Article III: Regulations Applying to Some or All Districts

Chapter 18.15
GENERAL SITE REGULATIONS

Sections:

18.15.010    Purpose and applicability.

18.15.020    Accessory buildings and structures.

18.15.030    Development on substandard lots.

18.15.040    Fences and walls.

18.15.050    Hazardous material site assessment.

18.15.060    Height and height exceptions.

18.15.070    Lighting and illumination.

18.15.080    Projections into yards.

18.15.090    Screening.

18.15.100    Swimming pools and spas.

18.15.110    Trash and recycling collection areas.

18.15.120    Underground utilities.

18.15.130    Visibility at intersections and driveways.

18.15.010 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 districts. These standards shall be used in conjunction with the standards for each zoning district established in Article II, Base and Overlay District Regulations. In any case of conflict, the standards specific to the zoning district shall override these regulations. (Ord. 1480 (Exh. C (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.020 Accessory buildings and structures.

A.    Applicability.

1.    The provisions of this section apply to roofed structures, including but not limited to garages, carports, sheds, workshops, gazebos, and covered patios, that are detached from and accessory to the main building on the site. These provisions also apply to open, unroofed structures such as decks and trellises that are over six feet in height and that are detached from and accessory to the main building on the site. Premanufactured carports or canopies are prohibited under this classification.

2.    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 setbacks are stated in Section 18.15.080, Projections into yards.

3.    Where a second 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. No portion of this building shall be closer to any lot line than is permitted for any other main building.

B.    Relation to Existing Structures. A detached accessory building may only be constructed on a lot on which there is a permitted main building to which the accessory building is related or on an adjacent lot under the same ownership. However, an accessory building may be constructed prior to a permitted main building and used for not more than one year in connection with the construction of the main building; provided, that a building permit is obtained for the entire project, including the accessory building, prior to the start of any construction.

C.    Number of Accessory Structures. There shall be no more than two accessory structures located on any property without prior approval of the Director.

D.    Location. Accessory structures shall be located in the rear half of the lot.

1.    Corner Lot. On a corner lot, no detached accessory building shall be located so as to project beyond the front yard required or existing on the adjacent lot.

2.    Through Lot. On a through lot having frontage on two more or less parallel streets, no detached accessory building shall be located on the one-fourth of the lot nearest either street.

3.    Garage Exception. In RS districts, garages may be allowed on the front half of a lot in accordance with Section 18.04.030, Development standards—RS districts.

E.    Height. Accessory structures with slab-type foundation shall be no greater than twelve feet high measured from adjacent grade. Accessory structures with raised floor-type foundation shall be no greater than fifteen feet high measured from adjacent grade.

F.    Setbacks. Accessory structures may be located on an interior side or rear lot line, except as provided below:

1.    Accessory structures shall be set back a minimum of three feet from any alley or lot line.

2.    Accessory structures adjacent to the front one-half of any adjacent lot shall be set back a minimum of five feet from the lot line.

3.    Detached garages with a linear length or depth which exceeds twenty-five feet on a side shall be set back a minimum of five feet from the lot line.

4.    Accessory structures other than detached garages with a linear length or depth which exceeds one-third of the unobstructed distance along a property line shall be set back a minimum of five feet from the lot line.

G.    Rear Yard Area. Detached accessory structures shall not occupy more than thirty percent of the required rear yard area.

H.    Separation from Main Buildings. No detached accessory structure shall be located closer than six feet from the main building, inclusive of roof covering.

I.    Facilities.

1.    A detached accessory structure that has not been approved as a second dwelling unit may contain a toilet, shower and sink upon review and approval by the Director and the Chief Building Official. A bathtub is not permitted. The applicant shall obtain all necessary building permits for work to be performed. The applicant shall sign a statement, at the time of submittal for a building permit, which will prohibit the use of the accessory structure as a second dwelling unit. The signed statement shall be in the form of a restrictive covenant, and shall be recorded.

2.    A detached accessory structure may have plumbing for a washer, dryer, and/or utility sink; provided, that it has an open floor plan without interior partitions, and that it is located at least five feet from side and rear lot lines.

J.    Permits. Accessory structures greater than one hundred twenty square feet shall require Director approval and a building permit from the Building Division. (Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.030 Development on substandard lots.

Any lot or parcel of land under one ownership and of record on the first day of March 1959 may be used as a building site even when of less area or width than that required by the regulations for the district in which it is located. (Ord. 1480 (Exh. C (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.040 Fences and walls.

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

A.    Purpose. To provide residents with greater security and protected outdoor living space through fencing of property while allowing light, access and visibility for the health, safety and welfare of the citizenry. Limitations on fencing also serve to maintain the aesthetic value of the City.

B.    Standard Fences—Height, Regulation and Exceptions in Residential Districts.

1.    Front Yards. No fence, wall, hedge or screen planting of any kind located between the front property line and the front-most wall of a residence establishing an existing front setback (or the required front setback, whichever is less) shall be constructed, grown or maintained to exceed four feet in height. However, front yard fences within the sight distance triangular area shall not exceed three feet in height unless an exception is obtained pursuant to subsection (C)(14) of this section. This provision shall not apply to the following items; provided, that such amenities do not significantly obstruct vehicular or pedestrian visibility or significantly obscure light to adjacent properties:

a.    Specimen trees or shrubs that do not form a continuous barrier;

b.    Light poles, pillars or pilasters (not to exceed six feet in height and eighteen inches in width);

c.    Front yard fence posts with attached lights (not more than two permitted; posts not to exceed four feet in height and eighteen inches in width and depth plus a two-foot-high light fixture);

d.    Gates no higher than four feet in height and four feet in width for pedestrian gates; fourteen feet in width for driveway gates;

e.    Trellises used for pedestrian purposes (not to exceed eight feet in height, five feet in width and five feet in depth);

f.    One mailbox structure not to exceed six feet in height;

g.    Up to three statuary structures not to exceed four feet in height, two feet in width and two feet in depth each; and

h.    Other structures which the Director determines are of a similar nature.

2.    Rear and Side Yards. Fences located between the front-most wall establishing an existing front setback (or the required front setback, whichever is less) and the side or rear lot line shall not be constructed or maintained to exceed six feet in height plus one foot of lattice. If the fence falls within a corner lot or driveway area, the fence must also meet the requirements of subsection (B)(3) of this section, Corner Lots.

3.    Corner Lots. Fences shall be a maximum of three feet in height within the sight distance triangle, unless an exception is obtained from the Building Official as outlined in subsection (C)(14) of this section. Trees, or any portions thereof, that are located within this sight distance triangle shall have a clearance of seven feet high minimum between the lowest portion of the canopy and the sidewalk, and thirteen feet high minimum between the lowest portion of the canopy and street.

FIGURE 18.15.040-B: FENCE AND WALL HEIGHT

C.    Special Fences—Height and Regulations. Special fences are subject to review and approval by the Director, who may impose reasonable conditions or restrictions including, but not limited to, neighbor notification, setbacks and landscape screening as deemed necessary to ensure compatibility of the special fence with adjoining lots and those in the general vicinity, and may require guarantees and evidence that such conditions are being, or will be, complied with. Special fences include, but are not limited to, the following:

1.    Recreation Area Fences. Fences not to exceed twelve feet in height may be located around tennis courts, badminton courts, basketball or volleyball courts and similar play areas, providing that all parts of the fence over six feet are made of open-wire construction or other corrosion-resistant material;

2.    Security Fences. Fences not to exceed eight feet in height may be located around industrial, manufacturing or research uses where required for security purposes, screening, or containing and protecting hazardous materials;

3.    Swimming Pool Fences. Fences required for swimming pools are governed by Chapter 15.40, Swimming Pools, and Section 18.15.100, Swimming pools and spas. Swimming pool fences are not subject to Director approval unless they exceed the standard fence height regulations stated in subsection B of this section;

4.    Abutting Nonresidential Fences. Where residential properties abut industrial or commercial areas, or public property other than a public street, fences may be constructed to a height not to exceed eight feet, and meeting minimum sight distance triangle requirements;

5.    Trellises used for pedestrian purposes exceeding eight feet in height, five feet in width and five feet in depth;

6.    Statuary structures exceeding the exemption limit of three structures and/or exceeding four feet in height and two feet in depth;

7.    Fence posts greater than eighteen inches in width or depth;

8.    Front yard fence posts with more than two attached lights. In no event shall such posts exceed four feet in height plus a two-foot-high light fixture;

9.    Chain-link fencing in residential areas is permitted in the side and rear yards with vinyl-coating and landscape screening. Chain-link fencing shall not exceed six feet in height in these areas. Chain-link fencing in front yards in residential areas is not permitted;

10.    Fences not to exceed six feet in height with an additional one foot of lattice for any portion of an irregular lot between the house and property line adjacent to the public right-of-way;

11.    Fences not to exceed six feet in height with an additional one foot of lattice for any portion of a lot two hundred feet in depth or greater between the house and property line adjacent to the public right-of-way. Such fences shall not be located closer than fifteen feet to the front property line;

12.    Fences not to exceed six feet in height with an additional one foot of lattice within front yards when not located in front of a primary residence and not closer than fifteen feet to a front property line;

13.    Gates exceeding four feet in width for pedestrian use or fourteen feet in width for driveway use;

14.    Exceptions to sight distance triangles if the necessity for the fence outweighs concerns for public safety as determined by the Building Official;

15.    Other structures which the Director determines are of a similar nature.

D.    Prohibited Fences. The following types of fences are prohibited:

1.    Barbed wire or razor wire, except the use of barbed wire fencing may be permitted for security purposes in industrial districts at the top portion of a fence at least six feet in height upon approval of a conditional use permit;

2.    Electrically charged fences;

3.    All wire, twine or rope fences consisting of one or more strands;

4.    Fences constructed or maintained in the public right-of-way without an encroachment permit;

5.    Fences constructed or maintained closer than three feet to any fire hydrant;

6.    Fences constructed or maintained so as to sag or lean;

7.    Dilapidated fences;

8.    Fences creating a safety hazard to motorists and/or pedestrians;

9.    Construction fencing where no valid building permit exists; and

10.    Chain-link fencing in front and corner side yards in residential districts.

E.    Fencing in Commercial Zoning Districts. All fencing over six feet in height within commercially zoned districts shall be subject to review and approval by the Director. In no case shall fencing exceed eight feet in height.

F.    Fencing in the Public Right-of-Way. All fencing in the public right-of-way requires an encroachment permit from the City Engineer and shall be subject to all requirements of this chapter, in addition to those of the Public Works Department.

G.    Building Permit and Staff Approval Requirements.

1.    No person shall erect, construct or maintain any solid fence or wall exceeding six feet in height (exclusive of lattice) without first obtaining a permit from the Building Division.

2.    No person shall erect, construct or maintain fences in combination with retaining walls of any height without first obtaining a permit from the Building Division.

3.    No person shall erect, construct or maintain pressure treated wood retaining walls over three feet tall without first obtaining a permit from the Building Division. Walls three feet and under must have backfill no steeper than 2:1.

4.    No person shall erect, construct or maintain concrete or masonry retaining walls over four feet tall, measured from the bottom of the footing to the top of the wall without first obtaining a permit from the Building Division.

H.    Nonconforming Fences and Vegetation. Nonconforming fences and vegetation shall comply with the following:

1.    All existing nonconforming fences and walls in the public right-of-way shall be immediately removed or otherwise made to conform to this title’s standards.

2.    Any shrubs, trees or other foliage which, in the opinion of the Chief of Police, obscures safe sight distance from driveways and corners shall be trimmed by the property owner to a condition satisfactory to the Chief of Police.

3.    Any other existing legally nonconforming fence may remain; provided, that it is not replaced as defined in Section 18.41.020, Definitions, or constituting a hazardous condition as determined by the Building Official. (Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.050 Hazardous material site assessment.

A.    Site Assessment. All development proposals in areas identified in the General Plan as sites with current or historic environmental contamination, as well as other sites determined by the Director to have the potential for contamination based on prior land use, require a hazardous and toxic soil contamination site assessment. The Director may impose reasonable conditions of approval, as warranted, to implement recommendations of the site assessment.

B.    Waiver of Assessment. No assessment is required for a development proposal located in an area for which the Director determines that sufficient information exists because of previous assessments or reports. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.060 Height 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 limitations stated; and further provided, that no portion of a structure in excess of the building height limit may contain habitable areas or advertising. Additional height, above this limit, may be approved with a conditional use permit, pursuant to the provisions of Chapter 18.30, Use Permits.

 

TABLE 18.15.060: ALLOWED PROJECTIONS ABOVE HEIGHT LIMITS

Structures Allowed Above the Height Limit

Maximum Coverage, Locational Restrictions

Maximum Vertical Projection Above the Height Limit (ft.)

Skylights

20% of roof area

1

Chimneys not over 6 feet in width

10% of roof area

8

Flagpoles

5% of roof area

8

Rooftop open space features such as sunshade and windscreen devices, open trellises, and landscaping (for multifamily and nonresidential buildings only)

10% of roof area. Must be set back from the exterior wall one foot for every foot of projection above the height limit

10

Elevator and stair towers (for multifamily and nonresidential buildings only)

10% of roof area. Must be set back from the exterior wall one foot for every foot of projection above the height limit

16

Decorative features such as spires, bell towers, domes, cupolas, obelisks, and monuments

10% of roof area. Must be set back from the exterior wall one foot for every foot of projection above the height limit

6 for residential development in RS districts; 10 elsewhere

Fire escapes, catwalks, and open railings required by law

Solar panels, and other energy production facilities located on a rooftop

No restriction

10

Distribution and transmission towers, lines, and poles

Water tanks

Windmills

Radio towers

Industrial structures where the manufacturing process requires a greater height

25% of the area of the lot, or 10% of the roof area of all on-site structures, whichever is less. Must be located at least 25 feet from any lot line

10

Building-mounted telecommunications facilities, antennas, and microwave equipment

Subject to the provisions of Chapter 18.24, Wireless Telecommunications Facilities

(Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.070 Lighting and illumination.

A.    Applicability. The standards of this section apply to all new development and additions that expand existing floor area by ten percent or more.

B.    General Standards.

1.    Multiple-Unit Residential Buildings. Aisles, passageways, and recesses related to and within the building complex shall be illuminated with an intensity of at least one-quarter foot-candle at the ground level during the hours of darkness. Lighting devices shall be protected by weather and vandal-resistant covers.

2.    Nonresidential Buildings. All exterior doors, during the hours of darkness, shall be illuminated with a minimum of one-half foot-candle of light.

3.    Pedestrian-Oriented Lighting. In the mixed-use districts, exterior lighting shall be provided for a secure nighttime pedestrian environment by reinforcing entrances, public sidewalks and open areas with a safe level of illumination.

4.    Maximum Height. Lighting standards shall not exceed the maximum heights specified in the following table:

TABLE 18.15.070-B(4): MAXIMUM HEIGHT OF LIGHTING STANDARDS

District

Maximum Height (ft.)

Residential Districts

16

Commercial and Mixed-Use Districts

16 feet within 100 feet of any street frontage; 20 feet in any other location.

Industrial Districts

20 feet within 100 feet of any street frontage; 25 feet in any other location.

Public and Semi-Public and Airport District

25, or as necessary for safety and security.

C.    Control of Outdoor Artificial Light.

1.    Purpose. This subsection is intended to minimize outdoor artificial light that may have a detrimental effect on the environment, astronomical research, amateur astronomy, and enjoyment of the night sky. These provisions are also intended to reduce the unnecessary illumination of adjacent lots and the use of energy.

2.    Exemptions. The following types of lighting fixtures are exempt from the requirements of this section:

a.    Public and private street lighting.

b.    Athletic Field Lights. Athletic field lights used within a school campus or public or private park.

c.    Safety and Security Lighting. Safety and security lighting for public facilities, including but not limited to the airport and hospitals.

d.    Construction and Emergency Lighting. All construction or emergency lighting fixtures, provided they are temporary and are discontinued immediately upon completion of the construction work or abatement of the emergency.

e.    Seasonal Lighting. Seasonal lighting displays related to cultural or religious celebrations.

3.    Prohibited Lighting. The following types of exterior lighting are prohibited:

a.    Drop-down lenses;

b.    Mercury vapor lights; and

c.    Searchlights, laser lights, or any other lighting that flashes, blinks, alternates, or moves.

4.    Fixture Types. All lighting fixtures shall be shielded so as not to produce obtrusive glare onto the public right-of-way or adjoining properties. All luminaires shall meet the most recently adopted criteria of the Illuminating Engineering Society of North America (IESNA) for cutoff or full cutoff luminaires.

FIGURE 18.15.070-C(4): FIXTURE TYPES

5.    Glare. No use shall be operated such that significant, direct glare incidental to the operation of the use is visible beyond the boundaries of the lot where the use is located. Light or glare from mechanical or chemical processes, high-temperature processes such as combustion or welding, or from reflective materials on buildings or used or stored on a site, shall be shielded or modified to prevent emission of adverse light or glare onto other properties.

6.    Light Trespass. Lights shall be placed to deflect light away from adjacent lots and public streets, and to prevent adverse interference with the normal operation or enjoyment of surrounding properties.

a.    Direct or sky-reflected glare from floodlights shall not be directed into any other lot or street.

b.    No light or combination of lights, or activity shall cast light exceeding one foot-candle onto a public street, with the illumination level measured at the centerline of the street.

c.    No light, combination of lights, or activity shall cast light exceeding one-half foot-candle onto a residentially zoned lot, or any lot containing residential uses.

7.    Required Documentation. Project applicants shall submit photometric data from lighting manufacturers to the City to demonstrate that the lighting requirements have been satisfied.

8.    Alternate Materials and Methods of Installation. Designs, materials, or methods of installation not specifically prescribed by this section may be approved; provided, that the proposed design, material, or method provides approximate equivalence to the specific requirements of this section or is otherwise satisfactory and complies with the intent of these provisions. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.080 Projections into yards.

Building projections may extend into required yards, according to the standards of Table 18.15.080, Allowed Building Projections into Required Yards, subject to all applicable requirements of the California Building Code. The “Limitations” column states any dimensional, area, or other limitations that apply to such structures where they project into required yards.

TABLE 18.15.080: ALLOWED BUILDING PROJECTIONS INTO REQUIRED YARDS

Projection

Front or Street Side Yard (ft.)

Interior Side Yard (ft.)

Rear Yard (ft.)

Limitations

All projections

Notwithstanding any other subsection of this section, no projection may extend closer than three feet to an interior lot line or into a public utility easement.
Where any setback of this title conflicts with the California Building Code, the more restrictive shall apply.

Cornices, canopies, eaves, and similar architectural features; chimneys

2

2

2

 

Bay windows

3

2

3

Shall not occupy more than one-third of the length of the building wall on which they are located or one-half of the length of a single room.

Fire escapes required by law or public agency regulation

4

4

4

 

Uncovered stairs, ramps, stoops, or landings that service above first floor of building

3

2

3

 

Depressed ramps or stairways and supporting structures designed to permit access to parts of buildings that are below average ground level

3.5

3.5

3.5

 

Decks, porches and stairs

 

Less than 18 inches above ground elevation

6

2

Any distance if uncovered; 10 if covered

Must be open on at least three sides and no closer than 7 ft to a street-facing property line or 3 ft to an interior property line. The Director may grant exceptions in the Hillside Overlay District to provide access to a driveway or street.

18 inches or more above ground elevation

3

2

3

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 18.33, Waivers.

FIGURE 18.15.080: BUILDING PROJECTIONS

(Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.090 Screening.

A.    Applicability. The standards of this section apply to all new development and additions that expand existing floor area by ten percent or more.

B.    Screening of Mechanical and Electrical Equipment. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of buildings so as not to be visible from the street, highway, train tracks, or adjacent residential districts. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry boxes, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. Screening materials shall be consistent with the exterior colors and materials of the building. Exceptions may be granted by the Director where screening is infeasible due to health and safety or utility requirements.

C.    Outdoor Storage Areas. Outdoor storage areas shall be screened from view from any public street or freeway; existing or planned residential area; or publicly accessible open space area, parking area, access driveway, or similar thoroughfare.

1.    Screening walls and fences visible from any public street or highway; residential or mixed-use district; or publicly accessible open space area, parking area, access driveway, or similar thoroughfare shall be architecturally compatible with the main structure on the site and shall not have barbed wire or razor wire visible from any street or public access.

2.    Screening walls and fences shall not exceed maximum fence heights established in Section 18.15.040, Fences and walls, except fencing and screening fences and walls up to fifteen feet in height may be allowed outside required setback areas in the GCI, IL, and IH Districts with Director approval. No stored goods may exceed the height of the screening wall or fence.

D.    Common Property Lines. A screening wall eight feet in height shall be provided on the interior lot lines of any lot that contains any industrial use, or transportation, communication and utilities use (except communication facilities and minor utilities), or use allowed in the Mixed-Use Neighborhood District on East San Carlos Avenue and Old County Road, as defined in Chapter 18.40, Use Classifications, and abuts a residential district. Such screening wall shall be provided at the time of new construction or expansion of buildings, or changes from one use classification to another nonresidential use classification.

1.    Location. Screening walls shall follow the lot line of the lot to be screened, or shall be so arranged within the boundaries of the lot so as to substantially hide from adjoining lots the building, facility, or activity required to be screened.

2.    Materials. Industrial uses must provide a solid screening wall of stucco, decorative block, or concrete panel. Screening walls for other uses may be constructed of stucco, decorative block, concrete panel, wood or other substantially equivalent material. Chain-link fencing does not fulfill the screening wall requirement.

3.    Berms. An earth berm may be used in combination with the above types of screening walls, but not more than two-thirds of the required height of such screening may be provided by the berm.

4.    Maintenance. Screening walls shall be maintained in good repair, including painting, if required, and shall be kept free of litter or advertising. Where hedges are used as screening, trimming or pruning shall be employed as necessary to maintain the maximum allowed height. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.100 Swimming pools and spas.

Swimming pools and spas shall comply with Chapter 15.40, Swimming Pools, as well as the following standards:

A.    If located in a residential district, the swimming pool or spa is to be solely for the use and enjoyment of residents and their guests.

B.    The swimming pool or spa, or the entire lot on which it is located, shall be walled or fenced from the street or from adjacent lots; and where located less than thirty feet to any lot line, shall be screened by a masonry wall or solid fence not less than six feet in height on the side facing such lot line.

C.    Swimming pool or spa filtration equipment shall not be closer than fifteen feet to the main building on an adjoining lot.

D.    Swimming pool or spa filtration equipment and pumps shall not be located in the front or street side yard. All equipment shall be mounted and enclosed so that its sound is in compliance with Section 18.21.050, Noise.

E.    The outside wall of the water-containing portion of any swimming pool or spa shall be located at least five feet from all interior side and rear lot lines.

F.    Swimming pools shall be built and maintained per the requirements of the California Building Code. (Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.110 Trash and recycling collection areas.

A.    Purpose. The purposes of this section are to:

1.    Establish design and locational criteria for the construction of solid waste and recycling-container enclosures.

2.    Ensure that enclosures are functional, serviceable, durable, unobtrusive, and architecturally compatible with adjacent buildings.

3.    Ensure adequate area for the storage of recyclable materials as required by the California Solid Waste Reuse and Recycling Act of 1991, as amended.

B.    General Requirements and Alternatives. Chapter 8.04, Solid Waste, requires that all trash and garbage be placed in an appropriate receptacle. All garbage cans, mobile trash bins, receptacles, as defined and regulated in Chapter 8.04, and all recycling materials and containers for such recycling materials shall be maintained and stored in accord with this section.

1.    Applicability. Solid waste and recycling-container enclosures are required for new dwelling groups of three or more dwelling units and for all new nonresidential development, for any nonresidential addition, and for remodels of nonresidential buildings as determined by the Building Official.

2.    Alternatives. Projects with ten or fewer residential units may have individual trash containers for each unit; provided, that there is a designated screened location for each individual trash container adjacent to the dwelling unit; and provided, that solid waste and recycling containers for each unit are brought to the curbside for regular weekly or bi-weekly collection.

3.    Compliance with Other Regulations. All trash and refuse collection enclosures shall comply with the California Fire Code and the California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit.

C.    Size. Trash and recycling enclosures shall be sized to accommodate all trash, garbage, and recyclables until such items are picked up by the City or its contracted solid waste and recycling collector(s).

D.    Location and Orientation. All trash and recycling enclosures shall meet the following requirements unless the Director determines that compliance is infeasible. A building permit shall not be issued for a project until documentation of approval of the location is provided by the Director.

1.    The solid waste and recycling storage area shall not be visible from a public right-of-way and shall not be located within any required front yard, street side yard, any required parking and landscaped areas, or any other area required by this title to be constructed or maintained unencumbered according to fire and other applicable building and public safety codes.

2.    Solid waste and recycling areas shall be consolidated to minimize the number of collection sites and located so as to reasonably equalize the distance from the building spaces they serve. For multi-unit residential projects, there should be a minimum of one trash enclosure per fifty units and the enclosure should be located within one hundred feet of the residential units.

3.    Solid waste and recycling storage areas shall be accessible so that trucks and equipment used by the City or its contracted solid waste and recycling collector(s) have sufficient maneuvering areas and, if feasible, so that the collection equipment can avoid backing.

E.    Materials, Construction, and Design.

1.    Minimum Height of Screening. Solid waste and recycling storage areas located outside or on the exterior of any building shall be screened with a solid enclosure at least six feet high.

2.    Enclosure Material. Enclosure material shall be wood, solid masonry or concrete tilt-up with decorated exterior-surface finish compatible to the main structure(s).

3.    Gate Material. Gate material shall be decorative, solid, heavy-gauge metal or a heavy-gauge metal frame with a covering of a view-obscuring material.

4.    Access to Enclosure from Residential Projects. Each solid waste and recycling enclosure serving a residential project shall be designed to allow disposal to the appropriate receptacle without having to open the main enclosure gate.

5.    Enclosure Pad. Pads shall be a minimum of four-inch-thick concrete.

6.    Bumpers. Bumpers shall be two inches by six inches thick and made of concrete, steel, or other suitable material and shall be anchored to the concrete pad.

7.    Protection for Enclosures. Concrete curbs or equivalent shall protect enclosures from adjacent vehicle parking and travel ways.

8.    Landscaping. The perimeter of the recycling and trash enclosure shall be planted, if feasible, with drought-resistant landscaping, including a combination of shrubs and/or climbing evergreen vines.

9.    Clear Zone. The area in front of and surrounding all enclosure types shall be kept clear of obstructions, and shall be painted, striped, and marked “No Parking.”

10.    Drainage. The floor of the enclosure shall have a drain that connects to the sanitary sewer system.

11.    Travelways and Area in Front of Enclosure. An adequate base to support a truck weight of sixty-two thousand pounds. (Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.120 Underground utilities.

All electrical, telephone, cable television, and similar distribution lines providing direct service to a project shall be installed underground within the site. This requirement may be waived by the Director upon determining that underground installation is infeasible. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.130 Visibility at intersections and driveways.

A.    Street Intersections. Vegetation and structures may not exceed a height of three feet within the sight distance triangular area formed by the intersecting curb lines (or edge of pavement when no curbs exist) and a line joining points on these curb lines at a distance of forty feet along both lines from their intersection, unless an exception is obtained from the Building Official. Trees, or any portions thereof, that are located within this sight distance triangle shall have a clearance of seven feet high minimum between the lowest portion of the canopy and the sidewalk, and thirteen feet high minimum between the lowest portion of the canopy and street.

B.    Driveways. Visibility of a driveway crossing a street lot line shall not be blocked above a height of three feet by vegetation or structures for a depth of twelve feet as viewed from the edge of the right-of-way on either side of the driveway at a distance of twelve feet. Street trees that are pruned at least seven feet above the established grade of the curb so as not to obstruct clear view by motor vehicle drivers are permitted.

C.    Exempt Structures and Plantings. The regulations of this section do not apply to permanent buildings; public utility poles; saplings or plant species of open growth habits and not planted in the form of a hedge that are so planted and trimmed as to leave at all seasons a clear and unobstructed cross view; official warning signs or signals; or places where the contour of the ground is such that there can be no cross visibility at the intersection.

FIGURE 18.15.130: INTERSECTION AND DRIVEWAY VISIBILITY

(Ord. 1438 § 4 (Exh. A (part)), 2011)