18.38.200   OUTDOOR STORAGE.
   The provisions of this section shall apply to outdoor storage, including but not limited to, vehicles of any kind, boats, trailers, machinery and other equipment or material, or the component parts of such vehicles, boats, trailers, machinery, equipment or material, where such storage would otherwise be visible from an adjacent or nearby non-industrial zone or use, or public right-of-way. It does not apply, however, to uses classified as automotive–car sales and boat & RV sales, provided such outdoor storage is solely for the purpose of displaying vehicles that are immediately available for sale, lease, or rent. It also does not apply to uses classified as Automotive–Parking, provided the vehicles are legally parked and are not parked overnight. Facilities for Oversized and Recreational Vehicle storage as defined within 18.92 are additionally subject to provisions in 18.38.200.150.
   .010   Required Enclosure and Screening. The color and materials of any wall or fence shall be compatible with any on-site buildings.
      .0101   Required Screening where visible from the Public Right-of-Way. The perimeter of any portion of a site upon which any outdoor use of an industrial nature, including storage, is permitted, shall be screened by one of the following:
         .01   Decorative masonry wall or building wall; or
         .02   Any other material as deemed appropriate by the Planning Director with the approval of a Minor Conditional Use Permit.
      .0102   Required Screening Adjacent to Residential Properties.
         .01   A solid masonry wall totaling not less than eight (8) feet in height, shall be required along, and adjacent to, any side or rear property line abutting any residential zone boundary; provided, however, said wall shall not be required adjacent to any lot zoned "T" Transition, which is under a resolution of intent to any non-residential zone, or any alley abutting any such zone boundary.
      .0103   Required Screening Adjacent to Nonresidential Properties.
         .01   A solid masonry wall or view-obscuring material fence such as vinyl or chain link fence interwoven with slats or building walls of not less than six (6) feet in height.
   .020   Location.  Outdoor storage shall not be located in any required setback area. Where storage is established as an accessory use to a primary industrial use, it shall be confined to the rear of the main structure(s), or the rear two-thirds of the site, whichever is the more restrictive. When it is located adjacent to residential zones, it shall be at least fifteen (15) feet from the property line. This provision does not apply to facilities exclusively for Oversized and Recreational Vehicle Outdoor Storage.
   .030   Gates. All access gates shall be constructed with a solid and view-obscuring material to provide effective sight screening. All gates for access to the property shall swing inwardly or slide sideways. The gates shall be kept closed when not in use, except that the gate may be kept open during business hours, if the interior or contents of the storage yard cannot be seen from non-industrial areas or public streets. The gates shall be subject to approval by the City Traffic and Transportation Manager and the Fire Department.
   .040   Surface Conditions. The storage area shall be properly graded and a layer of gravel at least one-inch thick, or a layer of concrete or approved asphaltic material or similar substance shall be placed over the entire surface, or as approved by City staff.  Additional limitations may be imposed if vehicles, such as trucks or forklifts, are regularly used in this area.
   .050   Maintenance. The storage area shall be kept free and clear of weeds and debris of all kinds, both inside and outside the fence or wall. Any graffiti shall be removed within twenty four (24) hours of occurrence. All required shrubs and vines planted shall be maintained as shown on plans submitted and approved by the Planning Services Division. Shrubs and vines that are diseased, damaged and /or dead shall be replaced in a timely manner.
   .060   Height of Storage. All outdoor storage shall be below the height of the enclosing fence or wall except for facilities exclusively for Oversized and Recreational Vehicle Outdoor Storage when not visible to the public right-of-way.
   .070   Vehicles and Parking. All required parking spaces shall be maintained and kept open for parking. All vehicles shall be parked or stored in an orderly manner. Required parking spaces and access ways may not be used for storage. Fire lanes shall be posted with "No Parking Anytime."
   .080   Liquids. All gasoline, oil or other liquids shall be drained and removed from any unregistered vehicle located in the storage area.
   .090   Salvage Yard. No storage shall take place in such a fashion that it constitutes a junkyard or salvage yard, unless a junkyard or salvage yard has been approved as a use on the parcel.
   .100   Vacant Parcels.  No storage shall occur on any vacant parcel, except as may be permitted for outdoor storage yards.
   .110   Temporary Storage of Building Materials.  Building materials for use on the same premises may be stored on the parcel during the time that a valid building permit is in effect for construction.
   .120   Hazardous Materials.  No hazardous materials may be stored in a location exposed to rain.  Hazardous materials storage shall comply with all applicable laws and regulations.
   .130   Prohibited Activity.  No outdoor maintenance, repair or painting of materials and vehicles stored outdoors shall be allowed. No exterior public address systems shall be permitted.
   .140   Security. Rooftop address numbers for the police helicopter shall be indicated on plans submitted for building permits if a building is proposed. The letters shall be a minimum size of four feet in height and two feet in width. The numbers shall be painted or constructed in a contrasting color to the roofing material. The numbers should face the street to which the structure is addressed. Numbers are not to be visible from ground level.
   .145   Landscaping. Where visible from public view, the wall or fencing, other than gates, shall further be screened by fast-growing non-deciduous vines and/or shrubbery to prevent visibility into the outdoor area in accordance with Section 18.46.120.  Non-deciduous trees of a size of not less than twenty-four (24) inch box, shall be planted on maximum twelve (12) foot centers along and adjacent to the entire fence within the required street setback area.  Additionally, layered landscaping shall be utilized in the required setback area.  Any parking area visible from a public right-of-way or a freeway shall be screened from view by landscaping or architectural devices to a height of thirty-six (36) inches.
   .150   Oversized and Recreational Vehicle Outdoor Storage. Outdoor storage of oversized or recreational vehicles with or without an on-site office or caretaker office/dwelling unit, may be permitted with a Conditional Use Permit provided such use meets the following requirements:
      .1501   No vehicle shall be used for lodging or sleeping accommodations while stored on the premises.
      .1502   The use is compatible with surrounding land uses.
      .1503   The use is located on a property that is:
         .01   Not located within the SC (Scenic Corridor Overlay Zone);
         .02   Irregularly shaped, which may cause it to be constrained by accessibility, visibility, or easements, or which may make it unsuitable for conventional types of development.
         .03   Either not located adjacent to any residential zone or is shown to be sufficiently buffered and/or screened from such zone;
      .1504   The use complies with the following site standards:
         .01   Minimum Lot Area.  The minimum lot area for Oversized and Recreational Outdoor Storage facilities shall be within an integrated single development having a minimum overall site area of One and a Half (1.5) acres;
         .02   Permitted Encroachments within Minimum Required Setback Areas. Subject to approval of a Conditional Use Permit, the use may expand into the minimum setback requirements described in the underlying zone development standards. Any encroachment that conflicts with the California Building Code, as adopted by the City, shall not be permitted.
         .03   Landscaping and Screening. All landscaping and screening shall comply with Chapter 18.46 (Landscaping and Screening) with the exception of the provisions contained in this section. Non-deciduous trees of a size not less than twenty-four (24) inch box, shall be planted on maximum twelve (12) foot centers along and adjacent to the entire fence within the required street setback area. Additionally, layered landscaping shall be utilized in the required setback area.
            .010   Required Enclosure and Screening. Facilities for Oversized and Recreational Vehicle Outdoor Storage shall be enclosed to provide effective site screening from adjoining properties and public rights-of way as follows:
               .01   Required Screening where visible from the Public Right-of-Way.  Any vehicular storage visible from a public right-of-way or a freeway shall be screened from view by a solid masonry wall, planted with vines so as to prevent graffiti, landscaped earthen berm, or any combination thereof, totaling not less than eight (8) feet in height, except where an access gate is required. Any access gates shall be constructed of view-obscuring material to provide effective sight screening. All stored Oversized and Recreational Vehicles shall be shall not be visible above the wall.
               .02   Required Screening Adjacent to Residential Properties. A solid masonry wall, planted with vines so as to prevent graffiti, landscaped earthen berm, or any combination thereof, totaling not less than eight (8) feet in height, shall be required along, and adjacent to, any side or rear property line abutting any residential zone boundary; provided, however, said wall or berm shall not be required adjacent to any lot zoned "T" Transition, which is under a resolution of intent to any non-residential zone, or any alley abutting any such zone boundary. Further, any access gates shall be constructed of view-obscuring material to provide effective sight screening.
               .03   Required Screening Adjacent to Nonresidential Properties. The perimeter of any portion of a site upon which any outdoor use of Oversized and Recreational Vehicle storage is permitted shall be enclosed to a height of not less than six (6) feet, either by a solid masonry wall, or view-obscuring material fence such as vinyl or chain link fence interwoven with slats or building walls, which incorporate live plants with adequate growing area, planted along and adjacent to said wall(s) or fence.
               .04   Required Screening of Parking Areas. Any parking area visible from a public right-of-way or a freeway shall be screened from view by landscaping or architectural devices to a height of thirty-six (36) inches.  (Ord. 5920  1 (part); June 8, 2004:  Ord. 5998 § 28; October 25, 2005:  Ord. 6245 § 58; June 5, 2012:  Ord. 6286 § 23; September 3, 2013:  Ord. 6438 § 5; June 19, 2018:  Ord. 6473 § 26; December 3, 2019.)