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(A) Setback measurement. Setbacks are measured as the distance between a lot line and the nearest point of where a structure intersects the ground along a line at a right angle to the lot line. See Figure 112-1.
Figure 112-1: Setback Measurement
(B) Lot line designation. The Director has the authority to designate the location of front, side and rear lot lines based on the physical conditions and function of the lot.
(C) Flag lots. For flag lots, lot lines are designated as shown in Figure 112-2 unless otherwise designated by the Director based on the existing and/or proposed layout and function of the lot.
Figure 112-2: Flag Lot Setback Measurement
(D) Lots fronting on two parallel streets.
(1) For lots fronting on two parallel streets (“through lots”), the Director will either:
(a) Determine that the lot has two fronts; or
(b) Determine which street frontage constitutes the rear of the lot based on the placement and orientation of existing buildings on the lot and on neighboring properties.
(2) An alley is not considered a street when determining whether a lot qualifies as a through lot. See Figure 112-3.
Figure 112-3: Through Lot
(Ord. 885-C.S., passed 5-21-19; Am. Ord. 902-C.S., passed 8-18-20)
(A) Floor area.
(1) Floor area is measured as the total area (as defined below) of all floors of a building measured from the exterior face of the outside walls.
(2) The floor area calculation includes the following:
(a) Covered areas used for vehicle parking, including garages, carports and parking structures, but excluding tuck-under parking (ground-floor parking areas that are beneath a building and have three or fewer enclosed walls);
(b) Elevator shafts and stairwells;
(c) Porches and balconies enclosed on all sides;
(d) Mechanical shafts;
(e) Mezzanines;
(f) Service and mechanical equipment rooms;
(g) Projecting windows, floors, and other architectural features supported from the ground; and
(h) Cantilevered upper floors.
(3) The floor area calculation does not include the following:
(a) Non-habitable attic spaces;
(b) Basements;
(c) Non-habitable accessory structures, such as storage or garden sheds;
(d) Accessory dwelling units;
(e) Exterior steps, patios, decks, terraces, porches, balconies and porticoes open on one or more sides;
(f) Projecting windows and other exterior architectural projections not supported from the ground; and
(g) For non-residential uses, arcades, porticoes and similar open areas that are located at or near street level and are accessible to the general public, but are not designed or used as sales, display, storage, service or production areas.
(B) Floor area calculation for junior accessory dwelling unit.
(1) Floor area for a junior accessory dwelling unit (JADU) created within the footprint of an existing residential structure is measured as the total area of all floors of the JADU measured from the interior face of the outside walls and the common wall or walls between the JADU and the existing residential structure.
(2) Floor area for new residential construction that includes a junior accessory dwelling unit is measured as the total area (as defined in § 155.112.050(A)(2) of all floors of the building measured from the exterior face of the outside walls, and the interior face of a common wall or walls between the JADU and the proposed residence.
(C) Floor area ratio. Floor area ratio (FAR) is calculated by dividing the total floor area on a lot by the lot area. For example, a 10,000 square-foot lot containing a 5,000 square-foot building would have a FAR of 0.5 (5,000 divided by 10,000). See Figure 112-4.
Figure 112-4: Floor Area Ratio
(Ord. 885-C.S., passed 5-21-19; Am. Ord. 902-C.S., passed 8-18-20; Am. Ord. 916-C.S., passed 7-6-21)
(A) Measurement. Site coverage is measured as the total horizontal area covered by all buildings and structures on a lot, divided by the lot area. Total horizontal building area is measured from the exterior surface of the exterior walls of all principal and accessory buildings on the lot. See Figure 112-5.
(B) Included in calculation. The site coverage calculation includes the following:
(1) All primary structures;
(2) All accessory structures (e.g., carports, garages, patio covers, storage sheds, trash dumpster enclosures and the like); and
(3) Bay windows, cantilevered upper floors and other exterior architectural projections that are supported from the ground.
Figure 112-5 Site Coverage
(C) Excluded from calculation. The site coverage calculation does not include the following:
(1) Unenclosed and unroofed decks, uncovered patio slabs, landings, driveways, sidewalks, flatwork, balconies, stairways and other similar unenclosed/unroofed structures less than 18 inches in height and six feet or less for railings;
(2) Projecting windows and cantilevered upper floors, and other architectural projections that are not supported from the ground;
(3) Eaves and roof overhangs projecting less than three feet from a wall;
(4) Areas covered by a trellis or similar structure where at least 50% of the area is open to the sky with uniformly distributed openings;
(5) Swimming pools and hot tubs that are not enclosed in a roofed structure; and
(6) Unenclosed building service equipment and mechanical appurtenances, such as exterior water heaters, air conditioning units and chimneys.
(Ord. 885-C.S., passed 5-21-19; Am. Ord. 902-C.S., passed 8-18-20)
(A) Building height.
(1) As shown in Figure 112-6, building height is measured vertically from the average elevation of the finished grade of the ground covered by the structure to the:
(a) Average height between the bottom of the eave and the ridge of a pitched roof;
(b) The coping of a flat roof; and
(c) The deck line of a mansard roof.
(2) Roofs covering decorative elements, elevator shafts, stair towers, parapets and other similar non-habitable building features are not included in the calculation of building height. See § 155.308.020 (Height Exceptions).
(B) Fence and wall height. See § 155.320.030 (Measurement of Fence and Wall Height).
(C) Freestanding structure height. For freestanding structures such as poles and towers, height is measured as the vertical distance from the finished grade at the base of the structure to the highest point of the structure.
Figure 112-6: Building Height
(Ord. 885-C.S., passed 5-21-19)
(A) Measurements are shortest distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.
(B) Distances are measured horizontally. When measuring distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area or other object. Distances are not measured following the topography or slope of the land.
(C) Measurements involving a structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.
(D) Measurements involving a lot. When measuring a required distance from a lot, the measurement is made from the portion of the lot that is the closest distance from the point of measurement.
(E) Measuring radius. When a specified land use must be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project, in all directions.
(Ord. 885-C.S., passed 5-21-19)
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