The purpose of this chapter is to provide general design guidelines and development standards to assist applicants in designing projects for consideration by the City. Chapters 18.36 and 18.38 of this title address the content of application submittals.

The design guidelines and standards contained in this chapter are meant to be general in nature and apply to all zoning districts. However, some standards may be more applicable to one type of land use than another. Where the latter is true, every effort is made to note that land use relationship.

A structure's height shall not exceed the standard for the land use district in which it is located.

For residential structures, building height is measured from existing grade, or finished pad elevation, to the highest portion of the roof as specified in the definition for building height.

For nonresidential structures, building height is defined as the vertical distance, measured from the finished grade of the building, to that point above the existing grade, finished grade, finished pad elevation (excluding subterranean parking structure finished pad elevation), or ceiling of uppermost level of subterranean parking structure to the top of the roof.

Exemptions to height limitations of buildings may be permitted by the Community Development Director as follows:

Every property shall have frontage upon a public street, or permanent means of access to a public street by way of a public or private easement or recorded reciprocal access agreement.

The following guidelines and standards are in addition to the specific standards contained in the individual land use districts.

The following standards shall apply to all exterior building/structure wall construction:

Since walls will always be a main architectural and visual feature in any major development, restraint must be exercised in the number of permissible finish materials. The harmony of materials and particularly color treatment is essential to achieve unity in the project.

The following materials are deemed unacceptable in any development and therefore shall be prohibited:

Every parcel with a multi-family, commercial, or industrial structure shall have a trash receptacle on the premises. The trash receptacle shall be of sufficient size to accommodate the trash generated. The receptacle shall be screened from public view on at least three sides by a wall six feet in height and on the fourth side by a solid gate not less than five feet in height, in compliance with adopted design standards. The wall and gate shall be architecturally compatible with the surrounding structures. When deemed feasible by the Community Development Director, landscaping consisting of shrubs and vines shall be provided along exterior trash enclosure walls. Where it is determined that a trash enclosure can be viewed from above, an overhead trellis or other appropriate screening shall be provided. Trash receptacles for single-family homes should be stored within the enclosed garage or behind a solid fence or screen.

For projects subject to NPDES standards, trash receptacles shall be enclosed by a six-foot high decorative masonry block wall with approved gates and latches designed to withstand foreseeable use and abuse. Trash receptacles shall also conform with NPDES standards, which may include provision of a solid roofed cover, an area drain connected to the sanitary sewer system, and a hot water hose bib. Location and design shall be subject to review and approval by the City Engineer and Community Development Director.

Any equipment, whether on the roof, side of structure, or ground, shall be screened. The method of screening shall be architecturally compatible in terms of materials, color, shape, and size. The screening design shall blend with the building design and include landscaping when on the ground (see Figure 18.26-3).

All roof-mounted equipment, except for solar panels meeting standards of the Uniform Building Code, including, but not limited to, air conditioning units, lighting fixtures, and mechanical equipment, shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets, and adjacent residentially-zoned property. The screening material must be compatible with and integrated into the architectural design of the structure (see Figure 18.26-3).

Fencing or walls are permitted between individual single-family units. Walls and/or fences shall be required between single-family lots and lots developed with higher density residential uses. Fences or walls shall be provided between institutional, commercial, and/or industrial uses and the residential use.

The use of barbed wire, electrified fence, or razor wire in conjunction with any fence, wall, hedge, or by itself, within any residential zone is prohibited unless required by law or regulation of the City, the State of California, Federal government, or agency thereof.

Six-foot high chain link fencing is permitted at all property lines for any vacant lots or buildings. The chain link fence shall be removed from the front yard and any other location adjacent to a public street by the owner/applicant at the time of occupancy. For developed property, chain link fencing shall not be permitted within any front yard area or along any property line adjacent to a public right-of-way.

Except as provided herein, the maximum height of all fences and walls for all locations except the required front yard is six feet from top to finished grade for the face of the wall facing an adjacent property, and nine feet from top to finished grade for the face of the wall facing the subject property as shown in Figure 18.26-4. The maximum height of individual retaining walls shall not exceed nine feet, and shall also be subject to the provisions of Chapter 18.30 (Hillside Development) of this code.

Fences and walls within the front yard setback shall not exceed 36 inches in height.

The foregoing wall/fence height limitations shall not apply to estate fences as defined in Section 18.04.060, in which case estate fences may exceed the height limits of this section subject to approval of a conditional use permit.

A corner cut-off area shall be provided at the intersection of all streets. The corner cut-off area along the right-of-way line shall be reserved for the purpose of maintaining adequate sight distance. The triangle formed shall have a minimum dimension of 20 feet as depicted in Figure 18.26-5 unless determined by the City Engineer that additional distance is necessary to maintain adequate sight distance. No vegetation shall be planted or allowed to grow, nor shall any structure be placed in the sight vision area in a manner that obstructs visibility or threatens vehicular or pedestrian safety as determined by the City Engineer or the Community Development Director. Only traffic control devices, traffic signs, utility poles, transformers, pedestals, or other similar traffic control devices may be located within the sight visibility area.

A corner cut-off area shall be provided at the intersection of each driveway and a public street, sidewalk, or other right-of-way in the form of a triangle with a minimum dimension of 10 feet as depicted in Figure 18.26-6 unless determined by the City Engineer that additional distance is necessary to maintain adequate sight distance. This area shall be kept free of obstructions, fences, trash containers, so that traffic visibility is maintained.

Review by the Planning Commission of a preliminary grading plan shall be required whenever the following circumstances occur:

Final grading plans shall be substantially in conformance with Chapter 15.40 (Grading) of Title 15, and with the preliminary grading plan approved by the Planning Commission. The grading elevations on a final grading plan may not deviate more than 12 inches from those elevations approved by the Planning Commission on the preliminary grading plan. Deviations in excess of 12 inches shall require submittal of the final grading plan to the Community Development Director for review and approval. The Director may refer the matter to the Planning Commission for review and approval if in his or her judgment the proposed deviation represents a substantial change from the preliminary grading plan.