PC - Item 6A - Lot Coverage and Fence Height E M
0 ° ROSEMEAD PLANNING COMMISSION
CIVIC PRIDE
STAFF REPORT
401111.
/NCDPORATED i°)
TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING DIVISION
DATE: MARCH 21, 2016
SUBJECT: LOT COVERAGE AND FENCE HEIGHT
ROSEMEAD MUNICIPAL CODE (RMC) TITLE 17 '`ZONING", SECTION
17.12.030(B)(1)(A) AND SECTION 17.68
Summary
At the Planning Commission Meeting of January 4, 2016, Planning Commissioner Sean
Dang requested that two code sections relating to lot coverage (RMC Section
17.12.030(B)(1)(a) and fence height (RMC Section 17.68) be placed on a future
Planning Commission agenda for discussion regarding a possible recommendation to
the City Council for a municipal code amendment on determining fence height and
regulating lot coverage. Staff has prepared a PowerPoint presentation detailing the
interpretation of both sections. A copy of each of these code sections has been
included as Exhibits "A" and "B" to the staff report.
Staff Recommendation
This item is presented for review and comment. Staff is not seeking any formal action
at this time.
Public Notice Process
This item has been noticed through the regular agenda notification process.
Prepared by: Submitted by:
Lily T. Valenzuela Michelle Ramirez ogor
City Planner Community Development Director
EXHIBITS:
A. RMC Title 17, Section 17.12.030(B)(1)(a)
B. RMC Title 17, Section 17.68
Chapter 17.12 RESIDENTIAL ZONING DISTRICTS
Sections:
17.12.010 Purpose.
17.12.020 Residential district land uses and permit requirements.
17.12.030 Residential district development standards.
17.12.010 Purpose.
The purpose of the individual residential zoning districts and the manner in which they are
applied are as follows:
A. Single-family residential (R-1) district.
The R-1 zoning district identifies areas characterized by single-family dwellings. The
standards of the R-1 district are intended to protect the existing density and maintain the
character of the City's single-family residential neighborhoods, consistent with the
General Plan Low Density Residential land use designation.
B. Light multiple residential (R-2) district.
The R-2 zoning district identifies areas characterized by single-family dwellings and
duplexes. The R-2 standards are intended to maintain the character of existing
neighborhoods while allowing the opportunity for duplex and smaller lot single-family
development that is consistent with the General Plan Medium Density Residential land
use designation.
C. Medium multiple residential (R-3) district.
The R-3 zoning district identifies areas characterized by higher density attached homes,
apartments, and condominiums. The standards of the R-3 district are intended to ensure
that new development is compatible with the character of existing neighborhoods while
allowing for a mix of housing types, consistent with the General Plan High Density
Residential land use designation.
17.12.020 Residential district land uses and permit requirements.
Table 17.12.020.1, Uses in Residential Districts, identifies the uses of land allowed in each
residential zoning district, and the land use permit required. if any, to establish each use.
Where the last column in the tables (Specific Use Regulations) includes a section reference
number, the regulations in the referenced section apply to the use in addition to those
shown in the table.
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 10
AND ZONE SPECIFIC STANDARDS
EXHIBIT "A"
Table 17.12.020.1
Uses in Residential Districts
Land Use Requirements by District Specific Use Regulations
R-1 LR-2 I R-3
Residential Uses
See section 17.12.030 for district
Single-family Dwellings P P P specific requirements. See Chapter
17.42 for Manufactured Homes.
Two-family Dwellings(Duplex) P P See section 17.12.030 for district
specific requirements.
Multiple family Dwellings DR See sections 17.12.030 for district
specific requirements.
Second Dwelling Unit, Single-story P P P See Article 3,Chapter 17.30,Section
17.30.190(Second Dwelling Units)
Second Dwelling Unit,Two-story CUP CUP CUP See Article 3, Chapter 17.30,Section
17.30.190(Second Dwelling Units)
Mobile Home Parks CUP CUP CUP See Article 3, Chapter 17.46(Mobile
Home Parks and Park Conversions)
Care Uses
See Article 3, Chapter 17.30, Section
Child Care Home,Small Family(8 or fewer) P P P 17.30.160(Large and Small Family
Child Day Care Home Facilities)
See Article 3, Chapter 17.30,Section
Child Care Home,Large Family(9 to 14) -- AUP AUP 17.30.160(Large and Small Family
Child Day Care Home Facilities)
Residential Care Facilities(6 or fewer) P P P
Residential Care Facilities(7 or more) -- CUP CUP
Supportive Housing P P P
Transitional Housing P P P
Notes:
P Permitted Use DR—Discretionary Design Review
A Permitted Accessory Use
AUP Administrative Use Permit Required
CUP Conditional Use Permit Required
-- Use Not Allowed
TITLE 17—ZONING ARTICLE 2—ZONING DISTRICTS,ALLOWABLE LAND USES 11
AND ZONE SPECIFIC STANDARDS
Table 17.12.020.1
Uses in Residential Districts
(Continued)
Land Use Requirements by District Specific Use Regulations
R 1 R2 R-3
Agriculture and Animal-Related Uses
Animal Keeping A A A See Title 6(Animals) of the
Municipal Code
Horticulture—Private A A A
Other Uses
See Section 17.12.030 and Article 3
Accessory Structures A A A Chapter 17.32 (Accessory
Structures)
Educational Institution - Private CUP CUP CUP
Educational Institution- Public P P P
Home Occupations, including Cottage Food A A A See Title 5, Chapter 5.41 (Home
Operations. Occupations)
Lighted outdoor sporting field or court(tennis, CUP CUP CUP See Article 4, Section 17.68.060
basketball, etc.).
Places of Religious Assembly CUP CUP CUP
Public Buildings and Facilities AUP AUP AUP
Public Utility Facilities P P P
Telecommunication Facilities, not including CUP CUP CUP
Wireless Telecommunication Facilities
Temporary Uses and Special Events See Article 5,Chapter 17.124 (Temporary Use Permits and
Special Events)
Notes:
P Permitted Use
A Permitted Accessory Use
AUP Administrative Use Permit Required
CUP Conditional Use Permit Required
-- Use Not Allowed
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 12
AND ZONE SPECIFIC STANDARDS
17.12.030 Residential District Development Standards.
A. General requirements.
1. New land uses and structures and alterations to existing land uses and structures in the
R-1, R-2 and R-3 zones shall conform to the requirements in Table 17.12.030.1
(Residential District Development Standards) as well as specific district standards listed
below.
Table 17.12.030.1
Residential District Development Standards
Requirement by Zoning District
Development Feature
R-1 R-2 R-3 Notes and
Exceptions
Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft. 10,000 sq. ft.
Lot Area/Unit 6,000 sq. ft. 4,500 sq. ft. 1,500 sq. ft.
Minimum Lot Width 50 ft. 50 ft. 70 ft.
Minimum 1st Floor and Maximum 2nd Floor Area
Requirements Single and Two-family Dwellings (Excluding
Garage and Other Non-habitable Space)
Floor Area
Requirements 1st Floor
1,000 sq. ft. 750 sq. ft. See Section
Minimum 17.12.030.B.2.f
2nd Floor 75%of 1st 75% of 1st for Multi-Family
Dwellings
Maximum floor area floor area
See Section
Floor Area Ratio 0.35:1 0.35:1 0.35:1 17.12.030.B.1.k
for FAR Bonus
Program
Minimum
Setbacks setbacks
required
Main Bldg 20 ft. 20 ft. 15 ft.
Front Yard
Setback is
Garage 25 ft. 25 ft. required for front
facing garages
Greater of 5 Greater of 5 15 ft. for R-3
1st Floor ft. or 10% ft. or 10% 10ft.all floors abutting R-1 or
Side Yard of lot width of lot width R-2 zone
Interior Lots 15 ft. for R-3
2nd Floor 5 ft. min. 15 ft. 5 ft.min. 15 ft. abutting R 1 or
combined combined R-2 zone
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 13
AND ZONE SPECIFIC STANDARDS
Table 17.12.030.1
Residential District Development Standards
(Continued)
Requirement by Zoning District
Development Feature Notes and
R-1 R-2 R-3 Exceptions
1st Greater of 5 Greater of 5
1 Floor ft. or 10% ft. or 10%
interior side of lot width of lot width 10 ft.
5 ft. min. 5 ft. min. all floors
2nd Floor 20 ft. 20 ft. See Section
Side Yard interior side combined combined 17.12.030.B.2.a
Corner Lots (Single-Family
1st Floor street 10 ft. 10 ft. and Two-Family
side Development on
15 ft. a R-3 Lot)
10 ft. min. 10 ft. min. all floors
2nd Floor street 20 ft. 20 ft.
side combined combined
Less than 4 Lesser of 25 Lesser of 20
bedrooms and ft. or 20% of ft. or 20% of See Section
2,000 s.f. lot depth lot depth 17.030.12.B.2.a
Rear Yard More than 4 (Single-Family
bedrooms and 35 ft. 35 ft. 15 ft. and Two-Family
2,000 s.f. Development on
a R-3 Lot)
Height 2 stories & 2 stories & 3 stories &
30 ft. 30 ft. 35 ft.
Bldg. Separation 20 ft.,
(Dwellings) 20 ft. 20 ft. 25 ft.front to
front
Bldg. Separation 6 ft. 6 ft. 15 ft.
(Decks/projections/pools)
J _
See Section
Open Space N/A N/A 200 s.f. 17.12.030.B.2.e
per unit for Multi-Family
development
Parking See Article 4, Chapter 17.112 (Off Street Parking and Loading)
Fences &Walls Article 4, Chapter 17.68 (Fences, Walls, and Landscape
Screening)
TITLE 17—ZONING ARTICLE 2—ZONING DISTRICTS, ALLOWABLE LAND USES 14
AND ZONE SPECIFIC STANDARDS
2. Applicability of conventional development standards. All development standards
applicable to the zone designation of the lot shall apply without regard to whether the
proposed dwelling is conventional or manufactured housing.
B. District specific requirements.
In addition to the general development requirements listed in Table 17.12.030.1, Residential
District Development Standards, the following development standards apply to specific
residential districts as shown:
1. R-1 and R-2 Zoning Districts
a. Lot Coverage and Impervious Surfaces/Landscaping. A minimum of twenty percent
(20%) of the entire parcel shall be fully landscaped with plant materials. Pedestrian
walkways, vehicular access ways and other impervious surfaces shall not collectively
occupy more than fifty (50) percent of the front and side yard areas that are visible
from a public right- of-way. Addition of impervious surfaces in these areas shall
require a site plan subject to approval of the Community Development Director. All
other portions of these areas shall be landscaped with lawn, trees, shrubs, plants
and other landscape materials in compliance with any drought tolerance requirements
in effect.
b. Floor area maximum and minimum.
1) Residential dwelling units in the R-1 zone shall have a minimum ground floor
area, exclusive of open porches or garages, of one thousand (1,000) square feet
and residential dwelling units in the R-2 zone shall have a minimum ground
floor area, exclusive of open porches or garages, of seven hundred fifty (750)
square feet.
2) Total floor area of the second floor, including areas designated as covered or
uncovered balconies, shall not exceed seventy-five percent 75% of the floor area of the
first floor. For this calculation, floor area of the first floor shall only include first floor
living area, and any floor area designated as garage floor area if the garage is attached.
c. Front Driveway. Vehicle access ways (driveways) serving front facing garages shall be set
back at least three (3) feet from any side property line. The maximum width of the access
way shall not exceed twenty-five (25) feet for a two-car garage or thirty-five (35) feet for a
three-car garage.
d. Walkways. Pedestrian walkways on private property shall not exceed five (5) feet in
width when located in front or side yard areas.
e. Merged Lots. When two (2) or more lots are merged, the allowed lot Floor Area
Ratio (FAR) shall be no larger than one hundred fifty (150) percent of the FAR allowance
that would occur for the largest single lot.
f. Landscaping. Landscaped areas shall be permanently maintained in a neat and
orderly manner and shall comply with the following:
1) Landscaping shall not be permitted to limit or restrict the line of sight on any public right-
of-way.
2) A minimum of one tree shall be planted in new or remodeled residential front
yards for every fifty (50) feet of street frontage.
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 15
AND ZONE SPECIFIC STANDARDS
g. Yard Encroachments. Required yard areas shall be kept open and unobstructed, except
as follows:
1) Cornices, canopies, eaves, patios, fireplaces or other similar architectural features
and exterior pad mounted heating. ventilation and air conditioning equipment may
extend into required front, side or rear yards or required separations between
buildings not to exceed two (2) feet.
2) Open, unenclosed, uncovered porches, platforms or landing places which do not
extend above the level of the first floor of the building, may extend into any front,
side or rear yard not more than six (6) feet.
3) Detached accessory buildings may occupy side and rear yards as provided in
Article 3, Section 17.32.030.
4) Detached garages, and patios may occupy not more than fifty (50) percent of a
required rear yard. Swimming pools may occupy rear yards, but not required
front or side yards, except that no swimming pool may be located less than five
(5) feet from a property line. Attached accessory structures. shall comply with
residential front, side, and rear yard setback requirements.
5) Storage in Yards. No portion of any side yard on the street side of a corner lot,
or any portion of the rear yard on the street side of a corner lot unless it is
screened with a solid block wall meeting the fence height requirements in Article 4,
Chapter 17.68, or any portion of the front yard on any lot in a residential area shall
be used for the permanent storage of motor vehicles, recreational, airplanes, boats,
parts of any of the foregoing, rubbish, garbage, junk, tents, clotheslines. garage or
trash receptacles, or building materials (except building materials used on the
premises stored thereon during the time a valid permit is in effect for construction
on the premises). "Permanent storage" as used in this subsection, means the
presence for a period of forty-eight (48) or more consecutive hours in the front or
side yard.
h. R-1 and R-2 Development Design Standards.
1) At least forty (40) percent of the street-facing wall of the second floor shall be set
back a minimum of ten (10) feet from the street-facing wall of the first floor.
2) Reflective building materials are prohibited.
3) Exterior paint colors shall not exceed a light reflective value greater than forty
(40) percent.
4) Mechanical elements (roof-top and ground-level) must be screened from view.
5) Residential front yard walls and fences may not exceed four (4) feet in height
(including fencing, hedges, or other material).
6) Portable shade structures shall not be located in any side or front yard.
7) All garages shall match the main house in terms of color scheme, roofing material,
roof pitch, gable orientation and design.
8) Hedges shall not encroach onto a curb or sidewalk or over a lot line.
9) Vehicles may not be parked on any lot except in the garage, on the driveway or
parking apron or other approved hardscaped surface previously approved by the
Planning Division.
10)The street address shall be clearly visible for all homes.
11) Remodels shall utilize materials, colors, architectural style and designs that
match the existing structure.
12)Sidewall articulation shall be required on exterior walls that are not separated from
an adjacent home by more than twenty-five (25) feet.
13) Entry treatment shall not exceed a maximum total height of twelve (12) feet for
single-story homes and fourteen (14) feet for two-story homes.
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 16
AND ZONE SPECIFIC STANDARDS
14)Bay windows shall not exceed the height of one story or encroach into a
required side yard.
15)Any second floor exterior side wall that exceeds a length of twenty-four (24) feet shall
require an offset of two (2) feet for a distance of not less than eight (8) feet.
16) Existing residential development proposed to remain on a lot, where new residential
development is proposed, shall be renovated to match or complement the new
construction in colors, materials and architectural style. All onsite conditions, such as
landscaping and fencing, shall also be improved.
i. Additional Site Plan and Design Review Requirements. In addition to general City of
Rosemead Planning Division review and approval requirements for residential projects,
the following items are also subject to ministerial review and approval:
1) A site plan and design review application shall be required to install hardscape
directly adjacent to a new or remodeled residential driveway.
2) A fence permit shall be required to install new fencing or replacement fencing in
any residential front yard.
3) A site plan and design review application shall be required to install a portable
shade structure in the rear yard.
4) A site plan and design review application shall be required for any accessory
building greater than one hundred twenty (120) square feet in floor area, whether
the total area is in one building or cumulatively in multiple buildings, including
storage structures and workshops, but not including required garages.
j. Discretionary Site Plan and Design Review. The following shall be subject to a
discretionary Site Plan and Design review application, pursuant to the procedures in
Chapter 17.120 (Applications and Processing) and Chapter 17.136 (Site Plan and
Design Review) of this Title:
1) Any new dwelling unit to be constructed that equals or exceeds two thousand five
hundred (2,500) square feet of developed living area.
2) Any addition to a dwelling unit in which the total floor area with the addition
equals or exceeds two thousand five hundred (2,500) square feet of developed
living area.
3) Any fill that would raise the building pad or front yard elevation by more than twenty-
four (24) inches above the natural grade.
k. Residential Design Incentives. An additional five (5) percent of bonus floor area may
be obtained through the use of design incentives that are listed in Table 17.12.030.2.
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 17
AND ZONE SPECIFIC STANDARDS
Table 17.12.030.2
Residential Bonus Floor Area Design Incentives
Floor Area
(FAR) Bonus Qualifying Design Elements
Garages placed at the rear of the lot and not visible from the street
1.5% FAR BONUS Usage of windows that are recessed a minimum of 4 inches on the front elevation
(per design element) Eave overhangs of 18-inches or more with exposed decorative rafter tails
Porch design that extends a minimum of 50%of the front elevation.
Landscape plan with 3 or more mature trees(defined as 24"box or larger)
1.0% FAR BONUS Second floor fully contained within a pitched roof
(per design element)
Use of true divided-light windows,doors and side lights
Tandem garage design
Second story top plate that does not exceed 20 feet in height
Both side yard setbacks that exceed the zoning minimum by more than 5 feet
Second floor setback that exceeds the zoning minimum by more than 10 feet on 75%of the
front elevation
Second floor setback that exceeds the zoning minimum by more than 5 feet on one side
0.5% FAR BONUS
(per design element) Any new single-story home(instead of two-story)
Use of single-hung or double-hung windows of the front elevation
Use of landscape materials instead of fencing to create separation between public and
private spaces
No front yard fencing or fencing lower than 4 feet in height
Use of natural architectural materials(such as wood and stone)
Use of drought-tolerant plant materials and automatic irrigation with moisture sensors
Use of interlocking pavers.decomposed granite or other decorative hardscape materials for
walkways and driveways
2. R-3 Zoning District.
a. Single-Family and Two-Family Development on R-3 Lots. If an R-3 lot is improved with
two (2) or fewer dwelling units, such residential development shall comply with all R-2
Residential District Development Standards and R-2 District Specific Requirements
outlined in Table 17.12.030.1 and Section 17.12.030.B.1, with the exception of the
density requirement. One-family and two-family development on an R-3 lot shall
comply with the density requirement of the R-3 zone.
b. Maximum Heights. No building or structure shall exceed a height of thirty-five (35) feet
or three (3) stories. Building or structure height means the vertical distance from grade,
as defined in this section, to the highest point of the parapet or coping of a flat roof, or
to a deck line of a mansard roof, or to the highest ridge of a pitched or hip roof. The
first floor "finished floor" elevations at building entry points shall be a maximum of two
(2) feet above the finished grade adjacent to the entry point.
c. Landscaping. All usable open space (i.e.. pedestrian walkways, separations between
buildings, yard areas, and common recreation areas) shall be landscaped and
provided with permanent, moisture sensing devices and automatic underground
irrigations systems, developed in accordance with an approved landscape plan and
maintenance plan. Landscape design shall be subject to the following:
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS,ALLOWABLE LAND USES 18
AND ZONE SPECIFIC STANDARDS
1) A landscape and irrigation plan, prepared by a professional landscape architect, shall
be submitted to the Community Development Department along with the application
for a site plan and design review.
2) Except as provided in RMC Chapter 13.08, Water Efficient Landscapes, all
plants and shrubs shall be living evergreen vines, shrubs, or ground cover,
mowable grass, or a combination thereof. All trees shall be living, a minimum of
50% which shall be an evergreen type. The following minimum sizes shall
apply:
• Trees, fifteen (15) gallons;
• Shrubs, five (5) gallons; and
• Ground cover and vines from pots or rooted cuttings from flats spaced
twelve (12) inches on center.
3) All landscape designs must incorporate energy and water conservation
measures.
4) The developer and subsequent owners shall be responsible for maintaining the
landscaping as shown on the approved plan. Maintenance shall include regular
irrigation, weeding, fertilizing, and pruning of dead materials.
5) Landscaping shall not be permitted to limit or restrict the line of sight on any
public right-of-way.
d. Driveway Requirements. Minimum driveway design standards shall be as follows:
1) Two-way drives shall be twenty-six (26) feet in unobstructed width and thirteen (13)
feet six (6) inches in unobstructed vertical clearance. The vertical clearance shall not
be applicable to subterranean parking.
2) Building projections such as balconies may project no more than three (3) feet
into the driveway width for a minimum horizontal clearance of twenty (20) feet.
3) All driveways shall comply with County of Los Angeles Fire Department Access
Standards.
4) All points of vehicular access to public rights-of-way shall be subject to approval
by the City's Public Works Department.
e: Usable Open Space. A minimum of two hundred (200) square feet of usable open
space shall be provided for each dwelling unit. "Usable open space" means space
designed for outdoor living, recreation, or landscaping, and may be located on the
ground, or on an unenclosed balcony, deck or porch, including patios and deck areas of
swimming pools. No areas utilized for vehicular driveways, parking, covered pedestrian
access between structures or dwelling units shall constitute usable open space.
f. Floor Area Requirements. Each apartment or dwelling unit shall have a minimum
floor area, excluding garages, as follows:
Table 17.12.030.3
R-3 Floor Area Requirements
Unit Type Minimum Floor Area
Studio Unit 600 square feet
One Bedroom Unit 650 square feet
Two Bedroom Unit 800 square feet
For Each Additional Bedroom An additional 200 square feet
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 19
AND ZONE SPECIFIC STANDARDS
1) Storage and Utility Space. A single area having a minimum of two hundred
forty (240) cubic feet of private and secure storage space shall be provided for
each dwelling unit, exclusive of closets within the living space of the dwelling unit.
Such storage may be located within the garage, provided it does not interfere
with automobile parking.
2) Maintenance Utility Space. Adequate storage space shall be provided in a main or
accessory building for storage of maintenance equipment in projects with common
recreational and landscape areas. Laundry facilities shall also be provided in a main
or accessory building available and accessible to residents of all dwelling units not
equipped with laundry space.
3) Trash Collection Facilities. Adequate refuse and solid waste collection containers
shall be provided and be conveniently located near the dwelling units they serve.
The refuse area location(s) shall provide for large refuse collection vehicle circulation
and access from a public street or alley. See Chapter 17.32 (Accessory Structures)
for development standards.
4) Building Length Limitations. The length of any building or wing of a building shall
not exceed one hundred twenty (120) feet. Length means the distance between
the opposing extremities of the building measured in a straight line.
5) Distances to Swimming Pools. There shall be a minimum distance of fifteen
(15) feet measured horizontally between any swimming pool and the nearest
point of any balcony, porch, second story patio, sun deck, or other architectural
feature of a building or structure with windows, doors, or other openings of
sufficient size to permit the passage of a person.
6) Discretionary Site Plan and Design Approval. Before issuance of a building
permit for development of an apartment or multi-family dwelling in the R-3 zone, the
developer shall submit for a site plan and design review application in conformance
with Article 5, Chapter 17.120 (Applications and Processing) and Chapter 17.136
(Site Plan and Design Review).
TITLE 17-ZONING ARTICLE 2-ZONING DISTRICTS, ALLOWABLE LAND USES 20
AND ZONE SPECIFIC STANDARDS
ARTICLE 4
SUPPLEMENTAL STANDARDS
Chapter 17.68 FENCES, WALLS, AND LANDSCAPE SCREENING
Sections:
17.68.010 Purpose and applicability.
17.68.020 Permit requirements.
17.68.030 Height limitations — residential development.
17.68.040 Height limitations — commercial, industrial, residential/commercial mixed-use
or commercial/industrial mixed-use development.
17.68.050 Retaining walls.
17.68.060 Fencing for residential or nonresidential sports facilities.
17.68.070 Determining height.
17.68.080 Prohibited fencing materials.
17.68.090 Fencing of hazardous areas.
17.68.100 Fences on lots that are vacant, under construction, or being demolished.
17.68.110 Requirement for construction of a six-foot high masonry wall.
17.68.010 Purpose and applicability.
The following standards are intended to ensure that all fences, walls, and hedges provide the
desired privacy, safety, and quality design. The standards are also intended to ensure that
fences, walls, and landscape screening do not create a public safety hazard or nuisance.
Fences, walls, hedges, shrubs or similar materials used for screening shall be consistent with
the following requirements.
17.68.020 Permit requirements.
A. Residential zones. A fence permit shall be required to install new or replacement fencing or
masonry walls in any residential zone. No permit shall he required for the planting of
landscape screening.
B. Nonresidential zones. An administrative site plan review shall be required to install new or
replacement fencing or masonry walls on nonresidential property. No permit shall be
required for the planting of landscape screening.
17.68.030 Height limitations - residential development.
A. Fences and Walls.
1. In the R-1, R-2, and R-3 zones no fence or wall located in a rear or side yard shall
exceed a height of six (6) feet.
2. In the R-1, R-2, and R-3 zones no fence or wall located in the required front yard shall
exceed a height of four (4) feet.
3. On a reversed corner lot, no fence or wall or located within five (5) feet of the street side
or within ten (10) feet of the rear line between the street and the established setback line
on the key lot to the rear, shall exceed a height of four (4) feet.
TITLE 17-ZONING ARTICLE 4-SUPPLEMENTAL STANDARDS 1
EXHIBIT "B"
4. Walls and fences shall be kept in good condition and properly maintained.
B. Landscape Screening.
1. Landscape screening in residential rear or side yards shall not be subject to a height
limit, except for landscape screening on reversed corner lots. On a reversed corner lot,
no hedge or other landscape screening material located within five (5) feet of the street
side or within ten (10) feet of the rear line between the street and the established
setback line on the key lot to the rear, shall exceed a height of four (4) feet.
2. Landscape screening located within the required front yard shall not exceed a height of
four (4) feet.
3. Landscape screening shall not encroach onto a curb or sidewalk or over a lot line.
17.68.040 Height limitation - commercial, industrial, residential/commercial mixed-use
or commercial/industrial mixed-use development.
A. A six (6) foot high solid masonry wall shall be constructed and maintained along any side or
rear lot line adjacent to residentially zoned or used property, school or park. The wall shall
be not less than three (3) feet but not more than four (4) feet in height where it is adjacent to
a required residential front yard setback.
B. Within the C-1, C-3, C-4, CBD, and CI-MU zones, walls located within ten (10) feet of any
public right-of-way shall not exceed a height of three (3) feet.
C. Within the M-1 zone, a solid wall not less than six (6) feet in height and no more than eight
(8) feet in height shall be erected along the property line separating the M-1 zone from any
residential zone or use, school, park or commercial zone. However, the wall shall not be
more than four (4) feet in height where it adjoins a front yard setback of any residential or
commercial property.
D. Any outdoor area used for storage shall be completely enclosed by a solid, decorative
masonry wall and a solid gate not less than six (6) feet in height. The Community
Development Director may approve the substitution of a fence or decorative wall where such
fence or wall provides adequate visual clearance, is structurally adequate, and is equivalent
in decorative appearance. In no event shall the height of such storage exceed the height of
the wall or fence enclosing the storage area.
E. Walls shall have a decorative color and texture consistent with the architectural style and
materials of the commercial or industrial development. Architectural and other treatment of
the wall is required.
1. Where new walls are erected in locations visible from a public right-of-way, the use of full
dimension caps, pilasters, and changes in wall surfaces (staggering) shall be applied.
2. In locations where walls might invite vandalism or graffiti, landscaping should be
provided along the walls.
F. Walls and fences shall be kept in good condition and properly maintained.
TITLE 17-ZONING ARTICLE 4-SUPPLEMENTAL STANDARDS 2
G. Landscape screening shall not encroach onto a curb or sidewalk or over a lot line.
17.68.050 Retaining walls.
A. Where there is a necessary retaining wall for a lot that is above a sidewalk or at the top of a
curb grade, additional wall height up to three (3) feet may be allowed, subject to a Site Plan
and Design Review approval. The maximum height for a combination retaining wall and
fence shall be seven (7) feet.
B. The non-retaining portion of the fence or wall combination cannot exceed four (4) feet.
C. The retaining portion of the fence or wall combination cannot exceed four (4) feet.
D. Extensions above four (4) feet, as measured from the sidewalk, or top of the curb, shall be
constructed of wrought iron or other non-obscuring materials determined to be acceptable,
subject to the Site Plan and Design Review application.
17.68.060 Fencing for residential or nonresidential sports facilities.
To enclose tennis courts or similar sports areas located within the rear lot, fences over six (6)
feet in height shall be permitted, provided that any portion of the fence or structure which is
higher than six (6) feet shall be composed of wire mesh or other material whose vertical service
is not more than ten (10) percent solid, unless safety necessitates otherwise. Such additional
wire mesh or similar material shall be subject to site plan approval.
17.68.070 Determining height.
A. General.
The height of fences, walls, and hedges shall be measured as the vertical distance from the
ground elevation or finished grade of the property on which the fence or wall is erected to
the highest point of the fence or wall. To allow for variation in topography on a parcel, the
height of a fence or wall may vary intermittently up to six (6) inches.
B. Difference in grade height between two parcels.
Where there is a difference in the ground elevation or finished grade between two (2)
adjoining parcels of less than two (2) feet, the height of any fence or wall constructed along
the common property line shall be determined by using the finished grade of the highest
adjoining parcel. When there is a difference in ground level between two (2) adjoining
parcels of two (2) feet or more, the height of the fence shall be determined by the
Community Development Director. The Community Development Director shall consider the
physical and visual height impact on abutting parcels.
17.68.080 Prohibited fencing materials.
A. Residential zones.
The following fencing materials shall be prohibited in all residential zones: barbed or razor
wire, electrified wire, chicken wire and similar small-gauge wire or mess product, chain-link
fencing, or other materials hazardous to wildlife.
1. Exceptions. Chain-link fencing shall be a permitted fencing material for:
a. The screening of side yard areas that are not visible from the public right-of-way
and rear yard areas;
TITLE 17-ZONING ARTICLE 4-SUPPLEMENTAL STANDARDS 3
b. The screening of vacant land in accordance with Section 17.68.100; and
c. The temporary screening of lots under construction or being demolished in
accordance with Section 17.68.100.
2. All chain-link fences in existence at the time of the adoption of this Part shall be deemed
legal non-conforming as set forth in Chapter 17.72 and the properties on which they
have been placed shall be permitted to undertake maintenance, repair, and replacement
consistent with the requirements of that Chapter.
B. Commercial, industrial, residential/commercial mixed-use zones, commercial/industrial
mixed use. The following fencing materials are prohibited in all commercial, industrial,
residential/commercial, and commercial/industrial zones: barbed or razor wire, electrified
wire, chicken wire and similar small gauge wire or mesh product, plastic, and chain-link
fencing, or other materials hazardous to wildlife.
1. Exceptions. Chain-link fencing shall be a permitted fencing material for:
a. The screening of side yard areas that are not visible from the public right-of-way
and rear yard areas;
b. The screening of vacant land in accordance with Section 17.68.100;
c. The temporary screening of lots under construction or being demolished in
accordance with Section 17.68.100; and
d. To enclose an area where a solid wall or fence would create a physical hazard
(i.e. the containment of mechanical equipment under an electrical transmission
right-of-way). The use of chain-link fencing in this circumstance is subject to the
review and approval of the Community Development Director.
17.68.090 Fencing of hazardous areas.
A fence or wall six (6) feet or greater in height may be required along the perimeter of all areas
which, by reasons of conditions of the property or physical hazards, such as frequent flooding,
erosion, excavation, or grade separation, are considered by the Community Development
Director to be dangerous to the public health and safety.
17.68.100 Fences on lots that are vacant, under construction, or being demolished.
A. For the purposes of this subsection, "vacant property" means property which has no
structures or buildings or property that has buildings or structures which are unoccupied.
"Under construction" and "demolish" shall be defined pursuant to the Los Angeles County
Building Code as adopted by the City. "Unoccupied" means any building or structure which
is not secured, locked or closed, or is not constantly being used for its intended purpose, or
is accessible to juveniles, transients or loitering, or is by virtue of its unattended status a
potential health, fire or safety hazard.
B. All property that is vacant, under construction, or being demolished shall be totally enclosed
around the perimeter by a fence that is a minimum of six (6) feet in height as measured from
adjacent property, subject to the approval of the Community Development Director or other
designated officials.
TITLE 17-ZONING ARTICLE 4-SUPPLEMENTAL STANDARDS 4
C. The required fence shall be adequately constructed from chain link, lumber, masonry or
other approved materials. The fence shall be entirely self-supporting and shall not encroach
or utilize structures or fencing on any adjacent property without prior written approval of the
adjacent property owner.
D. The fence shall be installed prior to the initiation of any construction or demolition and shall
be continuously maintained in good condition.
E. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted on the fence.
F. The provisions of this section shall not apply to a fence or wall as required by any law or
regulation of the state of California or any agency thereof.
17.68.110 Requirement for construction of a six-foot high masonry wall.
The City Council finds that there are areas within the City where commercial zones abut
residential zones and the construction of a block wall is necessary to protect such residential
areas.
Any owner, lessee, occupant or agent constructing or causing the construction of any building,
building addition, accessory building, or repairs estimated by the Building Department to have a
value of ten thousand dollars ($10,000.00) or more upon any commercially used and zoned lot
adjacent to property zoned and used for residential purposes shall construct a six-foot high
masonry wall along the property line where the commercially zoned lot has a common or rear lot
line with a residentially zoned property.
Any person desiring to obtain a modification from the provisions of this section may file with the
Planning Commission a written application, citing the reasons for such request. The Planning
Commission shall give the applicant for such modification an opportunity to be heard if he or she
so desires, and thereafter may grant or deny the application for the modification, or may grant
the same upon such conditions as the Planning Commission deems necessary for the
preservation of the safety, health or property of the general public.
Any interested person may appeal the decision of the Planning Commission to the City Council
by filing an appeal pursuant to Chapter 17.160 (Appeals and Requests for Review) of this code.
TITLE 17-ZONING ARTICLE 4-SUPPLEMENTAL STANDARDS 5
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