This title shall be known and cited as the “San Carlos Zoning Ordinance,” “Zoning Ordinance of the City of San Carlos,” “Zoning Ordinance,” or “Ordinance.”

The San Carlos Zoning Ordinance is adopted pursuant to the authority contained in Section 65850 of the California Government Code. (Ord. 1438 § 4 (Exh. A (part)), 2011)

The purpose of this title is to implement the City’s General Plan and to protect and promote the public health, safety, peace, comfort, convenience, prosperity and general welfare. More specifically, the ordinance codified in this title is adopted to achieve the following objectives:

A.    To provide a precise guide for the physical development of the City in a manner as to progressively achieve the arrangement of land uses depicted in the San Carlos General Plan, consistent with the goals and policies of the General Plan.

B.    To foster a harmonious, convenient and workable relationship among land uses and ensure compatible infill development, consistent with the General Plan.

C.    To support economic development and job creation.

D.    To provide for the housing needs of all economic segments of the community.

E.    To promote high quality architecture and design, consistent with the General Plan.

F.    To promote the stability of existing land uses that conform with the General Plan, protecting them from inharmonious influences and harmful intrusions.

G.    To promote a safe and efficient traffic circulation system, foster the provision of adequate off-street parking and off-street loading facilities, bicycle facilities and pedestrian amenities, and support a multi-modal transportation system.

H.    To facilitate the appropriate location of community facilities, institutions and parks and recreational areas.

I.    To protect and enhance real property values.

J.    To safeguard and enhance the appearance of the City.

K.    To define duties and powers of administrative bodies and officers responsible for implementation of this title. (Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Organization of Regulations. This title consists of five parts:

1.    Article I: General Provisions;

2.    Article II: Base and Overlay Districts;

3.    Article III: Regulations Applying to Some or All Districts;

4.    Article IV: Administration and Permits;

5.    Article V: General Terms.

B.    Types of Regulations. Four types of zoning regulations control the use and development of property:

1.    Land Use Regulations. These regulations specify land uses permitted, conditionally permitted or specifically prohibited in each zoning district, and include special requirements, if any, applicable to specific uses. Land use regulations for base zoning districts and for overlay districts are in Article II of this title. Certain regulations applicable in some or all of the districts, and performance standards which govern special uses, are in Article III.

2.    Development Regulations. These regulations control the height, bulk, location and appearance of structures on development sites. Development regulations for base zoning districts and for overlay districts are in Article II of this title. Certain development regulations applicable to some or all districts are in Article III. These include regulations for specific uses, development and site regulations, performance standards, parking, signs, antennas and wireless communications and nonconforming uses.

3.    Administrative Regulations. These regulations contain detailed procedures for the administration of this title, and include common procedures, processes and standards for discretionary entitlement applications and other permits. Administrative regulations are in Article IV.

4.    General Terms and Use Classifications. Article V provides a list of use classifications and a list of terms and definitions used in this title. (Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    General Rules for Applicability of Zoning Regulations.

1.    Applicability to Property. This title shall apply, to the extent permitted by law, to all property within the corporate limits of the City of San Carlos and to property for which applications for annexation and/or subdivisions have been submitted to the City of San Carlos, including all uses, structures and land owned by any private person, firm, corporation or organization, or the City of San Carlos or other local, State or Federal agencies. Any governmental agency shall be exempt from the provisions of this title only to the extent that such property may not be lawfully regulated by the City of San Carlos.

2.    Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished or moved in any zoning district, except in accordance with the provisions of this title.

B.    Relation to Other Regulations.

1.    General. The regulations of this title and requirements or conditions imposed pursuant to this title shall not supersede any other regulations or requirements adopted or imposed by the San Carlos City Council, the State of California, or any Federal agency that has jurisdiction by law over uses and development authorized by this title. All uses and development authorized by this title shall comply with all other such regulations and requirements. Where conflict occurs between the provisions of this title and any other City ordinance, chapter, resolution, guideline or regulation, the more restrictive provisions shall control, unless otherwise specified.

2.    Permit Streamlining Act. It is the intent of this title that all actions taken by the decision-making body pursuant to this title that are solely adjudicatory in nature be within a time frame consistent with the provisions of Government Code Section 65920 et seq. (the Permit Streamlining Act). Nothing in this title shall be interpreted as imposing time limits on actions taken by the decision-making body pursuant to this title that are legislative in nature or that require both adjudicatory and legislative judgments.

3.    Relation to Private Agreements. This title shall not interfere with or annul any recorded easement, covenant, or other agreement now in effect; provided, that where this title imposes greater restriction than imposed by an easement, covenant, or agreement, this title shall control.

4.    Relation to Prior Ordinances. The provisions of this title supersede all prior Zoning Ordinances codified in Title 18 of the San Carlos Municipal Code and any amendments. No provision of this title shall validate any land use or structure established, constructed or maintained in violation of the prior Zoning Ordinance, unless such validation is specifically authorized by this title and is in conformance with all other regulations.

5.    Application During Local Emergency. The City Council may authorize a deviation from a provision of this title during a local emergency declared and ratified under the San Carlos Municipal Code. The City Council may authorize a deviation by resolution without notice or public hearing.

C.    Consistency with the General Plan. Any permit, license or approval issued pursuant to this title must be consistent with the San Carlos General Plan and all applicable specific plans. In any case where there is a conflict between this title and the General Plan, the General Plan shall prevail.

D.    Effect on Previously Approved Projects and Projects in Progress. Any building or structure for which a building permit has been issued may be completed and used in accordance with the plans, specifications and permits on which said building permit was granted, provided at least one inspection has been requested and posted for the primary structure on the site where the permit is issued and provided construction is diligently pursued and completed within six months of permit issuance. No extensions of time except as provided for in the California Building Code shall be granted for commencement of construction, unless the applicant has secured an allowed permit extension from the Planning Department. (Ord. 1438 § 4 (Exh. A (part)), 2011)

If any section, subsection, paragraph, sentence, clause or phrase of this title is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title. The San Carlos City Council hereby declares that it would have passed this title, and each section, subsection, sentence, clause and phrase thereof, regardless of the fact that any or one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. (Ord. 1438 § 4 (Exh. A (part)), 2011)

The City Council shall establish by resolution, and may amend and revise from time to time, fees for processing the discretionary entitlement applications and other permits authorized or required by this title. All fees shall be paid at the time an application is filed, and no processing shall commence until the fees are paid in full. (Ord. 1438 § 4 (Exh. A (part)), 2011)

The City shall be classified into districts or zones, the designation and regulation of which are set forth in this title and as follows:

A.    Base Zoning Districts. Base zoning districts into which the City is divided are established as shown in Table 18.01.070, Base and Overlay Zoning Districts.

B.    Overlay Zoning Districts. Overlay zoning districts, one or more of which may be combined with a base district, are established as shown in Table 18.01.070, Base and Overlay Zoning Districts.

C.    References to Classes of Base Districts. Throughout this title, the following references apply:

1.    “RS district” or “residential single-family district” means one or more of the following districts: RS-3 Single-Family, Low Density or RS-6 Single-Family.

2.    “RM district” or “residential multifamily district” means one or more of the following districts: RM-20 Multifamily, Low Density or RM-59 Multifamily, Medium Density.

3.    “R district” or “residential district” means one or more of the following districts: RS-3 Single-Family, Low Density, RS-6 Single-Family, RM-20 Multifamily, Low Density or RM-59 Multifamily, Medium Density.

4.    “Nonresidential district” means any base zoning district except RS or RM districts.

5.    “MU district” or “mixed-use district” means one or more of the following districts: MU-DC Mixed-Use Downtown Core, MU-D Mixed-Use Downtown, MU-SA Mixed-Use Station Area, MU-SC Mixed-Use San Carlos Avenue, MU-NB Mixed-Use North Boulevard, MU-SB Mixed-Use South Boulevard, or MU-N Neighborhood Mixed-Use.

6.    “C district” or “commercial district” means one or more of the following districts: NR Neighborhood Retail, GCI General Commercial/Industrial, or LC Landmark Commercial.

7.    “I district” or “industrial district” means one or more of the following: IA Industrial Arts, IL Light Industrial, IH Heavy Industrial, or IP Industrial Professional. (Ord. 1464 § 3 (Exh. A), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

The boundaries of the zoning districts established by this title are not included in this title but are shown on the official Zoning Map maintained by the City Clerk. The official Zoning Map, together with all legends, symbols, notations, references, zoning district boundaries, map symbols, and other information on the maps, have been adopted by the Council and are hereby incorporated into this title by reference, together with any amendments previously or hereafter adopted, as though they were fully included here.

A.    Application of Pre-Annexation Zoning. The City may apply pre-annexation zoning to unincorporated property located within the planning area boundary consistent with the San Carlos General Plan. The pre-annexation zoning process shall comply with the provisions of Chapter 18.38, Prezoning and Annexation Procedure. The zoning provisions and requirements so established shall become applicable at the same time that the annexation of such territory becomes effective.

B.    Uncertainty of Boundaries. If an uncertainty exists as to the boundaries of any district shown on the official Zoning Map, the following rules shall apply:

1.    Boundaries indicated as approximately following the centerlines of alleys, lanes, streets, highways, streams or railroads shall be construed to follow such centerlines.

2.    Boundaries indicated as approximately following lot lines, city limits, or extraterritorial boundary lines shall be construed as following such lines, limits or boundaries.

3.    In the case of unsubdivided property or where a district boundary divides a lot and no dimensions are indicated, the following shall apply:

a.    Lots Greater Than One Acre. The location of such boundary shall be determined by the use of the scale appearing on the official Zoning Map.

b.    Lots Less Than One Acre. The lot shall be deemed to be included within the zone which is the more restrictive.

4.    In the case of any remaining uncertainty, the Director shall determine the location of boundaries.

5.    Where any public street or alley is officially vacated or abandoned, the regulations applicable to each parcel of abutting property shall apply to that portion of such street or alley added thereto by virtue of such vacation or abandonment.

6.    Where any private right-of-way or easement of any railroad, railway, transportation or public utility company is vacated or abandoned and said property is unclassified, said property shall be automatically classified as being in the Public (P) District. (Ord. 1438 § 4 (Exh. A (part)), 2011)

The purpose of this chapter is to provide precision in the interpretation of the zoning regulations. The meaning and construction of words and phrases defined in this chapter apply throughout this title, except where the context indicates a different meaning. (Ord. 1438 § 4 (Exh. A (part)), 2011)

In interpreting the various provisions of this title, the following rules of construction shall apply:

A.    The particular controls the general.

B.    Unless the context clearly indicates the contrary, the following conjunctions shall be interpreted as follows:

1.    “And” indicates that all connected words or provisions shall apply.

2.    “And/or” indicates that the connected words or provisions may apply singularly or in any combination.

3.    “Or” indicates that the connected words or provisions may apply singularly or in any combination.

4.    “Either...or” indicates that the connected words or provisions shall apply singularly but not in combination.

C.    In case of conflict between the text and a diagram or graphic, the text controls.

D.    All references to departments, committees, commissions, boards, or other public agencies are to those of the City of San Carlos, unless otherwise indicated.

E.    All references to public officials are to those of the City of San Carlos, and include designated deputies of such officials, unless otherwise indicated.

F.    All references to days are to calendar days, unless otherwise indicated. If a deadline falls on a weekend or holiday, or a day when the City offices are closed, it shall be extended to the next working day. The end of a time period shall be the close of business on the last day of the period.

G.    The words “shall,” “will,” “must” and “is to” are always mandatory and not discretionary. The words “should” or “may” are permissive.

H.    The present tense includes the past and future tenses, and the future tense includes the past.

I.    The singular number includes the plural, and the plural, the singular.

J.    Sections and section headings contained herein shall not be deemed to govern, limit, modify, or in any manner affect the scope, meaning, or intent of any section. (Ord. 1438 § 4 (Exh. A (part)), 2011)

The Director shall make the interpretation for any definition not expressly identified in this title or provide clarification and determination of these rules. (Ord. 1438 § 4 (Exh. A (part)), 2011)

The purpose of this chapter is to explain how various measurements referred to in this title are to be calculated. (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

For all calculations, the applicant shall be responsible for supplying drawings illustrating the measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Director. (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

Whenever this title requires consideration of distances, parking spaces, dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

A.    General Rounding. Fractions of one-half or greater shall be rounded up to the nearest whole number and fractions of less than one-half shall be rounded down to the nearest whole number, except as otherwise provided.

B.    Exception for State Affordable Housing Density Bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Government Code Section 65915 or any successor statute, and Chapters 18.16, Affordable Housing Programs, and 18.17, Affordable Housing Incentives, is described in Chapters 18.16, Affordable Housing Programs, and 18.17, Affordable Housing Incentives. (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Measurements Are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.

B.    Distances Are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.

C.    Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

D.    Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, is measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.

E.    Measuring Radius. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project, in all directions.

FIGURE 18.03.040: MEASURING DISTANCES

(Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Measuring Building Height. Building height is the vertical distance measured in feet between the finished grade and the highest point of the structure directly above (the roof beams of a flat roof, the deck line of a mansard roof or the highest peak or gable of a pitched or hipped roof), unless otherwise specified in this title.

FIGURE 18.03.050-A(1): MEASURING BUILDING HEIGHT ON SLOPED LOTS

1.    Exceptions. Antennas, belfries, chimneys, cooling towers, cupolas, domes, elevator bulkheads, flagpoles, ornamental towers, penthouses, solar collectors, spires and standpipes and necessary mechanical equipment may exceed the height limits pursuant to Section 18.15.060, Height and height exceptions.

B.    Measuring the Number of Stories in a Building. In measuring the height of a building in stories, the following measurement rules shall apply:

1.    A balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third (1/3) of the total area of the nearest full floor directly below it or if it is enclosed on more than two (2) sides.

2.    A basement shall be counted as a full story if the finished surface of the floor above the basement is:

a.    More than six (6) feet above grade plane; or

b.    More than twelve (12) feet above the finished grade at any point.

FIGURE 18.03.050-B(2): DETERMINING IF A BASEMENT IS A STORY

3.    A story shall not exceed twenty-five (25) feet in height from the upper surface of the floor to the ceiling above.

C.    Measuring Height of Fences or Walls. The height of any fence or wall shall be determined by measuring the vertical distance from the highest existing grade at a point within a three-foot radius of any point on such fence or structure to the highest point of such structure. In the case of fences or walls between the setback line and lot line, height shall be measured from highest finished grade adjacent to the structure to the top of the structure as determined by the Director.

1.    Measuring Height of Fences on Retaining Walls. The height of a fence that is on top of a retaining wall is measured from the highest existing grade point within a three-foot radius of any point on such fence to the highest point of the fence on the highest side of the wall. Any fence or railing required to comply with minimum height in applicable Building Code requirements is permitted.

FIGURE 18.03.050-C: MEASURING HEIGHT OF FENCES AND WALLS

D.    Measuring the Height of Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground below.

FIGURE 18.03.050-D: MEASURING HEIGHT OF DECKS

(Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.

B.    Lot Depth. Lot depth is measured along a straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.

FIGURE 18.03.060: MEASURING LOT WIDTH AND DEPTH

(Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

The average slope of a parcel is calculated using the following formula: S = 100(I)(L)/A, where:

A.    S = Average slope (in percent);

B.    I = Contour interval (in feet);

C.    L = Total length of all contour lines on the parcel (in feet);

D.    A = Area of subject parcel (in square feet). (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure, measured from the outside perimeter of the exterior walls and/or the centerline of interior walls.

A.    Included in Floor Area. Floor area includes, but is not limited to, all habitable space (as defined in the California Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof or within lines drawn parallel to and two (2) feet within the roof line of any building without walls, and balconies, porches or other similar structures that are enclosed on more than two (2) sides. Garages in the RS-6 zoning district shall be included in floor area calculations. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.

B.    Excluded From Floor Area. Floor area does not include:

1.    Mechanical, electrical, and communication equipment rooms that do not exceed two percent (2%) of the building’s gross floor area;

2.    Statewide exemption accessory dwelling units in accordance with Section 18.23.210;

3.    Up to eight hundred (800) square feet of any accessory dwelling unit;

4.    Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is thirty (30) inches or greater;

5.    Areas that qualify as usable open space;

6.    Areas devoted to parking in the following circumstances:

a.    In nonresidential buildings, areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finish grade of the property.

b.    In multifamily and mixed-use buildings, all underground, partially underground, or surface enclosed areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finish grade of the property.

7.    In addition, in the RS-6 zoning district, the following shall be excluded from floor area calculations:

a.    Basements that are located directly beneath the house footprint (with exceptions for lightwells and access to areas underground) and with an exposed area of no more than three (3) feet from finished grade to finished floor above.

b.    Up to four hundred fifty (450) square feet of garage area, provided the garage is detached and located to the rear of residential structures, and is a minimum of forty (40) feet away from the front lot line.

C.    Nonresidential Uses. For nonresidential uses, or nonresidential uses in mixed-use developments, gross floor area includes unless otherwise specified, all partially above grade and fully above grade enclosed parking areas, pedestrian access interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight. Nonresidential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas. (Ord. 1626 § 3 (Exh. A), 2025; Ord. 1604 § 4 (Exh. B), 2023; Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate the FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals twenty thousand (20,000) square feet, and the site area is ten thousand (10,000) square feet, the FAR is expressed as 2.0.

A.    Excluded From Floor Area in Calculating FAR.

1.    Underground Areas. Floor area located below finished grade, including below-grade parking.

2.    Parking Areas. Floor area provided for parking serving residential units only located above grade in multifamily and mixed-use buildings within the multifamily (RM) and mixed-use (MU) districts.

Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is five (5) feet or less. Structured parking areas located above finished grade or finished floor of habitable space where the vertical distance between finished grade of finished floor is more than five (5) feet are included as floor area in calculating FAR.

3.    Side-Loaded or Detached Garages. Side-loaded or detached garages not exceeding four hundred fifty (450) square feet, located to the rear of residential structures, a minimum of forty (40) feet away from the front lot line and accessed by a driveway the entire length of which is less than twelve (12) feet in width.

FIGURE 18.03.090: DETERMINING FLOOR AREA RATIO

(Ord. 1626 § 3 (Exh. A), 2025; Ord. 1537 (Exh. A (part)), 2018: Ord. 1480 (Exh. A), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, shall be summed in order to calculate lot coverage. The following structures shall be excluded from the calculation:

A.    Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies and stairways less than eighteen (18) inches in height at surface of deck (and less than six (6) feet including railings);

B.    Eaves and roof overhangs projecting up to two (2) feet from a wall;

C.    Trellises and similar structures that have roofs that are at least fifty percent (50%) open to the sky with uniformly distributed openings;

D.    Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and

E.    One (1) small, nonhabitable accessory structure under one hundred twenty (120) square feet. Structures above quantity of one (1) shall be included in lot coverage.

F.    Statewide exemption accessory dwelling units in accordance with Section 18.23.210.

G.    In the RS-6 zoning district and not subject to the Hillside Overlay District:

1.    Unenclosed and unroofed decks that are greater than eighteen inches in height at surface of deck and where the surface of the deck is equal to or lower than the lowest living level above grade, up to two hundred fifty square feet shall be excluded from lot coverage.

2.    Covered porches in the front yard area that are greater than eighteen inches in height at surface of porch, and where the porch floor surface is at or below the level of the front door, up to two hundred square feet shall be excluded from lot coverage calculations.

FIGURE 18.03.100: DETERMINING LOT COVERAGE

(Ord. 1604 § 4 (Exh. B), 2023; Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

A.    Corner Lot. The front of a lot is the narrowest dimension of the lot with street frontage.

B.    Through Lot. The front yard of a through lot abuts the street that neighboring lots use to provide primary access. (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear property line. The following special regulations for determining yards apply when a lot abuts a proposed street or alley.

A.    Yards Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the future right-of-way rather than the property line.

B.    Yards on Alleys.

1.    If a side lot line abuts an alley, the yard shall be considered an interior side yard rather than a corner side yard.

2.    In computing the minimum yard for any lot where such yard abuts an alley, no part of the width of the alley may be considered as part of the required yard.

C.    Measuring Setbacks. Setbacks shall be measured as the distance between the nearest lot line and the closest point on the exterior of a building or structure along a line at right angles to the lot line. Setbacks shall be unobstructed from the ground to the sky except where allowed pursuant to Section 18.15.080, Projections into yards, subject to compliance with the California Building Code.

FIGURE 18.03.120: DETERMINING SETBACKS (YARDS)

(Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

The calculations of measurements related to signs are described in Chapter 18.22, Signs. (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

For the purpose of calculating required parking lot landscaping, parking lot areas are deemed to include parking and loading spaces as well as aisles, vehicle entry and exit areas, and any adjacent paved areas. Parking lot area does not include enclosed vehicle storage areas. (Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

The minimum distance shall be measured from the edge of any table, chair, bench, planter, or other appurtenance used as part of an outdoor dining area to any obstruction within the sidewalk area.

FIGURE 18.03.150: MEASURING PEDESTRIAN CLEARANCE

(Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)