Development Standards for All Accessory Structures. The development standards in this Section shall apply 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.

Development Standards by Type of Accessory Structure. Table 17.40.040-1 (Development Standards for Accessory Structures) establishes development standards based on the type of accessory structure as defined in Section 17.100.060 (Universal Definitions).

Special Development Standards for Accessory Structures in the R-3 and R-4 Zones. Accessory structures in multi-family dwelling complexes (e.g., garages, bicycle storage, laundry rooms, car washing areas, recreation facilities) shall incorporate a design similar to the project's dwelling units, in terms of materials and colors.

Development Standards for Storage, Cargo, or Shipping Containers. Storage, cargo, or shipping containers are prohibited in all zoning districts unless they conform to the following requirements:

Church spires, belfries, cupolas and domes, monuments, water towers, fire and hose towers, observation towers, lines and poles, chimneys, smokestacks, flag poles, and masts and aerials.

Elevator and stair penthouses, water tanks, monitors and scenery lofts, provided no linear dimension of any such structure exceeds 50 percent of the corresponding street lot line frontage.

Windmills in the agricultural Zoning District.

Towers and monuments, fire towers, hose towers, cooling towers, gas holders, or other structures where the manufacturing process requires a greater height, provided, however, that any structure above the height otherwise permitted in the underlying Zoning District shall occupy no more than 25 percent of the area of the lot and shall be located not less than 25 feet to every lot line, except the front lot line.

"Corner lot" means a lot bounded by two or more abutting and intersecting street lines.

"Double frontage lot" means an interior lot bounded by two or more abutting street lines that do not intersect.

"Flag lot" means a lot connected to a street by an access corridor such as an alley, narrow private drive, or access easement.

"Interior lot" means a lot which is not a corner lot and has only one street frontage.

"Key lot" means the first interior lot to the rear of a reversed corner lot.

"Reverse corner lot" means a corner lot in which the rear property line abuts the front yard area of an adjoining interior lot (as opposed to the rear yard of another corner lot).

A yard is an area between a property line and a building or structure, unobstructed and unoccupied from the ground upward. There are three general types of yards as follows:

A required yard area is the yard space between the property line and the minimum setback as required by this Title.

An actual yard is the yard space between the property line and the nearest structure located outside of the required setback area.

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. Designated property lines are determined as follows:

Attached Structures. Accessory structures and architectural features attached to the main building(s) may project into the required yards as listed in Table 17.44.060-1 (Allowed Encroachment for Attached Structures into Required Yard Areas).

Detached Structures. Detached accessory structures as regulated in Chapter 17.40 (Accessory Structures).

Air Conditioning Unit. No air conditioning unit shall be located within the required side yard setback.

Emergency Generators. Emergency generators are allowed to encroach into a required side yard provided emergency access is provided pursuant to the California Residential Code, as amended.

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.

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.

Site Plan and Design Review Required. Site Plan and Design Review is required for all fences that exceed the standards of this Chapter.

Retaining Walls. Retaining walls, as defined in this Title, may only be constructed as part of an approved grading permit or as part of a roadway improvement project.

Landscape Walls. When a fence or wall is placed atop a landscape wall, 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.

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.

Maximum Allowed Heights and Locations. Each fence and wall on residential and nonresidential property shall comply with height limits and locations shown in Table 17.46.050-1 (Maximum Height of Fences and Walls in Required Yard Area).

Landscape Walls. Landscape walls within required yard areas shall be constructed to a maximum height of 36 inches. Outside of required yard areas, the maximum height for landscape walls shall be 6 feet. Landscape walls shall not be used to alter the finish grade of the lot.

Retaining Walls. 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 4 feet in height shall be benched so that no individual wall exceeds a height of 6 feet, with the depth of each bench a minimum of 3 feet.

Fencing Materials. Fences and walls shall be constructed of attractive, long-lasting materials (e.g., masonry, wood, tubular steel, fiberglass, or stone).

Prohibited Fencing Materials. Unless approved as a condition of approval or in conjunction with another entitlement, walls or fences of sheet or corrugated iron, sheet steel, concertina wire, or sheer aluminum are prohibited. Barbed wire fencing shall not be constructed or placed on top of a fence except where properly used for agricultural, open space, or industrial uses.

Electrified fencing is prohibited in all residential and commercial zones, unless Approval Findings can be made in accordance with Section 17.10.110.D. Electrified fencing shall be allowed in CM (Commercial Manufacturing), BIP (Business Industrial Park), M1 (Light Industrial) and M2 (Heavy Industrial) zones. If adjacent to any residential use, electrified fencing shall not exceed seven feet in height or the height of the existing adjacent fence, whichever is lower, within the required landscape buffer separating the commercial or industrial use and the residential use. Electrified fencing is hereby defined as a fence containing metal wire through which an electric current is passed, as a deterrent which will shock people or animals trying to breach or climb the fence, including electrified security fences as defined within State Civil Code, Section 835 and electrified fence within the State Food and Agricultural Code, Section 17151.

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

Public Frontage Fencing of Nonresidential and Multi-Family Projects. Where fencing is proposed along public frontages of nonresidential and multi-family projects, such fencing shall be open view unless otherwise required to be solid for noise attenuation. Open view fencing shall also be required when located adjacent to open space areas.

Screening of Outdoor Storage. Outdoor storage shall be fenced or screened from view. Such screening shall utilize enclosures including, but not limited to, fences, walls, landscaping, or earthen berms. Screening shall be visually compatible with the primary buildings and landscape on the property. See Section 17.80.040(C) (Outdoor Storage Requirements).

Special Fencing for Large Vehicle Storage. Vehicles greater than one 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.

Fencing for Pools, Spas, and Similar Features. Swimming pools, spas, and other similar water features shall be fenced in compliance with City-adopted Building Code requirements.

Screening for Commercial or Industrial Uses Adjacent to Residential Zones. Commercial and industrial uses shall be screened from adjacent residential and agricultural zones by a masonry wall with a minimum height of 7 feet to screen the commercial or industrial use. This requirement is not intended to preclude the development of pedestrian/bicycle access points between commercial and residential or agricultural zones.

Screening of Loading Docks and Refuse Areas. Loading docks and refuse storage areas shall be screened from public view, adjoining public streets and rights-of-way, and residentially zoned areas. The method of screening shall be architecturally compatible with other on-site development in terms of colors and materials.

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 the City Municipal Code.

Establish provisions for water management practices and water waste prevention;

Establish a structure for planning, designing, installing, maintaining, and managing water-efficient landscapes in new and rehabilitated projects;

Reduce the water demands from landscapes without a decline in landscape quality or quantity;

Retain flexibility and encourage creativity through appropriate design;

Assure the attainment of water-efficient landscape goals by requiring that landscapes not exceed a maximum water demand of 70 percent of the reference evapotranspiration or any lower percentage as may be required by state legislation, whichever is stricter;

Eliminate water waste from overspray and/or runoff;

Achieve water conservation by raising the public awareness of the need to conserve water through education and motivation to embrace an effective water demand management program; and

Implement the requirements of the California Water Conservation in Landscaping Act 2006 and the California Code of Regulations Title 23, Division 2, Chapter 2.7.

This Chapter shall apply to the following types of projects:

The following projects and activities are exempt from the requirements of this Chapter:

Preliminary Landscape and Irrigation Plan. A preliminary landscape plan, grading plan, and irrigation plan shall be submitted for each application for new development or existing development as identified in Section 17.48.020 (Applicability to Standards). This plan would conceptually show locations for trees, shrubs, ground cover, etc. Additionally, the plan would include a list of tree species and size.

Final Landscape and Irrigation Plan. Prior to construction, the applicant shall submit a Landscape Documentation Package as described in Section 17.48.070 (Special Report and Design Plan Requirements).

Landscape Certificate of Completion. Prior to issuance of certificate of occupancy, a signed Landscape Certificate of Completion shall be submitted to the Planning Department for review. Following receipt and review, the City shall either approve or deny the Landscape Certificate of Completion. If the Landscape Certificate of Completion is denied, the City shall not be obligated to issue an occupancy permit and will provide information to the project applicant regarding necessary corrections, appeal, or other assistance.

General Locations for Landscape Improvements. Landscaping shall be provided in the following locations for all types of development as listed below, unless the designated Approving Authority determines that the required landscape is not necessary to fulfill the purposes of this Chapter. Nothing in this Chapter is intended to discourage landscape areas outside and beyond the minimum requirements listed herein.

Landscape Design. Landscaping shall be designed as an integral part of the overall site plan with the purpose of enhancing building design and public views and spaces, and providing buffers, transitions, and screening. At a minimum, the following landscape design provisions shall apply:

Plant Type. Landscape planting shall emphasize drought-tolerant species (especially along natural, open space areas), shall complement the architectural design of structures on the site, and shall be suitable for the soil and climatic conditions specific to the site.

Plant Grouping. Plants with similar water and cultural requirements (such as sun and climate) shall be grouped together in distinct hydrozones.

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 measurements) are as follows:

Soil Conditioning and Mulching. Mulching shall be used to conserve and retain water and prevent erosion as follows:

Water Features. Water features shall obtain their water from one or more of the following sources:

Irrigation. Irrigation systems shall be designed consistent with the following standards:

Stormwater Management

Safety Considerations. Plantings shall be designed to discourage potential safety issues (e.g., persons lying in wait). The design of the landscaping shall comply with Crime Prevention Through Environmental Design (CPTED) guidelines.

Residential Landscape. For single-family and two-family residential Zoning Districts:

Project Entry Landscaping. Entries to multi-tenant projects (both residential and nonresidential) shall be designed as a special statement reflective of the character and scale of the project to establish identity for tenants, visitors, and patrons. Flowering access plantings and specimen trees shall be used to reinforce the entry statement.

Screening of Drive-Through Aisles. To screen vehicles and associated headlights in a drive-through lane from view of abutting street rights-of-way, a 5-foot-wide planter shall include a minimum 3-foot-tall (maximum 4-foot-tall) landscape barrier planted with trees and other landscaping consistent with those in the parking area. At no time shall this landscape barrier be pruned in a manner that allows the vehicle headlights from the drive-through lane to be visible from abutting street rights-of-way.

Service Stations. For service stations, a minimum of 20 percent of the lot area shall be landscaped. A minimum of 70 percent of the landscaped area shall be covered with a combination of live landscaping, such as lawn, ground cover, trees, or shrubs, and not more than 30 percent of the landscape area shall be covered with hard surfaces, such as landscaping rock, concrete, artificial materials, or other impervious materials.

Wireless Telecommunication Facilities. Where appropriate, facilities shall be installed so as to maintain and enhance existing landscaping on the site, including trees, foliage, and shrubs, whether or not utilized for screening. Additional landscaping shall be planted around the tower and related equipment to buffer abutting residential Zoning Districts or uses, and to buffer public trails. Landscaping around the perimeter of the facility (leased area) shall include dense tree and shrub plantings with the necessary irrigation. Wireless telecommunication facilities shall be developed with an immediate landscape screen. Trees shall be fast-growing evergreen species, a minimum of 24-inch box in size. Shrubs shall be a minimum 15-gallon size covering a minimum planter area depth of 5 feet around the facility. Trees and shrubs shall be planted no farther apart on center than the mature diameter of the proposed species.

On-Site Pedestrian Pathways. Pedestrian pathway landscaping shall include shade trees placed so as to cover 60 percent of the total pathway area with tree canopies at maturity.

Public Spaces. Pedestrian space landscaping shall include a combination of shade trees and pedestrian shading devices (e.g., canopies, awnings) placed so as to cover 60 percent of the total space with a shade canopy at maturity.

Signs. Landscaping shall be provided at the base of the supporting structure of freestanding signs equal to twice the area of one face of the sign. For example, 50 square feet of sign area requires 100 square feet of landscaped area. See Chapter 17.54 (Signs on Private Property).

Buffering Between Uses. A landscape buffer shall be provided by nonresidential and multi-family uses adjacent to single-family uses. Buffer areas shall include a minimum 10-foot-wide planter strip with shrubs and both deciduous and evergreen trees. Landscaping shall be used to separate buildings from parking and vehicle circulation areas where practical.

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 to soften the look of the wall.

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, planting fingers, and parking islands throughout the parking lot.

Maintenance of Required Planting Areas. Required planting areas shall be permanently maintained by water, clearing 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 30 days from the identified damage date.

Maintenance of Existing Trees. Existing trees over six inches in trunk diameter, measured 4.5 feet above ground level (DBH), shall be retained in accord with the following:

Tree Pruning. Tree pruning shall be performed by a California landscape contractor. The licensed contractor shall also be certified by the International Society of Arboriculture as a certified tree trimmer or certified arborist or other qualified tree expert.

Tree pruning is limited to the following:

Tree Removal and Replacement. For landscaping for multi-family and nonresidential development, removal of trees planted as part of an approved landscape plan shall be limited to trees that are in poor health, structurally distressed, or unsafe. The removal of a tree shall be the final recourse upon determining that it is infeasible to save the tree by any other method (e.g., pruning, treatment of diseases, fertilizing).

Landscape Replacement. All plant material removed from a multi-family or nonresidential project in which the Community Development Department has approved the landscape plan shall be replaced.

Replacement shrubs shall be a minimum 5-gallon size. Ground cover shall be a minimum size of a full flat.

Irrigation Schedule. For the efficient use of water, all irrigation schedules shall be developed, managed, and evaluated to utilize the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the following criteria:

Landscape Irrigation Maintenance Schedule

Landscape Documentation Package. The Landscape Documentation Package shall include the following six elements:

Certificate of Completion. The Certificate of Completion shall include the following information and documents:

Water-Efficient Landscape Worksheet. The water-efficient landscape worksheet shall contain the following information:

Soil Management Report. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows:

Landscape Design Plan. The landscape design plan shall, at a minimum:

Irrigation Design Plan. The irrigation design plan shall comply with the following:

Grading Design Plan. For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste. A grading plan shall be submitted as part of the Landscape Documentation Package. A comprehensive grading plan prepared by a civil engineer for other local agency permits satisfies this requirement.

Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis

Reference Evapotranspiration (ETo) Table. The following table describes the adopted reference evapotranspiration values for use in calculating water efficiency as required by this Chapter.

All outdoor light fixtures producing light directly by the combustion of fossil fuels, such as kerosene lanterns or gas fixtures.

Temporary lights used for holiday decorations.

Emergency lighting erected for official purposes by local, state, or federal agencies.

Lighting for temporary uses and special events permitted consistent with this Code.

Neon tubing or band lighting along buildings and/or structures as articulation, except as approved through Design Review and/or Master Sign Program.

Search lights, laser source lights, or any similar high-intensity light, except for emergency use by police or fire personnel or at their discretion, or for approved temporary lighting for a special event approved by the City.

Lighting fixtures operated in such a manner as to constitute a hazard or danger to persons or to safe vehicular travel.

Illumination of entire buildings.

Roof-mounted lighting except for security purposes.

Moving, flashing, or animated lighting.

Light poles that obstruct pedestrian traffic.

Nuisance Prevention. All outdoor lighting shall be designed, located, installed, directed downward or toward structures, shielded, and maintained in order to prevent glare, light trespass, and light pollution.

Maintenance. Fixtures and lighting shall be maintained in good working order and in a manner that serves the original design intent.

Shielding. Except as otherwise exempt, all outdoor lighting shall be constructed with full shielding and/or recessed to reduce light trespass to adjoining properties. Each fixture shall be directed downward and away from adjoining properties and public rights-of-way, so that no light fixture directly illuminates an area outside of the site. Fixtures located higher than 6 feet above the ground shall have shielding that limits to angle of the cone of direct illumination to 60 degrees or less.

Level of Illumination. Outdoor lighting shall be designed to illuminate at the minimum level necessary for safety and security and to avoid the harsh contrasts in lighting levels between the project site and adjacent properties. Illumination standards are as follows:

Maximum Height of Freestanding Outdoor Light Fixtures. The maximum height of freestanding outdoor light fixtures shall be 20 feet. Height shall be measured from the finish grade, inclusive of the pedestal, to the top of the fixture.

Energy-Efficient Fixtures Required. Outdoor lighting shall utilize energy-efficient (high-pressure sodium, metal halide, low-pressure sodium, hard-wired compact fluorescent, or other lighting technology that is of equal or greater efficiency) fixtures and lamps. All new outdoor lighting fixtures shall be energy efficient with a rated average bulb life of not less than 10,000 hours.

Accent Lighting. Architectural features may be illuminated by uplighting, provided that the lamps are low intensity to produce a subtle lighting effect and no glare or light trespass is produced. Where ever feasible, solar-powered fixtures shall be used.

Signs. Lighting of signs shall be in compliance with Chapter 17.54 (Signs on Private Property) of this Code.

Sports Fields/Outdoor Activity Areas. Where playing fields or other special activity areas are to be illuminated, lighting fixtures shall be mounted, aimed, and shielded so that the light falls within the primary playing area and no significant off-site light trespass is produced. Additionally, the lights shall be turned off within one hour after the end of the event.

Telecommunications Towers. Telecommunication towers and related equipment shall be unlit except as provided below:

Alternative Designs, Materials, and Installations. The designated Approving Authority may grant approval of alternatives to this Section as part of a Site Plan and Design Review permit.

When Required. A preliminary outdoor lighting plan shall be submitted as part of each Site Plan and Design Review application, and a final plan shall be submitted as part of an application for a building permit for a new structure or an addition of 25 percent of the gross floor area, seating capacity, or parking spaces. A final outdoor lighting plan is required for all new outdoor lighting installations on commercial, mixed-use, multi-unit residential, industrial, and institutional properties. The Community Development Director may request outdoor lighting plans from applicants for other types of projects due to location, size, or proposed use, as necessary.

Plan Content. At a minimum, an outdoor lighting plan shall include the following:

New Development. For all buildings or structures erected and all uses of land established after the effective date of this Title, parking for vehicles and bicycles, and loading facilities shall be provided as required by this Chapter.

Change in Use or Occupancy. When the use or occupancy of any building, structure, or premises is changed, resulting in an increase of more than 30 percent in the required number of off-street parking spaces, additional off-street parking shall be provided consistent with Table 17.52.050-1 (Required Minimum Vehicle Parking Ratios), and the parking lot design shall comply with the requirements of this Code. New parking shall be reviewed and approved by the Community Development Director.

Modification to Existing Structures. Whenever an existing building or structure is modified such that it creates an increase of more than 10 percent 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 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.

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.

All vehicular parking areas shall be maintained by the owner of the property, such as being kept free of damage to asphalt or concrete surface, damage to landscape areas or curbing, garbage, and debris.

Required off-street parking spaces and parking areas shall be used only for parking operable vehicles of residents, employers, employees, customers, and visitors as appropriate to the allowed uses of the applicable zone.

Required off-street parking space shall not be used for the storage of vehicles or materials, or for the parking of trucks used in conducting business. Parking spaces not needed to meet the minimum requirement may be used for alternative uses subject to the provisions of this Title (e.g., Temporary Use Permit, semi-permanent display of merchandise). Examples of such activities include, but are not limited to, outdoor sales and storage, recycling collection facilities, dismantling, or servicing.

All required off-street parking shall be kept clear of temporary or permanent obstructions.

Existing parking shall not be reduced below the requirements of this Section.

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

Required off-street parking spaces shall not be located within any required front yard or required street side yard setback of any parcel.

Parking may not occur within any required clear visibility triangle area on a corner lot.

Parking spaces shall not preclude direct and free access to stairways, walkways, elevators, any pedestrian access way, or fire safety equipment. Such access shall be a clear minimum width of 44 inches, no part of which shall be within a parking space.

Minimum Requirements. Minimum vehicle and parking space requirements are listed in Table 17.52.050-1 (Required Minimum Vehicle Parking Ratios). Except as otherwise specifically stated, the following rules apply to Table 17.52.050-1:

Calculations

Similar Use. For a use not listed in Table 17.52.050-1 (Required Minimum Vehicle Parking Ratios), the required vehicle parking shall be the same as for the most similar use listed, as determined by the Community Development Director.

Regulations are Minimum Requirements. The number of off-street parking spaces required in Table 17.52.050-1 (Required Minimum Vehicle Parking Ratios) shall be considered the minimum necessary for each use, except that as provided in Section 17.52.060 (Reductions in Parking), the requirements may be modified as part of Site Plan and Design Review. 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.

Reductions through Site Plan and Design Review. Commercial, office, or industrial project 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 from the Approving Authority.

Reductions Through Joint Use of Parking Facilities

Shared Parking. The Approving Authority may approve a reduction in the number of required parking spaces for a mixed use development or for uses which are located near one another and which have different peak parking demands and operating hours. Shared parking arrangements shall be subject to the following requirements.

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 Chapter 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.

Up to 30 percent of the required number of parking spaces may be sized for compact cars.

Compact car parking spaces shall be at least 8 feet in width and 16 feet in length, and shall be clearly marked, "COMPACT CARS ONLY," "COMPACT," or "C."

Compact car spaces shall be distributed throughout the parking lot.

General Location. All vehicular parking spaces shall be on the same lot as the main structure they serve, on an abutting lot, or within 300 feet, subject to the following requirements:

Single-Family Residential Parking

Nonresidential and Multi-Family Parking Lot Design and Parking Access

Space and Aisle Standards for Surface Parking Lots

Landscaping of Parking Lots. See Chapter 17.48 (Landscaping).

Pedestrian Circulation/Walkways. Sidewalks shall be designed to ensure that vehicles that overhang or intrude into the sidewalk system do not reduce the minimum required sidewalk width.

Lighting of Parking Lot. See Chapter 17.50 (Lighting).

On-Site Circulation

Marking. All parking spaces, except in a garage or carport containing two or fewer parking spaces, shall be striped in a manner clearly showing the layout of the intended parking stalls. Such striping shall be maintained in a clear and visible manner.

Maintenance. Parking lots must be maintained free of potholes, fading of striping, and other similar defects.

The off-street loading facilities, in all cases, shall be on the same lot or parcel of land as the structure they are intended to serve.

The off-street loading facilities shall be designed and located so that loading vehicles are not parked in required setbacks, driveways, or required parking spaces during loading activities.

No loading space shall be located so that a vehicle using such loading space projects into any public street, nor so that they must back into a public street for ingress or egress.

Loading spaces shall be provided with access to an alley when alley access is available.

Loading docks shall be located outside of public view.

Bicycle parking shall be provided for all multi-family projects and nonresidential uses in compliance with this Chapter.

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 parking shall consist of a stationary bicycle rack.

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

Bicycle parking is required for multi-family, public and civic facilities, and retail commercial, office, and industrial uses in accordance with Table 17.52.110-1 (Bicycle Parking Requirements by Land Use) below. In no case shall there be fewer than two employee bicycle spaces and two patron spaces, unless specifically exempt.

General Prohibition for Properties Built After July 19, 1978. No person shall place, keep, maintain, or permit to be placed, kept, or maintained, a personal recreational vehicle, recreational home, mobile transport vehicle, oversized boat, or oversized vehicle upon any lot or parcel of land within a residential zoned district on which a building permit for a main building was issued after July 19, 1978, except in a recreational vehicle park, properly approved storage or sales yard, or recreational vehicle park.

Limitation on Number of Recreational Vehicles. Under no condition shall more than one recreational home, or one oversized vehicle, or one oversized boat be parked or stored on any property in a residential Zoning District at any given time, except as provided for by Subsection 17.52.120(I).

Limitation on Number of Mobile Transport Vehicles or Personal Recreational Vehicles. There shall be no limit on the number of mobile transport vehicles and/or personal recreational vehicles parked or stored in the side yard or rear yard if all of the requirements of Subsections 17.52.120(B), (E), (F) and (G) are complied with at all times.

Prohibition in Required or Actual Front Yard. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized vehicle, or oversized boat shall be parked or stored in the required or actual front yard of any residence or on any public roadway, except as follows:

Parking and Storage in Side Yard. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized vehicle, or oversized boat shall be parked or stored in a side yard (required or actual) unless:

Parking and Storage in Rear Yard. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized vehicle, or oversized boat shall be parked or stored in a rear yard (required or actual) except as provided for herein.

Prohibition on Permanent Occupancy. Except as provided for in Subsection 17.52.120(I), no recreational home covered under this section shall be occupied for human habitation while parked at the residential property.

Permitted Temporary Occupancy

Temporary Parking of Second Recreational Home. A second recreational home, not used for a permitted temporary occupancy, may be parked on a property providing that all of the following conditions are met:

Prohibition of Driving or Parking on Sidewalks. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized boat, or oversized vehicle shall be parked on, stored on, or driven over any public sidewalk at any time, except as such sidewalk has been integrated in an approved drive-way.

Limitation on Parking in Front Yard. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized boat, or oversized vehicle shall be parked or stored in the front yard of a property on which a building permit for a main building was issued prior to July 19, 1978, unless:

Parking and Storage in Side Yard. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized boat, or oversized vehicle shall be parked or stored in a side yard unless:

Parking and Storage in Rear Yard. No recreational home, mobile transport vehicle, personal recreational vehicle, oversized vehicle, or oversized boat shall be parked or stored in a rear yard except as provided for herein:

Requirement for Permitted Screening. If any recreational home, mobile transport vehicle, or personal recreational vehicle is parked or stored in the side yard or rear yard, the property shall be screened with permitted screening.

Ban on Inoperative Vehicle in Front Yard or Side Street Yard. No inoperative vehicle, as defined in Section 8.20.010 of the Municipal Code, shall be parked or stored in the front yard or side street yard for a period of more than five calendar days.

A use permit may be granted for a mobile office (designed solely for such purposes) to be used as a temporary office for a period not exceeding one year. Thirty days prior to the expiration time, the applicant may request and be granted one extension of time of one additional year. Thirty days after the expiration of the use permit, or any extension thereof, such use shall be removed from the premises.

A recreational home may be used on the site for occupancy by a night watchman or security guard for not more than 90 days in total.

A trailer used as a construction shack or as an on-site field office at a construction site within a developing subdivision.

Intent. The DMU parking standards are intended to allow for infill development by allowing flexibility in off-street parking locations and a minimum number of spaces.

Requirements.

Parking Design and Development Standards.

Intent. The CMU zoning district parking standards are intended to provide sufficient parking capacity while avoiding oversupply of parking that can create constraints for new infill development and can represent a barrier to pedestrian and bicycle access.

Requirements. For the CMU zones, Table 17.52.170-1 establishes the minimum parking space requirements by use.

Parking Design and Development Standards.

Shared Parking and Parking Reductions. Eligible mixed-use projects in the CMU zoning district may also request a reduction in the minimum number of parking spaces required in accordance with Section 17.52.060 Reductions in Parking.

Regulatory Interpretations. The provisions of this Chapter shall not be interpreted to nullify any easements, covenants, or other private agreements which provide for more restrictive sign regulations than are required by this Chapter.

Enforcement. The Community Development Director is authorized and directed to enforce and administer the provisions of this Chapter. Whenever the application of this Chapter is uncertain due to ambiguity of its provisions, the issue shall be referred to the Community Development Director for an interpretation, and such interpretation shall be made by the Community Development Director within ten business days. Any decision made by the Community Development Director may be appealed to the Planning Commission in accordance with Section 17.08.070 (Appeals) of this Title.

Message Neutrality. It is the City's policy and intent to regulate both commercial and noncommercial signs in a viewpoint-neutral or content-neutral manner. The message of the sign shall not be reviewed except to the minimum extent necessary to identify the type of sign.

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 authorized pursuant to this Code, 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 authorized pursuant to this Code, 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; 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 for the substitution of an off-site commercial message in the place of an on-site commercial or noncommercial message.

On-Site/Off-Site Distinction. Within this Chapter, the distinction between on-site and off-site signs applies only to commercial messages.

General Prohibition. Permanent signs not expressly permitted by this Chapter are prohibited.

Permits Required

Method of Application. Applications for a building permit for a sign, a Master Sign Program, or Site Plan and Design Review 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 Chapter 17.10 (Entitlements).

Application Review Procedures and Decisions. The application and review procedures for building permits for Master Sign Programs, and Site Plan and Design Review for signs shall be as provided in Chapter 17.10 (Entitlements).

Variances. Applications for a Variance from the terms of this Chapter shall be reviewed by the Planning Commission according to the Variance procedures set forth in Section 17.10.120 (Variance).

Appeals. Appeal procedures shall be as provided in Section 17.08.070 (Appeals).

Exempt Signs without Limitations. The following signs are exempt from Sign Permit and City review requirements:

Exempt Signs with Limitations. The following signs are exempt from Sign Permits and as such do not require City review. However, they shall be consistent with the size, height, duration, and/or maximum number limitations listed.

Any sign not specifically in accordance with the provisions of this Chapter.

Signs painted or mounted on roofs or placed above the roofline (except for mansard roofs).

Animated signs or flashing signs, with the exception of time and temperature signs and electronic message signs permitted under a use permit as part of a Regional Recreation/Hospitality Center as defined in Section 17.100.040 (Sign Definitions).

Pennants, banners, balloons, or other paraphernalia composed of paper, cloth, or other flexible material, except as otherwise permitted.

Signs which rotate, move, reflect, blink, or incorporate elements that do so, except time and temperature signs and electronic reader signs.

Signs placed on the public right-of-way or affixed to an element or structure on the public right-of-way, or located on a publicly owned tree, fence, or utility pole, or otherwise posted on public property, except where required by a governmental agency or permitted as part of kiosk sign program, or as provided in Section 17.54.100 (Allowed Off-Site Signage), or as provided in Chapter 17.56 (Signs on City Property).

Inflatable balloon signs, including, but not limited to, individual balloons, balloon strings, and other inflatable objects made of a flexible material and inflated so as to be lighter than air.

Signs affixed to vehicles where the primary purpose of the vehicle is 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) or is required by state or federal law (e.g., contractor's license number) as exempted in the definition of a sign. Signs included in this definition include, but are not limited to, cars parked showing signs or vehicles that drive around the city with the express intent of communicating a message displayed on the vehicle (e.g., "rolling billboards").

Signs attached to light standards, unless part of a Master Sign Program or Street Banner Program.

Off-site signs, except as otherwise permitted, including those permitted with a portable sign permit, or under a use permit as part of a Regional Recreation/Hospitality Center, within the Public/Quasi-Public Zoning District, or City-controlled property pursuant to the provisions outlined in Chapter 17.56.

On-site signs that identify an activity, product, or service no longer conducted or available at the site on which the sign is located.

Pole signs.

Abandoned signs.

Signs on fences.

Construction of Signs. Every sign and all parts, portions, and materials thereof shall be manufactured, assembled, and erected in compliance with all applicable State, Federal, and City laws and regulations, including the City-adopted Building Code. All signs shall comply with the following criteria:

Maintenance of Signs. Every sign and all parts, portions, and materials thereof shall be maintained and kept in proper repair. The display surface of all signs shall be kept clean, neatly painted, and free from rust and corrosion. Any cracked, broken surfaces, malfunctioning lights, missing sign copy, or other nonmaintained or damaged portions of a sign shall be repaired or replaced within 30 days following notification by the City. Noncompliance with such a request will constitute a nuisance condition and zoning violation and will be enforced as such.

Determination and 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.

Setback and Spacing of Freestanding 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. This provision does not apply to routine maintenance.

General Design Standards

Design Standards for Special Sign Types

On-Site Signs Generally. Table 17.54.080-1 (Allowed Permanent On-Site Sign Standards) lists the development standards for all permanent on-site signs based on use type and Zoning District, as well as allowed sign type. As identified in Section 17.54.030 (Sign Requirements and Review Procedures), a building permit is required before any of the sign types listed herein are installed, erected, or otherwise established. Only those signs that may be permitted are listed. Regulations for temporary promotional on-site signs are listed in Table 17.54.090-1 (Temporary Sign Standards). Regulations for off-site signs are listed in Section 17.54.100 (Allowed Off-Site Signage). The following general rules/standards apply to permanent signs regulated in this Section.

Illumination. Generally, any permanent on-site sign may be illuminated; however, signs located within residential Zoning Districts shall not be illuminated. Where illumination of a sign is allowed, such illumination may be achieved by any method that minimizes glare onto neighboring or abutting property, such as from behind the sign (e.g., light source behind the face of the sign, such as with the opaque, nontransparent face of channel letters; silhouette halo illumination behind letters) or by a low-level spotlight.

Freestanding Sign Setback. All permanent freestanding on-site signs shall comply with the setback and spacing requirements of Subsection 17.54.060(E).

Sign Area Allowance. Allowable sign area is either a set square footage per establishment or is based on a ratio of sign area to primary building frontage. Sign area is calculated as described in Subsection 17.54.060(C) (Determination and Measurement of Sign Area). Where a ratio is described, it applies up to the listed maximum. Where a ratio is prescribed to a specific building frontage, it shall be calculated using just the frontage length of that façade (e.g., rear façade, ratio applied to length of rear façade).

Collective Sign Area. The total sign area allowed herein for each sign type may be distributed among the maximum number of signs permitted for that sign type. For example, the total allowed area for wall signs for a particular establishment may be distributed among the maximum number of wall signs allowed for that same establishment.

Time Duration. Each sign shall be permitted for only a specific time as listed in Table 17.54.090-1 (Temporary Sign Standards).

Illumination. Temporary signs may not be illuminated.

Message. Temporary signs displaying a commercial message shall be limited to on-site signage only. Temporary off-site signage displaying a commercial message is prohibited; however, portable off-site signage displaying a commercial message is regulated under Section 17.54.100 (Allowed Off-Site Signage).

Encroachment. Temporary promotional signs shall not encroach on or above the public right-of-way or be attached to utility poles.

Subdivision Directional Sign. Temporary off-site subdivision directional signs are permitted, subject to the issuance of a Sign Permit and require conformance with the following development standards:

Portable Sign. Portable signs displaying a commercial message on a public sidewalk are permitted subject to the issuance of a Portable Sign Permit (including proof of liability insurance), and conformance with the following development standards.

Human Sign. Human signs displaying a commercial message are permitted subject to the issuance of a Portable Sign Permit (including proof of liability insurance), and conformance with the following development standards.

Permit. The City may allow for electronic display signs as part of a Regional Recreation/Hospitality Center (as defined in Section 17.100.040, Sign Definitions) under an approved Conditional Use Permit approved by the City Council after a recommendation by the Planning Commission.

Standards

Notice. A minimum 10-day notification and review period of the proposed electronic display sign must be completed prior to any required noticing for the use permit. Notification shall include the general design and detail of the proposed sign, map with the proposed location, and hours of operation. All comments received within the 10-day review period shall be forwarded to both the Planning Commission and City Council for consideration.

Findings for Approval. The City Council may approve the Conditional Use Permit for Electronic Display Signs as part of a Regional Recreation/Hospitality Center if the City Council can make all of the following findings in addition to the findings for a Conditional Use Permit provided in Section 17.10.130 (Conditional Use Permit):

Removal of Signs. Upon the closure and vacation of a business activity, the owner of said business or activity, or property owner, if different from business owner, shall, within 90 days, remove from public view wall signs and sign structures.

Nonconforming Signs

Abandoned Signs. Abandoned signs may be abated by the City. For regulatory purposes, any factors indicating abandonment shall not begin occurring until 120 days after this Chapter first goes into effect.

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

Signs required by law;

Signs erected and maintained by a public agency on public property;

Safety and emergency signs, including identification and warning signs concerning potential hazards or hazardous conditions, utility installations, flood hazards or flood control facilities, emergency conditions or services, and crime and accident scene control;

Signs allowable under Section 17.56.050 (Temporary Signs Displaying Noncommercial Message) of this Chapter;

Signs authorized under Section 17.56.060 (Street Banner Program); and

Signs authorized under Section 17.54.100 (Allowed Off-Site Signage).

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 5 feet of the sign at all times.

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 30 minutes after such meeting is officially adjourned.

The maximum aggregate size of all signs held or personally attended by a single person is 6 square feet. For purposes of this rule, apparel and other aspects of personal appearance do not count toward the maximum aggregate sign area.

The maximum size of any one sign which is held or personally attended by two or more persons is 50 square feet, measured on one side only.

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

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 5 feet width clearance for pedestrians to pass by. Persons holding signs may not obstruct the clear visibility triangle, as defined in this Title.

The message substitution policy of the Sign Ordinance applies only to traditional public forum areas.

In an effort to encourage, facilitate, and assist visitors and residents to find points of interest in Manteca, the City hereby establishes a directional wayfinding program known as the Community Directional Signs program.

The design, location, and installation standards for Community Directional Signs shall be established by resolution of the City Council.

Permission to erect a community directional sign on public streets or public right-of-way shall be obtained from the City Engineer or designee. The design and location of Community Directional Signs shall be consistent with the adopted Community Directional Signs program.

Generally, at the lot line of the establishment or use; or

In the M-1 and M-2 districts, at a point 500 feet from the exterior wall of the use or at the lot line of the use, whichever is less.

Reporting Requirements. All businesses required by state law (Health and Safety Code, Section 6.95) 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 (Health and Safety Code, Section 6.7, 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:

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 6-inch pipes shall be designed to accommodate a setback of at least 100 feet 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 500 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.

Purpose. The purpose of this section is to:

Noise Standards. The maximum sound level generated by any use or activity as measured at the point of measurement as defined in Section 17.58.030 (Points of Measurement) shall not exceed the levels established in Table 17.58.050-1 (Maximum Permissible Sound Pressure Levels) based on the use that is receiving the noise (e.g., residential use receiving noise generated by an industrial use).

Calculation. Calculation. Exterior noise levels shall be measured with a sound level meter and associated octave band analyzer meeting the American National Standards Institute's standards S1.4-1971 for Type 1 or Type 2 sound level meters or an instrument and the associated recording and analyzing equipment that will provide equivalent data. When measuring the noise level, the corrections provided in Table 17.58.050-2 (Noise Level Corrections) shall be applied.

Exempt Activities. The following are not subject to the noise limitations of this Chapter.

Prohibited Activities. The following acts shall be a violation of this Chapter.

Sources of odorous emissions, particulate matter, and air containment standards shall comply with the rules and regulations of the San Joaquin Valley Air Pollution Control District and the California Health and Safety Code.

Noxious odorous emissions in a manner or quantity that is 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. No emission of odors shall be permitted in such quantities as to be readily detectable when diluted in the ratio of one volume of odorous air to four volumes of clean air at the points of measurement specified in Section 17.58.030 (Points of Measurement) of this Chapter. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system, so that control will be maintained if the primary safeguard system should fail.

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.

No vibration shall be produced that is transmitted through the ground and is discernible without the aid of instruments at the points of measurement specified in Section 17.58.030 (Points of Measurement) of this Chapter, nor shall any vibration produced exceed 0.002g peak at up to 50 CPS frequency, measured at the point of measurement specified in Section 17.58.030 (Points of Measurement) of this Chapter, using either seismic or electronic vibration measuring equipment. Vibrations occurring at higher than 50 CPS frequency of a periodic vibration shall not induce accelerations exceeding 0.001g. Single impulse periodic vibrations occurring at an average interval greater than five minutes shall not induce accelerations exceeding 0.01g.

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.

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

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.

Intent. The DMU mixed-use performance standards ensure compatibility among residential and non-residential uses in relation to noise, safety, odors, glare, and security.

Standards. All new developments within the DMU Zone shall be designed to meet the performance standards outlined in Chapter 17.58 Performance Standards and the following performance standards:

Intent. The DMU Development Incentives provide incentives for the development of certain land uses to help implement the goals and policies of the City's General Plan.

Lot Consolidation.

Grocery Stores and Food Markets.

Intent. The CMU zoning district Mixed-Use performance standards ensure compatibility among residential and non-residential uses in relation to noise, safety, odors, glare, and security.

Standards. All new developments within the CMU zoning district shall be designed to meet the performance standards outlined in Chapter 17.58 Performance Standards and the following performance standards:

Intent. The CMU Development Incentives provide incentives for the development of certain land uses to help implement the goals and policies of the City's General Plan.

Infill Development.

Lot Consolidation.

Grocery Stores and Food Markets.