Permit requirements. Except as otherwise exempt in section 17.42.030(C) (Exemption structures), accessory structures located in single-family and multi-family zones require plan check as described in section 17.16.030 (Plan check/zoning clearance). When located in multi-family, mixed-use, and nonresidential zones, non-exempt accessory structures require minor design review as described in section 17.16.130 (Minor design review).

Streetscape setbacks. Along arterial roadways and boulevards a 35 and 45 foot setback is required, respectively. These setbacks shall apply to all structures that require a building permit except as noted below.

Exempt structures. The following accessory structures are exempt from planning entitlements provided they comply with listed requirements. Exempt accessory structures may require building permits in keeping with the California Building Code adopted by the city and placed in accordance with Table 17.42.040-1 (Development Standards for Accessory Structures).

The development standards listed in Table 17.42.040-1 (Development Standards for Accessory Structures) are intended to supplement the requirements in the applicable zone for types of accessory structures as defined in article IX (Glossary) of this title. Figure 17.42.040-1 shows minimum setback measurements for a typical detached accessory structure. In the event of a conflict between these requirements and the underlying zone regulations, the requirements of this section shall apply. The following requirements shall apply to all accessory structures, both exempt and nonexempt under section 17.42.030 (Permit requirements and exemptions).

Setback measurement. Minimum setback distances for accessory structures from property lines and between all structures shall include all portions of the structure(s). See Figure 17.42.040-1 (Setback Measurements for Accessory Structures).

Construction phasing. Accessory structures may be constructed in conjunction with or subsequent to (but not in advance of) construction of the primary building(s) on the site.

Building coverage. Accessory structures shall not occupy more than 30 percent of the rear yard setback area. Solid roof accessory structures are further subject to the lot coverage requirements of the zone in which it is located.

Guesthouses. Guesthouses shall no contain more than two bedrooms and have a maximum size of 640 square feet.

The regulations and development standards in this chapter apply when a tentative map for the purpose of conversion is submitted to the planning department with the addition of the information required by the Subdivision Map Act and title 16.

Approval of a minor design review entitlement is required as part of any condominium conversion.

If a property is subject to the requirements of an active development agreement (DA), and the requirements of the DA exceed the requirements within this section, the DA provisions apply.

From January 1 through December 31, the total number of multi-family rental units given a final building inspection and occupancy permit minus the number of such units demolished, removed from the city, or converted to nonresidential use.

If approval for a project expires prior to recordation of the final tract map for that project, the number of dwelling units provided in the expired project shall be added to the allocation in the calendar year of expiration.

The proposal is compatible with the objective, policies, elements, and program specified in the general plan and any applicable specified plan.

The design or improvement of the project is consistent with the general plan and applicable specified plans.

The proposal is consistent with the purposes of this chapter.

The proposal promotes the health, safety, and welfare of the residents of the city.

General requirements. The following requirements shall be included as conditions of approval of the tentative map:

Notice of intent to convert. Evidence that a notice of intent to convert shall be delivered to each existing tenant's dwelling unit with content and form approved by the planning director and shall include a summary of tenant rights, as follows:

The city shall grant one density bonus, with concessions or incentives, as specified in section 17.46.040 (Density Bonuses and Incentives and Concessions Allowed), when the applicant for the residential development seeks and agrees to construct a residential development, excluding any units permitted by the density bonus awarded pursuant to this chapter, that will contain at least one of the following:

The above units qualifying a development for a density bonus shall be referred to as "target units." The applicant shall specify which of the above paragraphs is the basis for the density bonus.

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

Relation to general plan, zoning. The granting of a density bonus, or a concession or incentive, shall not be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval.

Density bonus excluded in calculation. The density bonus shall not be included when calculating the total number of housing units that qualifies the housing development for a density bonus.

Parking. Upon request by the applicant, the city shall not require that a housing development meeting the requirements of section 17.46.020 (Eligibility) provide a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following or any parking requirements set forth in Government Code § 65915:

Waived or reduced development standards. The city shall not apply any development standard that would have the effect of physically precluding the construction of a housing development meeting the requirements of section 17.46.020 (Eligibility) at the densities or with the incentives or concessions permitted by this chapter, or as otherwise set forth in Government Code § 65915.

Multiple zones. If the site of a development proposal is located in two or more zones, the number of dwelling units permitted in the development is the sum of the dwelling units permitted in each of the zones based on the site acreage within each zone. The permitted number of dwelling units may be distributed within the development without regard to the zone boundaries.

Affordable housing requirements. Required affordable housing units may be counted toward the affordable units required to qualify for a density bonus per section 17.46.020 (Eligibility).

Land donation. Nothing in this chapter shall be construed to enlarge or diminish the authority of the city to require a developer to donate land as a condition of development.

Agreement required.

Reports. The applicant shall submit financial or other reports along with the application for the project to establish compliance with this chapter. The city may retain a consultant to review any financial report (pro forma). The cost of the consultant shall be borne by the applicant; except if the applicant is a nonprofit organization, the cost of the consultant may be paid by the city upon prior approval of the city council.

Consistency with state law. The provisions of this chapter shall be interpreted to fulfill the requirements of Government Code § 65915. Government Code § 65915 is hereby incorporated by reference. Any changes to Government Code § 65915 shall be deemed to supersede and govern any conflicting provisions contained herein.

Density bonus. Except as otherwise set forth in Government Code § 65915 a housing development that satisfies the eligibility requirements in section 17.46.020 (Eligibility) of this chapter shall be entitled to the following density bonus:

Number of incentives or concessions. In addition to the density bonus described in this section, an applicant may request specific incentives or concessions. Except as otherwise set forth in Government Code § 65915, the applicant shall receive the following number of incentives or concessions.

Available incentives and concessions.

Additional density bonus and incentives and concessions for donation of land to the city.

Additional density bonus or incentives and concessions for development of child-care facility.

Condominium conversion incentives for low-income housing development.

If a housing development provides lower-or very low-income target units to qualify for a density bonus, the continued affordability of all lower-or very low-income units shall be maintained for 55 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. Except as set forth in subsection B, the rents for the lower income density bonus units shall be set at an affordable rent as defined in Health and Safety Code § 50053.

For 100 percent affordable housing developments meeting the criteria of section 17.46.020(A)(7), rents for all units in the development, including both base density and density bonus units, shall be as follows:

The for-sale units that qualified the applicant for the density bonus shall meet either of the following:

Where there is a direct financial contribution to a housing development pursuant to Government Code § 65915, the city shall assure continued availability for low-and moderate-income units for 30 years.

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 approving authority for density bonuses, incentives, and concessions shall be the planning commission. In approving the density bonus and any related incentives or concessions, the city and the applicant shall enter into a density bonus agreement.

Approval of Density Bonus Required. The city shall grant the density bonus requested by the applicant provided it is consistent with the requirements of this chapter and state law.

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

Review and approval of applications for the proposed development.

Project marketing and lease-up.

Long-term compliance of the applicant and successors-in-interest to the applicant, with respect to the affordable housing units.

Retaining walls. Retaining walls less than 36 inches in height are exempt from the requirements of this chapter except for terraced walls as required in section 17.122.030 (Hillside Development).

Residential fences and walls. Fences and walls located on residential property constructed in compliance with the requirements of section 17.48.030 (Location and Height Requirements).

Required fences and walls. The requirements of this chapter shall not apply to a fence or wall required by any law or regulation of the city (including temporary construction site fencing), county, state, or federal government, or any agency thereof.

Height measurement. Fence and wall height shall be measured from the finish grade at the base of the fence or wall to the uppermost part of the fence or wall; except when there is a difference in the ground level between two adjoining parcels, the fence or wall shall be measured at the mid-point of the retaining wall height as measured on the side with the lowest finish grade. See Figure 17.48.030-1 (Measurement of Fence and Wall Height on Parcels with Different Elevations).

Garden/terrace walls. Adjacent walls are required to have a minimum separation of three feet.

Fencing, wall, and screen materials. Fences, walls, and screens shall be constructed of long-lasting materials and architecturally integrated with the building design and with existing fences/walls on the site. The following limitations apply:

Graffiti-resistance. Graffiti-resistant aesthetic surface treatment shall be required for all fences and walls adjacent to a public right-of-way, in a residential zone, or as determined through the site development review process.

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

Applicable to all land use types.

Fencing and walls for agricultural land uses. All fences or walls which enclose livestock shall be constructed of an adequate height and shall be designed so as to control and contain such livestock at all times.

Residential zones.

Form-based zones.

Industrial zones.

Nonresidential (including mixed-use) development. New buildings, or substantial renovations (see subsection D below), shall comply with all mandatory provisions of the "City of Rancho Cucamonga, Green Building Compliance Matrix (Nonresidential)" as maintained by the planning director and as required by the California CalGreen Building Code.

Residential development. New buildings, or substantial renovations (see subsection D below), shall comply with all mandatory provisions of the "City of Rancho Cucamonga, Green Building Code Compliance Matrix (Residential)" as maintained by the planning director and as required by the California CalGreen Building Code.

All municipal projects undertaken by the city shall:

Exemptions. All buildings under 1,500 square feet are exempt from the requirements of this section unless otherwise determined by the planning director. In addition, the following uses are exempt: major utilities, minor utilities, wireless communication facilities, construction storage yards, mining and processing, recycling facilities, storage yards, temporary uses, or any similar use to those listed.

RC Green 100. All buildings achieving CalGreen Tier 1 or 100 points or more on the relevant Green Building Code Compliance Matrix as maintained by the planning director shall be eligible for priority processing of the proposed development.

RC Green 200. All buildings achieving CalGreen Tier 2 or 200 points or more on the relevant Green Building Code Compliance Matrix as maintained by the planning director shall be eligible for:

Zone 1 (five percent natural slope or less). This is not a hillside condition. Grading with conventional fully padded lots and terracing is acceptable.

Slope Zone 2 (five percent to 7.99 percent slope). Development with grading is permitted in this zone, but existing landforms must retain their natural character. Padded building sites are permitted; however, techniques such as contour grading, combined slopes, limited cut and fill, and split-level architectural prototypes, or padding for the structures only, may be required to reduce grading.

Slope Zone 3 (eight percent to 14.9 percent slope). This is a hillside condition. Special hillside architectural and design techniques (see article VII (Design Standards and Guidelines)) that minimize grading are required in this zone. Architectural prototypes are expected to conform to the natural landform by using techniques such as split-level foundations of greater than 18 inches, stem walls, stacking, and clustering.

Slope Zone 4 (15 percent to 29.9 percent). Development within this zone is limited to no more than the less visually prominent slopes and then only where it can be shown that safety, environmental, and aesthetic impacts can be minimized. The use of larger lots, variable setbacks, and variable building structural techniques such as stepped or pole foundations are expected. Structures shall blend with the natural environment through their shape, materials, and colors. Impact of traffic and roadways is to be minimized by following natural contours or using grade separations.

Slope Zone 5 (30 percent and over). This is an excessive slope condition and development is prohibited, unless all the following are satisfied:

Using the land capacity schedule. Table 17.52.030-1 (Land Capacity Calculation) converts the amount of gross site acres into the amount of net buildable acres based on slope measurement.

Calculating permitted units. The maximum number of dwelling units that may be permitted in a proposed development shall be determined by multiplying the total adjusted net buildable area (Ax + Bx + Cx + Dx + Ex + Fx) above by the permitted number of allowed units per acre according to the zone.

Exceptions. The following land areas, meeting any or all of the following criteria, shall not be included in the calculation of total allowable dwelling units:

Proposed use shall not cause intensification or disruption to any adjacent uses or neighborhood.

The uses shall be limited to small-scale uses such as, but not limited to, boardinghouse, bed and breakfast, minor offices, coffee shops, and neighborhood serving retail uses such as boutiques, antique shops, bookstores, or florists.

The site and structure shall be fully improved to include such things as, but not limited to, landscaping, parking, new exterior building materials (roofing, siding, painting), walls or fences, street improvements, drainage facilities, etc.

Preliminary landscape and irrigation plan. A preliminary landscape plan and irrigation plan shall be submitted to the designated approving authority. This plan must show a water budget that includes the estimate water use (in gallons), the irrigated area (in square feet), precipitation rate, and flow rate in gallons per minute as well as conceptual locations for trees, shrubs, ground cover, etc., and a corresponding list of planting material by species, quantity, and size.

Final landscape and irrigation plan. After a preliminary landscape and irrigation plan has been approved by the designated approving authority, a final landscape and irrigation plan shall be submitted to the planning director in conjunction with site improvement plans. The final landscape planting and irrigation plans shall be prepared by a registered licensed landscape architect and shall be in substantial compliance with the preliminary landscape and irrigation plan approved by the designated approving authority. Final plans shall show the exact location of and irrigation for trees, shrubs, and ground cover. The final landscape plan shall include, at a minimum, plant name, plant quantity, plant size, location of impervious surfaces, utilities and lighting, irrigation system, and plans for tree retention and removal where applicable. The final landscape plan should also include a water budget that includes the estimated water use (in gallons), the irrigated area (in square feet), precipitation rate, and flow rate in gallons per minute.

Approving authority. The designated approving authority shall be the same as the designated approving authority of the entitlement for new projects or existing development as identified in section 17.56.020 (Applicability). For projects in the wildland-urban interface fire area, the fire chief is an additional approving authority.

Approval of preliminary and final plans. The designated approving authority shall review and approve the preliminary landscape and irrigation plan. Upon approval of the preliminary landscape and irrigation plan, a final landscape and irrigation plan shall be submitted to the approving authority prior to issuance of building permits for new projects or applicable expansions to existing development as established in section 17.56.020 (Applicability).

Approval required. The landscaping shall not be installed until the applicant receives approval of the final landscape and irrigation plan by the approving authority and any applicable permits have been issued.

Changes to final plans. Changes to the approved final landscape and irrigation plans that affect the character or quantity of the plant material or irrigation system design are required to be resubmitted to the original approving authority for approval before installation.

General location for landscape improvements. Landscaping shall be provided in the following locations for all types of development as listed below, unless the designated approving authority determines that the required landscape is not necessary to fulfill the purposes of this chapter. Nothing in this chapter is intended to discourage landscaping in excess of the minimum requirements listed herein.

Setbacks, public frontage, and street frontage. All setback areas required by this code, areas between the curb and setback, public frontage areas, or portions of the site with any street frontage, shall be landscaped and maintained in compliance with this chapter except where an area of a required set-back is improved with a paved surface such as a sidewalk or driveway.

Undeveloped areas. All areas of a site that are part of an entitled/approved master planned development application, such as pad sites being held for future development, shall be landscaped in compliance with this chapter.

Parking areas. Within 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 requirements of this chapter.

Pedestrian paths and pedestrian entrances. Along pedestrian pathways and at building entrances, trees shall be provided in compliance with this chapter for shade and climate control, to define the public space, and moderate high temperatures and wind speeds.

Plant type. Landscape planting shall emphasize climate appropriate, drought-tolerant, native, and noninvasive species (especially along natural, open space areas), shall complement the architectural design of structures on the site, and shall be suitable for the soil and climatic conditions specific to the site. Plant species known to be invasive and listed on the California Invasive Plant Inventory published by the California Invasive Plant Council (Cal-IPC) are prohibited. In the wildland-urban interface fire area, planting shall emphasize wildfire hazard reduction.

Planting layout and plant diversity. Plant selection shall vary in type and planting pattern. Informal planting patterns are preferred over uniform and entirely symmetrical planting patterns. Use of deciduous flowering trees and shrubs and colorful plantings is encouraged in conjunction with evergreen species. Groupings of shrubs shall contain multiple plant types, interspersed with varying heights and blooming seasons for year-round interest.

Street and parking lot trees. Street and parking lot trees shall be selected from the city's adopted master list of street trees and parking lot trees.

Trees planted within ten feet of a street, sidewalk, paved trail, or walkway shall be a deep-rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements.

In the wildland-urban interface fire area, plant types shall not include those identified as fire prone or those types that are specifically prohibited by the fire district.

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

Synthetic turf (lawns). Synthetic turf may be used as a substitute for natural turf for the purposes of water conservation. The following standards shall apply to the use and maintenance of synthetic turf.

Water efficiency. If applicable, projects are required to comply with provisions within chapter 17.82 (Water Efficient Landscaping) of this article.

Residential landscape. See section 17.56.070 (Additional Requirements for Residential Areas).

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

Trees adjacent to building walls. With the exception of single-family housing developments, trees shall be planted in areas of public view adjacent to structures at a rate of one tree per 30 linear feet of building length, particularly to interrupt expansive horizontal and vertical surfaces. Tree clusters may be used subject to approval by the approving authority.

Screening of drive-through aisles. To screen vehicles and associated headlights in a drive-through lane from view of abutting street rights-of-way, a minimum five-foot wide planter shall include a minimum three-foot tall (maximum four-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).

Screening of outdoor equipment. Screening is required according to chapter 17.48 (Fences, Walls, and Screening).

Wireless communication facilities. Where feasible, 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 may be planted around the tower and related equipment to buffer abutting residential zones or uses and to buffer public trails. Specifically, landscaping around the perimeter of the facility (leased area) shall include dense tree and shrub plantings with the necessary irrigation. Trees shall be fast-growing evergreen species, with a minimum size of 24-inch box. Shrubs shall be a minimum 15-gallon size covering a minimum planter area depth of five feet around the facility. Trees and shrubs shall be planted no farther apart on center than the mature diameter of the proposed species.

On-site pedestrian pathways. Pedestrian pathway landscaping shall include shade trees placed so as to cover 60 percent of the total pathway area with tree canopies 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 the building permit.

Buffering between uses. A landscape buffer shall be provided between residential and nonresidential uses and between single-family uses and multi-family uses containing three or more units. Buffer areas shall include a minimum ten-foot wide planter strip with shrubs and both deciduous and evergreen trees planted a maximum of 30 feet on center.

Interior property boundaries. When a landscaped area is provided, trees shall be planted at a rate of one tree per 30 linear feet of interior property line within a planter area that is a minimum of six feet wide. Tree clusters may be used subject to approval by the approving authority.

Sound walls/masonry walls. Where setback and open space areas are screened from public view by walls or similar approved structures, landscaping shall be provided such that 50 percent of the wall shall be covered by landscape material within five years.

Parking lot landscape. Parking lot landscape includes perimeter planters, abutting parking lots and drive aisles, tree planting for parking lot shade, and a combination of continuous planting strips, planting fingers, and parking islands throughout the parking lot. Parking lot landscape requirements applicable to parking lots with five or more spaces for commercial, industrial, mixed-use, and multi-family residential uses are listed below:

Landscape planters along the sides of parking stalls shall be a minimum of 90 square feet with a minimal outside dimension of not less than six feet.

Front yard defined. For the purposes of this section, "front yard" shall mean the area extending across the full width of the lot between the back of sidewalk and the building or structure on said lot. For corner lots, the area extending the full depth of the lot between the back of sidewalk and any perimeter fence, wall or structure, and visible from the right-of-way shall also be included. Lots without parkway and sidewalk improvements shall be measured from the back of curb (See Figure 17.56.070-1 (Front Yard Landscaping Area)).

Front yard landscaping ratio. Front yard landscaping ratios applicable to single-family residential lots are listed below:

Front yard landscaping. Front yard landscaping requirements applicable to single-family residential lots are listed below:

Parkway landscaping. Permitted parkway groundcover landscaping materials and methods for residential lots are listed below:

Trees required. Table 17.56.070-3 (Trees Required in Residential Zones) sets forth minimum standards for the number and size of trees, both on and off site, for new development.

New windrow plantings of fire resistant tree species may be required to perpetuate a windbreak system at a ratio of 50 linear feet per acre. The location of required windrow plantings shall be generally guided by the established 330-foot × 660-foot grid pattern. Required windrows may follow any portion of this grid, provided the total length of windrows meets or exceeds the minimum length. The use of the 330-foot × 660-foot planting grid is not meant to discourage development of curvilinear local streets. The size, spacing, staking, and irrigation of these trees shall be in accordance with the tree replacement policies set forth in section 17.56.080 (Removal and Replacement of Required Landscaping) except within the urban wildlife interface area (no eucalyptus trees allowed).

New development. All new development shall comply with the approved final landscape plans and shall be completely installed prior to occupancy.

Replacement sizes. All plant material removed from a project in which the planning department has approved the landscape plan shall be replaced with the following replacement sizes: shrubs—five-gallon size; ground cover—flats. Size of replacement trees shall be determined by the planning director based on the conditions of the property. Trees removed or severely and improperly trimmed shall be replaced with an appropriately sized tree as determined by the planning director.

Tree removal requirements. Requirements for tree removal shall be pursuant to chapter 17.80 (Tree Preservation).

Responsibility. Pursuant to the requirements of this chapter, the owner of private property adjoining the area between the curb and the sidewalk known as the parkway shall be responsible to plant, install and maintain landscaping in the parkway for the entire frontage of the property in accordance with this section. This responsibility applies to all commercial, mixed-use, industrial, single-family, multi-family, and mobile home property owners and home owners associations with landscaped areas that are not within a designated Landscape Maintenance District (LMD).

Maintenance. The property owner is responsible for providing sufficient moisture to the parkway to maintain any landscaping and trees in a healthy condition.

Landscaping materials. The following landscape or decorative hardscape materials are allowed with developed parkways:

Prohibited landscaping materials. The following materials are prohibited within developed parkways:

Temporary lights used for holiday decorations.

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

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

Neon tubing or band lighting (including LCD, LED, and other technologies) on buildings and/or structures as articulation in lieu of a physical architectural element/feature, except accent lighting as approved through design review (section 17.20.040).

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

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

Illumination of entire buildings.

Roof-mounted lighting except for security or fire safety purposes.

Moving, flashing, or animated lighting.

Nuisance prevention. All outdoor lighting shall be designed, located, installed, directed downward or toward structures, fully shielded, and maintained in order to prevent glare, light trespass/spillover onto adjacent properties, 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 recessed and/or constructed with full downward shielding in order to reduce light and glare impacts on trespass to adjoining properties and public rights-of-way. 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 project site intended to be illuminated. See Figure 17.58.050-2 (Shielding and Maximum Height of Freestanding Outdoor Light Fixtures).

Level of illumination. Outdoor lighting shall be designed to illuminate at the minimum level necessary for safety and security, to avoid harsh contrasts in lighting levels between the project site and adjacent properties, ensure compatibility with the character of the surrounding neighborhood, and limit excess ambient light to maintain darkness for night sky viewing (especially in rural, neighborhood, hillside, and open space areas). Proposals for all lighting for new and redevelopment projects shall include the submittal of a photometric plan for review and approval. Illumination requirements are provided in Table 17.58.050-1 (Illumination Requirements).

Signs. Lighting of signs shall be in compliance with chapter 17.74 (Sign Regulations for Private Property).

Sports fields/outdoor activity areas. Where playing fields or other specialty 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.

Wireless telecommunication facilities. Wireless telecommunication facilities and related equipment shall be unlit except as provided in chapter 17.106 (Wireless Communicator Facilities).

Maximum height of freestanding outdoor light fixtures. The maximum height of freestanding outdoor light fixtures shall be as follows:

Energy-efficient fixtures required. Outdoor lighting shall utilize energy-efficient fixtures and lamps such as LED, high-pressure sodium, metal halide, low-pressure sodium, hard-wired compact fluorescent, or other lighting technology that is of equal or greater efficiency.

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.

Alternative designs, materials, and installations. The designated approving authority may grant approval of alternatives to this section as part of design review (section 17.16.130).

Permanent outdoor display and sales. If the display and sales are part of the primary use it is permitted by right, subject to the provisions of section 17.60.030(B) (Standards for outdoor display and sales). If not part of the primary use then permanent outdoor display and sales may be permitted with the issuance of a minor use permit (MUP).

Temporary outdoor display and sale. Permitted in form-based zones with the issuance of a temporary use permit (TUP) and subject to the provisions of section 17.60.030(B) (Standards for outdoor display and sales).

Permanent outdoor storage. Permanent outdoor storage is allowed in conjunction with the primary use if approved as part of the original planning entitlement request. New permanent outdoor storage requested in conjunction with an existing use or development shall require issuance of a minor use permit in accordance with chapter 17.16 (Planning Director Decisons).

Temporary outdoor storage. Temporary outdoor storage shall require the issuance of a temporary use permit pursuant to and consistent with the requirements of section 17.16.070 (Temporary use permit). The uses and activities listed below shall be exempt from the requirement for a temporary use permit.

Outdoor dining areas. If not part of the original development permit for the principal use, outdoor seating may be permitted in all zones except for residential zones, subject to approval of a minor use permit as established in section 17.16.100 (Site development review) and any other applicable entitlements (e.g., minor design review). In all cases, permanent outdoor seating shall be consistent with the development standards of this chapter.

General development standards for all activities. The development standards listed below 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:

Requirements for outdoor seating. The following development standards shall apply to all permanent outdoor seating:

A use lawfully operating on a property or within a building/structure or on a property that does not conform with the use regulations or the site development regulations for the district in which the use is located shall be deemed to be a nonconforming use and may be continued to operate, except as otherwise limited in this section.

A building/structure lawfully occupying a site that does not conform with the standards for front yard, side yards, rear yard, height, coverage, distances between structures, and parking facilities for the district in which the structure is located shall be deemed to be a nonconforming structure and may be used and maintained, except as limited provided in this section.

Routine maintenance and repairs may be performed on a nonconforming use or structure.

No nonconforming use shall be enlarged or extended in such a way as to occupy any part of the structure or site or any other structure or site which it did not occupy at the time it became a nonconforming use, or in such a way as to displace any conforming use occupying a structure or site, except as permitted in this section.

No nonconforming structure shall be altered or reconstructed that results in an increase of the discrepancy between existing conditions and the standards for front yard, side yards, rear yard, height of structures, distances between structures, and parking facilities as prescribed in the regulations for the district in which the structure is located except as permitted in this section.

There is no new building/structure proposed beyond any existing building/structure on the property;

The different nonconforming use is not of greater intensity or type resulting in an increase in: traffic, noise, odor, lighting, residential dwelling units, the need for additional parking, and improvements required to ensure compliance with building and fire codes; and

A minor use permit is obtained.

An involuntarily damaged or destroyed nonconforming single-or multi-family dwelling unit may be reconstructed or replaced with a new structure within the same footprint (including pre-existing nonconforming setbacks), height, and number of dwelling units, in compliance with current building and fire code requirements.

If the cost of repairing or replacing the damaged portion of the structure is 50 percent or less of the appraised value of the structure immediately before the damage, the structure may be restored to its nonconforming condition and the nonconforming use continued. The extent of damage or partial destruction shall be based upon the ratio of the estimated cost of restoring the structure to its condition prior to such damage or partial destruction to the estimated cost of duplicating the entire structure, as it existed prior thereto. Estimates for this purpose shall be made by, or shall be reviewed and approved by, the building official and shall be based on the minimum cost of construction in compliance with the building code.

Any reconstruction, restoration, or rebuilding undertaken pursuant to this section shall conform to all of the following:

The reconstruction, restoration, or rebuilding of a single-or multi-family dwelling may be prohibited if it is determined that:

With respect to other development, whenever a structure which does not comply with the standards for front, side, and rear yards; height of structures; distances between structures; and parking facilities as prescribed in the regulations for the zone in which it is located, is destroyed by fire or other calamity, by act of God, or by the public enemy to the extent of 50 percent or less, the structure may be restored and the nonconforming use may be resumed, provided that restoration is started within one year and diligently pursued to completion. When the destruction exceeds 50 percent or the structure is voluntarily razed or is required by law to be razed, the structure shall not be restored except in full conformity with the regulations for the zone in which it is located, and the nonconforming use shall not be resumed.

A nonconforming lot shall only be allowed those uses that are permitted by the underlying zone and such uses shall be subject to all other provisions of this title. For exceptions, see nonconforming uses in section 17.62.030 (Alterations and additions to nonconforming uses and structures).

A nonconforming lot may be developed or improved provided that the nonconforming lot was legally created and the development or improvement and uses conforms to all provisions of the Development Code, including the standards of the applicable zone, with the exception of the nonconforming lot size, dimension or configuration.

Nonconforming lots may be merged and/or reconfigured with conforming or nonconforming lots to create the same or fewer number of lots but which conform more closely to the applicable standards of the underlying zone subject to all other provisions of this title.

New uses and structures.

Modification to existing structures. Whenever an existing building or structure is modified such that it creates an increase of more than ten percent in the number of parking spaces required, additional 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.

Site development review. Modification or improvements to an existing parking lot that impact the parking space layout, configuration, vehicular or pedestrian circulation, emergency vehicle/fire access lanes, number of stalls, or landscape planters shall require a site development review. Plans shall include any proposed traffic calming devices or measures such as speed bumps that will be placed in emergency vehicle/fire access lanes.

Exempt activities. Parking lot improvements listed below shall be considered minor in nature if they do not alter the number or configuration of parking stalls and therefore exempt from plan check requirements located in section 17.16.030 (Plan check/zoning clearance). However, exempt activities listed herein may require other ministerial permits (e.g., building permit, grading permit).

The required parking spaces, loading berths, and parking aisles may not be located on any street right-of-way.

Parking space and drive aisle dimensions.

Parking spaces and aisles shall have a maximum grade of seven percent.

Each parking space and aisle shall have a minimum eight-foot vertical clearance.

Each loading berth and access thereto shall have a minimum 15-foot vertical clearance.

Each parking space and loading berth shall have vehicular access to the street, without passing over other parking spaces, unless as specifically allowed as tandem parking spaces.

Neither a required side yard abutting a street nor a front yard shall be used for off-street parking.

The following number of parking spaces shall be required to serve the uses or buildings listed, as established in Table 17.64.050-1 (Parking Requirements by Land Use). Multiple tenants in a building or on a site or multiple property owners may apply for a minor use permit for shared parking pursuant to section 17.64.060 (Reductions in parking requirements). Otherwise, all uses in a mixed-use project must provide the sum of the requirements for each individual use. Shopping center parking is calculated based on square footage, as established in Table 17.64.050-1 (Parking Requirements by Land Use). In addition, the requirements listed below shall apply.

Uses not listed. Other uses not specifically listed in this section shall furnish parking as required by the designated approving authority in determining the off-street parking requirements. The approving authority shall be guided by the requirements in this section generally and shall determine the minimum number of spaces required to avoid interference with public use of streets and alleys.

Shared parking. In order to encourage efficient use of parking spaces and consistency with best design practices, the total parking requirements for conjunctive uses shall be based on the number of spaces adequate to meet various needs of the individual uses operating during the peak parking period.

Mixed use parking. All mixed-use projects shall include a parking study prepared by a qualified traffic/parking consultant that demonstrates how proposed land uses utilize the parking spaces that are required per section 17.64.050. Parking studies are subject to review and acceptance by the Director of Engineering Services/City Engineer and Planning Director, and an independent peer review consultant.

Off-site parking. Where on-site parking for a new development or use is not feasible or practical, off-premises parking may be provided subject to the standards established in this subsection. All distances specified shall be between the nearest property line of such parking facilities to the nearest property line of the site of the development/use being served.

Other parking reductions. Required parking for any use except a single-family dwelling, accessory dwelling unit, or two-family dwelling may be reduced through approval of a minor exception by the planning director if it is demonstrated that required on-site parking, shared parking, or off-site parking are not possible. Required parking may be reduced with approval of a conditional use permit for all new industrial uses in the Neo-Industrial (NI) and Industrial Employment (IE) Zones.

Industrial use parking—"Land banking."

Purpose. This section provides regulatory standards governing the requirements of parking management plans in the Neo-Industrial (NI) and Industrial Employment (IE) Zones. The purpose of the plan is to minimize traffic, manage on-site circulation, and effectively allocate parking needs for each industrial site.

Applicability. A parking management plan shall be provided as part of a comprehensive effort for establishing employee, guest, truck, and trailer parking in a new industrial development within the Neo-Industrial (NI) and Industrial Employment (IE) Zones and how those spaces are managed.

Parking management plan. A parking management plan shall be processed as a part of the site development review, subject to approval of the planning commission. The plan shall comply with the following:

Number of spaces, design standards. Parking spaces for the disabled shall be provided in compliance with the building code and state and federal law.

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

Compliance with overall parking requirements. The number of disabled accessible parking spaces may be used to fulfill the overall requirement for a development/use.

Upgrading of markings required. If amendments to state or federal law change standards for the marking, striping, and signing of disabled access parking spaces, disabled accessible spaces shall be upgraded in the time and manner required by law.

Surface parking area. All surface parking areas shall have the following improvements:

Driveway location standards. Development projects located at intersections shall be constructed in accordance with appropriate technical requirements as determined by the city.

Driveway size and composition. All residential driveways shall be a minimum of 19 feet in length and shall be paved with concrete, asphalt, grasscrete, or similar material and shall be constructed to appropriate requirements as determined by the city.

Required loading spaces for delivery and distribution. A building, or part thereof, having a floor area of 10,000 square feet or more that is to be occupied by any use requiring the receipt or distribution by vehicles or trucks of material or merchandise must provide at least one off-street loading space, plus one additional such loading space for each additional 40,000 square feet of floor area. The off-street loading space(s) shall be located behind or to the interior side of buildings, and screened from public view. The off-street loading space(s) must be maintained during the existence of the building or use it is required to serve. Truck-maneuvering areas must not encroach into required parking areas, travelways, or street rights-of-way (see Figure 17.64.100-2 (Loading Areas for Delivery)).

Required loading spaces for customers. Customer loading spaces allow bulky merchandise to be loaded into customers' vehicles. For uses that sell bulky items (furniture, appliances, home improvement sales, etc.), at least two customer loading spaces per business establishment or one customer loading space per 40,000 square feet of floor area, whichever is greater shall be provided. Customer loading spaces shall be located adjacent to the building or to an outdoor sales area where bulky merchandise is stored. Customer loading spaces shall be clearly visible from the main building entry. Directional signage visible from the main entry shall direct customers to these areas. Customer loading spaces shall not be located in such a way that they impede on-site traffic circulation, as determined by the Director of Engineering Services/City Engineer or encroach into designated emergency vehicle/fire access lanes as determined by the fire chief (see Figure 17.64.100-1 (Customer Loading Areas)).

Required loading spaces for industrial uses. All industrial uses shall provide a minimum of one loading space per proposed loading bay. For every ten loading bays proposed, a minimum of one on-site truck queuing space must be provided. Each on-site truck queuing space shall be a minimum of nine feet in width and 65 feet in length and shall be included on the circulation management plan if required by the approving authority. The truck queuing spaces shall be grouped together in a designated area with clear access to loading bays. The entrance gate to all industrial buildings shall be a minimum of 135 feet from the public right-of-way. Loading spaces shall be located behind or to the interior side of industrial buildings and be screened from public view. Alternative queuing standards less than the minimum required may be considered by the approving authority with a master plan and the development of an approved parking management plan.

Requirements for off-street loading spaces.

Applicability. Bicycle parking shall be provided for all new development, additions of ten percent or more of the floor area of existing buildings, and changes in land use classification. Single-family homes, duplexes, and multi-family dwellings of less than four units are exempt.

Number of required bicycle parking spaces.

Bicycle lockers. Where required bicycle parking is provided in lockers, the lockers must be securely anchored.

Bicycle racks. Required bicycle parking may be provided in floor, wall, or ceiling racks. Where required bicycle parking is provided with racks, the racks must meet the following requirements:

Special requirements for long-term bicycle parking. Mixed-use and high-density residential development have special long-term bicycle parking needs. As such, required spaces for such uses shall be designed and located to maximize security in one or more of the following locations/ways:

Parking and maneuvering areas. Each required bicycle parking space must be accessible without moving another bicycle. There must be an aisle at least five feet wide adjacent to all required bicycle parking to allow room for bicycle maneuvering. Where the bicycle parking is adjacent to a sidewalk, the maneuvering area may extend into the right-of-way. The area devoted to bicycle parking must be hard surfaced.

Visibility. If required bicycle parking is not visible from the street or main building entrance, a sign must be posted at the main building entrance indicating the location of the bicycle parking.

Purpose. In response to the growing demand for electric vehicles (EVs), the charging/support facilities they require, and their contribution to emissions reduction in support of state law, EV charging infrastructure shall be incorporated into all new developments.

Applicability. EV charging stations (or conduits and wiring for them) shall be required in all new multifamily residential, commercial, mixed use, office, and industrial developments.

For the purposes of this section:

Designated spaces. Outdoor charging of electric vehicles shall only occur in designated electric vehicle spaces, according to the following:

Electric vehicles in single-family residential zones.

Electric vehicles for multifamily uses. 15 percent of parking spaces shall be EV ready and an additional five percent shall be EV Installed.

Electric vehicles for office uses. A minimum of 10 percent of parking spaces shall be EV ready and an additional five percent shall be EV installed.

Electric vehicles in industrial zones.

New commercial or industrial developments where heavy-duty diesel trucks idle on-site shall install electric truck hook-ups in docks, bays, and parking areas.

Within a nonresidential zone that is adjacent to a nonresidential zone: 300 feet from where the building, activity, and/or use is located;

Within a nonresidential zone that is adjacent to a residential zone: 300 feet from the property line of the property where the building, activity and/or use is located; and

Within a residential zone that is adjacent to a residential zone: at the property line.

Reporting requirements. All businesses required by state law (Health and Safety Code § 6.95) to prepare hazardous materials release response plans and hazardous materials inventory statements shall, upon request, submit copies of these plans, including any revisions, to the fire district.

Underground storage. Underground storage of hazardous materials shall comply with all applicable requirements of state law (including, but not limited to, Health and Safety Code § 6.7). Businesses that use underground storage tanks shall comply with the following procedures:

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

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

Notification required. A subdivider of a development within 500 feet of a pipeline shall notify a new/potential owner before the time of purchase and the close of escrow of the location, size, and type of pipeline.

Location requirements. Properties that store, generate, or dispose of hazardous materials shall locate these operations as far as possible from areas of neighboring properties where people congregate.

Purpose. In order to control unnecessary, excessive, and annoying noise and vibration in the city, it is hereby declared to be the policy of the city to prohibit such noise generated from or by all sources as specified in this section. The provisions apply within all jurisdictions within all zones. Provisions apply based on the designated noise zones:

Decibel measurement criteria. Any decibel measurement made pursuant to the provisions of this section shall be based on a reference sound pressure of 20 micropascals as measured with a sound level meter using the A-weighted network (scale) at slow response.

Exterior noise standards.

Special exclusions. The following activities shall be exempted from the provisions of this section:

Schools, churches, libraries, health care institutions. It shall be unlawful for any person to create any noise which causes the noise level at any school, hospital or similar health care institution, church, or library while the same is in use, to exceed the noise standards specified in this section and prescribed for the assigned noise zone in which the school, hospital, church, or library is located.

Residential noise standards.

Commercial and office noise provisions. All operations and businesses shall be conducted to comply with the following standards:

Industrial noise provision included in Table 17.66.110-1 (Industrial Performance Standards).

Sources of odorous emissions, particulate matter, and air containment standards shall comply with the rules and regulations of the air pollution control district and the state Health and Safety Code.

Noxious odorous emissions in a manner or quantity that is detrimental to or endanger the public health, safety, comfort, or welfare is declared to be a public nuisance and unlawful, and shall be modified to prevent further emissions release, except for agricultural operations in compliance with this title. No emission of odors shall be permitted in such quantities as to be readily detectable when diluted in the ratio of one volume of odorous air to four volumes of clean air at the property line as specified in section 17.66.030 (Points of Measurement) of this chapter. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system, so that control will be maintained if the primary safeguard system should fail.

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

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

No vibration shall be produced that is transmitted through the ground and is discernible without the aid of instruments at the points of measurement specified in section 17.66.030 (Points of Measurement) of this chapter, nor shall any vibration produced exceed 0.002g peak at up to 50 CPS frequency, measured at the point of measurement specified in section 17.66.030 (Points of Measurement) of this chapter using either seismic or electronic vibration measuring equipment. Vibrations occurring at higher than 50 CPS frequency of a periodic vibration shall not induce accelerations exceeding 0.001g. Single-impulse periodic vibrations occurring at an average interval greater than five minutes shall not induce accelerations exceeding 0.01g.

New development shall not cause vibration of more than 85 VdB within 200 feet of an existing structure.

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

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

Vibrations from temporary construction/demolition and vehicles that leave the subject parcel (e.g., trucks, trains, and aircraft) are exempt from the provisions of this section.

Class A performance standards. The most restrictive of the performance standards to ensure a high-quality working environment and available sites for industrial and business firms whose functional and economic needs require protection from the adverse effects of noise, odors, vibration, glare, or high-intensity illumination, and other nuisances.

Class B performance standards. These standards are intended to enable a complementary mix of uses and provide for a limited range of industrial activity while assuring a basic level environmental protection. It is the intent of the standards of this section to provide for uses whose operational needs may produce noise, vibration, particulate matter and air contaminants, odors, or humidity, heat, and glare which cannot be mitigated sufficiently to meet the Class A standards. The standards are so designed to protect uses on adjoining sites from effects which could adversely affect their functional and economic viability.

Class C performance standards. It is the intent of the standards of this section to make allowances for industrial uses whose associated processes produce noise, particulate matter and air contaminants, vibration, odor, humidity, heat, glare, or high-intensity illumination which would adversely affect the functional and economic viability of other uses. The standards, when combined with standards imposed by other governmental agencies, serve to provide basic health and safety protection for persons employed within or visiting the area.

Vehicle parking shall be within the enclosed garage, carport, or other required or authorized off-street asphalt or concrete paved parking area.

All parking areas within public view from the street, public right-of-way, or adjacent properties shall be paved with a permanent paving material. Such area shall be maintained in a usable condition free of potholes and broken sections sufficient to prevent mud and/or dust, without accumulation of loose material or other deterioration. Oil stains and grease should be cleaned from paved areas immediately to prevent discharge entering the storm drain system.

Vehicles may be stored for extended periods in the side, corner-side or rear yard, provided that:

Vehicle parking within side and rear yard areas shall be limited to five percent of the total lot area or 500 square feet, whichever is greater, unless constructed pursuant to an approved site plan review.

Vehicles parked within public view in required or authorized parking areas within the front yard, corner side yard, or side yard shall be parked or left standing for temporary periods of time not to exceed five consecutive days.

"Vehicles" as used in this section shall include, but not be limited to, commercial vehicles, automobiles, trucks, trailers, motor trucks, semi-trailers, motorcycles, mopeds, campers, mounted shells, boats, or other large portable recreational and commercial equipment.

No vehicle which exceeds a curb weight of 7,000 pounds or exceeds a width of 80 inches, or exceeds a height of seven feet, or exceeds a length of 25 feet shall be parked on a residential lot unless:

No specialized work-related vehicle (e.g., tow truck, stake bed trucks); and no specialized work-related portable equipment (e.g., cement mixers, trailers) shall be parked on any portion of a residential lot unless it is actively involved with the performance of a service to the property where the vehicle is parked.

No trailer, semi-trailer, boat, or portable recreational equipment (e.g., jet skis or snowmobiles) shall be parked or stored within the front yard, corner side yard, or side yard abutting a street unless:

Servicing, repairing, assembling, disassembling, wrecking, modifying, restoring, or otherwise working on any of the above conveyances shall be prohibited unless conducted within a garage or accessory building or in a paved area screened from view from the street and adjoining lots by a legally located fence, wall, or equivalent screening. This type of activity shall be noncommercial in nature (e.g., no home garage "repair shops").

Storing, placing, or parking any of the above conveyances, or any part thereof, which is disabled, unlicensed, unregistered, inoperative, or from which an essential or legally required operating part is removed, shall be prohibited unless conducted with a garage or accessory building or in an area screened from view from the street and adjoining lots by a legally located view obscuring fence or wall.

Withstanding the provisions of subsections (A) and (B) above, emergency or minor repairs and short-term or temporary parking of any of the above conveyances when owned by a person residing on the lot may be conducted for an aggregate period of up to 24 hours in any continuous period of 48 hours exclusive of the screening requirements.

For the purpose of this section, references to types of conveyances shall have the same meaning as defined in the vehicle code of the state, where such definitions are available.

Buildings and structures.

Landscaping, trees, shrubs, groundcover, and irrigation systems.

Parking areas, walkways, and open space.

Trash enclosures and refuse containers.

Graffiti shall be removed within 72 hours.

Recreational facilities, common use areas, amenities, and other site improvements shall be maintained in a usable condition free from deterioration.

Lighting shall be maintained in a usable condition free from deterioration.

Conditions of approval for a project, imposed in conjunction with the development/design review process, which set forth requirements for the development of the site, shall also be subject to ongoing maintenance requirements.

Recreational vehicles defined. For the purposes of this section, "recreational vehicles" shall mean a vehicle towed or self-propelled on its own chassis or attached to the chassis of another vehicle with provisions for sleeping, cooking and/or sanitation designed or used for temporary dwelling, recreational, or sporting purposes. Examples include, but shall not be limited to, motor home, converted trucks or buses, travel trailer, fifth wheel, toy hauler, mounted camper, camping trailer, or similar equipment provided that such vehicles are not commercial vehicles or used for commercial purposes.

Parking limitation. Recreational vehicle parking shall only be permitted within an enclosed garage, carport, or a similar structure, or if outdoors, in an authorized off-street paved parking area. All other parking or storage shall be prohibited.

Authorized parking areas. Authorized outdoor parking areas shall be limited to the locations and conditions described below.

Portable recreational equipment. Authorized parking areas for portable recreational equipment shall be limited to the locations and conditions described below:

Parking area maintenance. All parking areas within public view from the street, public right-of-way, or adjacent properties shall be surfaced with a permanent paving material. Such areas shall be maintained in good usable condition, free of potholes and broken sections to prevent the accumulation of mud, dust, and weeds, and shall be kept free of debris, dirt, and other loose materials. RV parking are-as shall be kept free of contaminant discharge (oil stains and grease) and any discharge should be cleaned from paved areas immediately to prevent discharge entering the storm drain system.

Occupancy prohibited. Recreational vehicles shall not be used for the purpose of temporary or permanent living, including, but not limited to, sleeping, cooking, bathing, occupying as a dwelling, or any stay within the vehicle not directly related to its driving except in a designated public campground or other licensed private camping facility, or in conjunction with an active construction site with a temporary use permit.

Storage and/or disposal of any materials and equipment within the local feeder trail is not permitted.

Trail surface and proper grade shall be continuously maintained for safety and access, including removal of excessive size rocks, filling of potholes, removal of weeds, and refilling of ruts caused by erosion or other disturbances. The trail surface shall be continuously maintained with surfacing material consistent with city standards.

Construction of any structure within or across the trail easement, including buildings, walls and fences, gates, planters, sidewalks, drive approaches or similar structures, or installation of any vegetation or irrigation system or device or obstacles of any kind, is not permitted.

Vegetation shall be maintained to prevent it from physically obstructing a trail and the use of it.

Fences and gates between the trail and remainder of the property shall be kept in good repair at all times. This shall not preclude the property owner from replacing a damaged fence/wall with a new fence/wall.

Drainage swales, curb and gutter, or similar drainage structures shall be kept clean and free of debris, trash, soil, vegetation, or other material in a manner that permits proper drainage.

A continuous path which connects the primary entrances of the structure(s) on the site.

Clear and continuous paths from every primary building entrance to all transit stops and crosswalks directly adjoining the site.

A clear and continuous path that connects the main pedestrian access point to the site with the main entrance of the primary use structure on site.

Pedestrian pathways from the building to adjacent streets at a ratio of one for each vehicle entrance on site. For example, if there are two driveways into the site, two sidewalk entries that connect to the building's primary entrance are required. Entrances designed primarily for service and delivery vehicles are not included in this ratio.

Drive aisles leading to main entrances with a walking path on at least one side.

Connectivity to adjoining property, including special pedestrian paths/connections between adjoining lots where those uses are compatible.

Perimeter pathways around each building in nonresidential districts, with the following requirements:

Pedestrian connections required through 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.

Pedestrian connections required through parking areas, as follows:

Local feeder trail easements for equestrian purposes are to provide access to the rear of all lots.

All local feeder trails shall be maintained by the property owner in a safe and passable manner that does not detract from the use or appearance of the trail and in a manner consistent with chapter 17.68 (Property Maintenance).

See chapter 17.48 (Fences, Walls and Screening) for fence and gate standards related to equestrian trails.

Signs erected by the city or another governmental unit.

Signs allowable under sections 17.72.040 (Personally Attended Signs), 17.72.050 (Street Banner Program), 17.72.060 (Community Directional Wayfinding Signs), 17.72.070 (Posted Signs in Public Streets) and 17.72.080 (Commercial Signs Posted in the Public Rights-of-Way) of this chapter.

The signs must be personally held by a person or personally attended by one or more persons. "Personally attended" means that a person is physically present within five feet of the sign at all times.

The signs may be displayed only during the time period of sunrise to sunset, except on occasions when the city council and/or the planning commission are holding public hearings or meetings; on such occasions, the display period is extended to 30 minutes after such meeting is officially adjourned.

The maximum aggregate size of all signs held or personally attended by a single person is 12 square feet. For purposes of this rule, apparel and other aspects of personal appearance do not count toward the maximum aggregate sign area.

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

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

In order to serve the city's interests in traffic flow and safety, persons displaying signs under this section may not stand in any vehicular traffic lane or in a traffic median when a roadway is open for use by vehicles, and persons displaying signs on public sidewalks must give at least five feet width clearance for pedestrians to pass by. Persons holding signs may not obstruct the extended line of the "clear visibility triangle," as defined in chapter 17.140 (Universal Definitions) and depicted in Figure 17.72.070-1.

Signs shall be freestanding and not affixed to any existing structure, including, but not limited to, poles, posts, permitted signs, or utility boxes.

Signs shall not obstruct any existing, permitted, permanent sign.

Signs shall not exceed nine square feet in total area. The sign's height shall not exceed 36 inches above the ground.

Signs shall not create a traffic or pedestrian hazard. In addition, any sign placed in a traffic median, roadway intersection, driveway, or in the extended line of the "clear visibility triangle," as defined in chapter 17.140 and depicted in Figure 17.72.070-1, shall be considered hazardous and are prohibited.

Signs are prohibited on right-of-way immediately adjacent to city property, including, but not limited to, parks, community centers, city facilities or unimproved parcels.

No more than one sign containing two display faces is permitted on each side of a public street on each city block. For purposes of this section, a city block shall be the street frontage located between roadway intersections, dead ends, cul-de-sacs, or a turn in the roadway alignment of 45 degrees or more.

Signs which have become worn, faded, weathered, torn or dilapidated in any way shall be repaired or removed immediately by the owner or responsible party.

Signs posted in the same location continuously for longer than 24 hours shall be limited to two periods of display per calendar year, provided that they may be posted for a maximum of 60 days at any one time and at least 60 days shall separate the conclusion of the first 60-day term and the beginning of the second 60-day term. Each sign shall be marked with the date the sign was posted.

Signs posted on a daily basis shall be displayed for no more than 12 hours in each 24 hour period. Such signs shall be displayed for no more than 90 days per calendar year, whether consecutive or intermittent days.

Signs advertising or promoting a particular event, including commercial and non-profit events and elections, shall be promptly removed no later than 48 hours after the event's conclusion or, in the event it is cancelled, its cancellation. Signs that have not been removed within the required period shall be subject to immediate abatement by the city.

Commercial signs shall conform to all provisions in section 17.72.070 for size, manner and placement.

A commercial entity with a permanent location and permitted, permanent sign shall not post any temporary commercial signs in the right-of-way within 200 feet of the perimeter of the parcel or structure, including a master-planned, contiguous shopping center, whichever is furthest, where the business is located.

No more than 12 signs, each containing no more than two display faces, shall be posted at any one time for each business. In the case of multiple business entities occupying the same premises, each separate business entity shall be permitted up to 12 such signs. In the case of a single business entity occupying multiple locations, the business entity shall be permitted up to 12 signs for each business location.

Commercial signs that either falsely advertise a commercial event that is not occurring or advertise any illegal activity are prohibited.

Any sign found in violation of this chapter may be summarily removed by the city as a trespass and a public nuisance. If the sign includes contact information for the sign's owner, then the city will make reasonable effort to contact the owner with information on how and where to retrieve collected signs. Signs shall be held by the city for collection by the owner for a period of 30 days. Any signs not collected by the owner after 30 days shall be disposed of by the city.

The city shall not be responsible nor make restitution for any sign posted in violation of this chapter, whether or not the sign is removed by city staff.

The person or organization responsible for placing a sign in the right-of-way or city property shall assume all liability for damages to the sign or caused by the installation or display of the sign.

Promote an economically stable and visually attractive community.

Promote signs and graphics that are attractive, pleasing, and harmonized with the physical character of the environment and surrounding properties, while serving the identifying needs of the business community.

Prevent an inadvertent favoring of commercial speech over noncommercial speech, or favoring of any particular noncommercial message over any other noncommercial message.

Promote traffic safety and the smooth and efficient flow of pedestrians and vehicles to their destinations.

Direct persons to various activities and enterprises, in order to provide for maximum public convenience.

Regulatory interpretations. The requirements of this chapter shall not be interpreted to nullify any easements, covenants, or other private agreements that provide for more restrictive sign regulations than are required by this chapter.

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

Message substitution. Subject to the property owner's consent, a noncommercial message of any type may be substituted in whole or in part for the message displayed on any sign for which the sign structure or mounting device is authorized pursuant to this chapter, without consideration of message content. A sign permit will be required. The purpose of this requirement is to prevent any inadvertent favoring of commercial speech over noncommercial speech, or favoring of any particular noncommercial message over any other noncommercial message. In addition, any on-site commercial message may be substituted, in whole or in part, for any other on-site commercial message, provided that the sign structure or mounting device is authorized pursuant to this chapter, without consideration of message content. This requirement does not create a right to increase the total amount of signage on a parcel, lot, or land; does not affect the requirement that a sign structure or mounting device be properly permitted; does not allow a change in the physical structure of a sign or its mounting device; and does not allow for the substitution of an off-site commercial message in the place of an on-site commercial or noncommercial message.

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

General prohibition. Permanent signs not expressly permitted by this chapter are prohibited.

Permit required. The following permits or entitlements shall be required for signs:

Review procedures.

Exempt signs without limitations. The following signs are exempt from sign permit and city review requirements:

Exempt signs with limitations. The following signs are exempt from sign permit and city review, provided that they meet the size, height, duration, and/or maximum number limitations listed:

Any sign not specifically in accordance with the requirements of this chapter.

Roof signs or signs placed above the roofline.

Flashing signs.

Pennants, banners, and flags displaying a commercial message unless allowed through a temporary sign permit.

Signs which are mobile, rotate, or move.

Signs held by hand or personally attended to displaying a commercial message. See section 17.74.040(B)(6) for types of signs that are allowed and section 17.72.050 (Street Banner Program) for signs on public property.

Signs which block a pedestrian path of travel.

Off-site commercial signs, except as provided in section 17.74.100 (Allowed Off-Site Signage).

Signs placed on the public right-of-way or affixed to an element or structure on the public right-of-way, or located on a publicly owned tree, fence, or utility pole or otherwise posted on public property, except where required by a governmental agency; or signs on private property affixed to a fence; or signs affixed to a tree, shrub, rock, or other natural object on private property.

Inflatable balloon signs, including, but not limited to, individual balloons, balloon strings, and other inflatable objects made of a flexible material and inflated so as to be lighter than air. This category also includes air-activated or air-blown signs and "air dancer" signs.

Neon signs with exposed tubing and neon signs except as otherwise permitted for property zoned for commercial use or mixed use, and as part of exempt window signage.

Painted signs, such as signs painted upon a fence, excluding murals as exempted pursuant to section 17.74.110.

Signs affixed to vehicles or trailers that advertise or promote a business that are the primary purpose of the vehicle (e.g., rolling billboard). This prohibition does not apply to signs permanently affixed to the side of a business or commercial vehicle (e.g., vehicle wraps on a delivery or service vehicle) or to signs required by state or federal law (e.g., contractor's license number) as exempted in the definition of a sign.

Signs attached to light standards unless part of a sign program or street banner program.

Signs affixed to a structure or property not owned by the person installing the signs without the written consent of an owner.

Signs that are dilapidated, abandoned, or in disrepair or dangerous condition.

Sign area measurement procedures. Sign area shall be computed by including the entire area within a single, continuous, rectilinear perimeter of not more than eight straight lines, or a circle or an ellipse, enclosing the extreme limits of the writing, representation, emblem, or other display, together with any material or color forming an integral part of the background of the display or used to differentiate the sign from the backdrop of structure against which it is placed, but not including any supporting framework or bracing that is clearly incidental to the display itself. Backing plates shall count as part of the sign area unless they are transparent. In the case of two-sided, multi-sided, or three-dimensional signs, the area shall be computed as including the maximum single display surface which is visible from any ground position at one time. See Figure 17.74.060-1 (Sign Area Measure).

Sign height measurement. Sign height shall be measured as the greatest vertical distance measured from the grade at the point the sign supports intersect the ground and any accompanying architectural features of the sign. However, if the sign is constructed upon an artificial berm, the height of the signs, as measured from the toe of slope or berm, shall not exceed 150 percent of the maximum height allowed by this title.

Construction requirements. Every sign and all parts, portions, and materials thereof shall be manufactured, assembled, and erected in compliance with all applicable state, federal, and city laws and regulations, including the locally adopted building code. All signs shall comply with the following criteria:

Clearance from public utility facilities. The person erecting a sign and the owner of the premises shall maintain any legally required clearance from communications and electric facilities. A sign may not be constructed, erected, installed, maintained, or repaired in any manner that conflicts with a rule, regulation, or order of the state public utilities commission pertaining to the construction, operation, and maintenance of public utilities facilities.

Interference with motorist field of vision.

Sign siting.

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

Sign removal or replacement. When a sign is removed or replaced, all brackets, poles, and other structural elements that support the sign shall also be removed. Affected building surfaces shall be restored to match the adjacent portion of the structure. This requirement does not apply to routine maintenance.

General sign development and design requirements. The following general design requirements shall apply to permanent on-site signs.

Development and design standards for specific sign types. In addition to the general sign design requirements in subsection A above, the following requirements shall apply to the specific sign types: