Accessory Structures: Enclosed and/or solid roofed accessory structures that are one hundred twenty (120) square feet or smaller in size with no portion of the structure equal to or greater than eight feet (B') in height. Structures shall not be located in a required front yard. In order to maintain necessary fire breaks, all combustible accessory structures shall be set back a minimum of three feet (3') from side and rear property lines with a minimum six foot (6') separation between structures.

Landscape Features: Landscape features that are one hundred twenty (120) square feet or smaller in size with no portion of the structure equal to or greater than eight feet (B') in height. In order to maintain necessary fire breaks, combustible landscape features shall be set back a minimum of three feet (3') from all interior property lines with a minimum six foot (6') separation between structures.

Play Equipment: Structures and surfaces used for recreational purposes including play structures, jungle gyms, and sports courts such as tennis and basketball courts, excluding associated fencing.

Deck/Patio: A porch or platform that is generally constructed with wood, concrete, or stone that is above the natural grade or located over a basement or story below.

Pool/Spa: Any structure intended for swimming or recreational bathing that contains water over eighteen inches (18") deep. Swimming pool includes inground and aboveground structures and includes, but is not limited to, hot tubs, spas, portable spas and nonportable wading pools.

Supplemental Structures: The development standards in this section are intended to supplement the standards in the underlying zoning district for accessory structures. If similar accessory structures are attached to the main building, the governing regulations shall be as listed in this chapter. In the event of conflict between these standards and the underlying zoning district regulations, the provisions of this section shall apply.

Development Standards By Type Of Accessory Structure: Table 17.46-1 of this section establishes development standards based on the type of accessory structure as defined in section 17.46.020, "Permit Requirements And Exceptions", of this chapter. In no event shall the accessory structure(s) collectively exceed a maximum thirty percent (30%) coverage of the actual rear yard area. In the residential estate zoning district, the maximum rear yard coverage is twenty five percent (25%).

Except as otherwise provided in section 17.48.040, "Exceptions To Height Limit', of this chapter, the height of structures shall not exceed the height limit for the applicable zoning district established by division III, "Zoning Districts, Allowable Uses And Development Standards", of this title.

Additional height provisions for fences and walls are listed in chapter 17.52, "Fences And Walls", of this title.

Height Measurement On Level Sites: The allowable height shall be measured as the vertical distance from the finished grade to the midpoint of a sloping roof, or the parapet height, or the deck height of a flat roof without parapet.

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 finish 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).

Residential Districts: Chimneys, television antennas, and solar collectors not exceeding a dimension of six feet (6') at their base may exceed the height limits of the applicable zoning district by a maximum of five feet (5').

Nonresidential Districts: Minor projections, including elevator and mechanical equipment enclosures, may exceed the height limit by fifteen feet (15'); 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 also chapter 17.94, "Wireless Communications Facilities", of this title.

Ten percent (10%) of the total units of a housing development for low-income households; and

Five percent (5%) of the total units of a housing development for very low-income households; and

A senior citizen housing development or mobilehome park that limits residency based on age requirements for housing for older persons; and

Ten percent (10%) of the total dwelling units in a common interest development, including a community apartment project, condominium project, planned development, or stock cooperative, as defined in Section 4100 et seq. of the California Civil Code, for persons and families of moderate income, provided all units in the development are offered to the public for purchase; and

Ten percent (10%) of the total units of a housing development for transitional foster youth, disabled veterans, or homeless persons, as defined in Section 65915(b)(1)(E) of the California Government Code. All such units 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.

Project Specific Density Bonus: A housing development that satisfies all applicable provisions of this chapter shall be entitled to the following density bonus:

Number Of Other Incentives Or Concessions: In addition to the eligible density bonus percentage described above, an applicant may request the following incentives or concessions in connection with its application for a density bonus:

Available Incentives And Concessions: The following incentives and concessions are available for compliance with this chapter:

Denial Of Request For Incentives Or Concessions: The city shall grant incentive(s) or concession(s) requested by the applicant unless the city makes a written finding, based upon the substantial evidence, of either of the following:

Development Incentive For Donation Of Land:

Additional Density Bonus And Incentives Or Concessions For Development Of A Childcare Facility:

General Provisions Related To Density Bonuses And Incentive And Concessions:

If a housing development providing low- or very low-income rental target units receives a density bonus, with or without any additional incentive, the rental target unit must remain restricted, through deed restriction or other legally binding instrument, to low- or very low-income households for a minimum of fifty-five (55) years from the date of issuance of the certificate of occupancy.

In the case of a housing development providing for sale very low-, low-, or moderate-income target units, the initial occupant of the target unit must be a person or family of very low, low, or moderate income, as required, and the units must be offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the California Health and Safety Code. Upon resale, the seller of the target units shall retain the value of any improvements, the down payment, and the seller's proportionate share of appreciation. The city shall recapture any initial subsidy, as defined herein, and its proportionate share of appreciation, as defined herein, which amount shall be used within five (5) years for any of the purposes described in Section 33334.2(e) of the California Health and Safety Code that promote homeownership.

Except as expressly provided in subsection B of this section, all residential developments, as defined in subsection 17.51.020(25), shall contribute to the provision of housing for very low, low, and moderate income households in the city.

Residential developments meeting one of the following criteria shall not be required to comply with this chapter provided the city council makes written findings supporting the determination that one or more of the following applies:

Residential developments may be exempted from all or a portion of the requirements of this chapter, at the recommendation of the planning commission and as approved by the city council, provided the city council makes written findings supporting the determination that two (2) or more of the following situations exist at the time of project approval:

Multifamily Rental Inclusionary Units: For multifamily rental inclusionary units ten percent (10%) of the total units in the development shall be set aside for low income households and ten percent (10%) of the total units in the development shall be set aside for very low income households.

Non-Multifamily Rental Inclusionary Units: For rental units other than multifamily units, ten percent (10%) of the total units in the residential development shall be set aside for low income households and ten percent (10%) shall be set aside for moderate income households.

For-Sale Inclusionary Units: For for-sale inclusionary units, ten percent (10%) of the total units in the development shall be set aside for moderate income households and ten percent (10%) of the total units in the development shall be set aside for low income households.

The size, design, and location of inclusionary units shall be consistent with the city general plan, zoning ordinance, and other city ordinances and building standards. The inclusionary units shall be substantially the same in type of units as the market rate units and externally compatible in materials and architecture. However, on a case-by-case basis, the number of each type of unit (e.g., single-family, duplex, townhouse, etc.) and the number of for-sale and rental units, may deviate from the standards of this chapter, provided the city council makes written findings supporting the determination that such deviation(s) are consistent with the intent of this chapter and that the total number of inclusionary units complies with the requirements of this chapter. The number of each type of inclusionary unit and the number of for-sale inclusionary units and rental inclusionary units shall be set forth in the affordable housing agreement. An application for each deviation as required by the zoning ordinance or any other city ordinance, such as (but not limited to) an application for a planned unit development or rezoning, shall be submitted by the applicant and processed in the same manner as other similar applications.

To satisfy its inclusionary requirements on site, a residential development must construct inclusionary units in an amount equal to or greater than twenty percent (20%) of the total number of units approved for the residential development (except to the extent a fraction of a unit would be required, for which the applicant shall either construct a unit or substitute a fractional unit fee). Initial and subsequent affordability levels and eligible occupants of the inclusionary units shall conform to the requirements of this chapter.

Inclusionary units must be constructed as set forth below.

Qualification for In-Lieu Fee: The developer of a residential development containing five (5) or more units may elect to pay a fee in-lieu of providing a required inclusionary unit only if the twenty percent (20%) obligation results in a fractional unit and only as to that fractional unit.

Fee Amount: The fee amount shall be determined and shall be included in the affordable housing agreement as follows:

For approved projects that are being developed in one phase, payment of in-lieu fees shall be made in full to the city prior to recordation of parcel or final maps or, where the residential development is not subject to subdivision approval, prior to issuance of the first building permit for the development. For projects that are being developed in more than one phase, the requirements of this section may, at the applicant's discretion, be accomplished on a phase-by-phase basis, with in-lieu fees paid prior to the issuance of building permits for each phase.

From and after the effective date of the ordinance codified in this chapter, a residential development application will not be deemed complete until the applicant has an affordable housing plan that demonstrates the manner in which the applicant proposes to meet the requirements of this chapter, including any plans that indicate location of on-site units or intent to pay in-lieu fees.

Conditions to carry out this chapter shall be imposed on the first approval of a residential development. When granting the first approval, the appropriate authority shall determine and include as a condition of approval:

The conditions of approval shall further provide that prior to the recordation of the parcel map or final map in the case of subdivisions and/or prior to the issuance of building permits in the case of all other land use permits to which this chapter applies, the applicant shall enter into an affordable housing agreement acceptable to the city that contains specific requirements implementing the conditions of approval including, but not limited to, as applicable, the number of inclusionary units, the level(s) of affordability, location and type of inclusionary units, timing of construction of inclusionary units in relation to the construction of the market rate units in the development, preferences given in selecting occupants, and amount of the in-lieu fee, if any.

Where a residential development receives a subdivision approval, the final subdivision map or parcel map that is to be filed and recorded shall include a notation, in a form acceptable to the city attorney and consistent with the Subdivision Map Act, describing the conditions of approval to comply with this chapter.

Any determination made by the appropriate authority to implement this chapter in connection with granting a first approval may be appealed pursuant to the appeal provisions of the city code or other applicable appeal provisions by which the first approval may be appealed.

Inclusionary rental units shall remain restricted and affordable to the designated income group for a minimum of fifty-five (55) years. In addition to the income of a targeted group, limitations on assets may also be used as a factor in determining eligibility for rental or for sale units. Notwithstanding anything to the contrary in this chapter, no inclusionary unit shall be rented for an amount which exceeds ninety percent (90%) of the actual rent charged for a comparable market unit in the same development, if any.

For-sale inclusionary units shall be sold only to eligible households at prices affordable to such households and pursuant to further requirements of resale restrictions as determined by the affordable housing agreement and other provisions of this chapter. The initial maximum sale price of the inclusionary unit to the first purchaser shall be determined by the appropriate authority, pursuant to a method set forth in the administrative manual. Similar restrictions shall be required of subsequent owners at the time they acquire the unit.

Transfer of a for-sale inclusionary unit to a child(ren), stepchild(ren), or a parent(s) upon the death of the owner(s) shall be permitted without regard to any otherwise applicable preferences or waiting list priority for successor owners only if findings are made by the appropriate authority that:

All resale restrictions shall authorize the city or its designee to purchase any affordable for-sale inclusionary unit at the maximum resale price which could be charged to a purchaser household (less an allowance for the real estate commission avoided by the city's purchase), at any time the owner(s) proposes sale, prior to the owner's(s') acceptance of a binding offer to purchase from another eligible party.

For-sale inclusionary units may be refinanced or used as security for additional financing, to the extent provided in the administrative manual.

Resale restriction documents may prohibit or limit leasing or rental of inclusionary for-sale units.

Terms of Affordability: For rental inclusionary units, affordability and occupancy restrictions shall remain in effect for a period of fifty-five (55) years from the date of the initial rental and any subsequent rental, and for for-sale inclusionary units, affordability and occupancy restrictions shall remain in effect for a period of forty-five (45) years from the date of recording of the initial sale and any subsequent sale. For both for-sale and rental inclusionary units, the applicable affordability and occupancy restrictions shall apply to any replacement structure or structures that may be constructed in the event that a structure containing an inclusionary unit or units is demolished or destroyed; provided, that if demolition or destruction of a structure containing inclusionary units occurs twenty-five (25) years or more after recording of the restrictions and said demolition or destruction was unintentional, restrictions on the units in the structure shall terminate on demolition or destruction.

Maintenance and Insurance: Regulatory agreements and resale restriction documents shall include maintenance and insurance requirements for affordable units.

Approval and Recording of Documents: The city shall establish the form and content of documents required or authorized under this section, and approved as to form by the city attorney. Regulatory agreements and resale restriction documents may provide for specific affordability and/or occupancy requirements for particular affordable units, consistent with this chapter and with the terms of the project's affordable housing agreement. These documents shall be executed by the record owner(s) of affected property, approved as to form by the city attorney, and recorded in the official records of the city.

Occupancy: Initial and subsequent occupancy of inclusionary units shall be consistent with conditions and requirements stated in the administrative manual.

Marketing and Selection of Participants: The administrative manual shall set forth marketing and selection policies and procedures for inclusionary units. The manual shall contain policies that provide preferences for the purchase and rental of units by households with members who live or work in the city. The city or its designee shall review the income qualifications of potential applicants. If the city maintains a list or lists of eligible households, it may require that households occupying affordable units shall be selected from one or more of such lists.

Any monies received by the city pursuant to this chapter or from other sources for the express purpose of the provision of affordable housing in the city shall be used to provide very low, low and/or moderate income housing within the city, except to the extent allocated to monitoring, enforcement, and administrative costs.

Annually, if funds are available beyond those that the city intends to use for monitoring, enforcement, administrative costs or the implementation of the city's own affordable housing programs, the city shall advertise by notice in newspapers of local circulation, and other such written notice as deemed necessary, availability of funds for the provision of very low, low, and/or moderate income housing in the city. Included in such notice shall be an invitation to submit proposals and requests for funds to provide such housing in the city. Proposals submitted for funding shall be in accordance with the city council's housing priorities, as set forth in the housing element. Each proposal for funding shall be reviewed by staff and submitted with a recommendation to the council for final approval. The request may be for grants, low interest loans, and other funding mechanisms deemed appropriate to secure the purpose of this chapter. The proposals may be for pre-development projects and services, projects to promote very low, low, or moderate income housing units, rehabilitation, land acquisition, unit purchase, development of infrastructure, or other projects deemed appropriate to secure the purpose of this chapter.

Upon authorization for funding, the city and the grantee shall enter into a contract to ensure that the proposed project activities in the approved proposal and funding request are satisfactorily completed. No warrant shall be issued until such contract is completed, reviewed as to form by city legal counsel, and signed by the appropriate parties.

For units assisted with the proceeds of in-lieu fees, the city shall establish standards for eligibility of very low, low and/or moderate income households and shall adopt policies that provide preferences for the occupancy of such units by eligible households with members who live or work in the city.

No permit, license, subdivision approval, map, or other approval or entitlement for a residential development shall be issued, including without limitation a final inspection for occupancy or certificate of occupancy, until all applicable requirements of this chapter have been satisfied.

In the event of a violation of any provision of this chapter or the contravention of any requirement imposed pursuant to this chapter, the city may in its discretion, in addition to all other remedies, take such enforcement action as is authorized under the city code as well as any other action authorized by law or by any regulatory document, restriction, or agreements executed under this chapter.

Owners and occupants of property subject to restrictions pursuant to this chapter shall permit city employees or others designated by the city to inspect the property upon two (2) business days' advance written notice. Owners or property subject to restrictions pursuant to this chapter shall retain all records related to compliance with obligations under this chapter for a period of not less than five (5) years and shall make such records available to city employees or others designated by the city for inspection and copying upon five (5) business days' advance written notice. The city shall be further entitled to monitor compliance with this chapter as provided in the administrative manual and in documents executed with respect to any residential development and/or inclusionary unit.

Periodic Evaluation: The planning commission and city council shall annually, or more often at the commission or council's discretion, evaluate the effectiveness of the inclusionary housing program in addressing the city's housing goals and policies and may propose modifications as necessary. No modification of the inclusionary housing program shall be adopted without prior public notice and hearing as provided for by law.

Location: Fences or walls may not block an approved drainage system or existing surface water runoff pattern.

Maximum Allowed Heights: Fences and walls shall not exceed the maximum heights shown in table 17.52-1 of this section.

Height Measurement: Fence height shall be measured from the finished grade at the base of the fence to the uppermost part of the fence; except when there is a difference in the ground level between two (2) adjoining parcels of two feet (2') or more, the maximum allowed height of a fence or wall shall be determined by the planning director.

Fencing Materials: Fences and walls shall be constructed of attractive, long lasting materials such as masonry, stone, metal, or wood (1 inch nominal thickness boards, minimum on 4 x 4 framing members). Masonry and stone walls must have structural footings, and owner shall obtain a building permit prior to construction.

Prohibited Fencing Materials: Unless approved as a condition of approval or in conjunction with another entitlement, walls or fences of sheet or corrugated iron, steel, concertina wire or aluminum, are prohibited with the exception of ornamental fences as consistent with applicable design guidelines. Barbed wire fencing shall not be constructed or placed on top of a fence except in industrial areas. A conditional use permit is required for barbed wire fencing abutting residential or commercial uses.

Graffiti Resistant Surface: Graffiti resistant treatment shall be applied to all masonry and concrete walls.

Outdoor Storage Screening: Outdoor storage (including all dumpsters, commercial equipment, commercial construction or industrial related materials and equipment within commercial zones) shall be screened in a manner that is attractive and visually compatible with the principal use andlor 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 applicable design guidelines.

Special Fencing For Industrial Use: In industrial zones, company vehicles less than one ton do not require screening and may be parked behind the required landscape area with or without security fencing, as set forth in this division. Company vehicles exceeding one ton that are permitted on the public highways and used in the daily operation of the company may be parked within the buildable portion of the lot without screen fencing.

Temporary Fences: Nothing in this chapter shall be deemed to prohibit the erection of a temporary fence around construction projects in compliance with the building code and other applicable provisions of this code.

Maintenance: Fences, walls, and hedges shall be continuously maintained in an orderly and good condition, at no more than their maximum allowed height.

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

Existing Development: Where an existing nonresidential development proposes an amendment that increases the building square footage by ten percent (10%) 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.

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.

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.

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 planning 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.

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 applicable city of Greenfield design guidelines.

Landscape Area Requirements By Zoning District: Minimum landscape area requirements are listed below by zoning district consistent with division III, "Zoning Districts, Allowable Uses, And Development Standards", of this title:

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 multi-family and nonresidential development shall comply with the plant type, size, and spacing provisions listed below.

Perimeter Landscape: Minimum width of perimeter landscape along adjoining streets and interior property lines are identified in section 17.54.040, table 17.54-1 of this chapter, within the perimeter landscape planter adjoining all streets, street trees shall be planted at a maximum spacing of thirty feet (30') on center, located between five (5) and ten feet (10') from the back of sidewalk. Within the perimeter landscape planting along interior property lines, screen trees shall be planted at a minimum spacing of thirty feet (30') on center, located between five (5) and ten feet (10') from the property line. Additionally, where nonresidential property abuts residential property, the required landscape planting shall include a minimum of twelve (12) trees and ten (10) shrubs for each one hundred feet (100') of landscape area.

Residential Landscape: For single-family and two-family residential zoning districts, a minimum of forty percent (40%) of the front yard area shall be pervious surface.

Parking Lot Landscape: Parking lot landscape includes perimeter plantings abutting parking lots and drive aisles, tree planting for parking lot shade, and a combination of continuous planting strips, planting fingers and parking islands throughout the parking lot. In addition to the perimeter landscaping required by this section, parking lots of five (5) spaces or more shall provide a landscaped island measuring a minimum of eight feet by sixteen feet (8' x 16') at a ratio of one island for every eight (8) spaces. As a minimum, the islands shall be placed every ten (10) spaces. All landscaping shall be within planters bounded by a curb at least six inches (6") high. No planter shall be smaller than twenty five (25) square feet, excluding curbing. Each planter shall include an irrigation system.

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 inches (36"), 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, which meet the intent of this screening requirement. Earthen berms shall be constructed with slopes no steeper than one vertical foot for each five (5) horizontal feet (20 percent slope), with a preferable two foot (2') wide crest on top of the mound.

Landscape Corridors: Existing sidewalks (except at street intersections) and bus turnouts may meander from a minimum of a five foot (5') setback to a maximum of twenty feet (20') 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 feet (50'). The parkway shall be a minimum of eight feet (8') in width for the location of the street tree.

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

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 inches (30") in height at full maturity.

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 percent (50%) of the wall shall be covered by landscape material within five (5) years.

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 foot (3') tall landscape barrier shall be established along the outer edge of drive-through aisles.

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.

Design: 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.

Automatic Controllers: Automatic controllers shall be set to water between seven o'clock (7:00) P.M. and ten o'clock (10:00) A.M. to reduce evaporation:

Irrigation Schedule: An irrigation schedule indicating irrigation timings for each of the four (4) 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) square feet or more.

System Requirements: Low volume irrigation systems with automatic controllers shall be required. Low volume irrigation systems include low volume sprinkler heads, dry emitters, and bubbler emitters.

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

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 section, 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.

The designated approving authority may require the applicant to 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 reasonable replacement cost of all plant materials plus the cost of installation.

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 feet (10') above the sidewalk level. Tree limbs which overhang the street shall be kept trimmed to a height of at least thirteen feet (13') above the street level.

Grass and turf shall be kept free of weeds.

Residential Development Requirements: Every discretionary residential project with a total liveable area over five thousand (5,000) square feet shall include all of the required resource efficiency features listed in subsection 17.55.030A of this chapter and two (2) of the resource efficiency features listed in subsection 17.55.030B of this chapter, or alternatively may be satisfied through conditions of approval at the discretion of the planning director.

Industrial Development Requirements: Every discretionary industrial project with a total conditioned area over ten thousand (10,000) square feet shall include all of the required resource efficiency features listed in subsection 17.55.030A of this chapter and one of the resource efficiency features listed in subsection 17.55.030B of this chapter, or alternatively may be satisfied through conditions of approval at the discretion of the planning director.

Nonresidential And Nonindustrial Development Requirements: Every discretionary nonresidential and nonindustrial project with a total conditioned area over ten thousand (10,000) square feet shall include all of the required resource efficiency features listed in subsection 17.55.030A of this chapter and two (2) of the resource efficiency features listed in subsection 17.55.030B of this chapter, or alternatively may be satisfied through conditions of approval at the discretion of the planning director.

Required Resource Efficiency Features: All applicable projects as noted in section 17.55.020 of this chapter must include all general resource efficiency features in their project design, or alternatively through conditions of approval, at the discretion of the planning director as follows:

Resource Efficiency Features: All applicable projects as noted in section 17.55.020 of this chapter must include the number of resource efficiency features as required in said section, or alternatively through conditions of approval, at the discretion of the planning director as follows:

Shielding Required: Except as otherwise exempt, all 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. Outdoor lighting for single-family residential use shall be located and/or shielded in a manner to ensure that the intensity and direction of exterior and security lighting does not constitute a nuisance to abutting residential dwellings.

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.

Maximum Height Of Freestanding Outdoor Light Fixtures: The maximum height of freestanding outdoor light fixtures for development abutting residential property shall be twenty feet (20'). Otherwise, the maximum height for freestanding outdoor light fixtures shall be twenty five feet (25').

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.

Hours Of Illumination: Automatic timing devices shall be required for all new outdoor light fixtures with off hours (exterior lights turned off) between eleven o'clock (11:00) P.M. and six o'clock (6:00) A.M. However, outdoor lights may remain on during business hours of operation for security purposes (e.g., to illuminate walkways, roadways, equipment yards, and parking lots). Outdoor lights may also remain on to illuminate flags representing a country, state, or other civic entity.

Outdoor Sports Field/Outdoor Performance Area Lighting:

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.

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 chapter 17.62. "Signs", of this title.

Neon tubing or band lighting along building structures as articulation.

Searchlights.

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).

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.

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

New Development: For all buildings or structures erected and all uses of land established after the effective date of 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 hereof have the option of meeting the parking requirements of the zoning code in effect on the project approval date or be subject to the provisions required herein.

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 percent (10%) 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.

Modification To Existing Structures: Whenever an existing building or structure is modified such that it results in an increase of more than ten percent (10%) in the number of off street parking spaces required, additional off street parking spaces shall be provided in accordance with the requirements of this chapter.

Building Permit: New parking lot design and modifications to existing parking lots areas 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.

Zoning Clearance: Modification or improvement to an existing parking lot area 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, andlor restriping of off street parking areas that alters the number and/or configuration of parking spaces or corresponding landscape planters for multi-family and nonresidential uses.

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.

Location Requirements For Off Street Parking Spaces:

General Use Provisions For Off Street Parking Spaces:

Parking Regulations For Vehicles, Trailers, And Vessels: The parking regulations in this section apply to all "commercial vehicles", "passenger vehicles", "recreational vehicles", "trailers", and "vessels" as defined in division VI, "Zoning Definitions", of this title. Unless otherwise specified, the term "vehicles" used herein refers to "commercial vehicles", "passenger vehicles", and "recreational vehicles".

Tandem Parking: Tandem parking may be used to satisfy off street parking requirements on single-family residential and duplex residential lots or in those areas in which it is infeasible to meet the strict standards of this title as determined by the director of planning.

Off Street Parking Requirements: The city's off street parking requirements are listed by land use classifications in table 17.58-1 of this section. Except as otherwise specifically stated, the following rules apply to table 17.58-1 of this section:

Shared Parking: The city's off street parking requirements are listed by land use classifications in table 17.58-1 of this section, however, in certain instances, and upon issuance of a conditional use permit, site conditions may warrant a shared parking arrangement. Where two (2) or more uses have different periods of peak parking demand (e.g., a restaurant and an office) and share a common parking supply, the number of spaces required is reduced. To calculate the reduction in the required number of spaces, the following methods are acceptable:

Minimum/Maximum Parking Requirements: Unless off street parking reductions are permitted consistent with section 17.58.060, "Reduction Of Off Street Parking Requirements", of this chapter, the number of off street parking spaces required in table 17.58-1 of this section shall be considered the minimum necessary for each use. In conjunction with discretionary development permits, the designated approving authority may increase these parking requirements if it is determined that these requirements are inadequate for a specific project. By the same token, the designated approving authority may decrease the required parking for a specific use as specified in chapter 17.16, "Permit Requirements", of this title.

Uses Not Listed: The number of parking spaces required for uses not specifically listed in table 17.58-1 of this section shall be determined by the planning director based on common functional, product, or compatibility characteristics and activities, as provided in section 17.26.030, "Similar Uses", of this title.

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).

Mixed Use/Multiple Tenants: Except as otherwise provided in this section, for each separate use on a site with multi-tenants, or a combination of principal uses in anyone facility, the development shall provide the aggregate number of parking spaces for each separate use. Parking for retail commercial shopping centers may include restaurant uses up to the maximum percentage of total site square footage, as described in table 17.58-1A of this section, when the indicated percent of the retail parking ratio is used to calculate the number of parking spaces required. Retail commercial shopping centers are allowed to have up to thirty five percent (35%) of their square footage taken up by restaurant uses when calculating parking with this method.

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 17.58-1 of this section 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 planning director. The designated approving authority may grant exceptions to this rule where the use or other restrictions ensure adequate parking is provided (i.e., rezone agreements).

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 17.58-1 of this section for the primary use, using the gross floor area of the building.

Tenant Spaces With Accessory Storage: When a tenant has enclosed accessory storage in excess of two thousand (2,000) square feet, the required parking for that portion of the tenant space dedicated to storage shall be calculated as specified in table 17.58-1 of this section for warehousing, storage, and distribution (in addition to the parking requirements for the primary use of the building).

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:

Special Circumstances: 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 nature of the proposed use(s) or the proximity of the facility to alternative modes of transportation justify the requested parking reduction. This subsection includes shared parking reductions due to variation in peak demands.

Number Of Spaces, Design Standards: Parking spaces for the disabled shall be provided in compliance with uniform building code and the Americans with disabilities act.

Reservation Of Spaces Required: The number of disabled accessible parking spaces required by this section shall be reserved by the property owner/tenant for use by the disabled throughout the life of the approved land use.

Upgrading Of Markings Required: If amendments to state law change standards for the marking, striping, and signing of disabled parking spaces, disabled accessible spaces shall be upgraded in the time and manner required by state law.

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

Access To Parking: Access to parking areas and curb cuts for driveways shall be approved by the planning director and public works director to ensure an efficient and safe traffic flow into the parking areas and along public streets.

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

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 17.58-2 of this section:

Location: Bicycle parking shall be located on a paved surface, in proximity to a building entrance and in a visibly secure location adjacent to the building.

Bicycle Rack: Bicycle parking shall consist of at least a stationary bicycle rack, typically a curved metal bar, where the cyclist supplies a padlock and chain or cable to secure the bicycle to a stationary object.

Prohibited Locations: Except as otherwise specified, required bicycle parking shall not be located within required setback yard areas.

Bicycle Parking Requirements: Bicycle parking is required for multi-family, public and civic facilities, schools, retail commercial, office and industrial uses in accordance with table 17.58-3 of this section. In no case shall there be fewer than two (2) employee bicycle spaces and two (2) patron spaces, unless specifically exempt.

Number Of Spaces: At a minimum, one loading space (dock or parking space) shall be provided for all commercial and industrial buildings in excess of ten thousand (10,000) square feet plus one additional space for every additional twenty thousand (20,000) square feet of floor area.

Dimensions: Each required loading space shall be not less than ten feet (10') wide, thirty five feet (35') long and with fourteen feet (14') of clear height. Loading zones shall be separate from other required parking and maneuvering area.

Location: Where feasible, loading zones and docks shall be located to the rear of properties. No truck entrance door, loading zone and/or dock serving commercial vehicles shall be permitted to face a residential area located within five hundred feet (SOD').

Screening: All loading zones and truck parking areas shall be screened from view by a minimum of a six foot (6') high hedge, vine covered fence or wall plus landscaping as required by chapter 17.§4, "Landscaping", of this title.

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 large enough to accommodate the number of waiting vehicles equivalent to one-half (1/2) of one percent (1%) of the required parking for the project.

Reporting Requirements: All businesses required by state law[2] 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.

Underground Storage: Underground storage of hazardous materials shall comply with all applicable requirements of state law. Businesses that use underground storage tanks shall comply with the following procedures:

Aboveground Storage: Aboveground storage tanks for hazardous materials and flammable and combustible materials may be allowed subject to the approval of the fire department.

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

Notification Required: A subdivider of a development within five hundred feet (500') of a hazardous material shall notify a new/potential owner before the time of purchase and the close of escrow of the location, size and type of hazard.

Purpose: The purpose of this section is to:

Declaration of Policy: Excessive noise levels are detrimental to the health and safety of individuals. Excessive noise is considered a public nuisance and the city discourages annoying, excessive, disturbing, or unnecessary noises from all sources. Causing, creating, maintaining, or allowing to cause, create, or maintain any noise in a manner prohibited by the provisions of this section, elsewhere in the Municipal Code, or the noise element, is a public nuisance.

Definitions: The following words, terms, and phrases, when used in this section, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

Noise Zones Designated: Receptor properties described in this chapter shall be assigned to the following noise zones:

Interior Noise Standards: The interior noise standard identified in Table 17.60-1a, unless otherwise specifically indicated, shall apply within all such dwellings and other buildings within a designated noise zone.

Exterior Noise Standards: The exterior noise standards identified in Table 17.60-1b, unless otherwise specifically provided, shall apply to all receptor properties within a designated noise zone.

Noise Measurement Criteria: Measurement of sound levels shall be as follows:

Exempt Activities: The following are not subject to the noise limitations of this section:

Prohibited Activities: The following acts shall be a violation of this section:

Responsibility to Eliminate or Reduce Acts Deemed Violations of Section: Where a violation of the noise standards set forth in this section results from a conflict between new and existing land uses, the person implementing the new use shall be responsible for curing the violation and providing improvements necessary to eliminate or reduce the negative sound impacts.

Sources of odorous emissions, particulate matter and air containment standards shall comply with the rules and regulations of the Monterey metropolitan air quality management district and the state Health and Safety Code.

Noxious odorous emissions in a matter or quantity that is detrimental to or endangers the public health, safety, comfort, or welfare is declared to be a public nuisance and unlawful, and shall be modified to prevent further emissions release, except for industrial operations in compliance with) this title.

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

Exhaust air ducts shall be located or directed away from abutting residentially zoned properties.

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;

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

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

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.

Radioactivity, in a manner that does not comply with all applicable state and federal regulations; or

Electrical disturbance or electromagnetic interference that interferes with normal radio or television reception, or with the function of other electronic equipment beyond the property line of the site; or that does not comply with all applicable federal communications commission (FCC) and other applicable state and federal regulations.

Encourage creative and innovative approaches to signage within the community that are of high quality design and character and contribute to the overall appearance of the community; and

Encourage signage that is architecturally and cosmetically compatible with the surrounding area; and

Enhance the overall property values in the city by discouraging signage that contributes to the visual clutter of the streetscape, such as oversized signs and excessive temporary signs; and

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

Safeguard and protect the public health, safety, and welfare through appropriate prohibitions, regulations, and controls on the design, location, and maintenance of signage. The standards of this chapter apply to signs in all zoning districts. Only signage specifically authorized by this chapter shall be allowed.

Permit Required: Except as otherwise provided in this chapter, no person shall erect, move, alter, replace, or maintain any sign without first obtaining zoning clearance (administrative plan check) to ensure compliance with applicable provisions of this chapter pursuant to section 17.16.020 of this title. (See section 17.62.030 of this chapter for exemptions.)

Uniform Sign Program: A uniform sign program is intended to integrate design of signs with the design of the structures to achieve a unified architectural statement. Its purpose is ensuring design compatibility, not providing exemptions from the provisions of this chapter.

Applicability: A uniform sign program shall be required whenever any of the following circumstances exists:

Approval Of A Uniform Signage Program: The hearing and approving body for all uniform signage programs shall be the planning commission. The process for appealing the decision shall be consistent with section 17.14.060 of this title.

Standards: The uniform sign program shall include criteria for building attached signs for tenants, anchors, freestanding building signs and the integrated development itself to establish consistency of sign type, location, logo and/or letter height, lines of copy, illumination, construction details, and color and materials of signs for the project. All signs within tne development shall be consistent with the USP.

Revisions To A Uniform Signage Program: The planning director may approve revisions to a uniform signage program if the director determines that the modifications are minor in nature and do not change or modify the intent or conditions of the original approval. Revisions that would substantially deviate from the original approval (as determined by the planning director) shall require planning commission approval.

Exempt Signage Without Limitations: The following signs are exempt from a sign permit and city review:

Exempt Signage With Limitations: The following signs are exempt from requirement for a sign permit and city review provided that they meet the size, height, duration, and/or maximum number limitations listed:

Abandoned signs;

Animated, moving, flashing, blinking (intermittent light), fluctuating, reflecting, revolving, illuminated, or other similar signs, except time/temperature devices and holiday decorations;

Inflated signs, balloons, and figures;

Pole signs, except freeway/highway oriented pole signs that may be allowed in nonresidential zoning districts subject to issuance of a conditional use permit;

Electronic readerboard signs other than time/temperature signs and those serving a government function;

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

Signs that are unauthorized, temporary or permanent, and are affixed to trees and utility poles;

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

Signs erected in such 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;

Signs erected without the consent/permission of the owner (or his/her agent) of the property on which the sign is located;

Signs on public property or within the public right of way, except government/civic signs erected by a governmental agency or a public utility or signs granted an encroachment permit by the public works department;

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 section 17.62.030 of this chapter;

Vehicle signs where the primary purpose of the vehicle is advertising matter. 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 section 17.62.030 of this chapter.);

Off site commercial signs.

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:

Blade/Bracket Signs:

Governmental/Civic Sign As A Gateway Sign: A governmentallcivic sign as a gateway sign(s) other than those described in section 17.62.070, table 17.62-3 of this chapter for subdivisions and those exempt as in section 17.62.030 of this chapter may be established subject to the following standards:

Menu/Order Board Sign:

Monument Signs:

Reader Board Signs: Reader board signs may only be allowed:

Time And/Or Temperature Signs: A time and/or temperature sign may be permitted on a site in addition to the other signs allowed by this section provided it meets the following standards:

Building Signs: Where allowed in section 17.62.070, table 17.62-1 of this chapter, a building sign shall comply with the following additional requirements:

Freeway Oriented Billboards: Notwithstanding the prohibition against off site commercial signs, freeway oriented billboards may be permitted subject to first obtaining a conditional use permit from the planning commission. For the purposes of this section, a "freeway oriented billboard" is hereby defined as an outdoor freestanding sign board which is located within one hundred feet (100') of State Highway 101 and which advertises a business, service or product which is not produced or sold at the site of the sign. A conditional use permit for a freeway oriented billboard may be issued only if the proposed billboard complies with all of the following conditions:

Measurement Of Sign Area:

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.

Maintenance Of Signs: All signs shall comply with the following criteria:

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

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.

Setback Of Freestanding Signs (Permanent And Temporary): The minimum setback distance for signs shall be measured from back of the public right of way. No sign shall encroach into a public right of way. All freestanding signs shall be set back a minimum of ten feet (10') from the public right of way with the following exception:

Location Of Building Signs: Building signs may be located along any frontage of a building that faces directly onto a public right of way or an internal circulation path of the site. In no instance shall signs face directly onto residential property.

Building signs are those signs that are permanently attached to a building (i.e., wall signs, blade/bracket signs, etc.).

Freestanding signs are those that have their own unique foundation or are otherwise not attached to a building (i.e., monument sign).

The total allowed sign area may be distributed among the maximum number of signs permitted for each sign type.

Illumination standards refer to whether or not the sign may be illuminated and how. Signs that may be illuminated may be done so by "indirect or background" (indirect light source, low wattage spotlight without glare to the adjoining property, or internal light source with opaque, nontransparent background) or by any method that produces "no glare onto (neighboring) residential property".

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 section 17.62.060 of this chapter. Where a ratio is described, it applies up to the listed maximum sign area.

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 section 17.62.060 of this chapter.)

Temporary Signs: Temporary commercial signs such as banner signs and portable signs for grand openings, special product, sale, or event advertising are permitted 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 chapter 17.12 of this title.

Special Event Signs: Signs not otherwise permitted in this chapter (e.g., beacons, pennants, freestanding banners, inflatable signs), may be permitted for communitywide events or other similar events on a temporary basis with the approval of a zoning clearance.

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

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

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 feet (10') from the point at which the lines converge.

In addition to the detached structures listed in chapters 17.46, "Accessory Structures", and 17.52, "Fences And Walls", of this title, the following structures and architectural features attached to the main building may project into required yards as listed in table 17.64-1 of this section.

For single-family residential development, 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.