Redondo Beach City Zoning Code
Article
3 General Regulations
§ 10-2.1500 Accessory structures in residential zones.
(a)
Setbacks between accessory buildings and dwelling unit(s) on a site. Accessory buildings shall be detached from dwelling unit(s) and other accessory buildings on site with a minimum separation of five feet between the columns and/or walls supporting the buildings. An accessory structure that is not enclosed does not require the five foot separation. This subsection shall not be applicable to the R-MHP mobile home park zone.
(b)
Stories. No accessory building shall exceed one story in height.
(c)
Accessory structures occupying a rear setback. Accessory structures occupying any portion of a required rear setback in any residential zone shall be subject to the following standards:
(1)
Height. No accessory structure shall exceed 15 feet in height. The perimeter walls shall not exceed 10 feet in height as measured from existing grade to the point of intersection with the top of the plate. A parapet may not extend more than three feet above the top of plate.
(2)
Floor area. No accessory structure or combination of accessory structures, any portion of which is located in the required rear setback, shall exceed 800 square feet in gross floor area.
(3)
Side setbacks. The total side setback, measured from each side property line to the wall of the structure, shall equal not less than 10 feet. Further, if any portion of the accessory structure is located forward of the rear 23 feet of the lot, or if the structure is habitable, a minimum side setback of five feet shall be required on each side of the structure.
a.
Property abutting alleys. Notwithstanding the foregoing, no side setback shall be required for a nonhabitable accessory structure if no portion of the accessory structure is located forward of a line drawn parallel to and 45 feet from the property line abutting the opposite side of the alley (see illustration below).
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b.
Corner lots. Notwithstanding the foregoing, there shall be a minimum five foot exterior side setback for an accessory structure located in the required rear setback of a corner lot.
c.
Reverse corner lots. There shall be a minimum exterior side setback equal to the required front setback of the adjoining key lot (see illustration below).
(4)
Rear setbacks. No rear setback is required, except as follows:
a.
Habitable structure. A habitable structure shall have a minimum rear setback of five feet.
b.
Garage facing an alley. A garage having its opening facing an alley shall be located a minimum of 25 feet from the opposite side of the alley right-of-way line.
c.
Reverse corner lots. There shall be a minimum five foot rear setback (see illustration below).
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(d)
One story garage occupying a required front setback. A private garage in a residential zone, whether attached or detached, which is accessory to a single-family dwelling may be permitted to occupy the required front setback of a lot when such lot has an elevation of four feet or more above or below the street elevation within 30 feet of the street-abutting property line, and only if a Modification is obtained pursuant to Section 10-2.2508 and the project conforms to the following development standards:
(1)
No portion of the private garage shall occupy any required side setback or be less than five feet from the front lot line.
(2)
The maximum width of the private garage shall not exceed 23 feet.
(3)
There shall be private interior access to the garage from the dwelling, where feasible.
(4)
The garage door shall be a roll-up type operated by an automatic garage door opener.
(5)
The height of the private garage shall not exceed one story, nor shall the top of the plate (ceiling line) of the garage exceed 10 feet in height above the finished floor of the garage and 11 feet above the sidewalk elevation.
(6)
Any permitted deck shall have a safety railing of not more than 42 inches in height along the perimeter of such deck.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 2, Ord. 3252 c.s., eff. March 23, 2023)
§ 10-2.1502 Setbacks between dwelling units on the same lot in residential zones.
The minimum setback between detached dwelling units on the same lot or building site shall not be less than 20 feet. For the purposes of this section, dwelling units shall be deemed attached if the abutting units share a common wall for a minimum distance of 10 feet. This section shall not be applicable to the R-MHP Mobile Home Park zone.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1504 Establishing finished grade in residential zones.
(a)
Street-facing building elevations. Except where permitted garages, driveways, and walkways occur, the finished grade shall be no less than existing grade or two feet below the level of the finished first floor, whichever is lower, in the setback along all building elevations facing a public street.
(b)
Side and rear elevations. The finished grade shall be no more than 30 inches above existing grade in side setbacks and rear setbacks.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1506 Accessory dwelling units in single-family and multi-family residential zones.
Accessory dwelling units and junior accessory dwelling units shall be permitted uses in areas zoned to allow single-family or multi-family dwelling residential use on lots that contain a proposed or existing single-family or an existing multi-family dwelling, provided that the unit, complies with this section.
An accessory dwelling unit or junior accessory dwelling unit that conforms to the requirements of this section shall not be considered to exceed the allowable density for the lot upon which it is located and shall be deemed to be a residential use that is consistent with the existing General Plan and zoning designations for the lot. In addition, accessory dwelling units shall comply with the following standards:
(a)
Review and approval.
(1)
Ministerial approval. A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding any local ordinance regulating the issuance of variances or special use permits.
(2)
Building permit. Accessory dwelling units and junior accessory dwelling units require a building permit issued in conformance with all building codes and this section. This section shall not validate any existing accessory dwelling unit or junior accessory dwelling unit constructed without the benefit of City-issued permits.
(3)
Approval period.
a.
If there is an existing single-family or multi-family dwelling on the lot, the Community Development Director and Chief Building Official shall approve or deny all required permits for accessory dwelling units or junior accessory dwelling units within 60 days after receipt of a complete and Code compliant application.
b.
If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the applicant is encouraged to submit the accessory dwelling unit and other proposal(s) for combined review by the Community Development Director and Chief Building Official. If the applicant makes this election, the applicant voluntarily forgoes the streamlining procedures of subsection (b). If the applicant does not elect combined review and the application for the accessory dwelling unit complies with the streamlining procedure of subsection (b), the Community Development Director and Chief Building Official will apply the streamlining procedure of subsection (b) to the application, including the 60-day time period to approve or deny a complete and code compliant application.
c.
If the applicant requests a delay of the City's action on the application for an accessory dwelling unit, the 60-day time period shall be tolled for the period of the delay.
d.
For either option in paragraphs b or c, the certificate of occupancy for the accessory dwelling unit shall not be issued before the certificate of occupancy for the primary dwelling unit.
e.
The City may charge a fee to reimburse it for costs incurred to implement the approval process in paragraphs b and c, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit.
(4)
Noncompliant proposals. If the requirements of this section are not met, the proposed accessory dwelling unit or junior accessory dwelling unit cannot be approved under this section. Notwithstanding the foregoing, applicants may seek approval of the unit, addition, or renovation under the City's generally applicable standards and procedures, including a variance under Section 10-2.2510.
(5)
Conversion of existing residence. An existing residence may be converted to an accessory dwelling unit in conjunction with development of a new primary dwelling unit, so long as the primary dwelling unit meets required development standards.
(6)
Existing accessory dwelling unit. An existing accessory dwelling unit or junior accessory dwelling unit may be enlarged or modified only in accordance with the requirements of this section.
(7)
Density. To the extent required by California Government Code Section 65852.2, an accessory dwelling unit or junior accessory dwelling unit built in conformance with this section does not count toward the allowed density for the lot upon which the accessory dwelling unit is located.
(8)
General Plan and zoning designations. Accessory dwelling units and junior accessory dwelling units approved in compliance with this section are a residential use that is consistent with the City's General Plan and Zoning Ordinance.
(9)
Clean and waste water. Accessory dwelling units shall not be approved absent a finding of adequate water supply and wastewater treatment capacity.
a.
For accessory dwelling units or junior accessory units built within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure, the accessory dwelling unit can be accommodated with the existing water service and existing sewer lateral or septic system, insofar as evidence is provided that the existing water service and existing sewer lateral or septic system has adequate capacity to serve both the primary residence and accessory dwelling unit. No additional water meter shall be required, unless requested by the applicant.
b.
Applicants that meet the requirements for streamlined approval of accessory dwelling units or junior accessory units built within existing space of a single-family dwelling or accessory structure under subsection (b)(2) of this section shall not be required to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge.
c.
Applicants that meet the requirements for streamlined approval of accessory dwelling units under subsection (b)(3)-(5) of this section or for other accessory dwelling units under subsection (c) may be required to install a new or separate utility connection directly between the accessory dwelling unit and the utility. Applicants may be required to pay a connection fee or capacity charge proportionate to the burden of the proposed accessory dwelling unit on the water or sewer system based on either its living area or its DFU values as defined in the Uniform Plumbing Code adopted and published by the International Association of Plumbing and Mechanical Officials, as codified in the California Plumbing Code.
(10)
Owner occupancy. Any declaration of restrictions regarding owner occupancy previously recorded in conjunction with development of an accessory dwelling unit remains valid and binding on any successor in ownership of the property unless the accessory dwelling unit is removed. For any accessory dwelling unit permitted after January 1, 2025, for single-family residential zones, the primary unit or an accessory dwelling unit shall be occupied by the owner of the property.
(b)
Standards for streamlined accessory dwelling units. Under California Government Code Section 65852.2(e), the City shall approve the following streamlined accessory dwelling units if the specified development standards and use restrictions are met:
(1)
Standards applicable to all streamlined accessory dwelling units and junior accessory dwelling units.
a.
The accessory dwelling unit or junior accessory dwelling unit complies with applicable building codes and health and safety regulations; however, the accessory dwelling unit or junior accessory dwelling unit is not required to provide fire sprinklers unless fire sprinklers are required for the primary dwelling. Moreover, the construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in an existing multi-family dwelling. All structures, however, including accessory dwelling units and junior accessory dwelling units, shall comply with building codes, including, but not limited to, fire rating requirements.
b.
The accessory dwelling unit or junior accessory dwelling unit may be rented in full or in part for the purpose of overnight lodging for terms of 30 or more consecutive days, but it shall not be rented for overnight lodging or subleased for shorter terms. Neither the primary dwelling nor the accessory dwelling unit or junior accessory dwelling unit shall be sold or otherwise conveyed separately from the other unit unless done so in accordance with Government Code Section 65852.26.
c.
If the accessory dwelling unit or junior accessory dwelling unit will be connected to an onsite water treatment system, the applicant may be required to submit a percolation test completed within the last five years, or if the percolation test has been recertified, within the last 10 years.
(2)
Within existing space (single-family) - Accessory dwelling units and junior accessory dwelling units.
a.
The accessory dwelling unit or junior accessory dwelling unit is located in a zoning district that allows single-family residential use.
b.
The lot on which the accessory dwelling unit or junior accessory dwelling unit is located contains an existing or proposed single-family dwelling.
c.
The accessory dwelling unit or junior accessory dwelling unit is wholly within the existing or proposed space of a single-family dwelling or the accessory dwelling unit is within the existing space of an accessory structure, or requires an addition of no more than 150 square feet to an existing accessory structure to accommodate ingress and egress.
d.
The accessory dwelling unit or junior accessory dwelling unit has exterior access independent from the existing single-family dwelling. Applicants are encouraged to locate the exterior access so that it does not face the front property line.
e.
The junior accessory dwelling unit is no greater than 500 square feet in living area.
f.
The existing single-family dwelling or accessory structure has side and rear setbacks sufficient for fire and safety. If the existing dwelling or structure complies with the City's setback requirements as described in this Code, it shall automatically meet this standard.
g.
If a junior accessory dwelling unit is proposed, it complies with the requirements of California Government Code Section 65852.22.
1.
This includes the requirement of a recorded deed restriction for the junior accessory dwelling unit, which shall run with the land and filed with the permitting agency, that prohibits the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers. The deed restriction includes a restriction on the size and attributes of the junior accessory dwelling unit in conformance with the Redondo Beach Municipal Code and California Government Code Section 65852.22.
2.
This includes the requirement that either the primary unit or the junior accessory dwelling unit shall be occupied by the owner of the property. Prior to the issuance of a building permit for the junior accessory dwelling unit, a covenant shall be recorded that specifies that no more than one of the units may be rented. The owner may reside in either the remaining portion of the structure or the newly created junior accessory dwelling unit. Owner occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization.
(3)
Detached, new construction (single-family) - Accessory dwelling units.
a.
The accessory dwelling unit is located in a zoning district that allows single-family residential use.
b.
The lot on which the accessory dwelling unit is located contains an existing or proposed single-family dwelling.
c.
The accessory dwelling unit is detached from the single-family dwelling.
d.
The accessory dwelling unit is new construction.
e.
The accessory dwelling unit is located at least four feet from the side and rear lot lines, is no greater than 800 square feet in living area, and has a height, measured from the lowest portion of the building that is above ground to the top most portion of the roof, exclusive of chimneys or vents of no more than the following:
1.
Sixteen feet; or
2.
Eighteen feet if the property is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code; or
3.
An additional two feet in height is allowed under two to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
f.
Due to fire and life safety building standards, the minimum distance between a dwelling unit and an accessory structure, or between two accessory structures on the same site shall be five feet, unless the structure otherwise meets the Building Code for fire rating.
(4)
Wholly within existing space (two-family or multi-family) - Accessory dwelling units.
a.
The accessory dwelling unit is located in a zoning district that allows residential use.
b.
The lot on which the accessory dwelling unit is located contains an existing two-family or multi-family dwelling.
c.
The accessory dwelling unit is located within a portion of the existing two-family or multi-family dwelling structure that is not used as livable space.
d.
The total number of accessory dwelling units within the dwelling will not exceed 25% of the existing number of primary dwelling units within the existing two-family or multi-family dwelling structure, provided that all two-family or multi-family dwellings shall be permitted at least one accessory dwelling unit.
(5)
Detached, new construction (two-family or multi-family) - Accessory dwelling units.
a.
The accessory dwelling unit is located in a zoning district that allows residential use.
b.
The lot on which the accessory dwelling unit is located contains an existing or proposed two-family or multi-family dwelling.
c.
The accessory dwelling unit is detached from the two-family or multi-family dwelling.
d.
The accessory dwelling unit is located at least four feet from the side and rear lot lines and has a height, measured from the lowest portion of the building that is above ground to the top most portion of the roof, exclusive of chimneys or vents of no more than the following:
1.
Sixteen feet; or
2.
Eighteen feet if the property is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code; or
3.
Eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed multi-family, multistory dwelling; or
4.
An additional two feet in height is allowed under two to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
e.
Two detached accessory dwelling units are permitted per lot.
f.
Due to fire and life safety building standards, the minimum distance between a dwelling unit and an accessory structure, or between two accessory structures on the same site shall be five feet, unless the structure otherwise meets the Building Code for fire rating.
(c)
Standards for other accessory dwelling units.
These criteria cover accessory dwelling unit applications that do not meet the criteria under California Government Code Section 65852.2(e) for streamlined accessory dwelling units, including accessory dwelling units that are a conversion or use of an existing attached or detached structure accessory to a primary residence and expansion of an existing single family unit beyond 150 square feet for ingress and egress for an attached accessory dwelling unit. Applications under this subsection (c) shall be limited to one accessory dwelling unit per lot.
Any accessory dwelling unit that does not meet the criteria of subsection (b) shall meet the following development standards and use restrictions:
(1)
The accessory dwelling unit is located in a zoning district that allows single-family or multi-family residential use.
(2)
The lot on which the accessory dwelling unit is located contains an existing or proposed single-family dwelling or multi-family dwelling.
(3)
The lot on which the accessory dwelling unit is located does not contain another accessory dwelling unit or junior accessory dwelling unit.
(4)
The accessory dwelling unit meets all nondiscretionary requirements for any single-family dwelling located on the same parcel lot in the same zoning district. These requirements include, but are not limited to, building height, setback, site coverage, floor area ratio, building envelope, payment of any applicable fee, and building code requirements. The following exceptions to these requirements apply:
a.
No setback is required for an accessory dwelling unit located within an existing living area or existing accessory structure, or an accessory dwelling unit that replaces an existing structure and is located in the same location and to the same dimensions as the structure being replaced. A side and rear yard setback of at least four feet is required for all other accessory dwelling units or portions thereof, including new structures that exceed the footprint of the structure being replaced.
b.
The minimum distance between a dwelling unit and an accessory structure, or between two accessory structures on the same site shall be five feet.
c.
The minimum lot area per dwelling unit required by the applicable district shall not apply.
d.
The height of an accessory dwelling unit, measured from the lowest portion of the building that is above ground to the topmost portion of the roof, exclusive of chimneys or vents shall be no more than the following:
1.
Sixteen feet; or
2.
Eighteen feet if the property is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code; or
3.
Eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed multi-family, multistory dwelling; or
4.
An additional two feet in height is allowed under two to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit; or
5.
Twenty Five feet or the height limitation in the local zoning ordinance that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling and that does not exceed two stories.
e.
The only architectural and design standards that apply to accessory dwelling units are as follows:
1.
The accessory dwelling unit shall use similar exterior siding materials, colors, window types, door and window trims, roofing materials, and roof pitch as the primary dwelling.
2.
If the accessory dwelling unit is attached to a primary dwelling, the accessory dwelling unit shall have an entrance separate from the primary dwelling located so that it is not visible from a public street, where feasible.
3.
The entrance to a detached accessory dwelling unit shall be located at least four feet from any property line. Applicants are encouraged to locate the entrance at least 10 feet from any property line.
4.
If the property abuts an alley, any driveway access for an ADU must be provided through the alley.
5.
For accessory dwelling units attached to a single-family primary dwelling unit, new entrances and exits are allowed on the side and rear of the structures only.
6.
The City shall apply the Preservation Ordinance, Chapter 10-4 of the Redondo Beach Municipal Code, to an application for an accessory dwelling unit under this subsection, including, but not limited to, the enforcement of an existing or future contract between the applicant and the City under the Mills Act (California Government Code Sections 50280-50290 and California Revenue and Taxation Code Sections 439-439.a) to preserve and/or restore a historic structure.
f.
Under California Government Code Section 65852.2, no passageway is required in conjunction with the construction of an accessory dwelling unit. "Passageway" is defined as a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit.
g.
The accessory dwelling unit is not required to provide fire sprinklers unless fire sprinklers are required for the primary single-family dwelling.
(5)
The living area of the accessory dwelling unit shall not exceed 850 square feet for studios or one-bedroom accessory dwelling units or 1,000 square feet for accessory dwelling units that provide more than one bedroom.
(6)
Limits on the living area of an accessory dwelling unit based on percentage of proposed or existing primary dwelling size, lot coverage, floor area ratio, open space, or lot size shall not be used to reduce the living area of the accessory dwelling unit below 800 square feet or limit the height of the accessory dwelling unit below the following:
a.
Sixteen feet; or
b.
Eighteen feet if the property is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code; or
c.
Eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed multi-family, multistory dwelling; or
d.
An additional two feet in height is allowed under two to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit; or
e.
Twenty five feet or the height limitation in the local zoning ordinance that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling and that does not exceed two stories.
(7)
The minimum living area of the accessory dwelling unit shall be no less than 150 square feet or the minimum required for an efficiency dwelling unit as defined in Health and Safety Code Section 17958.1, as may be amended from time to time.
(8)
Parking.
a.
A minimum of one off-street parking space for the accessory dwelling unit, in addition to the spaces required for the single-family primary dwelling, shall be provided for accessory dwelling units unless:
1.
The accessory dwelling unit is located within one-half mile walking distance of public transit. For the purpose of this paragraph, public transit shall mean a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
2.
The accessory dwelling unit is located within an architecturally and historically significant historic district.
3.
The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure.
4.
When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
5.
Where there is a car share vehicle located within one block of the accessory dwelling unit.
b.
Notwithstanding any other provisions of this Code, the required parking space may be located as a tandem space in an existing driveway or in the required setbacks, and may have a permeable, all-weather surface, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. All parking spaces provided shall have dimensions that conform with the requirements of Section 10-2.1704.
c.
When a private garage, carport, or covered parking structure is demolished or converted in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, replacement off street parking spaces are not required. When replacement spaces are provided, they may be located in any configuration on the same lot as the accessory dwelling unit, including, but not limited to, enclosed spaces, unenclosed spaces, or tandem spaces, or by the use of mechanical automobile parking lifts; provided, that the spaces and driveway comply with the requirements found in Section 10-2.1704 to the extent those requirements do not conflict with this section.
(9)
The accessory dwelling unit may be rented in full or in part for the purpose of overnight lodging for terms of 30 or more consecutive days, but it shall not be rented or subleased for shorter terms. Neither the single-family primary dwelling nor the accessory dwelling unit shall be sold or otherwise conveyed separately from the other unit.
(10)
No impact fees, as defined in Government Code Section 65852.2(f), shall be imposed on any accessory dwelling unit with a living area of less than 750 square feet. Impact fees for all other accessory dwelling units shall be charged proportionately in relation to the square footage of the primary dwelling unit.
(§ 3, Ord. 2911 c.s., eff. October 16, 2003, as amended by § 1, Ord. 3102 c.s., eff. February 8, 2013, § 1, Ord. 3107 c.s., eff. February 8, 2013, § 4, Ord. 3188 c.s., eff. May 16, 2019, § 4, Ord. 3210 c.s., eff. February 12, 2021, and Ord. 3264 c.s., eff. December 8, 2023)
§ 10-2.1508 Roof decks and mezzanines.
The combined total maximum area of all roof decks and mezzanines serving an individual unit shall be limited to 500 square feet.
(§ 4, Ord. 3008 c.s., eff. December 6, 2007)
§ 10-2.1510 Outdoor living space requirements in residential and mixed-use zones.
(a)
Purpose. Each residential and mixed-use zone establishes a minimum square footage of required outdoor living space per dwelling unit. Calculation of outdoor living space depends on the location and dimensions of the space. It is the purpose of these standards to encourage a design where all or most of the outdoor living space is private and that public outdoor living space is secondary.
(b)
Minimum area requirements: R-1, R-1A, R-2, R-3, R-3A, and RMD zones. Notwithstanding the total outdoor living space required by the zone, each dwelling unit shall be developed with at least one private patio, balcony, deck (not including roof decks), or yard, as described in subsection (c) of this section, with a minimum area of 300 square feet including bonuses, and a minimum dimension of 10 feet.
(c)
Qualifying outdoor living space areas: all residential and mixed use zones. The following types and sizes of space, developed to the following standards, shall qualify as outdoor living space for dwelling units in all residential and mixed-use zones:
(1)
Private patios, balconies, and decks.
a.
Location, dimensions, and design. Private patios and decks having a minimum dimension of 10 feet by (10) feet and private balconies having a minimum dimension of five feet by 10 feet shall qualify if they are located at approximately the same level as the dwelling unit which they serve, and are open to the sky for 50% of their actual area and enclosed by no more than three building walls.
b.
Calculating outdoor living space. Qualifying outdoor living space shall be counted based on the actual area of the space except as follows:
1.
Private balconies not located immediately adjacent to either a kitchen, dining room, living room or similar communal area shall be counted at 50% of the actual area.
2.
A bonus of 150% of actual area shall be granted for private balconies which have minimum dimensions of seven feet by 10 feet and are located immediately adjacent to either a kitchen, dining room, living room or similar communal area.
3.
A bonus of 200 percent of actual area shall be granted for private patios, balconies, and decks which have minimum dimensions of 10 feet by 15 feet and are located immediately adjacent to either a kitchen, dining room, living room or similar communal area.
(2)
Private and public roof decks.
a.
Location, dimensions and design. Private and public roof decks shall qualify if they have a minimum dimension of 15 feet by 15 feet. Accessibility, surfacing, screening, and architectural treatment shall be compatible with the architectural design of the dwelling.
b.
Calculating outdoor living space. Roof decks shall be counted at 15% of their actual area.
(3)
Public exterior courts, pools, and activity areas.
a.
Location, dimensions and design. Public exterior courts, pools and activity areas shall qualify if they have a minimum dimension of 20 feet by 20 feet, and have not less than 20% of their total area devoted to decorative landscaping. Any portion of a public exterior court or activity area which is not devoted to decorative landscaping shall be either surfaced with decorative architectural materials or developed as sports, game, and/or play equipment areas, putting greens, gardens, reflection pools, fountains, or other similar uses.
b.
Calculating outdoor living space. Public exterior courts, pools and activity areas shall be counted at 100 percent of their actual area, but shall not comprise more than 50% of the total outdoor living space requirement for the development.
(4)
Public interior recreation rooms.
a.
Location, dimension, and design. Recreation rooms shall qualify if they are located immediately adjacent to a public space that qualifies as outdoor living space under the provisions of this section, such as an exterior court or pool, and have a minimum dimension of 20 feet by 20 feet. Interior recreation rooms shall be furnished and maintained with indoor recreational facilities and/or equipment, such as gymnastic equipment, sauna baths, and game tables, which are accessible to all tenants within the development.
b.
Calculating outdoor living space. A recreation room shall be counted at 100 percent of its actual area, but shall not comprise more than 25% of the total outdoor living space requirement for the development.
(5)
Required and non-required setbacks.
a.
Location, dimensions, and design. Required side setbacks, required rear setbacks, required building separations, and non-required setback areas on the ground level shall qualify as outdoor living space if they are 10 feet or more in width. Required and non-required setbacks counted as outdoor living space shall be developed in accordance with the standards of one or more of the above specified types of outdoor living space.
b.
Calculating outdoor living space. The creditable area of required and non-required setbacks, where they are for the sole use of one dwelling, shall be calculated in the same manner used for private patios and decks.
(7)
Nonqualified outdoor living space. The following types of space shall not, under any circumstances, qualify as outdoor living space:
a.
Required front setbacks;
b.
Areas that do not have the minimum dimensions to qualify as outdoor living space under the provisions of this section;
c.
Pedestrian accessways, walkways, corridors, ramps, and catwalks if not an integral part of a space that qualifies as outdoor living space under the provisions of this section;
d.
Areas beneath pedestrian accessways, walkways, corridors, ramps, and catwalks if not an integral part of a space that qualifies as outdoor living space under the provisions of this section;
e.
Areas devoted to automobiles and other vehicles, including, but not limited to, driveways, parking spaces, turning radii, aisles, and required planters within open parking areas;
f.
Areas devoted to trash enclosures or containers;
g.
Areas devoted to public utility vaults, meters, pumps, and similar apparatus unless their existence is visually unapparent and functionally unobtrusive to an area that otherwise qualifies as outdoor living space under the provisions of this section;
h.
Areas devoted to ventilation and air shafts unless their existence is visually unapparent and functionally unobtrusive to an area that otherwise qualifies as outdoor living space under the provisions of this section;
i.
Areas with a slope greater than 5% with the exception of decoratively landscaped mounds within an area that otherwise qualifies as outdoor living space under the provisions of this section.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2773 c.s., eff. August 1, 1996)
§ 10-2.1512 Minimum dwelling unit sizes in residential and mixed-use zones.
§ 10-2.1514 Private storage space in residential and mixed-use zones.
(a)
Purpose. The intent of this section is to require private storage space over and above that normally associated with the day-to-day functioning of the unit (such as linen or clothes closets or food pantries) in order enhance the livability of dwelling units and maintain the availability of required parking areas for parking of motor vehicles.
(b)
Single-family dwellings in the R-1A zone.
(1)
All single-family dwelling units in the R-1A zone shall be provided with at least 200 cubic feet of enclosed, weatherproofed, and lockable storage space in one location.
(2)
Such space shall have a minimum horizontal surface area of 25 square feet and a minimum interior dimension of 42 inches. The space, if a reach-in type, shall have an opening of 42 inches by six feet or, if a walk-in type, shall have a minimum clear access opening of 30 inches by six feet eight inches.
(c)
Dwelling units in all zones, except the R-1A zone and the R-MHP zone.
(1)
All dwelling units in any residential or mixed-use zone, with the exception of the R-1A zone and the R-MHP zone, shall have a minimum of 400 cubic feet of enclosed, weatherproofed, and lockable private storage space for each unit in one or more locations.
(2)
A minimum of 200 cubic feet of such requirement shall be provided in a single location within individual storage lockers, cabinets, or closets. Such space shall have a minimum horizontal surface area of 25 square feet and a minimum interior dimension of 42 inches. The space, if a reach-in type, shall have an opening of 42 inches by six feet or, if a walk-in type, shall have a minimum clear access opening of 30 inches by six feet eight inches.
(3)
The balance of the required storage space may be located in understairs closets, attic areas with finished subflooring which is accessible by a pull-down ladder or similar means, or other areas not normally associated with the day-to-day functioning of the unit.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1520 Setback averaging in all zones.
(a)
Purpose. The intent of setback averaging is as follows:
(1)
To avoid a monotonous and undifferentiated development pattern along streets by encouraging building designs with varied elevations and volumes;
(2)
To provide greater design flexibility in the treatment of interior and exterior space;
(3)
To achieve functionally improved floor plans; and
(4)
To provide for a setback area equivalent to that which would be achieved without the use of averaging, and to ensure that no setback dimension is reduced to a point where it adversely affects the health, safety, and welfare of the neighborhood.
(b)
Method of calculating average setbacks. Where averaging of setbacks is permitted in a zone, the following rules shall apply in determining the average setback required (see illustration below):
(1)
In residential zones, the averageable width shall equal the lot width excluding required side setbacks and the minimum width of a driveway extending along the side of the building.
(2)
In commercial and other nonresidential zones, the averageable width shall be the same as the building width.
(3)
The average area of the setback shall equal the square footage resulting from multiplying the required average setback of the zone by the averageable width.
(4)
No portion of a setback area exceeding the required average setback dimension by more than six feet shall contribute to the total required area of the average setback.
(5)
No building line shall extend closer than the minimum setback specified for the zone in which it is located.
(6)
Setback areas shall be clear from ground to sky, except for allowable building projections pursuant to Section 10-2.1522.
Case 1: Garage in front; no driveway along side setback (see drawing "A" and example below) | Case 2: Garage in rear; driveway extending along side setback (see drawing "B" and example below) | ||||||||||||
lot width | side yard #1 | side yard #2 | averageable width | lot width | side yard #1 | driveway width | averageable width | ||||||
50′ | – | 5′ | – | 5′ | = | 40′ | 50′ | – | 5′ | – | 11′ | = | 34′ |
averageable width | required average setback | required setback area | averageable width | required average setback | required setback area | ||||||||
40′ | X | 25′ | = | 1,000 Sq. Ft. | 34′ | X | 25′ | = | 850 Sq. Ft. | ||||
For both the front and rear setbacks: | Front setback (for rear setback follow procedure in Case 1): | ||||||||||||
A) Subtract the required side setback dimensions from the total width. B) Multiply the lot width minus the side setbacks by the required average setback. This figure is the number of square feet required for the averaged front or rear setback. | A) Subtract the one required side setback and the minimum driveway width from the total width. The example assumes the minimum driveway width is 11′ (see Article 5 to obtain actual driveway width requirements). B) Multiply the lot width minus the side setback and minus the minimum driveway width by the required average front setback. This figure is the number of square feet required for the averaged front setback. | ||||||||||||
 |
1. | The depth of a setback is measured from property line to the building line (wall). |
2. | Where the building line of the second story extends over (cantilevers) the first story, the second story defines the setback. |
3. | Building setbacks in excess of 6′ 0″ past the required average setback will be credited at 6′ 0″ past the average setback. |
4. | Where a structural support, such as a post for an entry or a deck is present, this support will define the building line. |
5. | No building line shall extend closer than the minimum setback. |
6. | Refer to Section 10-2.1522 relating to permitted architectural projections into required setbacks. |
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1522 Building and other projections in all zones.
(a)
Projections into required setbacks. The following projections may be permitted into required setbacks and setbacks between buildings:
(1)
All zones.
a.
Architectural features. Cornices, eaves, belt courses, sills, cantilevered bay windows not containing any floor area, awnings affixed to the building facade, fireplace chimneys, or any other architectural feature deemed as similar by the Community Development Director may project into a required side setback one-half the distance of the required side setback, or 30 inches, whichever is less, and may project into a required front or rear setback, or into the required setback between buildings no more than 30 inches.
b.
Windows. Windows and other openings in buildings must maintain a 36 inch to 60 inch setback from the property line in accordance with Building Code.
c.
Basement light wells. Basement light wells projecting into a required setback must maintain at least a 36 inch setback from the property line.
(2)
All residential zones.
a.
Unenclosed balconies. Unenclosed balconies may project a five foot maximum distance into any front, side, or rear setback or required space between buildings, provided they are removed a minimum horizontal distance of 12 feet from the front property line, 10 feet from the rear property line, five feet from the side property line, and 10 feet from any accessory building. Railings or walls of that portion of balconies which project into required setbacks or setbacks between buildings shall not extend more than 42 inches from the floor level of the balcony.
b.
Unenclosed stairways. Unenclosed stairways and landing places shall be allowed to project into any required setback a maximum distance of six feet but not closer than 30 inches from any property line; provided, however, no unenclosed stairway or landing shall be allowed to encroach into any required setback area where such stairway provides access above the first story of any structure.
1.
R-1A zone. Notwithstanding the above, in the R-1A zone, unenclosed stairways on 25 foot wide lots may extend to the side property line provided the maximum height of the landing shall not exceed six feet above the finished or existing grade of the lot, and provided stairways return to grade on the opposite side to permit pedestrian access to the rear portion of the lot.
c.
Unenclosed decks, porches, and patios.
1.
Side and rear setbacks. No side or rear setback is required for uncovered decks and patios not more than 30 inches in height above existing grade.
2.
Front setback. Unenclosed decks, patios, and porches not more than 30 inches in height above existing grade may project a maximum distance of six feet into the required front setback. Notwithstanding anything in this title to the contrary, a safety railing shall be permitted as necessary to meet the minimum requirements under the Uniform Building Code.
d.
Flagpoles. Flagpoles may encroach into any setback provided that the height of the zone in which it is located is not exceeded.
e.
Pools and spas. Pools and spas, above and below ground, may encroach any distance into a required side setback, rear setback, and/or setback between buildings. Mechanical equipment for pools and spas may encroach any distance into a required rear setback or setback between buildings. No pool, spa, and/or associated mechanical equipment shall encroach into a required front setback.
f.
Other architectural features and structures. Arbors, architectural archways, bowers, pergolas, patio covers, lampposts, and other architectural features or structures deemed as similar by the Community Development Director, may project into any required setback subject to Administrative Design Review (Section 10-2.2500), provided the following standards are not exceeded:
1.
Height. No lamppost, arbor, architectural archway, bower, pergola, patio cover, or similar structure located within an otherwise required setback shall exceed a height of 10 feet.
2.
Horizontal dimensions. No arbor, architectural archway, bower, pergola, patio cover, or similar structure located within an otherwise required front setback shall exceed a length of six feet parallel to any street frontage with a maximum total projected roof area of 30 square feet.
g.
Mechanical and plumbing equipment. For the purpose of this section, air conditioners and ventilation fans are considered mechanical equipment; whereas, water heaters, tankless water heaters, and water softeners are considered plumbing equipment. Mechanical equipment, plumbing equipment, and other equipment deemed as similar by the Community Development Director, may project into required setbacks subject to Administrative Design Review (Section 10-2.2500) as follows:
1.
Rear setback and setback between buildings. Mechanical equipment and plumbing equipment may project into a required rear setback or required setback between buildings, other than new construction, so long as that equipment is located no closer than 10 feet from the rear property line.
2.
Noise. Mechanical equipment and plumbing equipment within the required setbacks shall not emit sound at a level greater than 55 decibels or have a manufacturer rating exceeding 55 decibels. The decibel level is measured immediately adjacent to the location of the equipment placement, not at a distance from the equipment.
3.
Screening. Mechanical and plumbing equipment within the required setbacks shall be screened from public view.
(3)
All commercial and mixed-use zones.
a.
Canopies. Canopies no more than 12 feet in width and leading to a building entrance may project any distance into a required setback subject to Administrative Design Review (Section 10-2.2500), further provided that no portion of the canopy shall be less than eight feet above finished grade. This section shall not be interpreted to prohibit encroachment over the public right-of-way where otherwise allowed.
b.
Awnings. Notwithstanding subsection (1) of Section 10-2.1522(a), awnings may project any distance into a required setback subject to Administrative Design Review (Section 10-2.2500), further provided that no portion of the awning shall be less than eight feet above finished grade. This shall not be interpreted to prohibit encroachment over the public right-of-way where otherwise allowed.
(b)
Projections above permitted height. The following structures may be permitted to project above the permitted height limit of the zone in which it is located, provided the structure contains no habitable floor area and the limitations indicated for each are observed:
(1)
Mechanical equipment and housing, including screening, exceeding the height limits of the zone in which the site is located by a maximum of four feet;
(2)
Chimneys, provided that the projection above the height limit of the zone is only to the extent necessary to comply with building and fire codes;
(3)
Television and radio whip antennae exceeding the height limits of the zone in which the site is located by a maximum of 10 feet;
(4)
Church steeples and bell towers exceeding the height limits of the zone in which the site is located by a maximum of 15 feet, subject to Planning Commission Design Review (pursuant to Section 10-2.2502);
(5)
Flagpoles exceeding the height limits of the zone in which the site is located by a maximum of 10 feet, and further provided that in any nonresidential zone flagpoles exceeding the height limits of the zone shall be subject to Planning Commission Design Review (pursuant to Section 10-2.2502);
(6)
Architectural design elements integral to the overall design character of a building and intended to distinguish its design (such as a finial, pinnacle, or weathervane), provided that the design element does not significantly increase the mass or bulk of the building, and subject to the following procedures:
a.
In residential zones, Planning Commission Design Review (pursuant to Section 10-2.2502) is required for any proposed design element exceeding the height limit of the zone by more than six feet or for any design element proposed in conjunction with a project otherwise subject to Planning Commission Design Review. Proposed design elements exceeding the height limit of the zone by no more than six feet shall be subject to Administrative Design Review (pursuant to Section 10-2.2500) when not in conjunction with a project otherwise subject to Planning Commission Design Review;
(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2786 c.s., eff. January 2, 1997, Ord. 2801 c.s., eff. June 5, 1997, § 3, Ord. 2833 c.s., eff. July 1, 1999, § 3, Ord. 2865, eff. February 1, 2001, § 2, Ord. 3008 c.s., eff. December 6, 2007, § 1, Ord. 3107 c.s., eff. February 8, 2013, And § 4, Ord. 3252 c.s., eff. March 23, 2023)
§ 10-2.1524 Fences, hedges, walls, and obstructions in all zones.
(a)
Purpose. This section is intended to provide for the regulation of the height and location of fences, walls, and similar obstructions, for the purpose of providing for light, air, and privacy and safeguarding the public welfare by preventing visual obstructions at street and highway intersections. The provisions of this section shall not be deemed to set aside or reduce the requirements established for security fencing, either by local, State, or federal laws, or by the safety requirements of the Board of Education.
(b)
Height. For the purposes of this section, "height" shall mean the vertical distance from existing grade to the top of the fence, hedge, or wall, except in a required front or exterior side setback where the finished grade is lower than the existing grade, height shall be measured from the finished grade. The following standards shall apply:
(1)
All residential zones.
a.
Front setbacks. No fence, hedge, or wall over 42 inches in height shall be permitted within any required front setback.
b.
Rear and side setbacks. Except as permitted in subsections (c) and (e) of this section, no fence, hedge, or wall greater than six feet in height shall be permitted within any required rear setback or side setback.
c.
Reverse corner lots in residential zones. Notwithstanding subsection (b)(1)(b) of this section, no fence, wall, or hedge over 42 inches in height shall be permitted within a triangular area at the corner of the lot abutting the front setback of the key lot, which triangle shall be formed by the rear and exterior side lot lines and a diagonal line drawn between two points located 15 feet along the rear and exterior side lot lines from their point of intersection (see illustration below).
(2)
All nonresidential zones.
a.
Front and exterior side setbacks. No fence, hedge, or wall over 42 inches in height shall be permitted within any required front or exterior side setback.
b.
Rear and interior side setbacks. Except as permitted in subsections (c) and (e) of this section, no fence, hedge, or wall greater than six feet in height shall be permitted within any required rear setback or interior side setback.
(c)
Walls required.
(1)
Multiple-family residential zones, wall required. A six foot high decorative masonry wall, or a six foot high decorative wall of mixed construction utilizing a masonry base and masonry pilasters, which shall compose at least 30% of such wall, and such other materials as the Planning Division may approve for not more than 70% of such wall, shall be provided along the side and rear lot boundaries for two or more dwelling units, except along the street side of corner lots. The requirement may be waived under the following circumstances:
a.
The wall would be between two adjacent lots which are being developed concurrently, and not requiring a wall will enhance the aesthetic character of the project;
b.
The wall would be duplicating the function of an existing wall on the adjacent property which conforms to the intent and requirements of this subsection;
c.
Where the multiple-family residential zone shares a common boundary with the Artesia and Aviation Corridors Area Plan area as adopted by resolution of the City Council, the wall may include access to the adjacent commercially zoned property.
(2)
Boundaries between zones, wall required.
a.
Where a residential and a commercial zone share a common boundary along a property line, a wall shall be constructed with a minimum height of six feet and a maximum height of eight feet, except where such wall abuts the required residential zone front setback, such wall shall not exceed 42 inches in height, and except where the residential zone shares a common boundary with the Artesia and Aviation Corridors Area Plan area as adopted by resolution of the City Council, the wall may include access between the residentially and commercially zoned property.
b.
Where a residential and an industrial zone or a commercial and an industrial zone share a common boundary along a property line, a wall shall be constructed with a minimum height of six feet and a maximum height of eight feet, except where such wall abuts the required residential or commercial zone front setback, such wall shall not exceed 42 inches in height.
(d)
Maintenance of visibility at street and alley corners in all zones.
(1)
All corner lots shall maintain for safety vision purposes a triangular area at the street intersection corner of the lot, which triangle shall be formed by the front and side lot lines and a diagonal line drawn between two points located 15 feet along the front and side lot lines from their point of intersection or, in the case of a rounded lot corner, from the point of intersection of such lot lines if extended. Within such triangular area, no tree, fence, shrub, or other physical obstruction higher than 36 inches above the established sidewalk grade shall be permitted.
(2)
Where a lot abuts both a street and an alley, a triangular area shall be maintained for safety vision purposes at the intersection of the street and alley, which triangle shall be formed by the lot lines abutting the street and alley and a diagonal line drawn between two points located 15 feet along each lot line from their point of intersection or, in the case of a rounded lot corner, from the point of intersection of such lot lines if extended. Within such triangular area, no tree, fence, shrub, or other physical obstruction higher than 36 inches above the established curb grade shall be permitted.
(e)
Swimming pools and hot tubs in all zones. Swimming pools and hot tubs shall be entirely enclosed by buildings, fences, or walls not less than six feet nor more than eight feet in height. Such fences shall be equipped with selflatching gates with the latches not less than four feet above the ground. All fencing shall be in place and approved by the Building Division before water is run into the pool.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2802 c.s., eff. July 3, 1997, and § 8, Ord. 3257 c.s., eff. August 17, 2023)
§ 10-2.1526 Outside storage and displays in all zones.
(a)
Commercial uses in any zone. All commercial uses in any zone shall be conducted within an enclosed building, and no outside storage or display of merchandise or commodities shall be permitted, except in conjunction with the following use classifications in zones where such uses are permitted or conditionally permitted:
(1)
Plant nurseries, except that no outside display of merchandise in front of the building or on any portion of the lot facing a public street shall be permitted, except for the display of plants only;
(2)
New and used automobile, camper, trailer, motorcycle, bicycle, and boat dealers, and other similar uses, except that no outside display of accessories connected with such uses shall be permitted;
(4)
Automobile waxing, cleaning, and detailing in conjunction with uses classified as "vehicle sales, leasing and services";
(5)
Outdoor dining, except that no outdoor preparation of food or beverages shall be permitted;
(6)
Miniature golf courses, swimming pools, tennis courts, and other similar commercial recreation uses, except that no outside storage or display of merchandise shall be permitted;
(7)
Marinas and marina-related facilities;
(8)
In the CC Coastal Commercial zones, sales from vendor carts including retail sales, and sale of food, snacks, and similar items, subject to a Conditional Use Permit;
(9)
In the Artesia and Aviation Corridors Area Plan subject to the approval of the Community Development Director or assigned.
(b)
Residential zones. No outside storage of materials or equipment shall be allowed in any residential zone, except as allowed under subsection (c) of this section.
(c)
Construction activities. Building materials which are to be used in the construction or renovation of a building may be temporarily stored on the premises where such building is to be built or renovated for not more than 60 days in advance of the commencement of the date of construction. In the event of any failure to proceed promptly with construction, the Chief Building Official may serve written notice upon the owner requiring removal of said building materials.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 2, Ord. 2827, eff. November 12, 1998, § 1, Ord. 3102 c.s., eff. February 8, 2013, and § 9, Ord. 3257 c.s., August 17, 2023)
§ 10-2.1528 Lot standards in all zones.
(a)
(b)
Existing lots in multi-family residential zones varying in size due to errors. Lots in multi-family residential zones which vary not more than one lineal foot in width or depth from the prevailing lot size in a subdivision because of errors in the original survey and platting of the subdivision shall be considered the same as the prevailing lot size for the purpose of computing the lot area per dwelling unit and the required turning radius into a 90 degree parking stall.
(c)
Unbuildable lots in all zones.
(1)
No building permit shall be issued for any use or structure on any parcel of land which is less than a "lot," as defined in Section 10-2.402, except that on parcels which do not qualify as legal lots, as defined in Section 10-2.402, which were separated in ownership and improved with dwellings prior to September 9, 1964, such dwellings may be rebuilt, remodeled, or structurally expanded pursuant to the applicable requirements for nonconforming structures and nonconforming uses (Article 8 of this chapter).
(2)
Aviation Boulevard between Farrell Avenue and Manhattan Beach Boulevard. No building permit shall be issued for any use or structure on any of the following lots, all within Redondo Villa Tract B in the City, except as provided in subsection (c)(2)(a) of this section:
Lots 9 and 12, Block 4
Lots 9 and 12, Block 11
Lots 9 and 12, Block 18
Lots 9 and 12, Block 25
a.
Notwithstanding the above, such lots may be built upon in conformance with this chapter when the lot is combined with any adjacent lot owned by the same owner, provided the combined lot conforms to the minimum lot size standards pursuant to subsection (a) of this section, and provided a parcel map is recorded for the combined lot.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1530 Screening of mechanical equipment in all zones.
Mechanical equipment and utilities, with the exception of solar heating panels, shall be architecturally screened from view. Roof-top mechanical equipment and appurtenances to be used in the operation or maintenance of a building shall be installed so as not to be visible from any point at or below the roof level of the subject building. This requirement shall apply in construction of new buildings, and in any alteration of mechanical systems of existing buildings that results in significant changes in such roof-top equipment and appurtenances. The features so regulated shall in all cases be either enclosed by outer building walls or parapets, or grouped and screened in a manner architecturally compatible with the building. Minor features not exceeding one foot in height shall be exempted from this regulation, except that such minor features shall be of a color that minimizes glare and blends in with the building.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1532 Metal, unorthodox, and unusual buildings in all zones.
(a)
No building permit shall be issued for the construction of any building within the City which utilizes galvanized iron or a sheet metal or aluminum exterior covering for all or part of the structure, or which utilizes construction materials which are substantially different than normally used, or which are of a character or appearance which may be injurious to the property values in the immediate area or contrary to the public health, safety, and welfare of the community without first obtaining approval of the Planning Commission pursuant to the provisions of Section 10-2.2502 (Planning Commission Design Review); provided, however, the provisions of this section shall not apply to the following:
(1)
Open metal patio additions to conventional housing or apartment construction, which additions shall be used exclusively for outdoor recreation areas only and shall not be remodeled or enclosed as habitable living areas;
(2)
Approved metal or aluminum siding designed for conventionally built structures;
(3)
Metal tool sheds, used as accessory buildings only, which do not exceed 120 square feet in projected roof area;
(4)
Mobile homes in the R-MHP zone.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.1534 Antennas and satellite dishes in all zones.
(a)
Purpose. To ensure that antennas do not have an adverse impact on aesthetic values and public safety in all zones, antennas shall be located where they are least visible from public rights-of-way while not burdening adjacent property owners with adverse visual impacts. The intent is not to discriminate against dish antennas in favor of other communications facilities.
(b)
Criteria.
(1)
Height. Antennas shall comply with the height standard of the zone in which they are located, except television and radio whip antennas may exceed the height standard pursuant to Section 10-2.1522(b). In the I-2, I-2A, and IC-1 zones only, an antenna for a public utility or public safety facility may exceed the height standard if approved by Conditional Use Permit pursuant to Section 10-2.2506.
(2)
Location. No antenna pole shall be located in front of the building facade facing any street, or be located within any required front or side setback. No antenna located in a required rear setback shall exceed a height of 15 feet. Antennas shall be placed so as to reduce to the extent possible any adverse aesthetic impacts on adjacent properties.
(3)
Maximum dimension. No dish-type antenna shall exceed a diameter of eight feet, except that larger dish-type antenna may be allowed in non-residential zones if approved by Planning Commission Design Review pursuant to Section 10-2.2502.
(4)
Screening. Antenna shall be effectively screened from public view to the extent feasible. The structural base of the antenna, including all bracing and appurtenances, shall be screened from public view and adjoining properties by walls, fences, buildings, landscape, or combinations thereof to the extent feasible.
(5)
Condominiums. Television antennas shall be subject to Section 10-2.1608(d)(4)(f) of this chapter.
(6)
Undergrounding. All exterior wires and/or cables necessary for operation of the antenna shall be placed underground, except for wires or cables attached flush with the surface of a building or the structure of the antenna.
(7)
Surface materials and finishes. Highly reflective surfaces shall not be permitted.
(8)
Sharing antennas. Groupings of antenna poles shall be prohibited where they adversely impact the visual character of the area. If the antenna installation is subject to discretionary approval, the applicants may be required to provide for sharing of the same antenna structure for use by potential future applicants where it is technically feasible and where this will reduce adverse visual impacts resulting from separate structures.
(c)
Building permit required. No antenna shall be installed without first obtaining a building permit as determined by the Chief Building Official.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 1, Ord. 3102 c.s., eff. February 8, 2013)
§ 10-2.1536 Solid waste enclosures.
(a)
Solid waste enclosure required. Solid waste enclosures shall be required for the following developments:
(1)
Commercial or industrial developments. A solid waste enclosure shall be required for any new commercial or industrial development or any addition of 500 square feet or more of floor area to an existing commercial or industrial development.
(2)
Multiple-family developments. A solid waste enclosure shall be required for any new multiple-family development of four or more dwelling units or any addition of 500 square feet or more of floor area to an existing multiple-family development of four or more dwelling units.
Notwithstanding the above, floor area additions to existing developments may be permitted without complying with the solid waste enclosure requirements if it is physically impossible to locate the solid waste enclosure on the site without relocating all or a portion of the existing structure or without increasing or creating any nonconforming condition on the lot.
(b)
Submittal of plans. All development projects subject to the requirements of this section shall submit plans showing the proposed design, size, and location of solid waste enclosures and collection bins.
(c)
Development standards.
(1)
Enclosure. The solid waste storage area shall be enclosed on three sides with permanent materials and on the fourth side with an access gate. A roof may be permitted over the top of the enclosure.
(2)
Material. The solid waste storage area shall be constructed of solid block, brick, masonry, or other similar material.
(3)
Access gate. The access gate shall be no less than five feet wide, shall obscure the view of solid waste containers, and shall be constructed of metal or another similar durable material.
(4)
Location.
a.
No solid waste storage area on a lot in a residential zone shall be located in the front yard area, defined for the purposes of this section as the area measured from the front property line to a line parallel with the face of the front wall of the main building located the greatest distance from the front property line and extending the full width of the lot.
b.
Solid waste storage areas shall be located so as not to create a fire hazard as determined by the Chief Building Official based on the design and materials of the solid waste enclosure. More than one location may be required if the storage area capacity is inadequate to service the building or does not meet applicable health and safety standards.
(5)
Sprinklers. Where required by the Fire Department, fire sprinklers approved by the Fire Department shall be installed in the solid waste storage area.
(6)
Accessibility. The solid waste enclosure shall be located to provide reasonable accessibility to solid waste collection vehicles.
(7)
Size of solid waste enclosure area and bin capacity.
a.
Multiple-family developments. The minimum dimensions of solid waste enclosures shall be as indicated in the following table. The number and capacity of bins and frequency of pick-up shall be as determined necessary by the City to protect the public health and safety.
Number of Units | Size of Area | Recommended Total Capacity of Bin or Bins |
|---|---|---|
4-7 | One location with minimum dimensions of four and one-half (4 1/2) feet by eight feet | Three cubic yards |
8-14 | Two locations, each having a minimum dimension of four and one-half (4 1/2) feet by eight feet; or one location having a minimum dimension of four and one-half (4 1/2) feet by 15 feet or eight feet by nine feet | Six cubic yards |
15-21 | Two locations, one having a minimum dimension of four and one-half (4 1/2) feet by eight feet and the other having a minimum dimension of four and one-half (4 1/2) feet by 15 feet or eight feet by nine feet; or three locations, each having a minimum dimension of four and one-half (4 1/2) feet by eight feet | Nine cubic yards |
22 or more | Two or more locations having large enough dimensions to accommodate the required number and size of bins. | 12 cubic feet per unit |
b.
Commercial or industrial developments. The minimum dimensions of solid waste enclosures shall be four and one-half (4 1/2) feet by eight feet for developments with less than 5,000 square feet of gross floor area; and eight feet by nine feet or four and one-half (4 1/2) feet by 15 feet for developments with 5,000 to 20,000 square feet of gross floor area. Additional area may be required as determined necessary by the City for developments of more than 20,000 square feet of gross floor area. The number and capacity of bins and frequency of pick-up shall be as determined necessary by the City to protect the public health and safety.
(8)
Maintenance.
a.
The solid waste enclosure shall be maintained in a good state of repair.
b.
The accessibility of the enclosure for trash collection purposes shall be maintained at all times.
c.
Access gates to the solid waste enclosure shall be kept closed except when in use.
d.
Solid waste enclosures shall not be used for any purpose other than for storing solid waste containers for collection.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 1, Ord. 3102 c.s., eff. February 8, 2013)
§ 10-2.1538 Allocation of space for recyclable materials.
(a)
Recycling area required. Recycling areas shall be required for the following developments. Such requirements shall be in addition to the requirements for solid waste enclosures pursuant to Section 10-2.1536:
(1)
Commercial or industrial developments. A recycling area shall be required for any new commercial or industrial development or any addition of 500 square feet or more of floor area to an existing commercial or industrial development.
(2)
Multiple-family developments. A recycling area shall be required for any new multiple-family development of nine or more dwelling units or any addition of 500 square feet or more of floor area to an existing multiple-family development of nine or more dwelling units.
(b)
Submittal of plans. All development projects subject to the requirements of this section shall submit plans showing the proposed design, size, and location of recycling areas and recycling containers or bins.
(c)
Recycling and solid waste disposal statements for commercial or industrial developments. For commercial or industrial developments subject to the requirements of this section, plans shall be accompanied by a recycling and solid waste disposal statement, in a form approved by the City Engineer, describing the proposed recyclable materials to be collected and the method of collection.
(d)
Development standards.
(1)
Location. Areas for recycling shall be distributed to provide a high level of convenience and accessibility to persons who deposit, collect, and load the recyclable materials. Whenever feasible, areas for collecting and loading recyclable materials shall be adjacent to solid waste collection areas.
(2)
Number of bins.
a.
Multiple-family developments. Multiple-family developments of nine to 20 dwelling units shall provide a minimum of one pair of City approved recycling containers or bins. An additional pair of City approved recycling containers or bins shall be provided for each additional 20 dwelling units or fraction thereof.
b.
Commercial or industrial developments. Commercial and industrial developments shall provide an adequate number of City approved recycling containers as necessary to accommodate all recyclable material.
(3)
Dimension of recycling areas.
a.
Multiple-family developments. Recycling areas in multiple-family developments shall be a minimum of 48 inches by 54 inches in area with a minimum height of 72 inches.
b.
Commercial or industrial developments. The dimensions of recycling areas shall be as determined necessary by the City based on the nature of the uses on the site.
(4)
Protection of materials. Recycling areas or the bins or containers placed therein must provide protection against adverse environmental conditions, such as rain, which might render the collected materials unmarketable.
(5)
Sprinklers. Where required by the Fire Department, fire sprinklers approved by the Fire Department shall be installed in the recycling area.
(6)
Maintenance.
a.
The recycling area shall be maintained in a good state of repair.
b.
The accessibility of the recycling area shall be maintained at all times.
c.
Where there are access gates to a recycling area, such gates shall be kept closed except when in use.
d.
Recycling areas shall not be used for any purpose other than for storing recyclable materials for collection.
(e)
Data collection system for commercial or industrial developments. Commercial and industrial developments shall be required to maintain on an ongoing basis, in a form approved by the City Engineer, a record of the amount and type of material recycled and the amount of material disposed of.
(Ord. 2756 c.s., eff. January 18, 1996)