Part III: Supplemental Regulations

Chapter 14.09.200
General Site Regulations

Sections:

14.09.200.010    Purpose and Applicability.

14.09.200.020    Accessory Buildings and Structures.

14.09.200.030    Encroachments Into Required Setbacks.

14.09.200.040    Encroachments Into Public Right-of-Way and Public Easements.

14.09.200.050    Fences, Walls, and Hedges.

14.09.200.060    Height and Height Exceptions.

14.09.200.070    Landscaping.

14.09.200.080    Mechanical Equipment.

14.09.200.090    Outdoor Storage.

14.09.200.010 Purpose and Applicability.

The purpose of this chapter is to prescribe development and site regulations that apply, except where specifically stated, to development in all zoning districts. These standards shall be used in conjunction with the standards for each zoning district established in Part II, Districts and District Regulations. In any case of conflict, the standards specific to the zoning district shall override these regulations.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.020 Accessory Buildings and Structures.

A. Applicability. The provisions of this section apply to roofed structures; for example, detached garages, carports, sheds, workshops, gazebos, and covered patios, and to open, unroofed structures such as play equipment, decks and trellises, that are over 18 inches in height that are detached from and accessory to a main building on the site. These provisions also apply:

1. When an accessory building or structure is attached to the main building, it shall be made structurally a part of and have a common wall or roof with the main building and shall comply in all respects with the requirements of this title applicable to the main building. Allowed building projections into yards and required building setbacks are provided in Section 14.09.200.030, Encroachments into Required Setbacks.

2. Where an accessory dwelling unit is located over a detached garage, the entire structure shall be considered a main building, subject to the base district standards for main buildings.

B. Relation to Existing Structures. A detached accessory building or structure may only be constructed on a lot on which there is a permitted main building to which the accessory building or structure is related or on an adjacent lot under the same ownership.

C. Development Standards. Detached accessory buildings or structures are subject to the development standards of the base zoning district except as provided below.

1. Height. Detached accessory buildings or structures shall not exceed the height of the main structure on the site, and are further limited as specified in subsection C.(2)(c) of this section.

2. Location. Detached accessory buildings or structures shall provide a minimum eight feet of separation between the main structure on the site.

a. Relation to Main Structure. Detached accessory buildings or structures greater than 12 feet in height shall be located to the rear of the main structure on the site as long as they comply with the required setbacks for the property.

b. Front and Corner Side Yards. Detached accessory buildings or structures shall not be located within any required front or corner street-side setback area.

c. Interior Side and Rear Yards. Detached accessory buildings or structures may be located within required interior side or rear yards in compliance with the following:

i. Height. Maximum 12 feet.

ii. Distance Between the Foundation and Property Line. Minimum three feet.

iii. Distance Between Eave and Property Line. Minimum two feet.

iv. Distance Between Accessory Structures and Other On-Site Structures. Minimum eight feet, except that the Fire Department may approve a reduction.

v. Distance Between Structure and Property Line Abutting an Arterial, Collector, Freeway, or Railroad ROW. Minimum five feet.

vi. Coverage. Maximum 35 percent of the area of the required rear yard.

D. Outdoor Accessory Swimming Pools. Swimming pools, including spas and any body of water having a depth of more than 18 inches, that are not completely enclosed within a building shall comply with the following standards in addition to all other applicable requirements of this code. All setbacks are measured from the water line of the pool.

1. Front and Corner Side Yards. Swimming pools shall not be located within a required front or corner side yard.

2. Interior Side and Rear Yards. Swimming pools may be located within the required rear yard and the required interior side yard when located behind the main structure provided the swimming pool is located a minimum of three feet from any property line. For the purposes of this section, where a main structure does not have a single flat wall plane forming the rear of the main structure, that flat wall plane closest to the front wall of the main structure shall be considered the rear wall of the structure.

3. Pool Equipment. Pool equipment, including pumps, shall be located no closer than one foot to any property line.

(Ord. 1985, Amended, 07/25/2023; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.030 Encroachments Into Required Setbacks.

Building projections may extend into required setbacks according to the standards of Table 14.09.200.A, Allowed Projections Into Required Setbacks, subject to all applicable requirements of the Building Code. The “Limitations” column states any dimensional, area, or other limitations that apply to such elements where they project into required setbacks.

 

TABLE 14.09.200.A: ALLOWED PROJECTIONS INTO REQUIRED SETBACKS 

Projection	Front or Corner Side Setbacks	Interior Side Setbacks	Rear Setbacks	Limitations
All projections	No projection may extend closer than three feet to an interior lot line or into a public utility easement. Where any allowance of this title conflicts with applicable building codes, the more restrictive shall apply.
Cornices, canopies, bay windows, eaves, and similar architectural features; chimneys	6 feet	2 feet	6 feet
Fire escapes required by law or public agency regulation	3 feet	3 feet	3 feet
Uncovered stairs, ramps, stoops, landings, decks, and platforms
All elements 18 inches or less above grade	May encroach but shall be a minimum of three feet from the property line			Except for vertical supports, areas 42 inches or more above the platform shall be open on at least three sides
All elements greater than 18 inches above grade	5 feet	May encroach but shall be a minimum of three feet from the property line	May encroach but shall be a minimum of six feet from the property line and cover no more than 150 square feet of the required rear yard
Covered patios, carports, solariums, and similar features	May not encroach	May encroach but shall be a minimum of five feet from the property line when located between the front and rear wall planes	May encroach but shall be a minimum of 10 feet from the property line and cover no more than 150 square feet of the required rear yard	Except for vertical supports and the cover, areas 42 inches or more above the platform or ground shall be open on at least three sides except for enclosed solariums which shall be entirely enclosed in clear material such as glass or plexiglass except for the side or sides attached to the main structure
Balconies	Balconies located on the rear elevation of a single-family residence shall comply with the rear setback for the main structure.
Ramps and similar structures that provide access for persons with disabilities	Reasonable accommodation will be made, consistent with the Americans with Disabilities Act. See Chapter 14.09.330, Reasonable Accommodation

(Ord. 1996, Amended, 07/23/2024; Ord. 1985, Amended, 07/25/2023; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.040 Encroachments Into Public Right-of-Way and Public Easements.

No structure or other obstruction shall be constructed or maintained upon any parkway beyond the recorded lot lines abutting a street or alley or upon a public easement except as specifically allowed in another part of this title.

A. Any entity having utilities located within a public easement shall have the right to remove any and all fences, structures, landscaping, or other obstructions that interfere with the easement and shall not be liable for any damages claimed by reason of the removal of the said obstruction.

B. No mail receptacle, mailbox, or neighborhood mailbox cluster units for the delivery of mail shall be placed or maintained on a public curb or sidewalk.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.050 Fences, Walls, and Hedges.

Fences, walls, dense hedges, and similar structures shall comply with the standards of this section.

A. Maximum Height. Fences, walls, dense hedges, and similar structures are limited to a maximum height as follows:

1. Residential Districts.

a. Within Required Front Setbacks. Three feet.

b. Within Required Corner Side Setbacks:

i. Areas of the required corner side setback and when yards abut a collector or arterial street. Six feet.

Except: Within five feet of the back of sidewalk or a property line. Three feet.

c. Within Required Interior Side or Rear Setbacks. Six feet except as follows:

i. Eight feet where the side or rear lot line abuts any of the following:

(A) A nonresidential zoning district or nonresidential use.

(B) Parking facilities with four or more parking spaces.

(C) Open space and creek ways.

(D) An arterial or collector street.

(E) Where owners of both lots separated by the fence or wall agree in writing, the fence or wall is located within one foot of the lot line, any portion of the fence above six feet is not metal mesh or chain link, and any portion above six feet is at least 25 percent open and integrated with the lower portion of the fence or wall both structurally and aesthetically.

d. Outside Required Setbacks or Property Lines. Six feet.

2. Nonresidential Districts. Fences located within the required front yard along a public street shall be limited to no taller than three feet as measured from grade; fences located outside of the required front yard but visible from the street shall be no taller than six feet. Fences located on or near interior or rear property lines shall be no taller than eight feet, except fences located along street-side corner setbacks shall be no taller than six feet.

3. Decorative Features. Posts, caps, and other decorative features may exceed the maximum height; provided, that the portions that exceed the height limit are not comprised of more than 10 percent of the length of the fence.

4. Noise Attenuation Fences and Walls. Fences and walls used for noise attenuation shall be the height determined by the findings of an acoustical study and may exceed the maximum height limits of this section.

B. Intersection and Driveway Sight Distance Visibility. Except as otherwise provided in this section, fences, walls, trees, dense hedges, and similar elements shall comply with Section 14.02.030.140, Measuring Intersection and Sight Distance Visibility.

C. Walls and Fences in the Right-of-Way. Front yard walls and fences may be extended into the right-of-way area behind the sidewalk. However, fences and walls may not obstruct sight distance visibility for vehicles on a driveway or street. The City may, with 30 calendar days’ written notice, require the removal of a wall or fence for the maintenance of the City property or other purposes. Removal shall be at the property owner’s expense. Additionally, fencing shall not obstruct access to water meters, fire hydrants, cable junction boxes, or other City or public utility equipment or devices, and it shall conform to the maximum height standards applicable to the adjacent front yards or corner side yard.

D. Materials. Acceptable wall and fence materials include masonry, brick, wrought iron, and wooden slats. Other materials may be allowed subject to design review approval. The use of barbed wire, razor wire, ultra-barrier, electrified, and other hazardous fencing is not permitted unless this type of fencing is required by any law or regulation of the City, the state, federal government, or other public agency or an adjustment pursuant to Chapter 14.09.310 of this code, Adjustments, and is granted upon a finding that this type of fencing is required for security or animal control purposes.

E. Required Perimeter Masonry Walls.

1. Where Required. A decorative masonry wall at least six feet in height shall be provided along the perimeter of a project site as follows:

a. At the perimeter of a manufactured housing park except where abutting another manufactured housing park.

b. Where required for noise mitigation as determined through an acoustical analysis.

i. The height of a masonry wall required for the mitigation of noise shall be determined by the findings of an acoustical study, but shall be no less than six feet in height.

ii. Berming shall be used in conjunction with a wall when an acoustical study has recommended that a wall over eight feet in height be installed.

c. Adjacent to community facilities, such as parks.

d. Adjacent to nonresidential zones or uses.

e. In other locations when required through a design review or other project approval in which case a fence may be allowed in lieu of a masonry wall.

2. Materials. Walls shall be constructed with durable and decorative materials such as split face or scored masonry block or brick. Panel or precast walls will only be permitted if they are determined by the decision maker to be of high-quality materials and design. Walls should also include vines or be constructed with materials that discourage graffiti.

3. Design. Walls shall include offsets, breaks, pillars, pilasters, or other decorative features to break up long expanses. The wall shall angle at the corners of street intersections to provide a larger entry landscape treatment.

4. Installation and Maintenance. Where private property is contiguous to public property and a wall is required, the wall shall be located one foot within the public property. The wall shall be maintained by the City through a lighting and landscape district. Installation is subject to the provisions of Division 14.12, Dedication and Improvement Requirements.

F. Maintenance. Fences abutting the public right-of-way or public property shall be maintained in a good state of repair. Good state of repair shall include, but not be limited to, being free of missing boards, panels, or holes, not being visibly leaning, being free of graffiti, being painted or surfaced a uniform color scheme, and being free of rot or decay. A fence that is not in a good state of repair is a public nuisance and is subject to abatement pursuant to Chapter 8.10 of this code, Abatement of Public Nuisance.

(Ord. 1985, Amended, 07/25/2023; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.060 Heights and Height Exceptions.

The structures listed in the following table may exceed the maximum permitted building height for the district in which they are located, subject to the applicable limitations, and that no portion of a structure in excess of the building height limit provides habitable areas. Additional height above this limit may be approved with a minor use permit, pursuant to the provisions of Chapter 14.09.300 of this code, Use Permits.

TABLE 14.09.200.B: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS 

Structures Allowed Above the Height Limit	Maximum Vertical Projection Above the Height Limit	Maximum Coverage and Locational Limitations
Skylights	1 foot	None
Chimneys	8 feet	None
Decorative features such as spires, cupolas, bell towers, domes, obelisks, flagpoles, and monuments	10 feet	Limited to a total of 20% of roof area, inclusive of all structures
Rooftop open space features such as sun decks, sunshade and windscreen devices, open trellises, and landscaping
Elevator and stair towers (for multi-unit and nonresidential buildings only)	16 feet	Limited to a total of 10% of roof area. Shall be set back from the exterior wall one foot for every foot of projection above the height limit.
Mechanical equipment penthouses	10 feet	Limited to 60% of roof area. Shall be set back from the exterior wall one foot for every foot of projection above the height limit.
Mechanical equipment	5 feet	Shall be set back from the exterior wall one foot for every foot of projection above the height limit, no higher than the parapet or equipment screen.
Fire escapes, catwalks, and open railings required by law	No restriction	None
Telecommunications facilities, antennas, microwave equipment, and radio towers	Subject to the provisions of Section 14.09.270.170, Telecommunication Facilities

(Ord. 1996, Amended, 07/23/2024; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.070 Landscaping.

Landscaping shall be provided in accordance with the provisions of this section and Division 14.27, Water Efficient Landscaping. All landscaping areas adjoining or fronting on Interstate 80 or Interstate 505 shall be consistent with the provisions of the City Gateways Design Master Plan.

A. Areas to Be Landscaped. The following areas shall be landscaped:

1. Required Setbacks. All required front and street side setbacks, except for areas used for exit and entry, shall be landscaped.

2. Common Areas. All common areas in a development shall be landscaped.

3. Site Perimeter. All areas between the curb and perimeter walls shall be landscaped.

4. Interior Property Lines Abutting Residential Districts. Whenever a nonresidential use is located adjacent to a residential district or use, a landscape buffer planted with a mix of trees and shrubs shall be provided along interior property lines. At least one tree of at least 15-gallon size shall be planted per 20 linear feet or as determined appropriate by the decision maker to create a tree canopy over the buffer yard. In addition, at least three shrubs shall be planted per 20 linear feet, or adequate number as determined by the decision maker.

a. Commercial or Industrial Use. Ten-foot-wide landscaped buffer yard.

b. Other Nonresidential Uses. Six-foot-wide landscaped buffer yard.

5. Building Perimeters. The portions of a nonresidential building that front a public street shall have one or more landscape planters installed along a minimum 20 percent of that building face.

The minimum width of the planter shall be three feet. This standard does not apply where a building is located on the front or corner side property line.

6. Parking Areas. Parking areas as required by Chapter 14.09.230 of this code, Parking and Loading.

7. Storm Water Treatment Areas. Areas designated for landscape-based storm water treatment to satisfy regional storm water permit requirements.

8. Other Areas. All other areas of a project site not intended for a specific use, including areas planned for future phases of a phased development, shall be landscaped.

9. Future Development Areas. Areas planned for future phases of phased development shall be landscaped or hydroseeded unless waived by the Director of Community Development.

B. Sight Distance Visibility. Adequate sight distance on all streets and all intersections shall be maintained in compliance with Section 14.02.030.140, Measuring Intersection and Sight Distance Visibility. Landscaping shall comply with the sight distance visibility provisions of the City’s Standard Specifications, unless an alternative is determined acceptable by the decision maker.

C. Streetscape Landscaping and Street Trees.

1. Streetscape Landscaping. Streetscape landscaping adjacent to public and private streets shall be high quality design. Plant materials and design shall be compatible with the adjacent neighborhood(s). Berms and variation in plant materials are also encouraged.

2. Street Trees. Street trees shall be used to shade sidewalks, emphasize the neighborhood design theme, provide shade for pedestrians and bicyclists, and create improved streetscape views.

a. All single-unit dwellings/lots with street frontage 40 feet or greater shall include a street tree (shade tree specimen) intended to shade the public sidewalk and parking lane at maturity (minimum 15-gallon one-and-one-half-inch trunk caliper measured four feet above finished grade). Lots with frontage of less than 40 feet may include one street tree for every two lots. Street trees should be planted no more than five feet from the property line for attached sidewalk conditions or within a parkway strip for detached sidewalk conditions.

b. All other developments in residential districts shall include one street tree for every 50 to 75 feet of street frontage, evenly spaced within the landscaped area. The street tree shall be a minimum 15-gallon one-and-one-half-inch trunk caliper measured four feet above the finished grade.

c. Street trees may be located in a parkway between the curb and sidewalk, between the sidewalk and property line, or within the front or street side yard. Placement of street trees within the public right-of-way is subject to approval of the Director of Community Development and City Engineer. Trees in the parkway or adjacent to a sidewalk shall include root barriers to minimize lifting the sidewalk or street. Tree species shall be selected to minimize intrusion into the street.

d. Utilities, driveways, and sight-distance areas shall be planned during project design to provide for the minimum street tree standards as listed in this section.

e. Street tree selection shall be based on intended purpose and suitable for proposed location so that trees will not impact or interfere with power lines, hardscapes and utility lines, and adjacent properties. Trees are categorized as follows:

i. Small trees: under 25 feet at maturity.

ii. Medium trees: 25 feet to 45 feet at maturity.

iii. Large trees: over 45 feet at maturity.

f. Street tree species shall be selected to provide shade for sidewalks and trails. Acceptable street tree species shall be approved by the decision maker.

g. In the event a street tree is removed, a replacement street tree shall be planted in its place, or in a location to be approved by the Director of Community Development, within six months of removal.

D. Landscape Plan. A landscape plan demonstrating compliance with the standards of this section and Division 14.27, Water Efficiency Landscaping, shall be submitted for review and approval by the Director of Community Development.

E. Installation.

1. Consistency With Approved Plans. All landscaping shall be installed consistent with approved plans and specifications, in a manner designed to promote and maintain healthy plant growth.

2. Timing.

a. Residential Single Unit Development. Landscaping shall be installed prior to final inspection of the dwelling, except as provided below:

i. For custom built single-unit homes, front yard and corner lot street side yard landscaping shall be installed within one year of final inspection.

b. Other Development. Required landscaping shall be installed prior to the issuance of a certificate of occupancy for the project. However, the Director of Community Development may permit the required landscaping to be installed within 120 calendar days after the issuance of a certificate of occupancy in special circumstances related to weather conditions or plant availability. A surety in the amount equal to 150 percent of the estimated cost of landscaping, including materials and labor, as well as an agreement that the required landscaping will be installed within 120 calendar days, shall be filed with the City to assure completion of landscaping installation within such time. The surety may take the form of cash deposit, irrevocable letter of credit or bond; and together with the agreement, would provide for payment to the City of any costs incurred in contracting for completion of the required landscaping.

F. Maintenance. All planting and other landscape elements shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary, plantings shall be replaced with other plant materials to ensure continued compliance with applicable landscaping requirements. Tree removal requires a tree removal permit and is subject to replacement requirements of Section 14.09.250.060, Tree Preservation.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.080 Mechanical Equipment.

Mechanical equipment shall be screened from view from public and private property, whether developed or undeveloped, as follows:

A. Ground-Mounted Equipment. Ground-mounted mechanical equipment, including, but not limited to, air conditioning units, double detector check valves, electrical equipment, communication antennas, gas meters, storage tanks, and other such equipment, shall be screened by walls, fencing, or landscaping.

B. Roof-Mounted Equipment. Roof-mounted mechanical equipment, not including solar equipment, shall be screened by a parapet wall of equal or greater height than the highest piece of roof mounted equipment or vent except as provided below.

1. Roof Screens. Equipment may be screened by a separate roof screen that is architecturally integrated with the building, when the Director of Community Development determines that screening by a parapet wall is not feasible. When separate roof screens are used, roof equipment shall be grouped together to minimize the number of screened areas.

2. Exceptions. The Director of Community Development may approve alternatives or exceptions to screening standards for roof mounted equipment in the following situations:

a. Minor vents when protruding from a pitched roof area.

b. Individual vents when required by air quality regulations that may not be feasible to screen through an architecturally integrated element of the building.

c. Telecommunication equipment, when visually integrated with the building design through color, location, or construction.

d. Equipment that is visible from locations on properties or structures that have an elevation that is substantially greater than the project site.

C. Building-Mounted Equipment. All building mounted equipment, including, but not limited to, louvers, pipes, overhead doors, service doors, access ladders, downspouts, conduit and electrical service boxes, shall be painted a color that is consistent with the color scheme of the building to blend into the background of the structure or the site, unless specifically intended to be an architectural element of the building design.

(Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.200.090 Outdoor Storage.

Storage of goods, materials, machines, equipment, and inoperable vehicles or parts outside of a building for more than 72 hours shall conform to the standards in Table 14.09.200.C, Outdoor Storage Regulations. The standards in this section do not apply to temporary storage of construction materials reasonably required for construction work on the premises pursuant to a valid building permit.

TABLE 14.09.200.C: OUTDOOR STORAGE REGULATIONS 

District	Outdoor Storage Permitted:
AG and AH Districts	Permitted as an accessory use where: • Occupies less than 200 square feet or 5% of the lot area, whichever is greater. The Director of Community Development may allow additional area on properties dedicated to agricultural production for agriculture related outdoor storage; and • Located outside of all required setbacks, parking and circulation areas, and landscaped areas.
RR and RE Districts	Permitted as an accessory use where: • Occupies less than 200 square feet or 5% of the lot area, whichever is greater; • Located on the rear half of the lot, outside of all required setbacks, parking and circulation areas, and landscaped areas; and • Not visible from a public right-of-way.
RL, RLM, RM, RMHD, RH, and MHP Districts	Permitted as an accessory use where: • Occupies less than 200 square feet; • Located outside of all required setbacks, parking and circulation areas, and landscaped areas; and • Not visible from a public right-of-way.
Commercial Districts	Permitted as an accessory use where: • Occupies less than 200 square feet or 5% of the lot area, whichever is greater; • Located on the rear half of the lot, outside of all required setbacks, parking and circulation areas, and landscaped areas; and • Not visible from a public right-of-way.
Mixed Use Districts	Not permitted. (All storage shall be located within an enclosed building.)
Employment Districts, PF District	Permitted as an accessory use where: • Located outside of all required setbacks, parking and circulation areas, and landscaped areas; and • Screened with a minimum six-foot-high solid fence or wall.
PR and OS Districts	Not permitted. (All storage shall be located within an enclosed building.)

(Ord. 1972, Repealed and Replaced, 02/22/2022)