General Provisions.

Front Yard. Single-story garages may be constructed five feet from the front property line, if the garage has an automatic garage-door opener, or vehicular entry to the garage is from the side and the topographic condition for a reduced building setback provided in Section 25.50.004(E)(1) exists on the site.

Side Yard. The width of each side yard shall be not less than five feet.

Rear Yard.

Where a lot is determined to be six thousand four hundred ninety-nine square feet or greater the building site coverage shall not exceed thirty-five percent. Those lots that have less than five thousand one square feet in area shall not exceed forty-four percent in building site coverage. This requirement may be modified by the design review board when necessary due to neighborhood development patterns or view preservation.

On bluff-top coastal lots, the net area of the lot shall be considered in calculating the maximum building site coverage allowed. For the purpose of defining building site coverage, a "bluff line" is that line which separates the buildable pad from the bluff top. The "bluff top" shall be defined as an incline greater than the slope of the buildable pad. The "bluff face" is defined as that portion of bluff which slope is forty-five degrees or greater from horizontal, and whose top is ten or more feet above mean sea level. The net area of the lot is the area that extends from the side corner property lines along the bluff line to the front corner property lines.

The maximum building site coverage and floor area allowed on site includes the square footage of all enclosed space of the main building and accessory structures such as garages, guesthouses, storage facilities and all other similar types of accessory structures including carports and covered patios, whether attached or detached.

Street easements that either bisect or extend across any portion of a parcel shall be excluded from building site coverage calculations.

All coastal lots are subject to a stringline setback. The building stringline averages the setback of oceanfront buildings on both adjacent sides of coastal lots and is defined as follows: The stringline setback shall be depicted as a line across a parcel that connects the oceanward ends of the nearest adjacent walls of the main buildings on adjacent lots. Posts or columns that extend to grade from upper story decks, balconies, stairways and other types of similar features shall not be used to define the building stringline criteria.

In the event that there is no applicable stringline on adjacent oceanfront lots, the setback shall be at least twenty-five feet from the top of an oceanfront bluff.

In no case shall the bluff-top setback be less than twenty-five feet.

Building Projections and Accessory Structures.

No new building, additions to existing buildings or structures in this zone shall have a height greater than permitted under the following table when measured from the finished or natural grade, or the finished floor of the existing residence, whichever is more restrictive.

Except on oceanfront sites, lots with a slope of zero to fifteen percent, height in excess of nineteen feet may be allowed if all of the following conditions are met: a lower-level living area addition is beneath and within the footprint of an existing living space; the roof lines above the same are not modified; and the proposed lower level floor height as vertically measured to the finish floor immediately above does not exceed eleven feet, with a maximum ceiling height of nine feet, as long as the total height does not exceed thirty-six feet. Oceanfront site means any lot, parcel of land and/or legal building site recognized by the city that is located adjacent to the ocean, including, but not limited to, lots or parcels located along the shoreline, on and/or immediately adjacent to beaches. And on oceanfront bluffs including oceanfront bluff top lots.

In addition to subsection (F)(1), building height shall be limited to the following in order to preserve ocean views within Three Arch Bay.

The maximum height for fences and walls shall be six feet, except within the required front yard, where it shall be kept to a maximum of forty-two inches and thirty-six inches clear horizontal for multiple wall assemblies. On street-to-street lots, the maximum height for a fence or wall shall be forty-two inches and thirty-six inches clear horizontal for multiple wall assemblies within any required yard adjoining a street. Street-to-street lots between Encino and Callecita are exempt from this provision.

On vacant lots only, the height of a fence, wall, latticework or screen shall be measured from the top of the structure above the street directly adjacent, or above the natural grade immediately adjacent, whichever allows the higher structure. The height limit shall also apply to the height of a retaining wall, the purpose of which is to create an artificial yard.

On developed lots only, where the difference in finished grade between proposed and adjacent property is more than two feet in height, a maximum height of eight feet shall be maintained from the lowest grade elevation at every point along the wall or fence. In no case shall an adjacent property be exposed to a retained-fill wall, wall or fence or any combination of these elements in excess of six feet in height.

Landscaping, as required, shall be provided in accordance with the community design and landscape guidelines as adopted by Resolution No. 89-104 and as hereafter amended.

All residential and landscaping design shall preserve surrounding views of the ocean and, whenever possible, utilize trees and other vegetation to complement this viewshed.