The use of land and structures within this district is subject to this article, the applicable regulations of the ordinance
codified in this chapter, and the provisions of any district which is combined herewith. Policies and criteria of the general
plan and coastal plan shall supersede the standards herein. Development shall comply with coastal plan policies.
(a)
Height limits: Height for all structures is measured as the vertical distance from the average level of the highest and lowest
point of that portion of the lot covered by the building to the topmost point of the roof.
An increase in height for structures east of Highway 1 up to a maximum of thirty-five feet (35′) may be considered if the
appropriate review body finds that the structure is no higher than twenty-four feet (24′) above the corridor route grade directly
across from the building site, will not block coast views from the corridor route or neighboring properties and is compatible
with community character.
Where these requirements conflict with the height, site, and bulk criteria in Appendix B (Bane Bill) of the coastal plan,
for those properties listed, the requirements of Appendix B shall be followed.
Expansions of such structures which do not comply with the revised height restrictions shall comply with the new definition
of height measurement as stated above, except that the expansion, up to ten percent (10%) of floor area and not to exceed
four hundred (400) square feet, shall be allowed, provided that the height does not exceed the height of the structure prior
to the expansion, or the building height allowed by this chapter, whichever is greater.
(1)
West of Highway 1: Residential height limits are sixteen feet (16′). Commercial height limits are twenty-four feet (24′).
(2)
Bodega Bay Core Area residential: Sixteen feet (16′) height limit except that in major developments up to fifteen percent
(15%) of the units may exceed the height limit.
(3)
East of Highway 1 in the Sereno Del Mar Subdivision: Residential height limits are sixteen feet (16′). The Sereno Del Mar
Architectural Review Committee may grant a higher structure to a maximum of twenty-four feet (24′) in accordance with subsection
(7) below.
(4)
East of Highway 1 and visible from designated scenic roads: Residential and commercial height limits are twenty-four feet
(24′).
(5)
East of Highway 1 and are not visible from designated scenic roads: Thirty-five feet (35′) for the main building and fifteen
feet (15′) for accessory buildings.
(6)
Agricultural structures: Thirty-five feet (35′) for the main building and fifteen feet (15′) for accessory buildings; however,
structures shall not obstruct views of the shoreline from coastal roads, vista points, recreation areas, and beaches; and
structures shall be sited to minimize visual impacts.
(7)
An increase in height for residential structures west of Highway 1, up to a maximum of twenty-four feet (24′), may be approved
if the appropriate review body finds that the structure is no higher than sixteen feet (16′) above the corridor route grade
directly across from the building site, will not block coast views from the corridor route or neighboring properties and is
compatible with community character.
(8)
A legal single family dwelling or appurtenant structures for which a building permit was issued after December 1, 1980, shall
be considered to be conforming with regard to the height measurement. Repair and remodeling of such structures shall be allowed
provided that the height does not exceed the height of the structure prior to the remodel or repair, or the building height
allowed by this chapter, whichever is greater.
(e)
Yard requirements: The following shall apply except that if the subject property adjoins land which is zoned AR or is designated
as agricultural land, the use is subject to the requirements of Section 26C-323(f).
(1)
Front yard: Not less than twenty feet (20′) provided, however, that no structure shall be located closer than forty-five feet
(45′) to the centerline of any public road, street or highway.
(2)
Side yard: Not less than five feet (5′) except where the side yard abuts a street in which case such yard shall be the same
as the front yard.
(3)
Rear yard: Not less than twenty feet (20′).
(4)
No garage or carport opening facing the street shall be located less than twenty feet (20′) from any exterior property line.
(5)
Cornices, eaves, canopies, bay windows, fireplaces, other cantilevered portions of structures, and similar architectural features
may extend two feet (2′) into any required yard. The maximum length of the projections shall not occupy more than __ of the
total length of the wall on which it is located. Uncovered porches, fire escapes, or landing places may extend six feet (6′)
into any required front or rear yard and three feet (3′) into any required side yard.
(6)
Where twenty-five percent (25%) or more of the lots on any one (1) block or portion thereof in the same zoning district have
been improved with buildings, the required front yard may be reduced to a depth equal to the average of the front yards of
the improved lots, subject to the restrictions of Section 26C-184(e)(4).
(7)
Accessory buildings may be constructed within the required yards on the rear half of the lot, provided that such building(s)
shall not occupy more than thirty percent (30%) of the width of any rear yard. Such accessory buildings shall not be located
closer than ten feet (10′) to the main buildings on the same or adjacent lots.
(g)
Environmental and hazards requirements.
(1)
Environmental protection and hazards recommendations contained in the coastal plan, Chapter 3, and land use recommendations
20 and 21, Chapter 7, shall be applied to development projects within or affecting identified "potentially sensitive," "conservation,"
"sanctuary preservation," and "geologically unstable" areas on open space and hazards maps.
(2)
All development shall be subject to site development and erosion control standards. These standards are to be used as the
minimum standards for development in the coastal zone. Where both these standards and the policies of the coastal plan apply
to a development, the policies of the coastal plan shall take precedence over these standards. Where the policies and standards
of the general plan are more restrictive than those of the coastal plan or any of the standards below, the general plan standards
and policies shall apply. Development shall comply with coastal plan policies.
(3)
No development or grading shall occur on slopes greater than thirty percent (30%), unless no feasible alternate site is available.
(i)
Design review: Permitted uses shall be subject to design review in the manner provided in Article XXIX.
(1)
All new development shall conform with coastal plan visual resource recommendations, applicable scenic view protection policies
and policies related to landform and vegetation categories included in the coastal administrative manual, or subsequently
approved area design guidelines.
(2)
Design review to be required in accordance with the procedures described on the review process final view rating maps on file
in the permit and resource management department and incorporated by reference.
(3)
New extensions of utility distribution lines shall be undergrounded, except when such undergrounding would have a more significant
environmental effect than an overhead line.
(Ord. No. 5318 § 1, 2001.)