This chapter shall clarify and recognize logical and acceptable standards for encroachments into required yards, and height restrictions. The requirements specified within this title shall be subject to the terms of this chapter.

(Ord. 82-4 §3 (part)).

Height limitations set forth elsewhere in this title shall not apply to:

A.

Barns, silos or other farm buildings or structures on farms, provided these are not less than fifty feet from every lot line; church spires, belfries, cupolas and domes; monuments, water towers, fire and hose towers, observation towers; distribution and transmission lines, towers and poles; windmills, chimneys, smokestocks, flagpoles, radio towers, masts and aerials; parapet walls extending not more than four feet above the limiting height of the buildings; and outdoor theater screens, provided such screens contain no advertising matter other than name of the theater;

B.

Places of public assembly in churches, schools and other permitted public and semipublic buildings, provided that these are located on the first floor of such buildings; and provided further, that for each one foot by which the height of such building exceeds the maximum height otherwise permitted in the district, its side and rear yards shall be increased in width or depth by an additional foot over the side and rear yards required for the highest building otherwise permitted in the district;

C.

Bulkheads, elevators, penthouses, water tank monitors and scenery lofts, provided no linear dimension of any such structure exceeds fifty percent of the corresponding street lot line frontage; or towers and monuments, fire towers, hose towers, cooling towers, grain elevators, gas holders, or other structures where the manufacturing process requires a greater height; provided, however, that all such structures above the heights otherwise permitted in the district shall not occupy more than twenty-five percent of the area of the lot and shall be distant not less than twenty-five feet in all parts from every lot line not a street lot line.

(Ord. 82-4 §3 (part)).

The following exceptions and modifications shall apply to the front yard requirements provided in this title:

A.

In any R district, where the average depth of at least two existing front yards on lots within one hundred feet of the lot in question and within the same block front is less or greater than the least front yard depth prescribed elsewhere in this title, the required depth of the front yard on such lot may be modified. In such case, the front yard shall not be less than the average depth of the existing front yards, or the average depth of existing front yards on the two lots immediately adjoining, or in the case of a corner lot, the depth of the front yard on the lot immediately adjoining; provided, however, that the depth of a front yard on any lot shall be at least ten feet and need not exceed twenty-five feet.

B.

In any R district where the natural grade of a lot within the required front yard has an average slope, normal to the front lot line at every point along such line, of such a degree or percent of slope that it is not practicable to provide a driveway with a grade of twelve percent or less to a private garage conforming to the requirements of this title, such garage may be located within such front yard, but not in any case closer than six feet to the street line.

C.

Where the building setback lines shown on a final recorded subdivision map provide for a different front yard than required in this title, then the front yard shall be as shown by the setback lines on the final map.

(Ord. 82-4 §3 (part)).

Accessory structures shall meet the following requirements:

A.

Attached or Detached Construction. An accessory structure may be erected detached from the main building or may be erected as an integral part of the main building, or it may be connected therewith by a breezeway or similar structure.

B.

Attached to Main Building. An accessory structure (not including a patio structure) attached to the main building shall be made structurally apart and have a common wall with the main building, and shall comply in all respects with the requirements of this title applicable to the main building.

C.

Corner Lots. No accessory structure within twenty-five feet of the common property line on a reverse corner lot shall be placed any closer to the side street property line than the required front yard of the adjoining lot, and no case shall any part of such accessory structure be nearer to the side street lot line than the least width of the side yard required for the main building to which it is accessory.

D.

Dwelling Use Restricted. Accessory structures shall not be used for dwelling purposes.

E.

Lot Coverage. Accessory structures shall not exceed thirty percent of the area of the minimum required rear yard.

(Ord. 82-4 §3 (part)).

The following exceptions and modifications shall apply to the side and rear yard requirements:

A.

Yard Requirements. Unless an accessory structure is attached to the main structure, it shall be located at least six feet from any structure on the same lot. A detached accessory structure, except for accessory storage structures of one hundred square feet or less as specified in G below, shall be located no closer than three feet of any interior lot line.

B.

Patios and decks not more than thirty inches above grade may be located in side and rear yards to within three feet of any interior lot line.

C.

Patio structures may encroach into required rear yards to within ten feet of the rear lot line.

D.

Additions to nonconventional principal residential structures may not encroach into required rear or side yards or patio areas.

E.

Patio structures for nonconventional principal residential structures may encroach to within three feet from any lot line, provided that there remains an open space equal to seventy percent of the otherwise required yard area into which such encroachment is made.

F.

Lath-covered structures for nonconventional principal residential structures may encroach to within three feet from the property line, provided that the lath cover is uniformly open.

G.

Exceptions. A detached accessory structure may be located closer than three feet of any interior side or rear property line in a residential district, provided that the following conditions are met:

1.

It shall be located at least six feet from any structure on the same lot;

2.

It shall not exceed a maximum overall height of six feet, six inches;

3.

It shall be limited to a maximum gross floor area of one hundred square feet;

4.

Fire-resistive materials shall be installed and necessary permit obtained in accord with the city's adopted building code.

(Ord. 82-4 §3 (part)).

The following exceptions and modifications shall apply to the side yard requirements provided in this title:

A.

A side yard along the side street lot line of a corner lot shall have a width of not less than one-half of the required depth of the front yard.

B.

Where the building setback lines shown on a final recorded subdivision map provide for a different side yard on a corner lot than required in this chapter, then the side yard shall be shown by setback lines on the map.

(Ord. 82-4 §3 (part)).

The following exceptions and modifications shall apply to the rear yard requirements provided herein:

A.

Covered patios in residential districts may encroach into otherwise required rear yards to within ten feet of the rear lot line, provided that there remains an open area equal to one hundred and twenty percent of the area obtained by multiplying the otherwise required rear yard dimension by the lot width.

B.

In no instance shall the combined square footage of both accessory structures and building additions occupy more than thirty percent of the required rear yard.

C.

No addition projecting into the required rear yard shall exceed one story in height.

D.

Corner and Reverse Corner Lots. Garages or carports attached to a main structure may encroach into a required rear yard to within five feet of a rear property line, provided that the addition and any other structure does not occupy more than thirty-five percent of the required rear yard, and provided further that all applicable building and fire codes are complied with.

(Ord. 82-4 §3 (part)).

Certain architectural features may project into any required front yard, rear yard, or required side yard as follows:

A.

Cornices, canopies, eaves, or other similar architectural features, may project a distance not exceeding two feet;

B.

Porches, stairways and landings, when they serve as a required means of egress from any structure, may project a distance not to exceed three feet;

C.

An uncovered stair and necessary landings may project a distance not to exceed three feet, provided such stair and landing shall not extend above the entrance floor of the building, except for a railing not exceeding three feet, six inches in height;

D.

Bay windows, balconies and chimneys may project a distance not exceeding two feet, provided that such features do not occupy, in the aggregate, more than one-third of the length of the building wall on which they are located;

E.

Handicap centers that are located in a single-family residence zone (R-1) may construct or erect canopies which project into front, rear and side yard setback restrictions established in Title 17 of the Willits Municipal Code; provided the following conditions are met:

1.

The planning commission for the city approves the size, height, location, construction and color of the canopy;

2.

The handicap center submits satisfactory evidence to the planning commission that the owner of the building has consented in writing to the erection of the canopy; and

3.

The handicap center submits satisfactory evidence to the planning commission that the construction and erection of the canopy is necessary to meet the special needs of the physical handicapped served at the center.

(Ord. 89-6 §4; Ord. 82-4 §3 (part)).