146 ORDINANCE NO. 146
AN ORDINANCE OF THE CITY OF GRAND TERRACE ADOPTING
ZONING AMENDMENT Z-93-01 AND E-93-10 TO CHAPTERS 18.06,
18.109 18.63 AND 18.73 TO ALLOW CLARIFICATION OF SITE AND
ARCHITECTURAL REVIEW PROCEDURES INCLUDING, BUT NOT LIMITED
TO, ACCESSORY STRUCTURES, AND THE NEGATIVE DECLARATION
WHEREAS, the City Council approved the Zoning Ordinance on August 23, 1990;
and
WHEREAS, proposed Zoning Amendment Z-93-01 is set out in full in Attachment
A - Chapter 18.63, Attachment B - Chapter 18.73, Attachment C - Chapter 18.10 and
Attachment D - Chapter 18.06; and
WHEREAS, previous code regulations prohibited accessory structures with height
exceeding 10' unless approved by the Planning Commission; and
WHEREAS, current code is ambiguous and does not clearly describe procedures of
review for certain accessory structures; and
WHEREAS, certain accessory structures may interfere with neighbors' privacy, such
i as playhouses, elevated decks, etc., and may be exempt from building permits; and
WHEREAS, in view of code ambiguity, Planning Department policy has been to
review all new construction regardless of requirement of a permit; and
WHEREAS, implementation of this policy has been very successful, however, staff
needs official back-up to pursue it further; and
WHEREAS, staff proposes to make existing policy official by requiring staff level
review of playhouses and similar effect structures prior to construction; and
WHEREAS,staff level review will be incorporated into currently existing'Plan Check
or Planning Department clearance of building plans" - a $33 review; and
WHEREAS,the plan check of building plan/Land Use Clearance is applicable to all
new construction regardless of permit requirement; and
WHEREAS, these amendments are in line with and complement the latest
amendments which increased staff level reviews to provide applicants of minor and middle-
sized projects a more fair review in terms of time, costs and noticing procedures; and
WHEREAS,amendments to the Site and Architectural Review, General Regulations,
Residential Districts and Definitions sections will clarify procedures,making it easier for the
ATTEST:
�J
City Clerk of the City of aiand Terrace Ma of the dity 4 Grand Terrace
and of the City Council thereof an of the City Council thereof
I, BRENDA STANFILL, City Clerk of the City of Grand Terrace, California, do
hereby certify that the foregoing Ordinance was introduced and adopted at a regular
meeting of the City Council of the City of Grand Terrace held on the 14th day of October,
1993 by the following vote:
AYES: Councilmembers Carlstrom and Singley; Mayor Matteson
NOES: Councilmember Hilkey; Mayor Pro Tem Christianson
ABSENT: None
ABSTAIN: None
City Clerk
Brenda Stanfill
Approved as to form:
City Attorney
John Harper
applicant to understand and provide_staff with clear directions to process applications,
implement City regulations and projects' conditions of approval; and
WHEREAS, the proposed amendments are consistent with the goals, objectives and
policies of the City of Grand Terrace General Plan; and
WHEREAS, in accordance with the provisions of the California Environmental
Quality Act, a Negative Declaration has been prepared for this project and has been
recommended for approval by the Planning Commission and considered by the City Council.
This Negative Declaration is available for review at the City Planning Department; and
WHEREAS, the Planning Commission held a properly noticed public hearing on
August 19, 1993; and
WHEREAS, the Planning Commission, at its meeting on August 19, 1993,
recommended to the City Council that proposed Zoning Amendment set out in full in the
attachments amending Chapters 18.63, 18.73, 18.10 and 18.06, be approved and adopted by
the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on September '
9, 1993, for the approval of Z-93-01 and E-93-10.
!, NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF GRAND TERRACE,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: The proposed Zoning Amendment No. Z-93-01, set out in full
in Attachments A,, B, C and D, is approved and adopted by the
City Council.
Section 2: The Negative Declaration on file in the Planning Department
of the City of Grand Terrace; E-93-01, is hereby.approved.
Section 3: Effective Date: This Ordinance shall be inn full force and
effect at 12:01 a.m. on the 31st day of its adoption.
Section 4: Posting: The City Clerk shall cause this Ordinance to be posted
in three (3) public places within fifteen (15) days of its
adoption, as designated for such purpose by the City Council.
Section 5: First read at a regular.meeting of the City Council of said City
held on the 9th day of September, 1993, continued to a regular
meeting of the City Council'of said City held on the-23rd day
of September, 1993 and finally adopted and ordered posted at
a regular meeting of said City Council on the 14th day of
Ci October, 1993.
18.06.895 Street line
18.06.900 Street side
18.06.905 Structure
18.06.906 Sunrooms
18.06.910 Trailer
18.06.915 Trailer park or mobile home park
18.06.920 Trailer, residential
18.06.925 Trailer space
18.06.930 Use
18.06.935 Variance
18.06.940 Yard
18.06.945 Yard, front
18.06.950 Yard, rear
18.06.955 Yard, side
18.06.960 Zone
18.06.965 Zone, change of
18.06.970 Zoning map
Section 18.06.005 Applicability:
For the purpose of this title, certain terms used are defined as follows in this chapter.
Section 18.06.010 Abut:
"Abut" means contiguous to. For example, two adjoining lots with a common property line
are considered to be abutting.
Section 18.06.015 Access or accessway:
"Access"or"Accessway"means the place or way by which pedestrians and vehicles have safe,
adequate and usable ingress and egress to a property or use as required by this title.
Section 18.06.020 Accessory structure:
"Accessory structure" means a building, part of a building, or structure which is subordinate
to, and the use of which is incidental to that of the main building, structure or use on the
same lot. It does not mean separate living quarters or guest house but does mean and is
not limited to playhouses, storage sheds, elevated decks,patio covers,patio enclosures,Type
1 and Type 2 Sunrooms, antennas, radio and other towers and satellite dishes.
Section 18.06.025 Accessory living quarters:
CHAPTER 18.63
SITE AND ARCHITECTURAL REVIEW
Sections:
18.63.010 Purpose
18.63.020 Application
18.63.030 Scope
18.63.040 Submittal Process
18.63.050 Public Hearing Process
18.63.060 Approval Process
18.63.070 Appeal Process
18.63.080 Building Permit Process
18.63.090 Revisions
18.63.100 Expiration/Extensions
Section 18.63.010 Purpose:
The purpose of this chapter is to empower the Planning Commission to sit as the City's Site
and Architectural Review Board and the Community Development Director with the
responsibility for comprehensive site plan and architectural review in order to achieve the
following:
A. To ensure that new development and the alteration or enlargement of existing
development occurs in a manner that is consistent with the intent of this title
and the General Plan;
B. To ensure that the location and configuration of structures are visually
harmonious with their sites and surrounding sites and structures, that they do
not interfere with neighbors' privaa, that they do not unnecessarily block
scenic views from other structures and/or public areas, and is be in scale with
the townscape and natural landscape of the area;
C. To ensure that the architectural design of structures and their materials and
colors are visually harmonious with surrounding development, natural
landforms, is functional for the proposed project and is consistent with this
title;
D. To ensure that plans for landscaping and open spaces provide a functional
and visually pleasing setting for the structures on the site and is harmonious
with the natural landscape of the area and nearby developments;
E. To ensure the preservation of the natural beauty of the city and its setting, to
d
prevent the indiscriminate clearing of property, the destruction of trees an
`: A
natural vegetation and the excessive and unsightly.grading of hillsides, and to
preserve the natural landforms;
F. To ensure that the design and location of signs are consistent with the scale
and character of the building to which they are attached or otherwise
associated with and are consistent with this title.
Section 18.63.020 Application:
There are three (3) levels of applications for Site and Architectural Review:
A. Land Use Application,
B. Administrative Site and Architectural Review, and
C. Site and Architectural Review (with public hearing).
A. Land Use Application
The purpose of this section is to empower the Communi , Development Director or
representative with responsibilities for Site and Architectural Review of minor items,
yet which may have potential to adversely affect the environment. Noticing to
adjacent property owners will be at-the discretion-of-the Community Development
Director, with the exception of satellite dishes..
A. Leh tee rei Land Use Application, regardless of need for a.- .
permit, shall be required in the event any of the following actions or
construction occur:
1. Any new construction exceeding 6' in height.
2. Any remodeling or renovation of a structure which results in:
a) A change in use or intensity of use (includes any proposed use
of a structure which has been vacant for a period of six months
or more); or
b) An increase in building size (including bulk area and floor
area); or
c) Increased capacity; or
d) Additional street access.
3. Plan check or clearance of building plans including, but not limited to:
p swimming pools, spas, patio covers, enclosures, all types of accessory
structures, walls, fences and other structures which do not require
administrative or formal Site and Architectural Review.
V4
4h tMs 4i4�o
to the Site afid Mehitee Beafd
24. Sunrooms provided they strictly meet the Planning Commission setback
policies, UBC and other construction code regulations.
35. Satellite dish antennae provided they can be screened from the street
in accordance with code and design standards. Notice including
location map or site plan shall be mailed to adjacent property owners
requesting comments at least two weeks in advance of the Planning
Director's decision.
46. Overhead decks provided they strictly meet the Planning Commission
design guidelines.
ght
-md ever- ' t in tl�('-R! 10/20 Distr-iet yMh less dma 5 v
squEffe feet.-.
67. Ground floor additions to existing 'residential structures located in an
R1 District where the addition is less than 500 sq. ft. gross floor area
and the exterior design and materials of the addition matches the
exterior design and materials of the existing structure.
8. Fences or walls which do not meet Section 18.73.070.
9. All construction of elevated decks.
10. Construction of playhouses according to Subsection 18.63.110 of this
section.
Any item which could not be satisfactorily reviewed at staff level may be subject to
Site and Architectural Review at the discretion of the Community Development
Director. The Community Development Director decisions shall be final unless
appealed to the Planning Commission within 10 calendar days. Appeals shall be filed
with the Planning Department and follow similar rules as the appeals to the City
Council Section 18.63.070.
vy
B. Administrative Site and Architectural Review Application
The purpose of this application is to allow staff level review of projects. of medium
scale and impact without the need for a public hearing, related costs and noticing
procedures.
E The following items may be approved by the Plam-Ang Community
Development Director without going to the Site and Architectural Review
Board. However, the plans must be routed to all reviewing agencies and
notices shall be mailed to adjacent property owners requesting comments
within two weeks.
The Nanning Community Development Director decisions shall be final
unless appealed to the Planning Commission within 10 calendar days.
Appeals shall be filed with the Planning Department and follow similar rules
as the appeals to the City Council (Section 18.63.070).
1. All accessory structures except:
a) Structures with 65% or more of the square footage of
the main residence living area. Living area does not
include porches, patios, carports, garages, storage areas,
or auxiliary rooms.
t
b) Structures 1,200 square feet or more in size.
c) Structures with lot coverage higher than 25%.
2. All room additions except:
a) Room additions with 65% or more of the square footage of the
main residence living area. Living area does not include
porches, patios, carports, garages, storage areas, or auxiliary
rooms.
C. Site and Architectural Review Application
The purpose of this application is to allow major projects to receive full review from
the Site and Architectural Review Board through a public hearing process. Site and
Architectural Review by the Site and Architectural Review Board includes,but is not
limited to:
1. All items which are not subject to Land Use or Administrative Site and
Architectural Review Applications.
2, Any conversion of a single ownership property to a condominium ownership
or stock cooperative project.
3. Any placement of a modular structure in any district in accordance with this
title.
4. AnX other project subject to "Site and Architectural Review" as listed in this
title or in the Barton Road Specific Plan.
5. Any item which could not be satisfactorily reviewed at the staff level per
discretion of the Community Development Director.
Section 18.63.030 Scone:
Where site and architectural review is required the Site and Architectural Review Board
and/or the Community Development Director shall consider the following issues (the Site
other relevant issues not listed below
may also be considered):
A. The proposed site plan for the property shall be reviewed taking into
consideration the following:
1. Placement of all structures and improvements (including
adherence to setback requirements)
2. Vehicular ingress and egress
{� 3. Internal vehicular circulation and parking lot design
4. Pedestrian and vehicular safety
5. Landscaping
6. Pedestrian amenities
7. Lighting
8. Location of all service facilities including waste recycling bins
9. Walls and fences
10. Police and fire protection
11. Relationship to adjoining properties, structures and the site's
and surrounding area's natural topography
12. Grading and drainage issues
4213. Relationship to existing and/or the planned use of adjoining
properties and within the general area
4314. Consistency with this title and the General Plan
15. Traffic control measures
B. The proposed architecture of all structures shall be reviewed taking into
consideration the following:
1. Architectural style and building design
2. Proposed building materials and colors
3. Height of structures
4. Design and location of all signs
5. Size and bulk of the structures in relation to existing and/or
planned structures on the subject site, adjoining properties and
within the general area
6. Consistency with this title and the General Plan
Section 18.63.040 Submittal Process:
Applications for site and architectural review shall be submitted to the Planning
Department. The Planning Director shall review each application and determine its
completeness in accordance with planning department policy. Upon determination that an
application is complete, the application shall be scheduled either for review by the Site and
Architectural Review Board or by the PlafwAng Community Development Director as
applicable according to Section 18.63.020. Land Use Applications may be completed by
assigned planners at the counter or taken in for review as needed.
An application for site and architectural review shall contain the following:
A. Completed application form.
B. Site plan, twenty-five (25) blueline copies plus one (1) blueline copy colored
for presentation purposes. The site plan shall be a fully dimensioned drawing
clearly showing:
1. All buildings, property lines and easements
2. All parking spaces, driveways and drive aisles
3. All landscaped areas
4. All walls and fences
5. Location of all signs
6. Public improvements to the street centerline
7. Site address and assessor's parcel number
8. Property owner name and address
9. Number of lots and their sizes (in square feet)
10. North arrow, graphic and numeric scales.
C. Elevations, twenty-five (25)blueline copies plus one (1) blueline copy colored
for presentation purposes. The elevations shall be scaled, dimensioned
drawings of each side of each building and/or sign.
D. Landscape plan, twenty-five (25) blueline copies plus one (1) blueline copy
colored for presentation purposes. The landscape plan shall show the location
of all proposed plant material, common and botanical names, quantities and
sizes,paved areas and paving materials and property lines.
E. Grading Plan, twenty-five (25) blueline copies plus one (1) blueline copy
- colored for presentation purposes. The grading plan shall show existing and
proposed topography for the site and within 100 feet of the property lines.
The plan shall also show all trees with a trunk diameter greater than four
inches.
F. Material Board, one (1) 8 1/2" by 11" mounting board showing samples of
exterior design elements such as roofing material, paint chips, brick, stone or
other accent features.
G. 300 foot radius map, property owner mailing list keyed to the radius map and
a signed mailing list affidavit.
H. Application fee.
In case of Administrative Site and Architectural Review and Land Use Applications, the
number of plans and specific requirements will be determined by the Community
Development Director on a case-by-case basis according to the scale and impact of projects.
The Nanning Community Development Director may require additional information or
delete certain requirements from an application depending on the specific situation.
Section 18.63.050 Public Hearing:
The Site and Architectural Review Board shall hold a public hearing on any proposed site
and architectural review application and shall notice said hearing in accordance with Section
65091 of the California Government Code.
Section 18.63.060 Approval Process:
After review of an application, the Site and Architectural Review Board shall approve the
application only if:
A. The following findings are made;
1. The proposed project is consistent with the intent of the Grand
Terrace Municipal Code and the General Plan.
2. The location and configuration of all structures associated with
this project are visually harmonious with this site and
surrounding sites and structures, that they do not interfere with
the neighbors' privacy, that they do not unnecessarily block
scenic views from other structures and/or public areas and are
in scale with the townscape and natural landscape of the area.
3. The architectural design of structures,their materials and colors
are visually harmonious with surrounding development, natural
landforms, are functional for the proposed project and are
consistent with the Grand Terrace Municipal Code.
4. The plan for landscaping and open spaces provide a functional
and visually pleasing setting for the structures on this site and
is harmonious with the natural landscape of the area and
nearby developments.
5. There is no indiscriminate clearing of property, destruction of
trees or natural vegetation or the excessive and unsightly
grading of hillsides, thus the natural beauty of the city, its
setting and natural landforms are preserved.
6. The design and location of all signs associated with this project
are consistent with the scale and character of the building to
which they are attached or otherwise associated with and are
consistent with the Grand Terrace Municipal Code.
7. Conditions of approval for this project necessary to secure the
purposes of the Grand Terrace Municipal Code and General
Plan are made a part of this approval.
Section 18.63.070 Appeal Process:
The decision of the Site and Architectural Review Board shall be final unless appealed to
the City Council within ten (10) calendar days. Such an appeal may be made by the
applicant, any member of the City Council or any other interested person.
A. An appeal of a Site and Architectural Review Board decision shall be made
in the following manner:
1. Filing with the City Clerk's Office a completed Application for
Appeal.
2. Payment of the appropriate appeal fee.
B. After accepting an application for appeal, the City Clerk shall set a date for
the City Council to hear the appeal. Notices of the appeal shall be given to
the applicant, the Site and Architectural Review Board and the appellant.
C. The Site and Architectural Review Board shall submit a report to the City
Council containing the reasons for the Board's decision and the minutes of its
meeting regarding the appealed decision.
D. The City Council shall hear the appeal and make its own determination
regarding the application and its consistency with this title and the General
Plan. Upon such determination, the City Council shall uphold, modify or
reverse the Site and Architectural Review Board's decision. If during the City
Council's hearing of the appeal, new information is provided that was not
considered by the Site and Architectural Review Board, the City Council may
refer the application back to the Site and Architectural Review Board for
reconsideration of the application with the new information.
Section 18.63.080 Building Permit Process:
After the appropriate appeal period has ended or after a final determination is made by the
City Council, the applicant may submit for building permits.
The application shall include three (3) sets of the approved site plan, elevations, landscape
plan and grading plan, each set shall be approved and signed by the Plam-Afig Community
Development Director and shall have attached to it a copy of any conditions of approval
required by the Site and Architectural Review Board or the City Council. Two of the
required sets of plans shall be submitted to the Department of Building and Safety along
with"the appropriate construction specification plans for the approved project. The third set
shall be kept on file in the Planning Department. The Department of Building and Safety
shall then prepare the appropriate permits in accordance with all applicable state and local
codes.
Section 18.63.090 Minor Alterations and Revisions:
An applicant may request minor alterations or revisions to approved plans by the Site and
Architectural Review Board after the initial approval of the plans as follows:
A. Minor alterations to the approved plans which result in a change to the
exterior facade of a structure, any element of the-landscaping plan or the
design of the site plan may be approved by the Planamg Community
Development Director. Other minor alterations may be approved by the
Building and Safety Director. All approved minor alterations shall not result
in a substantial change from the approved plans.
B. Any proposed revisions which result in a substantial change to the approved
plans shall be submitted to the Site and Architectural Review Board for
consideration pursuant to the procedures set forth in this chapter for initial
application.
Section 18.63.100 Expiration and Extensions:
The approval of a site and architectural review application shall expire one (1) year from
the date of its approval unless efe-ef the following actions occur:
A. The applicant applies for a building permit and commit substantial investment
in accordance with the approved plans prior to the expiration date.
J
B. A business license is issued in accordance with the Grand Terrace Municipal
Code, as applicable.
C. The applicant has complied with all aRplicable conditions of approval.
In case the applicant is not able to comply with Sections A. B or C of the aforementioned
section, then the applicant shall apply for an extension of the one-year compliance period
12rior to expiration date.
The Planning Director may upon application by the applicant, extend the period of approval
for a length of time up to one year. No approval shall be extended to a date beyond two
(2) years from the date of the initial approval.
Section 18.63.110 Playhouse Review Guidelines
Definition
Playhouses consist of small structures (maximum of 120 sq. ft.), with ground-mounted or
elevated floor where raised floor does not exceed 6' in height. Playhouses are made by
property owners, "handyman" or pre-manufactured kits, usually with elevated portions at
times connected to other play equipment such as jungle gyms, swings etc. Playhouses are
usually built of wood, painted metal and various other materials Playhouses are sometimes
21aced over a tree. These structures are built as children play areas
It should be noted that pre-manufactured kits are not pre-approved structures and do not
necessarily conform to City Codes and to these guidelines. Such kits are subject to the
guidelines as much as any playhouses built from scratch by a"handyman' or property owner.
Playhouses are considered accessory structures or "subordinate structures" to the main
residence and shall be built in compatibility with the main residence and with surrounding
sites and structures.
Goals
The review of a playhouse is therefore to achieve the same goals as the Site and
Architectural Review of a main residence, as listed in the City of Grand Terrace Municipal
Code Section 18.63.010 - Purpose.
"To ensure that the location and configuration of structures are visually
harmonious with their sites and surrounding sites and structures, that they do
not interfere with neighbors' privacX, that they do not unnecessarily block
scenic views from other structures and/or public areas, and be in scale with
_i the townscape and natural landscape of the area;
- To ensure that the architectural design of structures and their materials and
colors are visually harmonious with surrounding development, natural
landforms, is functional for the proposed project and is consistent with this
title;
To ensure the preservation of the natural beauty of the city and its setting, to
prevent the indiscriminate clearing of property, the destruction of trees and
natural vegetation and the excessive and unsightly grading of hillsides, and to
preserve the natural landforms."
Specific Review Criteria:
1. Location of playhouse shall minimally meet accessory structure setbacks(10'rear and
5' side setbacks from toe or top of slope) and shall not be located on utility
easements or public right-of-way. It is recommended that playhouses be located as
not to be visible from neighbors' yards, whenever possible. ..
2. The following criteria apply to all playhouses, but especially to playhouses which are
visible from neighbors' yards:
a. Playhouse windows shall not face neighbors'bors' yards but towards the main
residence so as not to interfere with neighbors'bors' privacy.
�1 b. Ceiling height on elevated playhouses shall not be suitable for adults .
(maximum of five and one-half feet). An elevated playhouse which functions
as an observation tower or elevated deck shall follow a different set of review
criteria and may be subject to a public hearing. Playhouses for infants or
toddlers who need constant supervision are strongly encouraged to be ground
mounted. Note that a playhouse shall not be elevated more than 6' from
grade, otherwise, the "under floor" will be considered a "story" and the
structure will no longer be considered a playhouse.
C. Colors shall be compatible with the main residence and with neighbors'fences
in such a manner as to blend in as much as possible. Brightly colored
playhouses visible from neighbors' yards are strongly discouraged. Pastel
colors such as off-white, cream and light tan are encouraged. This applies to
all construction elements, such as walls, pilasters, roof and trim.
d. In case playhouses barely meet the accessory structure setback requirements,
a row of London Plane trees or other trees are encouraged to be planted
surrounding the structure to diminish visual impact of structure on adjacent
residences.
e. Construction materials shall not include glass, cardboard or sheet aluminum
roofing. No electrical or plumbing elements are allowed. First quality
materials are recommended, since playhouses do not require permits and
aesthetics and safety of construction is critical.
£ Playhouses shall be constructed so as not to obstruct scenic views of the
mountains or valley and shall be on scale with adjacent development on and
off-site, i.e.:
Hilly areas:
In areas of small lots (7,200 sq ft. or less), a 120 sq. ft., elevated
playhouse (12' in height) at 5' from the property line may be perceived
as a"huge structure" if seen from a nei hg bor's yard, especially when in
a descendent topography. It is recommended that special attention be
given to views when in areas with topographic gradients.
Areas with existing accessory structures: _ .
In the case where other surrounding accessory structures are of 8 to 10'
in height, a playhouse with height exceeding 10'is strongly discouraged.
Harmony with scale of surrounding development is to be achieved.
Flat areas:
In case proposed playhouse is the first accessory structure with overall _
height above 6' in a specific area (3 to 4 adjacent properties), it is,
strongly recommended that it be ground-mounted and located so as
not to be vi ,sible from nei hbors' yards roof can be visible),
Preservation of existingfeeling eeling of openness and space is desired
whenever possible. Unless this structure blends in "perfectly" with its
surroundings, it is likely to create significant controversy.
Playhouses on trees:
a. When playhouses are installed on a live tree without alterations
to the appearance of the tree,they are considered self-screened,
however, all other criteria will apply.
b. When playhouses are installed on a dead or significantly altered
or chopped tree with or without posts of support, they are
subject to the guidelines as any other playhouse.
Note that in case these structures are larger than 120 sq. ft., they are
considered illegal structures and shall be demolished. A building
permit is not applicable. Chopping or destroying trees to install tree
houses is strongly discouraged.
Trees have several natural functions, such as cooling the environment,
t cleaning the air by producing ox ,en, fertilizing and protecting soil
from erosion and many more. Trees help to create the very same
scenic view which enhance2roperty values. Observations provide
evidence that there is a very significant correlation between amount of
trees on private and public spaces with high image cities and
neighborhoods. While one tree may be interrupting a scenic view, all
the neighborhood trees, including the one in question, together help
maintain and enhance the quality of life and property values in that
community.
Review Procedures Required:
L Playhouses exceeding 6'in overall height are subject to playhouse review criteria and
require Community Development Director clearance(Land Use Approval application..
- $33.00 fee). Playhouses are exempt from building_permit.
2. Playhouses which are 6' or below in overall height are exempt from both permit and
planning review.
Note that small structures exceedingl 20 sq ft., with second story, are not considered
playhouses and are subject to permit. When subject to a permit, such a structure will need
to meet habitable standards, including, but not.limited to._Title 24,-energy conservation,
electrical, plumbing, etc. This basically transforms the small structure into a "recreation
room" of "accessory living_quarters".
Process
In case your proposed playhouse meets all criteria, an over the counter approval will be
granted. Otherwise, noticing to adjacent neighbors may be required to avoid complaints in
the future. At the end of two weeks, if no complaints are received, the application will be
approved subject to the Community Development Director's recommendation To expedite
the process,the applicant has the option to bring support letters from the neighbors. In case
neighbors are concerned, a meeting will take place for exchange of information. Usually,
it resolves all questions and the project can proceed Ultimately, in case the applicant is not
accepting of the Community Development Director's approval recommendations, then
he/she can appeal to the Planning Commission per Section 18.63.070.
CHAPTER 18.73
GENERAL REGULATIONS AND EXCEPTIONS
Sections:
18.73.010 Purpose
18.73.020 Application
18.73.030 Animal and Fowl Enclosures
18.73.040 Attached Accessory Structures
18.73.050 Building'Sites of Record
18.73.060 Dedication for and Construction of Public Improvements
18.73.070 Fence and Wall Height
18.73.080 Fire Control Regulations
18.73.090 Height Limit Exceptions
18.73.100 Keeping of Animals
18.73.110 Narrow Lots of Record
18.73.120 Occupancy
18.73.130 Property Maintenance
18.73.140 Reapplication after Denial
18.73.150 Relocation of Structures
18.73.160 Removal or Dumping of Soil, Sand or Other Material
r.
18.73.170 Swimming Pools, Spas and Other Bodies of Water
18.73.180 Temporary Manufactured Housing Installations
18.73.190 Utility Undergrounding
18.73.200 Visual Screening of Unsightly Uses
18.73.210 Yards
Section 18.73.010 Purpose:
The purpose of this chapter is to establish general regulations and specify accepted
exceptions to the provisions of this title.
Section 18.73.020 Application:
The provisions specified in this title are subject to the general regulations and exceptions
listed in this chapter.
Section 18.73.030 Animal and Fowl Enclosures:
No stable, paddock, coop, pen or other enclosure for the maintenance or raising of animals
or fowl shall be established or maintained closer than twenty feet to any residence.
CHAPTER 18.63
SITE AND ARCHITECTURAL REVIEW
Sections:
18.63.010 Purpose
18.63.020 Application
18.63.030 Scope
18.63.040 Submittal Process
18.63.050 Public Hearing Process
18.63.060 Approval Process
18.63.070 Appeal Process
18.63.080 Building Permit Process
18.63.090 Revisions
18.63.100 Expiration/Extensions
Section 18.63.010 Purpose:
The purpose of this chapter is to empower the Planning Commission to sit as the City's Site
and Architectural Review Board and the Community Development Director with the
responsibility for comprehensive site plan and architectural review in order to achieve the
following:
A. To ensure that new development and the alteration or enlargement of existing
development occurs in a manner that is consistent with the intent of this title
and the General Plan;
B. To ensure that the location and configuration of structures are visually
harmonious with their sites and surrounding sites and structures, that they do
not interfere with neighbors' privacy. that they do not unnecessarily block
scenic views from other structures and/or public areas, and ir,be in scale with
the townscape and natural landscape of the area;
C. To ensure that the architectural design of structures and their materials and
colors are visually harmonious with surrounding development, natural
landforms, is functional for the proposed project and is consistent with this
title;
D. To ensure that plans for landscaping and open spaces provide a functional
and visually pleasing setting for the structures on the site and is harmonious
with the natural landscape of the area and nearby developments;
E. To ensure the preservation of the natural beauty of the city and its setting, to
prevent the indiscriminate clearing of property, the destruction of trees and
2. The maximum height of a fence or wall,.solid or otherwise shall
be eight (8) feet from the surface of the ground.
C. Where a grade differential exists between buildings sites, the height of the
fence or wall shall be measured from the higher grade.
D. The permitted height of a fence or wall may be increased or reduced if:
1. The Director of Building and Safety determines such an
increase or reduction is necessary to maintain proper vehicular
and pedestrian safety.
2. The Community Development Director through
Administrative .Site and Architectural Review Board may
approve& a greater or lesser height.
Section 18.73.080 Fire Control Regulations:
The fire control regulations of the Uniform Building Code shall apply to all setback and
yard requirements of this title.
Section 18.73.090 Height Limit Exceptions:
Chimneys, cupolas, flag poles, monuments; radio and other towers, water tanks, church
steeples, mechanical appurtenances and similar structures may be permitted in excess of
height limits with the approval of a conditional use permit.
Section 18.73.100 Keeping of Animals:
Except as permitted by Chapter 18.53, the keeping of animals, other than household pets
is prohibited within the City.
Section 18.73.110 Narrow Lots of Record:
On any parcel of land of an average width of less than fifty (50) feet, which parcel was
under one ownership at the time of, or is shown as a lot on any subdivision map filed in the
County Recorder's Office prior to February 11, 1982, when the owner owns no adjoining
land, the width of each side yard may be reduced to ten percent (10%) of the width of such
parcel, but in no case shall be less than three (3) feet.
CHAPTER 18.10
{f
RH, R1, R2 and R3 RESIDENTIAL DISTRICTS
Sections:
18.10.010 Purpose
18.10.020 Residential Districts
18.10.030 Use Regulations
18.10.040 Site Development Standards
18.10.050 Off Street Parking
18.10.060 Residential Street Parking
18.10.070 Signs
18.10.080 'Site and Architectural Review
Section 18.10.010 Purpose:
The residential zones contained in this Chapter are intended to carry out the goals and
objectives of the Community's General Plan, with respect to residential uses. These goals
and objectives are to be achieved through the following purposes established for the
residential zones:
1. To provide for development in accordance with the General Plan.
2. To promote the most appropriate and efficient use of the land while providing
a variety of housing opportunities to the community.
3. To promote a compatible relationship between residential, commercial and
other types of land uses located in the community.
4. To promote the public health, safety, and welfare through encouraging the
appropriate type and size of development for the community.
5. To manage development with respect to its type, size and 16-cation in order to
prevent harmful encroachment of disruptive development into the
community's residential neighborhoods.
Section 18.10.020 Residential Districts:
The following districts are designed to implement the goals and objectives of the General
Plan. Each district contains specific land use regulations and density ranges for
development.
1. RH, Hillside Residential District: This district is intended for very low
C
1 1
Table 18.10.040 Footnotes (Continued)
C. 1) A density bonus of up to twenty percent (20%) may be approved with a
conditional use permit or specific plan if various off-site improvements
which benefit the general public are included in the project.
2) A density bonus of at least twenty-five percent (25%) shall be approved if
the proposed project meets the requirements of Chapter 4.2 of the California
Government Code regarding "Lower" and "Low or Moderate Income Households"
dwelling units.
d. For the purposes of this Chapter, the following terms shall be defined as follows:
"Living area" shall be defined as the enclosed area of a
residential dwelling unit, excluding porches, patios,
carports, garages, storage areas, or auxiliary rooms.
"Multiple Family" shall be defined as one (1) or two (2)
bedroom units only.
e. I-n the ' 7.2 DlstElet,aeeesssery stEuetuEev shall net e3Eeeed ten (19)—feet In
height unless appreved by the Site and Arehiteetural Review R-R-ar-61, and in ne ease
shall emeeed twenty (28) feet in height. in the RI- 9,R! 19, R'. an.fd .n2
Accessory structures shall not exceed twenty (20) feet in height, with exceptions
as listed in Section 18.73 . 090 of this Chapter.
f. Not more than the permitted percent of the total parcel may be devoted to main and
accessory structures, parking areas, driveways and covered patios. The remaining
percent of the total parcel shall be devoted to open areas such as landscaping,
lawn; outdoor recreational facilities, incidental to residential development,
including swimming pools, tennis courts, putting greens, uncovered patios and
walkways. Said open areas shall consist of not less than two hundred (200) square
feet of open space per dwelling unit.
CHAPTER 18.06
DEFINITIONS
Sections:
18.06.005 Applicability
18.06.010 Abut
18.06.015 Access or accessway
18.06.020 Accessory structure
18.06.025 Accessory living quarters
18.06.030 Addition
18.06.035 Airport
18.06.040 Alcoholic beverages
18.06.045 Alley
18.06.050 Altered
18.06.055 Altered, structurally
18.06.060 Amendment
18.06.065 Apartment
18.06.070 Automobile wrecking
18.06.075 Awning
18.06.080 Basement
18.06.085 Billboard
t~ 18.06.090 Boardinghouse or roominghouse
18.06.095 Boarding school
18.06.100 Breezeway
18.06.105 Building
18.06.110 Building, main or principal
18.06.115 Building site
18.06.120 Business
18.06.125 Business face
18.06.130 Business frontage
18.06.135 Carport
18.06.140 Centerline
18.06.145 Church
18.06.150 City
18.06.155 Civic center
18.06.160 Clinic
18.06.165 Club
18.06.170 Commission or planning commission
18.06.175 Condominium
18.06.180 Contiguous
18.06.185 Copy
18.06.190 Council or city council
18.06.195 Day
18.06.200 Day care, child