh. B), eff. 3-28-2014; Ord. 26-2006 §3, eff. 8-11-2006]

The following standards are intended to ensure that the use, handling, storage and transportation of hazardous materials comply with all applicable State laws (Section 65850.2 of the Government Code and Section 25505 et seq. of the Health and Safety Code) and that appropriate information is reported to the Fire Department as the regulatory authority.

A. Reporting Requirements. All businesses required by State law (Section 6.95 of the Health and Safety Code) to prepare hazardous materials release response plans and hazardous materials inventory statements shall, upon request, submit copies of these plans, including any revisions, to the Fire Department.

B. Underground Storage. Underground storage of hazardous materials shall comply with all applicable requirements of State law (Section 6.7 of the Health and Safety Code and Articles 679 and 680 of the California Fire Code, or as subsequently amended). Businesses that use underground storage tanks shall comply with the following procedures:

1. Notify the Fire Department of any unauthorized release of hazardous materials prescribed by City, County, State and Federal regulations;

2. Notify the Fire Department and the Sacramento County Health Department of any proposed abandoning, closing or ceasing operation of an underground storage tank and actions to be taken to dispose of any hazardous materials; and

3. Submit copies of the closure plan to the Fire Department.

C. Above-Ground Storage. Above-ground storage tanks for hazardous materials and flammable and combustible materials may be allowed subject to the approval of the Fire Department.

D. New Development. Structures adjacent to a commercial supply bulk transfer delivery system with at least six (6") inch pipes shall be designed to accommodate a setback of at least one hundred (100' 0") feet from that delivery system. The setback may be reduced if the Community Development Director, with recommendation from the Fire Department, can make one (1) or more of the following findings:

1. The structure would be protected from the radiant heat of an explosion by berming or other physical barriers;

2. A one hundred (100' 0") foot setback would be impractical or unnecessary because of existing topography, streets, parcel lines or easements; or

3. A secondary containment system for petroleum pipelines and transition points shall be constructed. The design of the system shall be subject to the approval of the Fire Department.

E. Notification Required. A subdivider of a development within five hundred (500' 0") feet of a pipeline shall notify a new/potential owner before the time of purchase and the close of escrow of the location, size and type of pipeline. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 26-2006 §3, eff. 8-11-2006]

Repealed by Ord. 8-2011. [Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

A. Sources of odorous emissions, particulate matter and air containment standards shall comply with the rules and regulations of the Sacramento Metropolitan Air Quality Management District and the State Health and Safety Code.

B. Noxious odorous emissions in a manner or quantity that are detrimental to or endanger the public health, safety, comfort, or welfare are declared to be a public nuisance and unlawful, and shall be modified to prevent further emissions release, except for agricultural operations in compliance with this title.

C. No dust or particulate matter shall be emitted that is detectable by a reasonable person without instruments.

D. Exhaust air ducts shall be located or directed away from abutting residentially zoned properties. [Ord. 26-2006 §3, eff. 8-11-2006]

Uses that generate vibrations that may be considered a public nuisance or hazard on any adjacent property shall be cushioned or isolated to prevent generation of vibrations. Uses shall be operated in compliance with the following provisions:

A. Uses shall not generate ground vibration that is perceptible without instruments by the average person at any point along or beyond the property line of the parcel containing the activities;

B. Uses, activities, and processes shall not generate vibrations that cause discomfort or annoyance to reasonable persons of normal sensitivity or which endanger the comfort, repose, health or peace of residents whose property abuts the property line of the parcel;

C. Uses shall not generate ground vibration that interferes with the operations of equipment and facilities of adjoining parcels; and

D. Vibrations from temporary construction/demolition and vehicles that leave the subject parcel (e.g., trucks, trains, and aircraft) are exempt from the provisions of this section. [Ord. 26-2006 §3, eff. 8-11-2006]

In adopting this chapter, the City Council acts in its proprietary capacity as to City property, as defined herein, within the City. This chapter is adopted pursuant to the City’s general powers, property rights, Sections 65850(b), 38774, and 38775 of the Government Code, Section 5200 et seq. of the Business and Professions Code, and Section 556 et seq. of the Penal Code. [Ord. 26-2006 §3, eff. 8-11-2006]

The City declares its intent that all City property shall not function as a designated public forum, unless some specific portion of public property is designated herein as a public forum of one particular type; in such case, the declaration as to public forum type shall apply strictly and only to the specified area and the specified time period. [Ord. 26-2006 §3, eff. 8-11-2006]

Terms unique to this chapter are listed in EGMC Chapter 23.100 (General Definitions). [Ord. 8-2011 §28(A), eff. 6-24-2011]

A. General Prohibition. Unless specifically authorized by this policy statement, no signs may be displayed on City property by private parties. Any sign posted on City property, in violation of the provisions stated herein, may be summarily removed by the City as a trespass and a public nuisance. [Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

A. Traditional Public Forum Areas. This section applies only when the section dealing with special events (parades, street closures, etc.) does not. In areas qualifying as traditional public forums, private persons may display noncommercial message signs thereon; provided, that their sign conforms to all of the following:

1. The signs must be personally held by a person, or personally attended by one or more persons. “Personally attended” means that a person is physically present within five (5' 0") feet of the sign at all times.

2. The signs may be displayed only during the time period of sunrise to sunset, except on occasions when the City Council and/or the Planning Commission are holding public hearings or meetings; on such occasions, the display period is extended to thirty (30) minutes after such meeting is officially adjourned.

3. The maximum aggregate size of all signs held by a single person is six (6 ft2) square feet. For purposes of this rule, apparel and other aspects of personal appearance do not count towards the maximum aggregate sign area.

4. The maximum size of any one (1) sign which is personally attended by two (2) or more persons is fifty (50 ft2) square feet, measured on one (1) side only.

5. The sign must have no more than two (2) display faces and may not be inflatable or air-activated.

6. In order to serve the City’s interests in traffic flow and safety, persons displaying signs under this chapter may not stand in any vehicular traffic lane when a roadway is open for use by vehicles, and persons displaying signs on public sidewalks must give at least five (5' 0") feet width clearance for pedestrians to pass by. Persons holding signs may not block the view within a visibility triangle, as defined in this title.

7. The message substitution policy of EGMC Chapter 23.62 applies only to the traditional public forum areas. [Ord. 8-2011 §28(B), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]

The following signs may be erected and displayed on City property:

A. Traffic control and traffic directional signs erected by the City or another governmental unit;

B. Official notices required or authorized by law;

C. Signs placed by the City in furtherance of its governmental functions; and

D. Signs allowable under EGMC Section 23.61.050. [Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

A. The City’s street banner program is reserved for the City’s use to promote its own messages and those events which are sponsored or co-sponsored by the City.

B. Notwithstanding any other section of this title, the City Manager (or his/her designee), or the City Council upon appeal, as provided in this section, may authorize the temporary placement of banner signs on poles or structures within the public right-of-way on City property where those banners display the name and/or date of an event and/or activity sponsored entirely by the City of Elk Grove or co-sponsored by the City of Elk Grove that calls attention to the City, its natural advantages, resources, enterprises, attractions, climate, facilities, businesses, and community. Any events for which banners are authorized under this section shall be of limited duration and may or may not involve an assembly of persons.

C. Any banners authorized by this section shall be for a limited duration, and may be a part of the City’s economic development program, and should call attention to the City, its natural advantages, resources, enterprises, attractions, climate, facilities, businesses, and community. Nothing herein shall relieve any person from obtaining any other necessary permit or license for an event or activity.

D. No person shall place, cause to be placed, or maintain a banner sign on any City pole or structure in the public right-of-way or on City property except as authorized herein.

E. The City Manager shall designate those City poles or other structures at streets, highways, alleys, other public rights-of-way, and those City properties on which banner signs as authorized herein may be placed. The message on the banners shall be considered government speech, and the designation or the placement of the banners is not intended to create, nor shall it create, a public forum.

F. The City Manager may authorize a banner or banners for an event and/or activity sponsored entirely by the City or co-sponsored by the City, subject to the following conditions:

1. Except as set forth herein, the banner(s) may be placed for a period of up to sixty (60) days and the City or applicant shall then cause the banner(s) to be removed at the City or applicant’s expense, as applicable, based on who placed the banner, subject to replacing of the banner at the same or different location at a later date;

2. The banner(s) should promote an event and/or activity sponsored entirely by the City or co-sponsored by the City, occurring within the City, calling attention to the City, its natural advantages, resources, enterprises, attractions, climate, facilities, businesses, and community;

3. The banner(s) may contain the name and date of the event, if any;

4. The banner(s) shall be secured tightly to the structures on which they are authorized to be attached; and

5. For non-City applicants that are co-sponsors with the City, the applicant must agree to defend, indemnify, and hold harmless the City from any damages arising from the banners in a form acceptable to the City Attorney.

G. No banner shall be authorized unless the City Manager, or City Council on appeal, finds that the banners are so designated as not to block views significant for traffic or do not otherwise present a safety hazard.

H. As used herein, a “banner sign” means a strip of cloth or other flexible material approved by the City Manager on which a sign or message is painted calling attention to the City, its natural advantages, resources, enterprises, attractions, climate, facilities, businesses, and community.

I. Notwithstanding any other provision of this section, the City Manager is authorized to develop and implement a military banner sign program, which may include, without limitation, application forms and administrative guidelines for the placement of banners honoring the City’s current military personnel or the City’s military personnel who have been honorably discharged from service. Notwithstanding any other time limitations set forth in this section, any military banner sign placed on City property consistent with the military banner program and any administrative guidelines governing the program, may be in place for a period not to exceed twelve (12) months, after which, the banner shall be removed, subject to replacing of the banner at the same or different location at a later date.

J. Any decision or determination of the City Manager pursuant to this section may be appealed pursuant to EGMC Chapter 1.11. [Ord. 19-2016 §3, eff. 10-28-2016; Ord. 8-2011 §28(C), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

This chapter establishes the regulation of signs within the regulatory scope of this chapter as a way to:

A. Encourage creative and innovative approaches to signage within the community that are of a quality design and character and do not detract from the overall appearance of the community; and

B. Encourage signs that are architecturally and cosmetically compatible with the surrounding area; and

C. Enhance the overall property values in the City by discouraging signs which contribute to the visual clutter of the streetscape, such as oversized signs and excessive temporary signs; and

D. Enhance aesthetic and traffic safety in the community to ensure that signage does not distract motorists, obstruct, or otherwise impede traffic circulation; and

E. Safeguard and protect the public health, safety, and welfare through appropriate prohibitions, regulations, and controls on the design, location, and maintenance of signs.

The standards of this chapter apply to signs in all zoning districts. Only the signs authorized by this chapter shall be allowed. [Ord. 26-2006 §3, eff. 8-11-2006]

This chapter regulates signs, as defined herein, when they are on private property or otherwise not within the scope of EGMC Chapter 23.61, Private Party Signs on City Property, the Elk Grove Municipal Code chapter addressing parades, demonstrations, protests, and special events, or the Elk Grove Municipal Code chapter addressing conduct at City Council and Planning Commission meetings. [Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

This chapter is adopted pursuant to Sections 65000 et seq., 65850(b), 38774, and 38775 of the California Government Code, Sections 5200 and 5490 et seq. of the Business and Professions Code, Section 713 of the Civil Code, Section 556.1 of the Penal Code, and other applicable State laws. [Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

All decisions, approvals, orders and appeals regarding signs within the regulatory scope of this chapter, including but not limited to decisions on sign permits, shall be made pursuant to the procedures stated in this chapter. [Ord. 26-2006 §3, eff. 8-11-2006]

A. Enforcement. The Community Development Director is authorized and directed to enforce and administer the provisions of this chapter.

B. Regulatory Interpretations. All regulatory and administrative interpretations of this chapter are to be exercised in light of the City’s message neutrality and message substitution policies. Where a particular type of sign is proposed in a permit application, and the type is neither expressly allowed nor prohibited by this chapter, or whenever a sign does not qualify as a “structure” as defined in this title or the building code, then the Community Development Director shall approve, conditionally approve or disapprove the application based on the most similar sign type that is expressly regulated by this chapter, in light of the policies stated in this chapter.

C. Message Neutrality. It is the City’s policy and intent to regulate signs in a content-neutral manner as to noncommercial messages and viewpoint-neutral or content-neutral as to commercial message.

D. Message Substitution. Subject to the property owner’s consent, a noncommercial message of any type may be substituted in whole or in part for the message displayed on any sign for which the sign structure or mounting device is legal without consideration of message content. Such substitution of message may be made without any additional approval or permitting. The purpose of this provision is to prevent any inadvertent favoring of commercial speech over noncommercial speech, or favoring of any particular noncommercial message over any other noncommercial message. In addition, any on-site commercial message may be substituted, in whole or in part, for any other on-site commercial message; provided, that the sign structure or mounting device is legal without consideration of message content. This provision does not create a right to increase the total amount of signage on a parcel, lot or land use; does not affect the requirement that a sign structure or mounting device be properly permitted; does not allow a change in the physical structure of a sign or its mounting device; and does not allow the substitution of an off-site commercial message in place of an on-site commercial message or a noncommercial message.

E. On-Site/Off-Site Distinction. Within this chapter, the distinction between on-site (or on-premises or point-of-sale) and off-site (or off-premises or non-point-of-sale) applies only to commercial speech messages.

F. Billboard Policy. Except as provided in EGMC Section 23.42.080 (Business center district sign overlay zone (BCS)), new billboards, as defined herein, are prohibited. Except as provided in EGMC Section 23.42.080, the City completely prohibits the construction, erection or use of any billboard, other than those which legally exist in the City, or which has been approved by the City Council, or for which a valid permit has been issued and has not expired, as of the date on which this provision is first adopted. No permit shall be issued for any billboard which violates this policy, and the City will take immediate enforcement or abatement action against any billboard constructed or maintained in violation of this policy. In adopting this provision, the City Council affirmatively declares that it would have adopted this billboard policy even if it were the only provision in this division. The City Council intends for this billboard policy to be severable and separately enforceable even if other provision(s) of this division may be declared, by a court of competent jurisdiction, to be unconstitutional, invalid or unenforceable. Notwithstanding the preceding prohibition, nothing in this chapter prohibits the relocation of existing billboards pursuant to EGMC Section 23.62.180.

G. Noncommunicative Aspects. All rules and regulations concerning the noncommunicative aspects of signs, such as location, size, height, illumination, spacing, orientation, etc., stand enforceable independently of any permit or approval process.

H. Discretionary Approvals. Whenever any sign permit, variance, CUP, uniform sign program or special planning area approval, or other sign-related decision is made by any exercise of official discretion, such discretion shall be exercised only as to the noncommunicative aspects of the sign, such as size, height, orientation, location, setback, illumination, spacing, scale and mass of the structure, etc. Graphic design may be evaluated only for a Uniform Sign Program, and then only as applicable to commercial message signs.

I. Mixed-Use Zones or Overlay Districts. In any zone where both residential and nonresidential uses are allowed, the sign-related rights and responsibilities applicable to any particular parcel or land use shall be determined as follows: residential uses shall be treated as if they were located in a zone where a use of that type would be allowed as a matter of right, and nonresidential uses shall be treated as if they were located in a zone where that particular use would be allowed, either as a matter of right or subject to a conditional use permit or similar discretionary process.

J. Legal Nature of Sign Rights. As to all signs attached to real property, the signage rights, duties and obligations arising from this chapter attach to and travel with the land or other property on which a sign is mounted or displayed. This provision does not modify or affect the law of fixtures, sign-related provisions in private leases regarding signs (so long as they are not in conflict with this chapter or other law), or the ownership of sign structures. This provision does not apply to handheld signs or other images which are aspects of personal appearance.

K. Owner’s Consent. No sign may be placed on private property without the consent of the property owner or persons holding the present right of possession and control.

L. Prospective Regulation. This chapter applies only to signs whose structure or housing has not been permanently affixed to its intended premises on the date on which the ordinance or regulation is adopted. This chapter does not affect signs which were legally installed and which exist as of the date this chapter first takes effect.

M. Severance. If any section, sentence, clause, phrase, word, portion or provision of this chapter is held invalid, unconstitutional, or unenforceable, by any court of competent jurisdiction, such holding shall not affect, impair, or invalidate any other section, sentence, clause, phrase, word, portion, or provision of this chapter which can be given effect without the invalid portion. In adopting this chapter, the City Council affirmatively declares that it would have approved and adopted this chapter even without any portion which may be held invalid or unenforceable. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 1-2023 §3 (Exh. A), eff. 3-10-2023; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 13-2013 §5, eff. 10-25-2013; Ord. 12-2012 §10(B), eff. 7-27-2012; Ord. 8-2011 §29(A), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]

Terms unique to this chapter are listed in EGMC Chapter 23.100 (General Definitions). [Ord. 8-2011 §29(B), eff. 6-24-2011]

The following permits or entitlements shall be required for signs.

A. Sign Permit Required. A sign permit shall be required for all permanent signs (building attached or freestanding) prior to erection, relocation, alteration, or replacement of a sign, unless otherwise exempted by this chapter. The process for application, review, and decision regarding a sign permit shall be as established in EGMC Section 23.16.020, Zoning clearance/plan check. A sign permit shall not be required for general maintenance of existing signs or the replacement of the sign face (including message) when the area of the sign is not being changed and a building permit is not required (e.g., the replacement of a sign face on a can sign). A sign permit is also not required for the establishment of temporary signs; however, such signs shall be consistent with the development standards and time duration limits established in this chapter.

B. Sign Program Required. In order to provide for the integration of project signage and ensure compatibility with the architecture of related buildings, a uniform sign program (either major or minor) shall be required for all new multi-tenant shopping centers, office parks, and other multi-tenant, mixed-use, or otherwise integrated developments of three (3) or more separate tenants/uses that share buildings, public spaces, landscape, and/or parking facilities. There are two (2) types of uniform sign programs: major and minor. Both programs provide a process for the City’s review of and decisions related to requests for signs for multi-tenant projects. The intent of the uniform sign programs is to allow for the integration of a project’s signs with the design of the structures involved to achieve a unified architectural statement and to approve common sign regulations for multi-tenant projects. The process for application, review, and decision of uniform sign programs is described in EGMC Section 23.16.027, Uniform sign program. This section also describes the allowed deviations and the standards for approval of a major uniform sign program.

The differences between the programs are as follows:

1. Minor Uniform Sign Program. A minor uniform sign program does not allow for deviations from the signage standards in this title.

2. Major Uniform Sign Program. The intent of the major uniform sign program is to:    

a. Provide a process for the application of sign regulations in ways that will allow creatively designed signs that make a positive visual contribution to the overall image of the City, while mitigating the impacts of large or unusually designed signs; and

b. Allow for the installation of signs larger, taller, and/or more numerous than otherwise permitted by this title.

C. Minor Deviations. Applications for a minor deviation from the terms of this title shall be reviewed by the Community Development Director according to the minor deviation procedures set forth in EGMC Section 23.16.030.

D. Variances. Applications for a variance from the terms of this title shall be reviewed by the Planning Commission according to the variance procedures set forth in EGMC Section 23.16.040. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 8-2011 §29(C), eff. 6-24-2011]

A. Method of Application. An application for a sign permit and uniform sign program (either major or minor) shall be made on the form(s) prescribed by the Community Development Department. The application shall be accompanied by any fees as specified by City Council resolution. The required contents of the application shall be as specified in EGMC Chapter 23.16.

B. Application Review Procedures and Decisions. The application and review procedures for sign permits and uniform sign programs shall be as provided in EGMC Chapter 23.14.

C. Appeals. Appeal procedures shall be as provided in EGMC Section 23.14.060. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 8-2011 §29(D), eff. 6-24-2011]

The signs listed in this section are not subject to the sign permit requirement, but still must satisfy all other applicable permit requirements (e.g., building, electrical, plumbing, grading, encroachment, etc.). Any exception to the limitations for exempt signs listed herein shall require a variance pursuant to EGMC Section 23.16.040, Variance. However, consideration of the variance request shall not evaluate the message or graphic design of a sign.

A. Exempt Signs without Limitations. The following signs are exempt from a sign permit and City review:

1. All devices which are excluded from the definition of a “sign”;

2. Official or legal notice required by a court or government agency (government/civic signs);

3. Signs erected and maintained in compliance with a government function or required by a law, ordinance, or government regulation, including signs erected by a public utility (government/civic signs);

4. Signs on licensed commercial vehicles, including trailers, that are not used for the display of off-site commercial messages, or general advertising; provided, that the vehicles/trailers shall not be used as parked or stationary outdoor display signs;

5. Change of copy that does not alter the size, location, or illumination of a sign (see EGMC Section 23.62.050(D), Message Substitution);

B. Exempt Signs with Limitations. The following signs are exempt from a sign permit; provided, that they meet the size, height, duration, and/or maximum number limitations listed:

1. Construction signs not to exceed one sign per street frontage and a maximum of twenty (20 ft2) square feet in area or a maximum of thirty-two (32 ft2) square feet if combined with a future tenant sign. Construction signs may not be illuminated. Such signs shall be removed at the earliest of the following events: final building inspection approval, issuance of a valid certificate of occupancy, or the opening for business to the public;

2. Directional signs, signs whose function is guiding traffic, parking, and loading on private property, with no advertising. Sign area shall not exceed twenty-four (24 ft2) square feet in residential districts and thirty-six (36 ft2) square feet in nonresidential districts. The maximum height for freestanding directional signs shall be six (6' 0") feet unless the Director allows additional height upon a written finding that the visibility would be impaired without the additional height. The area and number of directional signs do not count towards the total allowed as described in Table 23.62-1;

3. Directory signs, signs that are solely oriented to the pedestrian user which identify or list the names and locations of tenants at a multi-tenant site;

4. Flags, provided they meet the standards listed in Table 23.62-1;

Notes:

1. No flag may be placed within the clear-vision triangle.

2. The pole shall be a maximum of twenty-five (25' 0") feet tall when all on-site buildings are less than twenty-five (25' 0") feet tall.

3. Federal, state, and local flags shall be illuminated consistent with the requirements of the U.S. Flag Code (4 USC Chapter 1).

4. All illumination shall be consistent with the standards of EGMC Chapter 23.56 (Lighting), except that illumination may extend from dusk through dawn.

5. Pole must be set back from right-of-way a distance equal to that of the pole height. Minimum setback is ten (10' 0") feet.

6. “Residential subdivision entryway” means any common area maintained by a private entity (such as a homeowners association) on private property when such entryway is located adjacent to a four (4) lane public road or wider.

7. No flag shall, individually, be larger than forty (40 ft2) square feet.

5. Future tenant signs identifying or announcing the future use of a project while under construction. One sign shall be allowed per street frontage and the sign shall be removed upon occupancy of the site. In an integrated development, one sign per establishment is allowed. The maximum size of the sign shall be thirty-two (32 ft2) square feet and the maximum height shall be six (6' 0") feet. Future tenant signs may not be illuminated;

6. Gas pricing signs, as required by State law, which identify the brand, types, octane rating, etc., provided the signs do not exceed three (3 ft2) square feet (also see EGMC Section 23.72.040(I), automobile service stations);

7. Garage, Yard, Estate, and Other Home-Based Sales Signs. Signs advertising the one (1) day sale of items from a garage, yard, estate, or other home-based sale;

8. Incidental signs, with a maximum area of two (2 ft2) square feet per sign. The area and number do not count towards the total allowed as described in Table 23.62-1;

9. Menu/order board signs, as described herein and in EGMC Section 23.62.110(C), Standards for special category signs. A maximum of two (2) menu/order board signs shall be permitted for each drive-in or drive-through business; provided, that each sign not exceed a maximum of forty (40 ft2) square feet in sign area and that each sign be limited in height to eight (8' 0") feet. The area and number of menu/order board signs do not count towards the total allowed sign area as described in Table 23.62-1;

10. Name plates, as described below. Name plates may only be lit by either an indirect light (e.g., porch light) source, low-wattage spotlight without glare to the adjoining property, or internal light source with opaque (nontransparent) background.

a. Residential, Individual Unit. Occupant name, street number, and street name signs not exceeding two square feet in area per single-family or multifamily unit;

b. Residential, Multifamily Site. Building number, building name, the units located in the building, and other directional signs not exceeding fifteen (15 ft2) square feet in area;

c. Nonresidential. Signs for commercial, office, and industrial uses not exceeding two square feet, with copy limited to business identification, hours of operation, address, and emergency information;

11. Noncommercial signs as defined in this title, consistent with the following requirements and not located within or over a public right-of-way unless authorized pursuant to EGMC Chapter 23.61, or over the roofline of any building, and outside of any clear-vision triangle:

a. Except as provided in subsection (B)(11)(b) of this section, signs shall measure no more than six (6 ft2) square feet.

b. During the time period beginning ninety (90) calendar days before a special, general, or primary election and ending twenty-one (21) calendar days after such election, the total allowed sign area for noncommercial signs may be increased by an additional forty-two (42 ft2) square feet in area (for a total of forty-eight (48 ft2) square feet).

12. Public Notice. Any public notice or warning required by a Federal, State, or local law or regulation.

13. Real Estate Signs. Real estate signs are allowed on private property set back five (5' 0") feet from the public right-of-way and out of any required clear-vision triangle, with the following limitations:

a. For residential property, one sign with a maximum sign area of six (6 ft2) square feet (each side). Additionally, a maximum of three (3) attached rider signs are permitted on each real estate sign identifying. On weekends and holidays, signs needed to direct traffic from major collector and arterial streets to the subject property. One (1) sign may be placed for each change in direction to a maximum of five (5) signs, each with a maximum sign area of six (6 ft2) square feet.

b. For commercial property, one (1) on-site sign per street frontage with a maximum sign area of thirty-two (32 ft2) square feet for parcels with less than one (1) acre and forty-eight (48 ft2) square feet for parcels larger than one (1) acre with an eight (8' 0") foot height limit.

c. Removal. All real estate signs must be removed not later than the close of the transaction proposed by the sign.

14. Window Signage. Temporary window signage, provided that is consistent with the regulations in Table 23.62-3 (Temporary Sign Standards); for the purposes of this section, temporary window signage shall mean signage painted on or affixed to windows for a period of less than three (3) months. Permanent window signage, provided it does not exceed the overall sign area permitted for the facade, and is consistent with the regulations in Table 23.62-2 (Signs Permitted by Type and Development Characteristics); for the purposes of this section, permanent window signage shall mean signage not including directory and hours of operation which is painted on or affixed to windows for a period exceeding three (3) months. [Ord. 13-2025 §3 (Exh. E), eff. 7-25-2025; Ord. 16-2021 §4 (Exh. B), eff. 9-10-2021; Ord. 20-2017 §3 (Exh. B), eff. 10-13-2017; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

The signs listed in this section are inconsistent with the purposes and standards of this chapter as described below and as such are prohibited in all zoning districts, unless specifically authorized by another provision of this chapter. For examples for prohibited signs, see Figure 26.62-2.

A. Abandoned signs;

B. Animated, moving, flashing, blinking (intermittent light), fluctuating, reflecting, revolving, or other similar signs (also see EGMC Section 23.56.040, Lighting prohibited);

C. Inflated signs, balloons, and figures, but not including “party jumps” or other inflatable party devices intended for short-term use;

D. Pole signs (not including ground-mounted freestanding signs, commonly called “monuments” or signs constructed with poles as the substructure; provided, that the poles are covered with architectural cladding or coverings);

E. Electronic readerboard signs other than time/temperature signs. However, the City Council may consider electronic readerboard signs on a case-by-case basis as part of a specific plan or special planning area application or amendment thereto. Electronic readerboard signs, if allowed by the City Council, will be limited to on-site commercial messages only and will not be permitted within three thousand five hundred (3,500) feet of each other. This provision does not prohibit the construction of new electronic readerboard billboards, including those with off-site commercial messages, where such billboards are authorized pursuant to EGMC Section 23.62.180;

F. Roof signs erected and constructed on and/or over the roofline of a building and supported by the roof structure;

G. Signs affixed to trees or utility poles;

H. Signs emitting audible sounds, smoke, fumes, odors, or visible matter. Only menu/order board signs may emit sounds, but only as part of their primary function;

I. Signs erected in a manner that a portion of its surface or supports will interfere with the use of fire escapes, standpipes, or emergency exits from a structure or site;

J. Signs which imitate or resemble official traffic warning devices or signs, that by color, location, content, or lighting may confuse or disorient vehicular or pedestrian traffic, excluding on-site direction signs as specified in EGMC Section 23.62.090, Exempt signs;

K. Vehicle signs where the primary purpose of the vehicle is general advertising. This does not apply to signs maintained on vehicles when such advertising is incidental to the primary purpose for which the vehicle is being used (e.g., delivery service). (See EGMC Section 23.62.090.)

Figure 23.62-2

Example Types of Prohibited Signs

Note: Not all prohibited signs are shown.

[Ord. 1-2023 §3 (Exh. A), eff. 3-10-2023; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

A. Awning and Canopy Signs. Awning and canopy signs may be permitted only as an integral part of the awning or canopy to which they are attached or applied, as follows:

1. Location. Signs may be placed only on awnings that are located on first- and second-story building frontages, including those fronting a parking lot or pedestrian way.

2. Maximum Area and Height. Sign area shall comply with the requirements established by Table 23.62-2 and EGMC Section 23.62.120, General development, maintenance, and removal. Sign area shall be calculated so as to only include the copy area. Copy area shall occupy a maximum of seventy-five (75%) percent of the awning face. No structural elements of an awning or canopy shall be located less than eight (8' 0") feet above the finished grade.

3. Illumination. Awnings shall not be illuminated from under the awning (back-lit) so that the awning appears internally illuminated. Lighting directed downwards that does not illuminate the awning is allowed.

4. Required Maintenance. Awning and canopy signs shall be regularly cleaned and kept free of dust and visible defects.

5. The style of the awning/canopy shall complement the architectural style of the building to which it is attached. Awnings shall have a simple horizontal valance if located over rectangular or square window/door openings. Domed or barrel shaped awnings shall be allowed for buildings with arched window/door openings.

B. Blade/Bracket Signs.

1. Location. Blade or bracket signs shall be placed only on ground floor facade, except for businesses located above the ground level with direct exterior pedestrian access.

2. Maximum Area, Height, and Projection. The maximum sign area shall be four (4 ft2) square feet. The lowest point of a blade or bracket sign shall be a minimum eight (8' 0") feet above grade. The sign may project a maximum of five (5' 0") feet from the building.

3. Sign Structure. Sign supports and brackets shall be compatible with the design and scale of the sign.

4. Encroachment. Any blade or bracket sign which encroaches into the public right-of-way, or above it, or into City-owned property, is subject to an encroachment permit.

C. Menu/Order Board Sign.

1. Location. Menu/order board signs shall not face onto the public right-of-way.

2. Illumination. Menu/order board signs shall only be illuminated by internal light source with opaque (nontransparent) background.

3. Maximum Size, Height, and Number. The size, height, and number of menu/order board signs shall be limited as described in EGMC Section 23.62.090(B)(9), Exempt signs, Menu/order board signs.

D. Freestanding Signs (Monument and Pylon).

1. Location. A freestanding sign may be located only along a site frontage adjoining a public street and not within the clear-vision triangle. It shall be set back a minimum of ten (10' 0") feet from the right-of-way. See EGMC Section 23.62.120, General development, maintenance, and removal.

2. Maximum Area and Height. The sign shall comply with the height and area requirements established in Table 23.62-2.

3. Design. The mass/scale of a freestanding sign shall be consistent with the overall design of the building. The design and placement of the sign shall not interfere with the required clear-vision triangle.

4. Landscape Requirements. Landscaping shall be provided at the base of the supporting structure equal to twice (2) the area of one (1) face of the sign. For example, twenty (20 ft2) square feet of sign area requires forty (40 ft2) square feet of landscaped area. The City may reduce or waive this requirement if the sign is placed within the required landscape corridor as required under EGMC Section 23.54.050(E), Landscape Corridors.

5. Construction. Freestanding signs may be constructed with poles as a substructure; provided, that the poles are covered with architectural cladding or coverings so they appear as a solid structure.

6. Materials and design for freestanding signs shall be complementary to the materials and design of the buildings for the related development. For example, if the facade of the building is made of brick or brick veneer, a complementary freestanding sign would also include brick.

E. Readerboard Signs. Readerboard signs are subject to:

1. Readerboards with manually changeable copy are allowed on parcels where the primary use is human assembly with the presentation of changing programs, such as theaters, museums, music concert facilities, churches, etc. The total area for these signs shall be included in maximum allowed sign area as listed in Table 23.62-2.

2. Electronic readerboard signs are permitted subject to the requirements of EGMC Section 23.62.100(E) and the requirements of EGMC Section 23.62.180, as applicable.

F. Time and/or Temperature Signs. A time and/or temperature sign does not count towards the otherwise applicable limits as to number and size, provided:

1. Maximum Area and Height. The sign shall have a maximum area of ten (10 ft2) square feet and shall comply with the height requirements established by Table 23.62-2.

2. Design. The sign shall be designed in a manner that is architecturally compatible with other signs and with the structure on which it is placed.

G. Building Signs. Where allowed in Table 23.62-2, a building sign shall comply with the following additional requirements:

1. Location. The sign shall not be placed to obstruct any portion of a window, doorway, transom, or other architectural detail.

2. Maximum Area and Height. The sign shall comply with the height and area requirements established in Table 23.62-2, and shall not project above the edge of a structure.

3. Projection from Wall. The sign shall not project from the surface upon which it is attached more than requirements for construction purposes and in no case more than twelve (12") inches. See EGMC Section 23.62.120, General development, maintenance, and removal, for three (3) dimensional elements on all signs.

4. Wall signs shall be compatible with the predominant visual architectural elements of the building facade.

5. Wall signs shall be placed to establish facade rhythm, scale, and proportion where such elements are weak. In many existing buildings that have a monolithic or plain facade, signs can establish or continue appropriate design rhythm, scale, and proportion.

6. Wall signs shall utilize a consistent proportion of signage to building scale. Examples include, but are not limited to, one-third (1/3) text to two-thirds (2/3) wall area or one-quarter (1/4) text to three-quarters (3/4) wall area. See Figure 23.62-2b (Text Scale).

Figure 23.62-2b

Text Scale

7. Wall sign raceways shall be concealed from public view (e.g., within the building wall or painted to match the exterior color of the building where the sign is located) or otherwise integrated with the design of the sign and building so as to not detract from the architectural character of the building.

8. Direct and indirect lighting methods are allowed for wall signs; provided, that they are not harsh or unnecessarily bright. Light shall either be directed down or in such a way that it does not cause light trespass or glare onto adjoining properties or public rights-of-way.

9. Can signs are discouraged. Channel letters, reverse channel letters, and push pin letters are preferred.

10. If a tenant’s signage on one facade is comprised of multiple elements (e.g., logo and text), the elements shall be located and scaled with relationship to each other. See Figure 23.62-2c (Multiple Element Signs).

Figure 23.62-2c

Multiple Element Signs

[Ord. 1-2023 §3 (Exh. A), eff. 3-10-2023; Ord. 28-2019 §3 (Exh. A), eff. 2-7-2020; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 13-2013 §6, eff. 10-25-2013; Ord. 8-2011 §29(E), eff. 6-24-2011]

This section describes the standards applied to the development, maintenance, and removal of signs within the City.

A. Measurement of Sign Area.

1. The surface area of a sign shall be measured by enclosing each of the outermost limits of writing, representation, emblem, or any fixture of similar character, together with any frame or material or color forming an integral part of the display or used to differentiate such sign from the background against which it is placed (see Figure 23.62-3). If the sign (or a part of the sign that is enclosed by one rectangle that makes up the total sign) is composed of individual letters or symbols using the wall as the background with no added decoration (e.g., “channel letters”), the total sign area shall be calculated as seventy-five (75%) percent of the area of any rectilinear geometric figure that encloses the extreme limits of the characters or symbols.

Figure 23.62-3

Measurement of Sign Area

Sign area is calculated by drawing an imaginary box around all writing and figures with a maximum of five (5) simple rectangles and calculating the area of each rectangle using standard mathematical formulas, then (when the sign is composed of channel letters) taking seventy-five (75%) percent of that calculation (e.g., seventy-five (75%) percent x (height x width) = sign area).

2. Supporting framework or bracing that is clearly incidental to the display itself shall not be computed as sign area;

3. Signs composed of more than one sign face shall be computed as including only the maximum single display surface that is visible from any ground position at one time;

4. Where a sign consists of one (1) or more three (3) dimensional objects (e.g., balls, cubes, clusters of objects, sculpture, or statue-like trademarks), the sign area shall be measured as their maximum projection upon a vertical plane, as viewed from a position in the public right-of-way which produces the largest visual projection;

5. For signs that incorporate time and temperature devices, the area of these devices shall not be included in the total area of the sign; however, when time and temperature are combined with a commercial message or image, on the same visual plane, then the time and temperature indicators are included within the sign area;

6. Primary Building Frontage. Where the maximum allowed sign area is based upon the measurement of a building’s primary frontage, the primary frontage shall be the building frontage facing the street. In cases where a building has more than one (1) street frontage, the longest of the street frontages shall be considered the primary building frontage. In cases where a business has no building frontage facing a street, the building frontage with the primary business entrance shall be considered the primary building frontage. A single multi-tenant building has one primary frontage, the allowable sign area for which may be distributed at the discretion of the owner; however, in no event shall the combined sign area for all tenants exceed the allowable sign area for the building (see Figure 23.62-4);

Figure 23.62-4

Sign Area and Distribution by Primary Building Frontage

B. Measurement of Sign Height. Sign height shall be measured from the uppermost part of the sign used in determining the area of the sign to the lowest elevation at the base of the sign.

C. Maintenance of Signs. All signs shall comply with the following criteria:

1. All transformers, equipment, programmers, and other related items shall be screened and/or painted to match the building or shall be concealed within the sign;

2. All permanent signs shall be constructed of quality, low-maintenance materials such as metal, concrete, natural stone, glass, and acrylics. Techniques shall be incorporated during construction to reduce fading and damage caused by exposure to sunlight or degradation due to other elements;

3. All signs shall be constructed in compliance with any applicable building, electrical, or other code in effect at the time of construction or maintenance, with particular respect to wind and seismic loads and overturning moment;

4. All freestanding signs that incorporate lighting shall have underground utility service;

5. Signs shall be cleaned, updated, and/or repaired as necessary to maintain an attractive appearance and to ensure safe operation of the sign. Unacceptable sign conditions include: broken or missing sign faces, broken or missing letters, chipped or peeling paint, water damage, missing or inoperative lights, exposed mechanical or electrical components, and missing or broken fasteners. Failure to respond to a written request from the City to perform maintenance work shall result in revocation of the sign’s permit or status as exempt from permit, subject to the appeal provisions stated in EGMC Section 23.62.080;

6. All temporary signs and banners shall be made of a material designed to maintain an attractive appearance for as long as the sign is displayed;

7. All illuminated signs shall be of such intensity or arranged in such a manner so as to avoid unreasonable glare for abutting properties or vehicular traffic.

D. Illumination Standards. The artificial illumination of signs, either from an internal or external source, shall be designed to minimize negative impacts on surrounding rights-of-way and properties. The following standards shall apply to all illuminated signs:

1. External light sources shall be directed and shielded to limit direct illumination of an object other than the sign;

2. The light from an illuminated sign shall not be of an intensity or brightness that will create glare or other negative impact on residential properties in direct line of sight to the sign;

3. Unless otherwise permitted by another provision of this chapter, signs shall not have blinking, flashing, or fluttering lights, or other illumination devices that have a changing light intensity, brightness, or color;

4. Colored lights shall not be used at a location or in a manner so as to be confused or constructed as traffic control devices;

5. Reflective-type bulbs and incandescent lamps that exceed fifteen (15) watts shall not be used on the exterior surface of signs so that the face of the bulb or lamp is exposed to a public right-of-way or adjacent property; and

6. Light sources shall utilize energy-efficient fixtures to the greatest extent possible.

E. Sign Removal or Replacement. When a sign is removed or replaced, all brackets, poles, and other structural elements that support the sign shall also be removed. Affected building surfaces shall be restored to match the adjacent portion of the structure. This provision does not apply to routine maintenance.

F. Setback of Freestanding Signs (Permanent and Temporary). The minimum setback distance for signs shall be measured from back of the public right-of-way, unless an encroachment permit is granted. All freestanding signs shall be set back a minimum of ten (10' 0") feet from the public right-of-way with the following exception:

1. Where the public right-of-way has not been improved to its ultimate width, signs shall be set back from the ultimate right-of-way as defined by the Public Works Department. Until such time as the right-of-way is improved to its ultimate width, the applicant may be granted an encroachment permit to allow the sign to be placed within the ultimate right-of-way; provided, that when the right-of-way is improved the owner of the sign shall be required to remove or otherwise relocate the sign (at their own cost) and shall be subject to the current standards as provided in this title. All encroachment permits for signs may be revoked by the City with thirty (30) days’ written notice.

G. Location of Building Signs. Building signs may be located along any public frontage, which includes that area of a building that faces directly onto a public right-of-way, an internal circulation path of the site, or a parking lot. In no case shall signs face directly onto residential property. A building may have multiple public frontages, as shown in Figure 23.62-5. Orientation of signs such that they face directly onto residential property is to be avoided, and allowed only when there is no practical alternative, and the visibility of the sign from the residence is minimized.

Figure 23.62-5

Allowed Locations for Building Signs

[Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 8-2011 §29(F), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

Signs permitted within the City are regulated by sign and corresponding development type and/or zoning district. The standards for their development are described in Table 23.62-2 below. Zoning clearance (administrative plan check) is required to determine compliance with applicable provisions of this chapter. Only those signs that may be permitted are listed. The goal of these standards is to regulate permanent signs that have a commercial message so that they comply with the purpose of this chapter, as established in EGMC Section 23.62.010, Purpose and applicability. Noncommercial signs and signs that are exempt from these standards are described in EGMC Section 23.62.090, Exempt signs. Temporary signs are listed in EGMC Section 23.62.140, Temporary and special event signs. New billboards authorized pursuant to an agreement to relocate existing billboards are governed by EGMC Section 23.62.180. The following general standards apply to permanent signs regulated in this section:

A. Sign Types. The following signs are applicable to this section:

1. Building signs are those signs that are permanently attached to a building (e.g., wall signs, blade/bracket signs, etc. (see Figure 23.62-6));

2. Freestanding signs are those that have their own unique foundation or are otherwise not attached to a building (e.g., monument sign shown in Figure 23.62-7);

B. Maximum Sign Area. The total allowed sign area is identified in Table 23.62-2 with the following requirements.

1. The total allowed sign area may be distributed among the maximum number of signs permitted for each sign type. See Figure 23.62-4 for an example.

2. Allowable sign area is either a set square footage per business or is based on a ratio of sign area to primary building frontage. It is calculated as described in EGMC Section 23.62.120, General development, maintenance, and removal. Where a ratio is described, it applies up to the listed maximum sign area. See Figure 23.62-4.

C. Public frontage is that area of the building that faces onto a public right-of-way, an internal circulation aisle, or a parking lot. In no case shall signs face directly onto residential property. (See EGMC Section 23.62.070 and Figure 23.62-5.)

D. Illumination standards refer to whether or not the sign may be illuminated and how. Signs may be illuminated through an “indirect or background” light source (an indirect light source is a low-wattage spotlight glare to the adjoining property, or internal light source with opaque, nontransparent background), or by any method that minimizes glare onto adjoining residential property.

Notes:

1. Excludes name plates as described in EGMC Section 23.62.090; see Figure 23.62-6 for illustrations of allowed building signs and Figure 23.62-7 for illustrations of allowed freestanding signs.

2. Must be attached to the main building on the front of the building.

3. Sign area may be distributed on up to two (2) signs at any one (1) intersection with combined square footage not to exceed total.

4. Excludes on-site directional signs or name plates as described in EGMC Chapter 23.100.

5. Minimize glare onto residential property.

6. Additional signs for each public frontage are allowed as long as the cumulative sign area does not exceed the maximum square footage allowed, as identified in Table 23.62-2 above, and calculated pursuant to Sections 23.62.110(G) and 23.62.120(A)(1).

7. Buildings over seventy-five thousand (75,000 ft2) square feet may exceed the maximum signage total through a major design review approval issued pursuant to EGMC Chapter 23.16.

Figure 23.62-6

Permitted Building Sign Types

Note: See EGMC Section 23.62.120 and Table 23.62-2 for development standards for these types of signs.

Figure 23.62-7

Freestanding Sign Types

Note: See EGMC Section 23.62.120 and Table 23.62-2 for development standards for these types of signs.

[Ord. 1-2023 §3 (Exh. A), eff. 3-10-2023; Ord. 14-2017 §3 (Exh. C), eff. 6-23-2017; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 12-2012 §10(A), eff. 7-27-2012; Ord. 8-2011 §29(G), eff. 6-24-2011]

This section describes standards for temporary signs, special event signs, and signs for subdivisions.

A. Temporary Signs. Temporary commercial signs for grand openings, special product, sale, or event advertising are allowed within the City with the development standards described below. While the City does not issue temporary sign permits, provisions herein will be enforced pursuant to this chapter and other appropriate City law.

1. Time Duration. Each establishment may display a maximum of two (2) weeks temporary promotional signs per calendar quarter or season, not to exceed a total of eight (8) weeks per calendar year. Temporary advertising periods may be combined, but may never be longer than four (4) consecutive weeks (thirty (30) consecutive days) at any one (1) time.

2. Illumination. No temporary signs may be illuminated.

3. Table 23.62-3 describes the development standards with regards to maximum number, area, height, and setback from the public right-of-way. In no case may a temporary sign be placed within a required clear-vision triangle.

Figure 23.62-8

Temporary Sign Types

Notes: See EGMC Section 23.62.140 for development standards for these types of signs; not all allowed permitted temporary signs are shown.

B. Special Event Signs. Signs not otherwise permitted in this chapter (e.g., beacons, pennants, freestanding banners, inflatable signs), are not regulated by this chapter, but instead by public assembly, parades, and street closures provisions not adopted as part of this title.

C. Subdivision Signs. Temporary and limited-term subdivision signs for both on-site identification and off-site directional signs are allowed in accordance with the following standards. Single-family subdivision sign provisions shall apply to integrated developments only and not to any single residential lot.

1. On-Site Signs. On-site directional/identification signs shall be permitted in accordance with the provisions listed in Table 23.62-4. (Also see permanent subdivision identification signs in Table 23.62-2, exempt real estate signs in EGMC Section 23.62.090(B)(13), and exempt flags in EGMC Section 23.62.090(B)(4) and Table 23.62-4.)

2. Off-Site Signs. Off-site directional signs may be posted on private land only, through either co-located directory kiosks or weekend directional signs (for a limited period) as described below:

a. Joint Use Kiosks. Directional kiosks provide co-location opportunities for direction and identification of multiple projects on joint use structures. Such signs shall be subject to the development standards as described in Table 23.64-3 and as follows:

i. No off-site sign shall have any tag signs, streamers, balloons, devices, display boards, or appurtenances added to the sign for the purpose of attracting attention as originally approved.

ii. Each kiosk may have up to eight (8) individual subdivision nameplates on each side providing identification and direction to subdivision location.

iii. Each kiosk may have a maximum of four (4) sides/faces; provided, that each face is oriented so that only one (1) face/side is clearly visible to each direction of vehicular travel.

iv. The design of the joint use kiosk is flexible. Figure 23.62-9 illustrates a design consistent with the standards listed herein. However, the City encourages the use of a consistent design that incorporates the City logo and identifies the projects listed on the kiosk as new homes for sale in the City. The City may establish a preferred joint use kiosk design that kiosk applicants may elect to use.

b. Weekend Directional Signs. For the interim period of five (5) months from the effective date of this section, subdivisions may display temporary weekend directional signage in accordance with Table 23.62-3 and the standards below.

i. Weekend directional signs are prohibited on publicly owned land.

ii. Weekend directional signs may not be erected before noon on Friday and must be removed no later than noon the following Monday. In the event that Friday is a nationally recognized holiday, the weekend directional signs may be erected on Thursday after noon. In the event that Monday is a nationally recognized holiday, the weekend directional signs may remain in place until Tuesday by noon.

3. Standards Applicable to All Subdivision Signs.

a. Sign Removal. Signs are to be permanently removed when the last home in the subdivision is sold or the sign permit expires, whichever occurs first.

Notes:

1. A major intersection is defined as the intersection of two (2) or more arterial or collector roads, as defined in Figure CI-2, Master Plan of Roadways, of the General Plan.

2. Only one (1) off-site freestanding kiosk sign is permitted at each major intersection within the City.

3. Must be co-located with other projects on directional kiosks.

4. Only as an interim to the creation of freestanding kiosk signs as described by EGMC Section 23.62.140(C)(2)(a).

Figure 23.62-9

Example Off-Site Directional Kiosk Sign

[Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 27-2013 §12, eff. 2-7-2014; Ord. 8-2011 §§29(H), (I), eff. 6-24-2011; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

Residential uses (other than home occupations as regulated in EGMC Section 23.62.130) may display signs subject to the requirements of this section. For each dwelling unit, signs may be displayed as stated in Table 23.62-5 and as listed below, without permits. The following rules do not apply to flags or to signs identifying the address and/or occupants. Such signs may display noncommercial messages conveying garage sales, yard sales, etc.

A. Signs with Two (2) Faces. Only one (1) side of a two (2) faced sign shall be counted in the calculation of sign area.

B. Noncommercial Message Signs. During the time period beginning sixty (60) days before a special, general or primary election, and ending seven (7) days after such election, the total allowed sign area may be increased by an additional five (5 ft2) square feet over the maximum sign area listed in Table 23.62-5.

C. Illumination. Illumination of signs is prohibited.

Notes:

1. Maximum sign area does not include flags or signs indicating the address and/or residents or home occupation.

2. Maximum width is thirty (30") inches.

3. May not be located within any required clear-vision triangle.

4. Includes multifamily residential units and mobile home parks, but not including units in transient occupancy facilities (hotels, motels, etc.). Standards listed are per dwelling unit.

5. Freestanding yard signs or signs on fences require the consent of the landowner.

[Ord. 26-2006 §3, eff. 8-11-2006]

Signs that were legally established prior to the adoption, or subsequent amendments, of this chapter, but are inconsistent with the adopted content are considered legal nonconforming uses, and are “grandfathered” by this chapter. As such, they may continue to exist; provided, that they are not altered, modified, or changed in any way that would increase their nonconformity. When such modification-alteration-change occurs or is proposed (as defined in EGMC Chapter 23.84, Nonconforming Uses, Buildings, Structures), the sign shall be brought into compliance with this chapter, requiring zoning clearance, and the clearance shall be reviewed under the specifications of EGMC Section 23.62.070. [Ord. 26-2006 §3, eff. 8-11-2006]

As of the date of first adoption of this chapter, no legally established signs shall be considered abandoned. For regulatory purposes, any factors indicating abandonment shall not begin accruing until ninety (90) days after the effective date of this chapter. [Ord. 8-2011 §29(J), eff. 6-24-2011]

A. The requirements of this section shall apply to any project involving the relocation of a billboard in existence on the effective date of the ordinance codified herein. Such relocated billboards shall only be installed, constructed, or relocated in commercial, office, or industrial zoning districts as defined by this title. Relocated billboards shall not be located in the rural commercial combining zone or the Elk Grove triangle special planning area.

B. The installation or construction of a relocated billboard pursuant to this section may only occur after City Council approval of a relocation agreement among the billboard operator, relevant property owner(s), and the City, and City approval of a sign permit for the billboard (see EGMC Sections 23.16.020 and 23.62.070(A)).

C. All agreements governing the relocation of billboards shall include requirements that applicants adhere to all applicable Federal and State laws. Nothing contained in this chapter shall require the City approve a relocation agreement on terms that are unacceptable to the City Council, including those agreements that do not comply with Federal or State law.

D. New billboards authorized pursuant to an agreement to relocate presently existing, legal billboards shall be governed by the development, maintenance, and removal standards provided in the relocation agreement. In the event of any conflict between any provision contained in an agreement subject to this section and any other provisions contained elsewhere in this chapter, the provisions of the applicable relocation agreement shall govern. [Ord. 1-2023 §3 (Exh. A), eff. 3-10-2023]

The purpose of this chapter is to establish uniform regulations for the undergrounding of all utilities. [Ord. 26-2006 §3, eff. 8-11-2006]

Unless it is determined by the Community Development Director to be impractical due to existing development or natural features, all utilities (including but not limited to electricity, telephone, cable television, etc.) shall be placed underground for all projects. The Community Development Director may request a recommendation from the appropriate utility company if this requirement is protested by the project proponent. [Ord. 13-2025 §3 (Exh. F), eff. 7-25-2025; Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 26-2006 §3, eff. 8-11-2006]

The purpose of this chapter is to establish rules and regulations for setback measurement, yard areas, and encroachments. These provisions, in conjunction with other applicable provisions of this title, are intended to ensure open areas around primary structures, maintain clear visibility for traffic safety and pedestrian access, buffers between property and land uses, and establish natural and visual light and air space privacy, landscaping and recreation. [Ord. 26-2006 §3, eff. 8-11-2006]

Terms unique to this chapter are listed in EGMC Chapter 23.100 (General Definitions). [Ord. 8-2011 §30(A), eff. 6-24-2011]

The required yard area (front, interior side, street side, and/or rear) of a lot is the horizontal area between the property line and the minimum setback distance for the respective yard pursuant to Division III, Zoning Districts, Allowable Land Uses, and Development Standards, of this title. Except as otherwise specified in this title, required yard areas shall be kept free of buildings and structures. See Figures 23.64-2 and 23.64-3.

Figure 23.64-2

Required vs. Actual Yard Area

Figure 23.64-3

Typical Single-Family Residential Building Envelope

[Ord. 12-2012 §11(B), eff. 7-27-2012; Ord. 28-2007 § 3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]

Unless otherwise specified, lot area shall be calculated using gross rather than net areas. [Ord. 8-2011 §30(B), eff. 6-24-2011]

All setback distances shall be measured at right angles from the designated property line (e.g., front, interior side, street-side, rear) and the setback line shall be drawn parallel to the designated property line at the required setback distance, except as follows:

A. The rear yard setback on the street side of a double frontage lot is a line parallel to the rear property line abutting the street. However, if an access easement or street right-of-way line extends into or through a rear yard, the minimum rear yard setback distance shall be measured at right angles from the access easement or right-of-way line; and

B. Where the side lot lines converge to a point with two (2) or three (3) lines, the rear yard setback shall be measured from an imaginary line drawn parallel to the front property line from a distance of ten (10' 0") feet from the point at which the lines converge. [Ord. 26-2006 §3, eff. 8-11-2006]

Light and air easements are easements intended to keep a certain area free of visually obstructive structures. For purposes of this section, “structures” shall not include the following as defined in this title:

A. Pools and spas;

B. Play equipment (including sports courts);

C. Decks, patios, and other flatwork;

D. Features that are less than one hundred twenty (120 ft2) square feet with limited or no enclosure and with substantially open roofs; and

E. Property line fencing installed in compliance with the EGMC. [Ord. 24-2015 §11 (Exh. I), eff. 2-12-2016; Ord. 8-2011 §30(C), eff. 6-24-2011]

A. In addition to the detached structures listed in Chapter 23.46 EGMC, Accessory Structures, and Chapter 23.52 EGMC, Fences and Walls, the following structures and architectural features attached to the main building may project into required yards as listed in Table 23.64-1:

Notes:

1. However, all such encroachments shall maintain a minimum three (3' 0") foot setback from all property lines and the minimum distance between other buildings under EGMC Chapter 16.04 (California Building Code).

2. The combined length of all such features shall not account for more than twenty-five (25%) percent of the length of the wall surface on which the features are located.

B. For single-family residential development, the following encroachments/projections are allowed by right:

1. A portion of the main building may project into the required rear yard area; provided, that an equal area of the buildable portion of the lot (this area can be anywhere on the lot) is provided as a yard or court (see Figure 23.64-4). In no event shall the rear yard be less than ten (10' 0") feet for one (1) story buildings and fifteen (15' 0") feet for two (2) and three (3) story buildings.

Figure 23.64-4

Main Building Projections into the Rear Yard for Single-Family Development

2. Structures that are attached to the primary dwelling and that have limited or no enclosure (e.g., patio covers) are allowed to project into the required rear and interior side yard setbacks, provided they maintain a minimum five foot (5' 0") setback from the rear and interior side property lines. This allowance shall not be subject to the requirements of subsection (B)(1) of this section. [Ord. 23-2014 §3 (Exh. A), eff. 10-10-2014; Ord. 12-2012 §11(A), eff. 7-27-2012; Ord. 28-2007 §3, eff. 10-26-2007; Ord. 26-2006 §3, eff. 8-11-2006]