Chapter 17.88
SITE DEVELOPMENT STANDARDS
Sections:
17.88.010 Purpose and applicability.
17.88.020 Measurements and calculations methodology.
17.88.050 Intersection sight visibility.
17.88.010 Purpose and applicability.
A. Purpose. This chapter is intended to provide additional details on measurements and calculations used throughout this title relating to site development and standards for site development that apply to all zoning districts.
B. Applicability. This chapter applies to the establishment or expansion of all uses and structures. (Ord. 24-01 § 1)
17.88.020 Measurements and calculations methodology.
A. Yards and Setbacks. The following regulations supplement, define and restrict the meaning and intent of the yard and setback provisions set forth in this title:
1. Where setbacks are required, they shall be open and unobstructed. Fences, driveways, paved parking lots, and other nonobstructing uses of the property are permitted within the setback area.
2. Unroofed landings, ramps, steps and decks may project into any required setback; provided, that they maintain a minimum five feet of distance from the nearest property line and the structure is not located in an easement. No portion other than a handrail shall extend higher than eighteen inches above the finished grade level.
3. Window sills, belt courses, cornices, eaves, and similar incidental architectural features may project into any required setback; provided, that a minimum five feet of distance from the nearest property line is maintained.
B. Building Heights. The following regulations supplement, define and restrict the meaning and intent of the building height provisions set forth in this title:
1. Measurement of Building Height. The vertical distance measured from the average ground level prior to construction to the highest point of the building.
2. Exempted Structures.
a. Roof structures (located on a rooftop) for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building; fire or parapet walls, skylights, towers, flagpoles, chimneys, smokestacks, wireless masts or similar structures and necessary mechanical appurtenances may be erected above the permitted height limit of buildings but shall not be for the purpose of providing additional floor space.
b. Flag Poles. The maximum height for a flag pole shall be twenty-five feet.
c. Light Poles. Outdoor lighting, including street lights, shall be reflected downwards to reduce light pollution and glare in all districts. Outdoor lighting on freestanding poles shall not exceed thirty-five feet in height in residential and commercial districts. Outdoor lighting on freestanding poles shall not exceed fifty feet in height in industrial districts. (Ord. 24-01 § 1)
17.88.030 Snow storage.
A. Purpose. This section is intended to establish basic standards and a review process to ensure adequate snow storage for new developments.
B. Applicability. These provisions apply to all new or expanded developments except development of one detached dwelling unit, duplex, two-unit townhouse, or accessory dwelling unit.
C. Snow Storage Plan. A snow storage plan shall be submitted with all land use or permit applications involving new commercial, industrial, or multi-unit residential construction. The plan shall include:
1. A sketch plan, to scale, showing the area(s) of the site to be used for snow storage. If applicable, any proposed off-site snow storage areas shall also be shown.
2. Amount of parking spaces/area that will be taken up by snow storage, if any.
3. Narrative description of the proposed show storage plan. Include a description of winter parking demand if required off-street parking spaces are to be used for snow storage.
D. Standards. The following criteria for snow storage shall be reviewed by planning staff during the land use application or zoning clearance review process.
1. Impacts on Required Parking. Reductions in available parking spaces shall be offset by reductions in seasonal demand for parking.
2. Adequacy of Space. Enough snow storage area shall be designated to reasonably handle expected snow storage needs on the site. This includes snow from plowed areas and snow-shedding from roofs.
3. Visibility at Intersection(s) With Public Streets. The site visibility triangle described in Section 17.88.050 shall be maintained.
4. Use of Publicly Owned Snow Storage Lots, Including the Proposed Means of Safely Transporting Snow From the Site to the Snow Storage Lot. Capacity shall exist to accommodate the proposed snow storage, as determined by the public works director.
5. Snow Shedding. On all residential dwellings, and nonresidential primary structures, roofs shall be designed to either:
a. Shed snow into a side or rear yard; or
b. Handle the snow load without shedding. Setback reductions are available for buildings with these types of roofs, as described in Table 17.16.060-1.
c. Snow shall not shed in a manner that blocks ingress or egress of the structure. (Ord. 24-01 § 1)
17.88.040 Outdoor storage.
A. Outdoor Storage Accessory to a Commercial or Industrial Use. Outdoor storage of goods, equipment, and/or materials accessory to a commercial or industrial principal use shall be allowed subject to the following standards:
1. Each outdoor storage area shall not be located closer to the front property line than the front facade of the principal building.
2. Goods stored in an approved outdoor storage area shall be limited to those sold or used on the premises as part of an associated primary use.
3. Each outdoor storage area shall be screened from view from all property lines and adjacent rights-of-way by an opaque fence or wall between six and eight feet in height. The fence or wall may exceed eight feet in height where the difference in grade between the right-of-way and the outdoor storage area makes a taller fence or wall necessary to effectively screen the area.
4. Landscaping. A landscaped earth berm may be used instead of or in combination with a required fence or wall, provided it meets the same height requirements.
5. No goods, equipment, and/or materials may be stored in areas required for vehicular or pedestrian circulation or parking.
B. Outdoor Storage Accessory to a Residential Use. Outdoor storage of equipment, recreational vehicles, and other materials accessory to a residential use shall be allowed subject to the following standards:
1. The outdoor storage shall not include junk vehicles pursuant to Title 8.
2. Construction and landscaping materials and equipment are allowed if these are used or intended for use on the premises within a period of six months, unless there is an active building permit issued for improvements on the property, or as otherwise approved by the community development director.
3. Any outdoor storage shall not become a nuisance as defined in Title 8.
C. Intermodal Shipping Container (Connex Unit). See Chapter 17.80, Article IV, Accessory Structures and Uses. (Ord. 24-01 § 1)
17.88.050 Intersection sight visibility.
A. Purpose. Sight visibility triangles are designated areas located near streets and/or commercial driveway intersections that shall be free from visual obstruction to maintain safe visibility for vehicles, bicyclists, and pedestrians.
B. Applicability. All property shall maintain sight visibility triangles as described in this section.
C. Establishment. Sight visibility triangles shall be provided on all corners at the intersection of any public or private street with another street, an alley or nonresidential driveway.
D. Limitations.
1. No structure, object, and/or vegetation shall be placed and/or maintained in a manner which materially impedes the visibility from a street, alley or driveway of lawfully oncoming traffic from any direction in the intersecting public street.
2. On corner lots, no fence, wall, hedge or other planting or structure that will impede visibility between a height of two feet six inches and eight feet above the centerline grade of the intersecting streets shall be erected, planted, placed or maintained.
3. No vehicle so impeding visibility shall be parked within the sight visibility triangles.
4. If the relation of the surface of the lot to the street is such that visibility is already obscured, nothing shall be done to increase the impediment to visibility within the vertical and horizontal limits set forth above.
E. Sight Visibility Triangle Designation.
1. Sight visibility triangles shall be designated pursuant to Figure 17.88.050.1.
2. Points of intersections shall be measured along the constructed street or sidewalk.
Figure 17.88.050.1—Sight Visibility Diagram.
F. Exemptions. The following exemptions may apply to intersection sight visibility standards:
1. Fences up to two and one-half feet in height. Transparent fences that are taller than this, including chain link, wrought iron, and similar styles, may be exempt so long as visibility is maintained through the fence.
2. Official traffic and street signs, including wayfinding signage approved by the community development director, or designee, in the right-of-way.
3. Fire hydrants, uncovered benches, and traffic control devices in the right-of-way.
4. Utility poles and one utility transmission or control device in the right-of-way. (Ord. 24-01 § 1)
17.88.060 Fences and walls.
A. Purpose. The purpose of this section is to regulate the location, height, materials, and maintenance of fences, gates, and walls to prevent the creation of nuisances, allow for privacy, maintain access to light and air, and to protect the safety and general welfare of the public.
B. Applicability. Fences or walls shall be constructed and maintained pursuant to this section.
C. Design Standards.
1. Front Yards.
a. Residential Zoning Districts. Fences and walls within the required front setback areas shall be limited to four feet in height. This limitation shall not apply to retaining walls intended to hold soil and/or to allow for site grading.
b. Commercial and Mixed-Use Zoning Districts. Fences and walls within the required front setback areas shall be limited to eight feet in height. This limitation shall not apply to retaining walls intended to hold soil and/or to allow for site grading.
c. Industrial Zoning Districts. Unrestricted.
2. Other Lot Locations. Fences and walls shall be limited to nine feet in height for other locations on the lot which are outside of the front setback.
3. Adjacent Right-of-Way. Fences and walls shall not be constructed in the right-of-way except for masonry or concrete retaining walls, and then only to a height not exceeding six inches above the grade such wall is constructed to retain and with an approved right-of-way permit, pursuant to Title 12.
4. Post Spacing. Fence posts shall not exceed ten feet in spacing.
5. Measurement of Fence, Hedge, and Wall Height.
a. General. For the purposes of this title, fence, hedge, and wall height shall be measured as the vertical distance from the ground elevation or finished grade of the property on which the fence, hedge, or wall is erected or planted to the highest point of the fence, hedge, or wall. To allow for variation in topography on a lot, the height of a fence, hedge, or a wall may vary up to six inches.
b. Difference in Grade Height Between Two Lots. Where there is a difference in the ground elevation or finished grade between two adjoining parcels of less than two feet, the height of any fence or wall constructed along the common property line shall be determined by using the finished grade of the highest contiguous parcel. When there is a difference in the ground level between two adjacent parcels of two feet or more, the height of a fence or wall shall be determined by the community development director. The community development director shall consider the physical and visual height impact on abutting properties.
6. Materials.
a. Allowed Materials. Fences or walls may be constructed of any of the following standard fencing materials: wrought iron, brick, concrete block, plastic, vinyl, chain link, metal wire, or wood products that are typically pre-fabricated and are commercially available.
b. Barbed Wire and Electrical Strands. Barbed wire or electrical strands or similar type of fencing may be allowed pursuant to the following:
i. Barbed wire and electrical strand fencing, where allowed, shall be limited to eight feet in height.
ii. Barbed wire and electric strand may be used on security fences for agricultural, livestock keeping, industrial, institutional, and commercial operations.
iii. Barbed wire or electrical strands or similar type of fencing may be used when specifically authorized in conjunction with a conditional use permit and/or a variance.
c. Any departure of materials required by this section shall require the approval of the community development director.
7. Maintenance. All fences and walls shall be maintained in good repair and all surfaces thereof shall be kept painted or have similar protective coating where customarily necessary. Any departure from the materials prescribed by this section shall require the approval of the community development director or designee. (Ord. 24-01 § 1)