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 of urban design. In particular, height limitations provide for some territorial 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 strongly encouraged to break up large wall and gable areas with articulations, building relief, and appropriate fenestration, among other ornamental features. (Ord. 2015-02, 2-5-2015)
B. Implementation:
1. Main Buildings:
a. In all R-2 and R-M Zones, the maximum height of any main building/structure is as shown on table 13.32.091 of this subsection.
Lot Area In Square Feet | Maximum Height In Feet |
Up to 15,000 | 32 |
15,001 to 1 acre | 35 |
Greater than 1 acre | 40 |
b. On property where the slope of the original ground surface exceeds fifteen percent (15%), the maximum height of any main structure shall not exceed thirty feet (30'), nor exceed the allowable height as shown in subsection B1a, table 13.32.091 of this section. The slope shall be determined using a line drawn from the highest point of elevation to the lowest point of elevation on the perimeter of a box encircling the foundation line of the building or structure. Said box shall extend for a distance of fifteen feet (15') or to the property line, whichever is less, around the foundation line of the building or structure. The elevation shall be determined using a certified topographic survey with a maximum contour interval of two feet (2').
c. No dwelling shall contain less than one story.
2. Graduated Height: The height of all buildings/structures, main and accessory, are further limited by the graduated height envelope created by starting at a point on the property line eight feet (8') aboveground 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. Gables that exceed the graduated height envelope:
(1) May not be more than 1.75 times higher than the point where the graduated height envelope intersects the gable;
(2) May not exceed the overall height allowance.
3. Accessory Buildings/Structures: The maximum height of any accessory building/structure shall be twenty feet (20'). (Ord. 2012-15, 9-20-2012)