A. Purpose: Limiting overall building height and building height in relation to the property line (i.e., graduated height), is an essential element of land use planning and urban design. In particular, height limitations provide some view protection, light, shadow, air movement, and also contribute directly to physical and psychological well being. The use of overall height limitations proportional to the lot sizes, and of a graduated height envelope, is intended to keep the massing of structures away from the property line, lessening the impact of new homes on abutting lots while allowing for and encouraging architectural interest. In addition to meeting all of the maximum height and graduated height envelopes required in this chapter, architects, developers, and homeowners are required to break up large wall and gable areas with articulations, building relief, and appropriate fenestration, among other ornamental features.
B. Implementation: Except as otherwise specifically provided in this title, no building or structure shall exceed the following height:
1. Main Buildings:
a. In all residential zones, the maximum height of any main building/structure located within the building corridor area as provided in section 13.14.071 of this chapter shall be as shown on chart 13.14.070 of this subsection.
Lot Area In Square Feet | Maximum Height In Feet |
Less than 15,000 | 32 |
15,001 to 1 acre | 35 |
Over 1 acre | 40 |
b. Upon application of a building permit of a main building proposed upon a new parcel the recording of which resulted from the consolidation of two (2) or more parcel(s), the maximum height shall be determined by using the area of largest parcel prior to the recorded consolidation, as provided in chart 13.14.070 of this section. (Ord. 2018-05, 5-17-2018)
2. Graduated Height: The height of all buildings/structures, main and accessory, is further limited by the graduated height envelope created by starting at a point on the property line eight feet (8') above ground and then sloping a line at a forty five degree (45°) angle toward the center of the lot. The entire building must fit under this line except for:
a. Dormers that exceed the graduated height envelope:
(1) Are limited to fourteen feet (14') wide maximum;
(2) Must have at least one-half (1/2) of the dormer width between each dormer, and from each dormer to the front and side edges of the roof;
(3) May not extend above the ridge of the roof it is on.
b. Gable, vertical wall, parapet or other structural elements that exceed the graduated height envelope:
(1) Where the graduated height envelope intersects a gable, the gable may not exceed 0.75 times higher than the point where the graduated height envelope intersects the gable or "x" (1.75) = maximum gable height. See figure 1 of this subsection.
FIGURE 1
(2) Where the graduated height envelope intersects a vertical wall, parapet or structural element other than a gable, the height may not exceed 0.40 times higher than the point where the graduated height envelope intersects the vertical wall, parapet or other structural element, or "x" (1.40) = maximum overall height. See figure 2 of this subsection.
FIGURE 2
(Where "x" is the height from natural grade at which the graduated height plane intersects the gable.)
(3) May not exceed the overall height allowance.
3. Exceptions:
a. For structures in the R-1 Zones, chimneys, and other minor architectural features as defined in chapter 13.04 of this title, may be erected a maximum six feet (6') above the height limits prescribed in section 13.14.071 of this chapter.
b. Individual building elevations that face a public street, or abut a public or quasi-public, or other nonresidential use are exempt from the graduated height requirements of this section. (Ord. 2012-15, 9-20-2012)