The OS open space district shall have the following purposes:

   The OS open space district is intended to provide for orderly establishment of parks, schools, public or institutional facilities, and other open space and recreational uses. It is also intended to allow the expansion of operations or improvement of facilities on lands owned, leased or otherwise controlled by governmental agencies. In establishing this district, the city has found and determined a need to designate open space areas for both outdoor recreation, resource conservation and public health and safety purposes. Areas given special attention in this district include, but are not limited to, areas of outstanding scenic, historical and cultural value; areas particularly suited for park and recreation purposes; areas which serve as links between major recreation and open space reservations; areas which require special management or regulation because of hazardous or special conditions such as unstable soil areas and areas presenting high fire risks; areas which must be preserved to promote natural resource conservation, including oil production; areas necessary to establish view corridors and promote view protection; areas required for the protection of water quality and water reservoirs; and areas required for the protection and enhancement of air quality. Overall, it is the city's intent to help preserve, enhance and maintain a quality environment through the development standards for this district. Notwithstanding the foregoing, it is expressly acknowledged that development is permitted within the open space district and the owner of property should be able to realize a reasonable return on the property. In recognition of this principle, extensive development standards are provided. It is hoped that these standards will, however, promote and enhance the open space policies and values contained herein.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   The uses stated below shall be classified and authorized in the open space district as shown on the table. Unlisted uses shall be prohibited.

 

P - Permitted use

C - Conditional use permit required

A - Accessory use

T - Temporary use permit required subject to requirements in Section 20.66.210

X - Prohibited

Footnotes for Chart of Permitted Open Spaces Uses

   A.   1.   Shall not be located in any required setback.

      2.   Where determined by the director of planning to be feasible, antennas shall be mounted on the ground.

      3.   No ground-mounted antenna shall exceed twenty-five feet in height above grade. Antennas shall be screened by landscaping or fencing to the extent feasible, for the purpose of minimizing visibility from adjoining streets and properties.

   4.   No antenna shall be of a bright, shiny, or glare reflective finish or color.

   5.   Including administrative office related to recreational uses.

   B.   Housing exclusively for residents sixty-two years of age or older other than residential care facilities, convalescent homes and rest homes, shall be subject to the RH development standards, except that only one parking space per unit shall be required plus one guest space for each ten units and a maximum of forty percent lot coverage by buildings or structures.

(Ord. 2018-01-1499 § 2: Ord. 2012-11-1452: Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12- 1000 § 3 (part))

   No requirement.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   A.   In the open space district, the height of each building shall not exceed the maximum stated below:

   OS      25 - 2-1/2

   B.   Within the open space district, building heights may be permitted in excess of the maximum listed, subject to approval of a conditional use permit. In granting a conditional use permit for additional building height, the planning commission shall determine that three or more of the following conditions have been met:

   1.   Required building and/or parking setbacks along street frontages have been increased by at least fifty percent and have been fully landscaped and irrigated;

   2.   Parking has been provided within a subterranean facility of a multilevel parking structure;

   3.   On-site use amenities have been provided, such as public eating facilities, outdoor courtyards, or plaza areas which will serve the public.

   C.   Exceptions. Rooftop appurtenances such as air-conditioning equipment, skylights, elevator shafts, etc., shall not be considered as contributing to building height, but must be completely screened from public view.

   D.   The provisions of Sections 20.04.102, Building Height and 20.66.090, Building Height, shall apply.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   A.   Definition. "Required yards" shall be those portions of the lot between the property line and the setback line required.

   B.   Required Size. All required yards shall extend the full depth and width of the lot and shall be open from ground to sky, except for projections permitted by Section 20.18.120 of this chapter, and shall be fully landscaped and irrigated, except for required driveways.

   C.   Adjacent to Residential District. Any project within an open space district, when adjacent to a residentially zoned district shall provide a landscaped buffer of sufficient width, and landscaping of sufficient density so as to protect the residential district from adverse impacts associated with, but not limited to, noise, glare, visual qualities, and other potential nuisances. The standards of subsection C of Section 20.18.060 shall apply.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): 87-12-1000 § 3 (part))

   A.   Distance from Property Line. In the open space district, the required setback lines shall be the number of feet stated below, measured from established future right-of-way line.

 

 

   B.   Through Lots. The required rear yard setback on a through lot shall be equal to the required front setback.

   C.   Lots Adjacent to Residential Districts. Wherever a lot in the open space district is adjacent to a residential zone along common property line or an alley, one or a combination of the following shall be required at the discretion of the director of planning:

   1.   A ten-foot landscaped and irrigated buffer shall be provided along the boundary between the open space and residential districts.

   2.   A solid masonry wall not less than three or more than six feet in height shall be required at the required setback line. Bermed landscaping may be permitted to contribute to the wall height. The required setback shall be fully landscaped and irrigated.

   3.   A solid masonry wall not more than six feet in height shall be provided at the property line. A building wall greater than six feet may be used to satisfy this requirement.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   The following standards shall apply to all fences, walls and hedges located in the open space district.

   A.   Corner Cutoff Area. There shall be a corner cutoff area at the intersection of any two streets, a street and alley, or any two alleys. The corner cutoff area shall be measured from a point not less than thirty feet from the intersection of the two property lines. Nothing in excess of three feet in height, including landscaping, may be located within the corner cutoff. Where, due to an irregularly shaped lot, or a lot on a curved street, the corner cutoff area cannot be provided as above, an area shall be established which will adequately protect intersection visibility. Such area shall be approved by the director of planning.

   B.   Permitted Fences, Walls and Hedges. Fences, walls and hedges not greater than six feet in height shall be permitted on or within all rear and side property lines and on or to the rear of all front setback lines. No fence, wall or hedge over four feet in height shall be permitted in any required front yard or in the required street side of a corner lot.

   C.   Exceptions. The director of planning may permit fences, hedges and walls in excess of six feet where it is determined that the additional height is necessary due to unusual site conditions such as sloped lots, grade differences between lots, existing adjacent development or specialized security needs. However, in no event shall a fence, wall or hedge be permitted in excess of ten feet.

   D.   Except for retaining walls, the height of a fence, wall or hedge shall be measured from the lowest finished grade on either side of any fence, wall or hedge.

   E.   Fences, walls and/or hedges shall be measured as a single unit if built or planted within three feet of each other.

   F.   Retaining Wall–Protecting Cut Below Natural Grade. Where a retaining wall protects a cut below natural grade and is located within three feet of a property line separating lots, such retaining wall may be topped, by a fence, wall or hedge, but the height shall be measured from the highest actual finished grade on either side.

   G.   Retaining Wall–Containing Fill. When a retaining wall contains a fill, the height of the retaining wall built to retain the fill shall be considered as contributing to the permissible height of a fence, solid wall or hedge, providing that in any event a protective fence or wall not more than forty-two inches in height, as measured from the grade retained, may be erected at the top of such retaining wall and any portion of such fence, wall or hedge above the otherwise permitted height shall comply with Section 20.04.291.

   H.   Nothing in this section shall be deemed to set aside or reduce the requirements for fencing by local, state or federal law or regulation.

(Ord. 2008- 07-1381 § 1 (part): Ord. 87-12-1000 § 3 (part): Ord. 84-08-929 § 2: prior code § 19.52.200(10) (Ord. 557 § 306(N) (10), 1964))

   The maximum lot coverage by buildings in the open space district shall be fifty percent.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   Required parking areas and vehicular access shall be provided as required in Chapter 20.70, Off-Street Parking.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   A.   Nonresidential development comprising twenty-five thousand square feet or more of building area shall provide the following subject to approval of the director of planning:

   1.   A bulletin board, display case or kiosk displaying transportation information located where the greatest number of employees are likely to see it. Information in the area shall include, but is not limited to, the following:

   a.   Current maps, routes and schedules for public transit routes serving the site;

   b.   Telephone numbers for referrals on transportation information including numbers for the regional ridesharing agency and local transit operators;

   c.   Ridesharing promotional material supplied by commuter-oriented organizations;

   d.   Bicycle route and facility information, including regional/local bicycle maps and bicycle safety information;

   e.   A listing of facilities available for carpoolers, vanpoolers, bicyclists, transit riders and pedestrians at the site.

   2.   Sidewalks or other designated pathways following direct and safe routes from the external pedestrian circulation system to each building in the development and from on-site parking areas to each building in the development.

   B.   Nonresidential development comprising fifty thousand square feet or more of building area shall comply with the requirements for same as set forth in Section 20.70.035, Required Transportation-Related Facilities, and with those indicated in Subsection A of this section, regulations for buildings of twenty-five thousand square feet or more.

   C.   Nonresidential projects comprising one hundred thousand square feet or more of building area shall comply with the requirements in subsection A of this section and shall provide all of the following subject to approval of the director of planning:

   1.   If determined necessary by the public works director to mitigate project impacts, bus stop improvements for developments to be located adjacent to major highways, secondary highways and established bus routes; the city will consult with local bus service providers in determining appropriate improvements;

   2.   Safe and convenient access from the external circulation system to bicycle parking facilities on-site.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03- 1152 § 5 (part))

   Off-street loading facilities for projects within the open space district shall be provided as follows:

   Less than 30,000      0

   30,000 to 50,000      1

   More than 50,000      2

   A.   Loading Space Dimensions. Required loading spaces shall not be less than ten feet in width and twenty-five feet in length.

   B.   Loading Space Location. Loading spaces shall be so situated as to functionally serve the site and buildings; however, loading spaces may not block or inhibit vehicular movement to any driveway or parking stall.

   C.   Loading Space–Access From Alley. When the lot upon which the loading spaces are located abuts upon an alley, such loading spaces shall adjoin or have access from the alley. The length of the loading space may be measured perpendicular to or parallel with the alley. Where such loading area is parallel with the alley and the lot is fifty feet or less in width, the loading area shall extend across the full width of the lot. The length of a loading area need not exceed ninety feet for any two spaces.

   D.   Where the loading is permitted in a yard, the yard may be used in calculating the area required for loading, providing that there is no more than one entry to exit to sixty feet of lot frontage or fraction thereof.

   E.   Loading spaces being maintained in connection with any main building existing on May 7, 1964, shall thereafter be maintained so long as the building remains, unless an equivalent number of such spaces are provided on a contiguous lot in conformity with the requirements of this section; provided, however, that this regulation shall not require the maintenance of more loading space than is required for a new building, nor the maintenance of such space for any type of main building other than those specified above.

   F.   No loading space which is provided for the purpose of complying with the provisions of this title shall hereafter be relinquished or reduced in any manner below the requirements established in this title unless equivalent facilities are provided elsewhere, the location of which is approved by the commission.

   G.   Loading space required by this title may occupy a required yard as provided in the districts, but in no case shall any part of any alley or street be used from providing required loading space.

   H.   Striping and Labeling. All loading areas must be appropriately striped and labeled using minimum three-inch wide striping and lettering.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from the site and to promote the city's recycling program. The size of the enclosure(s) shall be determined by the planning director based upon the size and nature of the facility proposed but shall not be less than five square feet per one thousand square feet of building area with dimensions not less than five feet by six feet. The trash and recyclable materials enclosure(s) shall be constructed of solid masonry walls and shall not be less than five feet in height with solid metal panel gates equipped with self-closing devices. Gates shall remain closed except when enclosure is in actual use. Gates shall be mounted on a separate frame, not directly to the masonry walls. Exterior treatment of all enclosures shall be designed to be compatible with the main building treatment.

Adequate access shall be provided to the enclosure(s) for refuse pickup.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   Maximum Projection. Architectural projections, which do not provide additional floor area, into any required yard shall not exceed thirty inches.

(Ord. 2008-07-1381 § 1 (part): Ord. 87-12-1000 § 3 (part))

   A.   Modification of Development Standard. Notwithstanding any development standard contained herein, upon application by the applicant, at the time of site plan and design review pursuant to Chapter 20.52, the planning commission or city council, as the case may be, may modify any development standard set forth in this chapter, subject to the conditions contained herein, if the findings set forth herein are made.

   B.   Conditions. Such modification shall only be approved if the findings set forth below are made and the project is subject to the following conditions:

   1.   The use of the property is permanently restricted by the recordation of easements or covenants, conditions and restrictions in a manner which exceeds the requirements otherwise provided in this chapter and which promotes the purposes hereof, or by conveyance to a public agency;

   2.   The restriction would limit development; increase setbacks; limit height; provide view corridor or view protection; promote natural resource preservation or conservation; protect areas of outstanding scenic, historical or cultural value; provide facade easements of the preservation of historic buildings or structures; promote areas for open space or passive recreation; provide recreational opportunity; or promote the public health, safety and general welfare;

   3.   The form of restriction shall be subject to the approval of the city attorney, shall make the city or other appropriate public agency a party, and be in such form as to permit enforcement by the city or such public agency, including the ability to secure any financial obligations of the grantor or covenantor.

   C.   Findings. In granting such approval, the planning commission or city council, as the case may be, shall find as follows:

   1.   The project is consistent with the general plan;

   2.   That the conditions imposed pursuant to this section will provide outstanding amenities or features which will promote the purposes of this chapter;

   3.   That the project if developed subject to the conditions contained in this section will more fully accomplish the purposes of this chapter than if developed pursuant to the standards contained herein which would otherwise apply;

   4.   That the project will not have an adverse impact on surrounding properties.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))

   A.   Approval. Commercial and industrial development projects require the director of planning and/or planning commission review, subject to requirements contained in Chapter 20.52, Site Plan and Design Review.

   B.   Prerequisites to Construction. No person shall construct any building or structure or make structural alterations which require building permits until the same have been approved in accordance with the provisions of Chapter 20.52 of this code.

   C.   Trash Maintenance. All business within the open space district shall be responsible for policing of trash and debris generated from their property which is deposited upon public property for a distance of two hundred feet in any direction from the property in question. Upon notification of a trash problem by the director of planning, such business or property owner shall remedy the situation in a timely manner or shall be subject to notice and order procedures of the city. Uses which can be reasonably anticipated to generate excessive trash and which are subject to conditional use permit shall be required, as a condition of approval, to provide assurances to the city that off-site as well as on-site trash will be regularly policed.

   D.   Landscaping. All portions of a lot within the open space district not devoted to buildings, parking driveways, walkways, structures or other impervious facilities shall be landscaped and irrigated.

(Ord. 2008-07-1381 § 1 (part): Ord. 93-03-1152 § 5 (part): Ord. 87-12-1000 § 3 (part))