Every lot shall have and maintain frontage along a publicly dedicated and improved street, and shall have unobstructed access to such street or to a publicly dedicated and improved alley.

Every lot shall be provided with a means of access to a publicly dedicated and improved street. For purposes of the R-I and PUD zoned districts, the front property line shall be considered that portion of property from which vehicular access is taken.

In the case when development occurs on a corner or reverse corner lot that has frontage along a major, secondary, collector or local street, or any combination thereof, as designated and defined in the circulation element of the general plan, the front lot line and permitted vehicular access to such lot shall be determined by that portion of the lot congruent with the right-of-way of the street designated as having the highest classification of traffic-generating capacity. All other lot lines shall be relative to such determined front lot as set forth herein.

Whenever property located in this zone classification abuts property located in the O-S, R-E, S-F, PUD or R-M zone, such property shall be separated therefrom by a publicly dedicated and improved alley.

Frequency of the C-N zone shall not be established or applied on any property located within a radius of one thousand feet of another C-N zone.

This requirement shall apply only to an individually owned lot upon which a single-family dwelling unit is located.

The number of acres set forth shall be the minimum, except, in the case where a range is indicated, it shall be the minimum and/or maximum in order to establish or apply this zone classification on any property or a combination of properties.

See Section 18.08.110 of this title for regulations governing lots of record.

Except in selected areas of the community where it has been clearly demonstrated and established through the zone reclassification process that such areas possess those characteristics more closely associated with single-family residential neighborhoods, lots may contain less than twelve thousand five hundred square feet of lot area, but in no case shall the lot area be less than six thousand square feet.

Any lot having a lot area greater than the minimum required herein may be developed with more than one detached single-family dwelling unit. A lot qualifying for such additional dwelling unit development shall contain not less than fifteen thousand square feet of lot area for each such dwelling unit thereafter. In no case shall there be more than a total of four such dwelling units, and such development thereof shall be subject to a precise plan of design, as set forth in Article I of Chapter 18.48 of this title.

Any lot having a lot area greater than the minimum required herein may be developed with more than one detached single-family dwelling unit. A lot qualifying for such additional dwelling unit development shall contain not less than six thousand square feet of lot area for the first single-family dwelling unit and not less than five thousand square feet of lot area for each such dwelling unit thereafter. In no case shall there be more than a total of four such dwelling units, and such development thereof shall be subject to a precise plan of design, as set forth in Article I of Chapter 18.48 of this title.

The total number of dwelling units permitted shall not exceed or be less than the following distribution of dwelling unit densities:

When implementing the dwelling unit densities as hereinabove provided, such densities shall be distributed throughout the planned residential unit development project in order to obtain the maximum amount of dispersion. In no case shall there be more than twenty dwelling units grouped or clustered on any given acre of land within the project. Contiguous lots and/or attached dwelling units which are grouped or clustered in any manner so as to form or appear to form a single building or dwelling structure may be permitted; provided, however, that such grouping or clustering shall not contain more than six dwelling units and/or lots, nor shall the horizontal dimension of such building or dwelling structure exceed eighty feet.

The number of dwelling units permitted shall be subject to the following distribution of dwelling unit densities:

Each apartment or dwelling unit in a complex developed specifically and exclusively for occupancy by senior citizens and/or physically handicapped persons.

Deleted.

Deleted.

Lots fronting on and/or backing up to a major or secondary highway, railroad or flood control right-of-way shall have a lot depth of not less than one hundred thirty feet.

Every lot shall have a lot width and depth as hereinafter required:

Yards and Open Spaces—Generally. Except as may otherwise be permitted in the provisions hereof, every required yard or open-space area shall be maintained completely open and unobstructed from the ground to the sky, excluding natural landscape material. No such yard or open-space area provided for the purpose of complying with the regulations contained herein shall be considered in any way as providing required yards or open-space area for any other building or adjoining lot which is also subject to the provisions herein.

In the case of a subdivision, the required front yards of lots along a block may be varied so as to maintain an average front yard of twenty-five feet, but in no case shall a front yard be less than fifteen feet.

This requirement shall also be subject to the following provisions:

Whenever a building exceeds two stories in height, an additional five feet of yard area shall be provided for each story more than two.

No minimum side yard building setback shall be required, except as may hereinafter respectively apply or be required.

Rear Yard. The following rear yards shall be maintained, as each case may apply:

Rear Yard. A minimum rear yard building and landscaped setback of five feet shall be required, except, when a lot located in this zone abuts the side or rear lot line of a lot located in the R-E, S-F, PUD or R-M zone, there shall be a rear yard building setback of not less than twenty-five feet. Not less than ten feet of such required rear yard shall be fully landscaped. A complete landscape plan, showing the design, schedule of plant material, and location and method of permanent irrigation, shall be prepared, submitted to and approved by the director of building and planning, and such landscaping shall be installed and planted according to such approved plan, and shall thereafter be continuously and permanently maintained. This rear yard building setback requirement shall apply whether or not an alley intervenes. A line of sight analysis shall be provided ensuring the privacy of the abutting residential properties in the R-E, S-F, R-I, PUD or R-M zone. Should privacy not be achieved with landscaping or other approved methods, the building shall be further set back until sufficient privacy has been determined by the zoning administrator. When not in conflict with building codes, windows facing residential properties shall be offset and/or raised to preserve privacy.

Projections Permitted into Required Yards. The following projections may be permitted to intrude or encroach into any required yard, but shall not occupy more than fifty percent of any required yard area, except paragraph e of this subsection. In the R-E and R-M zones, none of the following shall extend more than ten feet into a required front yard, and in the S-F zone, not more than six feet into a required front yard nor more than three feet into a side or rear yard, except paragraphs a, d, e and i of this subsection.

No building or structure shall exceed this maximum building height, except in the case where the architectural design of a roof structure enhances the overall design features, such roof may project above the maximum height not more than six feet. Mechanical equipment, communications antennae or masts, chimneys, plumbing riser pipes, ventilators and similar such facilities located on or extending above the surface of any roof structure shall not be installed, placed, erected or maintained above the maximum building height permitted except for amateur radio/citizen band radio antenna and antenna support structures which shall be regulated by Section 18.40.050(B)(38). Any such facilities located on or extending above the roof surface shall be adequately screened and/or so designed as to present the monolithic visual appearance of being a part or feature of the building or structure that such facilities are intended to serve.

Buildings designed in such a manner as to form a split-level pattern that takes advantage of preserving and utilizing contours and terrain features may be permitted to exceed the maximum height, but in no case shall the height of the building be greater than thirty-four feet. Each building shall be so designed, constructed and/or arranged in such a manner that no portion of any given dwelling unit shall occupy an area or space above any part of another dwelling unit which is within same building or within a building that is attached.

Development on any lot shall not exceed this maximum amount of aggregate total building coverage except as indicated below:

Forty-five percent lot coverage allowed for single-family residential zoned lots containing five thousand five hundred square feet or less.

The location and relationship of buildings, structures and permitted uses shall be subject to the following requirements:

Fences, Hedges and Walls. Fences, hedges and walls may be located anywhere on the lot subject to the following requirements:

Animal, Poultry and Fowl Requirements. The keeping and maintenance of animals, poultry, fowl or other livestock in this zone may be permitted subject to the specific regulations set forth in Chapter 18.50 of this title.

Underground Utilities. All utility services and appurtenances, including electrical and communication services, shall be installed and located underground within the boundaries of the subject property, and shall be completely concealed from view. In no case shall there be any new or additional overhead electrical or communication facilities or utility poles placed, installed or erected in order to provide underground utility service facilities. However, when building permits are issued for additions, undergrounding shall be required where practical when the addition exceeds fifty percent of the floor area of the existing residence. The practicality of undergrounding shall be determined by the director of community development or designated representative.

Drainage Gutters and Downspouts. All building drainage gutters and downspouts located on the exterior wall of any building or structure shall be of ornamental design or such gutters and downspouts shall be completely concealed inside the building or structure.

Mechanical Equipment. All mechanical equipment located on rooftop, ground level, or anywhere on the building or structure, shall be completely enclosed so as not to be visible from any public street and/or adjacent property with the exception of subsections a—c below.

All other appurtenances of any type whatsoever, including plumbing vents located on the rooftop shall be painted to match the color of the roofing material. Multiple plumbing vents shall be combined wherever possible. Any metal chimney exceeding eight inches in diameter shall require screening designed to be an integral part of the dwelling. Plumbing pipes and vents shall be located within the structure or concealed to appear as part of the main dwelling.

Sewerage. All property shall be served by and connected to a public sanitary sewer approved by and to the satisfaction of the city engineer.

Street Improvements. Any owner, lessee or agent proposing to develop any lot, or arranging for the construction of a building, dwelling or other structure, or portion thereof, on such lot shall also construct and install or cause to be constructed or installed all off-site improvements, as set forth in Chapter 12.44 of this code.

Drainage. All property shall be graded to drain to such drainage facilities as may be approved by the city engineer. A grading and/or drainage plan shall be prepared, submitted to and approved by the building and safety division of the department of building and planning, and such grading and/or drainage shall take place in accordance with such approved plan. Any change in grading and/or drainage shall first be approved by the director of building and planning and/or the city engineer prior to the commencement of such grading and/or drainage project.

Conditional Use Permit Required. A residential unit or planned residential unit development shall be established and permitted only by means of issuance of an approved conditional use permit pursuant to Chapter 18.56 of this title. Approval and issuance of the conditional use permit shall be based on the findings that the proposed planned residential unit development complies with the intent and purpose of the PUD zone, or that the residential unit development complies with the intent and purpose of the R-I zone.

Trash Area Requirements. There shall not be less than six square feet of enclosed trash area provided for every dwelling unit, and such trash area enclosure shall be designed and constructed of materials compatible with the main building structure.

For lots located in a cul-de-sac or facing similar physical constraints, the intent of this section will be met if the lot meets this dimension for a majority of the area of the lot, as shown in the following diagrams:

Precise Plan of Design Requirements. Any development proposed on a lot having a lot area greater than thirty thousand square feet shall first be subject to a precise plan of design, as set forth in Article I of Chapter 18.48 of this title. Any development proposed on a lot having a lot area greater than fifty thousand square feet shall first be subject to issuance of a conditional use permit, as set forth in Chapter 18.56 of this title.

Trash Area Requirements. There shall be not less than thirty-six square feet of enclosed trash area for every five thousand square feet of gross building floor area or fraction thereof, and such trash area enclosure shall be designed and constructed of materials compatible with the main building structure.

Uses of Land Restricted. Except for off-street parking and loading facilities, every permitted use of land shall be conducted within an entirely enclosed building unless specifically permitted in Section 18.40.040(D) and (E).

Mobilehome Parks. Development of mobilehome parks shall be subject to the property development regulations of the R-M zone classification in which the mobilehome park is to be located.

Outdoor Living Space. The following living space shall be provided:

The building height may be increased one foot for each one foot setback from the front property line, in addition to the required setback.

Design Standards. Each single-family dwelling unit, including foundational mobilehome units, shall comply with the following design standards:

All construction activities on any lot or parcel shall take place only between the hours of seven a.m. and seven p.m. except for purposes of emergencies.

All new construction and additions five hundred square feet or greater shall be subject to approval of a precise plan of design. All new construction and additions of one thousand five hundred square feet or greater shall be subject to approval of a conditional use permit. If a conditional use permit is required for a project, then a precise plan of design is not required.

The following standard shall apply to all hazardous waste facilities:

Development to comply with water efficient landscaping provisions set forth in Chapter 13.90 of this code.

Storage on the roof is prohibited except for legally permitted mechanical equipment.

Any new public facility, institutional, commercial, industrial building, or residential development of five units or more, or new construction that would add thirty percent to the existing floor area of same, shall be subject to the requirements of Chapter 18.43 (recycling space allocation) of this title.

Zero lot line development permitted on one interior lot line, with a minimum eight-foot opposite side yard setback.

New construction must comply with Article II of this chapter, the public image enhancement program.

The maximum height from grade allotted is sixty feet or five stories for properties on major roadways as described per the Circulation Element of the General Plan. For properties not located on a major roadway, the height shall be that of the underlying base zone.

A minimum of a five-foot front landscaped setback required. The five-foot setback shall be allowed only when the setback is:

The minimum interior setback requirement shall be five feet for buildings under forty-two feet in height and/or located on major roadways as described per the Circulation Element of the General Plan. The minimum interior setback requirement shall be ten feet for properties not located on a major roadway and/or over forty-two feet in height.

Projections.

A conditional use permit shall be required for all mixed use developments whether stand-alone residential or commercial. A minimum of twenty dwelling units per acre and maximum of thirty dwelling units per acre shall be required.

Objective Design Standards for Multifamily, Mixed-Use Development. The objective design standards shall apply to all ministerial reviews per state housing law. Multifamily development proposed in any commercial zone and standalone multifamily development proposed in the mixed-use overlay zones shall meet the development regulations of the Multiple-Family Residential (R-M) zone.

Bedrooms must be connected via a common hallway.

The underlying zone shall dictate whether an entitlement is required for standalone development. Residential developments located on the Housing Element sites (2021-2029 Housing Element sites identified in the General Plan) shall be approved by-right (without discretionary approval) provided the development standards for the zone and the streamlined administrative review under Section 18.40.050 Note 76 are met. A minimum of twenty dwelling units per acre and maximum of forty dwelling units per acre for the housing opportunity sites shall be required and shall prevail over base zoning if applicable. In order to utilize the streamlined approach, the developer must restrict at least twenty percent of the units as affordable to lower income households as defined under Section 50079.5 of the Health and Safety Code. A mixed-use project shall require the residential use to be at least fifty percent of the gross floor area. Projects located on the Housing Element sites (2021-2029 Housing Element sites identified in the General Plan) may be one hundred percent residential. No minimum percentage of nonresidential uses is required.

Calculations for the required affordable housing resulting in a fraction of 0.5 or more shall be rounded up to the next whole number. A streamlined housing project proposed under SB 35 shall comply with all requirements of Government Code Section 65913.4.

Very Low Income Households. Five percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable rent or ownership costs to very low income households; or

Lower Income Households. Ten percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable rent or ownership costs to lower income households; or

Senior Citizen Housing Development. For senior citizen housing developments, the density bonus shall be twenty percent of the number of senior housing units provided.

At least ten percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable ownership costs to moderate income households; and

The housing development is a common interest project as defined by Section 1351 of the California Civil Code; and

All of the dwelling units in the housing development are offered for sale to the public.

Very Low Income Units. For each one percent increase above five percent in affordable units for very low income households, the density bonus shall be increased by two and one-half percent up to a maximum of thirty-five percent, as follows:

Lower Income Units. For each one percent increase above ten percent in the affordable units for lower income households, the density bonus shall be increased by one and one-half percent up to a maximum of thirty-five percent, as shown in Table 2:

Moderate Income Units. For each one percent increase above ten percent in affordable units offered for sale to moderate income households, the density bonus shall be increased by one percent up to a maximum of thirty-five percent, as shown in Table 3:

Very low income and low income household units shall remain affordable to the designated income group for a minimum of thirty years, or for a longer period of time if required by any construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program applicable to the dwelling units.

Moderate income household units shall remain affordable for a minimum of thirty years, or for a longer period of time if required by any construction or mortgage financing assistance program, mortgage insurance program applicable to the dwelling units.

Upon resale, the city shall enforce an equity sharing agreement, unless it is in conflict with the requirements of another public funding source or law. The equity sharing agreement shall include the following provisions:

Any contract, deed restriction, or other instrument used to implement the continued affordability pursuant to this section, shall be signed by the applicant and by the city as parties. If the housing development is located in or found by the Pico Rivera housing assistance agency to benefit a previously identified redevelopment project area, such contract, deed restriction, or other instrument shall be signed by the Pico Rivera housing assistance agency as a party or, at the Pico Rivera housing assistance agency's election, the contract, deed restriction, or other instrument shall identify the Pico Rivera housing assistance agency as an express third party beneficiary with the right to enforce the terms of such contract, deed restriction, or other instrument.

The tentative map, subdivision map, parcel map, or other residential development must otherwise be subject to a density bonus pursuant to Section 18.42.150 of this article; and

The land must be transferred no later than the date of the approval of the final subdivision map, parcel map, or housing development application; and

The developable acreage and zoning classification of the land being transferred must be sufficient to permit construction of dwelling units affordable to very low income households in an amount not less than ten percent of the total number of market rate dwelling units in the proposed development (i.e., the proposed development before the addition of any density bonus); and

The donated land is at least one acre in size or is large enough to permit development of at least forty units, has the appropriate general plan land use designation, has the appropriate zoning and development standards for affordable housing and, at the time of project approval is, or at the time of construction will be, served by adequate public facilities and infrastructure; and

No later than the date of approval of the final map, parcel map, or other development application for the housing development, the donated land must have all of the applicable permits and approvals (other than building permits) necessary for the development of the very low income housing units on the donated land, except that the city may subject the proposed housing development to subsequent design review to the extent authorized by California Government Code Section 65583.2 subsection (i) if the design is not reviewed by the city prior to the time of transfer; and

The donated land is subject to a deed restriction ensuring continued affordability of the very low income units consistent with Section 18.42.150(D) of this article, which deed restriction shall be recorded upon the donated property at the time of its transfer; and

The land will be transferred to the city, the Pico Rivera housing assistance agency, or to a housing developer approved by the city. The city reserves the right to require the applicant to identify a developer and to require that the land be transferred to that developer; and

The land is within the boundary of the proposed housing development or within one-fourth mile of the boundary of the proposed housing development; and

No later than the date of approval of the final map, parcel map, or other development application for the housing development, a proposed source of funding for the construction of the very low income units shall be identified.

A flat density bonus of twenty-five percent to be provided within the existing structure or structures proposed for conversion, except that a condominium conversion is ineligible for this bonus if the apartments to be converted originally received a density bonus or incentives pursuant to any other provisions of this article or pursuant to California Government Code Section 65915. An applicant may choose to implement a lower density bonus.

Incentives of equivalent financial value in the form of a reduction or waiver of requirements or fees which the city might otherwise apply as conditions of conversion approval. "Other incentives of equivalent financial value" shall not be construed to require the city to provide cash transfer payments or other monetary compensation to the condominium conversion project or its applicant.

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

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

The childcare facility may be used only for childcare for a period of time that is as long as or longer than the period of time during which the affordable units are required to remain affordable as stated in deed restrictions and pursuant to Section 18.42.150(D) of this article; and

Of the children who attend the childcare facility, the percentage of children of very low income households, lower income households, or moderate income households shall be equal to or greater than the percentage of dwelling units that are proposed to be affordable to very low income households, lower income households, or moderate income households pursuant to Section 18.42.150 of this article.

A reduction in the parcel development standards (e.g., coverage, setback, zero lot line and/or reduced parcel sizes, architectural design requirements and/or parking requirements). Development standard means any ordinance, general plan element, specific plan, condition, law, policy, resolution, or regulation. In no case may the city apply a development standard that will have the effect of precluding the construction of affordable units. A waiver or modification to development standards may be requested by the applicant, and shall be approved unless such waiver or modification creates an adverse impact as described in subsection (C)(2).

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

Other regulatory incentives or concessions proposed by the applicant or the city that will result in identifiable, financially sufficient and actual cost reductions.

One incentive or concession shall be entitled for projects where at least five percent of the total units are for very low income households, ten percent of the total units are for lower income households, or ten percent of the total units in a common interest development are sold to moderate income households.

Two incentives or concessions shall be entitled for projects where at least ten percent of the total units are for very low income households, twenty percent of the total units are for lower income households, or at least twenty percent of the total units in a common interest development are sold to moderate income households.

Three incentives or concessions shall be entitled for projects where at least fifteen percent of the total units are for very low income households, thirty percent of the total units are for lower income households, or thirty percent of the total units in a common interest development are sold to moderate income households.

The incentive or concession is not required in order to provide for affordable housing costs or for affordable rents for the restricted units; or

The concession or incentive would have a specific adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate-income households. A specific adverse impact means a significant, unavoidable impact, as provided in written standards, policies, or conditions; or

The incentive or concession would be contrary to state or federal law.

A site plan identifying the base project without the density bonus, number and location of all inclusionary units, affordable units qualifying for the project for a density bonus, and proposed density bonus units; and

Proposed category(ies) qualifying the housing development for a density bonus; and

Level of affordability of all affordable and inclusionary units and proposals for ensuring affordability, if applicable; and

A description of any requested incentives, concessions, waivers or modifications of development standards, or modified parking standards;

If a density bonus or concession is requested for a land donation, the application shall show the location of the land to be dedicated and provide evidence that each of the findings included in Section 18.42.160 of this article can be made;

If the density bonus or incentives of equivalent financial value are based upon a condominium conversion with affordable units or senior citizen housing, the application shall demonstrate that the project meets the qualifications and findings stated in Section 18.42.170 of this article;

If a density bonus or concession is requested for a childcare facility, the application shall show the location and square footage of the childcare facility and provide evidence that the findings included in Section 18.42.180 of this article can be made.

The housing development is: (a) eligible for a density bonus; and/or (b) any concessions, incentives, waivers, modifications, or reduced parking standards requested conform to all requirements of this article; and (c) supported by a financing mechanism for all implementation and monitoring costs.

If the density bonus is based all or in part on dedication of land, the application meets the qualifications and findings stated in Section 18.42.160 of this article.

If the density bonus or incentives of equivalent financial value are based upon a condominium conversion with affordable units or senior citizen housing, that the application meets the qualifications and findings stated in Section 18.42.170 of this article.

If the density bonus, incentive, or concession is based all or in part on the inclusion of a childcare facility, the application meets the qualifications and findings stated in Section 18.42.180 of this article.

If a waiver or modification is requested, the applicant has shown that the waiver, modification or reduction of development standards meets the qualifications and findings stated in Section 18.42.210 of this article.