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1. How can I determine what zone my property is in?

Your Zoning Designation is based on your property location and the net property size.

Development Standards are available for each of the zones (R-1-8, R-1-20 & R-1-44) in the Planning Department Documents.

2. How do I know if my addition or remodel needs approval by the Site & Architectural Commission?

The following proposed projects shall require a Site Development Permit prior to the issuance of a building permit or a demolition permit:

A. Any new building exceeding one hundred twenty (120) square feet, except any Accessory Dwelling Unit permitted in accordance with Section 10.06.140.

B. Any addition that adds 500 square feet or more to an existing building or structure in the R-1-8 zoning district or 750 square feet or more to an existing building or structure in the R-1-20 or R-1-44 zoning district

C. Any modification to the roof that results in a new or modified roof design or that increases the roof height of an existing structure by more than 24 inches.

D. Any additions that add 250 square feet or more to the second story of an existing two-story building in the R-1-8 zoning district or 500 square feet or more in the R-1-20 and R-1-44 zoning district .

E. Any additions of a second story to an existing single-story building.

F. The addition of an architectural element to a legally existing light post or entry column if such addition would cause the total height of the light post or entry column to exceed the height limitations outlined in Section 10.17.040. An architectural element may be added to an existing light post or entry column with a site development permit if the height of the architectural element does not exceed one-half of the height (up to 9 feet) of the legally existing light post or entry column. The proposed architectural element shall be setback one (1) foot from the property line for every two (2) feet in height of the architectural element and light post or entry column

G. The construction of a light post or entry column which includes an architectural element if the total height of the light posts or entry column with the architectural element exceeds the height limits outlined in Section 10.17.040. In no event shall the total height of the light post or entry column with the architectural element exceed eight (8) feet. In no event shall the architectural element be taller than one-half of the light post or entry column.

H. The addition of a pedestrian arbor to a legally existing fence or the construction of a fence which includes a pedestrian arbor that exceeds six (6) feet in height. The pedestrian arbor may be added to an existing fence or installed on a new fence with a site development permit if the total height of the pedestrian arbor and fence does not exceed ten (10) feet in height.

Issuance of a site development permit shall be reviewed and acted upon by the Commission at a regular or special meeting.

3. What are the requirements for approving a Site Development Permit (Design review)?

Site Development Permit Required Findings (10.08.050)

No Site Development Permit shall be issued unless the Committee makes the following findings:

1. Whether the proposed improvement and/or use is compatible with the character of the surrounding neighborhood in which it would be located.

2. Whether the orientation and location of the buildings take into consideration the visual impact which could result from the proposed improvement and/or use.

3. Whether the proposed improvements, including architecture, are consistent with the City’s design guidelines.

4. If applicable, whether the proposed improvement and/or use will provide for minimum grading and retention of the natural contours of the land then existing in order to protect the natural slope of the lot.

5. If applicable, whether the proposed improvement and/or use provides for:

a. a. Retention of significant trees as defined elsewhere in the Code, unless the findings required by Section 10.15.080 of the Code can be made;

b. Preservation of solar access.

6. If applicable, whether the landscaping for the proposed improvement and or/use emphasizes the use of native materials in the area.

In connection with its review of each of the foregoing matters, the Committee may include in any Site Development Permit such conditions as it may determine to be necessary in order to ameliorate or mitigate identified impacts of the project. Such conditions, without limiting the discretion of the Committee, may include a time limitation, site planning limitations, architectural conditions, setback restrictions, occupancy regulations, landscape regulations or drainage and sewage regulations.

4. I want to add onto my house, how do I apply for a building permit?

First you should contact the City Planning Department to ensure the addition will meet the City’s Zoning Ordinance and that the project will not require approval from the Site and Architecture Commission or the City Council. If there are no zoning or planning permit issues, you can then submit a completed building permit application along with the appropriate plans and calculations to the City Building Department.

Also look in the Building Department Documents for the Building Permit Submittal Requirements.

5. How do I calculate the slope density formula?

First you must calculate the average slope of the property as defined by City Code. Once you have calculated the slope, then apply the appropriate formula for your zoning district as shown in the following example:

Zoning District Minimum Lot Size (Net)
R1-8 L = 43,560 square feet/5.45 - .089 S
R1-20 L = 43,560 square feet/2.20 - .036 S
R1-44 L = 43,560 square feet/1.00 - .016 S

Example Calculation for R1-8 with a slope (S) of 29%

L=Minimum Lot Size Required

S= Slope (as a whole number)

See the complete Slope Formula Handout in the Planning Department Documents

6. What is the allowable fence height?

No portion of any fence shall exceed a height of three (3) feet in any part of any front yard unless a site development permit has been approved in accordance with City Code, or a height of six (6) feet in any side or rear yard. In no event shall any fence height exceed six (6) feet at any point on the lot.

7. When do I need a permit to remove a tree?

A permit is required to remove any tree that meets any of the following criteria. Any Oak or Redwood tree having a circumference greater than 20"(measured at 4' height). Any other type of tree having a circumference greater than 25". Any removal of three or more trees regardless of size.

8. How to Select Native Plants and avoid invasive plants

Please visit the California Native Plant Society at www.cnps.org/cnps/grownative/

Please visit the Invasive Plant Council at www.cal-ipc.org

Also research plant species at Cal Flora at www.calflora.org/species/

9. Who can assist me with fair housing and advisory services

Project Sentinel is a non-profit organization. Their primary function is to assist individuals with housing problems such as discrimination, mortgage foreclosure & delinquency, rental issues including repairs, deposits, privacy, dispute resolution, home buyer education, post purchase education and reverse mortgages. Many of Project Sentinel programs are free; however, several of of their programs charge a nominal fee. Please visit their website at http://housing.org/