A.

The residential agriculture-suburban (RA-S) zone is established to provide suitable standards for development of single-family residential homes within the City. These standards are intended to promote development of high quality that accommodates and maintains equestrian uses and facilities as opposed to large expanses of concrete such as those used for recreational game courts, does not adversely impact adjacent properties, and which preserves the rural character, natural terrain, flora and fauna of the community.

B.

In order to implement general plan land use policy and to protect the community's hillside environment, the RA-S zone is divided into two sub-districts: RA-S-1 and RA-S-2. The suffix indicates the minimum lot size requirement in net acres.

(Ord. 281 § 6, 2000; Ord. 239 § 11(part), 1993).

Appendix A of this title contains an index of permitted uses which summarizes use regulations for all zones. This index supplements Sections 17.16.020 through 17.16.040. In the event of any conflict, the regulations of Sections 17.16.020 through 17.16.040 shall govern.

(Ord. 239 § 11(part), 1993).

A.

Uses permitted in the RA-S zone as primary uses include:

1.

Single-family residences;

2.

Tree, bush or field crops provided there is no retail sale from the premises and provided the activity does not cause undue traffic not normally associated with residential use.

B.

The following uses are prohibited in the RA-S zone:

1.

It shall be unlawful for any person to offer or make available for rent or to rent (by way of a rental agreement, lease, license or any other means, whether oral or written) for compensation a residential dwelling or a room in a dwelling for occupancy of less than thirty days.

2.

It shall be unlawful for any person to occupy a residential dwelling or a room in a dwelling for less than thirty days pursuant to a rental agreement, lease, license or any other means, whether oral or written, for compensation.

3.

Dispensing of cannabis and non-medicinal cannabis delivery by any mobile marijuana dispensary (as those terms are defined in Section 17.29.020).

4.

Commercial cannabis activity, (as those terms are defined in Section 17.29.020). Notwithstanding the foregoing, this section does not apply to the delivery of medical marijuana to qualified patients or their primary caregivers, (as those terms are defined in Section 17.29.020).

(Ord. 239 §11(part), 1993).

(Ord. No. 327, § 6(Exh. A, Pt. 6), 6-11-2012; Ord. No. 342, § 5A, 6-8-2015; Ord. No. 355, § 7, 10-23-2017)

Editor's note— Section 5A of Ord. No. 342, adopted June 8, 2015, changed the title of § 17.16.020 from "Permitted uses" to read as herein set out.

The following uses and structures are permitted as accessory to a legally established single-family residence. Certain accessory uses and structures below are subject to special requirements, as set forth in Section 17.16.200 and Section 17.18.040 of this title and may be subject to a site plan review process as provided in Chapter 17.46 of this title.

A.

Animal pen, cage, aviary, paddock subject to Section 17.18.040;

B.

Run in shed subject to Section 17.18.040;

C.

Stable and corral subject to Section 17.18.040;

D.

Roofed freestanding animal shelter open on all sides subject to Section 17.18.040;

E.

Turnout subject to Section 17.18.040;

F.

Greenhouse;

G.

Noncommercial radio antenna;

H.

Keeping of domestic animals including not more than two pot-bellied pigs, each not exceeding one hundred twenty-five pounds in weight, if maintained as pets, but excluding all other swine, subject to Chapter 17.18 of Title 17 and Chapter 6.48 of Title 6 of the Municipal Code.

I.

Outdoor storage of recreational vehicles, boats or trailers;

J.

Satellite dish antenna;

K.

Swimming pool, including outdoor spa, pool equipment, bath or jet pool and similar water features;

L.

Freestanding storage shed, detached trellis or detached covered porch, gazebo, outdoor bar, barbecue or fireplace, fountains and similar structures;

M.

Trellis, covered porch, covered patio, covered entryway or porte cochere attached to the main residence or to an accessory structure;

N.

Walls, including a retaining wall, rubble wall, planter wall and similar walls;

O.

Playhouses and playground equipment;

P.

Solar panels.

Q.

Cabana, pool house, recreation room, storage room, hobby shop, guest house, detached garage and similar accessory structures not to exceed two hundred square feet, subject to the requirements of Section 17.16.200, except for sheds specifically permitted in Section 17.16.200(H).

i.

For more than one such structure on the property, except if in addition to permitted sheds, stable and greenhouse, a conditional use permit shall be required.

R.

Accessory dwelling units subject to Chapter 17.28.

(Ord. 295 §7 (Exh. B (part)), 2004; Ord. 239 §11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 324, § 9(Exh. A, Pt. B), 8-8-2011; Ord. No. 332, § 8A, 1-14-2013; Ord. No. 358, § 2, 2-12-2018)

The following uses are permitted in the RA-S zone, provided a conditional use permit has been issued as provided in Chapter 17.42 of this title and continues to remain in effect. Many of the uses requiring conditional use permits are subject to special requirements, as identified in Section 17.16.210 and Section 17.18.060 through 17.18.100 of this title, and besides requiring a conditional use permit may require a site plan review.

A.

Conditional Uses Requiring Primary Residential Use. The following conditional uses may be permitted on property with a legally established single-family residence and on which provision is made for a legally required and accessible stable and corral area:

1.

More than one driveway for vehicular access from a roadway, except for a driveway leading exclusively to a stable or tack room as provided in Section 17.18.060 of Chapter 17.18.

2.

Aviary over two hundred square feet in size, subject to Section 17.18.070 of Chapter 17.18.

3.

Cabana, recreation room, pool house, hobby shop, guest house, detached garage, mixed-use structure and similar accessory structures that exceed two hundred square feet. Such structures and uses are subject to the requirements of Section 17.16.210.

i.

Only one such structure on a lot shall be permitted, except if in addition to permitted sheds, stable and greenhouse.

4.

Horseback riding ring subject to Section 17.18.100 of Chapter 17.18.

5.

Recreational game courts, except those located in the basement or underground.

6.

Stable over 200 square feet in size, subject to Section 17.18.060 of Chapter 17.18.

7.

Corral over 550 square feet subject to Section 17.18.090 of Chapter 17.18.

8.

Wildlife rehabilitation facility subject to Section 17.18.080 of Chapter 17.18.

B.

Conditional Use As Primary Use. The following conditional uses may be permitted as a primary use on a lot:

1.

Elementary school offering State-mandated curriculum;

2.

Fire station;

3.

Gate house;

4.

Park and/or playground;

5.

Public transportation limited uses by a joint powers transit authority on school district property which is developed as a school maintenance facility in the RA-S-2 zone;

6.

Public utility building or structure, including a reservoir or tank, necessary for the provision of essential utility services to permitted uses in the City, but excluding wires, pipelines or poles;

7.

Temporary manufactured home;

8.

Rental of merchandise, supplies or equipment in support of school district operations located on school district property in the RA-S-2 zone.

(Ord. 295 §7 (Exh. B (part)), 2004; Ord. 293 §4, 2004; Ord. 281 §7, 2000; Ord. 456 §10, 1995; Ord. 239 §11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 324, § 9(Exh. A, Pt. C), 8-8-2011)

Site plan review shall be required for development in the RA-S zone, as specified in Chapter 17.46.

(Ord. 239 §11(part), 1993).

Minimum lot area and dimensions shall be as follows:

A.

Minimum Lot Area.

1.

All lots in the RA-S-1 zone shall contain a minimum net lot area of forty-three thousand five hundred sixty square feet.

2.

All lots in the RA-S-2 zone shall contain a minimum net lot area of eighty-seven thousand one hundred twenty square feet.

3.

The City Council may establish a greater minimum net lot area as warranted by environmental conditions. Wherever a greater minimum area is required, a number expressing the required acreage shall be placed upon the zoning map as a suffix to the base zone district (for example, RA-S-10 for a minimum net lot area of ten acres).

4.

Lots or parcels of record which, prior to the adoption of the current standard, are smaller than the currently required lot area shall be considered to have the required area.

B.

Minimum Dimensions. All lots shall comply with the following width and depth requirements:

1.

The width of a lot at and along the street easement line shall be at least equal to or greater than the lot depth divided by two and one-half. However, in no event shall such abutting footage be less than one hundred fifty feet.

2.

The minimum width of a lot at any point shall be one hundred fifty feet, measured at right angles to the side lot lines.

3.

For corner lots, the lot line with the smallest linear feet of lot frontage shall be considered the front lot line for the purpose of this section. In measuring the front lot width, the measurement shall not include any footage within the side street easement.

SUMMARY OF DEVELOPMENT STANDARDS(a)

Notes:

 (a) This table summarizes development standards. For complete descriptions, refer to Sections 17.16.040 through 17.16.130, Chapter 17.17 and Section 17.24.045.

 (b) Every lot or parcel in the RA-S-1 zone shall have a side yard setback measuring no less than twenty feet from the side property line, except:

 (1) If an Association easement, located along the side property line, is improved with a roadway, then the side yard setback shall be no less than ten feet from the interior edge of that easement;

 (2) If in the overlay zoning district (OZD-1) as established by Chapter 17.17, then the standards set forth in that chapter shall apply; or

 (3) If the circumstances set forth in Section 17.24.045 apply, then the standards set forth in Section 17.24.045 shall apply.

 (c) Every lot or parcel in the RA-S-2 zone shall have a side setback measuring no less than thirty-five feet from the side property line, except if an Association easement, located along the side property line, is improved with a roadway, then the side setback shall be no less than twenty-five feet from the interior edge of that easement.

4.

For lots fronting at the turn-around end of a cul-de-sac, the minimum frontage width shall be a function of the required cul-de-sac radius and the number of lots fronting the turn-around. No more than two lots shall front the turn-around, and the turn-around shall have a minimum radius of thirty-two feet.

5.

All lots shall have a depth with a maximum slope of twenty-nine degrees equal to or greater than the lot width abutting the front street easement.

(Ord. 295 § 7 (Exh. B (part)), 2004; Ord. 275 § 7, 1998; Ord. 239 § 11(part), 1993).

(Ord. No. 326, § 9(Exh. A, Pt. IV.5), 4-23-2012)

The following standards for maximum lot coverage and maximum disturbed area shall apply to all development in the RA-S zone.

A.

Maximum Lot Coverage. Two maximum lot coverage standards shall apply - maximum coverage by structures and maximum coverage by impervious surfaces.

1.

Coverage by Structures. All structures on a lot shall not cover more than twenty percent of the net lot area. For the purpose of this section, "structures" include, but are not limited to, the primary residence, garages, all accessory structures, recreational game courts, swimming pools, spas, pool equipment, existing and future stables, attached and detached porches, entryways, porte cochere and trellises, gazebos, outdoor bars and barbecues, sheds subterranean structures other than basements, except as provided for in Section 17.16.200(J) of this chapter.

2.

Impervious Surface Coverage. All structures, as defined in subsection (A)(1) of this section, and all other impervious surfaces shall not cover more than thirty-five percent of the net lot area. For the purposes of this section, impervious surfaces shall include all driveways, parking areas, walks, patios, decks and asphaltic or concrete paving not maintained by the Association.

B.

Maximum Disturbed Area. Disturbance shall be limited to forty percent of the net lot area, as defined in Section 17.12.040 of this title.

A.

Exceptions: In order to encourage gradual transition in grade and undulated and natural appearing terrain between building pads and the surrounding slopes, the following exceedance of disturbed area is permitted:

1.

The disturbed area may be a maximum of sixty percent of the net lot area, provided that at no point the slopes resulting from the grading are greater (steeper) than 3:1, or three units horizontal (run) to one unit vertical (rise); or

2.

The disturbed area may be a maximum of fifty percent of the net lot area, provided that no more than fifty percent of the slopes resulting from the grading are greater (steeper) than 3:1, or three units horizontal (run) to one unit vertical (rise).

B.

For the purpose of this section, the area of slopes resulting from grading shall be measured in square feet.

C.

In order to qualify for the above exceptions, if previously graded areas are re-graded, the resulting re-graded slopes shall also meet the above conditions.

(Ord. 295 § 7 (Exh. B (part)), 2004; Ord. 269 § 7, 1997; Ord. 264 § 7, 1996; Ord. 254 § 6, 1995; Ord. 239 § 11(part), 1993).

(Ord. No. 335, § 10(1), 9-9-2013)

A.

General Limitation. A building or structure shall have no more than one story, meaning that there shall be no story on top of another, except as specified in subsection (B) below.

The maximum height permitted from finished floor of any structure to finished grade is five feet. The difference between the finished grade and the finished floor level across any elevation shall average no more than two and one-half feet, with maximum difference of five feet.

B.

Exceptions:

1.

A one-story primary residence is permitted over a basement. For the purpose of this section primary residence includes a garage attached to the main residence by a solid wall.

2.

Stables may have a loft, subject to the requirements of Chapter 17.18 of this title.

3.

A storage area, as defined in Section 17.12.190 "S" may be located above or below a story.

(Ord. 312 § 2, 2008: Ord. 295 § 7 (Exh. B (part)), 2004; Ord. 269 § 8, 1997; Ord. 239 § 11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 327, § 6(Exh. A, Pt. 7), 6-11-2012)

Every single-family dwelling and manufactured home used as a primary residence shall have a minimum width of twenty feet and a minimum floor area of one thousand three hundred square feet, exclusive of any accessory structures.

(Ord. 239 § 11(part), 1993).

The minimum size of a graded building pad shall be twelve thousand square feet, as specified in the City's Subdivisions Code (Title 16 of this code).

(Ord. 239 § 11(part), 1993).

A.

When reviewing a proposed development project for general plan and zoning ordinance compliance, the Planning Commission utilizes a guideline in determining whether the proportion of the building pad that is proposed for development is appropriate. The Planning Commission's guideline is expressed in terms of a maximum percentage of building pad coverage. A determination as to whether a proposed project satisfies the guideline is determined by first calculating the square footage of the proposed structure(s) and of all existing structures on the lot, dividing that number by the square footage of that portion of the building pad that is not in the setbacks, and then comparing that percentage figure to the Commission's guideline percentage.

B.

Structures having a solid roof that are attached to the primary residence or to accessory buildings, except for covered porches as described below, shall be counted towards the building pad coverage guideline. All roofed structures shall be depicted on plot plans submitted to the City for administrative or discretionary approvals and shall be staked in the field if a site visit is scheduled.

C.

Attached covered porches having an area of ten percent or less of the area of the footprint of the primary residence, and for accessory structures having an area of ten percent or less of the area of the footprint of the accessory structure shall not be counted towards the building pad coverage guideline. However, all attached covered porches shall be depicted on plot plans submitted to the City for administrative or discretionary approvals and shall be staked in the field if a site visit is scheduled.

D.

Trellises attached to the primary residence or to accessory buildings shall not be counted towards the building pad coverage guideline. However, all trellises shall be depicted on plot plans submitted to the City for administrative or discretionary approvals and shall be staked in the field if a site visit is scheduled.

E.

Structures meeting the requirements of Sections 17.16.200(H) and (J) of this chapter shall not be counted towards the building pad coverage guideline.

F.

Satisfaction of the Commission's guideline for allowable building pad coverage is only one of several factors for determining project compliance with the general plan and zoning ordinance and all other required findings for the particular approval sought must also be satisfied.

(Ord. 301 §6 (Exh. A (part)), 2006; Ord. 297 §9(part), 2005: Ord. 295 §7 (Exh. B (part)), 2004: Ord. 270 §5, 1997).

(Ord. No. 327, § 6(Exh. A, Pt. 8), 6-11-2012

No structure shall be located on any natural or graded slope with a grade exceeding 2:1, nor shall any structure be located on the sides or bottoms of canyons or natural drainage courses.

(Ord. 239 §11(part), 1993).

Every lot or parcel shall have a front setback measuring no less than fifty feet from the front roadway easement line, except where the criteria set forth in Chapter 17.17 (OZD-1) and Section 17.24.045 apply. If an improved roadway traverses an existing lot or parcel of land, then that portion of the lot not developed or which is proposed to be developed with a nonprimary structure shall also have a setback for development purposes of not less than fifty feet from the roadway easement line.

(Ord. 295 §7 (Exh. B (part)), 2004: Ord. 239 §11(part), 1993).

(Ord. No. 326, § 9(Exh. A, Pt. IV.6), 4-23-2012)

A.

Requirements for RA-S-1 Zone. Every lot or parcel shall have a side setback measuring no less than twenty feet from the side property line, except that:

1.

If an Association easement, located along the side property line, is improved with a roadway, then the side setback shall be no less than ten feet from the interior edge of that easement; and

2.

The side setback to a stable, corral, turnout, horseback riding ring, run-in-shed, aviary, pen, cage, or other animal keeping facility shall be minimum twenty-five feet from a side property line or from the interior edge of a roadway easement line if an Association easement located along the side property line is improved with a roadway.

3.

See Chapter 17.17 for reduced setback standards that apply in the overlay zoning district (OZD-1) and Section 17.24.045 that apply to certain legal nonconforming single-family dwelling units.

B.

Requirements for RA-S-2 Zone. Every lot or parcel in the RA-S-2 zone shall have a side setback measuring no less than thirty-five feet from the side property line, except if an Association easement, located along the side property line, is improved with a roadway, then the side setback shall be no less than twenty-five feet from the interior edge of that easement.

(Ord. 295 §7 (Exh. B (part)), 2004: Ord. 275 § 8, 1998: Ord. 239 § 11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 326, § 9(Exh. A, Pt. IV.7), 4-23-2012)

A.

Every lot or parcel shall have a rear setback measuring no less than fifty feet from the rear property line.

B.

If a rear yard abuts an improved roadway, the rear setback shall be no less than fifty feet from the interior edge of the roadway easement.

(Ord. 295 §7 (Exh. B (part)), 2004: Ord. 239 §11(part), 1993).

Where an easement traverses the side or rear of any lot, and where the width of the easement is greater than the width of the setback, then the setback shall measure no less than the width of the required easement.

(Ord. 295 §7 (Exh. B (part)), 2004).

The following projections into setbacks are permitted subject to the specified conditions.

A.

Projecting architectural features shall not be constructed in any manner that increases the floor area of a structure, but may extend or project into setbacks as follows:

1.

Into side setback no more than two and one-half inches for each one foot of the side setback, but in no case shall such features project more than five feet;

2.

Into front or rear setback no more than four feet;

B.

Projecting uncovered porches may project into any front or side setback no more than six feet and into a rear setback without limitation. Such structures in a side setback shall leave no less than five feet of unobstructed space to the edge of a slope, if any, to allow for pedestrian movement within the setback. Such structures shall not extend above the floor level of the building to which they are attached. If detached, such structures shall not extend above the level of the ground.

(Ord. 295 §7 (Exh. B (part)), 2004: Ord. 239 §11(part), 1993).

(Ord. No. 326, § 9(Exh. A, Pt. IV.8), 4-23-2012; Ord. No. 327, § 6, (Exh. A, Pt. 9), 6-11-2012)

Setbacks shall be maintained unoccupied and unobstructed by any structures except as listed below. Such structures are also subject to approval by the Association.

A.

A boundary fence is permitted, provided the fence is located either on the perimeter easement line or not more than five feet outside of (that is, toward the structure) and parallel to the perimeter easement line. In the absence of an easement line, a boundary fence may be located on the property line.

B.

Driveways shall not cover more than twenty percent of the area of the setback in which they are located.

C.

Uncovered parking areas are permitted in front or side setbacks. However, such parking areas shall not exceed ten percent of the area of the setback in which they are located and shall be located no closer than thirty feet from any roadway easement.

D.

Walkways, steps, mailboxes, and rubble wall of three feet or less in height, and irrigation systems may be permitted in any setback area.

E.

Driveway entry pilasters, gates, trellis or archway may be permitted at the driveway entry to a property.

F.

Walls, retaining or otherwise, which do not exceed three feet in height and construction of which does not require grading may be permitted along a driveway, stairway or walkway.

G.

Walls, not to exceed three feet in height, determined by the Planning Department and the Building Official to be necessary to improve drainage or prevent slope erosion and/or are necessary to support a drainage device such as a swale, riprap, perforated pipes and similar drainage devices, may be permitted in any setback, but not in easements unless approved by the Association, provided such construction does not constitute grading and does not block any trails. Such walls shall be screened from public right-of-ways, easements and adjacent properties with appropriate landscaping.

H.

Stables, corrals, pens, paddocks, turnouts and other animals holding facilities may be located in the rear setback subject to the requirements of Chapter 17.18 of this Title.

I.

Playhouses and playground equipment, subject to the requirements of Section 17.16.200(J) of this chapter.

(Ord. 295 §7 (Exh. B (part)), 2004: Ord. 287 §2, 2001; Ord. 239 §11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 327, § 6(Exh. A, Pt. 9), 6-11-2012)

A.

Driveway Requirements.

1.

Each developed lot is permitted only one driveway as access to a maintained roadway, except as otherwise permitted by Sections 17.16.040(A)(1) and 17.18.030.

2.

Driveways shall be no wider than twenty feet, unless otherwise approved by the Planning Commission. All driveways shall have a roughened driveway apron.

3.

No driveway shall exceed a maximum grade of twelve percent, unless otherwise approved by the Planning Commission, and the first twenty feet of a driveway shall have a maximum grade of seven percent.

B.

Parking Requirements. Every single-family dwelling, including manufactured homes used as a primary residence, shall have an aboveground garage with a minimum capacity of two cars with direct paved access to a maintained roadway. A minimum of three-car garage shall be required when the property is developed with a guest house or servants' quarters, subject to the requirements of Section 17.16.210(A)(5) of this chapter. The maximum height permitted from finished floor of the garage to finished grade is five feet. The difference between the finished grade and the finished floor level across any elevation of the garage shall average no more than two and a half feet, with maximum difference of five feet. No new subterranean garage shall be constructed after August 13, 1997. Any subterranean garage lawfully existing as of August 13, 1997, shall be permitted to remain in accordance with the provisions of Chapter 17.24 of this title.

(Ord. 312 § 3, 2008; Ord. 295 § 7 (Exh. B (part)), 2004: Ord. 269 § 9, 1997; Ord. 239 § 11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010)

A.

Every lot or parcel in the RA-S zone for which a discretionary or administrative approval is required by this title in connection with the construction of a new single-family residence, the addition to an existing single-family residence, the construction of an accessory structure including but not be limited to recreation room, guest house, hobby shop and similar accessory structure, and the construction of a pool shall have an area developed with or set aside and usable for a stable, contiguous corral and access thereto that complies with the criteria set forth in Chapter 17.18 of this title.

B.

In the event that a future stable and corral area shown on a plan in connection with a request for approval is located in an area that would require the approval of a variance, the variance shall be considered concurrently with the development application.

(Ord. 295 §7 (Exh. B (part)), 2004: Ord. 252 §1, 1995: Ord. 239 §11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 324, § 9(Exh. A, Pt. D), 8-8-2011)

All existing landscaping shall be maintained in a healthy condition. No landscape plant materials shall be removed from a planted area unless the removed materials are replaced with like landscaping.

(Ord. 239 §11(part), 1993).

The following additional standards shall apply to all construction in the RA-S zone.

A.

Eave Projection. Every single-family dwelling shall have an eave projection of at least two feet, unless incompatible with neighboring residences.

B.

Exterior Siding. Every single-family dwelling shall have exterior siding of brick, wood, stucco, or other similar material as provided by the building code of the City; no reflective siding shall be permitted.

C.

Roofing Material. Roof covering for all buildings shall be Class "A" (having satisfied the fifteen-year weathering test and certified as such by Underwriting Laboratories or an equivalent recognized test agency). Class "A" roof assembly utilizing wood or treated wood material and reflective type roofing shall not be permitted. Notwithstanding the foregoing, any new addition to, repair or reroofing of a structure may match the existing roof covering, provided that the roof addition or the area to be reroofed or repaired does not exceed two hundred square feet in size. Any new roof addition, repair or reroofing, which exceeds two hundred square feet shall comply with the requirements of this section.

D.

Permanent Foundation. Every single-family dwelling and accessory structure shall be built or placed upon a permanent foundation, unless exempt by a building code.

E.

Outdoor Lighting.

1.

Except as provided in subsections (E)(2), (E)(3) and (E)(4) below, outdoor lighting is prohibited. The outdoor lighting described in subsection (E)(2) shall be the exclusive types of artificial illumination permitted outdoors on residentially zoned properties, and shall illuminate strictly within the prescribed limitations so as to avoid light spillage and respect and advance the community goal of preserving natural darkness.

2.

Allowable outdoor lighting is limited to the following:

a.

Lighting along pedestrian and vehicular pathways for the purpose of providing safe passage. Bulbs used in such lighting shall be nonreflective and shall not exceed a total wattage in each light fixture of twenty-five-watt incandescent light bulb or technological equivalent. Bulbs shall be shielded and obscured by the lighting fixtures to cast light downward. Lighting fixtures shall be spaced no closer than twenty feet apart and shall be no higher than eighteen inches from grade to the top of the fixture.

b.

Security lighting at entryways to structures, provided that in no event shall a security light be set to shine for longer than five minutes following activation. Security lighting shall be nonreflective and shall not exceed a total wattage in each light fixture of one hundred fifty-watt incandescent light bulb or technological equivalent.

c.

One ground-mounted address sign light or one downward casting address sign-mounted light, provided that the bulb used in such light shall not exceed fifteen-watt incandescent or technological equivalent. The light fixture, if ground-mounted, shall be no higher than eighteen inches from grade to the top of the fixture.

d.

Entry post or pilaster lighting only at the foot of a driveway and at a courtyard entrance to the residence, provided that the bulbs are shielded and obscured by the lighting fixtures to cast light downward and the light does not spill onto the roadway or adjacent properties. Bulbs used in such lighting fixtures shall be nonreflective and shall not exceed a total wattage in each light fixture of forty-watt incandescent light bulb or technological equivalent.

e.

Lighting on porches and exterior walls of structures on the property, provided that the bulbs are shielded and obscured by the lighting fixtures to cast light downward and the light does not spill onto the roadway or adjacent properties. However, lighting fixtures at the primary entrance to a residence need not cast light downward and may be controlled by a timer. Further, lighting fixtures on the exterior wall of a structure immediately adjacent to a patio or terrace used as ambient light for cooking, dining or entertaining need not cast light downward, so long as they are operated manually (not controlled by a timer) and illuminated only when needed. Bulbs used in lighting allowed by this subsection, except for lighting fixtures at the primary entrance to a residence, shall be nonreflective and shall not exceed a total wattage in each light fixture of forty-watt incandescent light bulb or technological equivalent.

f.

Temporary lighting for holidays and for special events.

3.

Modification from Lighting Regulations. Property owners may apply for modifications to the lighting regulations set forth in subsection (E)(2) of this section by submittal of an application on a form provided by the City and upon payment of the application fee prescribed by the City's master fee resolution. Applications for modification shall be considered by the Planning Commission at a public hearing. Written notice of the hearing shall be provided to the owners of property immediately surrounding the property for which a modification is sought. The Commission may approve or conditionally approve a minor modification application only if it affirmatively finds that (a) special circumstances exist that make compliance with the outdoor lighting standards impractical or unsafe, or (b) the requested modification is warranted by exceptional architectural design. In either case, the proposed lighting plan may deviate from the standards in this section only to the extent reasonably necessary to accommodate the special circumstances.

4.

Nonconforming Light Fixtures and Light Bulbs.

a.

Light fixtures existing on May 28, 2008 that direct light upwards to illuminate an architectural or landscape feature or any other structure (except as provided in subsection (E)(2)(c) of this section) shall be deactivated, removed or otherwise brought into compliance with this section by January 1, 2009. All other light fixtures that were installed in compliance with the requirements of this code prior to May 28, 2008, and not in compliance with the requirements of this section, may remain indefinitely in their existing location, but shall not be replaced unless in compliance with this section.

b.

Light bulbs used in lighting fixtures permitted to remain indefinitely as provided in subsection (E)(4)(a) above shall be nonreflective and shall not exceed a total wattage in each light fixture as set forth in subsections (E)(2)(a) through (E)(2)(e) of this section, or if a lighting fixture of a type not described in subsections (E)(2)(a) through (E)(2)(e), shall be nonreflective and shall not exceed a total of twenty-five watts in each fixture. All light bulbs in outdoor fixtures shall be brought into compliance with the requirements of this section by January 1, 2009.

5.

Outdoor Lighting Audits. Residents may request a compliance audit by the City of the outdoor lighting on their property. The City will conduct such an audit upon payment of a fee as prescribed in the City's master fee resolution.

F.

Walls, Including Retaining Walls. The maximum permitted wall height shall be five feet, averaging two and one-half feet as measured from the finished grade to top of the wall. A wall above three feet shall be subject to site plan review and shall not be located in the front yard or in any setback, unless approved by a variance, (game court walls are addressed in Section 17.16.210(A)(7)(d)). A retaining wall, regardless of height, which supports a surcharge shall require a building permit.

G.

Outdoor Storage on Vacant Parcels. No storage of any kind, including operable and inoperable vehicles, trailers, recreational vehicles, construction materials and debris and similar objects shall be permitted on undeveloped lots.

H.

Perimeter Access. There shall be a minimum of a four-foot walkway along the perimeter of all structures, including around basement walls and light wells. Such walkway need not be paved.

(Ord. 312 § 4, 2008; Ord. 309 § 3, 2008; Ord. 295 § 7 (Exh. B (part)), 2004: Ord. 287 § 3, 2001; Ord. 239 § 11(part), 1993).

(Ord. No. 327, § 6(Exh. A, Pts. 10, 11), 6-11-2012)

The following conditions shall apply to the use and development of accessory structures.

A.

Stable, corral, turnout and all other structures and uses relating to keeping of permitted domestic animals subject to Chapter 17.18 of this title.

B.

Greenhouse providing that the following conditions are met:

1.

Shall not exceed two hundred square feet;

2.

Shall not be located in the front yard or any setback;

3.

A sanitary facility, except for a sink, shall not be permitted;

4.

A kitchen or kitchenette shall not be permitted.

C.

Reserved.

D.

Keeping of Domestic Animals. All activities shall comply with applicable provisions of Title 6 of the Rolling Hills Municipal Code and the Los Angeles County Health and Safety Code.

E.

Outdoor Storage of Recreational Vehicles, Boats or Trailers.

1.

No more than an aggregate total of three recreational vehicles, boats, trailers or horse trailers may be stored on any one property.

2.

No such storage shall be permitted within fifty feet of any roadway easement.

F.

Reserved.

G.

Swimming pool, pool equipment, spa and similar water features shall comply with the following criteria:

1.

No swimming pool, pool equipment, spa or water feature shall be located in the front yard or in any setback, except that a decorative fountain and a decorative pond, if constructed as part of landscaping features may be located in the front yard;

2.

Where a swimming pool, pool equipment or spa are submitted as part of a discretionary or nondiscretionary review, such structures shall be counted towards building pad coverage, structural and total lot coverage and the disturbed area of the lot;

3.

Where the size of the swimming pool/spa is eight hundred square feet or greater, a site plan review approval shall be required. For the purpose of this section the size of the pool/spa shall include the area of the water surface only;

4.

Where the construction of a swimming pool/spa of less than eight hundred square feet is submitted for an administrative approval, the applicant shall show a site for a corral and stable pursuant to Section 17.16.170 of this chapter, and provide calculations regarding the gross and net lot area, structural and total lot coverage and disturbed area of the lot;

5.

The pool equipment shall be screened from view from other properties;

6.

Other conditions may be imposed as necessary through the discretionary or administrative review process.

H.

Freestanding storage shed, detached trellis, freestanding covered patio having a solid roof, gazebo, outdoor bar, barbeque or fireplace, roofed playhouses or forts, fountains, ponds and similar structures. Such structures shall not require a discretionary review and shall not be counted towards building pad coverage, structural, total lot coverage and disturbed area of the lot unless:

1.

Any one of such structures exceed one hundred twenty square feet in area or exceed twelve feet in height, (fifteen feet for a roofed playhouse or fort), or when any combination of such structures exceed a total of eight hundred square feet, except that freestanding trellises or covered patios may be larger than one hundred twenty square feet, provided that the combined total of such structures does not exceed eight hundred square feet.

2.

There is more than an aggregate of five of such structures on a lot, or where the total of such structures exceed eight hundred square feet, including not more than two storage sheds.

Such structures shall not be located in any setback or in the front yard, except that a decorative fountain and a decorative pond, if constructed as part of landscaping features may be located in the front yard.

Such structures shall be screened from public right-of-way, easements and adjacent properties with appropriate landscaping.

I.

Structures attached to the primary residence or to accessory buildings, such as but not limited to, trellises, covered porches, porte cochere, entryways, and breezeways may be permitted, provided they are not located in any setback. Such structures shall be counted towards the building pad coverage guideline, except as specified in Section 17.16.097(C) and (D), and towards structural and total net lot coverage and the disturbed area of the net lot.

J.

Playhouses and Playground Equipment.

1.

Roofed playhouses, including forts, with or without permanent footings or foundation, which cover more than one hundred twenty square feet of surface area and exceed fifteen feet in height, shall not be permitted in the front yard, or in any setback.

2.

For the purpose of this section, the one hundred twenty square feet of surface area shall be limited to the area measured beneath a solid roof or other protective cover.

3.

Such structures shall be screened from public right-of-way, easements and adjacent properties with appropriate landscaping.

4.

Playground equipment, such as swing sets, teeter swings, slides, monkey bars, and sand boxes, freestanding or as part of a fort or playhouse and which fall below the dimensions specified above, shall not be regulated by this title and are permitted anywhere on the property, except easements.

5.

Playhouses, including forts, and playground equipment, regardless of size shall not be counted towards building pad coverage, structural and total lot coverage and the disturbed area of the lot, except as specified in subsection J of this section.

K.

Solar Panels. The review of the application shall be limited to assuring compliance with the following criteria:

1.

All plumbing devices from solar panels shall be installed in compliance with applicable installation requirements;

2.

A building and/or plumbing permit, as applicable, shall be obtained prior to installation.

L.

Cabana, pool house, recreation room, storage room, hobby shop, guest house, detached garage and similar accessory structure providing that the following conditions are met, and providing that only one such structure shall be permitted on a property, in addition to sheds and a greenhouse specifically permitted in this title and a stable pursuant to Section 17.18 of this title:

1.

Shall not exceed two hundred square feet;

2.

Shall not be located in the front yard or any setback;

3.

A sink and a toilet shall be permitted;

4.

A kitchen or kitchenette shall not be permitted;

5.

Sleeping shall not be permitted, except in a guest house;

6.

No vehicular access or paved parking area shall be developed within fifty feet of a guest house;

7.

Renting of the structure shall not be permitted;

8.

One thousand square feet set aside area shall be provided on the lot for an accessible stable and corral.

(Ord. 301 §6 (Exh. A (part)), 2006; Ord. 297 §9(part), 2005; Ord. 295 §7 (Exh. B (part)), 2004; Ord. 252 §2, 1995; Ord. 251 §§2, 3, 1995; Ord. 239 §11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 324, § 9(Exh. A, Pt. E), 8-8-2011; Ord. No. 384, § 7, 1-8-2024)

The following minimum conditions shall apply to the use and development of the following conditionally permitted uses. The Planning Commission may impose additional conditions pursuant to Chapter 17.42.

A.

Conditional Uses Requiring Primary Residential Use.

1.

More Than One Driveway. Additional driveways which provide a second or more means of vehicular access from a lot to a maintained street shall be permitted only in the following circumstances:

a.

The subject property is not developed with a driveway, within fifty feet of a roadway intersection;

b.

The subject property has frontage on maintained roadway of not less than two hundred fifty feet; and

c.

A minimum separation of one hundred feet is maintained between driveways on the same property.

2.

Cabana, pool house or recreation room providing that the following conditions are met:

a.

Shall not exceed eight hundred square feet.

b.

Shall not be located in the front yard or any setback.

c.

A kitchenette and sanitary facility consisting of a shower, sink and toilet shall be permitted.

d.

No sleeping quarters or renting of the structure shall be permitted.

3.

Reserved.

4.

Detached garage providing that the following conditions are met:

a.

Shall not be located in the front yard or any setback.

b.

A sink and toilet shall be permitted.

c.

A kitchen or kitchenette shall not be permitted.

d.

No sleeping quarters or renting of the structure shall be permitted.

e.

The Planning Commission shall have the ability to limit the size of the detached garage in relationship to the size of the residence, topography, size of the lot and other conditions.

5.

Guest house providing that the following conditions are met:

a.

Shall not exceed eight hundred square feet.

b.

Shall not be located in the front yard or any setback.

c.

A kitchenette and sanitary facility consisting of a shower, sink and toilet shall be permitted.

d.

No vehicular access or paved parking area shall be developed within fifty feet of the guest house.

e.

Occupancy of the guest house shall be limited to persons employed on the premises, the immediate family of the occupants of the main residence or by the temporary guests of the occupants of the main residence. No temporary guest may remain in occupancy for more than thirty days in any six-month period.

f.

Renting of a guest house is prohibited.

g.

All requirements of this title must be complied with unless otherwise set forth in the permit or approved plan.

h.

A landscaping plan shall be submitted to the City of Rolling Hills Planning Department staff or Planning Commission, if requested, for approval. The plan submitted must comply with the purpose and intent of site plan review, as specified in Chapter 17.46 of this title.

6.

Mixed Use Structures. A mixed use structure, as defined by this title, shall be subject to the following conditions:

a.

Mixed use structures shall not be located in the front yard or any setback;

b.

That portion of the structure intended to be used for other than a garage use, shall not exceed eight hundred square feet in size;

c.

Vehicular access to the garage or mixed use structure shall not occur within an easement or within twenty-five feet of the side or rear lot line;

d.

If a portion of the structure is designed or intended to be used for a garage, that portion shall be separated by an interior common wall from the portion of the structure used as a stable, barn, office, study, recreational use or other use. The interior common wall shall be constructed in the same manner as found in attached townhouse construction. No access from the interior of the portion used for a garage to the interior of the portion used for the other use shall be permitted;

e.

If a portion of the structure is intended to be used as a stable, that portion of the structure, in addition to meeting the requirements of this subsection shall be subject to the requirements of Chapter 17.18 of this title.

f.

If a portion of the structure is intended to be used as a garage, there shall be no sleeping quarters, occupancy, kitchen or kitchenette facilities, but a sanitary facility including a sink and toilet maybe permitted. The remainder of the structure and its uses shall comply with the provisions of this section for each individual use.

g.

A loft area may be constructed only over the stable portion of the mixed use structure, subject to the requirements of Chapter 17.18 of this title.

h.

Where the garage, stable or any other use that is specified on the approved plan is converted to another use, or if the proportions of any approved use is changed without required approvals, the permit granting the mixed use structure may be revoked, pursuant to Chapter 17.58, and the structure shall be removed at the cost of the property owner;

i.

If any conditions of the permit are violated, or if any law, statute or ordinance is violated, the permit may be revoked and the privileges granted by the permit shall lapse, provided that the property owner has been given written notice to cease such violation and has failed to do so for a period of thirty days, and further provided that the owner has been given an opportunity for a hearing.

7.

Recreational Game Courts. Tennis, racquetball and squash courts, and any other fenced, enclosed, paved or hard-surfaced areas used for recreational purposes shall adhere to the following conditions:

a.

A legally required and accessible stable and corral area shall be provided on the site in accordance with Section 17.16.010(A);

b.

A game court shall not be located in the front yard or any setback;

c.

A game court shall not be located within fifty feet of any paved road or street easements;

d.

Retaining walls constructed for a game court shall not exceed four feet in height at any point along the wall; retaining walls shall not be exposed to the exterior; and if necessary to minimize the visual impact, the game court surface shall be inset or sunken below grade;

e.

The construction of the proposed game court shall conform to the lot coverage limitations as set forth in Section 17.16.070;

f.

A game court shall not be located on a slope that exceeds a 2:1 grade;

g.

A game court shall not be located on the side or bottom of a canyon or in the path of a natural drainage course;

h.

When grading is required for a game court, cutting and filling shall be balanced on site and shall not exceed a total cut and fill of seven hundred fifty cubic yards;

i.

When grading is required for a game court, cutting and filling shall be balanced on site and shall not exceed ten thousand square feet;

j.

The existing topography, flora and natural features of the site shall be retained to the greatest extent possible;

k.

Drainage systems shall be incorporated into the game court and shall be approved by the City Engineer;

l.

A game court shall be adequately screened on all four sides;

m.

Landscape screening shall include native or other drought-tolerant mature trees and shrubs which shall be maintained in a healthy condition. The landscape screening shall not exceed the mature height determined by the Planning Commission or City Council and shall be approved in accordance with the site plan review process pursuant to Chapter 17.46;

n.

Landscaping shall not interfere with the viewscape of surrounding properties or easements pursuant to Chapter 17.26;

o.

Game court lighting shall not be permitted;

p.

Design and construction of a game court shall include methods to mitigate visual and noise impacts.

8.

Storage room and hobby shop providing that the following conditions are met:

a.

Shall not exceed eight hundred square feet.

b.

Shall not be located in the front yard or any setback.

c.

A kitchen or kitchenette shall not be permitted.

d.

A sink and toilet shall be permitted.

e.

No sleeping quarters or renting of the room shall be permitted.

9.

Horseback Riding Ring.

a.

Horseback riding ring shall not be located in the front yard or any setback.

b.

Other conditions may be imposed through a discretionary permit review process.

B.

Conditional Uses as Primary Use.

1.

Elementary School Offering State-Mandated Curriculum. No specific conditions shall apply unless conditions are imposed through a discretionary permit review process.

2.

Fire Station. No specific conditions shall apply unless conditions are imposed through a discretionary permit review process.

3.

Gate House. No specific conditions shall apply unless conditions are imposed through a discretionary permit review process.

4.

Park and/or Playground. No specific conditions shall apply unless conditions are imposed through a discretionary permit review process.

5.

Public Utility Building. No specific conditions shall apply unless conditions are imposed through a discretionary permit review process.

6.

Temporary Manufactured Homes or Trailers. Temporary manufactured homes and trailers may be permitted only in cases where an occupied primary residence on a property has been rendered uninhabitable by an active landslide. Any approval of a conditional use permit for temporary living quarters within a manufactured home or trailer shall be subject to the following conditions and any other conditions which the Planning Commission may require.

a.

The manufactured home or trailer shall not be placed on a permanent foundation.

b.

All utilities shall be aboveground and adequate aboveground storage tank facilities shall be provided for sewerage; provisions shall be made for the regular pumping of such tank facilities.

c.

The specific location of the manufactured home or trailer on the property shall be subject to approval by the Commission.

e.

Placement of the manufactured home or trailer shall not create a geologic hazard or otherwise be detrimental to the public health, safety and welfare.

f.

Conditions shall be imposed to ensure that the visual impact of the manufactured home or trailer is as harmonious as reasonably possible with the neighborhood.

g.

The applicant shall present facts demonstrating a necessity for temporary alternative living arrangements during the pendency of an active landslide.

h.

The primary residence shall not be occupied while the manufactured home or trailer remains on the property. Gas and electric utilities shall be disconnected from the primary residence unless the Commission determines otherwise. The manufactured home or trailer may only be occupied by the applicant.

i.

The owner shall enter into an agreement holding the City harmless for any liability resulting from placement of the manufactured home or trailer on the property.

j.

Assurances acceptable to the City shall be received to ensure the removal of the manufactured home or trailer and all appurtenances thereto at the expiration of the permit.

(Ord. 295 §7 (Exh. B (part)), 2004; Ord. 281 §8, 2000; Ord. 239 §11(part), 1993).

(Ord. No. 319, §§ 22(Exh. A, Pt. C), 7-15-2010; Ord. No. 324, § 9 (Exh. A, Pt. F), 8-8-2011)

Prior to the submittal of an applicable final grading plan for any approved development to the building and safety department for plan check, a detailed grading and drainage plan with related geology, soils and hydrology reports that conform to the development plan, as approved by the Planning Commission shall be submitted to the Rolling Hills Planning Department staff for review. Cut and fill slopes must conform to the City of Rolling Hills standard of a maximum of 2:1 slope ratio.

(Ord. 239 § 11(part), 1993).

(Ord. No. 327, § 6(Exh. A, Pt. 12), 6-11-2012)

Per the requirements of the City's Building and Construction Ordinance (Title 15 of this code):

A.

No export or import of cut material or fill material shall be permitted in connection with any grading performed in the City, unless otherwise permitted by the provisions of Title 15 of this code.

B.

No export or import of soil that does not require a grading permit and discretionary review shall be permitted for remedial repair of areas of the lot that have eroded, of hillsides or trails in the City, unless otherwise permitted by the provisions of Title 15 of this code.

(Ord. 312 § 5, 2008: Ord. 273 § 6, 1998: Ord. 239 § 11(part), 1993).

Per the requirements of the City's Building Code (Title 15 of the Municipal Code), property shall be restored to the condition that existed prior to excavations, to the maximum extent practicable, following exploratory excavations and within the time period, if any, specified by the City Manager or designee.

(Ord. 274 § 4, 1998).

A.

In accordance with California Health and Safety Code Section 17021.5, subdivision (b):

1.

Employee housing with a permit from the statutory enforcement agency to serve six or fewer employees is considered a single-family residential structure.

2.

No conditional use permit, zoning variance, or other zoning clearance is required for employee housing serving six or fewer employees unless the same is required for a family dwelling of the same type in the same zone.

3.

In accordance with California Health and Safety Code Section 17007, for purposes of this subsection (A), "statutory enforcement agency" refers to the Department of Housing and Community Development unless and until the City of Rolling Hills or the County of Los Angeles assume responsibility for enforcing the Employee Housing Act under Health and Safety Code Section 17050.

B.

Supportive housing is a use by right in all zones where multifamily and mixed uses are permitted, in accordance with Government Code Title 7, Division 1, Chapter 3, Article 11 (commencing with Section 65650).

C.

Transitional housing and supportive housing are each considered a residential use of property and are subject to those restrictions that apply to other residential dwellings of the same type in the same zone, in accordance with Government Code Section 65583, subdivision (c)(3).

(Ord. No. 377, § 7, 8-8-2022)