Susanville City Zoning Code
CHAPTER 17
96 GENERAL DEVELOPMENT STANDARDS
§ 17.96.010 Building sites -Lot size.
The following general development standards apply to building sites or lot sizes in the city:
Substandard Lot Sizes. A legally created lot that contains less area than is required by the applicable district, and is not merged pursuant to the state Subdivision Map Act and/or local ordinance, shall be considered a building site if one of the following criteria is met:
Building sites with a density of 0.5 or greater shall be rounded up to the next whole number as long as the minimum lot size is maintained.
Exceptions—Public Uses. The minimum building site required in any district shall not apply to lots created for a public utility for which a use permit is required.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.96.020 Yards.
General. The regulations for yards shall apply in all districts unless different yards are shown on a recorded parcel map or final map. Except as otherwise provided herein, no building or structure shall be permitted within any required yard area.
Measurement from Roads. Yards, except as otherwise provided herein, shall be measured from existing property lines, or road right-of-way lines, except that lots fronting on roads designated in the city general plan as either an arterial or collector shall meet one of the following ultimate right-of-way criteria:
If a plan line has been established for any street, as provided for in Section 17.112.050, required yards shall be measured from such line; and
If no plan line exists, the yard shall extend from the centerline of the road and shall extend a distance equal to one-half the distance of the ultimate right-of-way, as designated in the general plan, plus the yard required by the appropriate district.
Pre-Existing Buildings. Buildings which existed before the effective date of the ordinance codified in this chapter and which do not comply with all of the yard requirements of the district in which they are located or as provided in this chapter, may be enlarged or modified, provided the proposed modification or expansion conforms to all applicable yard, lot coverage and other permit requirements.
Residential Main Buildings.
Architectural Features. Cornices, eaves, canopies and similar architectural features may extend into any required yard not more than two and one-half feet.
Structural Appendages. Uncovered porches, stairways, fire escapes or landing places may extend into any required front or rear yard not more than six feet, and into any required side yard not more than three feet.
Dwellings Facing Side Yards. A dwelling which is to be located with the main entrance facing any side property line shall have a minimum 10 foot side yard on the main entrance side.
Corner/Key Lots. For corner/key lot situations, the required street side yard of the corner lot shall be as follows:
Within 25 feet of the side line of the key lot, the side yard shall be equal to the front yard required on the key lot;
Beyond 25 feet of the side line of the key lot, the side yard shall be 50% of the front yard required on the key lot;
Rear and side yard fences erected on corner lots of corner/key lot situations may be placed along a triangular line between the front setback of the key lot and the street side yard setback of the reverse corner lot, as shown on the diagram in Exhibit "A."
EXHIBIT 'A'  |
Flag Lots. Front yards on flag lots shall be located on either the side in which the property line is a continuation of the driveway lot line or the lot line nearest and perpendicular to the driveway, or in an alternate location as determined by the community development director and shown on the recorded map for the subdivision.
Residential Accessory Buildings. Where an accessory building is attached to the main building, it shall be made structurally a part of and have a common roof with the main building, and shall comply with all setbacks and other requirements of this title applicable to the main building.
Detached accessory buildings shall be located behind the front line of the main building and at least six feet from the main building unless such placement is impractical as determined by the community development director; then detached accessory buildings may be placed in alternate locations on the lot as long as they do not conflict with required yards. Such accessory building shall not be located within five feet of any alley, interior side lot line or rear lot line or 10 feet from the street side of the corner lot, except in the case of a reversed corner lot which abuts a key lot the street side yard setback shall be as defined in subsections (D)(4)(a) and (b) above. Garages or carports attached or detached which have vehicle access from the corner side yard or alley shall have a minimum of a 20 foot setback.
Front Yard. Detached accessory buildings shall not encroach upon a required front yard.
Agricultural Buildings. Where allowed, barns, stables, chicken houses, and similar agricultural and residential accessory buildings that house animals shall not be closer than 50 feet from the front property line or road right-of-way line, 10 feet from side and rear property lines and 75 feet from any door or window of any dwelling unit in the same or adjacent property.
Exceptions—Topography. Notwithstanding any other provisions of this chapter, if the elevation of the front half of a lot at 50 feet from the centerline of the traveled roadway is seven feet above or below the grade of the centerline, a private garage, attached or detached, may be built to a minimum of five feet from the front line of the lot.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.96.030 Height limits-Exceptions.
The following general height regulations apply:
Fences. The following shall apply, unless otherwise provided:
The height of any fence, wall, hedge, screen planting or other dividing structure placed, grown or maintained in any residential or nonresidential district shall not exceed three feet within any required front yard or within any side yard on the street side of a corner lot from the required front setback line to the front property line;
The height of any fence, wall or other dividing structure placed in any residential or nonresidential district shall not exceed six feet in any rear yard, or in any side yard from the required front setback line to the rear property line. A fence may exceed this height limit if a use permit is first secured. For fence placement on corner/key lot situations, refer to Section 17.96.020 (D)(4)(c) and Exhibit A of Section 17.96.020;
The height limits of this subsection do not apply to open wire or chain link type fencing material used as a fence not exceeding five feet in height and may be located in the required front or street side yard.
Height Limit—Exceeding. The following exceptions apply to height regulations:
Roof Structure. Roof structures for the housing of elevators, stairways, tanks, ventilating fans, solar equipment or similar equipment required to operate and maintain the building, and fire or parapet walls, skylights, towers, flag-poles, chimneys, smokestacks, silos, cupolas, wireless masts, radio and television antennas or similar structures may be erected above the height limits specified in this title, but no roof structure or any space above the height limit shall be allowed for the purpose of providing additional floor space or living area provided a use permit is secured in each case;
Slope. Where the average grade under any dwelling exceeds 15%, the maximum height limit may be increased by 15 feet on the downhill side of the building;
Transmission Lines. Height limitations provided in this title shall not apply to electronic transmission lines or towers;
Use Permit. Except as otherwise provided in this section, any structure, building or fence in any district may be erected to a greater height or number of stories than the limit established for the district in which the structure is to be located, provided that a use permit is issued.
Fire Safety. Whenever the lowest portion of the roof is greater than 20 feet from the ground, roof access for fire safety shall be provided as required by the local fire authority.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.96.040 Landscaping.
The following general landscaping requirements apply:
Areas Requiring Landscaping.
Parking Areas. Open parking areas containing five or more required vehicle spaces which abuts a public street shall be landscaped to a depth of 10 feet, measured from the abutting street right-of-way line, with openings for walkway and/or driveway purposes in accordance with city standards. Street trees at a rate of one tree per 30 feet of frontage and shrubs at a rate of one shrub per 25 square feet shall be planted in this area. Grass may be substituted for shrubs on a per square foot basis;
Large Parking Areas. Open parking areas, excluding underground or structural parking, which contain 20 or more spaces, shall be landscaped to a minimum of 10% of the gross lot area used for off-street parking and access thereto, exclusive of any landscaped strip abutting the street right-of-way or area used for walkways or driveways. This required landscaping shall be located within or adjacent to the parking lot and shall include one tree, of a species suited to the area climate zone, for every eight parking spaces. One landscaped planting area at least 140 square feet in size, parallel to parking spaces, is required for each 12 parking spaces unless approved otherwise by the community development director;
Parking Next to Residential Areas. A minimum three-foot-wide landscaped strip shall be planted and maintained along the edge of parking areas that abut residential districts. This shall be counted as a part of the 10% landscaped area described in subsection (A)(2) of this section if adjacent to a parking area, if applicable;
Commercial, Industrial and Multifamily Yard Area. For commercial, industrial or multifamily residential uses, required yards adjoining public streets shall be landscaped to a depth of 10 feet. The landscaped area shall include one tree for each 30 feet of frontage and one shrub for each 25 square feet. Yards (building setbacks) adjacent to interior property lines shall be similarly landscaped unless approved otherwise by the community development director.
Landscaping Materials. Required landscaping may consist of a combination of plant and non-plant material, provided no less than 50% of the required landscaped area shall be living plant material, based on mature plant size. Trees shall be from at least 15 gallon size containers and shrubs shall be from at least two-gallon size containers, except for uses requiring a use permit 75% of trees shall be at least 1.5 inches in caliper and 75% of shrubs shall be at least from five-gallon size containers. Tree sizes may be increased for areas where larger trees are removed from a site or additional screening is needed. All disturbed areas of the parcel not included under roof or for vehicular areas shall be covered with concrete, asphalt, or landscaping with an appropriate weed mat; where appropriate, native plants, xeriscaping, or other drought resistant plants are encouraged.
Watering. All required planted areas shall be served with adequate and permanent watering systems, except where native plants are used, a temporary watering system may be used until plants are well established. All plants shall be maintained in a healthy, living condition.
Border Materials. Except where abutting a sidewalk, all required landscaped areas shall be enclosed by either a concrete curb having a minimum height of six inches, or a wooden frame constructed from materials such as railroad ties or other heavy lumber materials which measure no less than six inches in diameter.
Maintenance. All required landscaped areas shall be maintained in a neat and clean condition.
Sight Distance. In order to provide safe sight distance at driveways and street intersections, all plant material within a 30 foot triangle at the intersection of streets, and a 15 foot triangle at the intersection of driveways and streets, shall be no more than two feet in height above the curb level, except for trees which are trimmed so that no branches extend lower than six feet above the curb (see figure below);
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Exceptions. Any portion of this section may be modified to achieve an equal or greater excellence in arrangement, design or attractiveness than would be realized by the normal standards of this section if a use permit is obtained.
Landscaping Plan. All landscaping required by this section shall be installed and maintained in accordance with a landscaping plan. The plan shall be submitted to and approved by the community development director prior to issuance of a building permit or use permit, and shall show the location, size and variety of all plants, water supply and other pertinent improvements. This plan may be combined with a parking plan.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 24-1044, 9/18/2024)
§ 17.96.050 Lighting.
All lighting, exterior and interior, shall be designed and located so as to confine direct lighting to the premises. A light source shall not shine upon or illuminate directly on any surface other than the area required to be lighted. No lighting shall be of the type or in a location such that constitutes a hazard to vehicular traffic, either on private property or on abutting streets. Lighting plans shall show the location, height, type, spread and intensity of exterior lighting on the site. All exterior lighting for nonresidential uses shall be downward directional and shall include full cut-off fixtures to provide security while protecting the Susanville night sky. All exterior lighting for residential uses, except parking lot lighting which must have full cut-off fixtures, is encouraged to be downward directional and include full cut-off fixtures.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.96.060 Zone walls.
Requirements for zone walls are as follows:
Urban Areas. A use proposed in a commercial or industrial district that abuts an R-1, R-2, R-3, R-4 or MHP district, or a proposed multifamily residential use in a R-3, R-3A or a R-4 zone district that abuts an R-1 district or a single-family home, shall have a solid masonry concrete wall, a high-quality permanent, treated wood fence with decorative block pillars or other material(s) found by the community development director to have significant sound deadening qualities or a planted berm six feet in height, constructed along the rear and/or interior side lot line, except for the 20 feet nearest the front lot line, the wall or berm shall be only three feet high. The fence, wall or berm shall be maintained in good condition, free of warping, cracking, peeling and graffiti and/or weeds, for the life of the project.
Unclassified District. If a proposed commercial or industrial use or abutting property is in a U district, the criteria of subsection A above shall be applied, as appropriate.
Height Measurements and Location. The height of the wall, berm or fence shall be determined by the vertical distance measured from the top of the wall, berm or fence on the commercial or industrial property. The wall, berm or fence shall be constructed on or immediately adjacent to the line dividing the residential and commercial or industrial properties.
Exceptions. If a use permit is issued, exceptions to the zone wall regulations may be made, in whole or part, if it is found that there is a topographic or natural vegetative barrier that will serve to divide the potentially incompatible uses, or if there is a significant distance between the uses that will provide the same buffering.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 08-958 § 8, 2008)
§ 17.96.070 Swimming pools.
Swimming pools in residential districts shall be constructed on the rear one-half of the lot or 50 feet from the front property line, whichever is the less; such pools shall not be located closer than five feet to any rear yard lot line or side lot line. On the street side of any corner lot, where the rear lot line abuts a side lot line, no pool shall be located closer than 10 feet to such side lot line.
Filter and heating systems for such pools shall not be located closer than 30 feet to any dwelling other than the owner's unless enclosed in a sound proof enclosure.
No pool shall occupy over 40% of the required rear yard. Coverage by a swimming pool shall not be considered in measuring maximum lot coverage.
Fencing around all swimming pools shall be installed in compliance with the California Building Code.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)
§ 17.96.080 Pedestrian access.
All commercial uses with structures over 2500 square feet in size shall provide pedestrian access from the public right-of-way to the main door of the main structure that is separate from and does not conflict with vehicular access areas.
(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)