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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)
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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
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Number and Size of Temporary Signs by Zone
Zone District Temporary Building Signs Temporary Freestanding Signs increase the maximum height to 30
feet.
MX-D zone 1 sign per establishment.
10 sq.ft. per establishment, plus an
additional 1 sq.ft. per 2 lineal feet
of primary building frontage.
No illumination.
1 sign per site.
10 sq.ft. maximum sign size.
If placed on sidewalk the sign shall
allow for a minimum 4-foot wide
path of travel.
No illumination.
Freestanding banners are not
allowed.
PF zone 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.
CO zone None allowed. 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.
17.56.100 Sign regulations on undeveloped or developing sites.
A. Undeveloped sites shall be allowed a maximum one temporary freestanding sign of a maximum size of 32 square feet. Illumination of the sign is prohibited.
B. Developing sites , i.e. construction sites, shall be allowed a maximum two temporary freestanding signs of a maximum size of thirty -two (32) square feet each. Illumination is prohibited. Temporary signs that are not visible from any public right-of-way shall not be counted in the maximum number or size of signs.
C. Residential subdivision sites where ten (10) or more new residences are offered for sale shall be allowed one temporary sign of a maximum size of thirty-two (32) square feet. Illumination of
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the sign is prohibited. The sign shall not be made or constructed from cloth, bunting, plastic, paper or similar material. The sign may be mounted on a building, or may be a freestanding temporary sign of a maximum height of twelve (12) feet. Additional temporary signs, temporary freestanding signs, and flags may be maintained within the boundaries of a residential subdivision provided that they are not visible from outside the residential subdivision and do not create a safety hazard by obstructing the clear view of pedestrian and vehicular traffic.
17.56.110 Offsite temporary signs for residential subdivisions.
A. Residential subdivision sites where ten (10) or more new residences are offered for sale shall be allowed up to four (4) offsite temporary freestanding signs with a size not to exceed thirty-two (32) square feet and a height not to exceed eight (8) feet may be permitted per residential subdivision. Signs shall be located on private, non- residential zoned parcels, or on private, residential zoned parcels that are part of an undeveloped residential subdivision (as defined in section 1 hereof) and that are unoccupied, vacant and otherwise free from any structures or buildings. Signs shall not be made or constructed from cloth, bunting, plastic, paper or similar material. Banners and flags with or without an advertising message shall not be permitted offsite.
B. In addition to any sign permitted pursuant to Subsection A. above, up to four (4) nonilluminated offsite temporary freestanding signs in an A-frame configuration, with a size not to exceed twelve (12) square feet per face or four (4) feet in height, may be permitted per residential subdivision. A-frame signs shall be located on private, non -residential property or on public property behind any existing sidewalks, and in such a manner so as to not to create a safety hazard by obstructing the clear view of, or otherwise hinder or impede, pedestrian and vehicular traffic.
A-frame signs may only be displayed during the operating hours for the residential subdivision sales office, and may be located no further than one thousand five hundred (1,500) feet from the subject residential subdivision entry. A-frame signs may be allowed on residential zoned parcels within an undeveloped residential that is unoccupied, vacant and otherwise free from any structures or buildings.
C. No more than one offsite temporary subdivision sign per parcel shall be allowed.
17.56.120 Flags and flagpoles.
A. Flags on flagpoles shall not count toward the maximum sign area.
B. Flagpoles shall not be located within any required side or rear building setback areas.
Flagpoles may be mounted on the ground or on the roof or wall of a building.
C. The maximum height of a flagpole shall be as follows:
1. Flagpoles located in a C-R, C-S, C-H, MX-C, I-L, or I-H zones shall have a maximum height of fifty (50) feet or a maximum height equal to twice the distance from the base of the pole to the closest lot line, to a maximum of one hundred (100) feet, whichever is greater.
2. Flagpoles located in the R-L, R-M, R-H, OR, AP, CO zones shall have a maximum height of thirty (30) feet, mounted on the ground.
3. Flagpoles located in the C-N, MX-N, O, and PF zones shall have a maximum height of fifty (50) feet.
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4. Flagpoles located in the MX -D zone shall have a maximum height of fifty (50) feet or a maximum height of thirty (30) feet plus the height of a building upon which it is mounted, whichever is greater.
D. The maximum width (hoist) of an individual flag on a ground- mounted or roof -mounted flagpole shall be equal to 20% of the height of the flagpole upon which it is located. The maximum length (fly) of an individual shall be twice the allowed width (hoist.) D. The maximum width (hoist) of an individual flag on a wall -mounted flagpole shall be a maximum six (6) feet by twelve (12) feet.
17.56.130 Search lights and klieg lights.
17. Search lights and klieg lights are prohibited, except when used for public safety purposes or when specifically approved with a temporary use permit for a special event.
17.56.140 Signs in public rights-of-way.
The following signs are allowed in the public right-of-way:
A. Building signs in the MX -D zone that project into the public right- of-way, provided that the width of the projecting sign is a maximum of three (3) feet, and that the bottom of the sign is seven (7) feet above the sidewalk or finished grade below it.
B. Building signs located on or under awnings in the MX-D zone that meet the provisions of this chapter.
C. Temporary freestanding signs placed on the sidewalk in the MX -D zone that meet the provisions of this chapter and when a minimum 4-foot wide clear path of travel is provided.
17.56.150 Temporary sign standards.
A. Temporary freestanding signs in non-residential zones shall not be located:
1. In any public right-of-way;
2. In parking lot driving lanes, aisles or spaces;
3. On multi-use trails or sidewalks if they would block a four-foot wide pedestrian path of travel;
4. At any location where they would block pedestrian access;
5. Within one hundred (100) feet on either side, or in front of a permanent freestanding sign;
6. Within twenty (20) feet from any other temporary freestanding sign; or
7. Within thirty (30) feet from a drive approach (driveway entrance) or intersection of two streets.
B. Temporary building signs shall be removed after a period of thirty (30) days. After removal, no temporary building sign may be placed on the site for a period of thirty (30) days.
C. Feather banners and temporary freestanding signs placed on a sidewalk in accordance with this chapter shall be removed between one hour before and one hour after the site’s establishment is open to the public.
D. Banners shall not be used as permanent signs.
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E. Banners and feather banners shall be constructed of durable, weather -resistant materials not subject to rapid deterioration or fading, and shall be professional in appearance. Acceptable materials include but are not limited to vinyl, nylon reinforced vinyl, polyethylene or polyeste r- like materials, or durable fabric.
F. Temporary freestanding signs shall be affixed to supporting structures made of a durable, rigid material such as, without limitation, wood, plastic or metal. Feather banners must be secured and stabilized so as to withstand wind gusts, or be removed during windy conditions. Freestanding signs placed on sidewalks in conformance with this chapter are exempt from this subsection if they have a weight and mass that makes them not inadvertently movable.
17.56.160 Size of signs on windows.
Permanent signs affixed to windows shall not cover more than forty (40) percent of each window.
They shall not be counted toward the maximum allowable sign size.
17.56.170 Signs with non-electronic changeable copy.
Non-electronic changeable copy shall represent no more than twenty ( 20) percent of the total allowable sign area. Changeable copy shall not be changed more than once every twenty-four (24) hours.
17.56.180 Signs with electronic changeable copy.
A. Electronic copy is allowed as a display medium on freestanding signs in the commercial or mixed use zone districts upon issuance of a Conditional Use Permit, issued pursuant to Chapter
17.80. B. Signs with electronic changeable copy shall meet the following standards:
1. The electronic sign face shall be directed in a manner that is not visible from the front or side of residential properties located in a residential zone district.
2. The electronic sign face shall be an integral part of the remainder of the sign area.
3. Electronic copy shall be limited to no more than thirty (30) lumens output, measured at ten (10) feet from the sign face.
4. No portion of the electronic sign face shall change more frequently than once every six (6) seconds.
5. The electronic sign shall not emit any audible sound, buzz, or noise.
6. The electronic sign shall be operative only during the hours of operation of the associated business establishment.
7. Sign copy or electronic picture displays shall be limited to advertising related to the use(s) on the premises on which the freestanding sign is located, except for message substitution, as allowed in Section 17.56.030.
8. No change of lighting intensity may occur during a display or between displays except to respond to a change in ambient lighting conditions.
9. No display shall create a potential distraction to drivers by virtue of the frequency of changes of images (i.e. the time between images expressed in seconds), and the Planning Commission may
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impose limitations on the number of images that can be displayed over a specified time period for reasons of traffic safety.
17.56.190 Illumination of signs.
The illumination of signs, from either an internal or external source, must be designed to avoid negative impacts on surrounding rights -of-way and properties. The following standards apply to all illuminated signs:
A. Sign lighting shall not be of an intensity or brightness that will create a nuisance for residential uses in a direct line of sight to the sign. Illuminated signs located adjacent to any residential area shall be controlled by a rheostat or other acceptable method to reduce glare.
B. Internally illuminated signs shall be designed with an opaque, semi -opaque, or matte finish background on the sign face.
C. Light sources for externally illuminated signs shall meet the following standards:
1. Light sources shall be so arranged and maintained so that the light source is not directly visible from a public right-of-way or adjacent property.
2. Low pressure sodium lighting is the preferred light source to minimize undesirable light into the night sky.
3. High pressure sodium, metal halide, fluorescent, quartz, LED, and incandescent light sources shall be fully shielded.
4. Metal halide and fluorescent light sources shall be filtered. Most glass, acrylic, or translucent enclosures satisfy these filter requirements.
5. Mercury vapor light sources shall be prohibited.
17.56.200 Concealed electrical systems.
External conduits, boxes, and other connections related to the function of a sign and associated lighting shall not be exposed.
17.56.210 [Reserved.]
17.56.220 Master sign program.
A. The purpose of the master sign p rogram provisions is to provide a coordinated and flexible design approach to signage for Hanford’s commercial shopping districts and office parks. A master sign program is required for any site that contains more than three (3) commercial establishments.
B. A master sign p rogram shall be reviewed by the Community Development Director as an administrative use permit. The Planning Commission shall approve a master sign program when it is proposed with a development project that requires a conditional use permit.
C. A master sign program shall not be used to grant of a special privilege nor provide more visibility or exposure than is available to similarly situated properties.
D. Master sign programs shall feature a unified and coordinated approach to the materials, color, size, type, placement and general design of signs proposed for a project or property.
E. Reasonable conditions of approval may be imposed t o achieve the purposes of this s ection and ensure internal sign design consistency on the site.
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F. After approval of a master sign program, no sign shall be erected, placed, painted, or maintained, except in conformance with such program, and such program shall be enforced in the same way as any provision in this section.
G. The master sign p rogram and all conditions of approval shall be attached to the lease agreements for all leasable space subject to the master sign program.
H. Approval of a master sign program does not waive the permit requirements for individual signs that are subject to the program.
I. The Community Development D irector may approve minor amendments to a master sign program that are in substantial conformance with the original approval. All other amendments, including amendments to conditions of approval , shall be pr ocessed as a new application.
Proposed amendments shall include written concurrence by the property owner.
17.56.230 Wall mural placement and design criteria.
The purpose of regulating murals is to ensure the continued visual aesthetic of the community, by allowing for compatible artistic and creative expression through murals in appropriate locations and designs. The review criteria seek to establish guidance as to the compatibility and appropriateness of the theme, location and design of murals, with minimal intrusion into artistic expression and/or the substantive, personal or political expressive content of the artwork.
A. Wall Mural Definition. “Wall mural” or “mural” means an art form consisting of paint applied to a wall surface depicting a scene, personal experience or observation. A wall mural is to be public art, not for the purpose of identifying, advertising or drawi ng attention to a particular business, service or economic activity. For the purpose of regulation, hand painted signs on walls that contain commercial speech are considered signs and are not considered murals. Wall painting that has not been approved thro ugh a mural permit is considered graffiti.
B. Maximum Number of Murals per Site. One mural per structure. In unique circumstances, whereby the design of the mural(s) and structure are enhanced by additional murals, more than one (1) mural per structure may be approved.
C. No Advertising. Words and/or images may not be incorporated within the mural which specifically identifies or reflects the business, products and/or services provided by any business service or economic activity.
D. Placement. Wall murals must be painted directly onto an exterior wall surface. Wall murals may not be prefabricated and thereafter mounted onto a building. Wall murals may occupy an entire single wall on which the mural is applied. The wall mural must be architecturally incorporated into the building so that it does not appear to be a sign attached to the building or have the appearance that the structure is ancillary to the mural.
The wall mural may not be mounted on the building roof or extend above the c ornice of a flat roof or above the roof eave of a gable or mansard roof. A mural may not be painted onto an unpainted historic surface, such as brick.
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E. Timing. A wall mural must be completed within ninety (90) days after the date painting commences. The final anti-graffiti protective clear-coat must be applied within this ninety (90) day period. Time extensions may be granted by the Community Development Director in thirty (30) day increments up to a maximum of sixty (60) days upon a showing of good cause.
F. Lighting. Wall murals shall not be illuminated unless such lighting is incidentally and indirectly illuminated from surrounding street and building lighting.
G. Ownership/Maintenance. Maintenance of the wall mural is the responsibility of the property owner. It shall be the property owner’s responsibility to remove the wall mural if it is not maintained as required. Proper maintenance shall include periodic painti ng so that the wall mural does not exhibit chipping, peeling or fading and other required maintenance as identified in conditions of approval issued by the Community Development Director. Wall murals not maintained at all times as required shall be deemed a nuisance. In addition to its other remedies, the City shall have the right to require removal of the wall mural and if the wall mural is not removed within the time period designated by the City, the City shall have the right to remove the wall mural at the property owner’s expense.
H. Application and Permitting Process. No person shall paint a wall mural on the exterior of any structure or change any existing mural on the exterior of any structure prior to the issuance of a wall mural permit issued by the City Council. An application fo r a wall mural permit shall be submitted on the form prescribed by the Community Development Director and shall include a colored detailed drawing or sketch of the mural plus any other information as prescribed on the application form. The application must be made by the owner of the structure or include the written consent of the owner of the structure consenting to the painting of the wall mural on the structure consistent with the mural identified in the application. Applications for wall murals located within the Central Parking and Business Improvement District will be submitted to the Main Street Hanford Design Review Committee for a recommendation.
I. Design Criteria. An application for a wall mural permit must satisfy the following criteria:
1. The subject matter of the wall mural shall be of historical significance regarding the growth and development of the City of Hanford and its surrounding environs. Wall murals can also include buildings, land or seascapes, crop or farm animal depicti ons or mechanical history depictions.
2. The colors used in the wall mural shall be complimentary and harmonious with exterior colors of the structure and consistent with historical color pallet. Fluorescent colors are not in keeping with the historical color pallet.
3. The paint and/or materials to be used and applied on the structure shall be appropriate for use in an outdoor locale for an artistic rendition and shall be of a permanent or long lasting variety.
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4. The proposed wall mural shall exhibit exceptional design quality and incorporate high quality materials that enhance the overall development and appearance of the site.
5. The proposed wall mural shall be well integrated with the buildings and other elements of the property and be harmonious with surrounding historic character.
6. The proposed wall mural, by its design, construction and location, shall not have a substantial adverse effect on abutting property or the permitted use thereof, and will contribute to the City’s unique character and quality of life.
7. The wall mural shall be designed and painted by, or supervised by, someone with sufficient knowledge in the design of such projects and the application of paints for such projects.
8. Have a plan for painting the mural that ensures the safety of painters and the public, and that does not impede public access. In the event that the safety plan submitted is not being adhered to, and the City has identified a safety risk to either t he artist and/or the public, the City has the right to stop work until such time that safety issues or concerns are addressed by the artist.
9. To the extent feasible, the mural shall be vandal and graffiti resistant by using an approved graffiti/UV coating.
J. Conditions of Approval. The City Council shall identify conditions of approval to the issuance of a wall mural permit.
K. Hold Harmless. As a condition of approval of any wall mural permit, the applicant, the owner of the structure and the artist shall agree pursuant to language prepared by the City to indemnify, defend, and hold the City of Hanford its officials, offic ers, employees and agents harmless from and against any and all damages or liabilities of whatever nature arising out of or in connection with the wall mural. (Ord. 20-04 § 5, 2020; Ord. 17-04, 2017)
17.56.240 Variances and minor deviations.
A variance or a minor deviation to the standards in this chapter may be granted in accordance with Chapter 17.70 and Chapter 17.84.
17.56.250 Nonconforming signs.
A sign or outdoor advertising display of any character lawfully occupying a site prior to the adoption of this zoning code or on the effective date of applicable amendments to the zoning code which as a result of the adoption or amendment to the zoning code does not conform with the standards for subject matter, location, size, lighting or movement prescribed for the district in which it is located, shall be deemed to be a nonconforming sign or outdoor advertising structure and may be displayed and maintained in said district, except as otherwise provided in this section.
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17.56.260 Maintenance of signs.
A. All signs and associated supporting structures shall be maintained in like -new condition, without rips, tears, fading and similar damage that inevitably occurs as a result of normal wear and aging.
B. All signs shall be reasonably free from deterioration, rot, rust, and loosening so that they do not create a hazard to persons or property or constitute a nuisance.
C. Any sign or sign structure that is sagging, leaning, fallen, decayed, broken, deteriorated, ripped, torn, faded, or other deteriorating or dilapidated condition shall be promptly repaired, to the satisfaction of the City, or removed.
D. Graffiti on a sign shall be removed within two (2) days of notice of its placement on such sign.
17.56.270 Hazardous signs.
Whenever any sign, by virtue of its physical nature and condition, poses an immediate and serious threat to the public safety, the same may be removed by City personnel, or its physical deficiency cured, to the extent necessary to protect the public safety. The cost of such removal or repair shall be assessed against the sign owner.
17.56.280 Abandoned or obsolete signs.
An on-premise sign advertising an activity, business, service or product must be removed within ninety (90) days following the actual discontinuance of the activity, business, service or product.
If the sign is not so removed, the C ommunity Development Director may have the sign removed in accordance with the public nuisance abatement provisions of this title . A sign structure is not required to be removed, however, the sign face shall be removed or replaced with a blank face or other sign face consistent with this chapter.
17.56.290 Illegal signs.
Any sign, banner, or sign structure not erected, constructed or located in conformance with this chapter and not classified as a legal nonconforming sign is an illegal sign and is subject to abatement in accordance with the public nuisance abatement procedures of Chapter 17.94.
17.56.300 Enforcement.
Signs which do not conform to the provisions of this chapter and are erected after its effective date and signs erected after the effective date of this chapter without obtaining a permit that is required are declared to be unlawful and a public nuisance. All signs declared to be unlawful by this chapter and all persons erecting or maintaining them shall be subject to the provisions of Chapter 17.94.
The Community Development Director shall take necessary actions or proceedings for the abatement, removal and enjoinment pursuant to Chapter 17.94. The remedies provided for in this section are cumulative and nonexclusive.
17.56.310 Definitions.
As used in this chapter, the following te rms are defined in this section. The images are intended to illustrate some of the sign types that are defined in this section. “A-Frame sign” means a sign made of wood, plastic or other lightweight and rigid material having the capability to stand on its own support(s) and being portable and movable.
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"Animated sign" means a sign with action or motion, whether by flashing lights, color changes, wind, rotation, movement of any parts of the sign or letters or parts of the sign structure, or other motion.
"Awning" means a shelter supported entirely from the exterior wall of a building and composed of a collapsible or non-collapsible frame covered completely with nonrigid material. "Banner" means any flexible material, such as cloth, plastic, vinyl, paper, cardboard or thin metal, with or without a "message", attached outdoors to a building, structure or mounting device, or attached indoors to a building, structure or mounting device so as to be visible from the exterior of a building, or structure. This definition includes a pennant, flag, or bunting. “Billboard” means a sign which directs attention to a business, community service or entertainment not exclusively related to the premises where such sign is located. "Business premises" means a specific business occupancy within a building or upon a parcel of land, typically having a specific address and discrete entrance(s) and exit(s) so as to maintain a specific business identity and location.
“Can or cabinet sign” means a sign that contains all the text and/or logo symbols within a single enclosed box-shaped cabinet where the translucent face of the sign can be interchanged to change the sign message without having to remodel the cabinet. It is mounted to a wall or other surface and illuminated from within the cabinet.
"Changeable copy" refers to the display of a message that can change by means of moveable letters, slats, lights, light emitting diodes, or moveable background material. "Erect" means and includes erect, construct, place, relocate, enlarge, substantially alter, attach, suspend, paint, post, maintain and display.
"Externally illuminated sign" means a sign which has light cast on its surface from an artificial exterior source installed for the purpose of illuminating the sign. "Flag" is a form of "banner" that is mounted and displayed outdoors on a pole. "Freestanding sign" means a sign which is permanently supported on the ground by one or more uprights, braces, poles, or other similar structural components that are not attached to any building.
This category includes both monument and pole signs.
"Frontage, building " means the distance between the two most distant corners of a building measured in a straight line along the building face.
"Frontage, street" means the distance between the two most distant corners of a site along a single street measured in a line along the street curb, including drive approaches, but excluding curb returns at street intersections.
"Height" means the distance measured vertically from grade to the highest point or portion of the object to be measured.
"Internally illuminated sign" means any sign whose illumination originates from within the structure of the sign and the source of which is not visible from the exterior of the sign.
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"Install" or "installation" means the act by which a sign is constructed or placed on land or a structure, or the act of attaching, painting, printing, producing, or reproducing, or using any other method or process by which a visual message is presented or placed upon a surface. "Message" means any form of visual communication presented on any type of media. It is not material whether the communication has any logical, practical, literary, or artistic significance or not. It includes any form or combination of letters, graphics, s ymbols or designs. The term is not intended to include mono- color paint applied to the exterior, trim, fascia, or other architectural elements of a building for protection against the elements. "Monument sign" means a low -profile freestanding sign supported by a structural base or other solid structural features other than support poles and may contain signage on more than one side. "Mural" means a sign painted on the exterior wall of a building consisting of graphics or images, either alone or in combination with letters.
"Off-site" or "off-site sign" refers to a sign or banner that promotes or advertises goods, services or activities located or offered on a business premises or parcel that is separate from the parcel where the sign is located, even if the two sites or parcels are contiguous to each other. "On-site" or "on-site sign" refers to a sign or banner that promotes or advertises goods, services, or activity located or offered on the business premises or parcel of property where the sign is located.
"Outdoors" means a location on undeveloped property or to the exterior of a building or structure. "Outdoor advertising" refers to the placement of a message on signs or banners located outdoors, or located indoors in a manner such that the message is visible from the exterior of a building or structure.
"Outdoor advertising structure" means a structure erected or maintained for the main purpose displaying commercial outdoor advertising, and 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. “Painted Sign” refers to a sign that comprises only paint applied on a building or structure. "Parapet wall" means an exterior wall which extends vertically above the roof line. "Parcels" or "property" or similar references or descriptions shall refer to a parcel of land under one ownership that has been legally subdivided or combined and is shown as a single parcel on the latest recorded map in the Kings County recorder's office. "Pedestrian access" means a doorway which has been designed for the primary use of the patrons or customers of that particular use.
"Permanent sign" means a sign that is solidly attached to a building, structure, or the ground by means of mounting brackets, bolts, welds, or other combination of attachment methods, thereby rendering the sign non- moveable or difficult to reposition without the use of machinery, cutting devices, or mechanical devices. See also "temporary sign." "Placed" includes constructing, erecting, posting, painting, printing, tacking, nailing, gluing, sticking, carving or otherwise fastening, affixing, or making visible in any manner whatsoever.
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"Pole sign" means a permanently mounted, freestanding sign which is supported above the ground by one or more uprights, braces, poles, or other similar structural components. "Roof line" means the highest point of a parapet wall or the main roof structure or a highest point of a parapet wall other than such architectural features as cupolas, pylons, projections or raised portions of the roof.
“Rooftop or roof -mounted sign” means a sign that extends above the ridgeline of the roof of a building or a sign attached to any portion of the roof of a building. Rooftop or roof-mounted signs are not allowed.
"Sign" means any letter or symbol made of cloth, metal, paint, paper, wood or other material of any kind whatsoever placed for advertising, identification or other similar purposes on the ground or on any wall, post, fence, building, structure, vehicle or on any place whatsoever. "Sign area" means the geometric area of a sign including all elements such as board or frames, perforated or a solid background, ornamental embellishments, arrows or other sign media. For the purposes of a freestanding sign the structural elements necessar y to support the sign are included in the sign area.
"Sign copy" means any words, letters, numbers, figures, designs, or other symbolic representations incorporated into a sign face and/or its structure with the purpose of attracting attention to the subject matter.
"Sign face" means the panel surface of a sign which carries the advertising, information, or identification message.
"Sign structure" means any structure which supports or is capable of supporting any sign. A sign structure may or may not be an integral part of a building. For the purpose of a freestanding sign, the sign structure shall include the aggregate area of the sign including the sign copy and all structural elements of the sign.
"Structural alteration" means any change to the sign structure. "Temporary sign" means a sign that is easily moveable and which is not attached to a building, structure, or the ground in such a manner as to be rendered a permanent sign.
17.56.320 Illustrations of signs.
The following illustration s may be used to visualize the various types of signs regulated in this chapter. This section shall not have any regulatory effect.
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Building Sign Projecting over-Right
of-Way
Building Sign
Hanging Sign
Permanent Sign Affixed to Window
Permanent Sign Affixed to Awning
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Monument Sign (Freestanding Sign)
Pylon Sign (Freestanding Sign)
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Chapter 17.60
SPECIFIC LAND USE STANDARDS
Sections:
17.60.010 Purpose.
17.60.020 Applicability.
17.60.030 Accessory dwelling units.
17.60.040 Bed and breakfast inns.
17.60.050 Cottage food operations.
17.60.060 Day care centers.
17.60.070 Drive-thru pick-up windows.
17.60.080 Garage or yard sales.
17.60.090 Manufactured housing.
17.60.095 Mini-warehouses or self-storage facilities.
17.60.100 Mobilehome parks.
17.60.110 Outdoor dining areas.
17.60.120 Outdoor storage areas.
17.60.130 [Reserved]
17.60.140 Sale of new and used automobiles and trucks.
17.60.150 Vending machines.
17.60.010 Purpose.
This section requires certain development and operational standards for specific land uses within the city to preserve, protect and promote the public health and safety and to promote orderly growth and aesthetically pleasing urban development.
17.60.020 Applicability.
Specific land uses covered by this chapter shall conform with the provisions of the section(s) applicable to the specific use, in addition to other applicable provisions of this title, including the standards of the zone district where the use is located.
17.60.030 Accessory dwelling units and junior accessory dwelling units This section is intended to meet the requirements of Government Code Section 66310 et seq. in providing for the ministerial approval of accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”) within the City of Hanford. The standards established by this section shall be interpreted and applied in conformity with the standards set forth in
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Government Code Section 66310 et seq., as either may be amended from time to time. Except as specifically set forth herein and in State law, ADUs and JADUs regulated pursuant to this chapter shall meet all of the objective requirements of the zone district in which they a re located and all Fire and Building Code requirements. To the extent there is a conflict between the provisions of this section and the then- current provisions of Government Code Section 66310 et seq., the provisions of Government Code Section 66310 et seq. shall apply.
A. Accessory Dwelling Units.
1. Designated Areas.
a. ADUs are permitted on lots that are zoned to allow single-family or multifamily dwelling residential use and include a proposed or existing primary dwelling. An ADU may not be constructed unless a primary residence exists or will be constructed in conjunction with the ADU.
b. ADUs are not permitted in zone districts where residential uses are not allowed. For purposes of this section, mixed -use zones shall be treated as residential zone districts; provided however, ADUs may not be established in non-livable spaces of the non-residential portions of mixed-use developments.
2. Types of ADUs.
a. An ADU on a site with a single-family or multifamily dwelling may be either:
i. Attached to the proposed or existing primary dwelling, with an exterior entrance separate from the primary dwelling;
ii. Located within the proposed or existing primary dwelling as converted space, including attached garages, storage areas, or similar uses, or an accessory structure; or iii. Detached from the proposed or existing primary dwelling, including detached garages.
b. Notwithstanding other requirements of this section, any of the following shall be ministerially approved and not be subject to other specified zoning standards of this section including lot coverage, setbacks, and unit sizes, but must meet building code and health and safety requirements:
i. One (1) ADU and one (1) JADU per lot with a proposed or existing single -family dwelling if all of the following apply:
(A). The ADU is within the proposed space of the single-family dwelling or existing space of the single-family dwelling or accessory structure and may include an expansion of not more than one hundred fifty (150) square feet beyond the same physical dimens ions of the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodate ingress and egress; (B). The space has exterior access from the proposed or existing single-family dwelling; (C). The side and rear setbacks are sufficient for fire and safety; and (D). The JADU complies with the requirements of Section 17.60.030(B).
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ii. One (1) detached, new construction ADU that does not exceed four (4) foot side and rear yard setbacks, a total floor area of not more than eight hundred (800) square feet, and a height as provided in Section 17.60.030(A)(6) for a lot with a proposed or existing single-family dwelling. The ADU may be combined with a JADU. iii. Multiple ADUs within the portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings. At least one (1) ADU within an existing multifamily dwelling shall be permitted, with the maximum number of ADUs limited to twenty -five percent (25%) of the existing multifamily dwelling units. All interior ADUs must be converted from non-livable space.
iv. Not more than two (2) detached ADUs with a proposed or existing multifamily dwelling, subject to a height as provided in Section 17.60.030(A)(6) and side and rear setbacks of no more than four (4) feet.
3. Number of Units.
A. A minimum of one (1) ADU shall be permitted per lot zoned to allow single -family or multifamily dwelling residential use with a proposed or existing primary dwelling.
Additional units shall be permitted per lot only as stated in this section.
4. Size Requirements.
A. The minimum size shall be one hundred fifty (150) square feet, permitted as an efficiency unit.
B. Conversions of existing space have no maximum size limit. Any expansion, other than an expansion over one hundred fifty (150) square feet to accommodate ingress and egress, is limited to the maximum size requirements as stated in Sections 17.60.030(A)(4)(c ), (d), and (e).
C. An attached ADU may not exceed either fifty percent (50%) of the living area of the primary dwelling or eight hundred fifty (850) square feet (one thousand (1,000) square feet for an ADU with more than one (1) bedroom), whichever is greater.
D. A detached ADU shall not exceed one thousand, two hundred (1,200) square feet, except as specified under Section 17.60.030(A)(2)(b).
E. A structure containing an ADU shall be no larger than the primary residence on site.
This shall not be required for the following:
i. An ADU in compliance with Section 17.60.030(A)(2)(b). ii. A studio or one (1) bedroom ADU with a maximum size of eight hundred fifty (850) square feet of livable space.
iii. An ADU with more than one (1) bedroom and a maximum size of one thousand (1,000) square feet of livable space.
5. Building setback areas.
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A. All ADUs shall comply with the following setback requirements, unless any of the following are met:
i. No setback or distance between structures is required for an ADU which meets the requirements of Section 17.60.030(A)(2)(b).
ii. No setback is required for an ADU constructed in the same location and to the same dimensions as an existing structure that is converted to an ADU or to a portion of an ADU.
iii. Front setback and distance between detached structures requirements cannot preclude an ADU of at least eight hundred (800) square feet with four (4) foot side and rear yard setbacks.
iv. The underlying zone district permits a lesser setback area.
B. The side and rear setback areas shall be four (4) feet from all side and rear lot lines.
C. The front setback area shall comply with the requirements of the underlying zone district.
D. The minimum distance between detached structures shall be ten (10) feet, except as provided by the California Building Standards Code.
6. Height.
A. The maximum structure height shall conform with the following:
i. Sixteen (16) feet for a detached ADU on a lot with a proposed or existing single-family or multifamily dwelling.
ii. Eighteen (18) feet for a detached ADU on a lot with a proposed or existing single - family or multifamily dwelling that is within one -half (1/2) mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Public Resources Code Section 21155. An additional two (2) feet in height shall be allowed to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
iii. Eighteen (18) feet for a detached ADU on a lot with a proposed or existing multifamily, multistory dwelling.
iv. Twenty-five (25) feet or the height limitation in the underlying zone district to the primary residence, whichever is lower, for an ADU that is attached to a primary dwelling; provided however, this provision shall not allow an ADU that exceeds two (2) stories.
7. Parking.
A. A maximum of one (1) additional off-street parking space shall be provided per ADU or per bedroom in an ADU, whichever is less. Off -street parking shall be permitted in setback areas in locations determined by the City or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible due to specific site or regional topographical or fire and life safety conditions. The parking requirement shall be waived in any of the following instances:
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i. The ADU is located within one-half (1/2) mile walking distance of public transit. ii. The ADU is located within an architecturally and historically significant historic district.
iii. The ADU is within the proposed or existing primary residence or an accessory structure.
iv. When on-street parking permits are required but not offered to the occupant of the ADU.
v. When there is a car share vehicle located within one (1) block of the ADU. vi. When a permit application for an ADU is submitted with a permit application to create a new single- family dwelling or a new multifamily dwelling on the same lot, provided that the ADU or the parcel satisfies any of the five preceding criteria identified in this subsection (A)(7).
B. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, such off-street parking spaces need not be replaced.
8. For the purposes of this section, a structure with two or more attached dwellings on a single lot is considered a multifamily dwelling structure. Multiple detached single -unit dwellings on the same lot are not considered multifamily dwellings.
9. These standards shall not include requirements for minimum lot size in order to establish an ADU.
10. An ADU shall not be denied based on any maximum density requirement or standard.
11. Any limits on lot coverage, floor area ratio, and open space for either attached or detached ADUs shall not preclude an ADU of at least eight hundred (800) square feet with four (4) foot side and rear yard setbacks to be constructed in compliance with all other local development standards.
12. A detached or attached ADU is encouraged to be located to the side or rear of the primary residence with doorway access to the side or rear of the site.
13. ADUs and JADUs should be designed and constructed to blend with the primary residence and be architecturally similar to and consistent with the primary dwelling’s design, construction, height, roofing, siding materials, and color.
14. The correction of nonconforming zoning conditions shall not be required as a condition of approval for the creation of an ADU.
15. Except as provided in Government Code Section 66341, an ADU may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. This section shall not be interpreted to permit the separate conveyance of an ADU as a condominium as outlined in Government Code Section 66342.
16. The rental of an ADU shall be for a term longer than thirty (30) days.
17. ADUs and JADUs, and the availability to construct ADUs and JADUs, will be counted for purposes of identifying adequate sites for housing in the City’s housing element of the
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adopted General Plan, as provided in Government Code Section 65583.1(a), and to address the City’s share of the regional housing need, as provided in Government Code Section 65583.1(d).
B. Junior Accessory Dwelling Units.
1. One (1) JADU shall be allowed per residential lot zoned for single-family residences with a proposed or existing single-family residence on site.
2. A JADU must be constructed within the walls of the proposed or existing single -family dwelling. For purposes of this subsection, enclosed uses within the residence, including attached garages, are considered a part of the single-family residence.
3. A JADU shall not exceed five hundred (500) square feet.
4. A JADU shall not require additional parking or the correction of nonconforming zoning conditions as a condition of approval.
5. A JADU shall include separate and permanent provisions for living, sleeping, eating, cooking and shall either have its own separate bathroom or may share a bathroom with the primary residence.
6. A JADU shall have a separate entrance from the proposed or existing single -family residence. If a JADU does not include a separate bathroom, the JADU shall include a separate entrance from the main entrance to the structure, with an interior entry to the main living area.
7. A JADU shall have an efficiency kitchen, which shall include all of the following:
a. A cooking facility with appliances; and
b. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the JADU.
8. Either the primary residence or the JADU shall be occupied by the owner of the property. Owner- occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization.
9. As a condition of approval for the creation of a JADU, the owner of the property at which the JADU is created shall record a deed restriction which includes both of the following:
a. A prohibition on the sale of the JADU separate from the sale of the single- family residence, including a statement that the deed restriction may be enforced against future purchasers; and
b. A restriction on the size and attributes set forth in Government Code Sections 66333 through 66339, as may be amended.
C. For the purposes of this section, “primary dwelling” and “primary residence” mean a single-family dwelling or a multifamily dwelling residential building and exclude ADUs and JADUs.
D. For the purposes of this section, “public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways,
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and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
17.60.040 Bed and breakfast inns.
A. Bed and breakfast inns shall be limited to a maximum six (6) rooms for rent per site. No person who is paying rent in exchange for lodging shall occupy a guest room on the premises for more than fourteen (14) consecutive nights;
B. Food service at bed and breakfast inns shall be allowed for registered guests only, unless the use also qualifies as a restaurant.
C. The scale and appearance of the bed and breakfast in n shall remain primarily residential in character. All buildings and site improvements shall be similar to and compatible in design with the surrounding neighborhood and adjacent residences.
17.60.050 Cottage food operations.
A. Cottage foods operations operating in accordance with AB1616 shall be considered a home occupation and shall obtain a home occupation permit in accordance with Chapter 17.78 prior to commencement of the use.
B. Notwithstanding the provisions of Chapter 17.78, a cottage food operation is allowed to employ one full-time equivalent employee on site.
C. Notwithstanding the provisions of Chapter 17.78, a cottage food operation may sell food produced on-site directly to consumers at the site.
D. A cottage food operation shall be conducted in the residence's existing kitchen.
E. An approved home occupation permit shall not be effective until the appropriate permit is obtained from the Kings County Health Department and shall automatically expire and be null and void if County permit or approval expires, is disapproved, or is revoked.
17.60.060 Day care centers.
A. A loading and unloading area shall be provided to accommodate no less than two (2) vehicles.
B. The loading and unloading area shall be located within proximity to the main entrance. And shall not be located on the opposite side of a street from the day care center.
17.60.070 Drive-thru pick-up windows.
A. All uses with a drive-thru pick-up window shall meet the following standards:
1. Drive-thru lanes shall be located outside of all building setback areas and all required landscaped areas.
2. Drive-thru lanes shall be designed, located, and constructed in a manner that avoids trapping vehicle emissions in a confined space.
3. Drive-thru lanes shall be located a minimum of fifty (50) feet from existing residential uses and from residential zone districts and must be separated from residential areas by buildings, extensively landscaped areas, or decorative block walls.
4. Drive-thru lanes shall be constructed with the necessary vehicle stacking capacity so that vehicles using the drive-thru lane do not overflow into the on-site parking aisles or public streets.
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5. Drive-thru lanes shall be shielded in a manner approved by the city to eliminate vehicle headlight glare into adjoining land and on-coming traffic approaching the drive-thru site property, including through provision of a 36” masonry block wall.
6. The installation of a drive-thru pick-up window and associated improvements shall not reduce the number of required parking spaces below the minimum zoning requirement for parking upon the drive-thru site property.
7. Drive-thru lanes shall not be located adjacent to outdoor patio or eating areas.
8. Drive-thru lanes shall not block or interfere with access to parking lot spaces, and shall function independent of parking lots aisles.
9. Drive-thru lanes shall not extend onto adjoining property unless the owner of the drive -thru site property obtains a written easement or other irrevocable right from the adjoining landowner to construct improvements upon and use the adjoining property for the drive -thru use including, without limitations, the stacking of vehicles and the right to maintain, repair, replace and remove such improvements. The written document shall be executed by the owner of the drive -thru site property and the owner of the adjoining property and recorded against title to the adjoining property prior to commencement of construction of improvements upon the drive -thru site property.
10. A use with a single drive-thru lane shall accommodate a minimum of six (6) vehicle stacking spaces per lane with a minimum of four (4) stacking spaces before the ordering speaker and two (2) stacking spaces after the ordering speaker. Each vehicle stacking space in a drive -thru lane shall be a minimum of twenty (20) feet in length.
11. A use with drive -thru lanes on each side of the store (two (2) lanes) shall accommodate a minimum of four (4) vehicle stacking spaces per lane with a minimum of two (2) stacking spaces before the ordering speaker and two (2) stacking spaces after the o rdering speaker in each drive - thru lane. Each vehicle stacking space in a drive-thru lane shall be a minimum of twenty (20) feet in length.
12. Speaker noise levels measured at the property line shall not exceed applicable city noise standards.
A. In addition to the development standards for all uses with drive-thru pick-up windows uses, a restaurant with a drive-thru pick-up window shall be located on a parcel at least one -half acre in size or in a group of adjoining parcels with reciprocal access easements that collectively are equal to or greater than one-half (0.5) acre in size.
B. In addition to the development standards for all uses with drive-thru pick-up windows and the development standards for restaurants with drive -thru pick -up windows, the following development standards are required for all uses with drive -thru pick -up windows in the Neighborhood Commercial zone district:
1. Unless otherwise restricted by a conditional use permit issued in accordance with Chapter
17.80, hours of operation of the drive -thru use shall be limited to 6:30 a.m. and 10:00 p.m. on weekdays and weekends.
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2. All buildings and drive-thru lanes shall be located a minimum of one hundred fifty (150) feet from residentially zoned property or property designated for residential uses pursuant to the General Plan.
17.60.080 Garage or yard sales.
A. The sale of personal possessions in outdoor areas or from the garage of a dwelling within an R-L, R-M, R-H, or OR zone district shall be limited to no more than two such sales per year.
Commonly referred to as garage sales, such each sale shall be limited to two consecutive days and unsold possessions shall be removed from the public view and stored within the premises.
B. Materials to be sold shall be personal possessions. No materials shall be offered for sale that have been acquired solely for the purposes of the garage sale.
C. The driveway, yard, or other space used for the purposes of the sale shall be restored to its normal residential character at the conclusion of the sale, including removal of all signs.
17.60.090 Manufactured housing.
The provisions of this section shall apply to all manufactured homes not located in an approved mobile home park:
A. No manufactured home shall be installed that was manufactured more than ten (10) years from the date of application for a building permit for installation.
B. All manufactured homes shall meet the following site or architectural standards:
1. Garages and Carports. A minimum of a one-car garage or carport shall be provided for every manufactured house. The parking requirements of Chapter 17.54 shall also apply.
2. Minimum Width and Floor Area. The width and floor area of a manufactured housing unit shall be the average of other residences in the zone district in which it is located.
3. Roof Overhangs. All manufactured housing units and garages shall have a pitched roof with a minimum sixteen (16) inch roof overhang on each of the perimeter walls such that the overhang is architecturally integrated into the design of the dwelling unit.
4. Roofing Materials. All manufactured housing units and garages and carports located on the lot shall have a roof constituted of asphalt composition, clay, tile, concrete or metal tile or panels, slate or built-up asphaltic-gravel materials.
5. Siding Materials. All manufactured housing units and garages located on the lot shall have similar exterior siding materials consisting of wood, masonry, concrete, stucco, Masonite, or metal lap. The exterior siding material shall extend to the ground level, except that when a solid concrete or masonry perimeter foundation is used, the siding material need not extend below the top of the foundation.
6. Foundations. All manufactured housing units and garages and carports shall be placed on a permanent foundation which meets the applicable building code requirements and/or the provisions of Section 18551 of the State Health and Safety Code such that the floor elevation of the dwelling is reasonably compatible with the floor elevations of the surrounding dwelling units.
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7. Utility connections. The mobile home electrical, gas, water and drain connections shall be made permanent in a manner applicable to permanent buildings. Gas shut -off valves, meters and regulators shall not be located beneath the manufactured homes.
8. Deviations. The community development department may approve deviations from one or more of the standards of this subsection on the basis of a finding that the architectural style proposed provides compensating design features and that the proposed dwelling will be compatible and harmonious with existing structures in the vicinity.
C. Surrender of Registration. Subsequent to applying for a building permit, and prior to the occupancy of a mobilehome or manufactured home on a permanent foundation, a certification of occupancy is to be issued by the building official pursuant to Section 1 8551 of the State Health and Safety Code. Thereafter, any vehicle license plate, certificate of ownership, and certificate of registration issued by a state agency shall be surrendered back to the issuing state agency. Any mobile/manufactured home on a permanent foundation shall bear a state ins ignia or federal label pursuant to Section 18550 of the State Health and Safety Code.
17.60.095 Mini-warehouses or self-storage facilities.
A mini-warehouse or self-storage facility in the R-L-5 zone shall only be located on a parcel that has frontage on and adequate main access to an arterial or collector street.
17.60.100 Mobilehome parks.
A. With the exception of a mobilehome utilized as an accessory dwelling unit that satisfies the requirements of Section 17.60.090 above , no mobilehome shall be parked, occupied or used for any purposes, including without limitation living or sleeping purposes, unless the mobilehome is located within a licensed mobilehome park, except that a mobilehome may be used for the following temporary purposes outside of a mobilehome park: as an office for a construction project, circus or carnival; as a residence of a watchman on the site of a construction project or an industrial facility to provide temporary living quarters for personnel in accordance with the provisions of Chapter 17.76.
B. The site area standards for a mobilehome park shall be as follows:
1. The minimum area of a mobilehome park shall be five (5) acres. If the area of the mobilehome park is greater than five (5) acres, the first phase of mobilehome park development shall not be less than five (5) acres and shall include all required recreational and service amenities.
2. The maximum density shall be eight (8) mobilehome sites per gross acre.
3. Each mobilehome site shall be not less than three thousand (3,000) square feet in area, including pad, parking, private access, landscaping and private storage area.
4. No mobilehome site shall be less than thirty (30) feet in width.
B. The following clearance and setback area requirements shall apply to mobilehome parks. No mobilehome shall be located in any required building setback area, except that tow bars may extend into such setback area.
1. The front and rear building setback areas for the site shall be a minimum of twenty (20) feet.
2. The side building setback areas for the site shall be a minimum of ten (10) feet.
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3. The front, rear, and interior side setback areas for a mobilehome site shall be a minimum of ten (10) feet.
4. The street side setback areas (including driveways interior to the site) for a mobilehome site shall be a minimum of five (5) feet.
C. The following requirements for patios and pads shall apply to mobilehome parks.
1. Each mobilehome site shall have a hard-surfaced patio area of not less than two hundred (200) square feet. A permanent porch greater than twenty (20) square feet in area may be counted as a part of the required patio area.
2. Each mobilehome site shall have a support pad of concrete or asphalt concrete laid over a compacted surface base which, in combination, are adequate to support the mobilehome on a level plane.
D. The following requirements for parking shall apply to mobilehome parks.
1. Not less than two (2) off -street paved parking spaces shall be provided within each mobilehome site, one of which may be tandem to the other.
2. Not less than one (1) guest parking space shall be provided for each mobilehome site at a location central to each four (4) contiguous mobilehome sites; provided, however, guest parking shall not be required for mobilehome sites along a mobilehome park collector street constructed to the width prescribed in subsection E of this section.
3. Parking shall be provided for central recreation buildings, park offices, and other similar buildings at a ratio of one parking space for each four hundred (400) square feet of gross floor space.
4. Supplemental parking for pleasure boats, recreation vehicles, and unoccupied travel trailers shall be provided at a ratio of one parking space for each ten (10) mobilehome sites and shall be used only by the mobilehome park tenants. Such parking shall be clustered, easily accessible via interior drives, and shall be screened from view by means of a solid ornamental fence or wall and landscaping.
5. All parking areas and spaces shall be designed and constructed in accordance with the provisions of Chapter 17.54.
E. The following requirements for on-site streets shall apply to mobilehome parks.
1. Entrance streets shall be located to assure safe access to and from the public street system.
2. Minor streets within the mobilehome park shall be a minimum of thirty-two (32) feet of paved width, and collector streets shall be a minimum of forty (40) feet of paved width. Construction and paving of the streets shall be in accordance with city standards.
3. Drainage along the street shall be constructed to provide adequate drainage. Construction of concrete curbs, gutters, and sidewalks shall be in accordance with city standards.
4. Parallel parking shall be permitted on both sides of collector streets and on only one side of a minor street. Such on-street parking shall be in addition to the off -street parking requirements of this chapter.
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F. Driveways for individual mobilehome sites, street signs, interior street lighting, storm drainage facilities, and water and sewer systems shall be installed subject to the approval of the City Engineer and in accordance with city standards.
G. All public utilities shall be installed underground, including electrical, telephone, street lighting cable, community television antenna connections, and ducts for cable television. A community television antenna and cable television with underground d ucts and connections to each mobilehome site shall be provided.
H. The following requirements for recreation areas and pedestrian ways shall apply to mobilehome parks.
1. Common recreation areas in an aggregate total equal to ten (10) percent of the gross area of the mobilehome park shall be provided at a location or locations which are easily accessible and convenient to park residents. The calculation of the common re creation areas shall not include yard areas, pedestrian ways, management offices, laundry and tenant storage areas, and parking areas.
2. Recreation areas shall be landscaped and maintained with all landscaped areas irrigated by an automatic underground sprinkler system.
3. Pedestrian walkways shall be provided throughout the mobilehome park connecting all mobilehome sites with each other and with common recreation areas. Such pedestrian walkways shall be provided where possible at locations away from the interior street system to avoid conflicts in pedestrian and vehicle traffic.
4. Common recreation areas may include parks and open space, playgrounds, clubhouses, community centers, and similar recreational uses.
I. Mobilehome parks shall provide permanently maintained landscaped areas and site screening as follows:
1. A landscaped border along the front setback area and along the rear setback area if it is adjacent to a public street;
2. An ornamental wall or fencing, seven (7) feet in height along all interior side property lines and along all rear property lines that do not abut a public street; and
3. An ornamental screen wall or fencing seven (7) feet in height along the street side yard and street front yard setback lines.
J. Each mobilehome park shall provide the following additional facilities:
1. A laundry building for clothes washing and drying;
2. Trash enclosures at locations along the interior street system and integrated with the guest parking areas and which are convenient for all residents and for access by municipal refuse trucks.
K. At the time of the placement on the site, all mobilehomes shall be fitted with appropriate skirts to obscure stands, pads and undercarriage equipment.
L. Mobilehomes may be displayed and sold within a mobilehome park similar to the sale of model homes within a residential subdivision, provided such mobilehomes are not sold for delivery to any location other than within the park in which sold and are at all times placed on mobilehome
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sites and connected to all utility services. No more than four (4) mobilehomes shall be offered for sale at any one time by a single owner, and advertising for such sales shall be limited to one non- illuminated sign not exceeding four (4) square feet in area on the site of each mobilehome offered for sale.
17.60.110 Outdoor dining areas.
A. The purpose of this section is to promote increased business and pedestrian traffic by providing safe and visually appealing opportunities to create outdoor dining areas in certain commercial zone districts.
B. The following definitions shall apply to this section:
1. “Outdoor dining area” means the use of portions of public sidewalks, public rights -of-way and sidewalk areas within a shopping center as identified in this chapter and/or on-site open space used by a dining establishment or drinking establishment for the serving and consumption of food and/or beverages. Pass through window and sidewalk counter service is also allowed when an outdoor dining area is provided pursuant to this section.
2. “Dining establishment” means a structure whose principal use is the serving of food to the general public, including, without limitation, a restaurant, candy shop, ice cream shop, bakery, sandwich shop, coffee shop/house, delicatessen, pizza parlor, hotdog/hamburger/taco/salad bar stand and the like and where the sale of any alcoholic beverage is an accessory use.
3. “Drinking establishment” means a structure whose primary use is the serving of alcoholic beverages to the general public and the serving of food is an accessory use.
C. Where Permissible. All outdoor dining areas must be located and operated adjacent to and incidental to the operation of a dining establishment or drinking establishment. Use of the sidewalk must be confined to the actual sidewalk and public right-of-way frontage of a dining establishment and must not encroach upon adjacent sidewalk or public right-of-way. Subject to the provisions of this section on-site open space areas may also be used as an outdoor dining area.
D. Required Sidewalk Width. Use of the sidewalk area for an outdoor dining area is permitted only where the sidewalk is wide enough to allow for a minimum of four (4) consecutive feet of sidewalk width at every point in front of the dining establishment which is clear and unimpeded for pedestrian and wheelchair traffic. Such clearance requirement shall be in addition to any applicable federal or state accessibility mandates.
E. Alcoholic Beverages. The service of alcoholic beverages and its consumption by customers in an outdoor dining area shall be restricted as follows:
1. The outdoor dining area must be immediately adjacent to and abutting the dining establishment or drinking establishment.
2. The outdoor dining area, when serving alcohol and when permitted by this section to be located on a sidewalk, must be clearly delineated from pedestrian traffic with a minimum thirty (30) inch to a maximum thirty-six ( 36) inch tall removable open style railing, fence or roped boundary or plants and flowers in ornamental planter boxes and pots that are architecturally compatible with the structure housing the dining establishment.
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3. The operator shall post a written notice to customers as approved by the city which states that the drinking or carrying of an alcoholic beverage is prohibited and unlawful outside of the outdoor dining area.
4. The service of the alcoholic beverages in the outdoor dining area must be licensed by the California Department of Alcoholic Beverage Control and comply with all licensing requirements.
5. For drinking establishments, the service and consumption of alcoholic beverages is restricted to only on- site outdoor areas enclosed by a six (6) foot tall solid wall or fence architecturally compatible with the structure housing the drinking establishment.
F. Health Standards. Prior to serving any food or beverage in an outdoor dining area, the outdoor dining area must be inspected and approved by the Kings County Health Department. All exterior surfaces within the outdoor dining area shall be kept clean at all times. Restrooms shall be provided in the adjoining dining establishment or drinking establishment. The operator shall maintain the outdoor dining area, including without limitation, the sidewalk surface and furniture and adjacent areas, in a clean and safe condition at all times.
G. Hours of Operation. Hours of operation for outdoor dining areas are to coincide with those of the dining establishment, or drinking establishment, or the hours of operation set by the Alcohol Beverage Control license if alcohol is served, whichever is more restrictive.
H. Special Closures. The city shall have the right at any time, and from time to time to prohibit the use of the public sidewalk and public right-of-way as an outdoor dining area. Such closure may arise from, but are not limited to, scheduled festivals and similar events, parades, marches, repairs to the street or sidewalk, from emergencies occurring in the area, or for public health and/or safety reasons.
I. Permit Issuance, Findings, and Conditions. In order to operate an outdoor dining area, a person must obtain an outdoor dining area permit issued by the Community Development Director. The application for an outdoor dining permit shall be processed as an administrative use permit as provided in Chapter 17.74. The application for the outdoor dining permit shall be accompanied by a filing fee established by the city and an accurate drawing showing the configuration of the outdoor dining area, including without limitation, table placement and the method of separating the outdoor dining area from pedestrian traffic. The following conditions must be satisfied before an outdoor dining permit can be issued:
1. The proposed operation of the outdoor dining area satisfies all of the applicable provisions of this section.
2. An outdoor dining area located on a public sidewalk or public right -of-way shall have the same floor elevation as the sidewalk or right-of-way area.
3. No signage is allowed in the outdoor dining area except for one menu display sign no larger than four (4) square feet per face. Signs with more than two (2) faces are prohibited. Only plain unmarked umbrellas may be used in an outdoor dining area. Profe ssionally designed temporary special for the day sign may be permitted up to a total of two (2) square feet in area.
4. The applicant shall execute an indemnity agreement in a form provided by the city pursuant to which the applicant agrees to indemnify, defend and hold the city and its officials, officers, employees and agents harmless from any and all claims, damages, costs, including reasonable
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attorney fees, and losses arising from, or in any way related to the applicant’s operation of the outdoor dining area.
5. If any portion of the outdoor dining area is located in the public sidewalk or public right -of- way, the applicant shall maintain, at all times during which the outdoor dining permit is in effect, a policy of general comprehensive liability insurance wit h limits as approved by the city and insuring against injury or death of a person and for claims of property damage resulting from the applicant’s use of its outdoor dining area. The city and its officials, officers, employees and agents shall be named as additional insured under such insurance policy, and the applicant shall cause its insurer to waive the right of subrogation with respect to the City and its officials, officers, employees, and agent. The applicant will deliver to the City endorsements to the applicant’s insurance policy as evidence of the satisfaction of these insurance requirements.
6. Such other conditions as the city may deem necessary , including, without limitation, conditions to ensure the public safety, to protect public improvements and provide aesthetic improvements.
7. No merchandise of any kind shall be displayed in the outdoor dining area except as specifically allowed by the outdoor dining permit.
J. All outdoor dining furniture, including tables, chairs, umbrellas, and planters, shall be movable. All outdoor furniture must be of commercial quality to withstand the wear of outdoor use; plastic tables and chairs are not permitted. Umbrellas must be s ecured with a minimum base of not less than sixty (60) pounds.
K. Term. An outdoor dining permit is personal to the applicant and may not be transferred, assigned or conveyed to any other person. An outdoor dining permit shall terminate on the date the applicant no longer operates the outdoor dining area or discontinues the use of the outdoor dining area for a continuous twelve (12) month period. If a dispute arises as to the date of termination, the decision of the city as to the date of termination shall be final and binding upon the applicant.
L. Violation/Revocation. The Community Development Director shall provide written notice to an applicant of any violation of its outdoor dining permit. Such written notice shall identify the violations of the outdoor dining permit and any provisions of this section. The applicant shall have seven (7) days from the date of such written notice to cure the violations identified in the written notice. If the violations are not cured to the satisfaction of the community development department within said seven (7) day period, the applicant’s outdoor dining permit shall automatically terminate without further action by the city and the applicant shall immediately discontinue use of the outdoor dining area. If the city, in its sole discretion, determines that the continued operation of an outdoor dining area is an immediate threat to the health or safety of any citizen of the city, the community development department may immediately, and without written notice and opportunity to cure, revoke an outdoor dining permit. If an outdoor dining permit is terminated or revoked, the city shall not process an application for an outdoor dining permit for that same manager/owner of the premises for a period of six (6) months from the date of termination or revocation.
M. Appeal Procedures. A decision of the community development department pertaining to the outdoor dining application or permit may be appealed in accordance with the provisions of Chapter
17.70.
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O. Enforcement. The Community Development Director, C ode Enforcement Officer, police department or other person authorized by the City Manager, shall be authorized to enforce provisions of this section and to take such action as may be necessary to ensure compliance with this section.
17.60.120 Outdoor storage areas.
Outdoor storage of materials or equipment that occupies a volume of more than sixty (60) cubic feet and is visible from any abutting public street or abuts property used for residential purposes, must meet the following standards. This section does not apply to temporary storage, such as storage during construction.
A. Outdoor storage areas shall be enclosed by a view-obscuring fence or wall at least six (6) feet in height. All gates provided for ingress and egress in any required fence or wall shall be at least six feet in height and shall be of view-obscuring construction.
B. Materials shall be stacked in outdoor storage areas to a height no greater than that of any building, wall, fence, or gate enclosing the storage area. This subsection shall not apply to a junk yard, wrecking yard, or salvage facility.
C. No storage shall be permitted in any required front or side yard setbacks adjacent to a public street or highway.
17.60.130 [Reserved]
17.60.140 Sale of new and used automobiles and trucks.
In all zone districts, the off- site sale of new and used automobiles and trucks is prohibited. New and used automobile and truck sales shall be conducted only at the permanent property address listed for the dealership on its Department of Motor Vehicles dealer license.
17.60.150 Vending machines.
The preferred location for vending machines is inside buildings. Vending machines installed outdoors shall meet the following requirements:
A. Outdoor vending machines shall be located along the face of a building or against a structure designed to accommodate them.
B. A minimum walkway of four (4) feet is required in front of all outdoor vending machines.
C. Outdoor vending machine shall not be installed in the public right -of-way or immediately adjacent such that it would cause customers to stand in the right-of-way in order to use the machine.
D. Outdoor vending machines shall be an ancillary use to an approved primary use and may not be located on an unimproved lot.
E. Outdoor vending machines shall not be placed in a location that will block parking areas or create an unsafe situation.
F. Vending machines are permitted to cover up to a maximum of ten ( 10) percent of the length of the primary building frontage, or twenty (20) feet, whichever is less.
G. Vending m achine installations shall not have exposed conduits, piping or overhead utility connections.
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H. All outdoor machines shall be maintained in a clean and attractive condition.
I. Any graffiti on an outdoor vending machine shall be removed within twenty-four (24) hours.
J. If the outdoor machine is removed the area shall be cleaned and restored, including the removal of any conduits or other connection hardware.
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Chapter 17.62
ADULT ENTERTAINMENT ESTABLISHMENTS
Sections:
17.62.010 Purpose and intent.
17.62.020 Definitions.
17.62.030 Prohibitions.
17.62.040 Measure of distance.
17.62.050 Development and maintenance standards.
17.62.060 Application.
17.62.070 Other regulations, permits or licenses.
17.62.080 Protection of minors.
17.62.090 Private viewing rooms.
17.62.100 Regulations governing existing adult entertainment establishments.
17.62.010 Purpose and intent.
A. It is the purpose of this chapter to establish reasonable and uniform regulations to prevent the concentration of adult entertainment establishments, as defined herein, within the city.
B. It is the intent of this title that these regulations be utilized to prevent secondary effects associated with adult entertainment establishments, including, without limitation, problems of blight and deterioration which accompany and are brought about by the concentration of adult entertainment establishments.
17.62.020 Definitions.
A. It is the purpose of this section to provide clear and concise definitions of those words, terms and phrases most commonly utilized in the regulations and provisions of this chapter in order to assist in the uniform interpretation of said regulations and provisions and to insure uniformity in their application.
B. It is intended that the following words, terms and phrases, whenever used in this chapter, shall be construed as defined in the following subsections, unless from the context a different meaning is specifically defined and more particularly directed to the use of such words, terms and phrases:
“Adult bookstore” means an establishment that devotes more than fifteen (15) percent of the total floor area of the premises for the display or sale of the following:
1. Books, magazines, periodicals or other printed matter, or photographs, films, motion pictures, video recordings, slides, video or audio tapes, records, or forms of visual or audio representations
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that are characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas; or
2. Instruments, devices or paraphernalia which are designed for use in connection with specified sexual activities.
“Adult cabaret” means an establishment that regularly features live performances that are distinguished or characterized by an emphasis on specified sexual activities or by exposure of specified anatomical areas and/or which regularly features films, motion pictures, video cassettes, slides or other photographic reproductions which are dis tinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas for observation by patrons.
“Adult drive-in theater” means an open lot or part thereof, with appurtenant facilities, devoted primarily to the presentation of motion pictures, films, theatrical productions and other forms of visual productions, for any form of consideration, to persons in motor vehicles or on outdoor seats, and presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.
“Adult mini-motion picture theater” means an establishment, with a capacity of more than five (5) but less than fifty (50) persons, where, for any form of consideration, films, motion pictures, video cassettes, slides or similar photographic reproductions are shown, and in which a substantial portion of the total presentation time is devoted to the showing of material which is distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas for observation by patrons.
“Adult model studio” means any establishment open to the public where, for any form of consideration or gratuity, figure models who display specified anatomical areas are provided to be observed, sketched, drawn, painted, sculptured, photographed so similarly depicted by persons, other than the proprietor, paying such consideration or gratuity. This definition does not include any school of art that is operated by an individual, firm, association, partnership, corporation or institution that meets the requirements established in the Education Code of the State of California for the issuance or conferring of, and is in fact authorized thereunder to issue and confer a diploma. “Adult motel” means a motel or similar establishment offering public accommodations for any form of consideration which provides patrons with closed -circuit television transmissions, films, motion pictures, video cassettes, slides or other photographic reproductions which ar e distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas.
“Adult motion picture arcade (peep shows)” mean s any place to which the public is permitted or invited wherein coin or slug-operated or electronically, electrically or mechanically controlled still or motion picture machines, projectors or other image -producing devices are maintained to show images to five or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by an emphasis on depicting or describing specified sexual activities or specified anatomical areas.
“Adult motion picture theater” mean s an establishment, with a capacity of fifty (50) or more persons, where, for any form of consideration, films, motion pictures, video cassettes, slides or
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similar photographic reproductions are shown, and in which a substantial portion of the total presentation time is devoted to the showing of material which is distinguished or characterized by an emphasis upon the depiction or description of specified sexual activities or specified anatomical areas for observation by patrons.
“Adult theater” means a theater, concert hall, auditorium or similar establishment, either indoor or outdoor in nature which, for any form of consideration, regularly features live performances which are distinguished or characterized by an emphasis on specified sexual activities or by exposure of specified sexual activities or by exposure of specified anatomical areas for observation by patrons. “Body painting studio” means an establishment or business that provides the service of applying paint or other substance whether transparent or nontransparent to or on the human body when such body is wholly or partially nude in terms of specified anatomical areas. “Establishing an adult entertainment business,” as used in this chapter, means and includes any of the following:
1. The opening or commencement of any such business as a new business;
2. The conversion of an existing business, whether or not an adult entertainment business, to any of the adult entertainment businesses defined in this chapter;
3. The addition of any of the adult entertainment businesses defined herein to any other existing adult entertainment business; or
4. The relocation of any such business.
“General bookstore” means an establishment engaged in the buying, selling and/or trading of new and/or used books, manuscripts, and periodicals of general interest. A general bookstore does not include an establishment that is encompassed by the definition of adult bookstore. “General motion picture theater” means a building or part of a building intended to be used for the specific purposes of presenting entertainment as defined in this chapter, or displaying motion pictures, slides or closed circuit television pictures before an individual or assemblage of persons, whether such assemblage be of a public, restricted or private nature, except a home or private dwelling where no fee, by way of an admission charge, is charged; provided, however, that any such presentations are not distinguished or characterized by an emphasis on the depiction or description of specified sexual activities or specified anatomical areas in that any such depiction or description is only incidental to the plot or story line. “Headshop” means an establishment or place where more than fifteen (15) percent of the floor area in any room is used for the sale and display of such paraphernalia and literature, including but not limited to cocaine, and sniffing kits, glass mirrors for cutting c ocaine, snorting spoons and tubes, strainers to sift cocaine, water pipes (bongs), everyday items with special removable tops that have been converted to conceal narcotics and drugs, including beer cans, oil cans, and plastic photograph film vials , roach clips (for holding marijuana cigarettes), books, and magazines extolling the use of narcotics or controlled substances. Such a place is an adult entertainment establishment. This definition does not limit licensed pharmacies in selling and displaying paraphernalia, that is, medicinal equipment prescribed by licensed medical practitioners. “Legitimate or live theater” mean s a theater, concert hall, auditorium or similar establishment which, for any fee or consideration, regularly features live performances which are not
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distinguished or characterized by an emphasis on the depiction or description of specified sexual activities or specified anatomical areas in that any such depiction or description is only incidental to the primary purpose of the performance.
“Massage parlor” means an establishment where, for any form of consideration, massage, alcohol tub, fomentation, electric or magnetic treatment, or similar treatment or manipulation of the human body is administered, unless such treatment or manipulation is administered by a medical practitioner, chiropractor, acupuncturist, physical therapist or similar professional person licensed by the state of California. This definition does not include an athletic club, health club, pool, gymnasium, reducing salon, spa or similar est ablishment where massage or similar manipulation of the human body is offered as an incidental or accessory service. “Private viewing room” means an area separated from the sales or display area of the establishment by a curtain, wall, door, shade or similar obstruction thus allowing establishment by a curtain, wall, door, shade or similar obstruction thus allowing the private viewing of video tapes, movies, transparencies, films or projectable motion picture by customers at the establishments. “Religious institution” mean s any church, synagogue, mosque, temple or building that is used primarily for religious worship and related religious activities. “Sale and display of paraphernalia and literature commonly associated with the use of narcotics and controlled substances (headshop)” mean s an establishment or place where more than fifteen (15) percent of the floor area in any room is used for the sale and display of such paraphernalia and literature, including but not limited to cocaine, and sniffing kits, glass mirrors for cutting cocaine, snorting spoons and tubes, strainers to sift cocaine, water pipes (bongs), everyday items with special removable top s that have been converted to conceal narcotics and drugs, including beer cans, oil cans, and plastic photograph film vials, roach clips (for holding marijuana cigarettes), books, and magazines extolling the use of narcotics or controlled substances. Such a place is an adult entertainment establishment. This definition does not limit licensed pharmacies in selling and displaying paraphernalia, that is, medicinal equipment prescribed by licensed medical practitioners.
“School” mean s an institution of learning for minors, whether public or private, which offers instruction in those courses of study required by the California Education Code of which is maintained pursuant to standards set by the State Board of Education. This definition includes a nursery school, kindergarten, elementary school, junior high school, senior high school, or any special institution of learning under the jurisdict ion of the State Department of Education, but it does not include a vocation or professional institution or an institution of higher education, including a community college.
“Sexual encounter establishment” mean s an establishment, other than a hotel, motel or similar establishment offering public accommodations, which, for any form of consideration, provides a place where two or more persons may congregate, associate or consort in connection with specified sexual activities or the exposure of specified anatomical areas. This definition does not include an establishment where a medical practitioner, psychologist, psychiatrist or similar professional person licensed by the state of California engages in sexual therapy.
For the purposes of this chapter, “sexual encounter establishment” shall include a rap parlor and other similar establishments.
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“Specified anatomical areas” means and includes any of the following:
1. Less than completely and opaquely covered human genitals, pubic region, buttocks, anus or female breasts below a horizontal line immediately above the top of the areolae; or
2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered.
Buttocks are defined as the portion of the human body in which the gluteal muscles, including the gluteus maximus, gluteus medius, and gluteus minimus, are located. “Specified sexual activities” means and includes any of the following:
1. The fondling or other touching of human genitals, pubic region, buttocks, anus , or female breasts;
2. Sex acts, normal or perverted, actual or simulated; or
3. Masturbation, actual or simulated; or
4. Excretory functions as part of or in connection with any of the activities set forth in this subsection.
“Transfer of ownership or control,” as used in this chapter, means and includes any of the following:
1. The sale, lease or sublease of an adult entertainment business; or
2. The transfer of securities which constitute a controlling interest in such business, whether by sale, exchange or similar means; or
3. The conveyance of a gift or other similar legal device which transfers the ownership or control of such business, except for transfer by bequest or other operation of law upon the death of the person possessing such ownership or control.
“Video cassette sales and rentals—adult” means the same as “adult bookstore.” “Video games—adult” means coin-operated electronic game machines having visual displays and animation that depict in any manner, any sort of activity characterized by exposure of specified anatomical areas or specified sexual activities.
17.62.030 Prohibitions.
A. No person or entity shall own, establish, operate, control or enlarge, or cause or permit the establishment, operation, enlargement or transfer of ownership or control, except pursuant to Section 17.62.060, of any of the following adult entertainment establishments unless such adult entertainment establishment is greater than five hundred (500) feet from another adult entertainment establishment or greater than one thousand (1,000) feet from any religious institution, school or park located within the city or greater than five hundred (500) feet from any residentially zoned property (including office residential) and mixed use zones located in the city, measured from property lines:
1. Adult bookstore;
2. Adult motion picture theater;
3. Adult mini-motion picture arcade (peep shows);
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4. Adult arcade;
5. Adult drive-in theater;
6. Adult cabaret;
7. Adult motel;
8. Adult theater;
9. Adult model studio;
10. Body painting studio;
11. Massage parlor;
11. Adult video games;
12. Adult video cassette sales and rentals;
13. Sexual encounter establishment;
14. Headshop: or “Sale and display of paraphernalia and literature commonly associated with the use of narcotics and controlled substances (headshops)” means an establishment or place where more than fifteen (15) percent of the floor area in any room is used for the sale and display of such paraphernalia and literature, including but not limited to cocaine, and sniffing kits, glass mirrors for cutting cocaine, snorting spoons and tubes, strainers to sift cocaine, water pipes (bongs), everyday items with special removable tops that have been converted to conceal narcotics and drugs, including beer cans, oil cans, and plastic photograph film via ls, roach clips (for holding marijuana cigarettes), books, and magazines extolling the use of narcotics or controlled substances.
15. Any other business which involves specified sexual activities or display of specified anatomical areas.
B. An establishment listed in this section shall not be established, operated, enlarged or transferred unless the zone district in which the site or proposed site is located permits such a use.
The conduct of such establishment and the use of premises shall otherwise comply with this Title 17 and all other applicable regulations.
C. All adult entertainment establishments as listed in subsection A of this section shall only be permitted within any CC, SC or RC zone district provided the minimum distance requirements as set forth in subsection A of this section are met and also upon the prior issuance of a conditional use permit.
17.62.040 Measure of distance.
The required minimum distance between any two adult entertainment businesses shall be measured in a straight line, without regard to intervening structures, from the closest property line of each such business. The distance between any adult entertainment business and any religious institution, school, public park or residentially zoned land shall be measured in a straight line, without regard to intervening structures, from the closest property line of the adult entertainment business to the closest property line of the religious institution, school, public park or residential zone.
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17.62.050 Development and maintenance standards.
All adult entertainment premises hereafter commenced shall, in addition to compliance with this title, be made to comply with the following specific requirements:
A. Signs. In addition to the requirements of Chapter 17.56, all sign permits shall be subject to the following regulations:
1. Each adult business shall be allowed one permanent sign, the area of which shall not exceed one square foot for each linear foot of building frontage on which the sign is to be placed. In no case can the sign exceed fifty (50) square feet in area.
2. Temporary signs of any kind are not permitted.
3. Except for theater signs, changeable copy signs are not permitted.
4. No sign shall depict or describe any specified anatomical areas or specified sexual activities.
B. Exterior Painting. Buildings and structures shall be painted or surfaced with colors or textures that are similar to neighboring buildings or structures as determined by the community development department. Buildings and structures shall not be painted or surfaced with any design that would simulate a sign or advertising message.
C. Advertisements, displays of merchandise, signs or any other exhibit depicting adult entertainment activities placed within the interior of buildings or premises shall be arranged or screened to prevent public viewing from outside such buildings or premises.
D. No outdoor loudspeakers or other outdoor sound equipment advertising or directing attention to an adult entertainment use is allowed.
E. Upon order of the city manager, graffiti appearing on any exterior surface of a building or premises, which graffiti is within public view, shall be removed and that surface shall be restored within seventy-two (72) hours of notification to the owner or person in charge of the premises.
F. No consumption of alcohol shall be allowed in conjunction with, or on the premises of, any adult entertainment establishment as defined in this chapter.
17.62.060 Application.
Notwithstanding any other provision of this code to the contrary, the provisions of this chapter shall be applicable to all land within the city.
17.62.070 Other regulations, permits or licenses.
The provisions of this chapter do not waive or modify any other provision of this municipal code.
17.62.080 Protection of minors.
The operation of adult entertainment establishments shall prohibit the admission of minors.
17.62.090 Private viewing rooms.
It is unlawful for any person or entity that is subject to the regulations of this chapter, and that sells or rents prerecorded video tapes, movies, transparencies, films, projectable motion pictures or equipment used for showing any or all of these items, to offer or allow the viewing of these materials in private viewing rooms, as defined in Section 17.62.020.
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17.62.100 Regulations governing existing adult entertainment establishments.
An adult entertainment establishment hereinafter permitted and legally operating as a conforming use is not rendered a nonconforming use by the location of a religious institution, school or public park within one thousand (1,000) feet or a residential (in cluding office residential) zone within five hundred (500) feet of the adult entertainment establishment. This provision does not apply after a permit has expired, been suspended or revoked.
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Chapter 17.68
WIRELESS COMMUNICATION FACILITIES AND TOWERS
Sections:
17.68.010 Purpose and application.
17.68.020 Definitions.
17.68.030 Principle or accessory use.
17.68.040 Measurement of setbacks.
17.68.050 Effect on Nonconforming uses.
17.68.060 General standards.
17.68.070 Co-location of facilities.
17.68.080 Exemptions.
17.68.090 Permitted and conditional uses.
17.68.100 Application process.
17.68.110 Appeals.
17.68.120 Review criteria.
17.68.130 Federal and state regulations.
17.68.140 Removal of abandoned antennas, towers, supporting equipment and structures.
17.68.010 Purpose and application.
The purpose of this chapter is to promote and maintain the purposes and objectives of the city of Hanford zoning ordinance; to ensure the co -location of new and existing tower and antenna sites whenever possible; to ensure the location of towers and antennas are in areas where the adverse impact on the community is minimal; to ensure that towers and antennas are designed in a way that minimizes the adverse visual impact on the community; and to protect the public safety and general welfare of the community.
17.68.020 Definitions.
For the purposes of this chapter, unless otherwise defined, the following words and phrases when used in this chapter are defined as follows:
“Antenna” means a system of poles, panels, rods, reflecting discs or similar devices used for the transmission or reception of electromagnetic signals, including but not limited to, radio waves and microwaves.
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“Antenna, amateur radio” means a ground, building, or tower -mounted antenna operated by a federally licensed amateur radio operator as part of the Amateur Radio Service and as designated by the Federal Communications Commission (FCC).
“Antenna array” means one or more rods, panels, discs or similar devices used for the transmission or reception of radio frequency signals, which may include omni -directional antenna (rod), directional antenna (panel) and parabolic antenna (disc). The antenna array does not inc lude the support structure as defined below.
“Antenna, building mounted” means: an antenna that is mounted to a building or rooftop equipment screen, and that transmits or receives electromagnetic signals. “Antenna, direct broadcast satellite service (DBS)” means an antenna that is typically a small home receiving dish designed to receive direct broadcast from a satellite. “Antenna, multipoint distribution services (MDS)” means a n antenna designed to receive video programming services via multipoint distribution services, including multipoint multichannel distribution services, instructional television fixed services, and local multipoint distribution services.
“Antenna structure” means an antenna array and its associated support structure, such as a mast or tower, (but not to include a suspended simple wire antenna) that is used for the purpose of transmitting and/or receiving electromagnetic signals, including but not limited to radio waves and microwaves.
“Antenna structure, freestanding” means an antenna structure or mast that is not attached to a building, fence or other structure. Freestanding antenna structures include, without limitation, communications towers, wooden utility poles, standard or decorative concrete and steel monopoles. If the total height of the structure, including the antenna, exceed s twenty (20) feet, it shall be treated as a monopole.
“Antenna structure, monopole” An antenna structure, often tubular in shape, made of metal, reinforced concrete, or wood which is at least twenty (20) feet in height. “Attached wireless communication facility (attached WCF)” means an antenna array that is attached to an existing building or structure (attachment structure), which structures shall include, but not be limited to, utility poles, signs, water towers, with any accompanying pole or device (attachment device) which attaches the antenna array to the existing building or structure and associated connection cables, and an equipment facility which may be located either inside or outside of the attachment structure.
“Co-locate or co-location” means use of a common WCF or common site by two or more wireless license holders or by one wireless license holder for more than one type of communications technology and/or placement of a WCF on a structure owned or operated by a utility or other public entity.
“Equipment facility” means any structure used to contain ancillary equipment for a WCF which includes cabinets, shelters, a buildout of an existing structure, pedestals, and other similar structures.
“FAA” means the Federal Aviation Administration.
“FCC” means the Federal Communications Commission.
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“Height” means t he distance measured from ground level to the highest point on the WCF, including the antenna array.
“Pre-existing towers and a ntennas” means any tower or antenna for which a permit has been properly issued prior to the effective date of the ordinance codified in this chapter. “Provider” means a person, as defined in S ection 1.04.130 of the Hanford Municipal Code, pursuant to the provisions of this chapter.
“Tower” means any structure that is designed and constructed primarily for the purpose of supporting one or more antennas, including self -supporting lattice towers, guy towers, or monopole towers. This definition includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures and the like. “Wireless communication facility (WCF)” Any unstaffed facility for the transmission and/or reception of wireless telecommunications services, usually consisting of an antenna array, connection cables, and equipment facility, and a support structure to achieve the necessary elevation.
17.68.030 Principle or accessory use.
A. Antennas and towers may be considered either principle or accessory uses. A different existing use or an existing structure on the same lot shall not preclude the installation of an antenna or tower on such lot.
17.68.040 Measurement of setbacks.
For purposes of determining compliance with development standards in this title , including but not limited to setback requirements, lot coverage requirements, and other applicable requirements, the dimensions of the entire lot shall be considered, even though the antennas or towers may be located on leased areas within such lots.
17.68.050 Effect on Nonconforming uses.
Towers that are constructed, and antennas that are installed, in accordance with the provisions of this chapter shall not be deemed to constitute the expansion of a nonconforming use or structure.
17.68.060 General standards.
The following requirements and standards shall apply to the construction and installation of all new wireless communication facilities (WCF):
A. All standards set forth in this chapter;
B. Any applicable Federal, State and local laws, regulation and ordinances; C. All applicable provisions of the Hanford Municipal Code, Hanford Zoning Ordinance, public works improvements standards, and all applicable fees that are not in conflict with the provisions of this chapter;
D. The Uniform Building Code , National Electrical Code , Uniform Plumbing Code , Uniform Mechanical Code, and Uniform Fire Code, where applicable; and E. All FCC rules, regulations, and standards.
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17.68.070 Co-location of facilities.
A. When technically and economically feasible, a new wireless communication facility (WCF ) shall be attached to an existing structure (attached WCF), shall co -locate with another WCF, or create sites that will accommodate future co-location of other WCFs in the future.
B. Any site plan review application proposed in accordance with Chapter 17.72 proposing the construction of a new WCF with a supporting structure shall specifically identify the actions taken by the applicant to locate, construct and operate the new WCF at a co -location. If co-location is not feasible, the application shall specifically identify the locations considered and the reasons why such locations are unacceptable for the construction and operation of the new WCF.
17.68.080 Exemptions.
A. The following w ireless communications facilities (WCF) shall be exempt from the requirements of Section 17.68.090, and a building permit is not required.
1. Construction of an antenna under a permit issued by the California Public Utilities Commission (CPUC) or a permit issued in accordance with the rules and regulations of the Federal Communications Commission (FCC) that specifically allows for the construction of the antenna.
2. Direct broadcast satellite (DBS) antennas , multipoint distribution services (MDS) antennas and television broadcast service (TVBS) antennas that are 1 meter (3 feet 3 3/8 inches) or less in diameter or in diagonal measurement, are located entirely on -site, and are not located within the front setback area of the lot on which they are located. This locational requirement is necessary to ensure that such antenna installations do not become attractive nuisances and/or result in safety hazards.
B. The following wireless communications facilities (WCF) shall be exempt from the requirements of Section 17.68.090 of this chapter, however a building permit is required.
1. Satellite Earth Station (SES) antennas that are two meters (6 fee t 6 3/4 inches) or less in diameter or in diagonal measurement, are located in a C-S, I-L, or I-H zone district, and are located on the top of buildings as far away as possible from the edges of rooftops so that they cannot be viewed from a public right-of-way.
2. Amateur radio antenna structures that are twenty-four (24) inches or less in diameter or in diagonal measurement, and where no portion of the antenna overhangs any property line.
3. Installation of buildings or other support equipment used with a previously approved WCF antenna/tower that meets all requirements of the zone district in which the building or other support equipment is to be located, and that does not result in an increase in size of the overall WCF site.
17.68.090 Permitted and conditional uses.
Wireless communications facilities that are not exempt per Section 17.68.080 shall be either permitted or conditional uses in accordance with this section. If this section conflicts with the table in Section 17.08.030 then this section shall apply.
A. The following wireless communications facilities (WCF) shall be permitted uses. A site plan review permit issued in accordance with Chapter 17.72 and a building permit is required.
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1. Installation of a monopole on an existing structure , located in a PF zone district, or in any commercial, mixed use, or industrial zone district, where the height of the monopole is not higher than twenty (20) feet above the height of the existing structure.
2. Installation of a concealed or disguised antenna located on the ground and/or attached to a building in the PF zone district, or any commercial, mixed use, office, or industrial zone district where the antenna does not exceed the maximum height limits of the zone district in which it is located.
3. Modification to an existing, approved antenna/tower where the modification does not result in an increase in the height of the existing, approved antenna/tower and does not provide for more than three communication providers on a single antenna/tower.
4. Installation of buildings or other support equipment used with a previously approved WCF antenna/tower that meets all requirements of the zone district in which the building or other support equipment is to be located, and that results in less than a 30 percent increase in size of the overall WCF site.
5. Installation of a new free standing antenna/tower with no guy wires in the C -S, C-H, or PF zone districts that does not exceed fifty (50) feet in height, where the height of the WCF is less than the distance of the antenna/tower to the nearest lot line.
6. Installation of a new free standing antenna/tower with no guy wires in the I -L or I -H zone districts that does not exceed seventy-five (75) feet in height.
B. The following wireless communications facilities (WCF) shall obtain a conditional use permit prior to construction or installation in accordance with Chapter 17.80. A site plan review permit issued in accordance with Chapter 17.72 and a building permit is also required:
1. Installation of a new free standing antenna/tower with no guy wires in the C -R, MX-C, MX- D, O, PF, or AP zone districts that does not exceed seventy-five (75) feet in height. The Planning Commission may approve a WCF with a height higher than seventy-five (75) feet if the height of the WCF is less than twice the distance of the antenna/tower to the nearest lot line.
2. Installation of a new free standing antenna/tower with no guy wires in the C-S or C-H, I-L, or I-H zone districts that does not exceed one hundred (100) feet in height. The Planning Commission may approve a WCF with a height higher than one hundred (100) feet if the height of the WCF is less than twice the distance of the antenna/tower to the nearest lot line.
3. Modification to an existing, approved antenna/tower where the modification results in an increase in the height of the existing, approved antenna/tower or provides for more than three communication providers on a single antenna/tower.
C. Wireless Communication Facilities that are not exempt per Section 17.62.060 are prohibited in any residential zone district and in the C-N, MX-N, OR, and CO zone districts.
D. Notwithstanding other provisions of this section, a WCF shall obtain a conditional use permit prior to construction or installation in accordance with Chapter 17.80 if it is located in the Airport Overlay District, and shall meet all requirements of Chapter 17.44.
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17.68.100 Application process.
Review of any application for construction, installation and operation of a WCF identified in Section 17.68.090 as requiring a permit shall comply with the following provisions in addition to the applicable provisions of Chapter 17.72 and 17.80:
A. Each applicant shall submit a site plan and elevation view drawn to scale and other supporting drawings, calculations, and documents, signed by appropriate licensed professionals, showing the location and dimension of all improvements, including information concerning topography, radio frequency coverage, tower height, setbacks , drives, parking, fencing, landscaping, adjacent uses, and other information deemed by the Community Development Director to be necessary to determine compliance with the provisions of this chapter.
B. Each applicant shall provide the Community Development Director an inventory of its existing towers and those towers it intends to construct within ten (10) years of the date of its application that are located or will be located within the city limits or within one -quarter mile thereof. The Community Development Director may share information with other applicants applying for permits to construct antennas/towers for the purpose of encouraging co- location, provided however, that the Community Development Director is not, by sharing such information, in any way representing or warranting that such sites are available or suitable for co-location.
C. The information requested in this Subsection B of this section shall not be made available to the general public except as may be required by Federal , State or local law, ordinances or rules and regulations related thereto.
D. The Community Development Director may retain a consultant at the applicant’s expense to review the application and make determinations and recommendations on issues including, but not limited to:
1. Compliance with radio frequency emission standards;
2. Possible granting of exceptions to the development standards in this chapter;
3. The identification of alternative solutions when the C ommunity Development Director believes that the proposed facilities may create a significant impact to the surrounding area; or
4. Proposals for the installation of new towers or antennas.
17.68.110 Appeals.
An appeal of the decision of the Community Development Director or of the Planning Commission on a WCF application shall be processed in accordance with the appeal provisions of Chapter
17.70. 17.68.120 Review criteria.
Every application must comply with the following development standards:
A. Radio Frequency. The applicant must submit documentation demonstrating that use of the WCF will not result in levels of radio frequency emissions which will exceed Federal Communication Commission (FCC) standards. Such documentation shall not be required for amateur radio antenna structures or for antennas installed for home entertainment purposes.
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B. Structural Integrity. WCF with support structures must be constructed to Electronic Industries Association/Telecommunications Industries Association (EIA/TIA) 222 Revision F Standard titled “Structural Standards for Steel Antenna Towers and Antenna Supporting Structures” (or equivalent), as it may be updated or amended. Antenna/towers supported by guy wires are prohibited within the city.
C. Lighting. WCF shall not be artificially lighted, except for:
1. Security and safety lighting of equipment buildings if such lighting is appropriately shielded to keep light within the boundaries of the site; and
2. Lighting of the tower or antenna may be required by the Federal Aviation Administration or other applicable authority. Said lighting is to be installed in a manner to minimize impacts on adjacent properties.
D. Security. WCF with tower/antenna structures shall be enclosed by a security fence not less than six (6) feet in height and the structure shall be equipped with an appropriate anti -climbing device.
E. Noise. A description of all audible noise generating equipment, including the times and decibel levels of the noise which will be produced shall be submitted with the application for the project. No equipment shall be operated at a WCF which produces noise in excess of the applicable noise standards stated in the Hanford General Plan and the Hanford Municipal Code. In emergency situations requiring the use of a backup generator, the noise standards may be exceeded on a temporary basis as determined by the community development department.
F. Landscaping. The following requirements shall govern the landscaping surrounding WCF sites:
1. The site shall be landscaped with a buffer of plant materials that effectively screens the view of the tower compound from adjacent property. The standard buffer shall consist of a landscaped strip at least five (5) feet wide outside the perimeter of the compound’s fence. In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived altogether in the discretion of the Community Development Director and where applicable, the Planning Commission.
2. Existing mature tree growth and natural land forms on the site shall be preserved to the extent feasible, as determined by the Community Development Director; provided, however, vegetation causing interference with the antennas or inhibits access to the equipment facility may be trimmed.
G. Painting. All equipment, antennas, poles or towers shall have a non-reflective finish and shall be painted or otherwise treated to minimize visual impacts. Antennas which will be viewed primarily against the skyline shall be painted light gray or light blue or other sky blending color.
WCF with tower antenna structures shall be designed and painted to blend in with existing surroundings to the extent feasible as determined by the community development department, including the use of compatible colors. E quipment facilities shall, to the extent practicable, use materials, colors and textures that will blend with the natural setting and existing building environment.
H. Visual Aesthetics. To minimize overall visual impact, new wireless communication facilities shall be co-located with existing facilities and with other planned new facilities whenever possible.
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In addition, service providers shall co -locate antennas with other facilities such as water tanks, light standards, and other utility structures where the co-location is found to minimize the overall visual impact. Conditions of approval shall require all applicants to cooperate in the placement of equipment and antennas to accommodate the maximum number of providers at a single site and require an applicant to allow for future co -location of additional antennas at its site.
Antenna/towers with guy wires are prohibited. Cables leading from the antenna to the ground base equipment be neatly bundled and securely fastened to the antenna/tower and be underground from the antenna/tower to the equipment room.
17.68.130 Federal and state regulations.
A. All towers/antenna structures must meet or exceed current standards and regulations of the Federal Aviation Administration (FAA), the Federal Communications Commission (FCC), the California Public Utilities Commission (CPUC) and any other agency of the fed eral or state government with the authority to regulate towers and antennas.
B. If said standards and regulations are modified or amended and require pre -existing WCFs to comply with the new or amended standards or regulations, the owners and operators of the towers and antennas shall bring their towers and antennas into compliance with the revised standards and regulations within six (6) months of the effective date of the new standards and regulations, unless the new standards or regulations or the applicable federal or state agency identify a different and specific compliance per iod, in which case the owners and operators of the towers and antennas shall bring their towers and antennas into compliance within that specific compliance period.
C. Failure to bring towers and antennas into compliance with the revised standards and regulations shall constitute a violation of this chapter and the city may require removal of the tower or antenna at the owner’s expense.
17.68.140 Removal of abandoned antennas, towers, supporting equipment and structures.
A. Any antenna, tower, supporting equipment and structure that is not operated for a continuous period of twelve (12) months shall be considered abandoned, and the owner of such antenna tower, or owner of the land which it is located on shall remove said ante nna, tower or supporting equipment within ninety (90) days of receipt of notice from the Community Development Director notifying the owner of such abandonment. If such antenna or tower is not removed within said ninety (90) days, the City may remove such antenna or tower at the owner’s expense. If there are two (2) or more users of a single tower, then this provision shall not become effective until all users cease using the tower.
B. If the cost of removal of the antenna or tower are not paid within thirty (30) days after the date on which the notice of request for payment is mailed to the owner of the property, the City Council may direct the county tax assessor to place the unpaid costs, including administrative fees associated with the removal on the county tax roll, as a special assessment against the property pursuant to Section 25845 of the Government Code of the State of California. The assessment shall be collected at the same time and in the same manner as ordinary county taxes are collected, and shall be subject to the same penalties and the same procedure and sale in case of delinquency as provided for ordinary county taxes. All laws applicable to the levy, collection and enforcement of county taxes shall be applicable to such special assessment.
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Chapter17.69
COMMERCIAL CANNABIS-RELATED USES AND ACTIVITY
Sections:
17.69.010 Purpose.
17.69.020 Definitions.
17.69.030 Location of commercial cannabis businesses – Storefront retail dispensaries.
17.69.040 Location of commercial cannabis businesses – Cultivation, dispensaries (non- storefront retail), microbusiness, manufacturing, testing facilities, distributors and transporting.
17.69.050 Distances measured – Applicable properties.
17.69.060 Certification from the Community Development Director.
17.69.010 Purpose.
The purpose of this chapter is to further fulfill the purposes and intents set forth in Title 5 of the Hanford Municipal Code. No person shall operate a commercial cannabis business without first obtaining a City commercial cannabis business permit and complying with all the requirements of Title 5 of the Hanford Municipal Code and complying with all applicable State law requirements including obtaining a business license or permit required by the State to operate a commercial cannabis business.
17.69.020 Definitions.
Unless otherwise provided herein, the terms used in this chapter shall have the meanings ascribed to them in Title 5 of the Hanford Municipal Code.
17.69.030 Location of commercial cannabis businesses – Storefront retail dispensaries.
Storefront retail dispensaries shall be a conditional use in the MX-D zone, subject to the following requirements:
A. Storefront retail dispensaries shall be located no closer than two hundred (200) feet to any property zoned RL -5, RL-8, RL-12, R-M, R-H that is in existence at the time the application is submitted. If any part of an MX -D zoned parcel falls within th e two hundred (200) foot radius from the above listed residentially zoned properties, then the entire parcel shall be excluded from allowing the commercial cannabis business.
B. It shall be no closer than six hundred (600) feet from any portion of any parcel containing any of the following that is in existence at the time the application is submitted:
1. A school (whether public, private, or charter; including pre-school, transitional kindergarten, and K-12);
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2. A daycare facility serving nine (9) or more children and is licensed by the State;
3. Any youth facility as defined in State of California Health and Safety Code Section 11353.1(e)(2). Youth Facility is further defined to mean any public or private facility that is primarily used to host recreation or social activities for minors, including, but not limited to, private youth membership organizations or clubs, soci al service teenage club facilities, video arcades where ten (10) or more video games or game machines or devices are operated, and where minors are legally permitted to conduct business, or similar amusement park facilities. It shall also include a park, playground or recreational area specifically designed to be used by children which has play equipment installed, including public grounds designed for athletic activities such as baseball, softball, soccer, or basketball or any similar facility located on a public or private school grounds, or on city, county or state parks. This definition shall not include any private commercial activity including martial arts, yoga, ballet, music or similar studio of this nature nor shall it include any private athletic training facility or pizza parlor, dentist office or doctor’s office primarily serving children.
17.69.040 Location of commercial cannabis businesses – Cultivation, dispensaries (non - storefront retail), microbusiness, manufacturing, testing facilities, distributors, and transporting.
Commercial cannabis businesses, including those permitted to engage in cultivation, dispensaries (non-storefront retail), microbusiness, manufacturing, testing, distribution and transporting of cannabis and cannabis products shall be permitted only if all the following requirements are met:
A. The commercial cannabis business, other than a storefront retail dispensary, must be located on property zoned as follows:
1. Cannabis cultivation businesses must be located on property zoned I-H-Heavy Industrial District
2. Cannabis manufacturing businesses must be located on property zoned I -H-Heavy Industrial District
3. Cannabis microbusinesses must be located on property zoned I-H-Heavy Industrial District
4. Cannabis testing facilities must be located on property zoned I-H-Heavy Industrial District or I- L-Light Industrial District
5. Cannabis distributi on businesses must be located on property zoned I -H-Heavy Industrial District or I-L-Light Industrial District
B. The property on which the commercial cannabis business is located must also meet all of the following distance requirements:
1. It shall be no closer than two hundred (200) feet to any property zoned RL -5, RL-8, RL-12, R-M, R -H that is in existence at the time the application is submitted, including any legal nonconforming residential uses as of the date the commercial cannabis business permit is issued.
If any part of an I-H zoned parcel falls within the two hundred (200) foot radius from residentially zoned properties within the City, then the entire parcel shall be excluded from allowing the commercial medical cannabis business.
2. It shall be no closer than six hundred (600) feet from any portion of any parcel containing any of the following that is in existence at the time the application is submitted:
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a. A school (whether public, private, or charter; including pre-school, transitional kindergarten, and K-12);
b. A daycare facility serving nine (9) or more children and is licensed by the State; c. Any youth facility as defined in State of California Health and Safety Code Section 11353.1(e)(2). Youth Facility is further defined to mean any public or private facility that is primarily used to host recreation or social activities for minors, including, but not limited to, private youth membership organizations or clubs, soci al service teenage club facilities, video arcades where ten (10) or more video games or game machines or devices are operated, and where minors are legally permitted to conduct business, or similar amusement park facilities. It shall also include a park, playground or recreational area specifically designed to be used by children which has play equipment installed, including public grounds designed for athletic activities such as baseball, softball, soccer, or basketball or any similar facility located on p ublic or private school grounds, or on city, county or state parks. This definition shall not include any private commercial activity including martial arts, yoga, ballet, music or similar studio of this nature nor shall it include any private athletic training facility or pizza parlor, dentist office or doctor’s office primarily serving children.
17.69.050 Distances measured – Applicable properties.
The distance between parcels shall be the horizontal distance measured in a straight line from any property line of the sensitive use to the closest property line of the lot on which the commercial cannabis business is to be located, without regard to any intervening structures. The distance requirements in this chapter shall only be applicable with respect to properties located in the City’s limits, unless otherwise required by State law. The distance requirements shall not be applicable with respect to any property located outside the City limits.
17.69.060 Certification from the Community Development Director.
Prior to commencing operations, a commercial cannabis business must obtain a certification from the Community Planning Director or designee certifying that the business is located on a site that meets all the requirements of this title and Title 5.
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Chapter 17.70
PERMITS AND APPLICATIONS
Sections:
17.70.010 Permit application and review.
17.70.020 Application form and submittal items.
17.70.030 Authority to file an application.
17.70.040 Application acceptability of signatures.
17.70.050 Application filing and numbering.
17.70.060 Application withdrawal.
17.70.070 Decision processes for planning applications.
17.70.080 Environmental review.
17.70.090 Hearings.
17.70.100 Notice requirements.
17.70.110 Notice wording.
17.70.120 Hearing rules and procedures.
17.70.130 Continuation of hearing.
17.70.140 Testimony at hearing.
17.70.150 Planning Commission recommendation.
17.70.160 Review authority decision.
17.70.170 Notice of decision.
17.70.180 Effective date of decision.
17.70.190 Refiling of a denied application.
17.70.200 Appeals.
17.70.210 Permits to run with the land.
17.70.220 Subsequent permits.
17.70.230 Suspension and revocation of approved permit.
17.70.240 Expiration of approved permit.
17.70.250 Extension of expiration date of approved permit.
17.70.260 Succession to a county permit upon annexation.
17.70.270 Minor adjustment to approved permit.
17.70.280 Amendment to approved permit.
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17.70.010 Permit application and review.
An application for a permit or other land use matter required by this title shall be filed, processed, heard, and either approved, denied, or approved with conditions in accordance with the provisions of this chapter and the specific chapter within this title related to processing of that permit.
17.70.020 Application form and submittal items.
A. The Community Development Director shall prescribe and make available the form in which applications are made for a permit or other land use matter and maintain a list specifying the materials, information, and fees to be submitted with each application fo r a permit or other land use matter filed in accordance with this title. The list may be revised from time to time to comply with revisions to local, State, or Federal law, regulation, or policy. An application shall be made in the form prescribed by t he Community Development Director on the date the application is filed, unless otherwise specified by this title or State law.
B. All filing fees required to be paid upon the filing of any application shall be set forth from time to time by City Council resolution.
17.70.030 Authority to file an application.
The following persons shall have the authority to file an application:
A. The record owner of the real property that is the subject of the permit or other matter; B. The property owner’s authorized agent;
C. Any person who can demonstrate a legal right, interest, or entitlement to use the real property subject to the application.
17.70.040 Applications acceptability of signatures.
If signatures of persons other than the owners of the property making the application are required or offered in support of, or in opposition to, an application, they may be received as evidence of notice having been served upon them of the pending applica tion, or as evidence of their opinion on the pending issue, but they shall in no case infringe upon the free exercise of the powers vested in the City as represented by the Planning Commission and the City Council.
17.70.050 Application filing and numbering.
Applications filed pursuant to this title shall be numbered consecutively in the order of their filing, and shall become a part of the permanent official records, and there shall be attached thereto and permanently filed copies of all notices and actions, with certificates and affidavits of applicable posting, mailing or publication.
17.70.060 Application withdrawal.
Any person authorized to file an application may withdraw an application that has been filed at any time, provided the withdrawal is in writing and notification of public hearing has not been mailed. Any public hearing for which notification has been given shall be convened, and the application may be withdrawn at the hearing.
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17.70.070 Decision processes for planning applications.
A. Applications for permits or other land use matters identified in this title shall be acted upon in accordance with one of the decision processes depicted in Table 17.70.070 (Role of Review Authority Planning Permit Applications.) Table 17.70.070 determines the role of each review authority in the decision -making process, and shall not describe or limit the scope, meaning, or intent of any other provisions of this title. Table 17.70.070 only describes the processes that may be required this title, and does not describe other decision processes that may be required by other agencies. Subdivision processes and procedures are identified in Title 16.
Table 17.70.070
Role of Review Authority Planning Permit Applications
Application Type
Community
Development
Director
Planning
Commission City Council
Non-Discretionary Applications
Interpretation of Ordinance Decision Appeal Appeal
Sign Permit Decision Appeal Appeal
Administrative Use Permit Decision Appeal Appeal
Site Plan Review Permit Decision Appeal Appeal
Home Occupation Permit Decision Appeal Appeal
Deviation Decision Appeal Appeal
Temporary Use Permit Decision Appeal Appeal
Discretionary Applications
Conditional Use Permit Recommend Decision Appeal
Planned Unit Development Permit Recommend Decision Appeal Variance Recommend Decision Appeal
Zoning Ordinance Amendment / Zone
Change Recommend Recommend Decision
General Plan Amendment / Specific Plan
Amendment Recommend Recommend Decision
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B. All application s heard by the Planning Commission or City Council according to Table
17.70.070 shall be at public hearings in accordance with Chapter 17.70.090. The City Council shall be the final decision making body on all permits.
17.70.080 Environmental review.
All discretionary applications will be reviewed by the Community Development Department to determine if the project is subject to environmental review in accordance with the California Environmental Quality Act (CEQA) Guidelines, as currently adopted and amended from time t o time. All non -discretionary applications are deemed to not be subject to environmental review, pursuant to CEQA Guidelines Section 15268.
17.70.090 Hearings.
A public hearing is a noticed session before the Planning Commission , City Council or other approval body, as appropriate, to receive original evidence or testimony from the applicant and the general public on applications regulated by this title.
17.70.100 Notice requirements.
Notice of time and place of public hearings shall be given in the following manner. Noticing may take place earlier than required if other laws or policies require a longer notice period.
A. A notice of any public hearing shall be given by at least one publication in a newspaper of general circulation in the city not less than 10 days before the date of the public hearing.
B. A notice of public hearing shall be given by mailing a written notice not less than 10 days prior to the date of such hearing to the applicant, and to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the property that is the subject of the application, using for this purpose the name and address of such owners and properties, as shown on the latest adopted Kings County tax roll. Notice shall also be mailed to interested persons that have filed a written request for notification with the Community Development Director.
C. In the event that the number of owners of property to whom notice may be sent pursuant to Subsection B of this section would result in more than one thousand (1,000) notices, notice may alternatively be given at least ten (10) days prior to the hearing by either of the following procedures:
1. By placing a display advertisement of at least one-fourth page in a newspaper having general circulation within the area affected by the proposed ordinance or amendment; or
2. By placing a written notice with any generalized mailing sent by the City to property owners in the area affected by the proposed ordinance or amendment, such as billings for City services.
17.70.110 Notice wording.
Public notice of hearings shall begin with the words similar to "Notice of Proposed Change of Zone District" or "Notice of Proposed Variance" or "Notice of Proposed Conditional Use Permit," as the case may be, and set forth the description of the property under consideration, the nature of the proposed change or use, identification of the hearing body, and the time and place at which the public hearing on the matter will be held.
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17.70.120 Hearing rules and procedures.
Public hearings before the City Council and the Planning Commission shall be conducted in accordance with Section 2.04.030 of the Hanford Municipal Code.
17.70.130 Continuation of hearing.
If, for any reason, a public hearing cannot be completed on the date set for such hearing, the person presiding at such public hearing may, before adjournment or recess thereof, publicly announce the time and place at which the hearing will be continued, and no further notice shall be required.
17.70.140 Testimony at hearing.
A summary of all pertinent testimony offered at public hearings held in connection with an application filed pursuant to this title and the names of persons testifying shall be recorded and made a part of the permanent files of the application.
17.70.150 Planning Commission recommendation.
For applications requiring a final decision by the City Council , the Planning Commission shall first hold a public hearing on the matter. For such hearing, the Planning Commission shall, by resolution, recommend to the City Council approval or denial of the request, including the findings for the recommendation. Upon receipt of the recommendation from the Planning Commission, the City Council shall hold a public hearing after noticing is completed.
17.70.160 Review authority decision.
The review authority responsible for making a final determination for any application, as identified by Table 17.70.070, shall announce its findings by formal resolution, or in the case of a change to the text of this title or to the Zoning Map, by ordinance. Specific plans may be adopted by resolution or by ordinance. Site Plan Review Permits may be approved by letter. The resolution shall recite, among other things, the facts and reasons which, in the opinion of the hearing body, make the approval or denial of the permit necessary to carry out the provisions and general purpose of this title, and shall order that the permit or other action be approved, denied, or approved subject to conditions that it may impose.
17.70.170 Notice of decision.
Not later than ten days following the adoption of a resolution or other applicable document ordering that a permit or other action be approved or denied, a copy of said resolution or other applicable document shall be mailed to the applicant and to any other parties requesting notice of the action. The resolution or other applicable document shall also be filed and maintained as public record by the Community Development Director.
17.70.180 Effective date of decision.
A. The decision of the review authority identified in Table 17.70.070 for any permit or other non- legislative decision shall be effective and final ten (10) days following the adoption of the resolution, unless, within such period of time, the applicant or other interested party files a written appeal of the decision.
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17.70.190 Refiling of a denied application.
Where an application has been denied by a review authority and that action has become final, no new application for substantially the same request shall be accepted for filing for a period of one (1) year after the effective date of the denial, unless that review authority specifies in its decision that the denial is made without prejudice.
17.70.200 Appeals.
A. A decision of the Community Development Director may be appealed to the Planning Commission by any interested person within ten (10) days following the decision of the Community Development Director. Any decision of the Planning Commission, including a decision on an appeal, may be appealed to the City Council by any interested person within ten (10) days following the decision of the Planning Commission.
B. Appeals to the Planning Commission or to the City Council shall be conducted as a public hearing in accordance with the public hearing noticing and hearing procedures in this chapter.
C. A decision on an application that has been appealed may be upheld, overturned, or modified.
The appeal decision shall be adopted by resolution or other applicable document.
17.70.210 Permits to run with the land.
Subject to the other provisions of this chapter, a permit that is effective and final pursuant to this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site or structure that was the subject of the permit.
17.70.220 Subsequent permits.
Before any building, grading, encroachment or other development permit is issued for any building, excavation or other structures proposed as a part of an approved permit, the Community Development Director shall determine that the proposed building locati on, facilities and improvements are in substantial conformance with the approved permit and any conditions of approval.
17.70.230 Suspension and revocation of approved permit.
A. Upon the violation of any applicable provision of this title, the provisions of any use permit or upon the failure to comply with or satisfy any condition of approval related thereto, the permit or approval issued pursuant to this chapter shall be automatically suspended. Written notice of the suspension shall be sent by the Community Development Director to the person to whom the use permit was issued, or to their successor if known, advising them of the suspension and the violations causing the suspension.
B. No building, grading, encroachment or other development permit shall be issued for any building, excavation, or other structures proposed as a part of a permit that has been suspended.
For any construction activity taking place on the site that is the subject of the suspended permit, the Building Official shall issue a Stop Work order.
C. The City Council shall hold a public hearing and hear evidence from city staff, the holder of the permit and other interested persons. Should the City Council find that there has been a violation of this title, the provisions of the permit, or a failure to comply with or satisfy any condition of approval related thereto, the City Council may either revoke the permit or take such other action
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as the City Council deems necessary to ensure compliance with the provisions of this title, the permit, and the related conditions of approval.
17.70.240 Expiration of approved permit.
A. An approved permit shall expire and shall become null and void two (2) years after the date of approval unless, prior to expiration, one of the following occurs:
1. A building permit is issued by the building official, and construction is commenced and diligently pursued toward completion on the property that was the subject of the approved permit.
2. The use for which the permit was approved has commenced B. If a use for which a permit was approved has commenced and then is later abandoned for a continuous period of one (1) year, the permit shall expire and become null and void.
17.70.250 Extension of expiration date of approved permit.
Prior to expiration of a permit, a person having authority to file an application may file a written request with the Community Development Director for extension of a permit that may otherwise expire. The request for extension shall be taken to the Planning Commission, who may extend the expiration date of the permit by one (1) year. The Planning Commission may grant up to a total of three (3) one-year extensions.
17.70.260 Succession to a county permit upon annexation.
A. If a parcel of real property is considered for annexation to the city is subject to a permit previously approved pursuant to the provisions of the Kings County Zoning Ordinance and the use has commenced on the date that the City Council initiates annexation, then the city shall succeed to the permit and shall administer and enforce the permit in accordance with the provision of this chapter.
B. If a parcel of real property is considered for annexation that is subject to a permit previously approved pursuant to the provisions of the Kings County Zoning Ordinance and the use has not yet commenced on the date that the City Council initiates annexation, then the city shall declare in its resolution of annexation initiation whether it will or will not s ucceed to the permit. If the city declares that it will not succeed to a permit, then the permit shall be deemed null and void on the effective date of annexation.
17.70.270 Minor adjustment to approved permit.
A. Upon written request by a person having authority to file an application, a permit approved in accordance with this chapter that has not expired may be adjusted by the Community Development Director provided that the Community Development Director determines that the adjustment is minor, does not contradict the intent of the review authority’s approval, does not increase the approved use’s impact on adjacent properties, does not increase the intensity or character of the use that was approved, and is consistent with the General Plan.
B. If the Community Development Director determines that the findings in Subsection A of this section required to approve a minor adjustment cannot be met, then the applicant may apply for an amendment to the permit.
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17.70.280 Amendment to approved permit.
A person having authority to file an application may apply for an amendment to an approved permit that has not expired. The amendment application shall be processed with the same procedures as if the application was for a new permit.
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Chapter 17.72
SITE PLAN REVIEW PERMITS
Sections:
17.72.010 Purpose.
17.72.020 Applicability.
17.72.030 Site plan review committee. process
17.72.040 Site plan contents.
17.72.050 Site plan review committee issuance.
17.72.060 Appeals.
17.72.070 Life of permits and extensions of time.
17.72.080 Revocation.
17.72.090 Subsequent Application permits.
17.72.010 Purpose.
The purpose of the site plan review permit is to assure that developments, new and remodeled buildings and structures, and improvements to land are reviewed to assure substantial compliance with the objective provisions of applicable statutes, ordinances, regulations, and other fixed standards, including, the city’s general plan, municipal code, and policies and improvement standards of the city and the state.
17.72.020 Applicability.
A. The provisions of this chapter apply to:
1. Any development requiring a site plan review permit as per this Title.
2. New commercial, industrial and other non -residential structures or additions that add more than 100 square feet of useable floor space to the structure.
3. New multi-family residential development or additions that add more than 100 square feet of useable floor space to the structure.
4. Divisions of land or adjustments to property lines.
5. Interior alterations that increase the useable floor area of a non -residential structure by more than 100 square feet, or change the use of the structure.
6. Improvements made in the public right -of-way, except those initiated by the city, State, or a utility company.
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7. Other non- residential improvements to land or buildings deemed by the Community Development Director to be subject to certain goals, policies, codes, regulations or improvement standards of the city.
B. The provisions of this chapter do not apply to:
1. New or remodeled single-family dwellings;
2. Repairs and maintenance to the site or a structure that do not add to, enlarge, or expand the area occupied by the land use, or the floor area of the structure and that are substantially similar in design as the original construction;
3. Interior alterations that do not increase the useable floor area of the structure, or modify the use of the structure;
4. Construction, alteration, or maintenance by a public utility or public agency of underground or overhead utilities.
C. The total combined use area of the site of the proposed development shall be subject to site plan review permit procedures and all applicable goals, policies, codes, regulations, and improvement standards of the city.
17.72.030 Site plan review committee. Process
A. Members. The Site Plan Review Committee shall be comprised of staff representatives of the Community Development Director, City Engineer, and Building Official; in addition , the Community Development Director may request input from any other city department or public agency, subject to City Council policies
B. Powers and Duties. The Site Plan Review Committee With respect to the site plan review process, the Community Developer Director shall have the power to:
1. Review site plan review permit applica tions for submittals for compliance with the objective provisions of applicable statutes, ordinances, regulations, and other fixed ministerial standards, including, without limitation, the city’s general plan, municipal code, and policies and improvement standards of the city and the state consistency with the General Plan, municipal code, policies, regulations, and improvement standards of the city and require revisions to a site plan to bring it into conformance with such authority . The Community Development Director ’s exercise of such authority is ministerial and shall be limited to causing compliance with such statutes, ordinances, regulations, and other fixed standards.
The Community Development Director will have no discretionary authority in the review and approval of site plans and will possess no subjective judgment over whether or how a proposed use of land will be carried out.
2. Apply requirements to a site to protect the public health, safety and general welfare.
3. Require revisions to the site plan to bring it into consistency.
4. Identify the city permits necessary to construct the proposed project.
3. Issue the site plan review permit subject to stated revisions.
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4. Require that the site plan be resubmitted with required revisions.
17.72.040 Site plan contents.
A. The site plan shall be drawn to a scale which that clearly indicates all dimensions and includes the following information , as well as information identified in the site plan review application form:
1. Address;
2. Assessor’s parcel number;
3. Vicinity map on cover sheet;
4. Scale and north arrow;
5. Dimensions of property;
6. Location of existing and proposed buildings and/or structures showing dimensions from property lines and their intended use;
7. Location, height and material of existing and/or proposed fences and walls;
8. Location of off-street parking. Indicate the number of parking spaces, type of paving, direction arrows and parking dimensions;
9. Location and width of drive approaches;
10. Location and direction of on-site drainage;
11. Location of existing and/or proposed public improvements (such as curbs, gutters, sidewalks, utility poles, fire hydrants, street lights, traffic signal devices, etc.);
12. Method of sanitary disposal;
13. Location of signs, their size, height, type of illumination and type of building material;
14. Location of trash refuse area;
15. Location and type of existing trees. Oak trees must have the approximate diameter size;
16. Location of areas to be landscaped;
17. Loading and storage areas indicating any fences and walls to be used as screening;
18. Location and height of all roof mounted structures;
19. Lighting, including the location and height of all exterior fixtures;
20. Such other data as may be required to permit the Site Plan Review Committee to evaluate the site plan.
B. The Site Plan Review Committee may require additional information on the site plan or as a separate document based upon the proposed development.
17.72.050 Site plan review committee issuance.
A. The Site Plan Review Committee Community Development Director shall declare their his or her intention to either issue the site plan review permit or require resubmittal of the site plan at the Site Plan Review Committee meeting.
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B. The Site Plan Review Committee Community Development Director shall, in writing to the applicant, either approve the site plan review permit with required revisions, or require resubmittal of the site plan and identify required revisions.
17.72.060 Appeals.
Appeals of the Site Plan Review Committee’s Community Development Director’s decision shall be submitted and processed consistent with the procedures in Chapter 17.70.
17.72.070 Life of permits and extensions of time.
A. A site plan review permit shall expire one (1) year from its approval date, unless a building permit application has been submitted or the use has commenced.
B. Prior to expiration, the Community Development Director may extend the permit expiration date by one (1) year if there is substantial evidence that the applicant is diligently pursuing building permit approval or commencement of the use.
17.72.080 Revocation.
Revocation of a site plan review permit shall be conducted consistent with procedures and notice requirements in Chapter 17.70.
17.72.090 Subsequent Additional permits.
Subsequent Other development permits associated with required for the site plan review permit project shall be consistent with the site plan review permit. If there is a change in the proposed development, a new site plan application shall be submitted.
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Chapter 17.74
ADMINISTRATIVE USE PERMITS
Sections:
17.74.010 Purpose.
17.74.020 Applicability.
17.74.030 Application procedure.
17.74.040 Findings.
17.74.050 Notices of decision.
17.74.060 Appeals.
17.74.070 Life of permits and extensions of time.
17.74.080 Revocation.
17.74.090 Subsequent Additional permits.
17.74.010 Purpose.
The purpose of requiring the administrative approval of certain uses is to determine whether or not a particular use meets the objective standards set forth in this title that are specific to that use, with the intent that uses that meet all of the objective standards will be approved.
17.74.020 Applicability.
This chapter shall apply to all uses listed as permitted uses subject to administrative approval.
17.74.030 Application procedure.
Applications for an administrative use permit shall be filed pursuant to Chapter 17.70 with the Community Development D irector and processed consistent with Chapter 17.70.070 and, if applicable, Chapter 17.70.070.
17.74.040 Findings.
In order for an application to receive administrative approval, the following findings must be made by the reviewing authority listed identified in Chapter 17.70.060 Community Development Director must find that
A. The use complies with the objective provisions of statutes, ordinances, regulations, and other fixed standards, including, the city’s general plan, municipal code, and policies and improvement standards of the city and the state. The Community Development Director’s exercise of such authority is ministerial and shall be limited to causing compliance with such statutes, ordinances, regulations, and other fixed standards. The Community Development Director’s will have no discretionary authority in the administrative approval process and
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will possess no subjective judgment over whether or how a proposed use of land will be carried out under an administrative approval. The use meets the standards and requirements in this title that are specific to that use;
B. The use would be compatible with existing land uses and future permitted land uses within the zoning district in which the proposed use is to be located; C. The use is consistent with the General Plan;
D. The proposed location, size, design and operating characteristics of the use would not be detrimental to the public interests, health, safety, convenience or welfare of the city and that any incompatible impacts of the proposed use are mitigated by conditions of approval.
17.74.050 Notices of decision.
Notices of decision of an a dministrative use permit shall be processed consistent with Chapter
17.70.170. In addition to Chapter 17.70.170, a copy of the written decision shall be signed and dated by the C ommunity Development Director and mailed to each property owner within three hundred (300) feet of the subject property.
17.74.060 Appeals.
Appeals to a decision of the reviewing authority of an administrative use permit shall be submitted and processed consistent with the procedures in Chapter 17.70.
17.74.070 Life of permits and extensions of time.
An administrative use permit shall expire one (1) year from its approval date, unless a building permit application has been submitted or the use has commenced.
17.74.080 Revocation.
Revocation of an administrative use permit shall be conducted consistent with procedures and notice requirements in Chapter 17.70.
17.74.090 Subsequent Additional Permits.
Development permits that may be needed for a project in addition to an administrative use permit shall be considered in a manner consistent with the site plan review permit process. If there is a change in the proposed development, a new administrative use application shall be submitted.
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Chapter 17.76
TEMPORARY USE PERMITS
Sections:
17.76.010 Purpose.
17.76.020 Temporary uses exempt from permit requirements.
17.76.030 Temporary use permit required.
17.76.040 Development standards.
17.76.050 Temporary improvements on a site.
17.76.060 Findings.
17.76.070 Conditions.
17.76.010 Purpose.
A temporary use permit provides a mechanism for administrative non-discretionary review and determination for proposed and qualifying short term uses and activities to ensure that such activities are consistent with the objective standards of the general plan and the provisions of this title.
17.76.020 Temporary uses exempt from permit requirements.
The following temporary activities and uses are allowed by right and expressly exempt from the requirement of first obtaining a temporary use permit, provided they conform to the listed City’s development standards:
A. Construction yards, storage sheds, and construction offices (on site) in conjunction with an approved construction project where the yard, shed, and/or office are located on the same site as the approved project.
B. Emergency public health and safety facilities established by a public agency.
C. Entertainment and assembly events held within auditoriums, stadiums, or other public assembly facilities, provided the proposed use is consistent with the intended use of the facility.
D. Entertainment and assembly events as part of an allowed permanent use (e.g., race at a raceway).
E. Events held exclusively on city property and that are in conjunction with the city use.
F. Events held exclusively at a school site that are in conjunction with the school use.
G. Events held exclusively on religious institution or facility site and that are in conjunction with that religious institution or facility use.
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H. Garage and yard sales held on private property.
I. Outdoor promotional events and seasonal sales related to an existing business with temporary outdoor display and sales of merchandise and seasonal sales in conjunction with an established commercial business that holds a valid business license and is in compliance with the development standards of this title.
J. Storage containers not in conjunction with an approved construction project when located on in a residential zone district for periods less than seventy -two (72) hours or when located i n nonresidential zone district for periods less than forty-five (45) days.
K. O utdoor sales operating in front of an established commercial business by a bonified charity organization with a recognized as a 501(c)(3) organization by the Internal Revenue Service, i.e. eligible to receive tax-deductible contributions. (i.e. Girl Scout Cookie Sales) L. Residential lemonade stands and the like, , with gross sales less than $1,000 annually.
CHARITABLE ORGANIZATION: An organization recognized as a 501(c)(3) organization by the Internal Revenue Service, i.e. eligible to receive tax-deductible contributions.
17.76.030 Temporary use permit required.
The following temporary activities and uses may be allowed, subject to the issuance of a temporary use permit prior in accordance with this chapter and Chapter 17.70:
A. Any use listed in Table 17.08.020 or Table 17.08.030 that is identified as a temporary use.
B. Construction yards, storage sheds, and construction offices (off site) in conjunction with an approved construction project, where the yard, shed, or office is located on a site different from the site of the approved construction project.
C. Entertainment and assembly events, including carnivals, circuses, concerts, fairs, festivals, food events, fundraisers, haunted houses, outdoor entertainment/sporting events, and similar events designed to attract large crowds and when not otherwise part of or consistent with a permitted use (e.g., race at a raceway).
D. Farmers markets.
E. Temporary sales, including swap meets, flea markets, rummage sales, and similar events in locations not specifically designed for such events.
F. Seasonal sales occurring outdoors when not related to an existing business.
G. Temporary sales offices.
H. Temporary land uses on unimproved or partially improved sites in a zoning district that allows that land use on a permanent basis.
I. Temporary community food banks.
J. Other temporary activities that the Community Development Director determines, when applying objective factors, are similar in nature and intensity to those identified above.
17.76.040 Development standards.
Standards for height, off street parking spaces, setbacks, and other structure and property development standards that apply to the category of use or the zoning district of the subject parcel
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shall apply to all temporary activities. The Community Development Director may waive requirements for long term improvements that exceed the duration of the temporary use, including, but not limited to, landscaping and paving of parking lots.
17.76.050 Temporary improvements on a site.
A. Improvement to property at a level less than what is required by this title may be allowed to support temporary operations on the property yet still ensure public health, safety, and general welfare. This allowance shall not be used to circumvent or deviate from the requirements for public improvements required at the time of subdivision of property.
B. The allowance described in Subsection A shall be conducted through the temporary use permit process. T he permit shall clearly identify what improvements are to be completed and what requirements are being waived for a limited period of time, as well as the time period for which the permit is valid. A temporary use permit allowing improvements less than required shall only be approved if the improvements to be completed are those minimally necessary to ensure public health, safety, and welfare
C. At the conclusion of the period authorized by the temporary use permit, either the property shall be brought into compliance with the requirements of this title or use of the property shall cease.
17.76.060 Findings.
The reviewing authority shall make all of the following findings to approve or conditionally approve a temporary use permit:
1. The use is a temporary use and will be limited to the specific duration of time that is identified in the temporary use permit.
2. The use complies with the objective provisions of applicable statutes, ordinances, regulations, and other fixed standards, including, the city’s general plan, municipal code, and policies and improvement standards of the city and the state. The Community Development Director’s exercise of such authority is ministerial and shall be limited to causing compliance with such statutes, ordinances, regulations, and other fixed standards.
Should, however, the Community Development Director determine that substantial evidence illustrates that a proposed project will have a significant impact on the environment, the Community Developer Director will evaluate the project in accordance with the California Environmental Quality Act and shall possess discretionary autho rity to impose upon the project conditions and requirements mitigating the project’s impacts to less-than-significant. .The temporary use will not function or be located in a manner that restricts access to required parking areas.
4. Approved measures for the removal of the use and site restoration have been required to ensure that no changes to the site would limit the range of possible future land uses otherwise allowed by this title.
5. The approval includes provisions to ensure that each site occupied by a temporary use shall be cleaned of debris, litter, or any other evidence of the temporary use upon completion or removal of the use.
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6. The use is consistent with the general plan, applicable specific plans, and the provisions of this title.
17.76.070 Conditions.
The Community Development Director may place conditions on the temporary use permit, including, but not limited to, buffers, hour s of operation, maintenance, lighting, improvements, parking, performance guarantees, property maintenance, signs, surfacing, time limits, and traffic circulation. Conditions must be deemed reasonable and necessary to protect the health, safety, or general welfare.
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Chapter 17.78
HOME OCCUPATION PERMITS
Sections:
17.78.010 Purpose.
17.78.020 Permit required.
17.78.030 Application.
17.78.040 Prohibited home occupation uses.
17.78.050 Operating standards.
17.78.060 Life of permits and extensions of time.
17.78.070 No transferability.
17.78.080 Revocation.
17.78.010 Purpose.
The provisions of this chapter provide for the conduct of home occupations that are incidental to and compatible with surrounding residential uses. A home occupation represents a commercial activity by the occupant of the dwelling.
17.78.020 Permit required.
Home occupations shall not commence without first obtaining a home occupation permit, except as provided below:
A. A home occupation permit shall not be required for an in-home educational activity, including but not limited to music lessons, academic tutoring, swimming lessons, or religious instruction, provided that no more than five students are present at any one t ime, and the activity complies with all of the operating standards in Section 17.78.040.
17.78.030 Application.
Applications for a home occupation permit shall be filed and processed pursuant to the applicable sections of Chapter 17.70.
17.78.040 Prohibited home occupation uses.
A. The following uses are, without limitation, example of land uses that are not incidental to nor compatible with residential activities in residential zones, and are prohibited as home occupations:
1. Barbershop, hair salon, nail care, massage therapy, or day spa
2. Fortune telling
3. Kennel or animal boarding
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4. Laboratory, general or medical
5. Mini-warehouse or self-storage facility
6. Motor vehicle repair or service, minor or major
7. Office; medical, dental, or optometry
8. Pet grooming
9. Repair shop, large appliance or equipment
10. Specialty construction or trade service where construction activities take place at the site
11. Tattooing or body art
12. Any other use determined by the Community Development Director to be not incidental nor compatible with residential activities.
B. A home occupation permit may be denied if the Community Development Director finds that land use proposed for a home occupation is listed in this section, or that there is substantial evidence that the land use will create a significant impact to the environment. is not incidental nor compatible with residential activities.
17.78.050 Operating standards.
A. A home occupation shall comply with all of the following operating standards:
1. A home occupation shall not alter the appearance of the dwelling unit as seen from any public right-of-way.
2. There shall be no displays on the premises.
3. There shall be no signs other than those allowed by Chapter 17.56.
4. There shall be no advertising in any publication, on the internet, or otherwise, that identifies the home occupation by street address.
5. The home occupation shall be confined to one room located within the dwelling. A portion of a garage or carport may be used for home occupation purposes if it does not prevent the garage or carport from being used for parking of vehicles. Horticulture activities may be conducted outdoors within the rear of the lot only.
6. Only one vehicle no larger than a three-quarter ton truck may be used by the occupant directly or indirectly in connection with a home occupation.
7. The home occupation shall not encroach into any required parking, setback or open space areas.
8. There shall be no use of mechanical equipment not recognized as being part of a normal household or hobby use.
9. Activities conducted and equipment or material used shall not change the fire safety or occupancy classifications of the premises.
10. Utility consumption shall not exceed normal residential usage.
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11. The home occupation shall not create or cause noise, dust, light, vibration, odor, gas, fumes, toxic/hazardous materials, smoke, glare or electrical interference or other hazards or nuisances to an extent that would exceed the conditions of normal residential activities.
12. Only the occupants of the dwelling may be engaged in the home occupation, except as specifically modified by other sections of this title.
13. The home occupation shall not involve the use of commercial vehicles for delivery of materials to or from the premises at a frequency of more than three deliveries per week of a package or packages weighing less than one hundred (100) pounds.
14. The home occupation shall not generate pedestrian or vehicular traffic in excess of that customarily associated with the land use district in which it is located.
15. No home occupation shall commence until a current business license is obtained, pursuant to this title Municipal Code.
16. No more than one (1) home occupation shall be located within a dwelling unit at one time.
17. If the home occupation is to be conducted on rental property, the property owner’s written authorization for the proposed use shall be obtained prior to the submittal for a home occupation permit.
18. No space shall be rented out to others in association with a home occupation.
19. A home occupation that is a cottage food operation shall meet the requirements of Section
17.60.050.
B. The Community Development D irector may require additional operating standards when approving the home occupation permit if deemed necessary to carry out the intent of this title.
C. A home occupation permit may be denied if the Community Development Director finds that there is a failure or inability to meet one or more of the operating standards of this section.
17.78.060 Life of permits and extensions of time.
The initial life and subsequent extensions of time for home occupation permits are stated in Sections 17.70.240 and 17.70.250.
17.78.070 No transferability.
A. Notwithstanding Section 17.70.210, if property ownership changes on property subject to a valid home occupation permit, the home occupation permit shall not be transferable to a new property owner.
B. If the holder of a valid home occupation permit relocates to another site, the home occupation shall not transfer to the new site. A new home occupation permit shall be approved before the use may continue at the new site.
17.78.080 Revocation.
A home occupation permit may be revoked or modified in accordance with Section 17.70.230 if any one of the following findings are made:
A. The home occupation has become detrimental to the public health, safety or traffic , or constitutes a nuisance;
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A. The home occupation permit was obtained by misrepresentation or fraud; B. The condition of the premises, or the area of which it is a part, has changed so that the home occupation is no longer justified under the meaning and intent of this title; C. One or more of the operating standards of the home occupation permit have not been met; D. The home occupation violates Federal, State, or local statute, ordinance, law, or regulation.
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Chapter 17.80
CONDITIONAL USE PERMITS
Sections:
17.80.010 Purpose.
17.80.020 Application procedure.
17.80.030 Findings.
17.80.040 Conditions of approval.
17.80.050 Notice of decision.
17.80.060 Appeals.
17.80.070 Life of permits and extensions of time.
17.80.080 Revocation.
17.80.090 Subsequent Permits.
17.80.010 Purpose.
In certain districts, conditional uses are permitted subject to the granting of a conditional use permit. Because of their unusual characteristics, conditional uses require special considerations so that they may be located in a proper zoning district in order that the objectives of this title are satisfied and the conditional use is compatible with the permitted uses in the zoning district.
17.80.020 Application procedure.
Applications for a conditional use permit shall be filed and processed pursuant to the applicable sections of Chapter 17.70.
17.80.030 Findings.
A. Before a conditional use permit can be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:
1. The proposed use would not impair the integrity and character of the zoning district in which it is to be located;
2. The proposed use would be compatible with existing land uses and future permitted land uses within the zoning district in which the proposed use is to be located;
3. The proposed use is consistent with the general plan;
4. There will not be significant effects upon the quality of the environment and natural resources;
5. The proposed location, size, design and operating characteristics of the proposed use would not be detrimental to the public interests, health, safety, convenience or welfare of the city and that any incompatible impacts of the proposed use are mitigated by conditions of approval.
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B. A conditional use permit may be denied if the reviewing authority finds one or more of the findings in this section cannot be made.
17.80.040 Conditions of approval.
The reviewing authority may place conditions of the approval on the conditional use permit that are needed for the required findings to be made or which promote the public interests, health, safety, convenience or welfare of the city or that mitigate any impacts to surrounding properties.
17.80.050 Notice of decision.
A notice of decision of a conditional use permit shall be processed consistent with Chapter 17.70.
17.80.060 Appeals.
Appeals to a decision of the reviewing authority of a conditional use permit shall be submitted and processed consistent with the procedures in Chapter 17.70.
17.80.070 Life of permits and extensions of time.
The initial life and subsequent extensions of time for a conditional use permit shall be per Chapter
17.70, except that when any conditional use permit that is approved in conjunction with a tentative subdivision map or parcel map pursuant to Title 16 the conditional use permit shall not expire unless the tentative subdivision map or parcel map also expires, and an extension of the tentative subdivision map or parcel shall be deemed to be an extension of the conditional use permit.
17.80.080 Revocation.
Revocation of an approved conditional use permit shall be conducted consistent with procedures and notice requirements in Chapter 17.70.
17.80.090 Other Permits.
Other development permits required for the project shall be submitted, reviewed , and processed consistent with Chapter 17.70.
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Chapter 17.82
PLANNED UNIT DEVELOPMENT PERMITS
Sections:
17.82.010 Purpose.
17.82.020 Application Procedure.
17.82.030 Allowed planned unit developments.
17.82.040 Prohibited planned unit developments.
17.82.050 Site area.
17.82.060 Findings.
17.82.070 Conditions of approval.
17.82.080 Notice of decision.
17.82.090 Appeals.
17.82.100 Life of permits and extensions of time.
17.82.110 Revocation.
17.82.120 Subsequent permits.
17.82.010 Purpose.
Planned unit developments (PUDs) are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the city that otherwise might not be possible by strict adherence to the provisions of this title. In certain instances, the objectives of this title may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone districts prescribed by this title.
17.82.020 Application Procedure.
A. Applications for a planned unit development (PUD) permit shall be filed and processed pursuant to the applicable sections of Chapter 17.70.
B. In addition to the standard application information required by the Community Development Director, the Site Plan Review Community Development Director, after reviewing the site plan of the proposed PUD, shall list any unique, additional information necessary to review a proposed PUD in the Site Plan Review process.
17.82.030 Allowed planned unit developments.
A planned unit development may be utilized to achieve one or more of the following objectives:
A. To permit a site within more than one zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.
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B. To permit development intensity greater than would otherwise be permitted by the implementation of the standards of the zone district in which the site is located; C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located; D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title
E. To permit variations to the standard local street cross-sections; F. To permit private streets and gated neighborhoods;
G. To permit the implementation of the mixed use provisions in the MX -N, MX-C, or MX -D zone districts; and
H. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.
17.82.040 Prohibited planned unit developments.
A planned unit development is prohibited from being used to achieve one or more of the following:
A. To add land uses at are not otherwise permitted in the zone district in which the PUD is located;
B. To increase residential densities beyond the maximum allowed by the General Plan; C. To modify sign standards or provisions in Chapter 17.56; or D. To modify parking and loading standards or provisions in Chapter 17.54, except as stated in Section 17.82.030.
17.82.050 Site area.
A. The minimum site area for a planned unit development shall be five (5) acres, except that there shall be no minimum site area requirements if the site is an infill development site.
B. The site area may be made up of more than one parcel, however all parcels in the site area shall be contiguous.
17.82.060 Findings.
A. Before a planned unit development (PUD) permit can be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:
1. The location and design of the PUD is in accordance with the purpose of this title;
2. The PUD is being proposed to achieve one or more of the objectives identified in Section
17.82.030;
3. The location and design of the PUD and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare of the community to properties or improvements in the vicinity;
4. The location and design of the PUD will not generate more traffic than the streets in the vicinity can carry without congestion, and will not overload utilities;
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5. That PUD’s population density, site area and dimensions, site coverage, yard spaces, height of structures, distances between structures, off -street parking and off -street loading facilities, landscaped areas and street design will produce an environment of stable and desirable character consistent with the purpose of this title;
6. The combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development will complement each other and will harmonize with the existing and proposed land uses in the vicinity; and
B. A PUD may be denied if the reviewing authority finds one or more of the findings in this section cannot be made.
17.82.070 Conditions of approval.
The reviewing authority may place conditions of the approval on the planned unit development permit that are needed for the required findings to be made or which promote well-planned neighborhoods, protect the public interests, health, safety, convenience or welfare of the city or that mitigate any impacts to surrounding properties.
17.82.080 Notice of decision.
A notice of decision of a planned unit development permit shall be processed consistent with Chapter 17.70.
17.82.090 Appeals.
Appeals to a decision of the reviewing authority of a planned unit development permit shall be submitted and processed consistent with the procedures in Chapter 17.70.
17.82.100 Life of permits and extensions of time.
The initial life and subsequent extensions of time for a planned unit development use permit shall be per Chapter 17.70, except that when any planned unit development permit that is approved in conjunction with a tentative subdivision map or parcel map pur suant to Title 16 the conditional use permit shall not expire unless the tentative subdivision map or parcel map also expires, and an extension of the tentative subdivision map or parcel shall be deemed to be an extension of the planned unit development permit.
17.82.110 Revocation.
Revocation of an approved planned unit development permit shall be conducted consistent with procedures and notice requirements in Chapter 17.70.
17.82.120 Subsequent permits.
Subsequent development permits associated with a planned unit development permit shall be submitted, reviewed, and processed consistent with Chapter 17.70.
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Chapter 17.84
VARIANCES AND MINOR DEVIATIONS
Sections:
17.84.010 Purposes.
17.84.020 Prohibited variances or minor deviations.
17.84.030 Application procedure.
17.84.040 Minor deviation findings.
17.84.050 Variance findings.
17.84.060 Notice of decision.
17.84.070 Appeals.
17.84.080 Life of permits and extensions of time.
17.84.090 Revocation.
17.84.100 Subsequent permits.
17.84.010 Purposes.
This section allows variances and minor deviations from the development standards of this title when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical conditions, the strict application of the standards denies the property owner privileges enjoyed by other proper ty owners in the vicinity and in the same zoning district.
17.84.020 Prohibited variances or minor deviations.
A variance or minor deviation may be granted to waive or modify any development standard of this title except to:
A. Allow a land use not otherwise allowed in the zone district; B. Increase the maximum allowed residential density;
C. Waive a specifically identified prohibition; or
D. Waive or modify a procedural requirement.
17.84.030 Application procedure.
Applications for a variance or minor deviation shall be filed and processed pursuant to the applicable sections of Chapter 17.70.
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17.84.040 Minor deviation findings.
A. Before a minor deviation may be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:
1. The minor deviation is for the adjustment of an objective development standard;
2. The minor deviation would allow an adjustment to an objective development standard of not more than ten (10) percent.
3. The minor deviation is consistent with the purposes of this title.
4. The minor deviation will be consistent with the General Plan.
B. A minor deviation may be denied if the reviewing authority finds one or more of the findings in this section cannot be made.
C. Any application for a minor deviation that exceeds ten (10) percent of the development standard requirement shall be processed as a variance.
17.84.050 Variance findings.
A. Before a variance may be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:
1. There are special circumstances applicable to the property, including size, shape, topography, location or surroundings, are such that the strict application deprives such property of privileges enjoyed by other property in the vicinity that are in the same zone district;
2. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the vicinity and that are in the same zone district and denied to the property for which the variance is sought;
3. The variance will not be materially detrimental to the public health, safety or welfare, or injurious to the property or improvements in the vicinity and that are in the same zone district in which the property is located;
4. The variance does not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity and that are in the same land use district in which such property is located;
5. The variance does not allow a use or activity which is prohibited in the zone district where the property is located; and
6. The variance is consistent with the purposes of this title.
7. The variance will be consistent with the general plan.
B. A variance may be denied if the reviewing authority finds one or more of the findings in this section cannot be made.
17.84.060 Notice of decision.
A notice of decision of a variance or minor deviation shall be processed consistent with Chapter
17.70.
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17.84.070 Appeals.
A. Appeals to a decision of the reviewing authority of a variance or minor deviation shall be submitted and processed consistent with the procedures in Chapter 17.70.
B. When a minor deviation is appealed, the variance findings in Section 17.84.050 shall apply to the appeal of the minor deviation.
17.84.080 Life of permits and extensions of time.
The initial life and subsequent extensions of time for a variance or minor deviation shall be per Chapter 17.70, except that when any variance that is approved in conjunction with a tentative subdivision map or parcel map pursuant to Title 16 the variance or minor deviation shall not expire unless the tentative subdivision map or parcel map also expires, and an extension of the tentative subdivision map or parcel shall be deemed to be an extension of the variance or minor deviation.
17.84.090 Revocation.
Revocation of an approved variance or minor deviation shall be conducted consistent with procedures and notice requirements in Chapter 17.70.
17.84.100 Subsequent permits.
Subsequent development permits associated with a variance or minor deviation shall be submitted, reviewed, and processed consistent with Chapter 17.70.
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Chapter 17.86
ZONING ORDINANCE AMENDMENTS
Sections:
17.86.010 Purpose.
17.86.020 Application Procedure.
17.86.030 Findings.
17.86.040 Notice of decision.
17.86.050 Appeals.
17.86.060 Life of permits and extensions of time.
17.86.070 Revocation.
17.86.080 Subsequent permits.
17.86.010 Purpose.
The purpose of this section is to provide a uniform procedure for amending the text of this title or the boundaries of the Zoning Map prescribed in this title. This title may be amended by changing the boundaries of districts or by changing any other provision thereof by following the procedure set forth in this chapter.
17.86.020 Application Procedure.
A. Applications for amendment to this title shall be filed and processed pursuant to the applicable sections of Chapter 17.70.
B. An amendment or change to the boundaries of a zone district on the Zoning Map (zone change) may only be filed by a property owner or authorized agent of land that is affected by the proposed amendment, or by the City Council or Planning Commission.
C. An amendment or change to the text of this title (text amendment) may only be initiated by the City Council or the Planning Commission. Either authority may initiate such an amendment or change upon a written request by the Community Development Director or upon a written request with application fee by an interested person.
17.86.030 Findings.
A. Before a zone change or text amendment may be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:
The amendment is internally consistent with the goals, objectives, and policies of the general plan and this title;
The amendment would not be detrimental to the public health, safety, or welfare of the community;
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The amendment would maintain the appropriate balance of land uses within the city; The anticipated land uses on the subject site would be compatible with existing and future surrounding uses;
B. A zone change or text amendment may be denied if the reviewing authority finds one or more of the findings in this section cannot be made.
17.86.040 Notice of decision.
A notice of decision of a zone change or text amendment shall be processed consistent with Chapter 17.70.
17.86.050 Appeals.
The decision of the City Council regarding a zone change or text amendment is final.
17.86.060 Life of permits and extensions of time.
A zone change or text amendment is final upon its effective date and does not expire.
17.86.070 Revocation.
A zo ne change or text amendment may not be revoked, except by filing a new application in accordance with Chapter 17.70.
17.86.080 Subsequent permits.
Subsequent development permits associated with a zone change or text amendment shall be submitted, reviewed, and processed consistent with Chapter 17.70.
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Chapter 17.88
GENERAL PLAN AND SPECIFIC PLAN AMENDMENTS
Sections:
17.88.010 Purpose.
17.88.020 Application process.
17.88.030 Frequency of general plan amendments.
17.88.040 Findings.
17.88.050 Notice of decision.
17.88.060 Appeals.
17.88.070 Life of permits and extensions of time.
17.88.080 Revocation.
17.88.090 Subsequent permits.
17.88.010 Purpose.
The purpose of a general plan amendment is to allow for modifications to the Hanford General Plan text (e.g., goals, policies, or implementation programs), the General Plan Land Use Map, the General Plan Circulation Map, or other elements of the Hanford General Plan. The purpose of a specific plan amendment is to adopt a new or modify an existing, approved specific plan.
17.88.020 Application process.
A. Applications for a general plan or specific plan amendment shall be filed and processed pursuant to the applicable sections of Chapter 17.70.
B. A general plan amendment affecting the General Plan Land Use Map or other map in the General Plan may be filed by a property owner or authorized agent of land that is aff ected by the proposed amendment.
C. A specific plan amendment may be filed by a property owner or authorized agent of land that is affected by the proposed amendment.
D. A general plan or specific plan amendment may be initiated by the City Council or the Planning Commission. Either authority may initiate such an amendment upon a written request by the Community Development Director or upon a written request with application fee by an interested person.
17.88.030 Frequency of general plan amendments.
Pursuant to Government Code Section 65358, no mandatory element of the General Plan may be amended more frequently than four times during any calendar year. Subject to that limitation, an amendment may be made at any time and may include more than one change to the General Plan.
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17.88.040 Findings.
A. Before a general plan or specific plan amendment may be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:
1. The amendment is internally consistent with the goals, objectives, and policies of the General Plan;
2. The amendment would not be detrimental to the public health, safety, or welfare of the community;
3. The amendment would maintain the appropriate balance of land uses within the city;
4. The anticipated land uses on the subject site would be compatible with existing and future surrounding uses;
B. A general plan or specific plan amendment shall be denied if the reviewing authority finds one or more of the findings in this section cannot be made.
17.88.050 Notice of decision.
A notice of decision of a general plan or specific plan amendment shall be processed consistent with Chapter 17.70.
17.88.060 Appeals.
The decision of the City Council regarding a general plan or specific plan amendment is final.
17.88.070 Life of permits and extensions of time.
A general plan or specific plan amendment is final upon its effective date and does not expire.
17.88.080 Revocation.
A general plan or specific plan amendment may not be revoked, except by filing a new application in accordance with Chapter 17.70.
17.88.090 Subsequent permits.
Subsequent development permits associated with a general plan or specific plan amendment shall be submitted, reviewed, and processed consistent with Chapter 17.70.
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Chapter 17.90
NONCONFORMING USES, STRUCTURES, AND LOTS
Sections:
17.90.010 Purpose.
17.90.020 Applicability.
17.90.030 Nonconforming uses.
17.90.040 Nonconforming structures.
17.90.050 Nonconforming lots.
17.90.060 Discontinuance of nonconforming uses.
17.90.070 Expansion or reestablishment with conditional use permit.
17.90.080 Restoration of damaged nonconforming structures.
17.90.090 Removal of certain nonconforming uses and structures.
17.90.100 Effect of eminent domain.
17.90.110 Change of Nonconforming Uses.
17.90.010 Purpose.
Within the zones established by this title, there exist uses, structures, and lots which were lawful before this title was adopted or amended, but which would now be prohibited under the terms of this title or its future amendments. It is the intent of this title to permit these nonconforming uses structures, and lots to continue until they are terminated, but not to encourage their expansion.
To avoid undue hardship, nothing in this Chapter shall be deemed to require a change in the plans, construction, or designated use of any building where a building permit has been issued prior to the effective date of this title, provided such permit is diligently carried to completion.
17.90.020 Applicability.
This Chapter applies to uses, structures, and lots that were lawful when they were commenced, constructed, or created, but that do not comply with one or more applicable provisions of this title.
This Chapter does not apply to nonconforming signs, which are instead subject to the requirements of Chapter 17.56.
17.90.030 Nonconforming uses.
A. A use shall be deemed nonconforming if it was lawfully commenced prior to the adoption or amendment of this title, but which now does not conform to the use regulations of this title applicable to uses.
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B. A use shall be deemed nonconforming if it was lawfully commenced while under the jurisdiction of Kings County, but which, after annexation of the site into the City, does not conform to the use regulations of this title.
C. No use shall be deemed nonconforming if it was lawfully commenced and the only provision of this title not being met is the provision of the minimum amount of on -site parking or loading area.
17.90.040 Nonconforming structures.
A. A structure shall be deemed nonconforming if it was lawfully erected prior to the adoption or amendment of this title, but which now does not meet all of the provisions, standards, and requirements of this title applicable to structures.
B. Except as provided in this Chapter, no nonconforming structure shall be moved, altered, or enlarged so as to increase the amount of floor space or increase the difference between actual conditions and required standards regulating coverage, front yards, side yards, rear yards, height of structures, or distances between structures prescribed in the appli cable regulations of this title, unless required by law or unless the moving, alteration or enlargement will result in the compliance of the structure with this title.
C. No structure partially occupied by a nonconforming use shall be moved, altered or enlarged in such a way as to permit the enlargement of the space occupied by the nonconforming use.
D. Routine maintenance and repairs may be performed on a nonconforming structure.
E. No new structure will be allowed if it will contribute to a nonconforming use , except in accordance with Section 17.90.070.
17.90.050 Nonconforming lots.
A. A lot shall be deemed nonconforming if it was legally created in accordance with the State Subdivision Map Act prior to the adoption or amendment of this title, but which, does not meet all of the provisions, standards, and requirements of this title applicable to lots.
B. A nonconforming lot shall not be subdivided, nor its lot lines adjusted, unless the subdivision or lot line adjustment brings the lot into conformance with the provisions, standards, and requirements of this title applicable to lots or reduces the difference between actual conditions and required standards while not creating a new nonconforming use or structure.
C. A nonconforming lot may be used for any use allowed in the zone district in which it is located.
D. A structure conforming to the provisions of this title may be constructed on a nonconforming lot.
17.90.060 Discontinuance of nonconforming uses.
A. Whenever a nonconforming use has been abandoned, discontinued, or changed to a conforming use for a continuous period of six months, the nonconforming use shall not be reestablished, and the use of the structure or site thereafter shall be in conformity wi th the regulations for the zone district in which it is located.
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B. An agricultural crop production use that is nonconforming due to annexation or adoption or amendment to this title shall be allowed to continue, provided that the intensity of the agricultural crop production use shall not increase.
C. An animal raising use that is nonconforming due to annexation or adoption or amendment to this title shall be allowed to continue, provided that the intensity of the animal raising use (i.e. type and number of animals) shall not change or increase. The provisions for abandonment or discontinuance shall not apply.
17.90.070 Expansion or reestablishment with conditional use permit.
A. A nonconforming use may be expanded by up to ten (10) percent of its existing floor area if a conditional use permit is granted, in accordance with Chapter 17.80. The expansion of a nonconforming use or structure may be allowed only one (1) time per use.
B. A nonconforming use that has been abandoned or discontinued for a period of more than six (6) months, but less than eighteen (18) months, may be reestablished if a conditional use permit is granted, in accordance with Chapter 17.80.
17.90.080 Restoration of damaged nonconforming structures.
A. Whenever a nonconforming structure or a structure used for a nonconforming use is damaged by fire or other calamity to the extent of seventy -five (75) percent or more of its structural mass, or has been voluntarily razed, or is required by law to be razed, the structure may not be restored, except in full compliance the requirements of this title for the zoning district in which it is located and the nonconforming use shall not be resumed.
B. If damage of the nonconforming structure is to an extent less than seventy- five (75) percent of the structural mass, the structure may be rebuilt and reused in its nonconforming status. The percentage of structural mass destroyed shall be determined by the building official.
C. Within one (1) year from the event causing damage , the following may be reconstructed upon the approval of a conditional use permit, in accordance with Chapter 17.80:
1. A nonconforming single - or multi -family residential structure or use when located in a residential zone district.
2. A nonconforming commercial structure or use when located in a commercial or industrial zone district.
17.90.090 Removal of certain nonconforming uses and structures.
A. Upon receipt of a violation, the following shall be removed with thirty (30) days, unless an alternative deadline is specified in the violation notice:
B. A nonconforming use that does not occupy a structure or is using a structure having an assessed valuation of less than one thousand (1,000) dollars shall be discontinued and completely removed or converted to a conforming status.
C. Existing fences, walls and hedges that do not conform to the provisions of this title governing the placement of fences, walls and hedges in relation to street intersections or encroach ment into the public right-of-way, shall be removed or modified to conform to the provisions of this title.
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17.90.100 Effect of eminent domain.
A. If the area of the lot is reduced by eminent domain, the provisions for nonconforming lots and structures shall apply, but the provisions for nonconforming uses shall not apply.
B. If a required yard or setback area is reduced or eliminated by eminent domain, any affected building or structure shall be deemed nonconforming; provided, however, such building or structure may be structurally altered so long as such alterations comply with all the other requirements of the zoning district.
C. If any required parking space on a lot is reduced or eliminated by eminent domain, the use shall not be deemed nonconforming solely because of lack of required parking spaces.
17.90.110 Change of Nonconforming Uses.
A. A nonconforming use may be changed to another nonconforming use upon approval of a conditional use permit, in accordance with Chapter 17.80.
B. A conditional use permit to change from one nonconforming use to another nonconforming use may only be granted if all of the following findings are made by the approving authority:
1. The proposed use will not alter the character of the zone district in which it is proposed to be located to any greater extent than the existing or preexisting nonconforming use;
2. The proposed use will not create more vehicular traffic than the volume created by the existing or preexisting nonconforming use;
3. The proposed use will not create more odor, dust, dirt, smoke, noise, vibration, illumination, glare, unsightliness or any other objectionable matter than the amount created by the existing or preexisting nonconforming use; and
4. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity.
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Chapter 17.92
REASONABLE ACCOMMODATION
Sections:
17.92.010 Purpose.
17.92.020 Definitions.
17.92.030 Reasonable accommodation request.
17.92.040 Notice to the public of availability of accommodation process.
17.92.050 Requesting reasonable accommodation.
17.92.060 Medical information.
17.92.070 Application requirements.
17.92.080 Jurisdiction.
17.92.090 Findings for reasonable accommodation.
17.92.100 Appeals.
17.92.110 Fee.
17.92.120 Stay of enforcement.
17.92.010 Purpose.
In order to make specific housing available to one or more individuals with disabilities, this chapter implements the policy of the city on requests for reasonable accommodation in its rules, policies, and procedures for persons with disabilities as required by the Fair Housing Act, as amended, 42 U.S.C. Section 3604(f)(3)(B). The policy of t he city is to comply fully with the provisions of the Fair Housing Act.
17.92.020 Definitions.
A. “Fair Housing Act” means The Federal Fair Housing Amendments Act of 1988, as amended.
B. “Applicant” means any person with disabilities or their representative that is requesting a reasonable accommodation pursuant to this chapter.
C. “Department” means the Community Development Department of the City of Hanford.
D. “Dwelling” means any building, structure, or portion thereof which is occupied as, or designed or intended for occupancy as, a residence by one or more families, and any vacant land which is offered for sale or lease for the construction or location thereon of any such building, structure, or portion thereof.
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E. “Person with disabilities” means any person who, as defined by applicable federal law, has a physical or mental impairment that limits one or more major life activities or anyone who is regarded as having such impairment; or anyone who has a record of such impairment.
17.92.030 Reasonable accommodation request.
A. Any person with disabilities and eligible under the Fair Housing Act or their representative may request a reasonable accommodation with respect to the various land use or zoning laws, rules, policies, practices and/or procedures of the city as provided by the Fair Housing Act pursuant to the procedures set out in this chapter.
B. Nothing in this chapter requires persons with disabilities or operators of group homes for persons with disabilities acting or operating in accordance with applicable zoning, licensing or land use laws or practices to seek reasonable accommodation under this chapter.
17.92.040 Notice to the public of availability of accommodation process.
The Department shall prominently display a notice at the counter in the Community Development Department and Finance Department advising that persons with disabilities or their representatives may request a reasonable accommodation in accordance with the procedures established in this chapter.
17.92.050 Requesting reasonable accommodation.
A. A request by an applicant for reasonable accommodation relating to land use or zoning rules, policies, practices and/or procedures may be made orally or in writing. The Department will assist the applicant with furnishing the D epartment all information necessary for processing the reasonable accommodation request, including that information which the D epartment deems necessary to complete a reasonable accommodation request.
B. The Department will provide the assistance necessary to an applicant in making a request for reasonable accommodation. The Department will provide the assistance necessary to any applicant wishing to appeal a denial of a request for reasonable accommodation to ensure the process is accessible to the applicant. The applicant is entitled to be represented at all stages of the proceedings identified in this chapter by a person designated by the applicant.
17.92.060 Medical information.
A. Should the information provided by the applicant to the D epartment include medical information or records of the applicant, including records indicating the medical condition, diagnosis or medical history of the applicant, the applicant may, at the time of submitting such medical information, request that the department, to the extent allowed by law, treat such medical information as confidential information of the applicant.
B. Medical Information. The D epartment shall provide written notice to the applicant of any request received by the Department for disclosure of the medical information or documentation which the applicant has previously requested be treated as confidential by the D epartment. The Department will cooperate with the applicant, to the extent allowed by law, in actions initiated by the applicant to oppose the disclosure of such medical information or documentation.
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17.92.070 Application requirements.
A. The applicant shall submit a request for reasonable accommodation in a form acceptable to the Department. The application shall include the following information:
1. The applicant’s name, address and telephone number;
2. The address of the property for which the request is being made;
3. The name and address of the property owner, and the owner’s written consent to the application;
4. The current actual use of the property;
5. The basis for the claim that the individual is considered disabled under the fair housing laws:
identification and description of the disability which is the basis for the request for accommodation, including current, written medical certification and description of disability and its effects on the person’s medical, physical or mental limitations;
6. The rule, policy, practice and/or procedure of the city for which the request for accommodation is being made, including the zoning code regulation from which reasonable accommodation is being requested;
7. The type of accommodation sought;
8. The reason(s) why the accommodation is reasonable and necessary for the needs of the disabled person(s). Where appropriate, include a summary of any potential means and alternatives considered in evaluating the need for the accommodation;
9. Copies of memoranda, correspondence, pictures, plans or other background information reasonably necessary to reach a decision regarding the need for the accommodation; and B. If the project for which the reasonable accommodation is being requested also requires some other discretionary permit per this title or Title 16 (Subdivisions), then the reasonable accommodation request shall be acted on before proceeding with the publ ic hearing for the discretionary permit applications.
17.92.080 Jurisdiction.
A. The community development director shall have the authority to consider and act on requests for reasonable accommodation. When a request for reasonable accommodation is filed with the department, it will be referred to the director/designee for review a nd consideration. The community development director shall issue a written determination within thirty (30) days of the date of receipt of a completed application and may (1) grant the accommodation request, or (2) deny the request, in accordance with fede ral law. Any such denial shall be in writing and shall state the grounds therefore. All written determinations shall give notice of the right to appeal and the right to request reasonable accommodation in the appeals process. The notice of determination shall be sent to the applicant by certified mail, return receipt requested and by regular mail.
B. Requests for Additional Information. If reasonably necessary to reach a determination on the request for reasonable accommodation, the director/designee may, prior to the end of said thirty (30) day period, request additional information from the applicant , specifying in detail what information is required. The applicant shall have fifteen (15) days after the date of the request for additional information to provide the requested information. In the event a request for additional
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information is made, the thirty (30) day period to issue a written determination shall be stayed.
The Community Development Director shall issue a written determination within thirty (30) days after receipt of the additional information. If the applicant fails to provide the requested additional information within said fifteen (15) day period, the Community Development Director shall issue a written determination within thirty (30) days after expiration of said fifteen (15) day period.
17.92.090 Findings for reasonable accommodation.
A. A determination on the following findings shall be made before any action is taken to approve or deny a request for reasonable accommodation and must be incorporated into the record relating to such approval or denial:
1. Whether the housing that is the subject of the request for reasonable accommodation will be used by one or more persons with disabilities protected under federal fair housing laws;
2. Whether the accommodation requested may be necessary to afford one or more persons with disabilities equal opportunity to use and enjoy a specific dwelling;
3. Whether the requested accommodation would require a fundamental alteration to the city’s zoning scheme;
4. Whether the requested accommodation would impose undue financial or administrative burdens on the city.
B. A request for a reasonable accommodation shall not be denied for reasons which violate the provisions of the Fair Housing Act. This ordinance does not obligate the city to grant any accommodation request unless required by the provisions of the Fair Housing Act or applicable California state law.
17.92.100 Appeals.
A. The applicant may appeal the decision within thirty (30) days of the date the mailing of the decision to the applicant.
B. Appeals shall contain a statement of the grounds for the appeal.
C. If an applicant needs assistance in appealing a decision, the department will provide the assistance necessary to ensure that the appeal process is accessible to the applicant. All applicants are entitled to be represented at all stages of the appeal pr oceeding by a person designated by the applicant.
D. Appeals shall be to the City Council. The Council or its designee shall hear the matter and render a determination as soon as reasonably practicable, but in no event later than thirty (30) days after an appeal has been filed. All determinations on appeal shall address and be based upon the findings identified in Section 17.92.090 and shall be consistent with the Fair Housing Act.
E. An applicant may request reasonable accommodation in the procedure by which an appeal will be conducted.
17.92.110 Fee.
There shall be no fee imposed in connection with a request for reasonable accommodation under the provisions of this chapter or an appeal of the decision. Nothing in this chapter obligates the city to pay an applicant’s attorneys’ fees.
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17.92.120 Stay of enforcement.
While an application for reasonable accommodation or appeal of said application is pending before the city, the city will not enforce the subject zoning ordinance against the applicant.
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Chapter 17.94
ENFORCEMENT
Sections:
17.94.010 Purpose.
17.94.020 Issuance of permits, certificates and licenses.
17.94.030 Code Enforcement Officer defined.
17.94.040 Duties of the Code Enforcement Officer.
17.94.050 Infraction.
17.94.053 Public Nuisance.
17.94.057 Abatement.
17.94.060 Issuance of administrative citation.
17.94.070 Service of administrative citation.
17.94.080 Proof of service of administrative citation.
17.94.090 Abatement work—Extension of time.
17.94.100 Fines assessed.
17.94.110 Appeal of administrative citation.
17.94.120 Performance of abatement – City authority.
17.94.130 Entering property for abatement work.
17.94.140 Dangerous nuisance—Immediate abatement.
17.94.150 Administrative and abatement costs.
17.94.160 Costs of abatement—Record keeping.
17.94.170 Appeal of costs of abatement.
17.94.180 Notice of lien.
17.94.190 Collection of confirmed assessment.
17.94.200 Remedies of private parties.
17.94.210 Alternatives.
17.94.220 Enforcement authority.
17.94.230 Obstruction of enforcement.
17.94.240 Failure to comply.
17.94.010 Purpose.
The purpose of this chapter is to provide uniform provisions for the effective and fair enforcement of the provisions of this title.
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17.94.020 Issuance of permits, certificates and licenses.
A. All officials, departments and employees of the city vested with the authority or duty to issue permits, certificates, or licenses shall comply with the provisions of this title and the rest of the Hanford Municipal Code and shall issue no permit, certificate, or license which conflicts with the provisions of this title. Any permit, certificate, or license issued in error that is in conflict with the provisions of this title shall upon its issuance be void.
B. A business license for any new business or for a new location for any existing business activity shall not be issued until the Community Development Director has determined that conduct of the business activity is not in violation of any provision of this title.
17.94.030 Code Enforcement Officer defined.
The Community Development Director, the C ity Engineer, the B uilding Official, and the Fire Marshal or their assigned designee shall be the officials responsible for the enforcement of this title, and are collectively referred to in this chapter as the Code Enforcement Officer.
17.94.040 Duties of the Code Enforcement Officer.
A. In the discharge of their duties, the Code Enforcement Officer shall have the right to enter any real property and any structure, building or other improvement located thereon for purposes of investigation and inspection, so long as the real property, and/or the structures, buildings or improvements thereon are open to the public, otherwise, entry must be with the permission of the owner or the owner’s authorized agent. In the event permission cannot be obtained or is refused, entry shall be accomplished pursuant to an order or judgment of a court.
B. The Code Enforcement Officer, with the consent of the City Manager, may call upon the City Attorney to institute legal proceedings to enforce the provisions of this title, and the City Attorney is authorized to institute appropriate actions for that purpose.
C. The Hanford Police Department is also authorized to enforce the provisions of this title.
17.94.050 Infraction.
Any person or entity violating any provision of this title shall be guilty of an infraction. A person or entity shall be deemed guilty of a separate and distinct offense for each and every day a violation of this title is committed or continues to exist.
17.94.053 Public Nuisance.
Any violation of this title shall constitute a public nuisance.
17.94.057 Abatement.
Whenever the Code Enforcement Officer has inspected and finds that conditions constituting a public nuisance and/or a violation of this title exist, the city may use the procedures set forth in this chapter for the abatement of such nuisance or violation.
17.94.060 Issuance of administrative citation.
The Code Enforcement Officer shall issue an administrative citation, and serve the same in accordance with the provision of Section 17.94.070 on the landowner and the person, if other than the landowner, occupying or otherwise in apparent charge or control of the property. The administrative citation shall contain the following:
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A. The street address and/or assessor’s parcel number and location description sufficient for identification of the property on which the violation and/or public nuisance exists; B. A statement that the Code Enforcement Officer has determined that a violation and/or a public nuisance exists on the property, with a brief description of the conditions that render the property in violation and/or as a public nuisance and identification of the section(s) of the Hanford Municipal Code or other law or regulation violated;
C. A statement to require the violator(s) to obtain all appropriate permits and correct the violation or abate the public nuisance within the time period identified in the administrative citation which time period shall not exceed ten (10) days from the date of service of the administrative citation, unless the City Council or the Code Enforcement Officer identifies an alternative period of time on the administrative citation;
D. A statement advising that the disposal of material removed from the property in order to comply with the administrative citation shall be disposed of in the manner required by law; E. A statement advising that if the required work is not commenced within the time specified, the Code Enforcement Officer may proceed to cause the work to be done, and bill the persons named in the administrative citation for all abatement costs and administrative expenses of the city and/or levy the costs against the property by recordation of a notice of lien in accordance with Section 17.94.180 of this chapter;
F. Amount of fine imposed for the violation(s);
G. Explanation of how the fine shall be paid and the consequences of failure to pay the fine; H. Signature of the Code Enforcement Officer and the signature of the violator if the violator can be located. If the violator refuses or does not sign the administrative citation, the lack of such signature shall in no way affect the validity of the administrative citation and subsequent proceedings;
I. A statement advising the person or persons identified in the administrative citation that they may appeal the issuance of the administrative citation in accordance with Section 17.94.110 of this chapter.
17.94.070 Service of administrative citation.
The administrative citation, and any documents related thereto shall be served by one of the following methods:
A. Personal service; or
B. First Class mail, postage prepaid, to each person identified at the address as it appears on the last equalized assessment roll of the county, or as otherwise known to the Code Enforcement Officer. The address of the property owner shown on the assessment roll shall be conclusively deemed to be the property address for the purpose of service of the administrative citation. Service by mail in the manner described above shall be effective on the date of mailing.
C. The failure of the person with an interest in the property to receive any administrative citation served in accordance with this section shall not affect the validity of any proceedings taken under this chapter. If the owner of record, after diligent se arch cannot be found, the administrative
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citation may be served by posting a copy thereof in a conspicuous place upon the property for a period of ten days.
17.94.080 Proof of service of administrative citation.
Proof of service of the administrative citation shall be documented at the time of service by a declaration under penalty of perjury executed by the person effecting service, declaring the date and manner in which service was made. If the administrative ci tation is published, an affidavit of publication shall be obtained from the newspaper publishing the administrative citation.
17.94.090 Abatement work—Extension of time.
Upon receipt of a written request from any person required to comply with the administrative citation, the Code Enforcement Officer may grant an extension of time within which to complete the work or abatement, if the Code Enforcement Officer determines that such an extension of time will not create or perpetuate a situation imminently dangerous to life or property and if such person has begun and is diligently accomplishing the work or abatement. The Code Enforcement Officer shall have the authority to place reasonable conditions on any such extensions.
17.94.100 Fines assessed.
A. The City Council by resolution shall establish the amount of the fine to be assessed for administrative citations issued by Code Enforcement Officer.
B. If the violator or property owner fails to correct the violation, subsequent administrative citations may be issued for the same violation(s). The amount of the fine shall increase at a rate specified in the City Council resolution.
C. Payment of the fine shall not excuse the failure to correct the violation nor shall it bar further enforcement action by the city.
D. All fines assessed shall be payable to the city.
E. The failure of any person to pay a fine assessed by administrative citation within the time specified on the citation shall result in the assessment of an additional late fee to be charged. The amount of the late fee shall be ten percent of the total amount of the administrative fine owed.
F. The failure of any person to pay a fine assessed by administrative citation within the time specified on the administrative citation constitutes a debt to the city. To enforce that debt, the Code Enforcement Officer may:
1. File a claim with the small claims court;
2. Impose an assessment lien as set forth in Section 17.94.180; or
3. Pursue any other legal remedy to collect such money.
17.94.110 Appeal of administrative citation.
A. Any person receiving an administrative citation may appeal the issuance of the administrative citation to the city manager. The notice of appeal must be submitted on an appeal form provided by the community development director, must specify the basis for the appeal in detail , and must be filed with the community development director within ten (10) days after the date of service of the administrative citation. If the deadline falls on a weekend or city holiday, then the deadline shall be extended until the next regular business day. Except as otherwise provided herein, no