Santee City Zoning Code
CHAPTER 13
30 GENERAL DEVELOPMENT AND PERFORMANCE STANDARDS
§ 13.30.010 Purposes and General Plan consistency.
The intent of this section is to protect properties in all districts and the health and safety of persons from environmental nuisances and hazards and to provide a pleasing environment in keeping with the nature of the district character.
(Ord. 566 § 3, 2019)
§ 13.30.020 General development standards.
Unless stated otherwise within this code, the following standards shall be met for all developments:
A.
Projections Into Yards.
1.
Eaves, roof projections, awnings, and similar architectural features when located at least eight feet above grade may project into required yards a maximum distance of three feet, provided that such feature shall be at least three feet from a property line.
2.
Fireplace, chimneys, bay windows, balconies, fire escapes, exterior stairs and landings, and similar architectural features may project into the required yard a maximum distance of two feet and shall be at least three feet from a property line.
B.
Projections Above Height Limits. Unless otherwise specified in this code, flues, chimneys, antennas, elevators or other mechanical equipment, utility, or mechanical features may exceed the height limit of the base district by not more than 15 feet, provided such feature shall not be used for habitable space and appropriate screening is provided, as determined by the Director. Architectural appurtenances to churches and other religious institutions involving a steeple, or cross, or combination thereof, and clock towers and similar design elements on commercial structures, may exceed the maximum height of the base district if it is determined through the development review permit or conditional use permit process that architectural compatibility and appropriate building scale are achieved and maintained.
C.
Use of Required Yards.
1.
Street Yards. Except as otherwise permitted, a street yard shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.
2.
Rear and Interior Side Yards. Except as otherwise permitted, these yards shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, or similar accessory activities.
D.
Auxiliary Structures. Auxiliary structures shall meet all of the setback requirements for main buildings unless otherwise specified within this code. Height of auxiliary structures shall be a maximum of 16 feet. Carports in the commercial or industrial zones shall be a maximum of 25 feet high and are subject to the parking setback requirements.
E.
Distance Between Structures. The minimum distance between detached structures on the same lot shall be 10 feet unless otherwise specified in this code.
F.
Fencing and Walls in the Office Professional, Commercial and Industrial Zones.
1.
Fences or walls located in a required front or corner side yard shall not exceed three and one-half feet in height in the office and commercial zones. In the Industrial zones, security fencing up to six feet in height may be located in the front or exterior side yard provided the fence is constructed of decorative metal, is non view-obscuring and otherwise complies with the provisions contained in Section 13.14.040(C) (Security fencing) of this title. Fences or walls on the interior side or rear yard of property zoned office, commercial or industrial shall not exceed eight feet in height unless otherwise approved through a development permit. Overall fence height is inclusive of security devices noted in subsection (F)(2) of this section.
2.
In the industrial zones, barbed wire, concertina wire, or similar security devices are permitted on top of a minimum six-foot high fence or wall located in the rear or interior sideyard setback only. Wire shall fall inward to the property and shall not extend beyond the property line.
3.
In the office or commercial zones, decorative iron curved inward to the property, shall be used as a security device in lieu of barbed wire, concertina wire, or similar security devices.
4.
Fences and walls shall be designed to be compatible with on-site buildings in terms of color and/or materials. Within the required setback adjacent to a residential land use, a minimum six-foot high solid decorative block wall shall be required. Exceptions to this requirement may be granted by the Director where an equivalent buffer is provided through site design or site characteristics, such as difference in grade between sites.
5.
All fences and walls are to be composed of new or good used materials as determined by the Director and shall be kept in good repair and adequately maintained at all times. Any dilapidated, dangerous, or unsightly walls or fences shall be removed or repaired. Anti-graffiti surfaces shall be provided pursuant to Section 7.16.120.
6.
Walls or fences may not enclose required parking unless otherwise permitted by Section 13.06.070(E)(4) or 13.14.040(C).
G.
Fencing and Walls in the Open Space Zone.
1.
Fences or walls located in the open space zone shall adhere to the fence height limitations of the residential zones unless otherwise approved pursuant to a development permit.
2.
The Director may approve the use of security devices such as barbed wire, concertina wire or similar devices in the open space zone, provided the fencing will not adversely impact the public health or safety and it does not present a negative visual impact.
3.
Walls constructed next to a mobility element street shall be constructed with decorative block to the satisfaction of the Director.
H.
Family Day Care Homes. All family day care homes must obtain all permits and licenses required by State law prior to commencing operation and all such licenses or permits shall be kept valid and current.
I.
Equipment Screening. Any equipment, whether on the roof, on the side of a building, or on the ground, shall be screened from view. The method of screening shall be architecturally integrated with the building design in terms of material, color, shape and size. Where individual equipment is provided, a continuous screen is desirable.
J.
Trash Enclosures. All office, commercial and industrial developments shall provide an adequate number of trash enclosures on site to meet the requirements of Chapter 9.06 and Section 9.02.230 or amendments thereto. The enclosures shall be designed to the satisfaction of the Director and shall include:
1.
A minimum six-foot high solid decorative masonry wall with a solid roof and solid metal gate painted to match the on-site buildings. The enclosures shall prevent rainfall from entering the enclosure and prevent wind dispersal as well as offsite transport of trash and recycling.
2.
Each trash dumpster shall have an attached, water-proof cover that shall be kept closed at all times.
3.
All gaps between walls and roof of the enclosure must be screened with a five mm gauge.
4.
The trash enclosures:
a.
Shall be properly sized to include all containers for trash, recyclable, and organic waste, and be easily accessible;
b.
Shall not be located within any required street yards, shall be setback a minimum of five feet to side and rear property lines when adjacent to nonresidential zones, 10 feet when adjacent to a residential zones and shall not be located within a landscape area; and
c.
Shall not block any required parking area or driveway.
6.
All developments must also comply with the current storm water requirements in Section 9.06.250(C)(1) and Section 9.06.220(B)(2).
7.
Trash enclosures for residential projects shall conform to the provisions contained in Section 13.10.040(I) of this title.
K.
Senior Housing Usable Open Space. All senior housing projects shall provide and maintain at least 200 square feet of usable recreation or open space per dwelling unit. Such space may be at ground level, or aboveground. Interior recreation facilities may be counted towards this requirement. Off-street parking and loading areas, driveways, service areas, areas within front or side yard setbacks, and areas in which any dimension is less than five feet shall not be counted in determining the required open space. Both common open space and private open space are applicable toward the minimum.
L.
Low Impact Development (LID) Standards.
1.
The project design shall incorporate LID and site design BMPs to minimize directly connected impervious areas and to promote infiltration using LID techniques as outlined in the County of San Diego's LID handbook. Requirements for all development projects, including priority development projects, shall include, but not be limited to, the following measures:
a.
Source control BMPs that reduce polluted runoff, including storm drain system stenciling and signage, properly designed outdoor material storage areas, properly designed trash storage areas, and implementation of efficient irrigation systems;
b.
LID BMPs to the maximum extent practicable which maximize infiltration, provide retention, slow runoff, minimize impervious footprint, direct runoff from impervious areas into landscaping, and construct impervious surfaces to minimum widths necessary;
c.
Buffer zones for natural water bodies, where feasible. Where buffer zones are infeasible, require project proponent to implement other buffers such as trees, access restrictions, etc., where feasible;
d.
Submittal of proof of a mechanism under which ongoing long-term maintenance of all structural post-construction BMPs will be conducted;
e.
Parking areas shall be designed to drain to landscape areas and private roads shall be designed to drain to vegetated swales or landscape areas.
2.
The following LID site design BMPs shall be implemented for all priority development projects:
a.
For priority development projects, all runoff must be directed into a treatment control BMP prior to discharging to the MS4. The amount of runoff from impervious areas that is to drain to pervious areas shall correspond with the total capacity of the project's pervious areas to infiltrate or treat runoff, taking into considerations the pervious areas' soil condition, slope, and other pertinent factors.
b.
For priority development projects with landscaped or other pervious areas, properly design and construct the pervious areas to effectively receive and infiltrate or treat runoff from impervious areas, taking into consideration the pervious areas' soil conditions, slope, and other pertinent factors.
c.
For priority development projects with low traffic areas and appropriate soil conditions, construct a portion of walkways, trails, overflow parking lots, alleys, or other low-traffic areas with permeable surfaces, such as pervious concrete, porous asphalt, unit pavers, and granular materials.
3.
Where applicable and determined feasible by the Director, the following LID BMPs shall be implemented at all priority development projects:
a.
Conserve natural areas, including existing trees, other vegetation, and soils.
b.
Construct streets, sidewalks, or parking lot aisles to the minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised.
c.
Minimize the impervious footprint of the project.
d.
Minimize soil compaction.
e.
Minimize disturbances to natural drainages (e.g., natural swales, topographic depressions, etc.).
4.
Source control and treatment control BMPs must be designed to address pollutants of concern specific to the project site and/or current highest priority pollutants as identified in the San Diego River Water Quality Improvement Plan shall be implemented at all priority development project sites.
§ 13.30.030 Performance standards.
The conduct and operation of all uses in all districts shall comply with the minimum standards of performance set forth in this section.
A.
Noise.
1.
Residential. All new residential construction shall comply with the noise insulation standards of the California Code of Regulations, Title 25. Refer also to the standards for new development contained in the noise element of the Santee General Plan. Use of residential property shall comply with all standards and requirements of the City noise ordinance commencing with Section 5.04.010 of the Santee Municipal Code, or as may be hereafter amended.
2.
Commercial/Industrial. All commercial and industrial uses shall be established and operated in compliance with the City noise ordinance, commencing with Section 5.04.010 of the Santee Municipal Code, or as may be hereafter amended.
3.
Setting of Meter. Any sound or noise level measurement made pursuant to the provisions of this title shall be measured with a sound level meter using the A-weighting and "slow" response pursuant to applicable manufacturer's instructions, except that for sounds of a duration of two seconds or less the fast response shall be used and the average level during the occurrence of the sound reported.
4.
Calibration of Meter. The sound level meter shall be appropriately calibrated and adjusted as necessary by means of an acoustical calibrator of the coupler-type to assure meter accuracy within the tolerances set forth in American National Standards ANSI-SI.4-1971.
5.
Location of Microphone.
a.
All measurements shall be taken at any lot line of the lot containing the use, except as otherwise provided by this subsection. For outside measurements, the measuring microphone shall not be less than four feet above the ground, at least four feet distant from walls or other large reflecting surfaces and shall be protected from the effects of wind noises by the use of appropriate wind screens. In cases when the microphone must be located within 10 feet of walls or similar large reflecting surfaces, the actual measured distances and orientation of sources, microphone and reflecting surfaces shall be noted and recorded. In no case shall a noise measurement be taken within five feet of the noise source.
b.
For measurement taken to determine sound levels in adjacent zones, the microphone shall be at the boundary line between the adjacent zones.
6.
Measured Sound Levels. The measurement of sound level limits shall be the average sound level for a period of one hour.
B.
Lights. All public parking areas shall be adequately lighted. All lighting shall be designed and adjusted to reflect light away from any road or street, and away from any adjoining premises. All lights and illuminated signs shall be shielded or directed so as to not cause glare on adjacent properties or to motorists.
C.
Smoke. No operation or activity is permitted to have operations which emit excessive smoke, fumes, or dust or which exceed the requirements or levels as specified by the Air Pollution Control District (APCD).
D.
Maintenance of Open Areas. All open areas shall be landscaped, surfaced, or treated and maintained permanently in a dust free condition.
E.
Vibration. No operation or activity is permitted which will create vibration noticeable without instruments at the perimeter of the subject property.
F.
Mechanical and Electrical Equipment. All such equipment, including air conditioners, antennas, pumps, transformers, heating and ventilating equipment, shall be located and operated in a manner that does not disturb adjacent uses and activities.
G.
Electrical Interference. No operation or activity shall transmit, generate, or otherwise cause any electrical, magnetic, or electromagnetic radiation disturbance that affects the operation of any use, equipment, or process employed by any use beyond the boundary of the site.
H.
Fire or Explosive Hazard. All operations or activities shall conform with the minimum requirements of the Uniform Fire Code, as adopted and amended by the Santee Fire Department, and with the provisions of Title 19 of the California Administrative Code.
I.
Liquid and Solid Wastes. There shall be no discharge at any point into any public or private sewage disposal system or stream, or into the ground, of any liquid or solid materials except in conformance with the regulations of the building division.
J.
Outdoor Storage, Trash Areas and Service Areas. All areas for storage of maintenance equipment or vehicles, refuse storage and collection areas and service areas, shall be enclosed or effectively screened from public view by use of a fence, wall, landscaping, bermings or a combination thereof.
K.
Air Quality. No operation or activity shall cause the emission of any smoke, fly ash, dust, fumes, vapors, gases or other forms of matter, which can cause damage to health, animals, vegetation, or other forms of property, or which can cause excessive soiling on any other lot. No emission shall be permitted which exceeds the requirements of Air Pollution Control District or the requirements of any Air Quality Plan adopted by the City of Santee.
L.
Heat or Cold. No operation or activity shall emit heat which would cause a temperature increase or decrease on any adjacent property in excess of 10 degrees Fahrenheit, whether the change is in the air, on the ground, or in any structure.
M.
Odors. No operation or activity shall be permitted to emit odorous gases or other odorous matter in such quantities as to be dangerous, injurious, noxious or otherwise objectionable and readily detectable without the aid of instruments at or beyond the lot line.
N.
Fissionable or Radioactive Materials. No operation or activities shall be permitted which result at any time in the release or emission of any fissionable or radioactive materials into the atmosphere, the ground, or sewerage systems.
O.
Exemptions. The following sources of nuisances are exempt from the provisions of this section: 1. Emergency equipment, vehicles and devices.
1.
Temporary construction, maintenance, or demolition activities Monday through Saturday, between the hours of 7:00 a.m. and 7:00 p.m., except national holidays.
P.
Property Maintenance. All buildings, structures, yards and other improvements shall be properly maintained. The following conditions are prohibited:
1.
Dilapidated, deteriorating, or unrepaired structures, including, but not limited to, signs, fences, roofs, doors, walls, and windows.
2.
Accumulation of scrap lumber, junk, trash, debris, or inoperative vehicles that are visible from adjacent properties or the public right-of-way.
3.
Parking of vehicles on an unpaved surface.
4.
Swimming pools that are not properly treated with chemicals or are drained of water and not properly fenced to prohibit access, thereby creating a threat to the public health and safety.
(Ord. 566 § 3, 2019)