City of Hanford Municipal Code Title 17 - Zoning Ordinance
51 E. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood. Also, see Chapter 10.76 of the Hanford Municipal Code.
F. No recreational vehicle or trailer shall be used as a residence.
G. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this code.
H. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage or carport, if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and the front or street side building setback areas.
I. Garages and carports are to be primarily used for the parking of four -wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four-wheeled vehicle is prohibited J. Except for driveways allowed in the front building setback area, all additional parking for residential uses shall be to the rear or side of the dwelling. No parking shall occur in the front or street side building setback areas.
17.10.150 Usable open space.
Each lot shall provide for a usable open space area of a minimum 400 square feet that is a minimum fifteen (15) feet wide.
17.10.160 Landscaping.
A. Landscaping shall be provided for each use as prescribed in in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas , all yard areas and setback areas visible from the street(s) shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred percent (100%) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
C. Required landscaping is to be installed within six (6) months after occupancy of the residence, apartment or office and continually maintained pursuant to Chapter 17.52.
D. Landscaped areas are not to be used or converted to parking areas or any other use which results in the damage or removal of the landscaping. However, the widening of an existing paved driveway perpendicular to the street is permitted if the total width of the existing paving and the new paving does not exceed forty percent (40%) of the lot frontage along the street.
E. In order to provide a tree lined street in the residential zone districts, the following requirements shall be provided in the required parkway:
1. Two (2) street trees, a minimum fifteen (15) gallon size, shall be planted on all lots 6,000 square feet or greater. One of the two (2) front yard trees must be planted twelve (12) feet (no greater or no less) from the face of the front lot line street curb.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
52 2. One (1) street tree, or two (2) street tree s on corner lots, a minimum fifteen (15) gallon size, shall be planted on all lots less than 6,000 square feet. The tree shall be planted in the parkway.
If there is no parkway the tree shall be planted four (4) feet behind the sidewalk, or if there is no sidewalk then four (4) feet behind the street curb.
3. There shall be two (2) additional street trees, a minimum fifteen (15) gallon size , planted on all corner lots in the parkway adjacent to the street side lot line.
F. Front yard landscaping. If front yard landscaping is provided by the builder, a prototype landscape plan is required when a building permit is requested to show that the trees will be planted as stated above. The front yard landscaping is to be installed w ithin thirty (30) days from final building inspection approval. If front yard landscaping is not provided by the builder a fee of fifty dollars ($50.00) for each required tree shall be collected when a building permit is requested. When the house is occupied, the builder, within thirty (30) days, is required to plant one fifteen (15) gallon tree at the twelve (12) foot setback line from the street curb. If the homeowner plants the remaining three (3) trees as described above within one year of occupancy, the homeowner will be reimbursed the fifty dollars ($50.00) per tree up to three (3) trees. The builder will be reimbursed the fifty dollars ($50.00) for the required tree at the twelve (12) foot line.
17.10.170 Screening, fences, and walls.
Fences and walls shall be provided on the site for each use in accor dance with Section 17.50.110 and 17.50.120.
17.10.180 Signs.
Signs placed in the R -L zones shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.10.190 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
53 Chapter 17.12
MEDIUM DENSITY RESIDENTIAL ZONE
Sections:
17.12.010 Application.
17.12.020 Permitted uses.
17.12.030 Lot area.
17.12.040 Lot dimensions.
17.12.050 Site area per dwelling unit.
17.12.060 Coverage.
17.12.070 Building setback areas.
17.12.080 Distance between structures.
17.12.090 Height of structures.
17.12.100 Lot area less than 5,000 square feet.
17.12.110 Driveways.
17.12.120 Accessory structures.
17.12.130 Other setback standards.
17.12.140 Off-street parking.
17.12.150 Usable open space.
17.12.160 Landscaping.
17.12.170 Screening, fences, and walls.
17.12.180 Signs.
17.12.190 General provisions and standards.
17.12.010 Application.
This chapter shall apply to all land within the Medium Density Residential (R-M) zone.
17.12.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.020.
17.12.030 Lot area.
A. The minimum lot area shall be five thousand ( 5,000) square feet, except as prescribed in Section 17.12.100.
B. Existing lots of less than five thousand (5,000) square feet may be developed in accordance with the specifications of this section.
17.12.040 Lot dimensions.
A. The minimum lot frontage shall be forty (40) feet.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
54 B. The average lot width shall be fifty ( 50) feet for interior lots and sixty ( 60) feet for corner lots, except as prescribed in Section 17.12.100.
C. The minimum lot depth shall be ninety (90) feet, except as prescribed in Section 17.12.100.
D. Lots developed adjacent to an arterial or collector street are to be designed as walled or fenced back-on or side -on lots with a minimum five (5) and maximum ten (10) foot wide landscape easement continuous and adjacent to the street right-of-way line. The minimum lot dimensions are to be exclusive of the landscape easement area. The wall or fence shall be located in the landscape easement area adjacent to the easement line.
17.12.050 Site area per dwelling unit.
The minimum site area per dwelling unit shall be three thousand (3,000) square feet.
17.12.060 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off -street parking requirements.
17.12.70 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet from the front lot line for livable building space and twenty (20) feet for garages, carports, and other non-livable building space.
C. The rear building setback shall be fifteen (15) feet from the rear lot line, except where there is a landscape easement with a wall or fence on the rear of the lot then the rear building setback shall be twenty (20) feet.
D. The rear building setback area shall be increased by ten (10) feet for buildings over one story high.
E. The side building setback area shall be five (5) feet from an interior side lot line and ten (10) feet from a street side property line.
F. Where there is a landscape easement with a wall or fence on the street side of the lot the side yard setback area shall be measured from the easement area instead of the side lot line.
G. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.12.080 Distances between structures.
The minimum distance between structures shall be ten (10) feet, except as provided by the building code.
17.12.090 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
55 17.12.100 Lot area less than 5,000 square feet.
A. Notwithstanding Section 17.12.030, lots may have a lot area of between 3,600 and 4,999 square feet if all of the following standards are met:
1. Each lot shall have only one dwelling unit. Second dwelling units are not permitted.
2. Not more than one hundred fifty (150) lots less than five thousand (5,000) square feet may be approved per tentative subdivision map.
3. Streets shall be constructed to public street standards.
4. All structures shall be constructed on site.
5. Each subdivision with small lots shall have at least three (3) different small lot floor plans with two (2) available elevation designs for each floor plan.
6. The primary frontage of the main structure shall face a public street, primary entryway, circulation walkway, or open space with sidewalks that provide delineated paths of travel.
7. The primary frontage of the main structure shall include the primary entrance and at least one window.
8. Required covered parking spaces shall be in garages. Carports are prohibited.
9. The width of the garage shall not be greater than fifty percent (50%) of the width of the structure.
10. Main structures shall include a covered front porch at least four (4) feet deep or an uncovered front courtyard at least five (5) feet wide and five (5) feet deep that is surrounded on four sides by the main structure or a wall or fence between three (3) and four (4) feet high.
11. In order to create a diverse residential streetscape, there shall be a minimum two-(2) foot- stagger between adjacent lots.
12. The Building Official shall not approve a building permit for a new residence on a lot with a lot area less than 5,000 square feet until the Community Development Director has determined that the standards identified in this section are met.
B. Lots with less than 5,000 square feet shall have the following minimum dimensions and building setback areas:
1. The minimum lot depth shall be seventy (70) feet.
2. The minimum lot width shall be forty (40) feet for interior lots and forty -five (45) feet for corner lots.
3. The minimum front building setback area shall be twelve (12) feet for livable space and eighteen (18) feet for garages.
4. The minimum rear yard building setback area shall be ten (10) feet for the first story and fifteen (15) feet for upper stories.
5. The minimum interior side yard building setback area shall be five (5) feet.
6. The minimum corner side yard building setback area shall be ten (10) feet.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
56 7. The maximum building height shall be thirty-five (35) feet.
8. Lots shall provide for a usable open space area of a minimum three hundred (300) square feet.
The open space shall be a minimum fifteen (15) feet wide.
C. Lots having a lot area of less than 3,600 square feet, or lots that do not meet the standards in this section may be approved through the planned unit development process per Chapter 17.82.
17.12.110 Driveways.
A. The width of a driveway and any paved area shall not cumulatively exceed forty percent (40%) of the width of the lot’s street frontage on which the driveway and any paved area faces. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways the paved area of these driveways shall not exceed fifty percent (5 0%) of the front building setback area.
B. On corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line.
C. On key lots the driveway shall be located on the side of the lot which is not adjacent to the rear lot line of the adjacent reverse corner lot.
17.12.120 Accessory structures.
Accessory structures may be located within a required rear or side building setback area subject to all of the following:
A. The floor area shall be a maximum one hundred twenty (120) square feet.
B. The walls shall be at least three (3) feet from rear and side lot lines.
C. The roof eaves shall be at least two (2) feet from rear and side lot lines.
D. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.
E. The plate line height shall be a maximum seven (7) feet high.
F. The roof pitch shall be a maximum 4:12.
G. The roof ridge peak height shall be a maximum of ten (10) feet.
17.12.130 Other setback standards.
A. Mechanical equipment shall be located a minimum of five (5) feet from a side lot line that adjoins a neighboring side lot line.
B. Garages or carports opening onto an alley shall be set back twenty-five (25) feet from the far side of the alley, provided that the structure, including roof overhang, shall not extend into the alley right-of-way.
C. Above or below ground swimming pools shall be set back five (5) feet from all lot lines where the lot has a landscape easement with a block wall on the rear or side, the setback shall be taken from the inside of the wall to the water’s edge.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
57 D. Decks, balconies, and other types of platforms with a floor height over two (2) feet high shall be set back five (5) feet from the rear and interior side lot lines and ten (10) feet from the street side lot line.
E. Garages and carports opening on the street side lot line of a corner lot shall be set back twenty (20) feet from the street side lot line.
17.12.140 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Single-family dwellings shall provide a minimum of one covered and one uncovered parking space. Other uses shall provide parking as prescribed in Chapter 17.54.
C. Required parking spaces may not be provided within any front, side, or rear building setback area, except for uncovered driveways. For multi-family development projects providing 10 units or more, required parking spaces, covered and uncovered, may be located a minimum of five (5) feet from any rear or side property line and 10 feet from a street -side property line.
D. The minimum parking space dimensions shall be nine (9) feet wide by eighteen and one-half (18.5) feet long.
E. No recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport except if a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.
F. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood. Also, see Chapter 10.76 of the Hanford Municipal Code.
G. No recreational vehicle or trailer shall be used as a residence.
H. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this code.
I. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage or carport, if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and the front or street side building setback areas.
J. Garages and carports are to be primarily used for the parking of four -wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four-wheeled vehicle is prohibited.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
58 K. Except for driveways allowed in the front building setback area, all additional parking for residential uses shall be to the rear or side of the dwelling. No parking shall occur in the front or street side building setback areas.
17.12.150 Usable open space.
A. Lots with four (4) or less dwelling units shall provide for a usable open space area of a minimum three hundred (300) square feet per dwelling unit. The open space shall be a minimum fifteen (15) feet wide.
B. Lots with five (5) or more dwelling units shall provide for a usable open space area equal to five percent (5%) of the lot area. Where multiple lots that together make up a single development site, the required open space may be combined into common open space areas that are accessible to all residents of the site.
17.12.160 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas , all yard areas and setback areas visible from the street(s) shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred percent (100%) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
C. Required landscaping is to be installed within six (6) months after occupancy of the residence, apartment or office and continually maintained pursuant to Chapter 17.52.
D. Landscaped areas are not to be used or converted to parking areas or any other use which results in the damage or removal of the landscaping. However, the widening of an existing paved driveway perpendicular to the street is permitted if the total width of the existing paving and the new paving does not exceed forty percent (40%) of the lot frontage along the street.
E. In order to provide a tree lined street in the residential zone districts, the following requirements shall be provided in the required parkway:
1. Two (2) street trees, a minimum fifteen (15) gallon size, shall be planted on all lots 6,000 square feet or greater. One of the two (2) front yard trees must be planted twelve (12) feet (no greater or no less) from the face of the front lot line street curb.
2. One (1) street tree, a minimum fifteen (15) gallon size, shall be planted on all lots less than six thousand (6,000) square feet. The tree shall be planted in the parkway. If there is no parkway the tree shall be planted four (4) feet behind the sidewalk, or if there is no sidewalk then four (4) feet behind the street curb.
3. There shall be two (2) additional street trees, a minimum fifteen (15) gallon size , planted on all corner lots in the parkway adjacent to the street side lot line.
F. Front yard landscaping. If front yard landscaping is provided by the builder, a prototype landscape plan is required when a building permit is requested to show that the trees will be planted as stated above. The front yard landscaping is to be installe d within thirty (30) days from final building inspection approval. If front yard landscaping is not provided by the builder a fee of fifty dollars ($50.00) for each required tree shall be collected when a building permit is requested. When
City of Hanford Municipal Code Title 17 - Zoning Ordinance
59 the house is occupied, the builder, within thirty (30) days, is required to plant one fifteen (15) gallon tree at the twelve (12) foot setback line from the street curb. If the homeowner plants the remaining three (3) trees as described above within one ye ar of occupancy, the homeowner will be reimbursed the fifty dollars ($50.00) per tree up to three (3) trees. The builder will be reimbursed the fifty dollars ($50.00) for the required tree at the twelve (12) foot line.
G. On corner lots where the house and garage both front toward the front of the lot the area between the fence and back of sidewalk along the street side lot line shall be landscaped with two (2) of the four (4) required street trees and with live ornament al bushes and shrubs with an automatic irrigation system at the time of house construction.
17.12.170 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accor dance with Section
17.50.110 and 17.50.120.
17.12.180 Signs.
Signs placed in the R -M zones shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.12.190 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
60 Chapter 17.14
HIGH DENSITY RESIDENTIAL ZONE
Sections:
17.14.010 Application.
17.14.020 Permitted uses.
17.14.030 Lot area.
17.14.040 Lot dimensions.
17.14.050 Site area per dwelling unit.
17.14.060 Coverage.
17.14.070 Building setback areas.
17.14.080 Distance between structures.
17.14.090 Height of structures.
17.14.100 Driveways.
17.14.110 Accessory structures.
17.14.120 Other setback standards.
17.14.130 Off-street parking.
17.14.140 Usable open space.
17.14.150 Landscaping.
17.14.160 Screening, fences, and walls.
17.14.170 Signs.
17.14.180 General provisions and standards.
17.14.010 Application.
This chapter shall apply to all land within the High Density Residential (R-H) zone.
17.14.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.020.
17.14.030 Lot area.
A. The minimum lot area shall be five thousand (5,000) square feet.
B. Existing lots of less than five thousand (5,000) square feet may be developed in accordance with the specifications of this section.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
61 17.14.040 Lot dimensions.
A. The minimum lot frontage shall be forty (40) feet.
B. The minimum lot width shall be fifty ( 50) feet for interior lots and sixty (60) feet for corner lots.
C. The minimum lot depth shall be ninety (90) feet.
D. Lots developed adjacent to an arterial or collector street are to be designed as walled or fenced back-on or side -on lots with a minimum five (5) and maximum ten (10) foot wide landscape easement continuous and adjacent to the street right-of-way line. The minimum lot dimensions are to be exclusive of the landscape easement area. The wall or fence shall be located in the landscape easement area adjacent to the easement line.
17.14.050 Site area per dwelling unit.
The minimum site area per dwelling unit shall be fifteen hundred (1,500) square feet.
17.14.060 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off -street parking requirements.
17.14.70 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet from the front lot line for livable building space and twenty (20) feet for garages, carports, and other non-livable building space.
C. The rear building setback shall be fifteen (15) feet from the rear lot line, except where there is a landscape easement with a wall or fence on the rear of the lot then the rear building setback shall be twenty (20) feet.
D. The rear building setback area shall be increased by ten (10) feet for buildings over one story high.
E. The side building setback area shall be five (5) feet from an interior side lot line and ten (10) feet from a street side property line.
F. Where there is a landscape easement with a wall or fence on the street side of the lot the side yard setback area shall be measured from the easement area instead of the side lot line.
G. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.14.080 Distances between structures.
The minimum distance between structures shall be ten (10) feet, except as provided by the building code.
17.14.090 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
62 B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.14.100 Driveways.
A. The width of a driveway and any paved area shall not cumulatively exceed forty (40) percent of the width of the lot’s street frontage on which the driveway and any paved area faces. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways the paved area of these driveways shall not exceed fifty (50) percent of the front building setback area.
B. On corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line.
C. On key lots the driveway shall be located on the side of the lot which is not adjacent to the rear lot line of the adjacent reverse corner lot.
17.14.110 Accessory structures.
Accessory structures may be located within a required rear or side building setback area subject to all of the following:
A. The floor area shall be a maximum one hundred twenty (120) square feet.
B. The walls shall be at least three (3) feet from rear and side lot lines.
C. The roof eaves shall be at least two (2) feet from rear and side lot lines.
D. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.
E. The plate line height shall be a maximum seven (7) feet high.
F. The roof pitch shall be a maximum 4:12.
G. The roof ridge peak height shall be a maximum of ten (10) feet.
17.14.120 Other setback standards.
A. Mechanical equipment shall be located a minimum of five (5) feet from a side lot line that adjoins a neighboring side lot line.
B. Garages or carports opening onto an alley shall be set back twenty-five (25) feet from the far side of the alley, provided that the structure, including roof overhang, shall not extend into the alley right-of-way.
C. Above or below ground swimming pools shall be set back five (5) feet from all lot lines where the lot has a landscape easement with a block wall on the rear or side, the setback shall be taken from the inside of the wall to the water’s edge.
D. Decks, balconies, and other types of platforms with a floor height over two (2) feet high shall be set back five (5) feet from the rear and interior side lot lines and ten (10) feet from the street side lot line.
E. Garages and carports opening on the street side lot line of a corner lot shall be set back twenty (20) feet from the street side lot line.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
63 17.14.130 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Uses shall provide parking as prescribed in Chapter 17.54.
C. Required parking spaces may not be provided within any front, side, or rear building setback area, except for uncovered driveways. For multi-family development projects providing 10 units or more, required parking spaces, covered and uncovered, may be located a minimum of five (5) feet from any rear or side property line and 10 feet from a street -side property line.
D. The minimum parking space dimensions shall be nine (9) feet wide by eighteen and one-half (18.5) feet long.
E. No recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport except if a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.
F. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood. Also, see Chapter 10.76 of the Hanford Municipal Code.
G. No recreational vehicle or trailer shall be used as a residence.
H. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this code.
I. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage or carport, if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and the front or street side building setback areas.
J. Garages and carports are to be primarily used for the parking of four -wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four-wheeled vehicle is prohibited K. Except for driveways allowed in the front building setback area, all additional parking for residential uses shall be to the rear or side of the dwelling. No parking shall occur in the front or street side building setback areas.
17.14.140 Usable open space.
A. Lots with four (4) or less dwelling units shall provide for a usable open space area of a minimum three hundred (300) square feet per dwelling unit. The open space shall be a minimum fifteen (15) feet wide.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
64 B. Lots with five (5) or more dwelling units shall provide for a usable open space area equal to five percent (5%) of the lot area. Where multiple lots that together make up a single development site, the required open space may be combined into common open space areas that are accessible to all residents of the site.
17.14.150 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas , all yard areas and setback areas visible from the street(s) shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred percent (100%) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
C. Required landscaping is to be installed within six (6) months after occupancy of the residence, apartment or office and continually maintained pursuant to Chapter 17.52.
D. Landscaped areas are not to be used or converted to parking areas or any other use which results in the damage or removal of the landscaping. However, the widening of an existing paved driveway perpendicular to the street is permitted if the total width of the existing paving and the new paving does not exceed forty percent (40%) of the lot frontage along the street.
E. In order to provide a tree lined street in the residential zone districts, the following requirements shall be provided in the required parkway:
1. Two (2) street trees, a minimum fifteen (15) gallon size, shall be planted on all lots six thousand (6,000) square feet or greater. One of the two (2) front yard trees must be planted twelve (12) feet (no greater or no less) from the face of the front lot line street curb.
2. One (1) street trees, a minimum fifteen (15) gallon size, shall be planted on all lots less than six thousand (6,000) square feet. The tree shall be planted in the parkway. If there is no parkway the tree shall be planted four (4) feet behind the sidewalk, or if there is no sidewalk then four (4) feet behind the street curb.
3. There shall be two (2) additional street trees, a minimum fifteen (15) gallon size , planted on all corner lots in the parkway adjacent to the street side lot line.
F. Front yard landscaping. If front yard landscaping is provided by the builder, a prototype landscape plan is required when a building permit is requested to show that the trees will be planted as stated above. The front yard landscaping is to be installe d within thirty (30) days from final building inspection approval. If front yard landscaping is not provided by the builder a fee of fifty dollars ($50.00) for each required tree shall be collected when a building permit is requested. When the house is occupied, the builder, within thirty (30) days, is required to plant one fifteen (15) gallon tree at the twelve (12) foot setback line from the street curb. If the homeowner plants the remaining three (3) trees as described above within one year of occupancy, the homeowner will be reimbursed the fifty dollars ($50.00) per tree up to three (3) trees. The builder will be reimbursed the fifty dollars ($50.00) for the required tree at the twelve (12) foot line.
G. On corner lots where the house and garage both front toward the front of the lot the area between the fence and back of sidewalk along the street side lot line shall be landscaped with two
City of Hanford Municipal Code Title 17 - Zoning Ordinance
65 (2) of the four (4) required street trees and with live ornamental bushes and shrubs with an automatic irrigation system at the time of house construction.
17.14.160 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110 and 17.50.120.
17.14.170 Signs.
Signs placed in the R -H zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.14.180 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
66 Chapter 17.16
NEIGHBORHOOD COMMERCIAL ZONE
Sections:
17.16.010 Application.
17.16.020 Permitted uses.
17.16.030 Site area.
17.16.040 Lot dimensions.
17.16.050 Coverage.
17.16.060 Building setback areas.
17.16.070 Distance between structures.
17.16.080 Height of structures.
17.16.090 Driveways.
17.16.100 Off-street parking.
17.16.110 Usable open space.
17.16.120 Landscaping.
17.16.130 Screening, fences, and walls.
17.16.140 Signs.
17.16.150 General provisions and standards.
17.16.010 Application.
This chapter shall apply to all land within the Neighborhood Commercial (C-N) zone.
17.16.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.16.030 Site area.
A. The minimum site area shall be three (3) acres. The site may be divided into multiple separate lots if a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
B. Existing sites of less than three (3) acres may be developed in accordance with the specifications of this section.
17.16.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
67 17.16.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
17.16.60 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.16.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.16.080 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.16.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
17.16.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.16.110 Usable open space.
New developments shall provide a common outdoor, shaded sitting area for use by customers ,.
The size of this area shall be a minimum two hundred fifty (250) square feet per acre of site area.
17.16.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
68 B. Landscaping shall be provided and permanently maintained in the required setback area not less than fifteen (15) feet from a lot line adjoining a street.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.16.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Chapter
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within an any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height, except as may be modified under site plan review. Such storage shall not be visible above the fence or wall.
17.16.140 Signs.
Signs placed in the C -N zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.16.150 General provisions and standards.
A. All businesses, services, and processes shall be conducted entirely within a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
C. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
69 Chapter 17.18
REGIONAL COMMERCIAL ZONE
Sections:
17.18.010 Application.
17.18.020 Permitted uses.
17.18.030 Site area.
17.18.040 Lot dimensions.
17.18.050 Coverage.
17.18.060 Building setback areas.
17.18.070 Distance between structures.
17.18.080 Height of structures.
17.18.090 Driveways.
17.18.100 Off-street parking.
17.18.110 Usable open space.
17.18.120 Landscaping.
17.18.130 Screening, fences, and walls.
17.18.140 Signs.
17.18.150 General provisions and standards.
17.18.010 Application.
This chapter shall apply to all land within the Regional Commercial (C-R) zone.
17.18.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.18.030 Site area.
A. The minimum site area shall be ten (10) acres. The site may be divided into multiple separate lots if a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
B. Existing sites of less than ten (10) acres may be developed in accordance with the specifications of this section.
17.18.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
70 17.18.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
17.18.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.18.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.18.080 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.18.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
17.18.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.18.110 Usable open space.
New developments shall provide a common outdoor, shaded sitting area for use by customers ,..
The size of this area shall be a minimum two hundred fifty (250) square feet per acre of site area.
17.18.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
71 B. Landscaping shall be provided and permanently maintained in the required setback area not less than fifteen (15) feet from a lot line adjoining a street.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.18.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within an any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height, except as may be modified under site plan review. Such storage shall not be visible above the fence or wall.
17.18.140 Signs.
Signs placed in the C -R zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.18.150 General provisions and standards.
A. All businesses, services, and processes shall be conducted entirely within a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. The first phase of development of a new site shall include a structure of at least twenty thousand (20,000) square feet occupied by a single business.
C. New pad lots along the street frontages of Lacey Boulevard and 12 th Avenue shall not be created and developed prior to lots without street frontage within the same site.
D. Existing pad lots may be designed and developed with parking lots and building orientation that will eventually merge with larger adjacent developments as if developed as a pad lot of a larger site development.
E. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
F. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
72 Chapter 17.20
SERVICE COMMERCIAL ZONE
Sections:
17.20.010 Application.
17.20.020 Permitted uses.
17.20.030 Site area.
17.20.040 Lot dimensions.
17.20.050 Coverage.
17.20.060 Building setback areas.
17.20.070 Distance between structures.
17.20.080 Height of structures.
17.20.090 Driveways.
17.20.100 Off-street parking.
17.20.110 Usable open space.
17.20.120 Landscaping.
17.20.130 Screening, fences, and walls.
17.20.140 Signs.
17.20.150 General provisions and standards.
17.20.010 Application.
This chapter shall apply to all land within the Service Commercial (C-S) zone.
17.20.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.20.030 Site area.
The minimum site area shall be five thousand (5,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80.
17.20.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
17.20.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
17.20.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
73 A. No structure shall be placed within a building setback area.
B. The front building setback area shall be a minimum of fifteen (15) feet, except that in C -S zones bounded by State Route 198, 10 th Avenue, 11 th Avenue, and Sixth Street there is no minimum front building setback area requirement.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except that where the side lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.20.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.20.080 Height of structures.
A. The maximum structure height shall be fifty (50) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.20.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Sites with alleys should utilize alley access to minimize driveways on streets to the greatest extent possible.
17.20.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Parking areas shall not be closer than five (5) feet to any front or street side lot line. The area between the lot line and parking area shall be landscaped.
C. New parking areas should be located behind or to the side of buildings, not between buildings and the street.
17.20.110 Usable open space.
There is no minimum requirement for usable open space.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
74 17.20.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in the required setback area not less than fifteen (15) feet from a lot line adjoining a street, except where the setback area is covered by structures, parking, or driveways.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.20.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height, except as may be modified under site plan review. Such storage shall not be visible above the fence or wall.
17.20.140 Signs.
Signs placed in the C -S zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.20.150 General provisions and standards.
A. No business, service, or process that is not a part of the main use of the site shall be conducted outside a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
C. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
75 Chapter 17.22
HIGHWAY COMMERCIAL ZONE
Sections:
17.22.010 Application.
17.22.020 Permitted uses.
17.22.030 Site area.
17.22.040 Lot dimensions.
17.22.050 Coverage.
17.22.060 Building setback areas.
17.22.070 Distance between structures.
17.22.080 Height of structures.
17.22.090 Driveways.
17.22.100 Off-street parking.
17.22.110 Usable open space.
17.22.120 Landscaping.
17.22.130 Screening, fences, and walls.
17.22.140 Signs.
17.22.150 General provisions and standards.
17.22.010 Application.
This chapter shall apply to all land within the Highway Commercial (C-H) zone.
17.22.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.22.030 Site area.
The minimum site area shall be five thousand (5,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80.
17.22.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
17.22.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
76 17.22.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be a minimum of fifteen (15) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except that where the side lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.22.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.22.080 Height of structures.
A. The maximum structure height shall be fifty (50) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.22.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Sites with alleys should utilize alley access to minimize driveways on streets to the greatest extent possible.
17.22.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Parking areas shall not be closer than five (5) feet to any front or street side lot line. The area between the lot line and parking area shall be landscaped.
C. New parking areas should be located behind or to the side of buildings, not between buildings and the street.
17.22.110 Usable open space.
There is no minimum requirement for usable open space.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
77 17.22.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in the required setback area not less than fifteen (15) feet from a lot line adjoining a street, except where the setback area is covered by structures, parking, or driveways.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.22.130 Screening, fences, and walls.
A. Fences and walls shall be p rovided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height, except as may be modified under site plan review . Such storage shall not be visible above the fence or wall.
17.22.140 Signs.
Signs placed in the C -H zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.22.150 General provisions and standards.
A. All businesses, services, and processes shall be conducted entirely within a completely enclosed permanently fixed structure, except where specifically permitted by this title.
C. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
C. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
78 Chapter 17.24
NEIGHBORHOOD MIXED USE ZONE
Sections:
17.24.010 Application.
17.24.020 Permitted uses.
17.24.030 Site area.
17.24.040 Lot dimensions.
17.24.050 Coverage.
17.24.060 Building setback areas.
17.24.070 Distance between structures.
17.24.080 Height of structures.
17.24.090 Driveways.
17.24.100 Off-street parking.
17.24.110 Usable open space.
17.24.120 Landscaping.
17.24.130 Screening, fences, and walls.
17.24.140 Signs.
17.24.150 General provisions and standards.
17.24.010 Application.
This chapter shall apply to all land within the Neighborhood Mixed Use (MX-N) zone.
17.24.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.24.030 Site area.
A. The minimum site area shall be five thousand (5,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80.
B. Between twenty-five percent (25%) and seventy-five percent (75%) of the contiguously zoned parcels in an MX-N zone shall be reserved for residential use.
17.24.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
79 17.24.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
17.24.60 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.24.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.24.080 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.24.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
17.24.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.24.110 Usable open space.
A. New commercial developments shall provide a common outdoor, shaded sitting area for use by customers.The size of this area shall be a minimum two hundred fifty (250) square feet per acre of site area.
B. Lots with four (4) or less dwelling units shall provide for a usable open space area of a minimum three hundred (300) square feet per dwelling unit. The open space shall be a minimum fifteen (15) feet wide.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
80 C. Lots with five (5) or more dwelling units shall provide for a usable open space area equal to five percent (5%) of the lot area. Where multiple lots that together make up a single development site, the required open space may be combined into common open space areas that are accessible to all residents of the site.
17.24.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in the required setback area not less than fifteen (15) feet from a lot line adjoining a street.
Landscaping shall be provided and permanently maintained in the required setback area. not less than ten (10) feet from a lot line adjoining a street.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.24.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height , except as may be modified under site plan review . Such storage shall not be visible above the fence or wall.
17.24.140 Signs.
Signs placed in the MX -N zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.24.150 General provisions and standards.
A. All businesses, services, and processes shall be conducted entirely within a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mixed Use Neighborhood zone districts shall be designed to provide and encourage walking within the commercial uses and between the commercial uses and the residential uses within the MX-N zone and other nearby residential uses. At a minimum , this shall be accomplished with a minimum ten (10) foot wide pedestrian path of travel between commercial sites and all residential sites within the MX-N zone.
C. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
81 D. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
82 Chapter 17.26
CORRIDOR MIXED USE ZONE
Sections:
17.26.010 Application.
17.26.020 Permitted uses.
17.26.030 Site area.
17.26.040 Lot dimensions.
17.26.050 Coverage.
17.26.060 Building setback areas.
17.26.070 Distance between structures.
17.26.080 Height of structures.
17.26.090 Driveways.
17.26.100 Off-street parking.
17.26.110 Usable open space.
17.26.120 Landscaping.
17.26.130 Screening, fences, and walls.
17.26.140 Signs.
17.26.150 General provisions and standards.
17.26.010 Application.
This chapter shall apply to all land within the Corridor Mixed Use (MX-C) zone.
17.26.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.26.030 Site area.
The minimum site area shall be five thousand (5,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80.
17.26.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
17.26.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
83 17.26.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.26.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.26.080 Height of structures.
A. The maximum structure height shall be fifty (50) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.26.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
17.26.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.26.110 Usable open space.
A. New commercial developments with a site area over one (1) acre shall provide a common outdoor, shaded sitting area for use by customers . The size of this area shall be a minimum two hundred fifty (250) square feet per acre of site area.
B. Lots with four (4) or less dwelling units shall provide for a usable open space area of a minimum three hundred (300) square feet per dwelling unit. The open space shall be a minimum fifteen (15) feet wide.
C. Lots with five (5) or more dwelling units shall provide for a usable open space area equal to five percent (5%) of the lot area. Where multiple lots that together make up a single development
City of Hanford Municipal Code Title 17 - Zoning Ordinance
84 site, the required open space may be combined into common open space areas that are accessible to all residents of the site.
17.26.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in a setback area not less than fifteen (15) feet from a lot line adjoining a street.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.26.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.120.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height,. Such storage shall not be visible above the fence or wall.
17.26.140 Signs.
Signs placed in the MX -C zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.26.150 General provisions and standards.
A. All businesses, services, and processes shall be conducted entirely within a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mixed Use Corridor zone districts shall be designed to provide and encourage walking within the commercial uses and between the commercial uses and the residential uses within the MX -C zone and other nearby residential uses. At a minimum, this shall be accomplished with a minimum six (6) foot wide pedestrian path of travel between site entrances and the public sidewalk.
C. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
D. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
85 Chapter 17.28
DOWNTOWN MIXED-USE ZONE
Sections:
17.28.010 Application.
17.28.020 Permitted uses.
17.28.030 Site area.
17.28.040 Lot dimensions.
17.28.050 Coverage.
17.28.060 Building setback areas.
17.28.070 Distance between structures.
17.28.080 Height of structures.
17.28.090 Driveways.
17.28.100 Off-street parking.
17.28.110 Usable open space.
17.28.120 Landscaping.
17.28.130 Screening, fences, and walls.
17.28.140 Signs.
17.28.150 General provisions and standards.
17.28.010 Application.
This chapter shall apply to all land within the Downtown Mixed Use (MX-D) zone.
17.28.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.28.030 Site area.
The minimum site area shall be five thousand (5,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80.
17.28.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
17.28.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
86 17.28.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. There is no front building setback area.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts an R- L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.28.070 Distances between structures.
All distances allowed by the building code are allowed.
17.28.080 Height of structures.
A. The maximum structure height shall be one hundred (100) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.28.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Sites with alleys should utilize alley access to minimize driveways on streets to the greatest extent possible.
17.28.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.28.110 Usable open space.
There is no standard requirement for minimum usable open space. However, conditional uses may be required to provide usable open space as a condition of approval.
17.28.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in a setback area not less than fifteen (15) feet from a lot line adjoining a street , except where the setback area is covered by structures, parking, or driveways.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
87 C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.28.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height, except as may be modified under site plan review . Such storage shall not be visible above the fence or wall.
17.28.140 Signs.
Signs placed in the MX -D zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.28.150 General provisions and standards.
A. All businesses, services, and processes shall be conducted entirely within a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mixed Use Downtown zone districts shall be designed to provide and encourage walking within the commercial uses and between the commercial uses and the residential uses within the MX-D zone and other nearby residential uses. At a minimum , this shall be accomplished with a minimum six (6) foot wide pedestrian path of travel between site entrances and the public sidewalk.
C. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
D. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
88 Chapter 17.30
OFFICE RESIDENTIAL ZONE
Sections:
17.30.010 Application.
17.30.020 Permitted uses.
17.30.030 Lot area.
17.30.040 Lot dimensions.
17.30.050 Site area per dwelling unit.
17.30.060 Coverage.
17.30.070 Building setbacks.
17.30.080 Distance between structures.
17.30.090 Height of structures.
17.30.100 Conversion to non-residential use.
17.30.110 Driveways.
17.30.120 Accessory structures.
17.30.130 Other setback standards.
17.30.140 Off-street parking.
17.30.150 Usable open space.
17.30.160 Landscaping.
17.30.170 Screening, fences, and walls.
17.30.180 Signs.
17.30.190 General provisions and standards.
17.30.010 Application.
This chapter shall apply to all land within the Office Residential (OR) zone.
17.30.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.30.030 Lot area.
A. The minimum lot area shall be five thousand (5,000) square feet.
B. Existing lots of less than five thousand (5,000) square feet may be developed in accordance with the specifications of this section.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
89 17.30.040 Lot dimensions.
A. The minimum lot frontage shall be forty (40) feet.
B. The minimum lot width shall be fifty (50) feet for interior lots and 60 feet for corner lots.
C. The minimum lot depth shall be ninety (90) feet.
D. Lots developed adjacent to an arterial or collector street are to be designed as walled or fenced back-on or side -on lots with a minimum five (5) and maximum ten (10) foot wide landscape easement continuous and adjacent to the street right-of-way line. The minimum lot dimensions are to be exclusive of the landscape easement area. The wall or fence shall be located in the landscape easement area adjacent to the easement line.
17.30.050 Site area per dwelling unit.
The minimum site area per dwelling unit shall be three thousand (3,000) square feet.
17.30.060 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off -street parking requirements.
17.30.070 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be fifteen (15) feet from the front lot line for livable building space and twenty (20) feet for garages, carports, and other non-livable building space.
C. The rear building setback shall be fifteen (15) feet from the rear lot line, except where there is a landscape easement with a wall or fence on the rear of the lot then the rear building setback shall be twenty (20) feet.
D. The rear building setback area shall be increased by ten (10) feet for buildings over one story high.
E. The rear building setback area may be reduced to a minimum of five (5) if the lot is permanently converted to non-residential use and the rear lot line is adjacent to an alley.
F. The side building setback area shall be five (5) feet from an interior side lot line and ten (10) feet from a street side property line.
G. Where there is a landscape easement with a wall or fence on the street side of the lot the side yard setback area shall be measured from the easement area instead of the side lot line.
H. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.30.080 Distances between structures.
The minimum distance between structures shall be ten (10) feet, except as provided by the building code.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
90 17.30.090 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.30.100 Conversion to non-residential use.
When an existing building that has been used as a residence is partially or fully converted to non- residential use, the following standards shall apply:
A. No exterior alterations or additions shall be permitted that significantly alters the original architectural style of the building.
B. Exterior alterations or additions to buildings shall be minimized to the extent possible.
17.30.110 Driveways.
A. The width of a driveway and any paved area shall not cumulatively exceed forty percent (40%) of the width of the lot’s street frontage on which the driveway and any paved area faces. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways the paved area of these driveways shall not exceed fifty percent (50%) of the front building setback area.
B. On corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line.
C. On key lots the driveway shall be located on the side of the lot which is not adjacent to the rear lot line of the adjacent reverse corner lot.
17.30.120 Accessory structures.
Accessory structures may be located within a required rear or side building setback area subject to all of the following:
A. The floor area shall be a maximum one hundred twenty (120) square feet.
B. The walls shall be at least three (3) feet from rear and side lot lines.
C. The roof eaves shall be at least two (2) feet from rear and side lot lines.
D. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.
E. The plate line height shall be a maximum seven (7) feet high.
F. The roof pitch shall be a maximum 4:12.
G. The roof ridge peak height shall be a maximum of ten (10) feet.
17.30.130 Other setback standards.
A. Mechanical equipment shall be located a minimum of five (5) feet from a side lot line that adjoins a neighboring side lot line.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
91 B. Garages or carports opening onto an alley shall be set back twenty-five (25) feet from the far side of the alley, provided that the structure, including roof overhang, shall not extend into the alley right-of-way.
C. Above or below ground swimming pools shall be set back five (5) feet from all lot lines , where the lot has a landscape easement with a block wall on the rear or side, the setback shall be taken from the inside of the wall to the water’s edge.
D. Decks, balconies, and other types of platforms with a floor height over two (2) feet high shall be set back five (5) feet from the rear and interior side lot lines and ten (10) feet from the street side lot line.
E. Garages and carports opening on the street side lot line of a corner lot shall be set back twenty (20) feet from the street side lot line.
17.30.140 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Single-family dwellings shall provide a minimum of one covered and one uncovered parking space. Other uses shall provide parking as prescribed in Chapter 17.54.
C. Required parking spaces may not be provided in within any front or side building setback area. There rear of the lot may be used for parking for non- residential uses where there is access from an alley.
D. No recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport except if a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.
E. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood. Also, see Chapter 10.76 of the Hanford Municipal Code.
F. No recreational vehicle or trailer shall be used as a residence.
G. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this code.
H. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage or carport, if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and the front or street side building setback areas.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
92 I. Garages and carports are to be primarily used for the parking of four -wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four-wheeled vehicle is prohibited J. Except for driveways allowed in the front building setback area, all additional parking for residential uses shall be to the rear or side of the dwelling. No parking shall occur in the front or street side building setback areas.
17.30.150 Usable open space.
A. Lots with four (4) or less dwelling units shall provide for a usable open space area of a minimum three hundred (300) square feet per dwelling unit. The open space shall be a minimum fifteen (15) feet wide.
B. Lots with five (5) or more dwelling units shall provide for a usable open space area equal to five percent (5%) of the lot area. Where multiple lots that together make up a single development site, the required open space may be combined into common open space areas that are accessible to all residents of the site.
17.30.160 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas all yard areas and setback areas visible from the street(s) shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred (100) percent of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
C. Required landscaping is to be installed within six (6) months after occupancy of the residence, apartment or office and continually maintained pursuant to Chapter 17.52.
D. Landscaped areas are not to be used or converted to parking areas or any other use which results in the damage or removal of the landscaping. However, the widening of an existing paved driveway perpendicular to the street is permitted if the total width of the existing paving and the new paving does not exceed forty (40) percent of the lot frontage along the street.
E. In order to provide a tree lined street in the residential zone districts, the following requirements shall be provided in the parkway:
1. Two (2) street trees, a minimum fifteen (15) gallon size, shall be planted on all lots six thousand (6,000) square feet or greater. One of the two (2) front yard trees must be planted twelve (12) feet (no greater or no less) from the face of the front lot line street curb.
2. One (1) street tree, a minimum fifteen (15) gallon size, shall be planted on all lots less than six thousand (6,000) square feet. The tree shall be planted in the parkway. If there is no parkway the tree shall be planted four (4) feet behind the sidewalk, or if there is no sidewalk then four (4) feet behind the street curb.
3. There shall be two (2) additional street trees, a minimum fifteen (15) gallon size , planted on all corner lots in the parkway adjacent to the street side lot line.
F. Front yard landscaping. If front yard landscaping is provided by the builder, a prototype landscape plan is required when a building permit is requested to show that the trees will be planted
City of Hanford Municipal Code Title 17 - Zoning Ordinance
93 as stated above. The front yard landscaping is to be installed within thirty (30) days from final building inspection approval. If front yard landscaping is not provided by the builder a fee of fifty dollars ($50.00) for each required tree shall be collected when a building permit is requested. When the house is occupied, the builder, within thirty (30) days, is required to plant one fifteen (15) gallon tree at the twelve (12) foot setback line from the street curb. If the homeowner plants the remaining three (3) trees as described above within one year of occupancy, the homeowner will be reimbursed the fifty dollars ($50.00) per tree up to three (3) trees. The builder will be reimbursed the fifty dollars ($50.00) for the required tree at the twelve (12) foot line.
G. On corner lots where the house and garage both front toward the front of the lot the area between the fence and back of sidewalk along the street side lot line shall be landscaped with two (2) of the four (4) required street trees and with live ornament al bushes and shrubs with an automatic irrigation system at the time of house construction.
17.30.170 Screening, fences, and walls.
Fences and walls shall be provided on the site for each use in accordance with Section 17.50.110. and 17.50.120.
17.30.180 Signs.
Signs placed in the OR zones shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.30.190 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
94 Chapter 17.32
OFFICE ZONE
Sections:
17.32.010 Application.
17.32.020 Permitted uses.
17.32.030 Site area.
17.32.040 Lot dimensions.
17.32.050 Coverage.
17.32.060 Building setback areas.
17.32.070 Distance between structures.
17.32.080 Height of structures.
17.32.090 Driveways.
17.32.100 Off-street parking.
17.32.110 Usable open space.
17.32.120 Landscaping.
17.32.130 Screening, fences, and walls.
17.32.140 Signs.
17.32.150 General provisions and standards.
17.32.010 Application.
This chapter shall apply to all land within the Office (O) zone.
17.32.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.32.030 Site area.
The minimum site area shall be twenty thousand (20,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80.
17.32.040 Lot dimensions.
The minimum lot frontage shall be sixty (60) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
17.32.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
95 17.32.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be a minimum of fifteen (15) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.32.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.32.080 Height of structures.
A. The maximum structure height shall be fifty (50) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.32.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Sites with alleys should utilize alley access to minimize driveways on streets to the greatest extent possible.
17.32.100 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Parking areas shall not be closer than five (5) feet to any front or street side lot line. The area between the lot line and parking area shall be landscaped.
C. New parking areas should be located behind or to the side of buildings, not between buildings and the street.
17.32.110 Usable open space.
There is no minimum requirement for usable open space.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
96 17.32.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in a setback area not less than fifteen (15) feet from a lot line adjoining a street, except where the setback area is covered by structures, parking, or driveways.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.32.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110. and 17.50.120.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height,. Such storage shall not be visible above the fence or wall.
17.32.140 Signs.
Signs placed in the O zone shall be subject to the requirements and standards prescribed in Chapter
17.56. 17.32.150 General provisions and standards.
A. No business, service, or process that is not a part of the main use of the site shall be conducted outside a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
City of Hanford Municipal Code Title 17 - Zoning Ordinance
97 Chapter 17.34
LIGHT INDUSTRIAL ZONE
Sections:
17.34.010 Application.
17.34.020 Permitted uses.
17.34.030 Site area.
17.34.040 Lot dimensions.
17.34.050 Coverage.
17.34.060 Building setback areas.
17.34.070 Distance between structures.
17.34.080 Height of structures.
17.34.090 Driveways.
17.34.100 Off-street parking.
17.34.110 Usable open space.
17.34.120 Landscaping.
17.34.130 Screening, fences, and walls.
17.34.140 Signs.
17.34.150 General provisions and standards.
17.34.010 Application.
This chapter shall apply to all land within the Light Industrial (I-L) zone.
17.34.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.34.030 Site area.
A. The minimum site area for lots south of Houston Avenue shall be twenty thousand (20,000 square feet, unless a conditional use permit for smaller lots is approved, in accordance with Chapter
17.80. B. The minimum site area for lots north of Houston Avenue shall be six thousand (6,000) square feet.
17.34.040 Lot dimensions.
The minimum lot frontage shall be sixty (60) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
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The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
17.34.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be a minimum of ten (10) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.34.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.34.080 Height of structures.
A. The maximum structure height shall be seventy -five (75) feet, except that the height of portions of structures set back at least two hundred (200) feet from any lot line may be up to one hundred (100) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.34.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Gated entrances shall be set back at least one hundred (100) feet from the public right-of-way, unless a shorter distance is approved by the City Engineer.
17.34.100 Off-street parking.
Off-street parking and off -street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.34.110 Usable open space.
There is no minimum requirement for usable open space.
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A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Landscaping shall be provided and permanently maintained in the required setback area. not less than ten (10) feet from a lot line adjoining a street.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.34.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height , except as may be modified under site plan review . Such storage shall not be visible above the fence or wall.
17.34.140 Signs.
Signs placed in the I -L zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.34.150 General provisions and standards.
A. No business, service, or process that is not a part of the main use of the site shall be conducted outside a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
C. Uses in the Kings Industrial Park are subject to the Performance and Development Standards adopted by the Hanford Redevelopment Agency for the Kings Industrial Park and are a part of the zoning code by reference.
D. All open and unlandscaped portions of any lot shall be maintained in good condition free from weeds, dust, trash and debris.
E. No use shall be permitted and no process, equipment or material shall be employed which is found by the planning department to be injurious to persons residing or working in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse, noise, vibrations, illumination, glare or heavy truck traffic, or to involve any hazard of fire, explosion, hazardous or toxic waste, or radioactivity or to emit electrical disturbances which adversely affect commercial or electronic equipment outside the boundaries of the site.
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F. No solid or liquid waste shall be discharged into a natural watercourse, nor into a public or private sewage disposal system except in compliance with the applicable regulations of the Central Valley Regional Water Quality Control Board and city ordinances and policies.
G. No use shall be permitted, and no process or equipment shall be employed, which relies on or utilizes only the combustion of coal, coke, or agricultural biomass for the production of heat, steam, electricity or other forms of energy. This section also applies to the Kings Industrial Park.
H. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
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Chapter 17.36
HEAVY INDUSTRIAL ZONE
Sections:
17.36.010 Application.
17.36.020 Permitted uses.
17.36.030 Site area.
17.36.040 Lot dimensions.
17.36.050 Coverage.
17.36.060 Building setback areas.
17.36.070 Distance between structures.
17.36.080 Height of structures.
17.36.090 Driveways.
17.36.100 Off-street parking.
17.36.110 Usable open space.
17.36.120 Landscaping.
17.36.130 Screening, fences, and walls.
17.36.140 Signs.
17.36.150 General provisions and standards.
17.36.010 Application.
This chapter shall apply to all land within the Heavy Industrial (I-H) zone.
17.36.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.36.030 Site area.
The minimum site area shall be twenty thousand (20,000) square feet.
17.36.040 Lot dimensions.
The minimum lot frontage shall be sixty (60) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.
17.36.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.
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17.36.60 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be a minimum of ten (10) feet.
C. The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.
D. The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R -L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.36.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
17.36.080 Height of structures.
A. The maximum structure height shall be seventy -five (75) feet, except that the height of portions of structures set back at least two hundred (200) feet from any lot line may be up to one hundred (100) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.36.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Gated entrances shall be set back at least one hundred (100) feet from the public right-of-way, unless a shorter distance is approved by the City Engineer.
17.36.100 Off-street parking.
Off-street parking and off -street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
17.36.110 Usable open space.
There is no minimum requirement for usable open space.
17.36.120 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
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B. Landscaping shall be provided and permanently maintained in the required setback area not less than ten (10) feet from a lot line adjoining a street.
C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
17.36.130 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height , except as may be modified under site plan review . Such storage shall not be visible above the fence or wall.
17.36.140 Signs.
Signs placed in the I-H zone shall be subject to the requirements and standards prescribed in Chapter 17.56.
17.36.150 General provisions and standards.
A. No business, service, or process that is not a part of the main use of the site shall be conducted outside a completely enclosed permanently fixed structure, except where specifically permitted by this title.
B. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.
C. Uses in the Kings Industrial Park are subject to the Performance and Development Standards adopted by the Hanford Redevelopment Agency for the Kings Industrial Park and are a part of the zoning code by reference.
D. All open and unlandscaped portions of any lot shall be maintained in good condition free from weeds, dust, trash and debris.
E. No use shall be permitted and no process, equipment or material shall be employed which is found by the planning department to be injurious to persons residing or working in the vicinity by reason of odor, fumes, dust, smoke, cinders, dirt, refuse, nois e, vibrations, illumination, glare or heavy truck traffic, or to involve any hazard of fire, explosion, hazardous or toxic waste, or radioactivity or to emit electrical disturbances which adversely affect commercial or electronic equipment outside the boundaries of the site.
F. No solid or liquid waste shall be discharged into a natural watercourse, nor into a public or private sewage disposal system except in compliance with the applicable regulations of the Central Valley Regional Water Quality Control Board and city ordinances and policies.
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G. No use shall be permitted, and no process or equipment shall be employed, which relies on or utilizes only the combustion of coal, coke, or agricultural biomass for the production of heat, steam, electricity or other forms of energy. This section also applies to the Kings Industrial Park.
H. Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
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Chapter 17.38
PUBLIC FACILITIES ZONE
Sections:
17.38.010 Application.
17.38.020 Permitted uses.
17.38.030 Site area.
17.38.040 Lot dimensions.
17.38.050 Coverage.
17.38.060 Building setback areas.
17.38.070 Distance between structures.
17.38.080 Height of structures.
17.38.090 Driveways.
17.38.100 Accessory structures.
17.38.110 Off-street parking.
17.38.120 Usable open space.
17.38.130 Landscaping.
17.38.140 Screening, fences, and walls.
17.38.150 Signs.
17.38.160 General provisions and standards.
17.38.010 Application.
This chapter shall apply to all land within the Public Facilities (PF) zone.
17.38.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.38.030 Site area.
There is no minimum lot area.
17.38.040 Lot dimensions.
The minimum lot frontage shall be forty (40) feet.
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17.38.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off -street parking requirements.
17.38.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be twenty (20) feet from the front lot line.
C. The rear building setback shall be fifteen (15) feet from the rear lot line, except where there is a landscape easement with a wall or fence on the rear of the lot then the rear building setback shall be twenty (20) feet.
D. The rear building setback area shall be increased by ten (10) feet for buildings over one story high.
E. The side building setback area shall be five (5) feet from an interior side lot line and ten (10) feet from a street side property line.
F. Where there is a landscape easement with a wall or fence on the street side of the lot the side yard setback area shall be measured from the easement area instead of the side lot line.
G. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.38.070 Distances between structures.
The minimum distance between structures shall be ten (10) feet, except as provided by the building code.
17.38.080 Height of structures.
A. The maximum structure height shall be fifty (50) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.38.090 Driveways.
A. Wherever possible developments shall share driveways to minimize the number of driveways on public streets.
B. New driveways near street corners shall be located a minimum one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
C. Gated entrances shall be set back at least fifty (50) feet from the public right-of-way, unless a shorter distance is approved by the City Engineer.
17.38.100 Accessory structures.
Accessory structures may be located within a required rear or side building setback area subject to all of the following:
A. The floor area shall be a maximum one hundred twenty (120) square feet.
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B. The walls shall be at least three (3) feet from rear and side lot lines.
C. The roof eaves shall be at least two (2) feet from rear and side lot lines.
D. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.
E. The plate line height shall be a maximum seven (7) feet high.
F. The roof pitch shall be a maximum 4:12.
G. The roof ridge peak height shall be a maximum of ten (10) feet.
17.38.110 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Required parking spaces may not be provided in within any front, side, or rear building setback area.
17.38.120 Usable open space.
There is no required usable open space.
17.38.130 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas , all yard areas and setback areas visible from a public street shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred percent (100%) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
17.38.140 Screening, fences, and walls.
A. Fences and walls shall be provided on the site for each use in accordance with Section
17.50.110 and 17.50.120.
B. A block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, AP, or CO zone district.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. The open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven (7) feet minimum in height , except as may be modified under site plan review . Such storage shall not be visible above the fence or wall.
17.38.150 Signs.
Signs placed in the PF zones shall be subject to the requirements and standards prescribed in Chapter 17.56, except that signs placed by a local, State, or Federal public agency on their own public property shall be exempt from Chapter 17.56
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17.38.160 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
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Chapter 17.40
AIRPORT PROTECTION ZONE
Sections:
17.40.010 Application.
17.40.020 Permitted uses.
17.40.030 Lot area.
17.40.040 Lot dimensions.
17.40.050 Dwelling units per lot.
17.40.060 Coverage.
17.40.070 Building setback areas.
17.40.080 Distance between structures.
17.40.090 Height of structures.
17.40.100 Driveways.
17.40.110 Accessory structures.
17.40.120 Other setback standards.
17.40.130 Off-street parking.
17.40.140 Usable open space.
17.40.150 Landscaping.
17.40.160 Screening, fences, and walls.
17.40.170 Signs.
17.40.180 General provisions and standards.
17.40.010 Application.
This chapter shall apply to all land within the Airport Protection (AP) zone.
17.40.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.40.030 Lot area.
There is no minimum lot area.
17.40.040 Lot dimensions.
A. The minimum lot frontage shall be forty (40) feet.
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B. The minimum lot width shall be eighty (80) feet for interior lots and ninety (90) feet for corner lots.
C. The minimum lot depth shall be one hundred (100) feet.
17.40.050 Dwelling units per lot.
Not more than one dwelling unit shall be allowed on each lot, unless approved as an accessory use to an allowed or conditional use in accordance with Chapter 17.80, or approved as a second dwelling unit in accordance with Section 17.60.030.
17.40.060 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off -street parking requirements.
17.40.070 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be twenty (20) feet from the front lot line.
C. The rear building setback shall be twenty-five (25) feet from the rear lot line.
D. The rear building setback area shall be increased by ten (10) feet for buildings over one story high.
E. The side building setback area shall be five (5) feet from an interior side lot line and ten (10) feet from a street side property line.
F. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.40.080 Distances between structures.
The minimum distance between structures shall be ten (10) feet, except as provided by the building code.
17.40.090 Height of structures.
A. The maximum structure height shall be thirty-five (35) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.40.100 Driveways.
A. The width of a driveway and any paved area shall not cumulatively exceed forty percent (40%) of the width of the lot’s street frontage on which the driveway and any paved area faces. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways the paved area of these driveways shall not exceed fifty percent (50%) of the front building setback area.
B. On corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line.
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17.40.110 Accessory structures.
Accessory structures may be located within a required rear or side building setback area subject to all of the following:
A. The floor area shall be a maximum one hundred twenty (120) square feet.
B. The walls shall be at least three (3) feet from rear and side lot lines.
C. The roof eaves shall be at least two (2) feet from rear and side lot lines.
D. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.
E. The plate line height shall be a maximum seven (7) feet high.
F. The roof pitch shall be a maximum 4:12.
G. The roof ridge peak height shall be a maximum of ten (10) feet.
17.40.120 Other setback standards.
A. Mechanical equipment shall be located a minimum of five (5) feet from a side lot line that adjoins a neighboring side lot line.
B. Garages or carports opening onto an alley shall be set back twenty-five (25) feet from the far side of the alley, provided that the structure, including roof overhang, shall not extend into the alley right-of-way.
C. Above or below ground swimming pools shall be set back five (5) feet from all lot lines.
D. Decks, balconies, and other types of platforms with a floor height over two (2) feet high shall be set back five (5) feet from the rear and interior side lot lines and ten (10) feet from the street side lot line.
E. Garages and carports opening on the street side lot line of a corner lot shall be set back twenty (20) feet from the street side lot line.
17.40.130 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Single-family dwellings shall provide a minimum of one covered and one uncovered parking space. Other uses shall provide parking as prescribed in Chapter 17.54.
C. Required parking spaces may not be provided in within any front, side, or rear building setback area.
D. No recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport except if a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.
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E. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood.
F. No recreational vehicle or trailer shall be used as a residence.
G. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this code.
H. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage or carport, if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and the front or street side building setback areas.
I. Garages and carports are to be primarily used for the parking of four -wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four-wheeled vehicle is prohibited J. Except for driveways allowed in the front building setback area, all additional parking for residential uses shall be to the rear or side of the dwelling. No parking shall occur in the front or street side building setback areas.
17.40.140 Usable open space.
There is no required usable open space.
17.40.150 Landscaping.
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas , all yard areas and setback areas visible from a public street shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred percent (100%) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
17.40.160 Screening, fences, and walls.
Fences and walls shall be provided on the site for each use in accordance with Section 17.50.110.
17.40.170 Signs.
Signs placed in the AP zones shall be subject to the requirements and standards prescribed in Chapter 17.56, except that signs placed a local, State, or Federal public agency on their own public property shall be exempt from Chapter 17.56.
17.40.180 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
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Chapter 17.42
CONSERVATION ZONE
Sections:
17.42.010 Application.
17.42.020 Permitted uses.
17.42.030 Lot area.
17.42.040 Lot dimensions.
17.42.050 Coverage.
17.42.060 Building setback areas.
17.42.070 Distance between structures.
17.42.080 Height of structures.
17.42.090 Driveways.
17.42.100 Other setback standards.
17.42.110 Off-street parking.
17.42.120 Usable open space.
17.42.130 Landscaping.
17.42.140 Screening, fences, and walls.
17.42.150 Signs.
17.42.160 General provisions and standards.
17.42.010 Application.
This chapter shall apply to all land within the Conservation (CO) zone.
17.42.020 Permitted uses.
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
17.42.030 Lot area.
There is no minimum lot area.
17.42.040 Lot dimensions.
There are no minimum lot dimensions.
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17.42.050 Coverage.
The maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off -street parking requirements.
17.42.060 Building setback areas.
A. Setbacks shall be measured as prescribed in Section 17.50.160.
A. No structure shall be placed within a building setback area.
B. The front building setback area shall be twenty-five (25) feet from the front lot line.
C. The rear building setback shall be twenty-five (25) feet from the rear lot line.
D. The side building setback area shall be twenty-five (25) feet from a street side property line.
E. Exceptions shall be allowed as prescribed in Section 17.50.170.
17.42.070 Distances between structures.
The minimum distance between structures shall be ten (10) feet, except as provided by the building code.
17.42.080 Height of structures.
A. The maximum structure height shall be twenty (20) feet.
B. Height shall be measured as prescribed in Section 17.50.180.
C. Exceptions shall be allowed as prescribed in Section 17.50.190.
17.42.090 Driveways.
Driveways should be minimized to protect the maximum amount of open space. Driveways shall be the minimum width and length necessary to support the use, as determined by the Community Development Director.
17.42.100 Other setback standards.
Mechanical equipment shall be located a minimum of twenty-five (25) feet from any lot line.
17.42.110 Off-street parking.
A. Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54.
B. Single-family dwellings shall provide a minimum of one covered and one uncovered parking space. Other uses shall provide parking as prescribed in Chapter 17.54.
C. No parking spaces shall be provided within any front, side, or rear building setback area.
17.42.120 Usable open space.
There is no required usable open space.
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17.42.130 Landscaping.
Areas around buildings and parking areas that are disturbed shall be landscaped with natural landscape plants and materials that blend in with the natural environment on the site.
17.42.140 Screening, fences, and walls.
Fences and walls shall be provided on the site for each use in accordance with Section 17.50.110.
17.42.150 Signs.
Signs placed in the CO zones shall be subject to the requirements and standards prescribed in Chapter 17.56, except that signs placed by a local, State, or Federal public agency on their own public property shall be exempt from Chapter 17.56.
17.42.160 General provisions and standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
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Chapter 17.44
AIRPORT OVERLAY ZONE
Sections:
17.44.010 Application.
17.44.020 Permitted uses.
17.44.030 Definitions.
17.44.040 Airport height zones.
17.44.050 Airport height limitations.
17.44.060 Markings and lights.
17.44.070 Nonconforming structures and trees.
17.44.010 Application.
A. This chapter shall apply to all land within the Airport Overlay zone, as defined on the Zoning Map.
B. The requirements of this chapter shall be considered in conjunction with the requirements of any base zone district. If a conflict exists between the requirements of the base zone district and this chapter, the requirements of this chapter shall apply.
17.44.020 Permitted uses.
A. Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.020 and Section
17.08.030 based on the base zone district in which the use is located.
B. No use may create electrical interference with navigational signals for radio communication between the airport and aircraft, make it difficult for pilots to distinguish between airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards, or otherwise in any way endanger or interfere with the landing, takeoff or maneuvering of aircraft intending to use the airport.
C. Uses shall be further restricted by this chapter and the policies and requirements of the Kings County Airport Land Use Compatibility Plan, and applicable requirements of the Federal Aviation Administration (FAA.).
17.44.030 Definitions.
For the purposes of this chapter, the following words and phrases when used in this chapter are defined as follows:
A. “Airport” means the Hanford Municipal Airport.
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B. “Airport elevation” means the highest point of the airport’s usable landing area measured in feet from the sea level (two hundred forty-five (245) feet).
C. “Approach surface” means the surface longitudinally centered on the extended runway center line, extending outward and upward from the end of the primary surface at a slope of twenty (20) to one. In plan, the perimeter of the approach surface coincides with the perimeter of the approach zone.
D. “Conical surface” means a surface extending outward and upward from the periphery of the horizontal surface at a slope of twenty (20) to one for a horizontal distance of four thousand (4,000) feet.
E. “Hazard to air navigation” means a height obstruction deter mined to have a substantial adverse effect on the safe and efficient utilization of the navigable airspace.
F. “Height” means, for the purpose of determining the height limits in all zones set forth in this chapter and shown on the airport zoning map, the datum mean sea level elevation, unless otherwise specified.
G. “Horizontal surface” means a horizontal plane one hundred fifty (150) feet above the established airport elevation, the perimeter of which in plan coincides with the perimeter of the horizontal zone.
H. “Kings County Airport Land Use Compatibility Plan” means the document so na med and dated February 1994, as adopted and amended by the City.
I. “Nonconforming use” means any preexisting structure, object of natural growth or use of land which is inconsistent with the provisions of this chapter or an amendment thereto.
J. “Nonprecision instrument runway” means a runway having an existing instrument approach procedure utilizing air navigation facilities with only horizontal guidance, or area type navigation equipment, for which a straight in nonprecision instrument approach procedure has been approved or planned.
K. “Obstruction” means any structure, growth or other object, including a mobile object, that exceeds a height limit set forth in Section 17.44.050.
L. “Primary surface” means a surface longitudinally centered on a runway. The primary surface extends two hundred (200) feet beyond each end of that runway. The width of the primary surface is five hundred (500) feet. The elevation of any point on the prim ary surface is the same as the elevation of the nearest point on the runway center line.
M. “Runway” means a defined area on the airport prepared for the landing and takeoff of aircraft along its length.
N. “Structure” means an object, including a mobile object, constructed or installed by man, including but without limitation, buildings, towers, cranes, smokestacks, earth formations, and overhead transmission lines.
O. “Transitional surface” means a surface which extends outward at a ninety (90) degree angle to the runway center line and the runway center line extended at a slope of seven (7) feet horizontally for each foot vertically from the sides of the primary and approach surfaces to where they intersect the horizontal and conical surfaces.
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P. “Tree” means any object of natural growth.
Q. “Utility runway” means a runway that is constructed for, and intended to be used by, propeller driven aircraft of twelve thousand five hundred (12,500) pounds maximum gross weight and less.
R. “Visual runway” means a runway intended solely for the operation of aircraft using visual approach procedures.
17.44.040 Airport height zones.
A. There are hereby created and established airport zones that include all of the land lying beneath the approach surfaces, transitional surfaces, horizontal surfaces, and conical surfaces as they relate to the airport. Such zones are shown on the Hanford Airport “Airspace Plan” of the Kings County Airport Land Use Compatibility Plan, which is on file in the Community Development Department of the City.
B. All structure heights within the Airport Overlay zone are subject to the policies and requirements of the Kings County Airport Land Use Compatibility Plan. A use located in more than one of the following zones is considered to be only in the zone with the more restrictive height limitation.
C. The airport height zones are defined as follows:
1. Utility Runway Visual Approach Zone. The inner edge of this approach zone coincides with the width of the primary surface and is five hundred (500) feet wide. The approach zone expands outward uniformly to a width of one thousand two hundred fifty (1,250) feet at a horizontal distance of five thousand (5,000) feet from the primary surface. Its center line is the continuation of the center line of the runway.
2. Utility Runway, Nonprecision Instrument Approach Zone. The inner edge of this approach zone coincides with the width of the primary surface and is five hundred (500) feet wide. The approach zone expands outward uniformly to a width of two thousand (2,000) feet at a horizontal distance five thousand (5,000) feet from the primary surface.
3. Transitional Zones. The transitional zones are the areas beneath the transitional surfaces.
4. Horizontal Zone. The horizontal zone is established by swinging arcs of five thousand (5,000) feet radii for runways designated as utility or visual from the center of each end of the primary surface of each runway and connecting the adjacent arcs by drawing lines tangent to those arcs.
The horizontal zone does not include the approach and transitional zones.
5. Conical Zone. The conical zone is established as the area that commences at the periphery of the horizontal zone and extends outward there from a horizontal distance of four thousand (4,000) feet.
17.44.050 Airport height limitations.
A. No structure shall be erected, altered, maintained or no object of natural growth shall be allowed to penetrate into any airport height zone created by this chapter.
B. No nonconforming use, structure or object of natural growth shall be modified or permitted to grow such that the nonconformity is expanded or increased beyond that existing on the date of the adoption of this chapter.
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17.44.060 Markings and lights.
Markings and lights, as determined necessary by the City Engineer and the Building Official to achieve the purposes of this chapter and the Kings County Airport Land Use Compatibility Plan, shall be installed, operated and maintained at the property owner’s expense such.
17.44.070 Nonconforming structures and trees.
A. The regulations prescribed by this chapter shall not be construed to require the removal, lowering, or other change or alteration of any structure or tree below their existing height on the date of the adoption of this chapter, or otherwise interfere with the continuance of any use of said structure.
B. Notwithstanding the provisions of subsection A of this section, the owner of any existing structure or tree not conforming to the provisions of this chapter shall permit the installation, operation and maintenance thereon of such markers and lights, as shall be deemed necessary by the City Engineer and Building Official to indicate to the operators of aircraft in the vicinity of the airport the presence of such airport obstruction. Such markers and lights shall be installed, operated, and maintained at the expense of the City.
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Chapter 17.46
RESERVED
Chapter 17.48
HISTORIC OVERLAY ZONE
Sections:
17.48.005 Purpose.
17.48.010 Application.
17.48.020 Permitted uses.
17.48.030 Definitions.
17.48.040 Regulation of Improvements.
17.48.050 Designation of historic districts, buildings and sites.
17.48.055 Ordinary maintenance and repairs.
17.48.060 Minor improvement permits.
17.48.070 Historic resource permits.
17.48.080 Deviation from standards.
17.48.090 Appeals.
17.48.100 Building permits.
17.48.110 Lapse of permits.
17.48.120 Revocation.
17.48.130 Permits to run with the land.
17.48.140 Penalties for improvements without permits.
17.48.150 Design criteria.
17.48.160 Demolition of historic structures.
17.48.170 Substandard buildings.
17.48.180 Duty to keep in good repair.
17.48.190 Evidence of hardship.
17.48.005 Purpose.
The council finds the protection, enhancement, preservation and use of structures in districts of historic, architectural and engineering significance located within the city to be of cultural and aesthetic benefit to the community. It is further found tha t respect of the heritage of the city will
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enhance the economic, cultural and aesthetic standing of the city. The purpose of this chapter is to promote the general welfare of the public through:
A. The protection, enhancement, preservation and use of structures which represent past eras, events and persons important in history, or which provide significant examples of architectural styles of the past or are landmarks in the history of architecture , or which are unique and irreplaceable assets to the city and its neighborhoods, or which provide for this and future generations examples of the physical surroundings in which past generations lived; B. The development and maintenance of complementary settings and environment for such structures and/or districts;
C. The enhancement of property values; the stabilization of neighborhoods and areas of the city; the increase of economic and financial benefits to the city and its property owners and inhabitants; and the promotion of visitor trade and interest;
D. The preservation and encouragement of a city of varied architectural styles reflecting the cultural, social, economic, political and architectural phases of its history; E. The educational and cultural enrichment of this and future generations by fostering knowledge of our heritage; and
F. The promotion and encouragement of continued private ownership and utilization of such structures so that the objectives set forth in this section can be attained under this policy.
17.48.010 Application.
A. This chapter shall apply to the area identified as “Historic Overlay Zone” as defined on the Zoning Map. The Historic Overlay zone is a geographically definable area, possessing a significant concentration and continuity of sites, building, structures, or objects unified by past events a nd aesthetically by plan and physical development.
B. This chapter shall also apply to all buildings and sites designated by the City Council as a historic building or historic site.
C. The requirements of this chapter shall be considered in conjunction with the requirements of any base zone district. If a conflict exists between the requirements of the base zone district and this chapter, the requirements of this chapter shall apply.
17.48.020 Permitted uses.
Uses shall be permitted or not permitted, conditional permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.020 and Section
17.08.030 based on the base zone district in which the use is located.
17.48.030 Definitions.
For the purposes of this chapter, unless otherwise defined, the following words and phrases used in this chapter are defined as follows:
“Alteration” means any exterior change or modification, through public or private action, of any property located within a designated historic district or site or a designated historical building, including exterior changes to or the modification of a stru cture, architectural details or visual characteristics, such as paint color and surface texture, grading, surface paving, new structures,
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removal of trees and other natural features, disturbance of archeological sites or areas, and the placement or removal of any exterior objects, such as signs, plaques, light fixtures, street furniture affixed to the pavement, walls, fences, steps, planting s and landscape accessories affecting the exterior visual qualities of the property.
“Contributing building” means a structure within a historic district which structure retains scale, mass and other architectural characteristics to the degree that it contributes to the sense of time and place of the immediate area and the district. The building may have individual architectural significance or may be one of a grouping of background buildings that jointly contribute to the character of the immediate area and the district. Contributing buildings may reflect interim modifications if those modifications do not irreparably detract from the character of the building or if the modifications reflect an architectural style or particular era important to the development of the city. Contributing buildings shall also include structures that have a strong historical tie to activities, events, or individuals important in the development of the city. “Designated historic feature ” means any improvement which has special historical, cultural, aesthetic or architectural character, interest or value as part of the development, heritage or history of the city, the state or the nation and which has been designated as such pursuant to the provisions of this chapter.
“Designated historic site” means a parcel of property, or part thereof, on which a designated historic building is situated, and any abutting parcel or part thereof constituting part of the parcel of property on which the designated historic building is situated, and which has been designated a designated historic site pursuant to the provisions of this chapter. “Exterior architectural feature” means the architectural elements embodying the style, design, general arrangement and components of all of the outer surfaces of an improvement, including without limitation, the kind, color and texture of the building mate rials, and the type and style of all windows, doors, lights, signs and other fixtures appurtenant to such improvement. “Historic district” means the area within the Historic Overlay zone, as defined on the Zoning Map. “Improvement” means any building, structure, place, parking facility, fence, gate, wall, work of art, or other object constituting a physical improvement of real property, or any part of such improvement.
“Noncontributing building” means a structure within a historic district which, in its present condition, does not contribute to the sense of time and place of the immediate area and the district. “Noncontributing building” may include those buildings constructed after the time period featured in a historic district or buildings in which the historical characteristics have been irreparably modified. “Noncontributing building” may also include buildings which, while noncontributing at present, may become contributing through the application of appropriate design criteria. “Preservation” means the identification, study, protection, restoration, rehabilitation or enhancement of historical resources.
17.48.040 Regulation of Improvements.
No improvement or exterior architectural feature of any improvement shall be constructed or altered or enlarged which is located in the Historic Overlay District or identified as a historic site outside the District unless a permit is issued pursuant to the terms of this chapter. The section shall
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not apply to any interior alteration which has no effect on the condition or appearance of any exterior architectural feature of an improvement. No structure listed on a State or National Register shall be moved or demolished unless a permit is issued pursuant to the terms of this chapter.
17.48.050 Designation of historic districts, buildings and sites.
A. For the purposes of this chapter, an improvement may be designated a historic building and property may be designated as a historic site by the City Council pursuant to this section if any one of the following criteria is met:
1. Historical and Cultural Significance.
a. The structure, property or district proposed for designation is representative of a distinct historical period, type, style, region or way of life;
b. The structure, property or district proposed for designation is, or contains, a type of building or buildings which was once common but is now rare;
c. The structure, property or district proposed for designation was connected with someone renowned or important or a local personality;
d. The structure, property or district proposed for designation is connected with a business or use which was once common but is now rare;
e. The structure, property or district proposed for designation represents the work of a master builder, engineer, designer, artist or architect whose individual genius influenced his era; f. The structure, property or district proposed for designation is the site of an important historic event or is associated with events which have made a meaningful contribution to the nation, state or community; or
g. The structure, property or district proposed for designation has a high potential of yielding information of archeological interest.
2. Historic, Architectural and Engineering Significance. a. The structure, property or district proposed for designation exemplifies a particular architectural style or way of life important to the city; b. The structure, property or district proposed for designation exemplifies the best remaining architectural type of a neighborhood; or
c. The construction materials or engineering methods used in the structure or district proposed for designation embody elements of outstanding attention to architectural or engineering design, detail, material or craftsmanship.
3. Neighborhood and Geographic Setting.
a. The structure materially benefits the historic character of the neighborhood; b. The unique location or singular physical characteristic of the structure or district proposed for designation represents an established and familiar visual feature of the neighborhood, community or city;
d. The preservation of a structure is essential to the integrity of the district.
B. Historic buildings or sites shall be designated by the City Council in the following manner:
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1. Any person may request the designation of an improvement as a historic building or site by submitting an application for such designation to the Community Development Department. The Community Development Department or the City Council may also initiate such proceedings on its own motion.
2. The Community Development Department shall conduct a study of the proposed designation and make a preliminary determination, based on such documentation and other information as it may require, whether the building site or district should be considered for historic designation. If the Community Development Department determines that the application merits consideration, it shall schedule a public hearing before the City Council within sixty (60) days of such determination.
3. The decision of the Community Development Department that the building, site or district should not be considered for historic designation may be appealed to the City Council in accordance with the provisions of Section 17.48.090.
4. Notice of the date, place, time and purpose of the public hearing shall be given by first -class mail to the applicants, owners and occupants of each building site or district at least ten days prior to the date of the public hearing, using the name and address of such owners as shown on the latest equalized assessment rolls, and shall be advertised once in a daily newspaper of general circulation at least ten days prior to the public hearing.
5. At the conclusion of the public hearing, but in no event more than thirty (30) days after the date set for the public hearing the City Council may approve in whole or in part, or deny in whole or in part, the application. The decision of the City Council shall be in writing and submitted to the applicant.
6. Failure to send any notice by mail to any property owner whose address is not shown on the latest equalized assessment rolls shall not invalidate any proceeding in connection with the proposed designation. The Community Development Department and City Council may also give such other notice as they may deem desirable and practicable.
C. Determinations of Contributing and Noncontributing Buildings. In conjunction with the designation of an historic district, the Community Development Department shall recommend and the City Council shall designate all buildings within the proposed district as either contributing or noncontributing.
17.48.055 Ordinary maintenance and repairs.
A. Nothing in this chapter shall be construed to prevent the ordinary maintenance or repair of any exterior architectural feature in or on any property subject to this chapter if the maintenance or repair does not involve a change in the design, material, color or external appearance thereof.
B. This chapter shall not prevent the construction, reconstruction, alteration, restoration, demolition or removal of any such feature when the Building Official certified to the City Council that such action is required for the public safety due to an uns afe or dangerous condition which cannot be rectified through the use of the Historical Building Code of the State of California.
C. No permit shall be required for ordinary maintenance and repairs as defined in this section.
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17.48.060 Minor improvement permits.
A permit for minor improvements including, without limitation, such as repainting in accordance with a color palette approved by the City Council or replacement of minor landscaping features, may be issued by the Community Development Director.
17.48.070 Historic resource permits.
A. A historic resource permit shall be required for any alteration of the exterior features of a building within a designated historic district, or a designated historic building or site, or to construct a new building or improvements upon property within a designated historic district except as otherwise provided in this Chapter 17.48. The City Council shall determine whether a historic resources permit shall be issued. A permit shall not be required for ordinary maintenance and repairs as defined in this section.
B. Permit Procedures. An application for a historic resource permit shall be made on a form prescribed by the Community Development Department and shall be accompanied by the fees established by resolution of the City Council. The application shall include the information required by Section 17.70.040 for site plan review, complete elevation drawings of the proposed alterations, samples of proposed colors and materials, color photographs of all sides of any existing improvement, building or structure on the site, and such other information as may be req uired by the community development department. If applicable, the application shall include the information required by Chapter 17.80 (permit for conditional uses) and Chapter 17.82 (planned unit development).
Applications for permits requiring City Council approval shall be placed on the next regular meeting of the City Council. The City Council may approve, approve with conditions, or deny the permit.
17.48.080 Deviation from standards.
The Community Development Department or C ity Council are granted the authority to approve deviations from the provisions of this title if the Community Development Director or City Council finds that the deviation is necessary to achieve the purposes of this chapter and that the deviation will not adversely affect the public health, safety and general welfare of the citizens of Hanford.
17.48.090 Appeals.
A. Within ten days following the date of a decision by the Community Development Department, the decision may be appealed to the City Council by the applicant or any other party adversely affected by the decision of the Community Development Department.
B. An appeal application and required fee shall be filed with the C ommunity D evelopment Department and shall state specifically the basis for the appeal.
C. Within sixty (60) days after the date of receipt by the C ommunity Development Department of the appeal application and fee, the City Council shall hear the appeal. A time period greater than sixty (60) days may be agreed upon by the appellant and the city. The C ommunity Development Department shall give a ten -day written notice to the appellant of the time and meeting place of the hearing of the appeal.
D. Upon the conclusion of the hearing by the City Council , the City Council may render its decision immediately or may continue its decision until its next regular meeting. The City Council
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shall declare its findings and may sustain, modify, reject or overrule the decision of the Community Development Department.
17.48.100 Building permits.
Before a building permit shall be issued for any structure, improvement or building proposed as part of the approved historic resource permit application, the building department shall secure written approval from the Community Development Department that the proposed improvements are in conformity with an approved historic resource permit. Before a building, improvement or structure may be occupied, the C ommunity Development Department shall notify the chief building inspector Building Official that the site and such building improvement or structure thereon have been developed in conformity with an approved historic resource permit.
17.48.110 Lapse of permits.
A. An historic resource permit shall lapse and become void one year following the date on which the permit became effective, unless the conditions of approval specify a lesser or greater time or unless, prior to such expiration date, a building permit is issued by the chief building inspector Building Official and construction is commenced and diligently pursued toward completion on the site which was the subject of the historic resource permit application.
B. A permit may be renewed for an additional period of one year or for a lesser or greater period provided that, prior to the expiration of the time period granted, an application for renewal of the permit is filed with the Community Development Department. The Community Development Department may approve, approve with conditions, or deny an application for the renewal of a permit.
17.48.120 Revocation.
A. Should the holder of a historic resources permit violate any provision of this title or any condition of approval of the historic resources permit, the historic resources permit shall be automatically suspended.
B. The Community Development Department shall provide the holder of the historic resources permit with written notice of the suspension, which notice shall identify the reasons for the suspension and may instruct the holder of the historic resources permit to immediately terminate any and all activities, including, without limitation, construction or renovation work being performed pursuant to the historic resources permit.
C. Within thirty (30) days of the date of the automatic suspension of the historic resources permit, the City Council shall hold a hearing and receive evidence whether the historic resources permit should be reinstated, revoked or whether additional conditions or restrictions should be placed upon the historic resources permit or other actions should be taken by the holder of the historic resources permit in order to ensure compliance with the provisions of the historic resources permit and this title.
17.48.130 Permits to run with the land.
A historic resource permit granted pursuant to the provisions of this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the permit application.
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17.48.140 Penalties for improvements without permits.
When any improvements are made or installed to a building , improvement, or structure where a historic resource permit is required but not obtained , the owner of the site and occupant of the building, improvements or structure thereon shall be subject to completing the application process and a penalty fee of double the standard processing fee.
17.48.150 Design criteria.
A. The design criteria set forth in this section are intended to provide a guidance to both the City Council and C ommunity Development Department and property owners regarding the improvements to structures, buildings, improvements or sites designated as historic or located in historic districts. The design criteria set forth in this section shall be used in evaluating applications for historic resource permits and for other related issues as determined by the C ommunity Development Department.
1. Contributing Buildings. The design criteria shall be used to insure the preservation and enhancement of the historical and architectural characteristics of the historic structures through restoration of those structures. The restoration of a structure to their exact former appearance shall be permitted but not required.
2. Noncontributing Buildings Constructed Prior to 1935. The design criteria shall be used to ensure that modifications or alterations do not increase the noncontributing characteristics of the structure. The application of the design criteria to rehabilitate or renovate a structure to become a contributing building shall be encouraged.
3. Noncontributing Buildings Constructed After 1935. The design criteria shall be used to ensure that modifications or alterations to nonconforming structures do not increase the nonconforming characteristics of the structure or do not add to the intrusive character of the structure.
4. New Construction. The design criteria shall be used for new construction to achieve compatibility and harmony with surrounding structures and the historic district.
B. Design Guidelines. The following design guidelines are to be used to formulate plans for the rehabilitation, preservation, and continued use of old buildings consistent with the intent of this chapter. The guidelines apply to buildings of all occupancy and construction types, sizes and materials and to all permanent and temporary construction on the exterior of historic buildings as well as new attached or adjacent construction.
1. Every reasonable effort shall be made to use the building, structure or site for its originally intended purpose or for a compatible use which requires minimum alteration of the building, structure or site.
2. The distinguishing original qualities or character of a building, structure or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural feature should be avoided when possible.
3. All buildings, structures and sites shall be recognized as products of their own time.
Alterations which have no historical basis and which seek to create an earlier appearance shall be discouraged.
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4. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure or site and its environment. Such changes may have acquired significance in their own right, and this significance shall be recognized and respected.
5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be preserved.
6. Deteriorated architectural features shall be repaired, rather than replaced, wherever possible.
In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture and other visual qual ities. The repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence, rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
7. The surface cleaning of structures shall be undertaken with the gentlest means possible.
Sandblasting and other cleaning methods which will damage the historic building materials shall not be used.
8. Every reasonable effort shall be made to protect and preserve archeological resources affected by or adjacent to any building, structure or site.
9. Contemporary design for alterations and additions to existing buildings, structures or site s shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material and such design is compatible with the size, scale, color, materials and character of the property, neighborhood or environment.
10. Wherever possible, new additions or alterations to buildings, structures or sites shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the building, structure or site would be unimpaired.
11. Interior features of historical significance, such as stairways, light wells , pressed metal ceilings, ornate woodwork, and the like should be integrated into the design of any adaptive use.
C. Rehabilitation Standards. The provisions of this subsection are intended to provide reasonable design for the rehabilitation of historic buildings so that the basic historic and architectural presentation of the buildings is retained and enhanced.
1. Storefronts.
a. Where original old store fronts remain, their appearance should not be altered. Such store fronts should be repaired and preserved. Where store fronts have been altered, the original design should be determined by examining photographs from the period and by investigating any original architectural fabric which remains beneath the changes. As much original material and detail should be retained in the rehabilitation as possible. Retention of cast iron elements is particularly important for structural and waterproofing reasons. Wood or stone steps, stone sills, and other elements which contribute to the character of store front entries should be preserved. b. Where most of the existing architectural design dates from an interim remodeling and where such remodeling adds to the historical character of the historic district, rehabilitation may conform to the period of such remodeling and not to the original design. c. Where the original design cannot be determined or where financial considerations preclude full-scale rehabilitation of a store front which has already been altered, a design which is not a
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pure rehabilitation but which is in keeping with the design of the rest of the building may be appropriate. The general proportions, materials, colors, rhythm of solids to voids, repetition of design elements, and directional expression (the effect of vert icality or horizontally common to the street) should be followed in designing new store fronts. The use of materials not in existence when a store front was built should be discouraged in its rehabilitation. d. The architectural integrity of a buildings storefront in the historic district should be preserved.
Accessories, such as light fixtures, which do not imitate the designs of these eras should be prohibited. Designs appropriate to the years during which the buildings in the historic district were constructed should be encouraged.
e. Canvas awnings are traditional to the historic district and are an acceptable element of store fronts. The size and scale of awnings should be appropriate to the building to which they are attached, based on photographic and documentary evidence. Color choice should be made with discretion. Metal awnings, glass awnings and glass canopies are not in keeping with the prevailing character of the historic district and may be prohibited. To avoid obscuring building elements on the upper stories, canopies and awnings should not be permitted above the ground floor unless documented by photographic evidence.
f. Wooden balconies, canopies and porches are traditional to some buildings within the historic district and are an acceptable element of store fronts where such features can be appropriately documented. The recreation of such elements should be carefully considered to ensure that they are a faithful reproduction of original features, based on photographic and documentary evidence.
Interim building modifications which in themselves represent an important historic era or architectural style in the developmen t of the area should not, however, be obscured or destroyed in the rebuilding of such features.
2. Windows and Doors.
a. Where they still exist, the original sills, lintels, frames, sash, muntins , and glass of windows and transoms should be preserved. The original doorway elements, including sills, lintels, frames and the doors, should also be retained. When they must be replaced, the replacements should duplicate the originals in design and materials.
b. Glass in windows, doors and transoms should be clear, except where documentary evidence indicates the original use of colored glass. Plastic materials should not be used in place of glass.
Any existing small paned transoms should not be obscured on the exterior. c. The original proportions of wall openings should be retained. The blocking of any existing opening to accommodate standard sash and glass sizes, to hide ceilings lowered beneath the tops of existing windows, or for any other reason should not be allowed. d. Decorative wood or metal lintels, brackets and any other window or doorway trim should be preserved and should be restored where possible.
e. In rehabilitation, the original number of panes in glassed areas should be used.
3. Cornices.
a. Cornices should be restored to their original appearance, using original materials where possible and duplications of the original where necessary. Original materials were wood, plaster or metal.
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b. In some instances, duplication of the original cornice using contemporary materials may be necessary, although the use of materials in existence when the original was constructed is the preferred treatment.
c. Where the use of the original materials is not feasible, surviving cornice elements should be retained and repaired. An alternative to full-scale rehabilitation may be the construction of a new cornice of contemporary but sympathetic design in the same design relation to the rest of the building as the original cornice.
d. Where possible, brick corbels should be restored and treated in the same manner as brick wall surfaces.
e. Gutters, downspouts and flashings should be inconspicuous.
4. Roofs.
a. Roofs retaining their original shapes should be maintained. In some cases, where roof shapes have been altered, restoration to original appearance may be possible. b. Contemporary roofing materials shall be acceptable. Where roofs are visible, roofing materials should be dark. Flashings should be unobtrusive. c. Pseudo-mansard roofs applied to store fronts should only be considered when photographic evidence indicates the prior existence of such features and should be reconstructed to be consistent with such prior features.
5. Building Materials.
a. Brick.
i. Brick is a dominant building material in the historic district. Brick should be treated and maintained in a manner which will preserve it and should not be treated in a manner which will deface it or accelerate deterioration. Brick should not be covered by synthetic brick or stone, or wood shingles, by wood or aluminum siding, or by synthetic materials of any other kind. ii. Sandblasting accelerates the deterioration of brick and should not be used. Sandblasting gouges the mortar joints between bricks, admitting water which freezes, expands and breaks the bricks.
iii. Brick may be cleaned by applying mild chemical solvents, by scrubbing with stiff nonferrous brushes, or by spraying with water under high pressure. iv. Brick which has already been sandblasted should be treated with clear silicone every two or four years to repel water. However, treating with silicone is not the equivalent of retaining the original glaze.
v. When repointing is necessary to replace deteriorated mortar or to stop water damage, loose mortar should be raked out to a depth of approximately one -half inch to one inch in both vertical and horizontal joints and the brick washed to remove small particles which r emain. Joints should not be sawed.
vi. When deteriorating brick must be replaced, replacements should match the old brick in color, texture, size and coursing technique. Mortar should be pa inted to match existing joints.
Replacement brick should be laid in the same bond as the original.
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vii. Repainting shall be preferable to cleaning brick which has previously been painted. Painting brick which has not previously been painted is an appropriate way to unify a facade for which the original brick color, size, texture, coursing technique, and mortar appearance cannot be matched in repair work and in which such inconsistency is visually disruptive. viii. Many of the buildings in the historic district have been stuccoed. Stucco is very difficult to remove from brick, especially soft brick, and therefore its removal is not recommended. Although stucco may be removed laboriously by use of a hammer and c hisel, the chisel marks often mark the brick. If wire mesh was attached to the brick to hold the stucco, the mesh may be pulled from the surface of the brick to remove the stucco.
b. Wood. Wood is not common as a primary structural material in the historic district. Wood frame accessory features, such as skylights, however, should be retained as they constitute important elements of the buildings and offer unique opportunities for variation in mass, color and texture. Restoration techniques should be as gentle as possible and should not include sandblasting.
Where the replacement of wooden exterior features or portions of such features is necessary, the new structure should be constructed to resemble, as closely as possible, the original structure. c. Metals. Architectural metals are utilized as an exterior structural element in several buildings within the historic district. They constitute an important architectural feature and should be preserved. Cast iron store front frames should be treated sensitively and covered with a protective paint or sealer. Pressed metal cornice and trim elements should likewise be protected.
D. New Construction Standards. The construction standards proposed in this subsection are based on a combination of existing and historical design elements common to the historic district building materials common and identify the downtown Hanford commerci al buildings. The standards will help to assure that new design, while contemporary, will be compatible with the existing building character. The building design shall be consistent with the historical design elements found on adjacent buildings and the total character of the streetscape.
1. “Wild West” theme construction typified by false front architecture embellished with gingerbread-style detail, board-and-batten siding, and bright colors are not appropriate and shall not be an acceptable building motif.
2. New construction should maintain the continuity of existing rows of buildings or help to establish such continuity. Facades should be constructed at the property line facing the street.
3. The front and side walls of new construction should be parallel to the property lines. Polygonal and circular shaped buildings shall be prohibited.
4. New buildings should be constructed to within ten percent of the average height of the existing adjacent buildings. The maximum height of any new building should be fifty (50) feet. The minimum height should be twenty (20) feet. Sidewalk level commercial spaces should have a minimum ceiling height of ten feet from the floor.
5. Brick is the preferred exterior material for new construction. The color and texture should be similar to that of brick historically used in the city. Stuccoed surfaces may be permitted on a limited basis. The use of wood, synthetics and metal siding shall be prohibited.
6. A new facade should be rectangular in shape and its proportions (width in relation to height) should be consistent or compatible with the proportions of adjacent historic buil dings. The
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principal directional expression of new facades may be horizontal or vertical. Facades of one-story buildings should be organized into three horizontal or vertical bands: store front, solid wall space above the store front, and cornice with or w ithout parapet. Two- story buildings should be organized into three or four horizontal bands: store front, horizontal band (optional), second floor, and cornice (with or without parapet). Such bands should align with those of adjacent buildings.
7. Facades should be organized into three, four or five bays. The directional expression of windows and doors should be vertical, though several vertical elements may be combined to form a horizontal opening.
8. New construction details should approximate the character of historic details found in the historic district. The reproduction of historic building details shall be discouraged, except where the reconstruction of historic buildings may be appropriate.
9. New store fronts should approximate the character of those built in the past within the historic district: the double doors of some of the oldest buildings, the recessed entries with flanking showcases of the 1880-1940 period, and others which can be photographically documented. Store fronts with recessed entries should be divided into three bands: a transom band, a band of display windows, and a small spandrel or paneled band under display windows. Proportions of store fronts should be consistent with t hose of historical store fronts. Store fronts should be ten feet high, including the transom band. Metal store front elements should not leave exposed the natural color of the metal. Dark anodized finishes shall be preferred, as are colors traditionally used in the historic district.
10. Awnings or triangular sidewalk roofs attached above street level store fronts should be encouraged.
11. False fronts or parapet walls should conceal roofs from the public view. Mansard, free form, and geometric roof shapes shall be prohibited.
12. The scale of new construction should be harmonious with that of adjacent buildings.
Materials, signs and other elements of new construction should be consistent with the scale of similar elements found in adjacent historic buildings.
13. Those sections of the rehabilitation standards set forth in subsection C of this section discussing store front design, canopies, and awnings shall also apply to new construction.
E. General Building Standards. The standards set forth in this subsection should be applied to all alterations or new construction in the historic district.
1. Color.
a. Exterior colors should harmonize with other colors on the same building and on the streetscape. Exterior colors should complement the colors of neighboring buildings and should be selected to be mutually supportive and beneficial to the overall historic character of the streetscape. b. Where wood or metal surfaces of windows, doors, porches and details, other than cornices, are to be painted, the following colors shall be used: During the ear ly twentieth century, muted colors and earth colors were favored. They included gray, dark brown, dark green, blue gray, beige, brick red, and terra cotta. A slightly grayish- white paint, was frequently used for major surface areas and for details. This grayish-white is an appropriate choice for window sash and frames and for other details. In some instances, black or dark gray may be appropriate for the fixed window
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or door frame. If the original color of a cornice cannot be determined, grayish -white, buff or sandstone color are preferred choices.
c. Where brick has been painted, repainting in a color which approximates that of the natural brick is appropriate. Mortar joints might also be suggested in a color approximating the natural color of the mortar (not a pure white). Depending on the paint history of a building, grayish-white paint may be an acceptable alternative for the facade. Where brick was unpainted and remains unpainted, the use of paint on the exterior shall be discouraged, since unpainted brick is a strong design tradition in the historic district.
d. Paint colors which were not produced or used during the early twentieth century should be discouraged in the historic district. Bright, new colors are to be avoided, even when used sparingly.
2. Signs.
a. General Requirements. Signs shall be designed to contribute to the quality of the historic commercial environment. Within the historic district, each business shall be limited to one primary sign, except those businesses on corners which may have a sign on each street. Each business may also appropriately establish one sign directly lettered onto the window glass or the glass in the doors. Signs in the historic district shall be pedestrian oriented in size and shape. Graphics shall be simple and bold. Signs shall be flush with the wall since they usually complement architectural elements more effectively than projecting sign. Wall mounted can or cabinet type internally illuminated wall signs are not permitted. Symbolic, three-dimensional signs (such as a barber pole or a pawn shop symbol) shall be encouraged. Paper signs attached to the interiors or exteriors of store windows shall be discouraged, except where temporary presentation for public notice requires such treatment. The height of new signs shall not extend above the window sills of the second floor. Signs on one -story buildings shall not project above the cornice line, and all roof - mounted signs shall be precluded.
b. Area of Permanent Signs.
i. Each ground floor tenant may have a maximum of one square foot of signage for each linear foot of business establishment on his primary frontage (that portion of the building occupied by the business which faces a street and contains the main entrance), with a twenty-five (25) square foot minimum sign area, regardless of the width of such primary frontage. ii. Each ground floor tenant may have a maximum of one -half square foot of signage for each linear foot of secondary frontage (that portion of the building occupied by the business and facing an alley, street, adjacent building, parking lot, or the like). iii. Each ground floor tenant may have one sign located at each entrance attached below the marquee or canopy which shall not exceed six square feet per sign face and with a minimum ground clearance of seven feet above the sidewalk grade. Such sign shall not count against the maximum sign area allowed for a business frontage.
iv. Each basement and second and third story tenant may have painted window signs at a maximum of thirty (30) percent of the businesses’ total window area on a given frontage. v. Each basement and second and third story tenant may also use the awning skin above his businesses’ windows for signage based on thirty (30) percent of the window area.
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vi. Basement and second and third story tenants may use a maximum of fifty (50) percent of the entrance door area (the street entrance leading up to the second story) for a directory type sign to be placed on the door or on the wall beside the door.
vii. Where second stories are occupied by only one tenant, the tenant may use the skirt of the awning above the entrance door (the street entrance leading up to the second story) for signage. viii. Multi-tenant buildings or businesses within a row of buildings shall be permitted a directory type sign located on a building with each business allowed up to an eight -inch by thirty-six (36) inch sign per directory. Such a sign will not count agains t the maximum sign allowance for the business frontages.
ix. Pole signs shall not be permitted except under special circumstances where a sign on a building is not appropriate and where such is approved by the C ommunity Development Department.
c. Temporary signs.
i. Each building tenant may use one of the following two types of temporary signs, but not both at the same time:
(A) Basement, ground and second and third story tenants may use a maximum of twenty-five (25) percent of their total window area along a single frontage for temporary signage. Such promotional or sale signs shall only be used for a period of seven consecut ive days per month with at least a thirty (30) day period between sign displays. Such signs shall be of professional quality. (B) Each building tenant shall be permitted to use one portable sign only on Fridays and Saturdays which sign is a maximum of three and one -half feet high and two feet wide. Such signs shall be placed immediately adjacent to the building and not next to the curb or anywhere else in the sidewalk area. Portable signs shall be removed and placed inside the business each afternoon or early evening on Fridays and Saturdays before the business closes. ii. Commercial banner type signs on buildings or store fronts shall be prohibited except for grand openings and community events. Such signs shall only be used for a period of fourteen (14) days and then be removed. Such signs shall be of professional qual ity. Except for dealerships of cars, trucks, motorcycles, recreational vehicles and boats, and temporary parking lots sales which require outdoor display, canvas, plastic, cloth, paper or other types of banners or streamers suspended across private property, buildings or structures shall not be permitted. “Grand Opening” banners are permitted as stated above.
d. Brand Names or Product Signs. Registered trademarks, the portrayal of specific commodities, or signs advertising an individual brand of products shall not exceed ten percent of the total sign area. If the trademark or commodity represents the principal activity conducted, a maximum of twenty-five (25) percent of the total sign area for trademark use. f. Sign Approval Process. All signs prior to their use and installation shall require a permit and shall be approved for consistency with this chapter.
g. Deviations from Sign Standards. The community development department or the City Council are granted the authority to approve deviations from the provisions of this section as allowed pursuant to Section 17.48.080.
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3. Roof-Mounted Equipment. Roof -mounted equipment should be located so that it is not generally visible from the adjoining streets or alleys and does not detract from the lines of the building.
4. Energy Conservation. The conservation of energy should be considered in the review of building rehabilitations so that within the historical context of a building the conservation of energy resources is maximized.
5. Additional Design Criteria. The City Council may adopt, by resolution, such additional design criteria as may be desirable to further implement and clarify this section. Such criteria shall be consistent with the purposes and intent of this chapter.
6. Other Provisions. The following rules and regulations are incorporated by this reference into the design criteria set forth in this section:
a. The Secretary of the Interior Standards of Rehabilitation and Guidelines for Rehabilitating Historic Buildings;
b. California Code of Regulations, Title 14, Part 8: State Historical Building Code.
17.48.160 Demolition of historic structures.
A. Notices Required. The demolition, wholly or partially, of a contributing building in a historic district or a designated historic building shall be prohibited unless the property owner of such structure gives the C ommunity Development Department one hundred eighty (180) days’ prior written notice that such demolition is planned for such structure. Subject to the provisions of subsection B of this section, no application to the city for a permit to carry out such demolition shall be accepted during said one hundred eighty (180) day notice period. Following the receipt of such notice, the C ity Council may take such steps as it determines are necessary to preserve the structure concerned. The City Council, among other things, may:
1. Seek local trusts and other financial sources which may be willing to purchase the structure for restoration;
2. Publicize, with the owner’s consent, the availability of the structure for purchase for restoration purposes;
3. Make offer concerning the acquisition of development rights or facade easements and the imposition or negotiation of other restrictions for the preservation of the structure;
4. Investigate possible sites for the relocation of the structure; and
5. Direct city staff to purchase the structure pursuant to a development plan where it does not appear that private preservation is feasible.
6. Deny the demolition request.
B. Waivers of Notices.
1. The City Council, upon the request of the property owner, may waive the requirement of one hundred eighty (180) days’ prior written notice if the action planned for the structure involves:
a. An emergency repair to, or removing an unsafe condition of, the structure; or b. The relocation of the structure to a site approved by the City Council; or
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c. Relief of extreme financial hardship to the owner of the structure as set forth in Section
17.48.190.
2. A request by a property owner for the waiver of a notice shall be considered by the C ity Council at its next regular meeting after the filing of such request in writing with the Community Development Department; however, if the request is filed within ten days of the next regular meeting of the City Council, the request shall be placed on the agenda of the City Council’s second regular meeting following the filing of the request.
17.48.170 Substandard buildings.
The Building Official or the Fire Marshal shall notify the C ommunity Development Department whenever such official declares a designated historic building or structure within a historic district to be a substandard or dangerous building.
Upon the receipt of notice from the B uilding Official or the Fire Marshal, the City Council shall evaluate the historic and architectural merit of the structure and shall provide recommendations to the Building Official within thirty (30) days.
17.48.180 Duty to keep in good repair.
The owner, occupant or other person in actual charge of a designated historic building or site, structure or building in an historic district shall keep in good repair all of the exterior portions of such site, improvement, building or structure, and all interior portions thereof whose maintenance is necessary to prevent the deterioration and decay of any exterior architectural feature.
17.48.190 Evidence of hardship.
The City Council may approve an application for a permit to carry out any proposed work in an historic district or on a historic site, structure or building if the applicant presents clear and convincing evidence of facts demonstrating, to the satisfaction of the City Council, that denial or the application will cause immediate and substantial hardship on the applicant because of conditions peculiar to the particular building, structure or site or other feature involved, and that the approval of the applica tion will be consistent with the purposes of this title. If a hardship is found to exist under this section, the City Council shall make written findings to that effect.
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Chapter 17.50
DEVELOPMENT STANDARDS
17.50.010 Purpose and applicability.
17.50.020 Applicability.
17.50.025 Nuisance.
17.50.030 Waste materials.
17.50.040 Air pollution.
17.50.050 Odorous gases and matter.
17.50.060 Discharge of materials.
17.50.070 Ground vibration.
17.50.080 Combustibles and explosives.
17.50.090 Trash collection areas.
17.50.100 Rooftop equipment.
17.50.110 Fences and walls.
17.50.120 Fence and wall locations in residential, office, and public facilities zones.
17.50.125 Temporary fences.
17.50.130 Tents, tarps, and other coverings.
17.50.140 Outdoor lighting standards.
17.50.150 Through lots.
17.50.160 Measurement of building setback areas.
17.50.170 Exceptions in building setback area limitations.
17.50.180 Measurement of height.
17.50.190 Exceptions to height limitations.
17.50.200 Property maintenance.
17.50.210 Housing density bonus and other incentives.
17.50.010 Purpose and applicability.
The purpose of this chapter is to establish development standards in order to preserve, protect, and promote the public health, safety, and general welfare of the city, and to minimize environmental impacts and land use conflicts.
17.50.020 Applicability.
This chapter shall apply to uses within all zone districts, unless specifically stated otherwise.
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17.50.025 Nuisance.
No use shall create a Nuisance conditions caused by noise, odor, dust, mud, smoke, steam, vibration, light or other similar causes are prohibited.
17.50.030 Waste materials.
Waste materials that are associated with any use that cause fumes or dust, that may be a fire hazard, or that are edible by, or otherwise attractive to, rodents or insects, shall be stored in closed containers.
17.50.040 Air pollution.
No use shall cause the emission of any smoke, ash, dust, fumes, vapors, gases or other forms of air pollution exceeding regulatory limits that , or other forms of air pollution that can cause excessive soiling on any other parcel. No emission shall be permitted that exceeds the requirements of the San Joaquin Valley Air Pollution Control District or the requirements of any air quality plan adopted by the City of Hanford.
17.50.050 Odorous gases and matter.
No use shall be permitted which emits odorous gases or other odorous matter in such quantities as to be dangerous, harmful, noxious, or otherwise objectionable at a level that is detectable with or without the aid of instruments at or beyond the project site boundary.
17.50.060 Discharge of materials.
No use shall discharge at any point into any public or private street, public sewer, storm drain, private stream, body of water, or into the ground, any material that can contaminate any water supply, interfere with bacteriological processes in sewerage treatment, or otherwise cause the emission of dangerous o r offensive elements, except according to the standards approved by the California Department of Public Health, or any other federal, state or local government agency.
17.50.070 Ground vibration.
No use shall be permitted to cause a steady state, earth -borne oscillation beyond the project site.
Ground vibration caused by moving vehicles, trains, aircraft, or temporary construction or demolition is exempt from this requirement.
17.50.080 Combustibles and explosives.
The use, handling, storage, and transportation of combustibles and explosives shall comply with the Uniform Fire Code and California Code of Regulations Title 19.
17.50.090 Trash collection areas.
A. Suitable area shall be provided on- site for collection of trash and recyclable materials for all multi-family residential, mixed-use, commercial, office, and industrial uses. Refuse storage areas shall be adequately screened from view. The refuse area enclosure shall be designed to meet the minimum recommended dimensional standards as determined by the City Engineer.
B. All uses shall be in compliance with the provisions of Chapter 13.12 of the Municipal Code.
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17.50.100 Rooftop equipment.
All elevator housing and mechanical equipment located on the roof of any building shall be screened from adjacent views and contained within a completely enclosed penthouse or portion of the same building having walls and roofs with construction and appearance similar to the building.
17.50.110 Fences and walls.
A. No fence or wall shall be placed within the public right-of-way.
B. A masonry fence exceeding three (3) feet in height shall require engineered footings and a building permit. All other fencing exceeding seven (7) feet in height shall require engineered post footings and a building permit;
C. No hedge, shrub, fence, or wall exceeding the three (3) feet in height, or four (4) feet in height if the upper one (1) foot is fifty (50) percent or more open shall be planted, placed, or maintained within the twenty-five (25) feet corner sight triangle of a corner lot, or along a front or street side property line wh ere the hedge, shrub, fence, or wall creates a traffic or pedestrian hazard as determined by the Community Development Director.
D. The provisions of this title regarding fences or walls shall not apply to a fence or wall necessary for public safety or as required by any law or regulation of the state, or any agency thereof.
17.50.120 Fence and wall locations in residential, office, and public facilities zones.
Fences and walls in the R -L, R -M, R -H, OR, O and PF zone districts shall be constructed or installed in accordance with the following:
A. Along a rear lot line not exceeding seven feet in height; B. Along an interior side lot line not exceeding seven (7) feet in height beginning at ten (10) feet from the front lot line;
C. On a corner lot along the street side lot line not exceeding seven (7) feet in height beginning at twenty-five (25) feet from the front lot line. On a reverse corner lot, the fence or wall is to be set back from the street side lot line five (5) feet. On a reverse corner lot, the rear lot line fence is not to extend beyond the five (5) foot street side building setback area; D. On a corner lot when a residence is constructed with its front access facing the street side lot line of a corner lot, a six (6) foot high fence is to be placed ten feet behind the front property line.
The street corner forty -five (45) degree angle line of sight is to be maintained as described in Subsection H below. When the front of the house fronts the street side lot line a fence exceeding three (3) or four (4) feet in height as described in Subsection E and F below is to be set back ten (10) feet from the street side lot line;
E. Along a front lot line not exceeding three (3) feet in height; F. Along a front lot line not exceeding four (4) feet in height when the upper one (1) foot is fifty (50) percent or more open;
G. Along a front lot line an open chain link fence up to seven (7) feet in height may be located in conjunction with a public or quasi-public playground or park use;
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H. A six-foot fence or wall may be located in a front building setback area when set back ten (10) feet from the front lot line. Except in the case of a corner lot, the fence wall shall begin a forty - five (45) degree angle at a point twenty -five (25) feet from the front lot line located on the street side lot line.
17.50.125 Temporary fences.
The use of temporary fences is allowed subject to the following requirements:
A. A temporary fence shall be constructed of chain link or other such material approved by the Community Development Director and shall not be permanently affixed to the site.
B. A temporary fence shall be located on the site in such a manner as not to impede pedestrian or automobile traffic adjacent to the site.
C. A temporary fence placed to secure a construction, rehabilitation or demolition project on the site shall be removed when the project is completed.
D. A temporary fence placed for a reason other than to secure a construction, rehabilitation or demolition project on the site shall be removed after ninety (90) days unless a temporary use permit is issued in accordance with Chapter 17.76 that allows a longer period of time.
17.50.130 Tents, tarps, and other coverings.
No front or side building setback area in the R-L, R-M, OR, or O zone district shall be covered by tents, tarps, cloth, fabric, or a wood or metal covering or structure except for the following:
A. Standard window and door awnings
B. Ornamental covers, such as a sidewalk or entry awning trellis, or other similar improvement intended as an improved passageway or for aesthetic purposes providing architectural integrity with the building to which it is attached. Supports shall be ninet y (90) percent open and shall not be enclosed.
C. Tarps for roof and building repairs shall be prohibited, except for emergency repairs.
Additionally, the use of tarps for temporary canopies, enclosures, and/or awnings is prohibited in any front yard area visible from any public right of way.
17.50.140 Outdoor lighting standards.
A. Purpose. The purpose of this section is to establish standards for the types, construction, installation and use of outdoor electrically powered illuminating devices and systems in order to conserve energy, preserve the natural environment, and provide nighttime safety and security, while not materially interfering with the use and enjoyment of property.
B. Definitions. For purposes of this section, unless otherwise defined, the following words and phrases when used in this section shall have the following meaning:
1. “Automatic timing device” means device which automatically turns on and off outdoor light fixtures or circuits.
2. “Canopy light fixture” means an outdoor lighting fixture attached to or recessed within a canopy ceiling.
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3. “Direct illumination” means illumination resulting from light emitted directly from a lamp or luminaire, not light diffused through translucent signs or reflected from other surfaces such as the ground or building faces.
4. “Fully shielded fixture” means an outdoor light fixture shielded in such a manner that all light emitted by the fixture, either directly from the lamp or indirectly from the fixture, is projected below the horizontal plane as determined by photometric test or certified by the manufacturer. A light fixture mounted under a canopy or other structure such that the canopy or surrounding structure effectively shields the light in the same manner is also considered fully shielded for the purposes of this definition.
5. “Light glare” means the reflections of light sources which reduce the contrast between detail and background within the visual area.
6. “Light trespass” means any form of artificial illumination emanating from a light fixture or illuminated sign that penetrates other property and creates a nuisance.
7. “Lumen” means that unit used to measure the actual amount of light which is produced by an outdoor light fixture.
8. “Luminous tube lighting” means g as-filled tubing which, when subjected to high voltage, becomes luminescent in a color characteristic of the particular gas used, e.g., neon, argon, etc.
9. “Outdoor light fixture” means an electrically powered illuminating device which is permanently installed outdoors, including, but not limited to, devices used to illuminate any site, structure, or sign.
10. “Temporary lighting” means lighting which does not conform to the provisions of this section and which will not be used for more than one continuous thirty (30) day period within one calendar year. Temporary lighting is intended for uses, which by their nature are of limited duration; e.g. holiday decorations, civic events, special events, construction projects, emergencies or similar situations. The thirty (30) day time limitations may be extended by the city on a case-by-case basis for unusual or special circumstances.
11. “Unshielded” means f ixtures lacking any means to restrict the emitted light to below the horizontal plane.
C. Exemptions. The outdoor lighting fixtures listed below are exempt from the provisions of this section:
1. Outdoor lighting fixtures which were lawfully installed prior to the enactment of these standards and do not create a nuisance.
2. Luminous tube lighting. Gas-filled tubing e.g., neon, argon, etc.
3. Temporary lighting, as defined in subsection B.
4. Public outdoor recreational facilities, airport, roadway and navigation lighting installed and maintained by a public agency or public utility.
5. Outdoor light fixtures producing light by the combustion of fossil fuels, such as liquid fuel lanterns or gas lamps.
6. Low voltage holiday decorations and landscape/walkway lighting.
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7. Ornamental lighting within the street right-of-way when approved by the city.
8. Lights emitting infrared radiation used for remote security surveillance systems.
9. Emergency Lighting by Emergency Services. Searchlights, floodlights, laser source lights, strobe or flashing lights, or any similar high intensity lights are permitted when used in emergencies by police, fire, medical, or utility personnel or at their direction.
10. Solar-powered Lighting. Solar-powered lights of 5 watts or less per fixture used in residential landscaping applications and to illuminate walkways are exempt from applicable lamp type and shielding standards and are excluded from the total lumen calculations for the site.
D. General Outdoor Lighting Standards. The following requirements and standards shall apply in all zone districts for the installation and use of outdoor lighting fixtures.
1. All lights and light fixtures, except public street lights, shall be located, aimed or shielded so as to minimize light trespassing across property boundaries or skyward.
2. No lights or light fixtures shall flash, revolve, blink or otherwise resemble a traffic control signal or operate in such a fashion to create a hazard for passing traffic.
3. Building mounted lighting fixtures shall be attached only to the walls of the building. The top of a light fixture attached to a building wall shall not be higher than the top of the building parapet or the top of the roof eave, whichever is lower.
4. Canopy ceiling light fixtures shall be recessed or the sides of the lens area shall be shielded in order to eliminate emission of horizontal light.
5. The height of freestanding light fixtures including freestanding parking lot fixtures shall be measured from the top of a light fixture to the adjacent grade at the base of the support for that light fixture and shall not exceed the following:
a. Eighteen (18) feet in height, when located within fifty (50) feet of any residential zone district; and
b. Twenty-five (25) feet in height when located within fifty-one (51) to one hundred fifty (150) feet of any residential zone district; and
c. Thirty (30) feet in height when located more than one hundred fifty (150) feet from any residential zone district; and
d. Fifty (50) feet in height when located in the C -R Regional Commercial zone or freestanding light fixtures for public outdoor recreational facilities , when not located within 150 feet of any residential zone.
E. Specific Outdoor Lighting Standards. In addition to the general outdoor lighting standards stated in S ubsection D, the following additional requirements shall apply to outdoor lighting fixtures in the R-L, R-M, R-H, and OR zone districts:
1. Mercury vapor lamps shall be a fully shielded fixture with all light directed on-site.
2. Freestanding light fixtures, including freestanding parking lot light fixtures, shall not exceed eighteen (18) feet in height measured from the top of a light fixture to the adjacent grade at the base of the support for that light fixture.
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F. Commercial Outdoor Lighting Standards. In addition to the requirements identified in Subsection D, the following additional requirements shall apply to outdoor lighting fixtures in the O, PF, and all commercial and mixed use zone districts:
1. All outdoor fixture lighting shall be a fully shielded fixture and focused to minimize light trespass and glare.
2. Outdoor lighting fixtures shall be turned off after close -of-business unless needed for safety or security, in which case the lighting shall be activated by motion sensor devices . Illuminated signs and parking lot lighting are excluded from this requirement.
3. Lighting for signs, recreational facilities and decorative effects for building and landscape shall be fully shielded fixtures equipped with automatic timing devices and focused to minimize light glare and light trespass.
G. Submission of Plans and Evidence. For parking lots and commercial developments, the submission of lighting plans and evidence of compliance with these lighting requirement s are required, and shall include the following:
1. Description of outdoor light fixtures, including component specifications such as lamp reflectors, lens style, angle of light cutoff, supports, poles, and include manufacturers’ catalog specifications.
2. Locations and description of all outdoor light fixture and hours of their operation.
17.50.150 Through lots.
A front yard shall be provided on each frontage of a through lot, except where a waiver of access to one of the frontages applies.
17.50.160 Measurement of building setback areas.
A. Required building setback areas shall be measured as the minimum horizontal distance from the property line of the site or street line to a line parallel thereto on the site; provided, however, where a precise street plan has been adopted by the City Council , the required front building setback area shall be measured from the precise street plan line, and no provision of this title shall be construed to permit a structure, use, or other improvement to extend beyond such precise plan line.
B. Where a site abuts on a street having only a portion of its required width dedicated or reserved for street purposes, the site area and required building setback areas shall be measured from a line representing the boundary of the additional width required for street purposes abutting the site.
C. Where a site abuts a public alley, required building setback areas shall be measured from the center line of the alley, except that garages and carports with alley access shall be located a minimum of twenty -five (25) feet from the opposite side of the alley where access opening is parallel to the alley right-of-way line requiring a ninety (90) degree turn.
17.50.170 Exceptions in building setback area limitations.
A. Architectural features, including without limitation, sills, chimneys, fireplaces, cornices and eaves, may extend into a required side building setback area, a required rear building setback area, or a space between structures, not more than thirty-six (36) inches, and may extend into a required front building setback area not more than six (6) feet; provided, that where an architectural feature
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extends more than twenty- four (24) inches into a required side building setback area , such extension shall meet all fire and building code requirements. No building or projection thereof may extend into a public easement or right -of-way, except awnings in the MX-D Downtown Mixed Use Zone District, or except awnings in the Historic Distri ct, with approval of a Historic Resources Permit.
B. Open, unenclosed, uncovered metal fire escapes and depressed ramps or stairways may project into any required yard or space between buildings not more than four feet; and planter boxes attached to a building may be ext ended into a required front building setback area by not more than three (3) feet.
C. Fences, walls, hedges, garden structures, walks, driveways and retaining walls may occupy any required building setback area or other open space, subject to the limitations prescribed in this title.
D. When more than sixty (60) percent of the linear frontage of lots improved with residential buildings within any street block is comprised of lots with less than the minimum front building setback requirements, the minimum front building setback for newly constructed residential buildings in such block shall be the average of the actual front building setback of all the lots in such block improved with residential buildings; counting those that have front building setbacks greater than the minimum front building setback requirement of the zone district as having the minimum requirement.
17.50.180 Measurement of height.
The height of a structure shall be measured vertically from the average elevation of the ground surface covered by the structure to the highest point of the structure; provided, however, the provisions of this section shall not apply to the height of any structure necessary for public safety or as required by any law or regulation of the state or an agency thereof.
17.50.190 Exceptions to height limitations.
Penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans, air - conditioning equipment, or similar equipment required to operate and maintain buildings, and fire and parapet walls, skylights, towers, spires, cupolas, road signs (where permitted), flagpoles, chimneys, smokestacks, television and radio masts, or similar structures may be erected above the height limit, but shall not be allowed for the purpose of providing additional floor space.
17.50.200 Property maintenance.
It is a public nuisance for any person owning, leasing, renting, occupying, or having possession of any real property to maintain said real property in a manner in which any of the following conditions are found to exist:
A. The real property or any buildings, structures, or improvements located thereon which violate one or more of the following:
1. The California Building Standards Code , California Code of Regulations , Title 24, any and all amendments, thereto, published by the California Building Standards Commission;
2. Any provision of the Hanford Municipal Code;
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3. Any other law or regulation ;, such violations including, without limitation, violations that create a fire hazard, endanger human life, or are hazards to the public health, safety and general welfare of the citizens of the city, including without limitation, real property, structures o r other improvements that are in disrepair or are not properly maintained as determined by the Code Enforcement Officer;
B. Outdoor storage of personal property of any type or design in any unscreened/unfenced areas fronting on any alley, street, or other public right-of-way; C. The parking of vehicles in yards or landscaped areas; D. Real property or structures or improvements thereon not properly maintained so as to constitute a fire hazard by reason of weeds, grass, rank overgrowth, or accumulations of debris or which could harbor rats or other vermin, create unsightly appearance, or create conditions which are detrimental to neighboring properties;
E. Broken windows or other structural defects in the real property or any structures or improvements thereon which create hazardous conditions and invite trespassing and malicious mischief including unsafe structural supports, boarded doorways and windows, dry rot, termites, and similar hazards;
F. Clothes lines within front yard areas, or other unscreened/unfenced yard areas; G. Garbage cans and garbage receptacles stored within the front yards and which are visible from the public street or neighboring properties. Except that, the C ode Enforcement Officer may determine that circumstances involving the property or its occupants make it difficult or impossible to place the garbage cans and receptacles out of public view. If the C ode Enforcement Officer makes such a determination, the Code Enforcement Officer shall designate a location on the property for the storage of the garbage cans and receptacles even though such location may allow the garbage cans and receptacles to be visible from the public street or neighboring properties; H. Failure to maintain any wall, fence, or hedge as to constitute a hazard to persons or property or which create an unsightly appearance;
I. Failure to maintain required landscaping and trees and/or removal, destruction or severe pruning of required landscaping or trees.
J. Installation of newspaper/magazine racks, overnight/postal drop boxes or other items of personal property in the public right-of-way without first obtaining an encroachment permit from the city and/or failure to properly maintain said items.
K. Conditions that create a fire hazard, endanger human life, or are hazards to public health, safety or general welfare of the citizens of the city, including without limitation, real property, structures or other improvements that are in disrepair or are not properly maintained as determined by the Code Enforcement Officer.
L. Failure to address graffiti for longer than forty-eight (48) hours from the time that graffiti is placed on a surface.
M. Construction equipment, buses, limousines, tow trucks, flatbed trucks, grading equipment, tractors, tractor trailers, trailers, and any commercial vehicle over twenty -two feet (22') long or eight feet (8') in height or ninety inches (90") wide, supplies, materials, or
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machinery of any type or description, parked or stored upon any street or property within a residential zone. “Commercial vehicle,” for the purposes of this section, shall be defined as any motorized or nonmotorized vehicle used or maintained to transport property or goods for profit, or persons for hire or compensation.
N. Portable basketball hoops placed, stored, or left unattended on a public sidewalk, public street, or any portion of the City right-of-way.
O. Failure to satisfy the following requirement for address numbers: Approved numbers or address signage shall be placed and maintained on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property.
Numbers shall contrast with their background and shall not be less than 4" in height. House numbers shall not be obstructed in any fashion.
17.50.210 Housing density bonus and other incentives.
A. The purpose and intent of this section is to implement Chapter 4.3 Density Bonuses and Other Incentives, Section 65915, et seq., of the California Government Code , as amended , for the development of affordable housing and senior housing developments, which are incorporated herein by this reference.
B. This section shall apply to residential projects providing moderate, low and very low income housing and/or senior housing developments pursuant to the provisions and definitions of Chapter
4.3, Section 65915, et seq., of the California Government Code, as amended. Should provisions of this chapter conflict with state law, the latter shall control.
C. Projects which meet the requirements set forth in this section shall qualify for a density bonus and an applicable number of concessions or incentives unless the City Council adopts a written finding, based upon substantial evidence that any one of the following exists:
1. The concession or incentive is not required to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set at the required affordable levels, as specified in Government Code Section 65915(c); or
2. The concession or incentive would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households; or
3. The disapproval of the project or imposition of conditions is required in order to comply with specific state or federal law and there is no feasible method to comply without rendering the development unaffordable to very low and low-income households; or
4. The development project is inconsistent with the city’s General Plan land use designation as it existed on the date the application was deemed complete, and the city has adopted a housing element in compliance with state law.
D. Project financial report. The applicant shall show in the form of a project financial report (financial pro forma) that the density bonus is necessary to make the housing units economically
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feasible, and the city may retain a consultant, at developer’s sole cost, to review the project financial report and advise the city on the report. Where development and zoning standards exist which would otherwise inhibit the utilization of the density bonus on specific sites, the city may waive or modify the standards consistent with the provisions of this section.
E. Procedures.
1. Density Bonus/Incentives Review. Density bonus/incentive review by the Planning Commission shall only be required for projects involving Planning Commission approval. If no legislative entitlement is required, the community development department staff shall have final approval authority on density bonus and incentives. Appeals of a Planning Commission decision must be in accordance with Chapter 17.70 of the Hanford Municipal Code. If a rezone or General Plan amendment is part of the project, the Planning Commission shall make a recommendation on the density bonus and incentives requested, but the City Council shall have final approval authority as part of the total project. Any special conditions of the city zoning ordinance pertaining to the project, and/or applicable development standards of the downtown area Historic District or Sitesshall also apply.
2. Regulatory Agreement. The city and applicant shall execute a regulatory agreement, ensuring compliance of the project with all applicable provisions and affordability restrictions as required under this section, State law, or other applicable affordable housing requirements, as well as equity sharing requirements if applicable. The regulatory agreement shall be recorded as a deed restriction with the Kings County recorder’s office running with the land and be binding upon all future owners, developers, a nd/or successors- in-interest. The regulatory agreement shall be recorded prior to the approval of a final map, or, where a map is not being processed, prior to the issuance of building permits for the parcel or units. Resale of moderate income units shall be governed by Government Code Section 65915(c)(2). The regulatory agreement shall , in addition to any provisions required by statute, include at least the following:
a. The total number of units approved for the housing development, including the number of target units;
b. A description of the household income group to be accommodated by the housing development, and the standards for determining the corresponding affordable rent or affordable sales price and housing costs;
c. The location, unit sizes, in square feet, and number of bedrooms of target units; d. Tenure of use restrictions for target units of at least forty-five (45) or fifty-five (55) years, in compliance with applicable laws;
e. A schedule for completion and occupancy of target units; f. A description of the additional incentive(s) being provided by the city; g. A description of remedies for breach of the regulatory agreement by the owners, developers, and/or successors-in-interest of the project; and
h. Other provisions to ensure implementation and compliance with this section.
3. Additional Conditions. In addition, reasonable conditions may be imposed to assure continued availability of such housing as very low, low or moderate income housing, or, for senior housing developments as defined in Civil Code Sections 51.3 and 51.12.
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4. Rented units shall be affordable at a rent that does not exceed current Housing and Urban Development (HUD) income limits for target -income households for the county adjusted for household size.
5. Subject to the terms of an equity- sharing agreement, owner-occupied units shall be sold and resold only to eligible target-income households.
6. The owner(s) shall maintain and keep on file documentation for the income level for each tenant occupying the target units.
7. The owner(s) shall provide the city any additional information required by the city to ensure the long-term affordability of the target units by eligible households.
8. The city shall have the right to inspect the owner’s project -related records at any reasonable time and shall be entitled to audit the owner’s records once a year.
9. The city may establish fees associated with the setting up and monitoring of target units.
10. All ownership target units shall be occupied by their purchasers; no renting or leasing shall be allowed.
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Chapter 17.52
LANDSCAPE STANDARDS
17.52.010 Purpose.
17.52.020 Applicability.
17.52.030 Landscape concept plan.
17.52.040 Construction landscape and irrigation plans.
17.52.050 Landscape area requirements.
17.52.060 Landscape standards.
17.52.010 Purpose.
The purpose of this chapter is to:
A. Enhance the appearance of all development by providing standards relating to the quality, quantity, and functional aspects of landscaping and landscape screening; B. Protect public health, safety, and welfare by minimizing the impact of all forms of physical and visual pollution, controlling soil erosion, screening incompatible land uses, preserving the integrity of existing residential neighborhoods, and enhancing pedestrian and vehicular traffic and safety; and,
C. Decrease the use of water for landscaping purposes by requiring the efficient irrigation system design, appropriate plant materials, and regular maintenance of landscaped areas.
D. Meet the requirements of the latest adopted Model Water Efficient Landscape Ordinance. If the provisions of this chapter conflict with the then -current Model Water Efficient Landscape Ordinance, the more stringent provisions shall apply.
17.52.020 Applicability.
A. All projects shall provide and maintain landscaping in compliance with the provisions of this chapter.
B. Landscape plans, and plans for the ornamental use of water, including fountains and ponds, shall be submitted for review for compliance with the requirements of this chapter. Landscaping shall not be installed until the applicant receives approval of th e final landscape plan. Changes to the approved landscape plans that affect the character or quantity of the plant material or irrigation system design are required to be resubmitted for review and approval before installation.
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17.52.030 Landscape concept plan.
A. Through the Site Plan Review Committee process, the city may require a landscape concept plan as part of an application for a site plan review permit, conditional use permit, tentative subdivision map, or other permit or plan.
B. A landscape concept plan shall meet the intent of this chapter by exhibiting a design layout that demonstrates the desired landscaping program in terms of function, location, size/scale, and similar attributes. The concept plan shall provide the applicable review authority with a clear understanding of the landscaping program before the preparation of detailed construction landscape and irrigation plans.
17.52.040 Construction landscape and irrigation plans.
A. When construction landscape and irrigation plans for on- site landscaping are required, they shall be submitted in conjunction with a building permit or subdivision improvement plans.
B. Landscape and irrigation plans shall be prepared by a State Licensed Landscape Architect , Licensed Landscape Contractor or a landscape professional determined to be competent by the Community Development Director.
C. Construction landscape and irrigation plans shall comply with the latest State Model Water Efficient Landscape Ordinance. The Community Development Director or the City Engineer may determine other requirements for the contents of construction landscape and irrigation plans.
17.52.050 Landscape area requirements.
Landscaping shall be provided in the locations specified in this section:
A. All building setback areas and open space areas required by this title that are visible from a public right-of-way shall be landscaped.
B. All areas of a project site not intended for a specific use, including pad sites held for future development shall be landscaped unless it is determined by the Community Development Director that landscaping is not necessary to fulfill the purposes of this chapter.
C. Parking areas shall be landscaped in compliance with Chapter 17.54.
17.52.060 Landscape standards.
Landscape areas and materials shall be designed, installed, and properly maintained in compliance with the following:
A. General design standards. The following features shall be incorporated into the design of the proposed landscape and shown on the required landscape plans.
1. Publicly maintained landscape areas shall be separated from privately maintained landscape areas with, at a minimum, a four (4) inch wide concrete mow strip.
2. Pedestrian access to sidewalks and structures shall be integrated with the design of landscaped areas.
3. Landscape adjacent to driveways and parking areas shall be protected from vehicle damage through the provision of a minimum six (6) inch high and six (6) inch wide concrete curb. An alternative type of barrier may be approved by the Community Development Director.
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4. Concrete mow strips, when used, shall be a minimum of four (4) inches in width.
5. Trees and shrubs shall be planted so that at maturity they do not interfere with utility lines and traffic safety sight areas.
6. Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners, particularly the right to solar access.
7. Trees planted within five (5) feet of sidewalks or curbs shall have an eighteen (18) inch by ten (10) foot long linear root barrier placed at each edge of the sidewalk or face of curb, centered on the tree.
B. Plant materials. Plant materials shall be selected and installed in accordance with the following requirements:
1. The size of ten (10) percent of the trees to be planted shall be twenty-four (24) inch box or larger. The remaining trees shall be sized fifteen (15) gallons or larger.
2. The size of seventy (70) percent of plants and shrubs shall be at five (5) gallon or larger. The remaining plants and shrubs shall be sized one (1) gallon or larger.
3. The size of groundcover at planting shall be one (1) gallon or larger.
4. Groundcover shall be designed to have one hundred ( 100) percent coverage within two (2) years.
5. Drought tolerant plant material and climate appropriate species shall be emphasized in the design.
17.52.070 Maintenance of landscaped areas.
A required landscaped area shall be planted with live and healthy plant materials suitable for screening and/or ornamenting the site. Landscaped areas established after the adoption of this section shall be watered by automatic systems and designed and developed in accordance with Chapter 12.08 and the most recent State Model Water Efficient Landscape Ordinance.
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Chapter 17.54
PARKING AND LOADING STANDARDS
Sections:
17.54.010 Purpose.
17.54.020 Application.
17.54.030 General location and use of parking areas.
17.54.040 Number of parking spaces required.
17.54.050 Exceptions to required number of spaces.
17.54.060 Joint use of parking.
17.54.070 Common parking areas.
17.54.080 In-lieu payments for uses within the central parking and business improvement area.
17.54.090 Location of parking spaces.
17.54.100 Standards for off-street parking facilities.
17.54.110 Parking space dimensions.
17.54.120 Off-street loading facilities required.
17.54.130 Standards for off-street loading facilities.
17.54.140 Replacement of off-street parking and off-street loading facilities.
17.54.150 [Reserved.]
17.54.160 Screening and fencing.
17.54.180 Landscaping.
17.54.190 Parking for bicycle and low-emission vehicles.
17.54.200 Parking of recreational vehicles and trailers.
17.54.210 Storage and repair of vehicles.
17.54.220 Use of garages and carports.
17.54.230 Garage conversions.
17.54.010 Purpose.
In order to attempt to reduce traffic congestion and a shortage of curb spaces, off -street parking and off-street loading facilities shall be required as a part of new land uses and major alterations and enlargements of existing land uses. Off -street parking and loading areas are intended to be laid out in a manner which will ensure their usefulness, protect the public safety, and where appropriate, insulate surrounding land uses from their impact.
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17.54.020 Application.
The parking and loading standards in this chapter shall apply to all zone districts, unless otherwise specified.
17.54.030 General location and use of parking areas.
The land areas set aside for parking to meet the provisions of this chapter shall be usable and accessible for the type of off-street parking that is required. Off-street vehicle parking is restricted to only approved off -street parking facilities as desi gned and developed in accordance with this chapter.
17.54.040 Number of parking spaces required.
A. At the time of the initial occupancy of a site or any existing structure, or of the construction of a building, or of a major alteration or enlargement of a site or building or a change in the use of property that requires additional parking spaces, the number of off -street parking facilities for automobiles shall be provided in accordance with Table 17.54.040.
B. For the purposes of this section, square feet shall mean the gross square feet of a building.
Employees shall mean the expected number of employees determined at the time a building permit issued or a use commences.
C. If, in the application of the requirements of this section, a fractional number is obtained, one parking space shall be provided for a fraction of one -half or more, and no parking space shall be required for a fraction of less than one-half.
Table 17.54.040
Number of Parking Spaces
Land Use Parking Space Requirement
Assisted living, skilled nursing, or hospice
facility; residential care facility
1 space per dwelling unit or 1 space for every
4 beds
Single-family dwelling 2 spaces per dwelling unit; at least 1 space shall be covered (garage or carport)
Multi-family dwelling, Studio or SRO (no
bedroom)
1 space per dwelling unit
Multi-family dwelling, 1-bedroom 1.5 spaces per dwelling unit; at least 50% of the spaces shall be covered parking
Multi-family dwelling, 2-bedroom 1.75 spaces per dwelling unit; 50% of the spaces shall be covered parking
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Number of Parking Spaces
Land Use Parking Space Requirement
Multi-family dwelling, 3 or more bedrooms 2 spaces per dwelling unit; 50% of the spaces shall be covered parking
Single- or multi- family dwelling specifically
for seniors 55 years of age or older
1 space per dwelling unit or 1 space for every
4 beds
Boarding house or rooming house, lodging 1 space per 2 beds Motel, hotel, or bed and breakfast inn 1 space per guest room, plus 1 space per employee
Live/work facility 1.5 spaces per dwelling unit
Integrated shopping center 1 space per 350 square feet
Retail store 1 space per 300 square feet
Retail store selling large items in showroom;
food locker
1 space per 600 square feet
Bank 1 space per 300 square feet
Indoor commercial recreation facility 1 space per 300 square feet Health or fitness facility, small 1 space per 300 square feet Restaurant, bar, nightclub, lounge, brewpub,
microbrewery
1 space per 150 square feet
Artisan food and beverage production and
sales
1 space per 300 square feet
All office and medical uses, except call center,
hospital, and pharmacy
1 space per 250 square feet
Call center 1 space per 200 square feet
Hospital 1 space per 3 beds plus 1 space for every 2
employees of the maximum working shift,
including doctors
Pharmacy 1 space per 300 square feet
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Number of Parking Spaces
Land Use Parking Space Requirement
Government office; social service office,
assistance center, or guidance center
1 space per 250 square feet
All service commercial uses 1 space per 300 square feet Studio for martial arts, music, dance, yoga,
exercise, gymnastics or similar
1 space per 500 square feet
All Manufacturing and processing uses except
agricultural food production and animal
raising; cold storage or ice house
1 space per 1,000 square feet
Mini-warehouse or self-storage 1 space per 250 square feet of office space plus 1 space per caretaker residence
Commercial and industrial uses conducted
primarily outside of buildings, including junk
yard, wrecking yard, or salvage facility, and
vehicle impound yard
1 space for each 2 employees of the maximum
working shift
Auditorium; card room; club, lodge, or private
meeting hall; funeral home or mortuary;
religious institution or facility, theater;
community center or facility
1 space per 50 square feet of floor area used
for seating if seats are not fixed, 1 space per 4
seats, or 1 space per 8 feet of bench or pew
seats
All Recreation uses except indoor commercial
recreation facility, small
health or fitness
facility, and park or playground
1 space per 2 employees of the maximum
working shift plus the number of additional
spaces required by Site Plan Review based on
trip generation.
School, public, private, or charter
(kindergarten to 8th grade)
1 space per employee
School, public, private, or charter (9 th to 12th
grade)
1 space per employee plus 1 space per 10
students (planned enrollment)
School; trade, vocational, art, business, or
professional
1 space per employee plus 10 spaces per
classroom
College or university 1 space per employee plus 1 space per 5 students (planned enrollment)
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Number of Parking Spaces
Land Use Parking Space Requirement
Day care 1 space per employee plus on- site drop- off
area
Library, museum, cemetery, fairgrounds,
public building and grounds other than offices
and educational uses
1 space per 2 employees of the maximum
working shift plus the number of additional
spaces required by Site Plan Review based on
trip generation
Mobilehome park, recreational vehicle park 1 space per 2 employees of the maximum working shift plus the number of additional
spaces required by Site Plan Review based on
trip generation
Airport, heliport, bus, transit, or train station,
truck stop or travel center, trucking or
transportation terminal, emergency shelter,
warehouse or distribution center
1 space per employee of the maximum
working shift plus the number of additional
spaces required by Site Plan Review based on
trip generation
Post office; public corporation yard, utility
yard, or vehicle and heavy equipment
maintenance and storage yard; public safety
facility or station
1 space per employee of the maximum
working shift plus the number of additional
spaces required by Site Plan Review based on
trip generation
Adult entertainment establishment As per the most similar specified use as determined by Site Plan Review
Uses not specifically described in this table As per the most similar specified use as determined by Site Plan Review
17.54.050 Exceptions to required number of spaces.
A. No additional parking spaces shall be required for a change in use or a building enlargement of less than 1,000 square feet in an existing building located within the Historic Overlay Zone.
B. In the event a change in use requires an increase of two (2) or less off -street parking spaces, no additional parking spaces shall be required.
C. No additional off-street parking facilities shall be required solely because of the remodeling of an existing use or building, unless there is a change in use or increase in floor area or other unit of measurement as the result of such remodeling.
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D. The total requirements for off -street parking facilities for a mixed -use development shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as specifically allowed in this chapter.
E. Parking lots with forty (40) or more spaces may substitute standard parking spaces with motorcycle spaces if they are located within one hundred fifty (150) feet of a building entry. One standard space may be replaced with a motorcycle space for each forty (40) required spaces, up to a maximum of two-and-one-half (2.5) percent of the total number of parking spaces.
F. No existing land use or structure shall be deemed to be a nonconforming use solely because of the lack of off-street parking or off-street loading facilities prescribed in this chapter.
17.54.060 Joint use of parking.
The Community Development Director, upon a written application by the owner or lessee of any property, may authorize the joint use of parking facilities for the following uses or activities when all of the following are met:
A. No more than seventy-five (75) percent of the parking facilities required by this chapter for a primarily daytime will be provided by the parking facilities of a primarily nighttime use, or alternatively, no more than seventy -five (75) percent of the parking facilities required by this chapter for a primarily nighttime use may be provided by the parking facilities of a primarily daytime use. Banks, offices, retail stores, all manufacturing uses, and similar uses are considered typical daytime uses. Theaters, bars and auditoriums are considered nighttime uses.
B. The building or use for which an application is made for authority to utilize the existing off - street parking facilities provided by another building or use shall be located within two hundred (200) feet of such parking facility.
C. The applicant shall show that there is no substantial conflict in the principal operating hours of the building or uses for which the joint use of off-street parking facilities is proposed.
D. If the building, structures , or improvements requiring the parking spaces is located on a different lot or parcel from the property upon which the required parking spaces are located, the owner(s) of the properties shall enter into an agreement, in a form approved by the city. The agreement shall name the city as a third -party beneficiary and shall state that the purpose of the agreement is to satisfy the requirements of this chapter. The agreement shall also state that it creates a covenant that shall run with the land and that the parties thereto will maintain the required parking spaces upon the property where the parking spaces are located so long as the city requires such parking spaces for the building, structure or improvement. The agreement shall also state that the parking spaces will be used only by persons using the properties which are identified in the agreement and for no other purpose without the express prior written consent of the city. The agreement shall be recorded against title to both properties identified in the agreement so as to become an encumbrance against title to both properties.
17.54.070 Common parking areas.
Common parking areas for uses that are not integrated shopping centers may be provided in lieu of the individual requirements contained in this chapter, but the plans for such facilities shall be approved by the Community Development Director as to size, s hape and relationship to the sites
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to be served. The total number of such off -street parking spaces shall be reduced by fifteen (15) percent if the site has three thousand (3,000) square feet or more of building floor space.
17.54.080 In-lieu payments for uses within the central parking and business improvement area.
In lieu of furnishing the parking spaces and facilities required by the provisions of this section for uses within the Central Parking and Business Improvement District , the city may require the applicant, as a condition of approval of any project which is subject to the provisions of this section, to satisfy said provision by the use of one of the following alternatives:
A. The payment to the city of an amount of money, equal to fifty percent (50%) of the value of each parking space required by the provision of this chapter for the specific use which value shall be fixed every two (2) years by resolution of the City Council based upon a cost analysis of developing municipal off-street parking facilities as determined by the City Engineer. The payment of such amount shall constitute full compliance with the provisions of this section. Payment of such amount shall be made prior to occupancy.
B. Off-street parking spaces and facilities can be constructed to the extent permitted by physical limitations of the property available for such purpose, with the payment of money to the city in accordance with the provisions of Subsection A of this section for the remainder of the off- street parking spaces and facilities required by this chapter.
17.54.090 Location of parking spaces.
A. Off-street parking and off-street loading shall be located on the same site as the use for which they are required or on an adjoining site, except that within the Central Parking and Business Improvement District may locate required off -street parking within six hundred (600) feet of the use for which the spaces are required, measured by the shortest route of pedestrian access.
B. All parking spaces, whether required by this chapter or in addition that which is required, shall be located on a lot or parcel behind the front building setback and outside of a street side yard setback, except that vehicles may park on a paved drivewa y in the front building setback area.
This requirement applies to both covered and uncovered parking areas.
C. In the Historic Overlay District, new parking spaces shall not be located between the main building and a public street.
17.54.100 Standards for off-street parking facilities.
Off-street parking facilities shall conform to the following standards and be approved by Site Plan Review Committee in accordance with Chapter 17.670:
A. All parking areas shall have ingress and egress to and from a street or alley as required by the city’s standard specifications.
B. Sufficient room for turning and maneuvering vehicles shall be provided on the site.
C. Developed parking areas are to be utilized by all vehicles associated with or visiting the site.
D. The parking of vehicles on lawn, landscaped areas, or other areas not designed for parking are prohibited.
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E. Entrances and exits to parking lots and other parking facilities shall be provided only at locations approved by the through Site Plan Review. Committee.
F. Parking lot lighting shall be deflected away from adjoining sites so as not to cause glare to such sites.
G. No commercial repair work, washing or servicing of vehicles shall be conducted in a parking area.
H. Parking areas, aisles, and access drives shall be paved with a solid material so as to provide a durable, dustless surface and shall be so graded and drained as to dispose of surface water, except that long-term storage areas for vehicles in the C -S, I-L and I -H zone districts may be surfaced with rock, gravel, granite or solid paving.
I. Parking areas shall be designed to the city’s standard specifications and approval by the city engineer.
J. In all R -L zones and in the R -M, R-H, and OR zones a front setback area and a street side setback area of a corner lot shall not to be paved or used for parking except for an access driveway leading to an allowed parking area beyond the front or street side setback area.
K. In all R-L zones and in the R-M, R-H, and OR zones, a paved driveway perpendicular to the street is permitted if the total width of the existing paving and new paving does not exceed forty percent (40%) of the lot frontage along the street.
L. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways, the paved areas of these driveways shall not exceed fifty percent (50%) of the front yard landscaped area.
17.54.110 Parking space dimensions.
A. A standard parking space shall not be less than eighteen and one-half (18.5) feet in length and nine (9) feet in width, exclusive of aisles and access drives.
B. A compact parking space shall not be less than sixteen (16) feet in length and eight (8) feet in width, and marked for compact cars.
C. Up to thirty percent (30%) of all parking spaces in a parking lot or parking structure may be compact parking spaces. In parking lots, there shall be no more than four (4) compact spaces adjacent to each other.
D. The dimensions, design, and construction of parking spaces reserved for handicapped access shall meet the latest adopted California Uniform Building Code.
E. Motorcycle spaces shall be a minimum size of four (4) feet by eight (8) feet.
F. Tandem parking may be provided for residential land uses with the following restrictions:
1. Tandem parking shall not be more than two (2) cars in depth
2. Both tandem spaces shall serve the same dwelling unit.
3. For multi-family residential dwellings, tandem parking may be provided to meet up to fifty (50) percent of the required parking spaces.
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17.54.120 Off-street loading facilities required.
At least one off-street loading space shall be provided in connection with a building having a gross floor area of ten thousand (10,000) square feet or more and intended for a use that typically receives or delivers goods. This requirement shall not apply to a building adjacent to a public alley. Site Plan Review Committee may waive this requirement for buildings located within the Historic Overlay District.
17.54.130 Standards for off-street loading facilities.
Off-street loading facilities shall conform to the following standards:
A. Clearance. Each loading berth shall have a length, width, and overhead clearance sufficient to accommodate fully the maximum expected size of vehicles used in loading or unloading operations.
B. Turning and maneuvering. Sufficient room for the turning and maneuvering of vehicles shall be provided on the site.
C. Entrances and exits. Entrances and exits shall be provided at locations approved by the C ity Engineer.
D. Paving, drainage, and grading. The loading area, access drives and aisles shall be paved so as to provide a durable, dustless surface and shall be so graded and drained as to dispose of surface water, with the design and specifications of such work subj ect to city standards and the approval of the City Engineer.
E. Bumper rails and other barriers. Bumper rails or other barriers shall be provided where needed for safety or to protect property as determined by through Site Plan Review.
F. Lighting. If the loading area is illuminated, lighting shall be deflected away from abutting sites so as not to cause annoying glare to such sites.
G. Location. Loading areas not permitted in front yards. A loading area shall not be located in a required front setback area. A loading area may be located in a required side or rear setback area.
H. Restriction of use. No commercial repair work, washing or servicing of vehicles shall be conducted in an off-street loading area.
17.54.140 Replacement of off-street parking and off-street loading facilities.
No off-street parking, or off -street loading facility provided per this chapter shall be reduced in capacity or in area without sufficient additional capacity or additional area being provided to comply with the requirements of this chapter.
17.54.160 Screening and fencing.
Where an off -street parking area located in a commercial or mixed use zone district adjoins a residential zone district or the O or OR zone district, a solid wall or fence, approximately seven (7) feet in height shall be located at the property line common to such districts, except in a required front setback area. The Site Plan Review Committee may reduce the required height or type of screening may be reduced through Site Plan Review if they find that the standard screening requirement is not necessary to protect the residential zone district from light, noise, and safety impacts.
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17.54.180 Landscaping.
In the O and OR zone districts, and in all commercial, mixed use, and industrial zone districts, not less than five (5) percent of the interior square footage of a parking area shall be landscaped with trees and other plant materials suitable for ornamentation. Parking areas are to have one tree placed at every four (4) lineal parking spaces. Landscaped areas shall be distributed throughout the parking area and peripheral areas to the extent practical in consideration of the size and design of the parking area. Parking lots developed next to a street shall provide a landscape buffer between the street and the parking lot of at least ten (10) feet.
17.54.190 Parking for bicycle and low-emission vehicles.
Parking for bicycles and low -emission vehicles shall be provided in accordance with the latest adopted version of the California Building Code.
17.54.200 Parking of recreational vehicles and trailers.
A. In any residential zone district and in the OR zone district, no recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport. If a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.
B. All recreational vehicles or trailers visible from the street are to be maintained so as not to detract from the neighborhood.
17.54.210 Storage and repair of vehicles.
A. In any residential district and in the OR zone district, all motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this title.
B. Repair of vehicles owned by the residents of the property and storage of parts shall be within an enclosed garage, or carport if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and within the front and street side setback areas.
17.54.220 Use of garages and carports.
In any residential zone district and in the OR zone district, garages and carports are to be primarily used for the parking of four-wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four -wheeled vehicle is prohibited, except where a garage or carport is converted for living space in accordance with Section 17.54.230.
17.54.230 Garage conversions.
A. It is the purpose of this section to allow, in certain cases and subject to specific design requirements, the conversion of garages and carports for living space in circumstances where the
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provisions of Section 17.54.040 cannot be met post -conversion. Such conversion is deemed acceptable if the following requirements are met:
1. The site is being used zoned as a single -family or mixed use, detached, residence with a minimum lot size of five thousand (5,000) square feet
2. The area converted shall be used as part of the main dwelling and shall not be used as a separate dwelling unit or accessory dwelling unit;
The area converted shall be subject to all applicable building code requirements;
3. The site shall be owner occupied and that such ownership shall have been in effect for a minimum of twelve (12) months prior to approval of a conversion under this section;
4. The garage door shall either be removed from the structure, or a wall shall be constructed behind the pre-existing garage door with the garage door remaining in place. The exterior elevation of the conversion shall be compatible in design with the existing dwelling;
5. If the garage door is removed, some type of buffering, such as removal of a portion of the parking area for a planter area, shall be provided between the carport or garage and the remaining parking area;
6. The remaining parking area shall have two parking spaces, each space having a minimum width of nine (9) feet and a minimum depth of eighteen (18) feet from the property line.
B. Through the Site Plan Review process, the City shall approve or deny garage conversion requests based upon the requirements in this section and applicable state statutes governing accessory dwelling units. Interested individuals may appeal the decision in accordance with the appeal provisions in Chapter 17.70. R eview shall be limited to compliance with the specified requirements.
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Chapter 17.56
SIGNS AND OUTDOOR ADVERTISING STRUCTURES
17.56.010 Purpose.
17.56.020 Applicability and severability.
17.56.030 No discrimination against noncommercial speech.
17.56.040 Exempt signs.
17.56.050 Prohibited signs.
17.56.060 Permits required.
17.56.070 Sign design principles.
17.56.080 Rules for sign measurement.
17.56.090 Sign regulations on developed sites by zone district.
17.56.100 Sign regulations on undeveloped or developing sites.
17.56.110 Offsite temporary signs for residential subdivisions.
17.56.120 Flags and flagpoles.
17.56.130 Search lights and klieg lights.
17.56.140 Signs in public rights-of-way.
17.56.150 Temporary sign standards.
17.56.160 Size of signs on windows.
17.56.170 Signs with non-electronic changeable copy.
17.56.180 Signs with electronic changeable copy.
17.56.190 Illumination of signs.
17.56.200 Concealed electrical systems.
17.56.210 [Reserved]
17.56.220 Master sign program.
17.56.230 Wall mural placement and design criteria.
17.56.240 Variances and minor deviations.
17.56.250 Nonconforming signs.
17.56.260 Maintenance of signs.
17.56.270 Hazardous signs.
17.56.280 Abandoned or obsolete signs.
17.56.290 Illegal signs.
17.56.300 Enforcement.
17.56.310 Definitions.
17.56.320 Illustrations of signs.
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17.56.010 Purpose.
A. The purpose of this chapter is to regulate signs as an information system that preserves and enhances the aesthetic character and environmental values of Hanford, its residential neighborhoods, its downtown, and commercial/industrial areas, while also providing an effective means for members of the public to express themselves through the display of signs. These regulations recognize the importance of business activity to the economic vitality of the City as well as the need to protect the visual enviro nment. Specifically, these regulations are intended to implement the General Plan and to:
1. Provide minimum standards to safeguard life, health, property, public welfare, and traffic safety by controlling the design, quality of materials, construction, illumination, size, location and maintenance of signs and sign structures;
2. Preserve and enhance the visual attractiveness of the City for residents, businesses, and visitors;
3. Protect and enhance property values and community appearance by encouraging signs that are compatible with the architectural style, character, and scale of the building to which they relate and with adjacent buildings and businesses;
4. Restrict signs that may create visual clutter or a nuisance to nearby properties, violate privacy, create hazards or unreasonable distractions for pedestrians and drivers;
5. Provide adequate opportunity for the exercise of the free speech by display of a message or image on a sign, while balancing that opportunity with other community and public interests;
6. Ensure that commercial signs are accessory or auxiliary to a principal business or establishment on the same premises, rather than functioning as general advertising for hire; and
7. Prohibit signs that may cause traffic or pedestrian safety hazards or interfere with ingress and egress.
B. It is the City’s policy to regulate signs in a constitutional manner that is content neutral as to noncommercial messages which are within the protections of the First Amendment to the U.S.
Constitution and the corollary provisions of the California Constitution.
17.56.020 Applicability and severability.
This chapter regulates signs that are located or mounted on private property within the jurisdictional boundaries of Hanford. The provisions in this Chapter apply in all Zoning Districts within the City. No sign within the regulatory scope of this Chapter shall be erected or maintained anywhere in the City except in conformity with this Chapter. If any part, section, subsection, paragraph, subparagraph, sentence, phrase, clause term or word in this chapter is declared invalid, such invalidity shall not af fect the validity or enforceability of the remaining portions of the chapter.
17.56.030 No discrimination against noncommercial speech.
Subject to the property owner’s consent, a noncommercial message of any type may be substituted, in whole or in part, for any commercial message or any other noncommercial message provided that the sign structure or mounting device is legal without consideration of message content. Such substitution of message may be made without any additional approval or permitting. This provision
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prevails over any more specific provision to the contrary within this title. The purpose of this provision is to prevent any inadvertent favoring of commercial speech over noncommercial speech, or favoring of any particular noncommercial message over any other noncommercial message. This provision does not create a right to increase the total amount of signage on a parcel, nor does it affect the requirement that a sign structure or mounting device be properly permitted.
17.56.040 Exempt signs.
A. The following signs are exempt from the permit requirements of this chapter and do not count toward the total sign area limit for a site, provided that they conform to applicable standards:
1. One nameplate per residence or business premises, mounted on a wall and not exceeding two (2) square feet in area, identifying the owner and/or address of the property.
2. Barber poles, not exceeding 18 inches in height, located in a non-residential zone district and containing no lettering.
3. Signs on vehicles, provided that the message pertains to the establishment of which the vehicle is an instrument or tool, and the sign does not utilize changeable copy or special illumination.
4. Holiday and cultural observance decorations on private property that do not include commercial advertising. This exemption includes strings of lights associated with a holiday decoration.
5. Official notices issued by a court or public agency and posted in the performance of a public duty; notices posted by a utility or other quasi -public agency; signs erected by a governmental agency to direct or regulate pedestrian or vehicular traffic; noncommercial bus stop signs erected by a public transit agency, or other signs required or authorized by law. This exemption also covers signs and banners for special civic events erected by the City, which may be displayed in public rights-of-way.
6. Signs that are located entirely within a building or enclosed structure and are not visible from the public right-of-way.
7. Signs located on a private area of a lot that is not accessible by the general public, such as a backyard, and are not visible from the public right-of-way.
8. Signs and menu display boards fixed to mobile vending carts , up to a maximum of eight (8) square feet of sign area, plus a menu display board.
9. Signs that are part of a vending machine.
10. Temporary signs that conform to the standards of Chapter 17.56.
11. Signs mounted on carrier vehicles such as buses, taxicabs, and limousines that legally pass through the City.
12. Window signs that conform to the standards of Chapter 17.56.
13. Directional Signage without advertisement. Limited to the freestanding sign regulations.
B. Exempt signs that have electrical connections or engineered supports shall obtain the appropriate building permit, as required by the California Building Code.
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17.56.050 Prohibited signs.
A. The following signs shall be prohibited in all zones:
1. Signs illuminated with red, green, or amber light placed in such a position that it could reasonably be perceived to interfere with, or be confused with any official traffic control device, traffic signal, or official directional guide sign.
2. Signs placed within thirty (30) feet of the intersecting curb lines of a street, except for signs erected by a governmental agency to direct or regulate pedestrian or vehicular traffic.
3. Signs so located as to prevent free ingress and egress from any door, window, or fire escape;
4. Outdoor advertising structures located on a site other than the site on which the advertised commercial use is located or on which the advertised commercial product is produced.
5. Signs extending above or beyond the face of the building, the fascia of the roof, the peak of a pitched roof, or the parapet line of a flat roof.
6. Glaring, flashing, sparkling, glittering, twinkling, or shimmering signs.
7. Signs with open letters that can be viewed from the reverse side.
8. Streamers, balloons, blimps, or other floating , inflatable, or hanging devices secured with a rope or string, unless specifically permitted with a temporary use permit.
9. Signs located, placed, or erected in or upon any public right -of-way, except as specifically allowed by this chapter.
10. Signs located, placed or attached upon any tree, utility pole, or fence, except as specifically allowed by this chapter.
11. Signs placed on private property without permission of the property owner.
12. Nonconforming signs and sign structures associated with an activity, business, product or service that has not been sold, produced, provided or conducted on the premises for a period of ninety (90) days;
13. Signs that revolve or are animated, except public service signs, such as time and temperature units and barber poles;
14. Signs containing statements, words, symbols, or characters of an obscene nature;
15. Signs emitting sound;
16. Murals that contain commercial speech.
17. Signs located within five (5) feet of a fire hydrant, street sign, or traffic signal.
18. Can or cabinet signs.
19. Feather signs.
17.56.060 Permits required.
A. No sign shall be erected, altered, reconstructed , or relocated without a sign permit. A permit is not required for ordinary maintenance and repairs to signs and for temporary signs on private
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property that conform to the standards of this chapter. The Community Development Director will review all applications for sign permits for consistency with this chapter.
B. Signs that project over or extend into a public street or sidewalk shall also require approval of an encroachment p ermit by the City Engineer pursuant to the provisions of Title 12 of the Municipal Code.
C. Consent of the property owner or business owner is required before any sign permit may be approved.
17.56.070 Sign design principles.
A. The following sign design principles should shall be used as criteria for review and approval of sign permits and master sign programs.
1. Architectural Compatibility. A sign, including its supporting structure, if any, s hould be designed as an integral design element of a building’s architecture and be architecturally compatible, including color and scale, with any building to which the sign is to be attached and with surrounding structures. A sign that covers a window or that spills over “natural” boundaries or architectural features and obliterates parts of upper floors of buildings is detrimental to visual order and will not be permit ted. Common indicators of compatibility include quality sign design and construction, p roportional size and scale; and use of materials, shapes and colors that complement the building’s architectural style and the surrounding environment.
2. Legibility. The size and proportion of the elements of the sign’s message, including logos, letters, icons and other graphic images, should be selected based on the average distance and average travel speed of the viewer. Sign messages oriented towards pedestrians may be smaller than those oriented towards automobile drivers. Colors chosen for the sign text and/or graphics should have sufficient contrast with the sign background in order to be easily read during both day and night. Symbols and logos can be used in place of words. Substantial contrast should be provided between the color and materials of the background and the letters or symbols to make the sign easier to read.
3. Readability. A sign message should be easily recognized and designed in a clear, unambiguous and concise manner, so that a viewer can understand or make sense of what appears on the sign.
4. Visibility. A sign should be conspicuous and readily distinguishable from its surroundings so a viewer can easily see the information it communicates.
5. Placement. Often, a building’s architectural details create logical places for signage. Signs should not cover or interrupt architectural details or ornaments of a building’s façade. On buildings with a monolithic or plain façade, signs can establish or continue appropriate design rhythm, scale and proportion. Well -designed and well -located retail signs create visual interest and continuity with other storefronts on the same or adjacent buildings.
6. Materials. Signs shall be made of sturdy, durable materials. Paper, cardboard, or other material subject to rapid deterioration can only be used for signs that comply with applicable requirements for t emporary signs in Section 17.56. Fabric signs are restricted to a wnings, canopies, flags, and temporary signs.
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B. Sign permits or master sign programs that are determined by the Community Development Director to be substantially inconsistent with these sign design principles may shall be denied.
17.56.080 Rules for sign measurement.
A. For the purposes of this chapter, lot frontage shall be calculated as follows:
1. If a lot fronts on two streets, both frontages may be used to determine the allowable sign area.
2. If a lot fronts on three or more streets, the length of only two contiguous sides shall be added together to determine allowable sign area.
B. The building frontage shall be the building facade in which main customer access is provided to the establishment. A building’s frontage is considered continuous if projections or recesses in the building facade do not exceed fifteen (15) feet in any direction. For buildings with two or more frontages, the length of the wall and allowable sign area shall be calculated separately for each building frontage.
C. The area of an individual sign shall be calculated as follows.
1. Sign area shall include the entire area within a single continuous perimeter composed of squares or rectangles that enclose the extreme limits of all sign elements, including, but not limited to, sign structures or borders, written copy, logos, symbols, illustrations, and color. Supporting structures such as sign bases and columns are not included in sign area provided that they contain no lettering or graphics except for addresses or required tags.
2. Where two faces of a double-faced sign are located two (2) feet or less from one another at all points, or located at an interior angle of forty -five (45) degrees or less from one another, the sign area shall be calculated as the area of one (1) face. Where the two (2) faces are not equal in size, the larger sign face sha ll be used. Where two (2) faces of a double -faced sign are located more than two (2) feet or forty -five (45) degrees from one another, both sign faces shall be counted toward sign area.
3. On a three-faced sign, where at least one interior angle is forty -five (45) degrees or less, the sign area shall be calculated as the largest and the smallest face shall. In all other situations involving a sign with three or more sides, sign area shall be calculated as the sum of all faces.
4. Three-Dimensional Signs. Signs that consist of, or have attached to them, one or more three- dimensional objects (i.e., balls, cubes, clusters of objects, sculpture, or statue -like trademarks), may have a sign area that is the sum of two adjacent sides of the smallest cube that will encompass the sign.
D. The height of a sign shall be calculated as follows.
1. The height of a sign that is not a freestanding sign shall be the vertical distance measured from the ground level directly beneath the sign to the highest point at the top of the sign, including any structural or architectural components of the sign.
2. The height of a freestanding sign shall be measured as the vertical distance from grade at the edge of the right -of-way along which a freestanding sign is placed to the highest point of the freestanding sign, including any structural or architectural components of the sign. When the grade at the edge of the right -of-way is higher than the site on which the sign is placed, that portion of the sign below the grade at the edge of the right -of-way shall not be included in determining the
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freestanding sign's overall height. Freestanding signs oriented towards a freeway shall be measured from the site’s finished grade or pad, whichever is lower.
E. Sign clearance shall be measured as the smallest vertical distance between finished grade and the lowest point of the sign, including any framework or other embellishments.
F. For the purpose of determining the allowed number and size of signs, an integrated shopping center shall be considered as one site.
17.56.090 Sign regulations on developed sites by zone district.
For the purpose of this section, signs are grouped into four types: building signs, freestanding signs, temporary building signs, and temporary freestanding signs.
This section establishes standards for the number of signs, size of signs, placement of signs, and illumination of signs for developed sites based on the zone district in which the signs are located.
Table 17.56 .090(A) establishes specific regulations by zone district for building signs, and freestanding signs. Table 17.56.090(B) establishes specific regulations by zone district for temporary building signs, and temporary freestanding signs. Signs shall not be placed on private property except in conformance with Table 17.56.090(A) and Table 17.56.090(B).
Table 17.56.090(A)
Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding Signs
AP, R-L, R -M, and
R-H zones with 4 or
less residences per
site
1 sign per residence maximum.
4 sq.ft. maximum size per sign.
Placement a maximum 8 feet high.
External illumination only.
None allowed.
AP, R-M, and R -H
zones with 5 or more
residences per site or
with non- residential
uses on site
1 sign per street frontage maximum.
30 sq.ft. maximum size per sign.
Placement a minimum 5 feet below
roofline.
External illumination only.
1 sign per site maximum.
20 sq.ft. maximum size.
6 feet high maximum.
External illumination only.
OR zone 1 sign per site.
8 sq.ft. maximum size per sign.
Placement a maximum 8 feet high.
1 sign per site maximum.
20 sq.ft. maximum size.
6 feet high maximum.
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Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding Signs
External illumination only. External illumination only.
C-N, C-R, C-S, C-H,
MX-N, MX- C, and
O zones
No limit to number of signs per
business establishment. Allowed
square footage per building frontage
is cumulative.
Establishments with p rimary
building frontage less than 300 f eet:
2 sq.ft. per 1 lineal foot up to a
maximum 350 sq.ft. along primary
frontage. 50 sq.ft. allowed regardless
of frontage length.
Secondary building frontage: 1 sq.ft.
per lineal foot up to a maximum 200
sq.ft.
per secondary frontage. 35
sq.ft. allowed regardless of frontage
length.
Sites within 100 feet of State Route
198 may count the frontage facing
State Route 198 as their primary
frontage for the purpose of
calculating maximum sign size.
1 sign per establishment
maximum.
40 sq.ft. maximum sign face size.
6 feet high maximum if set back
10 feet from property line.
5 feet high maximum if set back 5
feet from property line.
4 feet high maximum if set back 0
feet from property line.
Sites with an integrated shopping
center: 1 additional freestanding
sign up to 350 sq.ft. Maximum
height not greater than 1.5 times
the average height of the building.
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Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding Signs
I-L, and I-H zones No limit to number of signs per
business establishment.
500 sq.ft. maximum sign surface area
per sign. 1,000 sq.ft. maximum sign
surface area cumulative of all signs.
1 sq.ft. per lineal foot of property line
adjoining a street, or 100 sq.ft. per
acre of site area in use, whichever is
greater, to a maximum of 600 sq. ft.
of sign face.
1 sign per frontage maximum.
40 sq.ft. maximum sign face size.
10 feet high maximum.
Sites within 100 feet of State
Route 198
may increase the
maximum height to 50 feet.
MX-D zone 2 sq.ft. per 1 lineal foot of building
frontage up to 100 sq.ft. on primary
frontage.
1 sq.ft. per 1 lineal foot up to 100
sq.ft. on secondary frontage.
External illumination or exposed
neon illumination only.
None allowed.
PF zone 1 sign per street frontage maximum.
30 sq.ft. maximum size per sign.
Placement a minimum 5 feet below
roofline.
External illumination only.
1 sign per site maximum.
20 sq.ft. maximum size.
6 feet high maximum.
External illumination only.
CO zone 1 sign per building maximum.
4 sq.ft. maximum size per sign.
Placement a maximum 8 feet high.
External illumination only.
None allowed.
Table 17.56.090(B)
City of Hanford Municipal Code Title 17 - Zoning Ordinance
172
Number and Size of Temporary Signs by Zone
Zone District Temporary Building Signs Temporary Freestanding Signs AP, R-L, R -M, and
R-H zones with 4 or
less residences per
site
1 sign per site
12 sq.ft. maximum per sign.
Placement a maximum 10 feet
high.
No illumination.
Up to 4 per site maximum.
16 cumulative sq.ft. maximum sign
size.
First sign maximum 5 f eet high, all
other signs maximum 2 feet high.
No illumination.
AP, R-M, and R -H
zones with 5 or more
residences per site or
with non- residential
uses on site
1 sign per street frontage.
32 sq.ft. maximum size per sign.
Placement a minimum 5 feet below
roofline.
No illumination.
Up to 4 per site maximum.
32 cumulative sq.ft. maximum sign
size.
First sign maximum 5 f eet high, all
other signs maximum 2 feet high.
No illumination.
OR zone 1 sign per site
12 sq.ft. maximum per sign.
Placement a maximum 10 feet
high.
No illumination.
Up to 4 per site maximum.
16 cumulative sq.ft. maximum sign
size.
First sign maximum 5 f eet high, all
other signs maximum 2 feet high.
No illumination.
C-N, C-R, C-S, C-H,
MX-N, MX-C, O, I-
L, and I-H zones
1 sign per establishment.
10 sq.ft. plus an additional 1 sq.ft.
per 2 lineal feet of primary building
frontage maximum size per sign.
Placement a minimum 5 feet below
roofline.
No illumination.
1 sign per site, plus 1 additional sign
for every 300 lineal feet of street
frontage, rounded down to the
nearest whole number.
One half of signs , 32 sq.ft.
maximum sign size. Other half of
signs, 16 sq.ft. maximum sign size.
8 feet high maximum if more than 3
feet wide. 12 feet high maximum if
3 feet wide or less.
No illumination.
Sites within 100 feet of State Route
198 may increase the maximum size
per sign to 50 sq.ft. and may