§ 21.31.215. Yard requirements.

Yards shall be provided for the purpose of providing light, air, pedestrian and vehicular circulation, emergency access and general aesthetic improvements. All lots shall have one (1) front yard and one (1) rear yard, with the exception of through lots, which may have two (2) front yards and no rear yard. All other property lines for all lots shall be considered side property lines.

A.

Measurements. All yard areas shall be measured as described in Chapter 21.15 (Definitions) of this Title. All yards shall be measured after dedications or reservations for required rights-of-way.

B.

Permitted Structures. Table 31-3 lists all the structures permitted to be placed in required yard areas provided the minimum setback is maintained. No structures are permitted in a side yard if any structures are in the other side yard except projections into a street side yard. This table does not restrict the location of the listed structures when they are located outside of a required yard area. For garages in yard areas, see Section 21.31.245.

C.

Front Yards. Front yard depths shall conform to the standards specified in Table 31-2A, unless the following conditions apply to a lot:

1.

Key Lot. If the lot is a key lot, as defined in Chapter 21.15 (Definitions), and the abutting corner lot is built to the side yard line, then the front yard of the key lot shall be one-half (½) of that required for the nearest interior lot in the same block facing the same street. This is illustrated on Figure 31-1.

2.

Through Lots.

a.

If the lot is a through lot and adjoining lots face opposite street frontages, then the through lot shall be considered to have two (2) front yards, and the front yards shall have the same required front yard setback as the adjacent zone district (Figure 31-2).

b.

If all lots in a block are through lots fronting in the same direction, then only one (1) front yard shall be required, and the front yard shall be that one from which primary pedestrian access is taken along the entire block (Figure 31-2).

Table 31-3

Permitted Projections and Structures in Required Yards

Structure	Front(a) Maximum Projection Into the Required Front Yard	Side(b) Minimum Distance to Interior Side Property Line	Rear(c) Minimum Distance to Rear Property Line	Street Side(b) Maximum Projection into Street Side Yard
Antennas	Not permitted	Property line	Property line	Not permitted
Architectural protrusions	2 ft. 6 in.	2 ft. 6 in.	3 ft.	2 ft. 6 in. or ½ the required setback, whichever is less
Awnings	2 ft. 6 in.	2 ft. 6 in.	3 ft.	2 ft. 6 in.
Balconies	5 ft. or ½ the required setback, whichever is less	2 ft. 6 in.	3 ft.	5 ft. or ½ the required setback, whichever is less
Single-family
Multi-family
Barbecues (not exceed 6 ft. 6 in. in height)	Not permitted	Property line	Property line	Property line
Basement	Not permitted	Same as principal structure	Same as principal structure	Same as principal structure
Bay windows
R-1 and R-2	2 ft. 6 in.	3 ft.	3 ft.	2 ft. 6 in. or ½ the required setback, whichever is less
R-3 and R-4	2 ft. 6 in.	4 ft.	15 ft.
Carports	Not permitted	3 ft. to column, 2 ft. 6 in. to eave or roof overhang	3 ft. to column, 2 ft. 6 in. to eave or roof overhang	Not permitted
Chimney (maximum 5 ft. width)	2 ft. 6 in.	2 ft. 6 in.	3 ft.	2 ft. 6 in.
Cornices, eaves, and roof overhangs	2 ft. 6 in.	2 ft. 6 in.	3 ft.	2 ft. 6 in.
Decks above grade with open guard rail (no roof deck)	5 ft.	3 ft.	3 ft.	5 ft. or ½ the required setback, whichever is less
Decks at grade (no higher than 30 in. above grade)	Property line	Property line	Property line	Property line
Detached accessory structures	Not permitted	See Section 21.31.245	See Section 21.31.245	Not permitted
Electrical transformers	(d)	Property line(d)	Property line	(d)
Fences	See Table 43-1	See Table 43-1	See Table 43-1	See Table 43-1
Ground mounted air conditioners	Not permitted	3 ft.	3 ft.	Property line, with screening
Lamppost	Property line	Property line	Property line	Property line
Patio covers	5 ft. or / 2 the required setback, whichever is less, to column	3 ft. to column, 2 ft. 6 in. to eave or roof overhang	3 ft. to column, 2 ft. 6 in. to eave or roof overhang	5 ft. or / 2 the required setback, whichever is less
Pool equipment	Not permitted	Property line	Property line	Property line, with screening
Porches	5 ft. or / 2 the required setback, whichever is less, to column	3 ft. to column, 2 ft. 6 in. to eave or roof overhang	3 ft. to column, 2 ft. 6 in. to eave or roof overhang	5 ft. or / 2 the required setback, whichever is less
Porte cochere (over circular drive)	Permitted by site plan review only
Roof deck(c)	Not permitted	Not permitted	3 ft.	Not permitted
Semi-subterranean garage (not to exceed 4 ft. above grade)	Not permitted	See Section 21.31.245	See Section 21.31.245	Not permitted
Solar collector	Not permitted	Property line	Property line	Not permitted
Stairway landings (exterior) (c)	Not permitted more than 2 ft. 6 in. above grade	3 ft.	3 ft.	Not permitted more than 2 ft. 6 in. above grade
Utility enclosures and equipment (includes water heaters, electrical panels, gas, and water meters)	Not permitted	2 ft. 6 in.	3 ft.	Not permitted
Wall returns	See Table 43-1 Fences
Window-mounted air conditioners	Not permitted	2 ft. 6 in.	3 ft.	Not permitted
Wing walls	Permitted by site plan review only

 

Footnotes:

(a) In the R-2-I Zone, permitted structures may extend to within 6 in. of the front property line.

(b) A side property line abutting an alley, public waterway, or public property other than a street shall be considered an interior side property line.

(c) Decks above grade, roof decks, and stairway railing shall not exceed the applicable building/structure height limit (measured to the railing) for the applicable zoning district.

(d) Transformers are allowed in front yard and street side yards only on lots without alleys, and only if the transformer is painted to match the building, is screened by a 3 ft. solid wall or hedge, and is located as far as possible on the lot. The utility company's design for the electric system, including locations and aesthetic treatment, shall be in accordance with the regulations of the Public Utilities Commission of the State of California.

(Ord. C-7663 § 31, 1999: Ord. C-7378 § 5, 1995)

Figure 31-1

FRONT YARD SETBACK EXCEPTION

Section 21.31.215(C)-Key Lot-
If the lot is a key lot and the abutting corner lot is built to the side yard line, then the front yard of the key lot shall be one-half of that required for the nearest interior lot in the same block facing the same street.

Figure 31-2

FRONT YARDS ON THROUGH LOTS

Section 21.31.215(C)2a—
If the lot is a through lot and adjoining lots face opposite street frontages, then the through lots shall be considered to have two front yards, and the front yards shall have the same required front yard setback as the adjacent zone district

Section 21.31.215(C)2b—Through Lot
If all lots in a block are through lots fronting the same direction, then only one front yard shall be required, and the front yard shall be that one from which primary pedestrian access is taken along the entire block face.

3.

Averaging in R-1-S, R-2-S and R-2-I Districts. If one or both adjoining lots encroach in the front yard setback in the R-1-S, R-2-S and R-2-I districts, then the front yard setback shall be established by the average setback of adjoining lots. If the subject lot adjoins a vacant lot, street or alley on one side, that side shall be considered a lot with no yard encroachment. Projections shall not be considered encroachments.

4.

Garages. Garages are subject to the front yard setback requirements specified in Section 21.31.245 of this Chapter.

5.

Parking Prohibited. Parking in the front yard setback is prohibited, except as provided in Section 21.41.276, recreational vehicles, or Section 21.41.281, vehicle parking in setbacks.

D.

Rear Yards. Rear yard depths shall conform to the standards specified in Chapter 21.31, Table 31-2, unless the conditions outlined in Section 21.31.215(D) apply. For triangular or gore-shaped lots, the rear lot line shall be established as provided for in the definition of rear lot line in Chapter 21.15 (Definitions) of this Title.

1.

Reverse Corner Lots. The rear yard setback for a reversed corner lot shall be the same as the side yard setback.

2.

Shallow Lots. On lots less than one hundred feet (100') in depth, the following special standards shall apply:

a.

In the R-1-S, R-1-M, R-2-S and R-2-l districts, the rear setback may be reduced to ten percent (10%) of lot depth, but not less than five feet (5');

b.

In the R-1-L and R-2-L districts, the rear setback may be reduced to thirty percent (30%) of lot depth, but not less than fifteen feet (15');

c.

In the R-1-N district, the rear setback may be reduced to ten percent (10%) of lot depth on the first story and thirty percent (30%) on the second story;

d.

In all other zones, the rear setback may be reduced to twenty percent (20%) of lot depth, but not less than ten feet (10').

3.

Buffers. In R-4-N, R-4-H, R-4-U districts and commercial zones which allow multifamily residential development, on sites adjoining, abutting or adjacent to R-1, R-2, or R-3 districts, a buffer setback facing the R-1, R-2 or R-3 district is required as follows:

a.

The minimum building setback shall be:

BUILDING STORY	SETBACK *
Two-story or less (excluding mezzanine of the 2nd story and not to exceed 25′ in height)	20′
Third story (and 2nd story mezzanine)	30′
Fourth story or more	40′

 

* This setback is measured from the property line or from the centerline of the abutting alley.

b.

If a building facing low-density residential and exceeding twenty-five feet (25') in height and fifty feet (50') in length, at least one-half (½) of such building facade shall be setback forty feet (40') from the property line.

c.

Within the required setback area, a five foot (5') wide planter strip containing a solid screen of trees planted ten feet (10') or closer on center shall be provided along the property line.

d.

No continuous building wall shall extend eighty-four feet (84') in length without recess of the building. This recess shall be at least ten feet (10') in each dimension.

E.

Side Yards. Side yards shall be required as set forth in Subsection 21.31.215.E, provided that:

1.

Zero Side Yard. One (1) zero side yard is permitted in the R-1-M, R-1-T, and R-3-T districts, subject to the following provisions:

a.

The side yard opposite the zero side yard shall be equal to or greater than twice the required width of an individual side yard for the zone;

b.

Any structure on the property adjoining the zero side yard shall not be less than eight feet (8') from the proposed zero lot line structure.

2.

Double Zero Side Yard. A double zero side yard is permitted in the R-1-T and R-3-T districts, provided that:

a.

No principal use structure on an adjoining lot lies within six feet (6') of any lot line proposed as a zero lot line, unless that structure is also a zero lot line building;

b.

A street or alley or private access driveway exists at the rear of the lot; and

c.

Not more than one hundred fifty feet (150') of a continuous building is created parallel to the front lot line.

3.

Buffers. In R-4-N, R-4-H and R-4-U districts and commercial zones which allow multifamily residential development, on sites adjoining, abutting or adjacent to R-1, R-2, or R-3 districts, a buffer setback facing the R-1, R-2 or R-3 district is required as follows:

a.

The minimum building setback shall be:

BUILDING STORY	SETBACK *
Two-story or less (excluding Mezzanine of the 2nd story and not to exceed 25′ in height)	20′
Third story (and 2nd story mezzanine)	30′
Fourth story or more	40′

 

* This setback is measured from the property line or from the centerline of the abutting alley.

b.

If a building facing low-density residential and exceeding twenty-five feet (25') in height and fifty feet (50') in length, at least one-half (½) of such building facade shall be set back forty feet (40') from the property line.

c.

Within the required setback area, a five foot wide (5′) planter strip containing a solid screen of trees planted ten feet (10′) or closer shall be provided along the property line.

d.

No continuous building wall shall extend eighty-four feet (84′) in length without recess of the building. This recess shall be at least ten feet (10′) in each dimension.

F.

Side Yards on Narrow Lots. In specific areas of the City, existing lots located in the R-1-N, R-1-M, R-2-N and R-2-A zone districts have widths which are narrower than the required minimum widths indicated in Table 31-2. The following special side yard standards are established for lots less than twenty-seven feet (27′) in width in the R-1-N, R-1-M, R-2-N and R-2-A districts:

1.

Site Plan Review Required. Any developer proposing to construct a new dwelling unit or an addition greater than four hundred fifty (450) square feet in size to an existing dwelling located on a lot less than twenty-seven feet (27′) in width in the noted zoning districts must have the plans approved through site plan review. The site plan review process shall ensure that such development:

a.

Does not reduce light and air to neighboring properties;

b.

Minimizes curb cuts and the development of front yard areas with driveways;

c.

Minimizes the loss of privacy on adjacent properties;

d.

Maximizes the window area from primary rooms facing on the street; and

e.

Maintains quality residential development.

2.

Minimum Side Yard. For development on a narrow lot, the minimum yard area shall be three feet (3′).

3.

Lots With Access From Alley. If the lot abuts an alley, garage access shall be taken from that alley.

G.

Corner Cutoff. A corner cutoff shall be required in all residential districts at all intersections of streets, driveways, or alleys. Nothing shall be erected or allowed to grow within the corner cutoff in such a manner as to impede visibility or accessibility from three feet to eight feet (3′ to 8′) in height. Corner cutoffs shall be a minimum of six feet by six feet (6′ × 6′). Chain link and wrought iron fences higher than three feet (3′) are allowed in corner cutoffs.

(Ord. C-7326 § 9, 1995; Ord. C-7247 §§ 10, 11, 1994; Ord. C-7032 §§ 15—18, 1992; Ord. C-6933 § 15, 1991: Ord. C-6895 § 11, 1991; Ord. C-6822 § 8, 1990: Ord. C-6684 § 41 (part), 1990: Ord. C-6533 § 1 (part), 1988)