(A) For all calculations, the applicant shall be responsible for supplying drawings illustrating the measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection.
(B) Fractions. Whenever this title requires consideration of distances, parking spaces, dwelling units, or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows, unless the County Code provides for a different rounding system:
(1) General rounding. Fractions exceeding one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions equal to or less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.
(2) Exception for state affordable housing density bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Cal. Gov’t Code § 65915 or any successor statute, and the Affordable Housing, Density Bonuses, and Incentives chapter, any fractional number of units shall be rounded up to the next whole number.
(C) Measuring distances.
(1) 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.
Example of measuring the shortest distance, in this case between two buildings.
(2) Distances are measured horizontally. When determining 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. These distances are not measured by following the topography or slope of the land.
Setbacks and other dimensions are measured horizontally, even on sloping sites.
(3) 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.
Setbacks are measured to the support element of the structure.
(4) Measurement of vehicle stacking or travel areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.
Required vehicle stacking is measured from the beginning of the drive aisle (A) to the pickup window (B)
(5) Measuring radius. When a specified land use is required to 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.
Example of measuring required minimum distance.
(D) Measuring height.
(1) Measuring building height. Building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touches finished grade, to the highest point on the roof.
On a sloping site, building height is measured from the average of the high and low points on the ground to the top of the structure.
On a flat site, building height is measured from ground level to the highest point of the structure.
(2) Measuring height of fences or walls. See § 25.07.009 for rules on measuring the heights of walls and fences.
(3) Measuring the height of decks. Deck height is determined by measuring from average level of the ground below the deck to the top of the floor of the deck directly above the point measured.
Measuring deck height. On a very flat site, A B and C will be the same height.
(E) Measuring lot width and depth.
(1) Lot width. Lot width is the horizontal distance between the midpoints of the side lot lines.
Measuring lot width.
(2) Lot depth. Lot depth is measured along a straight line down from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.
Measuring lot depth.
(F) Determining gross floor area of structures. The gross floor area of a building is the sum of the areas of all floors of a building or other enclosed structure, measured from the outside perimeter of the exterior walls.
(1) Floor area in residential zones (R-1, RR and RM). The gross floor area for structures in residential zones shall be measured as the total floor area of all the floors of a building from the outside walls. The gross floor area shall include: the residential floor area of any building(s) located on the lot including the main dwelling, detached accessory structures, accessory dwelling units, garage or carport, except non-enclosed covered structures such as covered patios or porches, decks, and balconies.
(2) Floor area in non-residential zones. The gross floor area shall include the total floor area of all the floors of a building measured from the outside walls, including vents; shafts; covered courts; elevators; stairways; mechanical, electrical, and communications equipment; and similar facilities.
(G) Measuring lot coverage (area covered by structures).
(1) Lot coverage is the ratio of the total gross floor area of all structures, except for excluded structures, to the total lot area, typically expressed as a percentage.
Lot coverage is the sum of the area of all structures (A + B + C) divided by the total area of the lot or parcel (D). Features such as swimming pools are not included in lot coverage.
(2) The following structures shall be excluded from the calculation of lot coverage:
(a) Unenclosed and unroofed decks, uncovered patio slab, covered or uncovered porches, covered or uncovered landings, and covered or uncovered balconies;
(b) Sidewalks, driveways, and other paved areas not covered by a roof;
(c) Eaves and roof overhangs projecting up to three feet from a wall;
(d) Structures that have roofs that are at least 50% open to the sky through uniformly distributed openings;
Example of a structure with an “open” roof.
(e) Uncovered swimming pools and hot tubs.
(H) Determining lot lines. The following shall be used to determine the locations of front, side, and rear lot lines.
(1) Front lot line. The narrowest boundary line separating a lot from a public or private street; in the case of a lot having no street frontage, the same will mean the narrowest boundary line parallel and closest to the nearest street or highway, as determined by the director.
(2) Rear lot line. A lot line which is most distant from the front lot line.
(3) Side lot line. Any lot boundary line which is not a front or rear lot line.
(4) If access to a public roadway is provided via an easement, the front lot line shall be the line to which the easement is connected.
(I) Determining setbacks (yards). A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear property line.
Illustration of the locations of setback lines. On a parcel or lot with curved lot line(s), the corresponding setback lines will also be curved.
(Ord. 1043 § 3 (part), 2022)