Except as hereinafter provided, no building or structure shall be hereafter erected or located on a lot unless such building, structure or enlargement conforms with the area regulations of the district in which it is located:

   A.   No parcel of land held under separate ownership at the time of the effective date hereof may be reduced in any manner below the minimum standards established by such ordinance for the district within which the lot is located.

   B.   No lot area may be so reduced or diminished that the yards or other open spaces will be smaller than prescribed by this title, nor may the occupancy be increased in any manner except in conformity with the regulations herein established.

   C.   No required yard or other open space around an existing building, or which is hereafter provided around any building for the purpose of complying with the provisions of this title, may be considered as providing a yard or open space for any other building, nor may any yard or other required open space on an adjoining lot be considered as providing a yard or open space on a lot whereon a building is to be erected.

   D.   No parking area, parking space or loading space which is provided for the purpose of complying with the provisions of this title shall thereafter be relinquished or reduced in any manner below the requirements established in this title, unless equivalent facilities are provided elsewhere, the location of which is approved by the commission. (Ord. 1000 § 35.00, 1955)

Where uncertainty exists as to the boundaries of any district, as shown on the land use zoning map, the following shall apply:

   A.   Street, Alley Or Lot Lines: Where indicated, district boundaries are approximately street, alley or lot lines, such lines are determined to be the boundaries of the district. Otherwise, the boundaries shall be determined by the dimensions shown on the land use zoning map. In the absence of a dimension, the boundary shall be determined by use of the scale shown on the map.

   B.   Rights Of Way Or Watercourses: A street, alley, railroad or railway right of way, watercourse, channel or body of water, included on the zoning map, shall, unless otherwise indicated, be included within the zone of adjoining property on either side thereof, and where such street, alley, right of way, watercourse, channel or body of water serves as a boundary between two (2) or more different zoning districts, a line midway in such street, alley, right of way, etc., extending in the general direction of the long dimension thereof shall be considered the boundary between zoning districts.

   C.   Uncertainties: Where uncertainties exist, the commission shall, by written decision, determine the location of the district boundary or building setback line.

   D.   Vacations: In the event that a vacated street, alley, right of way or easement was the boundary between two (2) districts, the new zoning district boundaries shall be at the new property line. (Ord. 1000 § 36.00, 1955)

   A.   The front yard requirements for the various districts shall determine the minimum and maximum building setback from the front property lines.

   B.   In each block in the R-A, R-E, R-S, R-1, R-1-D, R-2 and R-3 residential districts, where fifty percent (50%) or more of the frontage on a side of a given street is already built up, the average distance from the main building front to the property line of existing buildings shall be determined to be the setback line, provided, however, that in no case shall this distance be less than fifteen feet (15').

   C.   In no case shall main buildings in a residential district be set back further than forty feet (40') from any front property line, unless provision is made for a future street or street widening, alleys, or alley widening; in which case, the distance shall be not more than forty feet (40') from the future property line as determined by the commission. Deed restrictions existing on the effective date, if requiring a greater setback than forty feet (40'), shall take precedence over this section. This maximum forty foot (40') building setback line is waived for properties located in zones A-1, A-2, R-A and R-E.

   D.   On key lots, the minimum front yard shall be the average of the front yard for the adjoining interior lot and the side yard required for the reversed corner lot. When buildings on the adjoining interior lot may be closer to the property line than the distance prescribed for such front yard by this title, the location of the existing building shall determine the front yard on such interior lot, but in no case may the key lot front yard be less than fifteen feet (15').

   E.   On corner lots, in residential districts, side yards abutting the street shall be not less than the required front yard for lots in the district in which the lot is located, and in no case, not less than fifteen feet (15'). Private garages located in the side yard on the side street shall be located at least twenty feet (20') from the property line on the side street.

   F.   On a reversed corner lot, the side yard abutting the side street shall be not less than the distance required for a front yard on the interior lots on the side street, provided, however, that the yard shall be not less than fifteen feet (15'). Private garages located in the side yard within fifty feet (50') of the key lot shall be set back the same distance from the side lot line of the reversed corner lot as the front yard for the key lot to its rear.

   G.   Where property has a slope of more than ten percent (10%), the maximum front yard requirement of this title is waived. (Ord. 1000 § 37.00, 1955)

   A.   In measuring a front yard or side yard adjoining a street, it shall be the perpendicular distance between the street and a line through the corner or face of the building closest to and drawn parallel with the street, excluding any architectural features permitted in section 18.152.070 of this title.

   B.   If any future right of way line has been established by provisions of a specific ordinance, or by the general plan, then the measurement of the yard shall be made from the future right of way line, or future property line so defined. (Ord. 1000 § 38.00(A), 1955)

Where building sites are graded into generally horizontal planes, and where the difference in elevation between contiguous building sites is greater than three feet (3'), the required side yard at the toe of the slope shall be increased by one foot (1') for each foot, or portion thereof, over three feet (3') of elevation differential. In no case may any building or structure be closer than three feet (3') from the toe of the slope in such side yard, so as to provide for drainage away from the building. (Ord. 1000 § 38.00(B), 1955)

   A.   Purpose: The purpose of these provisions is to provide for flexibility in the location and arrangement of homes in smaller lot subdivisions in order to permit a greater variety in the design of such homes. The "buildable area", within the context of this section is defined as the lot area within the standard setbacks of the zone.

   B.   Variation: The side and rear yard requirements may be varied in accordance with the following provisions:

      1.   Side Yards: Structures may be placed along one side property line for up to sixty five percent (65%) of the lot depth, provided that the opposite side yard is not less in width than the combined side yard requirement for the zone. For corner lots, one side yard shall be considered a rear yard; however, the combined side and rear yard for corner lots need not exceed twenty five feet (25'). The distance from structures on adjacent lots shall be not less than ten feet (10'). Where structures have zero side yards, appropriate easements for painting and maintenance shall be provided on the adjacent lot. No zero side yards may be located along property lines abutting land not a part of the subdivision. No window or door openings are permitted on the zero setback line.

      2.   Rear Yards: A portion of the main building or attached garage up to thirty feet (30') in width may project into the required rear yard area to within ten feet (10') of the rear property line, provided that there is a corresponding reduction in the buildable area which is equal to the area of the projection.

   C.   Recording Of Setback Lines And Easements Required:

      1.   All setback lines shall be approved by the director of planning, and designated on the final recorded tract map.

      2.   All required easements and covenants necessary to provide appropriate access for adjacent properties shall be filed with the final tract map and be recorded as a part thereof. (Ord. 1000 § 38.00(C), 1955)

   A.   The planting, cultivating and maintenance of agricultural groves is a permitted use in any zone district; however, such groves shall be maintained in a healthy, live condition in accordance with customary agricultural practices. Failure to maintain any agricultural grove in such manner that the trees are kept alive shall be cause for the city to require abatement of the condition by the removal of any and all dead trees, and to enforce such requirement, as provided in this title.

   B.   For the purpose of this section, ten (10) or more trees shall be considered an "agricultural grove". (Ord. 1000 § 46.30, 1955)