Article 4 — Site Planning and General Development Standards
Chapter 17.42 - Inclusionary Housing Requirements
Chapter 17.43 - Density Bonus, Waivers and Incentives
Chapter 17.40 - General Property Development and Use Standards
Sections:
17.40.010 - Purpose of Chapter
This
Chapter expands upon the requirements of Article 2 by addressing additional
details of site planning, project design, and the operation of land uses, to
ensure that proposed development produces an environment of stable and
desirable character, is compatible with existing and future development in the
vicinity, and protects the use and enjoyment of neighboring properties
consistent with the General Plan and any applicable specific plan.
17.40.020 - Applicability
- All proposed development and
new land uses. The requirements of
this Chapter shall apply to all proposed development and new land uses, except
as specified in Chapter 17.71 (Nonconforming Uses, Structures, and Lots), and
shall be considered in combination with the standards for the applicable zoning
district in Articles 2 (Zoning Districts and Allowable Land Uses), 3 (Specific
Plan Standards), and 5 (Standards for Specific Land Uses). If there is a
conflict, the standards in Article 5 shall control.
- Remodeling projects. Whenever more than 50 percent of the exterior walls of
a structure are removed, the replacement construction would constitute a new
structure that would have to comply with all current development standards of
the subject zoning district.
17.40.030 - Development on an Undeveloped Lot
No
land use permit shall be approved for a proposed project on an undeveloped lot
that was created before March 4, 1972, by means other than a Parcel or Tract
Map, unless a Certificate of Compliance is first obtained and recorded with the
Los Angeles County Recorder.
17.40.040 - Development on a Substandard Lot
- Use of a substandard lot. A legally created substandard lot may be granted the
land use permit required by Article 2 for a use allowed by the applicable
zoning district without needing a Variance for lot width or area. The
development of an illegally created lot is prohibited.
- Limitation on Variances for
lots of less than 5,000 square feet.
If new construction, or an addition to a structure on a lot less than 5,000
square feet, cannot meet the development standards of the applicable zoning
district and requires a Variance, the size of the lot may not be used as the
sole basis for granting a Variance.
17.40.050 - Flag Lot Development Standards
The
following regulations apply to a subdivision where one or more flag lots are
proposed, or where an existing flag lot is to be developed with an addition or
a new residence.
- When allowed. A flag lot shall only be allowed:
- On property zoned RS, and only within the
Hillside Development (HD) Overlay District (a flag lot shall not be allowed in
the HD-1 Overlay District or any other zoning district);
- Only if there is no reasonable alternative
due to extreme topographic conditions or other physical conditions as
determined by the Advisory Agency; and
- Only when extreme physical constraints and circumstances are inherent.
In considering a new flag lot, a conventional
subdivision would first have to be possible.
- Required procedure.
- Subdivision process. A flag lot may be created only through Parcel Map or
Tract Map approval; a Lot Line Adjustment shall not be used to create a flag
lot.
- Conditional Use Permit. The creation of a flag lot shall also require
Conditional Use Permit approval by the
Advisory Agency, in compliance
with Section 17.61.050.
- Geotechnical report. A geotechnical report shall be filed for review and
approval by the Building and Safety Division attesting to the stability of the
site, before consideration of the subdivision map or Conditional Use Permit by
the Advisory Agency.
- Standards. All lots proposed in flag lot subdivision shall comply with all
applicable standards of this Zoning Code, the requirements of the Department,
and the requirements of other City departments or divisions including the
Department of Public Works, Transportation Department, Fire Department, and the
Building Division.
- Design
standards.
- Pole configuration, street frontage. Each flag lot shall be designed to provide a
"pole" that functions primarily as an accessway from the
street to
the main body ("flag" portion) of the lot. Private access easements
shall not be allowed. See Figure 4-1.
- A minimum 20 feet, and a
maximum 25 feet of frontage and width shall be maintained throughout the length
of the pole.
- A minimum 12-foot wide paved
driveway shall be maintained throughout the entire length of the pole.
- The pole portion shall be deemed to end,
and the flag portion of the lot shall be deemed to commence, at the extension
of the front property line.
- Designation of property lines. The following requirements determine the location of
the front, side, and rear property lines of a flag lot.
- Front property line. The front property line shall be the lot boundary
that most nearly parallels the public or private street providing access to the
lot, and which abuts the end of the pole, but does not include the pole. If
the pole is not at a 90‑degree angle to the front property line, the
front property line shall be calculated as if the front property line continued
by drawing an imaginary line to the pole.
- Side
and rear property lines.
(1) The side property line shall
be any lot boundary that does not abut a public or private right-of-way, and
which is not a front or rear property line, exclusive of the pole portion of
the lot.
(2) The rear property line shall
be the lot boundary opposite the front property line.
- Measurement of lot depth. Lot depth shall be measured at the midpoints of the
front property line, as defined in Subsection B.3, and the rear property line
of the flag portion of the lot. When measuring the depth of a flag lot, the
pole shall not be included. See Figure 4-2.
- Lot width. The width of the flag portion of a lot shall comply with the minimum
standards of the applicable residential base zoning district. See Figure 4-2.
- Lot width shall be measured by
a line connecting two points on opposite side property lines, that will result
in a line parallel to the front property line, as defined in Subsection B.2.
- For purposes of measuring the
width of a flag lot, the calculation shall not include the pole of the flag
lot.
- Minimum lot area. The flag portion of a flag lot shall comply with the
minimum area and dimensions required by the applicable residential base zoning
district.
- For purposes of measuring the
lot area, only the flag portion shall be considered.
- The flag portion of a flag lot
shall not include the pole, or any other portion of the lot where lot width is
less than the minimum required by the applicable residential base zoning
district. Where the pole is not at a 90-degree angle to the front property
line abutting the pole, the front property line shall be calculated as if the
front property line continued by drawing an imaginary line, which will also
illustrate the boundary of the main body of the lot.
- Maximum
number of lots. The total number of
lots in a flag lot subdivision shall comply with the following requirements.
- Where the average slope of a
site is 15 percent or less, the total maximum allowable number of lots shall be
determined by the applicable residential base zoning district.
- Where the average slope of a site exceeds 15
percent, the total maximum allowable number of lots shall be determined in
compliance with Section 17.39.040 (Hillside Subdivision Design Standards).
- Multiple flag lots. Where a subdivision proposes more than one flag lot,
the following standards shall apply:
- Not more than two flag lot poles shall be
contiguous to each other.
- The poles of two flag lots that are
contiguous shall have a maximum width of 40 feet.
- No wall, fence, hedge, or other obstruction,
as determined by the Fire Department, shall be constructed or planted within
the width of the pole area of the flag lots.
- Private access easements shall not be allowed.
- Where a total of three or more lots are
created, and two are flag lots with poles that are contiguous to each other,
the driveway to the nonflag lots shall be separated from the contiguous poles
by a minimum five-foot wide landscaped planter.
- Development standards for
flag lots. Where an addition to a
residence on a flag lot is proposed, or where a new residence is proposed on a
flag lot, the following standards shall apply:
- Construction and development of a
single-family residence and related accessory structures on a flag lot shall
only occur in the flag portion of the lot.
- The maximum gross Floor Area Ratio (FAR)
shall be based upon the area of the flag portion of the lot.
- Each structure
on a flag lot shall be oriented to provide the maximum privacy to surrounding
existing and future residential structures.
- Large
windows and decks on the second floor of a residence on a flag lot shall orient
to on-site setback areas and not to surrounding properties.
- Other methods for protecting
privacy may include using translucent material in (upper floor) windows,
eliminating windows, reducing and/or relocating balconies, or eliminating
balconies.
- The street address of the flag lot shall be
placed in a conspicuous location within the pole of the lot that is easily
visible from the street.
- Required findings for flag
lots. The approval of a Conditional
Use Permit for flag lots shall require that the
Advisory Agency first
make all of the following findings, in addition to the findings required for
Conditional Use Permit approval in Section 17.61.050.G (Findings and decision):
- The proposed flag lot subdivision is the
only reasonable subdivision design due to extreme topographic conditions, or
other physical and natural constraints of the subject property (e.g., natural
drainage course or streams, protected trees, etc);
- The design of the proposed flag lot
subdivision complies with the flag lot development standards identified in this
Section; and
- The lots created from the proposed flag lot
subdivision do not adversely impact the established neighborhood character nor
deviate from the established neighborhood character, which shall consider the
scale of the existing lot sizes and lot configurations in the surrounding area.
For purposes of this finding, the surrounding area shall mean all properties
within a 1,000-foot radius of the subject property's boundary (before
subdivision).
17.40.055 – Development on Lots Divided by District
Boundaries.
A.
Application of Standards.
- On a lot or site divided by a zoning district boundary by virtue of
Ordinance No. 6096, the owner may elect to apply to the entire lot or site the
regulations of the less restrictive district provided the more restrictive
portion does not exceed 30 feet measured perpendicular to the district boundary.
Otherwise, the regulations applicable to each district shall be applied to the
area within each district. For the purposes of this subsection, the Zoning
Administrator shall determine which district is less restrictive
- On a lot or site that is divided by a zoning district boundary by virtue of
a zoning map amendments subsequent to Ordinance No. 6096, the regulations
applicable to each district shall be applied to the area within the district.
- Parking.
Notwithstanding the above
provisions, on a lot or site divided
by a zoning boundary by virtue of Ordinance No. 6996,
a parking lot serving the principal use may be located within the district where
such use is not permitted upon approval of a minor conditional use permit.
Pedestrian or vehicular access shall not traverse an adjacent lot that is not in
a district in which the use is a permitted or conditionally permitted use.
17.40.060 - Height Requirements and Exceptions
- Purpose. This Section describes the required methods for
measuring the height of structures in compliance with the height limits
established by this Zoning Code, and exceptions to those height limits.
- Maximum height of
structures. The height of each
structure shall not exceed the height limit established for the applicable
zoning district by Article 2 (Zoning Districts and Allowable Land Uses), other
provisions of this Article, Article 5 (Standards for Specific Land Uses), or by
any height limit (HL) overlay zone (Section
17.28.040), except as otherwise
provided by this Section.
- Height measurement.
- The maximum allowable height of a structure shall be measured from
the lowest elevation of the existing grade at an exterior wall of the structure
to the highest point of the structure, except as otherwise specified by this
Zoning Code. See Figure 4-3.
- The highest point of the
structure shall be considered its highest ridge or parapet.
- Where the
height limits of the applicable zoning district require measurement to the top
plate, the height shall be measured from the lowest elevation of the existing
grade at the exterior wall of the structure to the top plate elevation
- If a single structure crosses a zoning or
height district boundary (e.g., where one structure is located in two or more
different zoning or height districts), the maximum height shall be measured
separately for each portion of the structure in order to ensure compliance with
the zoning or height district in which it is
located. See Figure 4-4.
- Height limit exceptions.
- Chimney exceptions. A chimney may exceed the height limit established by
the applicable zoning district by a maximum of two feet.
- Roof mounted exceptions.
- Commercial and industrial
structures. For commercial and
industrial structures, appurtenances covering not more than 25 percent of the
roof area may exceed the height limit established by the applicable zoning
district by a maximum of 15 feet.
- Multi-family structures. For multi-family structures, appurtenances covering
not more than 25 percent of the roof area may exceed the height limit
established by the applicable zoning district by a maximum of 10 feet. For projects
subject to the City of Gardens provisions (17.22.060) enclosed or trellised
roof decks may exceed the height limit upon approval of a minor conditional use
permit.
- Roof-top garden railings. An open railing around a roof-top garden may be
allowed to exceed the height limit established by the applicable zoning
district; provided the railing is the minimum height required under the
Building Code (for safety purposes) and the railing is stepped back so as not
to be visible from the street. See Figure 4-5.
17.40.070 - Limited Hours of Operation
- Applicability.
- The limited hours of operation regulations
shall apply as contained on the Land Use Charts in Article 3 and the Specific
Plan in Article 5.
- The regulations only apply when one or more
of the identified uses are located on a site that is located within 150 feet of
a residential zoning district.
- If located as specified in Subsection A.2., above,
the identified uses may only operate between the hours of 7:00 a.m. and 10:00 p.m. by right; and between the hours of 10:00 p.m. and 7:00 a.m. subject to the issuance of a Conditional Use Permit.
- This Section does not apply to the CD zoning
district, except for the provisions of Subsection C. (Special hours for
loading, unloading, and trash pick-up), below.
- Exempt activities. The
following land use activities are exempt from these restrictions:
- Accessory antenna arrays.
- Public, Semi-public uses.
- Adult day-care B limited.
- Automated teller machines (ATMs).
- Banks (with walk-up services only).
- Child day-care B large care home.
- Child day-care B small care home.
- Emergency shelters.
- Life/care facilities.
- Lodging (operation of check-in/check-out and
room services only), including bed and breakfast inns, and hotels and motels.
- Mixed-use projects (see 17.50.160).
- Mortuaries.
- Offices with fewer than 15 employees working
on-site at one time.
- Offices, government.
- Single-room occupancy facilities.
- Temporary uses.
- Wireless communications facilities B major and minor.
- Work/live units.
- Special hours for truck
loading, unloading, and trash pick-up.
In the CD, CG, CL, CO, and IG zoning districts and within the commercial
districts of specific plan areas, truck loading, unloading, and trash pick-up
for any use that is located within 300 feet of a residential zoning district is
allowed only between the hours of 7:00 a.m. to 9:00 p.m., Monday through
Friday, and between 9:00 a.m. to 5:00 p.m. on Saturdays. No truck loading,
unloading, or trash pick-up is allowed on Sundays.
17.40.080 - Outdoor Lighting
Exterior
lighting on private property shall comply with the following requirements.
Parking lot lighting shall comply with Section 17.46.220 (Outdoor Parking Area
Lighting).
- Lighting shall be
energy-efficient, and shielded.
Lighting shall be energy-efficient, and shielded or recessed so that direct
glare and reflections are confined to the maximum extent feasible within the
boundaries of the site, and shall be directed downward and away from adjoining
properties and public rights-of-way. No lighting on private property shall
produce an illumination level greater than one footcandle on any property
within a residential zoning district except on the site of the light source.
- No lights shall blink,
flash, or be of high intensity or brightness. No permanently installed lighting shall blink, flash, or be of
unusually high intensity or brightness, as determined by the Zoning
Administrator.
- Lighting shall be appropriate
in scale, intensity, and height. All
lighting fixtures shall be appropriate in scale, intensity, and height to the
use they are serving.
- Outdoor sports court
lighting. Lighting for an outdoor
sports court or field within 300 feet of a residential zoning district shall
require Minor Conditional Use Permit approval.
17.40.090 - Performance Standards
The
following performance standards shall apply to all land uses in all zoning
districts. The Zoning Administrator or the Code Enforcement Administrator
shall require evidence of the ability to comply with these requirements as they
deem reasonably necessary before issuance of a Code Compliance Certificate, a
Building Permit, or an Occupancy Permit.
- Electromagnetic interference. No use, activity, or process shall cause
electromagnetic interference with normal radio or television reception on
another site or with the function of other electronic equipment on another
site.
- Heat and humidity. No use, activity, or process shall produce any
unreasonable, disturbing, or unnecessary emissions of heat or humidity at the
property line of the site that cause material distress, discomfort, or injury
to the average person.
- Odor. No use, process, or activity shall produce odor that
causes discomfort or annoyance to a reasonable person of normal sensitivity or
which endangers the comfort, repose, health, or peace of residents whose
property abuts the site.
- Solar access. No structure shall be established or enlarged unless
it has been reviewed by the Zoning Administrator for its effect on solar access
to existing and future solar applications on adjacent properties subject to the
following findings:
- There are no conditions, covenants, and
restrictions existing or proposed that are adverse to solar energy systems;
- Solar access has been addressed within the
context of any required Environmental Impact Report; and
- The proposed structure will not prohibit or
unreasonably restrict the use of solar energy systems on adjacent properties.
- Vibration. No use, activity, or process shall produce vibrations
that cause discomfort or annoyance to reasonable persons of normal sensitivity,
or which endangers the comfort, repose, health, or peace of residents whose
property abuts the site.
17.40.100 - Public Art Requirements and Design Standards
- Purpose. This Section implements the policies of the Cultural
and Recreational Element of the Pasadena Comprehensive General Plan that call
for provisions for the arts and other cultural resources in new commercial
development. This Section will further this program goal by establishing a
requirement that the design of certain projects incorporate a public art
component.
- Applicability.
- Projects over 25,000 square feet. Each commercial, industrial, mixed-use project
and parking structure
over 25,000 square feet of gross floor area shall incorporate in its design a
public art component.
For the purpose of this section, the gross floor area calculation shall include
parking garages (including below grade and at or above grade garages).
- All City projects. All City construction projects shall also
incorporate in their design a public art component.
- Public art defined. For the purposes of this Section, "public
art" shall mean the creation of an original work or service of an artist
for a publicly accessible space which could be, but is not limited to,
earthworks, mosaics, murals, and sculpture.
- One percent of Building Permit. The minimum standard of performance used to measure
compliance with this Section shall be that the public art component shall have
a value of not less than one percent of the Building Permit valuation.
- Exceptions. This Section shall not apply to a project:
- Having a fully executed owner participation
agreement ("OPA"), disposition and development agreement
("DDA") or development agreement, or a Vesting Tentative Map approved
before the effective date of the ordinance enacting this Section;
- Within the northwest enterprise zone as that
zone may be amended from time to time;
- Within the boundaries of a master plan or
planned development zone change area approved before the effective date of the
ordinance enacting this Section;
- For which a Building Permit was issued
before the effective date of the ordinance enacting this Section. A Building
Permit for additions to the same project which is issued after the effective
date of the ordinance enacting this Section shall be subject to this Section;
and
- Within the boundaries of any redevelopment
project area. As to redevelopment project areas, the applicant shall comply
with the design for development adopted in compliance with to the applicable
redevelopment plan.
- Guidelines for compliance.
- The Arts Commission shall recommend and the
Council, by resolution, shall adopt guidelines to be used in determining
whether there has been compliance with this Section.
- The Arts Commission shall be responsible for
determining compliance with this Section.
- Verification of compliance. No Certificate of Occupancy shall be issued for a
project subject to the requirements of this Section until the Arts Commission
has made a written determination of compliance with this Section.
17.40.110 - Reflective Surfaces
- Reflective glass. For new structures, mirror or highly reflective
glass shall not cover more than 20 percent of a structure's surface visible
from a street.
- Metallic finishes. In the RS and RM-12 zoning districts, the exterior
walls and/or roof of a main structure may have a metallic finish (e.g., exposed
metal cladding) only with the approval of a Minor Conditional Use Permit, in
compliance with Section 17.61.050.
17.40.120 - Refuse Storage Facilities
- Applicability.
- A refuse storage area for the collection of
trash and recycled goods shall be provided at the time any structure is
constructed.
- Refuse storage areas for additional dwelling
units or for enlargements to existing nonresidential uses shall meet the
minimum size required by this Section.
- The number of dwelling units or amount of
floor area used in determining the size of the refuse storage area shall be the
total number of units or amount of floor area when the project is completed.
- Design standards. Each proposed development and new land use shall
provide a refuse storage area in compliance with the following requirements,
provided that the Zoning Administrator may approve deviations to these
standards.
- Location. Each required refuse storage area shall be located within 150 feet of
the users and shall not be located in a required garden, yard, court, or
landscape area.
- Minimum storage area required. Each required refuse storage area shall provide
space for the storage of trash and recyclable materials as follows.
- Trash area. An area for the storage of trash shall be provided
with minimum clear dimensions of five feet by seven feet for all multi-family
residential uses of four to 19 dwelling units, and for all nonresidential uses
with a gross floor area of less than 25,000 square feet. Multi-family
residential uses with 20 or more dwelling units, and nonresidential uses with
25,000 square feet of gross floor area or more, shall provide trash storage
areas with the minimum size determined by the Director of Public Works based on
the type of use, the size of the refuse area proposed, and the frequency of
refuse collection.
- Recycling area. In each required refuse storage area, space shall be
provided for recyclable materials. A separate bin for each type of recyclable
material collected in the area in which the site is located shall be provided.
The bins shall be clearly marked as to the types of recyclable materials which
are to be placed in the bins, and a list of materials for which the bin is
provided shall be attached to the bin.
- Enclosure required. A refuse storage area shall be enclosed in concrete
block or other materials acceptable to the Zoning Administrator.
- Minimum height and
clearance. The minimum height of the
enclosure shall be six feet with a minimum vertical clearance of seven feet.
- Doors required. Solid wood or metal doors shall be provided at the
entrance of the enclosure; the doors shall not be visible from a street.
- Maneuvering space. Space within the enclosure shall be provided for
accessing and maneuvering the bins.
- Pavement. The surface of a refuse storage area shall be paved with Portland
cement and shall be constructed to provide proper drainage.
- Accessibility. Accessibility to a refuse storage area shall be
approved by the Director of Public Works.
- Use of alley. An alley shall not be used as a refuse storage area
unless a permit is obtained from the Department of Public Works.
- Refuse and storage areas in
the CD-1 zoning district. In the
CD-1 zoning district, the above requirement shall be met when there is a change
in use or tenant improvements are proposed. In lieu of providing an on-site
refuse storage area, applicants for nonresidential uses may provide a waste
management plan that meets the following requirements.
- Review and approval. The waste management plan shall be reviewed by the
Zoning Administrator and Department of Public Works to ensure that all refuse,
trash, and recyclable materials generated by the use shall be collected and
stored in an approved refuse storage area.
- Plan content. The plan shall specify the location of the waste
disposal and include the items as a refuse storage area or trash compactor.
- Shared facilities. Under a waste management plan a refuse storage area
or trash compactor may be shared with an adjacent use or be located off-site.
- Location requirements. Shared facilities shall be located within 200 feet
of the structure to be served.
- Lease agreement. A lease agreement for off-site refuse storage or
compactor shall be submitted to the Zoning Administrator detailing the location
of the shared trash facilities. The lease agreement shall be effective as long
as the structure is being used and shall contain a provision requiring the
Zoning Administrator to be notified in writing at least 30 days before the
termination of the lease. The lease shall be recorded with the County Recorder and a copy filed with the Zoning Administrator.
17.40.130 - Relocated Structures
A
structure may be relocated from one lot to another in compliance with the
following requirements.
- Permit requirement. Minor Conditional Use Permit approval is required
for relocation of a structure to a lot within the RS or RM-12 zoning
districts. In the RM-16, RM-32, and RM-48 zoning districts a Minor Conditional
Use Permit is required for a structure relocation for structures subject to the
RS or RM-12 development standards.
- Guarantee of performance.
- Before the structure's relocation to the
lot, the applicant shall submit to the Zoning Administrator a certificate of
deposit, for the benefit of the City, the amount of which shall be approved by
the Zoning Administrator, to cover the cost of completion of the relocation
project.
- The deposit shall be returned to the
applicant upon completion of the project as determined by the Zoning
Administrator, less any amount drawn upon by the Zoning Administrator to
complete the project if the applicant fails to do so.
- The Zoning Administrator may modify this
requirement for projects that are City-assisted or if the applicant can
demonstrate other guarantees to the satisfaction of the Zoning Administrator.
- Time for placement on
foundation. The structure shall be
secured immediately upon relocation and shall be placed on its foundation
within 30 days of its relocation.
- Time for completion of work. All exterior work on the structure and any required
landscaping shall be substantially completed within 365 days or less, in
compliance with a schedule approved by the Zoning Administrator before issuance
of a Building Permit.
17.40.140 - Remodeling of Single-Family Residences
Whenever
more than 50 percent of the exterior wall(s) of a structure is removed, the
replacement construction shall constitute a new structure that would have to
comply with all current development standards of the subject zoning district.
17.40.150 - Screening
- General requirement. Except as otherwise specified herein, all new
exterior mechanical equipment, except solar collectors, shall be screened or
located out of view from public rights-of-way (not including freeways).
Equipment to be screened includes air conditioning and refrigeration equipment,
duct work, heating, plumbing lines, and satellite receiving antennas.
- Utility meters. Aboveground utility meters shall not be located
between the front property line and the front foot of building occupancy or the
corner side property line and the front foot of building occupancy.
- Screening specification. At a minimum, screening materials shall have evenly
distributed openings or perforations not exceeding 50 percent of surface area
and shall effectively screen mechanical equipment.
- Exceptions. The following are exceptions to the above screening
requirements:
- Screening requirements are not applicable to
an antenna array consisting of a whip antenna that does not exceed a height of
15 feet or to satellite earth station antennas that are preempted by Part 25 of
Title 47 of the Code of Federal Regulations.
- The Zoning Administrator may allow utility
meters to be located between the front property line and the front foot of
building occupancy or the corner side property line and the front foot of
building occupancy when no other location is feasible. Aboveground utility
meters located in front or corner yards shall be screened from view from the public
right-of-way.
- Exceptions to the screening of mechanical
equipment may be approved for projects subject to Design Review in Chapter
17.42 when the equipment is designed as an integral part of the architecture or
where the screening enclosure substantially increases the visual mass on the
roof line of a structure and alternative treatment may be preferable.
17.40.160 - Setback and Encroachment Plane Requirements and Exceptions
- Purpose.
- This
Section provides standards for the
use
and minimum size of required
setbacks, and for the application of
encroachment
planes.
- These standards are intended to provide open
areas around
structures for visibility and traffic
safety; access to and around
structures; access to natural light, ventilation and direct sunlight;
separation of incompatible land
uses; and space for privacy,
landscaping, and
recreation.
- The
encroachment plane standards of this
Section are intended to moderate the mass and scale of proposed
structures
within certain residential and commercial
zoning districts to maintain the
desired neighborhood character.
-
Setback requirements.
- All
structures.
- All
structures shall comply
with the setback requirements of the applicable
zoning districts established by
Article 2 (Zoning Districts and Allowable Land
Uses), with the requirements of
this Section, and other
setback requirements established by this Article and/or
Article 5 (Standards for Specific Land
Uses).
-
Each required
setback shall be
maintained open and unobstructed from the ground upward, except for trees,
other plant materials, and the storage of
City-provided refuse containers in
single-family side or rear
setbacks, and except as provided by Subsection E.
(Setback and
encroachment plane exceptions, allowed projections) below.
- Commercial and industrial
abutting
residential
zoning district.
In the commercial and
industrial
zoning districts,
except for the CD
district, a
15-foot side and/or rear
setback shall
be provided adjacent to any
