Rancho Cordova City Zoning Code

Generally. Except as otherwise provided by this chapter or any other provisions of this title, all structures shall be limited to the maximum height identified in the underlying (or applicable overlay) zoning district as identified in Article 3 of this title (Zoning Districts, Allowable Uses, and General Development Standards), to the maximum height allowed for accessory structures as identified in Chapter 23.734 RCMC (Accessory Structures), or to the maximum height allowed for telecommunication facilities as identified in RCMC § 23.907.020 (Telecommunication facilities). The height provisions for buildings or structures shall be interpreted so that both the limitation as to the number of stories and the limitation of the height in feet shall both apply when both standards are listed.

Height Compatibility with Single-Family Development. Whenever a structure is proposed on a lot that is adjacent to a single-family residential zone (e.g., CMU adjacent to RD-5), the proposed structure shall maintain the same maximum height allowed in the adjacent single-family residential zone (i.e., the RD-5 lot) within 100 feet of the shared property line. From that point measured 100 feet from the shared line, the maximum height of the proposed structure may increase to the maximum allowed by its underlying zoning at a two-to-one ratio. See Figure 23.701-1 (Height Compatibility with Single-Family Development). In the instance where the zones are separated by a public right-of-way, this rule shall still apply and the 100-foot distance measurement shall begin from the property line of the residential zone adjacent to the right-of-way.

Height Limits in Aircraft Approach Zones. In any zone, no tree or other object of natural growth shall be allowed to grow and no building or appurtenance thereon, tower, or other structure shall be erected or maintained to exceed the height limits developed for aircraft approach and take-off areas, nor the imaginary surfaces as defined by the Federal Aviation Administration. Such approach and take-off areas may be depicted on the zoning map for reference.

General Height Exceptions. Towers, penthouses, and other roof structures for the purpose of shelter for mechanical equipment, cupolas, water tanks, church steeples, carillon towers, radio/television antennas, and similar structures and necessary mechanical appurtenances may be erected on a building, or on the ground, to a height greater than the limit otherwise established within the underlying zone, or for that use; provided, that no such exception shall cover at any level more than 15 percent of the area of the lot nor have an area at the base greater than 1,600 square feet. (See RCMC § 23.907.020 (Telecommunication facilities) for dish antenna regulations.) All construction is subject to approval of building inspection. Signs may not be placed on such structures at any height exceeding the height of an otherwise permitted building. Fences or walls may be required and conditioned to exceed six feet in height for a project, as determined by the approval authority related to a planning entitlement hearing on the same parcel of land.

Height Exceptions for Residential Zones. As part of design review, the designated approval authority may allow apartment houses, schools, churches, public buildings, and other similar buildings to be erected to a height not to exceed 75 feet; provided, that the required yards are increased one foot for each one foot of height increase of said building.

Mixed-Use, Automotive, and Industrial Zones. As part of design review, the designated approval authority may permit the maximum height for buildings in the mixed-use, automotive, and industrial zones to be increased to a maximum of 150 feet; provided, that all portions of the building exceeding the underlying height maximum are set back from the ultimate right-of-way line of all abutting streets and freeways a distance at least equal to the height of that portion of the building. For any residential portion of a hotel or a residential use, all required yards and courts shall be increased one square foot for each foot that such building exceeds the maximum height of the underlying zoning district. In any case, the floor area to lot area ratio shall not exceed that allowed in the underlying zoning district or two-and-one-half to one when no maximum is specified.

Required Yard Area. Except as otherwise specified in this zoning code, required yard areas shall be kept free of buildings and structures.

Vertical Clearance. Except as otherwise provided in this title, every part of a required yard shall be open from its lowest point to the sky unobstructed. Building overhangs, bay windows, and other such elements may intrude as permitted.

Lots Abutting Two or More Streets. In the case of a lot abutting two or more streets, the main buildings and accessory buildings shall be erected so as not to encroach upon the required setback of any of the streets.

Through Lots. Where a through lot has a depth of 125 feet or more, said lot shall be subject to front yard setback requirements, and other requirements related to a front yard along the secondary frontage.

Lot Area, Depth, Width, and Setback Reduction. Where a lot area or a lot width, depth, or setback has been reduced for an existing legally created lot by not more than 15 percent as a result of acquisition or dedication for a highway, road, drain, or other public purpose or as a result of dedication pursuant to a condition of approval, the lot area or yard so reduced may be included in determining compliance with lot area or yard requirements in the same manner as if the acquisition or dedication had not taken place.

Setback Measurement. The setbacks of all buildings and structures shall be measured at right angles from the designated property line, and the building setback line shall be drawn parallel to the designated property line at the required building setback distance. Setbacks shall be measured from lot lines as detailed below. There shall be, at a minimum, one front property line and one rear property line. The rear property line shall be the lot line parallel, or most nearly parallel, to the front property line. See Figure 23.704-1 (Setback Measurement).

Flag Lots. Flag lots shall have a minimum frontage width at the entrance to the parcel from the public right-of-way of 20 feet. No portion of the access corridor shall have a width less than 20 feet.

Cornices, sills, eaves, canopies, awnings, and similar features may encroach into any required yard area a distance not to exceed 24 inches.

Window bays, including roof overhangs, having a minimum surface area of 50 percent glass may encroach 24 inches into the required yard area when the finished floor of the window bay is at least 15 inches above the finished floor of the room.

Fire escapes, outside stairways, balconies, and water heater enclosures projecting into a yard, court, or place not more than 36 inches and the ordinary projections of chimneys and flues may be permitted by the chief building official where the same are so placed as not to obstruct the light and ventilation of the subject property.

For single-family residential development, a portion of the main building may project into the required rear yard area; provided, that an equal area of the buildable portion of the lot (this area can be anywhere on the lot) is provided as a yard or court. See Figure 23.704-2 (Single-Family Encroachment). Minimum setbacks are required as follows:

Structures that are attached to the primary dwelling and that have limited or no enclosure (e.g., patio covers) are allowed to project into the required rear and interior side yard setback, provided they maintain a minimum five-foot setback from the rear and interior side property lines. This allowance shall not be subject to the requirements of subsection (D) of this section. Enclosing the attached structure would subject it to the requirements of subsections (D)(1) and (2) of this section.

Neighborhood Compatibility.

Pedestrian Access and Open Space. The following standards apply to the design of pedestrian and open space features within a multifamily development:

Parking and Garages.

Landscaping.

Lighting.

Massing and Articulation.

Facade Detailing and Materials.

Walls and Fences.

Refuse Containers.

Private Storage Space.

Monument Signage.

Ten percent of the total units of a housing development for lower income households.

Five percent of the total units of a housing development for very low income households.

Housing for special needs populations.

A senior citizen housing development as defined in Sections 51.3 and 51.12 of the California Civil Code pursuant to Section 65915(b)(1)(C), or a mobile home park that limits residency based on age requirements for housing for older persons pursuant to Section 798.76 or 799.5 of the Civil Code.

Ten percent of the total dwelling units in a common interest development as defined in Section 4100 of the California Civil Code for persons and families of moderate income, as defined in Section 50093 of the Health and Safety Code; provided, that all units in the development are offered to the public for purchase.

Ten percent of the total units of a housing development for transitional foster youth, as defined in Section 66025.9 of the Education Code, disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. 11301 et seq.). The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. Twenty percent of the total units for lower income students in a student housing development shall meet the requirements of Section 65915(b).

One hundred percent of all units in the development, including total units and density bonus units, but exclusive of a manager's unit or units, are for lower income households, as defined by Section 50079.5 of the Health and Safety Code, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate income households, as defined in Section 50053 of the Health and Safety Code.

All density calculations resulting in fractional units shall be rounded up to the next whole number.

The granting of a density bonus shall not be interpreted, in and of itself, to require a General Plan amendment, rezone, or other discretionary approval.

The density bonus shall not be included when determining the number of housing units that is equal to five or 10 percent of the total.

Upon request by the applicant, the city shall not require that a housing development meeting the requirements of RCMC § 23.710.020 (Eligibility for incentives and bonuses) provide a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following:

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

The city shall not apply any development standard that would have the effect of precluding the construction of a housing development meeting the requirements of RCMC § 23.710.020 (Eligibility for incentives and bonuses) at the densities or with the incentives permitted by this chapter. An applicant may submit to the city a proposal for the waiver or reduction of development standards. Nothing in this subsection, however, shall be interpreted to require the city to waive or reduce development standards if the waiver or reduction would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the California Government Code, upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which the city determines there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Furthermore, the applicant shall be required to prove that the waiver or modification is necessary to make the target units economically feasible.

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

Number of Incentives or Concessions. In addition to the eligible density bonus percentage described in this section, an applicant may request one or more incentives or concessions in connection with its application for a density bonus as follows:

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

Density Bonus for Housing Developments with 100 Percent Affordable Housing.

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

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

If a housing development providing low or very low income target units receives only a density bonus, the target units must remain restricted to low or very low income households for a minimum of 30 years from the date of issuance of the certificate of occupancy.

If a housing development providing low or very low income target units receives both a density bonus and an additional incentive, the target units must remain restricted to low or very low income households for a minimum of 50 years from the date of issuance of the certificate of occupancy.

In the case of a common interest housing development providing moderate income target units, the initial occupant of the target unit must be a person or family of moderate income. Upon resale, the seller of the target units shall retain the value of any improvements, the down payment, and the seller's proportionate share of appreciation, which shall be used within three years for any of the purposes described in subdivision (e) of Section 33334.2 of the California Health and Safety Code that promote homeownership. The city's proportionate share shall be equal to the percentage by which the initial sale price to the moderate income household was less than the fair market value of the home at the time of the initial sale.

Process for Approval. The density bonus and incentive(s) and concession(s) request shall be considered in conjunction with any necessary development entitlements for the project. The designated approval authority for density bonuses shall be the council. In approving the density bonus and any related incentives or concessions, the city and applicant shall enter into a density bonus agreement. The form and content of the density bonus agreement shall be determined by the city.

Approval Required Unless Denial Findings Made. The city shall grant the density bonus, incentive(s), and concession(s) requested by the applicant unless the city makes a written finding, based upon substantial evidence, of either of the following:

The proposed organizational documents, including the covenants, conditions and restrictions, to be recorded pursuant to Section 1350 et seq. of the Civil Code. The organizational documents shall provide for the following:

A property report prepared by a licensed engineer that shall describe the condition and structural integrity and estimate the remaining useful life of each of the following elements of each structure situated within the project proposed for conversion: roofs, foundations, exterior paint, insulation, paved surfaces, mechanical systems, electrical systems, plumbing systems, sewage systems, sprinkler systems for landscaping, utility delivery systems, central or community heating and air conditioning systems, fire protection systems including any automatic sprinkler systems, alarm systems, or standpipe systems, structural elements, and drainage systems.

A structural pest control report.

A building history report identifying the date of construction of all elements of the project.

A report identifying all characteristics of the building not in compliance with this chapter or applicable building or housing codes. The report shall also indicate how the buildings and/or units will be brought into compliance with the existing building code.

A rental history report detailing:

A detailed report describing the relocation and moving assistance information to be given to each tenant, and the steps the applicant will take to ensure the successful relocation of each tenant. The report should state in detail what assistance will be provided for special category tenants, including a discussion of long-term or life-term leases and provisions to allow such tenants to continue renting after conversion until comparable housing is available.

A survey of all the tenants in the conversion project indicating the tenants' household income, how long each tenant had been a resident of the project, how long each tenant had planned to live in the project, whether or not each tenant would be interested in purchasing a unit, to which city area each tenant would choose to relocate if the conversion took place and the tenant did not purchase a unit, and the extent of tenant approval in principle of the conversion. The survey must include an estimate of the sales price for each unit, not including inflation and adjustments that would take place during conversion.

To comply with this provision, the applicant shall provide a tenant rights handout and a questionnaire, in a form approved by the city, to each tenant with an envelope, postage prepaid, addressed to the department. The questionnaire shall direct the tenant to return the completed form directly to the department. The director may require additional information necessary to assist in evaluating said conversion project in order to make proper findings in accordance with the purposes and objectives set forth in the adopted city General Plan. Such information may include, but shall not be limited to:

Sales and Lease Termination. The tenants of the project on the date of application shall be offered the first right of refusal to purchase units. The offer shall run for 90 days from the date of issuance of subdivision public report by the California Bureau of Real Estate unless the tenant gives prior written notice of intention not to exercise the right. A tenant of any project proposed for conversion on the date of application for each conversion may terminate any lease after giving 30 days' notice. The required relocation assistance shall be applicable to all units from the date of final approval of the use permit to the closing of escrow for the final unit in the project.

Relocation Assistance. The applicant shall offer to each eligible tenant a plan for relocation to comparable housing, as approved by the council.

The relocation plan shall provide, at a minimum, for the following:

Gas. Each condominium unit shall have a separate gas service where gas is a necessary utility. If this provision places an unreasonable economic burden on the applicant, the designated approval authority may approve an alternative.

Electricity. Each condominium unit shall have a separate electrical service, with separate meters and disconnects, and with ground fault interrupters where ground fault interrupters are required by present building codes.

Telephone Company Access. The telephone company serving the location under conversion shall have the right to construct and maintain (place, operate, inspect, repair, replace, and remove) communication facilities as it may from time to time require (including access) in or upon any portion of the common area, including the interior and exterior of the buildings as necessary to maintain communication service within the project. This provision may not be amended or terminated without the consent of the serving telephone company.

A final subdivision map is recorded for all or a portion of the property involved in the conditional use permit; or

Pursuant to the approved relocation assistance plan, written evidence has been filed with the director that more than 10 percent of eligible tenants have been relocated.

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

Existing Development.

Changes to Existing Site Landscaping. When significant changes are made to required elements of existing site landscaping (e.g., parking lot shade canopy trees, pervious surfaces, buffer areas, landscape screens) of a nonresidential, mixed-use, and/or multifamily residential project, provisions of this chapter apply to the affected area. Minor design review may be required according to Chapter 23.140 RCMC (Minor Design Review).

Minor Changes to Standards. As part of the design review (minor or major) process, the designated approval authority may authorize minor deviations from the requirements of this chapter where said changes are determined to achieve the objectives of this chapter.

Flexibility. As part of design review, the designated approval authority may modify the standards of this chapter to accommodate alternatives to required landscape materials or methods, where the designated approval authority first determines that the proposed alternative will be equally effective in achieving the purposes of this chapter.

Preliminary Landscape and Irrigation Plan. A preliminary landscape plan and irrigation plan shall be submitted for each application for new development or existing development as identified in RCMC § 23.716.020 (Applicability). This plan would conceptually show locations for trees, shrubs, ground cover, etc. Additionally, this would also include a list of tree species and size and the location of any required purple pipe system.

Final Landscape and Irrigation Plan. A final landscape and irrigation plan shall be submitted in conjunction with site improvement plans and reviewed and approved by the director prior to issuance of building permits and/or any installation of landscape materials for projects as identified in RCMC § 23.716.020 (Applicability). The final landscape planting and irrigation plan shall be prepared by a registered licensed landscape architect. Final plans would show exact locations and irrigation for trees, shrubs, and ground cover.

Setbacks. All setback areas required by this code shall be landscaped in compliance with this chapter except where a required setback is occupied by a sidewalk or driveway.

Unused Areas. All areas of a project site not intended for a specific use or purpose in conjunction with a current application, including pad sites being held for future development, shall be landscaped and irrigated.

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

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 and native 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.

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

Residential Landscape. For single-family and two-family residential zoning districts, at least 25 percent of the lot area shall be pervious surface. Additionally, no more than 40 percent of the front yard area shall be nonpervious surface (e.g., sidewalks, driveway or parking). Driveway pavement shall be five feet from the side property line in order to provide an area of landscaping between adjacent lots. This setback requirement excludes pedestrian walkways from the driveway to the side yard area. Deviations from these standards may be allowed through site plan and architecture review for small-lot single-family developments at the time of master home plan review where these standards cannot be attained due to design. Remaining unpaved portion shall be landscaped, irrigated, and maintained. See Figure 23.716-2 (Nonpervious Surface Limits in Single-Family and Two-Family Residential Zones). Landscaped (pervious) areas shall include a combination of well-maintained ground cover, shrubs, hedges, trees and other pervious landscape materials.

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

Screening of Drive-Through Aisles. In order to screen vehicles in a drive-through lane and associated headlights from view of abutting street rights-of-way, a five-foot-wide planter between the drive-through aisle and the parking area shall be established. The planter shall include a minimum two-foot-tall (maximum three-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. Plantings shall also be designed to discourage potential safety issues (e.g., persons lying in wait).

Service Stations. For service stations, as defined in this code, 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 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 gravel, landscaping rock, concrete, artificial materials, or other impervious materials.

Telecommunication Towers. 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.

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 within 15 years of securing building permit.

Public Spaces. Pedestrian space landscaping shall include a combination of shade trees and pedestrian shading devices (e.g., canopies, awnings, and umbrellas) placed so as to cover 60 percent of the total space with a shade canopy within 15 years of securing building permit.

Signs. Landscaping shall be provided at the base of the supporting structure 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 23.743 RCMC (Signs)).

Planting and Overhead Utility Lines. In keeping with the purposes of this chapter, the city encourages planting within overhead utility corridors. However, landscape planting near overhead utility lines and abutting utility support structures has the potential of creating a public safety hazard by causing physical damage, disrupting service, and obstructing access. Therefore, within 20 feet of any overhead utility lines, planting restrictions are as follows (see Figure 23.716-3, Planting and Overhead Utility Lines):

Water-Efficient Landscape Requirement. Development shall comply with Chapter 22.180 RCMC (Water Use and Conservation) which includes the following:

Parking Areas. All surface parking areas shall be screened from streets and adjoining properties, and the open space areas between the property line and public street right-of-way shall be landscaped. Parking areas shall be landscaped as follows:

Parking Lot Screening. Landscaping within the perimeter planter abutting any street right-of-way shall be designed and maintained for partial screening of vehicles to a minimum height of 30 inches, measured from the finished grade of the parking lot. Screening materials may include a combination of plant materials, earthen berms, solid masonry walls, raised planters, or other screening devices authorized by the designated approval authority which meet the intent of this screening requirement. Planting materials shall be designed to ensure that planting within the clear vision triangle at driveway and street intersections will not exceed 30 inches in height at full maturity. See Figure 23.716-4 (Parking Lot Screening).

Planters, Landscaping. Planters containing live landscaping shall be provided adjacent to and within parking areas in accordance with the following regulations. See Figure 23.716-5 (Planter Requirements).

All plant material removed from a project in which the department has approved the landscape plan or tree removal permit shall be replaced with the following replacement sizes: shrubs – five-gallon size; ground cover – flats. Replacement of trees shall be as specified in RCMC § 23.716.090 (Replanting requirements and replacement fee).

Tree removal shall be limited to trees which 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). Prior to the removal of any tree, director approval is required.

The following information shall be required:

Failure to obtain director approval prior to removing an approved tree shall require the owner of the project to replace the removed tree as stated in the replanting requirements in RCMC § 23.716.090 (Replanting requirements and replacement fee).

Replacement trees shall be required for trees removed with or without director approval as set forth below.

Trees removed or severely and improperly trimmed shall be replaced according to Table 23.716-1.

Irrigation. All multifamily, nonresidential, and mixed-use development shall have a low-pressure irrigation system in 30 percent of all landscaped areas. Automatic programmable controllers with check valves shall be installed in sloping areas with elevation differences of more than five feet as defined from the toe to the top of slope. Landscape materials with the same watering needs shall be grouped together and irrigated through separate control valves. Irrigation systems shall be designed to avoid runoff, excessive low head drainage, overspray, or other similar conditions where water flows or drifts onto adjacent property, nonirrigated areas, walks, roadways, or structures. The annual maintenance program with seasonal watering schedule shall be laminated and permanently posted in or near the control box on site.

Maintenance of Landscaped Areas. All multifamily, single-family, nonresidential, and mixed-use development shall maintain landscape and planting areas throughout the property and in accordance with the following:

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. See Chapter 19.12 RCMC (Preservation and Protection of Private Trees) for further tree pruning limitations and processes.

Tree Pruning Limitations. Tree pruning is limited to the following:

Director Approval Required to Deviate from Tree Pruning Limitations. Tree pruning beyond the limitations listed in subsection (B) of this section requires an administrative use permit (AUP) from the director and potential replacement of landscaping.

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

Change in Use. When the use of any building, structure, or premises is changed, resulting in an increase of more than 10 percent in the required number of off-street parking spaces, additional off-street parking shall be provided consistent with Table 23.719-1 (Required Minimum Vehicle Ratios) and required bicycle parking, and the parking lot design shall comply with the requirements of this code.

Change of Occupancy. Where a new business license is required, additional parking spaces shall be provided if the new occupancy would result in an increase of more than 10 percent in the required number of off-street parking spaces. The director or his/her designee shall review the parking requirements of the proposed use and must approve the parking plan before a new business license is issued.

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.

Zoning Certification. Modification or improvement to an existing parking lot that impacts the parking space layout, configuration, number of stalls, landscape planters, etc., shall require zoning certification as provided in Chapter 23.113 RCMC (Zoning Certification) to authorize the change as consistent with the zoning code.

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.

If the calculation for parking needs results in the requirement for a fraction of a parking space, the value shall be rounded to the nearest whole number as provided in RCMC § 23.107.020 (Rules of interpretation).

Seating capacity shall be based upon the actual number of seats or one seat per 18 inches of bench or pew length and one seat per 24 inches of booth length for dining. For other areas where seating is not fixed, the seating capacity shall be determined as indicated by the Uniform Building Code.

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

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 spaces 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 minimum requirements may be used for alternative uses subject to the provisions of this title (e.g., temporary use permit, permanent or semi-permanent display of merchandise).

No sales, storage, repair work, dismantling, or servicing of any kind shall be permitted in parking spaces without necessary permits for such use.

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.

Living, sleeping, or housekeeping in any vehicle, trailer, or vessel is prohibited.

For residential tenant and guest parking, the spaces must be marked pursuant to 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 (see RCMC § 23.719.130 (Standards for off-street parking for private residences) for additional allowances and requirements).

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

Parking spaces shall not preclude direct and free access to stairways, walkways, elevators, any pedestrian accessway, 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 23.719-1 (Required Minimum Vehicle Ratios). Where there is more than one parking ratio listed in the table, the greater of the two applies.

For the purpose of calculating parking ratios in all districts, the following types of parking are considered outdoor storage and are not considered parking:

Parking areas that exceed minimum vehicle parking requirements are subject to the following requirements:

Similar Use. For a use not listed in Table 23.719-1 (Required Minimum Vehicle Ratios), the required vehicle shall be the same as for the most similar use listed, as determined by the director.

Compact Car Spaces.

Disabled Parking. All off-street parking areas of multifamily, mixed use, and nonresidential properties must comply with the requirements of the Disabled Access Regulations, California Building Code, Title 24.

Tandem parking may be used in apartment and condominium developments.

Mechanical or automated parking may be used in apartment and condominium developments.

Parking District Waiver. Minimum off-street parking requirements may be waived for properties that have access to public parking facilities. The waiver may be granted by the director.

Parking Reduction. Parking may be reduced by the approval authority according to the following provisions. Total parking reductions may not exceed 20 percent of required parking:

Joint Vehicle Parking Lot or Structure. Required parking for two or more freestanding uses on adjacent or nearby sites may be satisfied by the use of a joint vehicle parking facility to the extent that it can be shown by the owners or operators that the demand for parking in the joint facility does not materially overlay (e.g., uses primarily of a daytime versus a nighttime or weekday versus weekend nature); and provided, that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument upholding such joint use. In this situation, the size of the joint parking lot shall be at least as large as the number of vehicle parking spaces required by the largest user.

Parking in Mixed-Use Projects. In mixed-use projects with residential, office and/or commercial components it is assumed that some parking spaces will be shared due to the difference in peak parking demand and required motor vehicle parking may be reduced according to the following formula:

Available parking in public or common parking lots and structures.

Additional parking reductions may be permitted as part of an adjustment process.

All vehicular parking spaces shall be on the same lot as the main structure they serve, on an abutting lot, or within 1,000 feet, subject to the following requirements:

Special Requirement for Parking in Downtown District.

Parking Lot Design.

Parking Space Dimensions and Aisle Standards for Surface Parking Lots.

A minimum of 75 percent of vehicle parking stalls shall be of standard size (the remainder may be compact). See RCMC § 23.719.070(E) (Compact Car Spaces).

Landscaping of Parking Lots. See RCMC § 23.716.070 (Parking lot landscape).

Pedestrian Circulation/Walkways. Pedestrian circulation/walkways shall be designed to the requirements specified in RCMC § 23.722.050 (Standards for on-site pedestrian pathways).

Vehicular Overhang.

Lighting of Parking Lot. See Chapter 23.725 RCMC (Outdoor Lighting).

Ground Floor Active Use. For all new multi-level parking structures, a minimum of 50 percent of the total ground floor street frontage, excluding driveway entrances and exits, stairwells, elevators, and centralized payment booths, shall be designed to accommodate commercial, retail, office, or residential floor space.

Ground Floor Facades. Blank, flat walls are prohibited on all parking structure facades that face public rights-of-way. The following are acceptable methods to avoid blank, flat walls. One or more of these methods shall be incorporated along the entire facade:

Lighting. Metal halide lighting shall be used for all parking structures, with uplighting being the preferred method of lighting. This allows for a more even lighting distribution across the floor and field of vision for users, accurate color rendition, and protection from lighting elements.

All parking structures are subject to design review as described in Chapter 23.140 RCMC (Minor Design Review) or Chapter 23.141 RCMC (Major Design Review).

Short-Term Bicycle Parking. If a land use or project is anticipated to generate visitor traffic, the project must provide permanently anchored bicycle racks within 100 feet of the visitors' entrance. To enhance security and visibility the bicycle racks shall be readily visible to passersby. The bicycle capacity of the racks must equal an amount equivalent to 10 percent of all required motorized vehicle parking. There shall be a minimum of one rack with capacity for two bicycles.

Long-Term Bicycle Parking. Buildings with over 10 tenant-occupants (e.g., multifamily tenants, owners, employees) shall provide secure bicycle parking for five percent of required motorized vehicle spaces for employees/residents, with a minimum of one space. Acceptable parking facilities shall be convenient from the street and include one or a combination of the following:

Minimum Required Bicycle Parking. Minimum required bicycle parking spaces are required as designated in RCMC § 23.719.110 (Bicycle parking requirements).

Bicycle Parking Location and Access.

Covered Bicycle Parking Spaces for All Uses. All required employee bicycle parking spaces and 50 percent of all visitor bicycle parking must be sheltered from precipitation by means such as roof extensions, overhangs, awnings, arcades, carports, roofed enclosures, lockers, or indoor bicycle rooms. These may be Class I parking spaces (e.g., bike lockers) or other suitable alternative.

Bicycle Parking for Residential Uses. When required, 25 percent of all bicycle parking for residential uses shall be provided as Class I facilities (locker, bike room, etc.).

Bicycle Rack Types and Dimensions.

Paving and surfacing of bicycle parking areas shall be surfaced with hard surfacing of at least two inches minimum (i.e., pavers, asphalt, concrete, or similar material). This surface must be designed to maintain a well-drained condition.

Exemptions. The following uses are exempt from bicycle parking requirements:

Any vehicle, trailer, or vessel which is inoperable or vehicles that are certified as nonoperation or planned nonoperation certified with the Department of Motor Vehicles shall be stored entirely within an enclosed structure, where it is not visible from the street or other public or private property and shall not be parked or stored in any yard within a residential zoning district or neighborhood.

Unless specifically permitted by this code, required off-street parking spaces shall not be located within any required front yard or required street side yard setback of any parcel. Required parking must be provided within a fully enclosed garage or carport (see RCMC § 23.734.040, Development standards).

Parking in excess of the required parking (e.g., driveways) may be provided within the front and street side yard setback, as follows:

Each parking space shall be at least eight and one-half feet wide by 18 feet deep.

Tandem (end-to-end) parking is allowed to meet the minimum off-street parking requirements.

Required parking may be provided in the rear yard only when an alley is available for access.

The minimum driveway width is 10 feet. Driveway pavement shall be five feet from the side property line in order to provide an area of landscaping between adjacent lots. Deviations from these standards may be allowed through site plan and architecture review for small-lot single-family developments at the time of master home plan review where these standards cannot be attained due to design. Remaining unpaved portion shall be landscaped, irrigated, and maintained. See Figure 23.716-2 (Nonpervious Surface Limits in Single-Family and Two-Family Residential Zones).

The use of structures, temporary canopies, tarps, and other similar types of covering for vehicles is strictly prohibited within the front setback.

Commercial vehicles shall not be parked on residential property.

Parking of RVs, trailers, and vessels shall conform with the following additional regulations:

Applicability. The provisions of this chapter shall apply to all major development projects defined as follows:

Exempt Projects. Notwithstanding any other provisions of this code, the following uses and activities shall be specifically exempt from the provisions of this section:

Equivalent Development Size. For the purpose of this section, the standards listed in Table 23.719-4 (Equivalent Development Size) shall be considered equivalent to the 200-employee threshold.

Passenger Loading Areas. Parking areas for major development projects shall designate a passenger loading area or areas for embarking and disembarking passengers from ridesharing vehicles. Such passenger loading areas shall be located at the point(s) of primary pedestrian access from the parking area to the adjacent building(s) and shall be designed in such a manner that vehicles waiting in the loading area do not impede vehicular circulation in the parking area. The passenger loading areas shall be designed as a turn-out as indicated by Figure 23.719-7 and shall be large enough to accommodate the number of waiting vehicles equivalent to one-half percent of the required parking for the project. See Figure 23.719-7 (Passenger Loading Areas).

Preferential Parking Spaces for Carpool and Vanpool Vehicles. All major development projects shall reserve and designate at least 10 percent of the employee parking spaces for the project for ridesharing vehicles by marking such spaces "Carpool/Vanpool Only." The number of preferential parking spaces must be increased above 10 percent of the employee parking as necessary to accommodate all legitimate carpools and vanpools. Such spaces shall be located near the building entrance(s), covered, shaded, or in some other obvious way be determined as preferential. For purposes of this section, the factors listed in Table 23.719-5 (Employee Parking Ratios) shall be used to determine the number of employee parking spaces.

Shower and Locker Facilities. All development projects above the minimum development size threshold shall provide shower and locker facilities for use by employees or tenants who commute to the site by bicycle or walking. Such facilities shall be clearly indicated on all development/improvement plans. One shower and eight lockers with minimum dimensions of 12 inches by 18 inches by 36 inches shall be provided for each 200 employees or fraction thereof, based on the equivalent development size data. The shower and locker facilities must be located convenient to one another and should be located near the employee bicycle parking facilities whenever possible.

Purpose of Loading Area Requirements. The purpose of these regulations is to provide the number, size, location, and screening requirements for loading areas in mixed-use, commercial, and industrial uses. The intent of these regulations is to minimize disruptions of traffic flow by freight-carrying vehicles blocking the public right-of-way and to minimize impacts to vehicular and pedestrian conflicts.

When Loading Regulations Apply. This regulation applies to all nonresidential development in mixed-use commercial and industrial districts, whether or not a permit or other approval is required for the development. Buildings smaller than 8,000 square feet in size are exempt from the requirements of this section.

General Loading Area Requirements.

Location of Required Loading Facilities.

Applicability. The California Green Building Standards Code (CALGreen) requires that new construction and major alterations include adding "EV capable" parking spaces which have electrical panel capacity, a dedicated branch circuit and a raceway to the EV parking spot to support future installation of charging stations. All new construction and qualifying additions or alterations must comply with CALGreen, Title 24, Part 11.

Parking Requirements and Location of Electric Vehicle Spaces.

Exemptions.

Materials. Materials used in pedestrian-oriented spaces shall be attractive, durable, slip-resistant, of high quality, and compatible in color and pattern with a project's design. Surfaces in pedestrian circulation areas shall be constructed from materials that provide a hard, stable surface and that permit comfortable maneuverability for people of all abilities. Wherever a pathway crosses a drive aisle, loading area, or parking area, the pathway shall be made identifiable by the use of one of the following: elevation changes, changes in paving materials, and/or the use of colors. Such designations are subject to the approval of the council.

Lighting. Lighting in pedestrian-oriented spaces shall be consistent with the requirements of Chapter 23.725 RCMC (Outdoor Lighting).

Landscaping. Landscaping in pedestrian-oriented spaces shall be consistent with the requirements of Chapter 23.716 RCMC (Landscaping).

Electrical Power. To provide adequate power for temporary uses and to ensure proper maintenance, at least two outlets shall be provided for every 2,000 square feet of pedestrian-oriented space.

Required Amenities. The following amenities shall be located within all public spaces. Each amenity includes the city-recommended performance standard to ensure the successful design of public space.

Additional Amenities. In addition to the required amenities, the following improvements will further enhance public spaces and should be considered in the design of the spaces, particularly those that are greater than 5,000 square feet in size:

On-Site Connectivity. The pedestrian paths system shall be designed to provide the pedestrian safe passage throughout the project area. Adherence to all of the following provisions will create maximum safe connectivity for pedestrians:

Connectivity to Adjoining Property. The pedestrian paths system shall be designed to provide the pedestrian safe passage between adjoining properties and shall connect their pedestrian pathways. Adherence to all of the following provisions will create maximum safe connectivity for pedestrians:

Building Perimeter Pathways. The following dimensional standards shall apply to building perimeter pathways in nonresidential districts:

Site Barriers. Where a berm, landscaping, fencing, or another physical barrier creates a site frontage impenetrable to pedestrians and bicyclists, there shall be no less than one point of access to a pedestrian pathway for every 100 feet of street frontage.

Parking Areas. The design and construction of pedestrian pathways into and through parking areas shall comply with the following standards:

Standards for Enhanced Pedestrian Pathways. The following minimum standards apply when the enhanced pathway is used:

Outdoor Gathering Places. Every project shall include one or more outdoor gathering place(s). The size and scale of such areas shall be appropriate to the type and use of each particular development. Appropriate spaces may include building entries, employee break areas, courtyards, pocket parks, plazas, squares, and pedestrian pathways.

Public Space Area Requirement. Public space shall occupy at minimum five percent of the gross square footage of new development. All public spaces, including the specific spaces listed in this chapter (arcades, sidewalks adjacent to an on-site main street, and paseos) may count toward meeting this requirement.

Sidewalk Frontage. To facilitate access from a public right-of-way or an on-site sidewalk to a public space, the following standards shall be followed:

Circulation Space. Public spaces shall include one or more unobstructed circulation spaces, connecting all adjacent public rights-of-way, on-site sidewalks, building entrances, and public spaces. These spaces shall be at minimum eight feet wide.

Public spaces shall include one or more unobstructed, continuous circulation spaces of at minimum four feet in width to provide pedestrian access across the spaces and between all adjoining public rights-of-way, on-site sidewalks, primary building entrances, and public spaces.

Level of Public Space. To ensure visual surveillance of a public space from the sidewalk and street, the elevation of a public space shall in no location be greater than the average curb level elevation of the nearest adjoining street.

Hours of Access. All public spaces shall be accessible to the public at all times, unless the approval authority authorizes a nighttime closing contingent upon the following provisions:

Standards for Specific Public Spaces. Building entry spaces, employee break areas, paseos, and plazas shall be designed and constructed to comply with the following standards:

Temporary lights used for holiday decorations. See Chapter 16.18 RCMC (Nuisance Code) for further restrictions.

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.

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.

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.

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 abutting residential development shall be 18 feet. Otherwise, the maximum height for freestanding outdoor light structures shall be 24 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. Wherever feasible, solar powered fixtures shall be used.

Signs. Lighting of signs shall be in compliance with Chapter 23.743 RCMC (Signs).

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 approval authority may grant approval of alternatives to this section as part of a design review permit.

When Required. A preliminary outdoor lighting plan shall be submitted as part of each planning permit 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 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:

Permanent Outdoor Display and Sales. Permanent outdoor display and sales are permitted (consistent with the allowed use provisions of the underlying zoning district), subject to zoning certification, when all related activities are developed and operated consistent with the standards of this chapter.

Permanent Outdoor Storage. Permanent outdoor storage is permitted as an incidental use to a principal use in all zoning designations, except for agricultural and residential zoning districts. If not part of the original development permit for the principal use, permanent outdoor storage may be permitted subject to a zoning certification, when consistent with the development standards of this chapter. A storage yard as a primary use may be permitted subject to a minor design review, when consistent with the development standards of this chapter.

Temporary Outdoor Storage, Display, and Sales. A temporary use permit is required for all temporary outdoor storage, displays, and sales, unless otherwise specified in Chapter 23.922 RCMC (Temporary Uses). Such uses shall be consistent with the development standards of this chapter and shall also be consistent with the standards for temporary uses (Chapter 23.922 RCMC, Temporary Uses).

General Development Standards for All Activities. The following development standards apply to all outdoor display, sales, and storage activities:

Standards for Outdoor Display and Sales. The following development standards shall apply to all permanent and temporary outdoor display and sales activities:

Standards for Outdoor Storage. The following development standards shall apply to all permanent and temporary outdoor storage activities:

Retaining Walls. Retaining walls less than 36 inches in height.

Residential Fences. Fences less than seven feet in height located on residential property (privacy fences) constructed in compliance with the standards of RCMC § 23.731.040 (Height limits and locations).

Required Fences. These regulations do not apply to fences and walls required by a state or federal agency, or by the city for public safety. Sound walls required for noise attenuation must adhere to the provisions of RCMC § 23.731.080(A) and (G) (Screening, Sound Walls).

Fences, walls, and screening are not required between land uses unless otherwise specified in this chapter.

Fences, walls, and screening must be located outside of any public utility easement, except as authorized by the applicable utility agency.

Fence height shall be measured as the vertical distance between the finished grade at the base of the fence and the top edge of the fence material. Grade may not be modified in order to increase fence height.

Fences Located on Top of a Retaining Wall. If a fence is located on top of a retaining wall, the maximum height of the retaining wall shall be six feet in height and the maximum height of the fence shall be seven feet in height measured from the highest finished grade. If the retaining wall exceeds six feet in height, the fence shall be separated from the retaining wall by a horizontal distance of at least three feet with required landscaping. If the fence exceeds seven feet in height measured from the highest finished grade, the fence shall be separated from the retaining wall by a horizontal distance of at least three feet with landscaping.

Where the elevation of the finished grade within six feet of the base of the fence differs from one side of the fence to the other (as when a fence is placed at the top of a slope or on a retaining wall), the height shall be measured from the side with the highest natural grade.

Barbed wire or electrified fence.

Razor or concertina wire in conjunction with a fence or wall, or by itself.

Chain link fencing may be used internally for commercial and industrial zoned properties if it cannot be seen from adjacent residentially zoned properties or the public right-of-way.

Screening.

Retaining Walls. An embankment to be retained that is over 48 inches in height shall be benched so at the low side no individual retaining wall exceeds a height of 36 inches above the finished grade and each bench has a minimum depth of 36 inches. Wood shall not be used for a retaining wall over two feet in height. The director may approve retaining walls up to eight feet in height to accommodate topographic change and variation.

Swimming Pools, Spas, and Similar Features. Swimming pools/spas and other similar water features shall be fenced in compliance with city-adopted building code requirements.

Temporary Fencing. Temporary fencing may be required by the designated approval authority where necessary to protect trees or other sensitive features and the general public from construction activities during site preparation and construction.

Temporary Security Fencing. Temporary security fencing (including chain link) with a maximum height of six feet may be installed around the property lines of vacant property with approval from the designated approval authority. The vacant property shall be maintained in a condition free from weeds and litter.

Open Space and Trails. Fences adjacent to open space and trail areas shall be constructed and maintained as open view fencing and shall not be chain link.

Sound Walls. Whenever sound walls are required to mitigate sound impacts adjacent to streets, the following standards shall apply. These standards shall not preclude the use of other innovative methods of project design utilizing greater setbacks, building design, mounding, or single-story structures with solid walls facing the street.

Agricultural Fencing. All fences which enclose livestock shall be designed, constructed, and maintained so as to control and contain such livestock at all times and so as to prevent such livestock from reaching across any property lines and damaging adjacent property.

Electric Fencing. The construction and use of electric fencing shall be allowed in the city only as provided in this subsection, subject to the following standards:

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

Graffiti Resistance. Each fence or wall adjacent to a public right-of-way in any zoning district shall be provided with a permanently maintained graffiti-resistant coating (a painted wood fence meets this requirement, since it can be repainted).

Enclosed and/or solid-roofed accessory structures that are smaller than 120 square feet in size with no portion of the structure equal to or greater than eight feet in height. Structures shall not be located in a required front yard. Accessory structures shall be set back a minimum of three feet from side and rear property lines with a minimum six-foot separation between structures.

Landscape features and play equipment that are smaller than 120 square feet in size with no portion of the structure equal to or greater than eight feet in height. Landscape features that exceed 120 square feet in size and greater than eight feet in height shall meet the accessory structure standards and setbacks. Landscape features shall be set back a minimum of three feet from all interior property lines with a minimum six-foot separation between structures.

Development standards in this section are intended to supplement the standards in the underlying base zoning district for accessory structures. In the event of conflict between these standards and the underlying base zoning district regulations, the provisions of this section shall apply. In the event of conflict between these standards and the overlay zoning district regulations of Article 3 of this title, the overlay zoning district regulations shall apply.

Accessory structures greater than 120 square feet in size shall not be allowed in residential zoned R-10, RD-15, RD-20, RD-25, RD-30, MDR, HDR, and RMH.

Accessory structures must be constructed in conjunction with or subsequent to construction of the primary building(s) on the site.

The appropriate approval authority may apply additional conditions to a use permit relative, but not limited, to dwelling size, location, access, and height, if special circumstances arise requiring such mitigation of anticipated adverse impacts to neighboring residences.

Accessory structures less than 120 square feet shall be constructed of appropriate materials and colors of the residential neighborhood. Premanufactured kits that require assembly are exempt from this requirement.

Accessory structures 120 square feet and over shall be architecturally compatible (e.g., similar in materials, colors, architectural details, façade treatments, etc.) and constructed of appropriate materials and colors of the residential neighborhood. Walls that are longer than 15 feet in length shall include doors, window, or architecture features that break up the wall.

Proposed structures must meet the development standards outlined in Table 23.734-1 (Development Standards for Accessory Structures); also see Figure 23.734-1 (Development Standards for Accessory Structures). Unless otherwise described in the table, all accessory structures must meet the setbacks in the General Accessory Structure category.

Lots less than one-half acre in size: the total square footage of all accessory structures on a single parcel, except swimming pools, shall not exceed 30 percent of the habitable floor area of the primary residential dwelling on the same parcel. Landscape features are exempt from the total square footage of accessory structures.

Lots one-half acre and greater in size: The total square footage of all accessory structures on a single parcel, except swimming pools, shall not exceed 50 percent of the habitable floor area of the primary residential dwelling on the same parcel. Landscape features are exempt from the total square footage of accessory structures.

Not more than 30 percent of the required rear yard shall be occupied by all permitted structures. Landscape features are exempt from the 30 percent calculation.

Accessory structures and swimming pools, spas, and pool equipment shall not be located within recorded public utility easement or public easement.

Front Yard

On all lots, the accessory structures shall not be placed in front of the living area of the principal building.

Swimming pools, spas, and pool equipment may not be located within the required front yard.

Street Side Setback/Corner Lots

The minimum setback distance shall be consistent with the primary structure underlying zoning district.

Swimming pools, spas, and pool equipment may not be located within the required street side yard.

Height of Accessory Structures

Maximum structure height is 16 feet as indicated in Table 23.310-2 (Residential Zoning Districts Development Standards).

Building Separation

Detached accessory structures shall not be located closer than six feet from any structure.

Any accessory structure located less than six feet from a primary building shall be considered attached to (and part of) the primary building (RCMC § 23.704.030(D)).

Swimming pools and spas shall not be located closer than three feet from the principal building and detached structure. The building official may approve setbacks of less than three feet with submitted structured engineered plans.