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6.4.4.   HEIGHT
   A.   Measurement of
    is the vertical distance measured from the elevation to the highest point of a flat roof; to the deck line of a mansard roof; or to the middle (between the eave and ) of the highest gable of a pitched or hipped roof, except as follows: (See Figure 6.4.4-A, Measurement of .)
      1.   Historic Preservation (HPZ)
       is the vertical distance measured between the highest part of a and the finished at the midpoint of the front facade of the principal , excluding chimneys, mechanical equipment, and other miscellaneous additions.
      2.    Environs (AEZ)
       within the AEZ is measured in accordance with Section 6.4.4. When there is a conflict between the maximum heights permitted by the ’s zone and the standards in Section 5.6.11, for TIA and DMAFB Environs, the more restrictive applies.
      3.   Scenic Corridor (SCZ)
      The vertical distance of a is measured from , at all points within the , to the highest point on a roof. Any wall extending above the roof, such as a parapet wall or a fire wall, is considered part of the roof for purposes of measuring .
      4.   Hillside Development (HDZ)
      See height measurement standards in Section 5.2.7.A, .
   B.   Measurement of All Other
      1.   General
      The height of all , other than , is the vertical distance measured from at the base of the at all points along that to the top of the . For within six feet of a , the used for measuring height is the lower of the two grades on each side of that . Perimeter walls are measured from the base of the wall that faces an property.
      2.    Environs (AEZ)
       and tree height is measured in accordance with Section 6.4.4. When there is a conflict between the maximum heights permitted by the ’s and the standards in Section 5.6.11, for TIA and DMAFB Environs, the more restrictive applies.
Figure 6.4.4-A: Measurement of
   C.   Height Exceptions
   The following structural elements may extend above the maximum allowed height, subject to any limitations listed: (See Figure 6.4.4-B, Exceptions to .)
      1.   Ornamental Elements
      Ornamental elements of the and , such as spires, cupolas, belfries, clock towers, and domes, provided that such elements:
         a.   Are not for human occupancy; and,
         b.   Do not exceed ten feet above the allowed , except as follows:
            (1)   Ornamental elements of and proposed to exceed ten feet above the allowed are processed in accordance with Section 3.4.3, Zoning Examiner Special Exception Procedure. Additionally, the Design Review Board shall review and forward a recommendation to the Zoning Examiner on the proposal. Ornamental elements proposed to exceed ten feet above the permitted height must comply with the following:
               (a)   The ornamental element is an integral part of the ’s architecture, and is not for human occupancy;
               (b)   The ornamental elements proposed to exceed ten feet above the allowed shall not be used for signage;
               (c)   The applicant shall demonstrate how the proposal minimizes impacts to existing by including a view shed analysis and an analysis of the grades and property grades as part of their submittal; or,
               (d)    required for the architectural element will be one foot for each additional foot in height that it exceeds the base allowance of ten feet.
      2.   Functional Elements
      Chimneys, mechanical penthouses, and bulkheads for stairwells, elevator shafts, or skylights, provided that such elements:
         a.   Are not for human occupancy;
         b.   Do not exceed ten feet above the allowed ; and,
         c.   Do not exceed 25% of the total roof area of the on which they are located.
      3.   Mechanical and Accessory Equipment
      Mechanical equipment, except solar energy equipment, and accessories necessary to the operation or maintenance of the , provided that such elements:
         a.   Do not exceed six feet above the allowed ;
         b.   Do not exceed 25% of the total roof area of the on which they are located;
         c.   Are concealed by an   ; and,
         d.   Are located away from the edge of the a distance equivalent to the height of the elements.
      4.   Solar Energy Equipment
   Solar energy equipment, provided that such elements do not exceed the allowable height limits by more than ten feet.
      5.   Parapet Walls and Safety Railings
      Parapet walls and safety railings, provided they do not exceed the allowable height by more than four feet.
      6.   Communications (Excluding Communications Facilities)
      Communications not in conjunction with a communications facility, excluding dish greater than three feet in diameter, provided such elements do not exceed the allowable height limits by more than five feet.
      7.   Dish
      Dish , greater than three feet in diameter, provided that such elements:
         a.   Do not exceed the allowable height limits by more than ten feet;
         b.   Are located as close to the center of the roof as possible;
         c.   Are screened from view, to the maximum extent possible without interfering with reception, from the   of the property at pedestrian level by an   , such as a parapet wall at the roof’s edge; and,
         d.   Are located on a with a greater than 40 feet.
      8.   Communications (Associated with Communications Facilities)
      Communications , other than those associated with wireless communications, in conjunction with a communications facility do not have a maximum height limitation, provided the are located at least one foot distance for every foot in height measured from all of residentially zoned property.
      9.   Change of Zoning
      If the Mayor and Council authorize a rezoning of a property and a (s) exists on the property that exceeds the maximum required height for the proposed , the existing shall be considered conforming. This exception applies only to existing at the time of authorization, except as provided by Section 6.4.5.B.10, Historic Preservation Zone (HPZ).
      10.   Historic Preservation (HPZ)
      New construction in a Historic Preservation (HPZ) may exceed the height standards of the if additional height is needed to be with the height of other within the as determined by the Planning and Development Services Department .
Figure 6.4.4-B: Exceptions to Height Limit
(Am. Ord. 11070, 5/14/2013)
6.4.5.   
   A.   Application
   A is required in accordance with the applicable as provided in Tables 6.3-1 through 6.3-7. The minimum required width of the for each is based on the zoning classification of the   (s) along each individual .
   B.   Measurement
      1.   The width of the is the distance measured horizontally from a specified point to the face of each exterior wall at the wall’s highest point. The specified point is the when it is an interior . Along a   , the specified point is described in Section 6.4.5.C,  . (See Figure 6.4.5-B & -C.)
      2.   A vertical structural member(s) (i.e., post, column, dormer wall) supporting a roof extension from the principal is considered a wall for applying requirements.
      3.   The may have different widths at various points along the same , because the width is measured to the face of each vertical exterior surface of the .
      4.   On cul-de-sac and eyebrow front , the minimum depth may be measured from a straight line drawn between the front corners, rather than measured directly from the curved front , except as provided in Section 6.4.5.C.2.b, and in Single- and Duplex . In no case, however, shall the minimum be reduced in excess of 50% by this alternative measurement. (See Figure 6.4.5-A.)
      5.   Where an unbroken section of a wall or a is not parallel with the , the required may be applied to the average width; however, such shall not be narrower at any point than half the required width, nor narrower at any point than three feet. (See Figure 6.4.5-A.)
 
Figure 6.4.5-A: Measurement
 
See Sec. 6.4.5.C
Figure 6.4.5-B: Example of (Wall = 20')
 
See Sec. 6.4.5.C
Figure 6.4.5-C: Example of (Wall = 32')
   C.     
   The   width is determined as provided below or unless special zoning requirements dictate a greater distance or different point of measurement.
      1.   Residential
         a.   For single-family and duplex , the minimum required front   is 20 feet measured from the   .
         b.   Where a abuts more than one street, the owner chooses which   is the front . From other than the front , the   is ten feet, as measured from the   . For and which face the , the minimum required   is 20 feet regardless of the .
         c.   For and in single-family and duplex , the structural may be modified in accordance with Section 3.11.1, Design Development Option as follows:
            (1)   For , a minimum of 18 feet (the length of a standard parking space) must be provided in front of the door so that a full 18-foot parking space is available for parking on site.
            (2)   For , if the distance between the back of curb and the is eight feet or less, a minimum of one-foot must be provided.
         d.   For residential development occurring as part of a unified subdivision, reduced are permitted as designated on the approved tentative . The minimum required front   is five feet. and are permitted as follows:
            (1)   If accessed from the side or perpendicular to the , the minimum distance from   is five feet, or
            (2)   If accessed from the front or parallel to the , the minimum distance from   is 18 feet, or
            (3)   If accessed from the front or parallel to a with an ADT of 140 or less, the distance from the back of curb to the or may be eight feet or less. The or must be a minimum of one foot from the .
      2.   Nonresidential
         a.   For nonresidential and multifamily   an or Street the minimum required   is ten feet, as measured from the existing or future as determined by the adopted , whichever is greater.
         b.   For nonresidential and multifamily   a : the minimum required   is 20 feet, as measured from the   .
   D.   Exceptions
   Encroachment into the required is allowed as follows.
      1.   Interior
      Along interior , the following may extend two feet into the , provided the side or rear yard is not reduced to less than three feet:
         a.   Chimney;
         b.   Roof overhang; or,
         c.   Bay window.
      2.     
      Along   , the following may extend into the required width as provided below.
         a.   Within , the following may extend two feet into the required :
            (1)   Chimney;
            (2)   Roof overhang;
            (3)   Stairs;
            (4)   Bay window; or,
            (5)    .
         b.   On any corner , no fence, , object, or planting shall be erected or maintained to interfere with the sight visibility triangle provisions set forth in the Technical Manual.
      3.    within Front Yards
         a.   Shade structures or may project up to ten feet into required . Such architectural features include, but are not limited to, overhangs, moveable insulating walls and roofs, detached solar collectors, reflectors, and piping.
         b.   A wall or fence not over six feet high may be erected within the limits of a .
      4.   Adjacency to Certain Nonresidential Uses in Residential
      For in a nonresidential   to a residential , the may be modified to equal the nonresidential use to nonresidential   standard for the ’s based upon a finding by the Zoning Administrator that one of the following applies:
         a.   The residential is a:
            (1)    use;
            (2)    ; or,
            (3)   Easement for floodplain, drainage, or utility easement.
         b.   For annexed properties only, the residential is used for commercial, industrial, storage, utility, or warehousing purposes at the time of annexation.
(Am. Ord. 11070, 5/14/2013; Am. Ord. 11171, 5/20/2014; Am. Ord. 11996, 3/21/2023)
6.4.6.    RATIO
   A.   Purpose
   This Section provides a uniform method for calculating the ratio.
    (FA), as defined, does not include any interior or loading that is to the .
   B.   Applicability  
   The FAR dimensional standard applies to residential and nonresidential in the Environs Zone. The maximum permitted FARs are identified in Section 5.6. The calculations are as follows:
   C.   Measurement
      1.   General
         a.   FARs are used in conjunction with , requirements, and limitations to determine and define the bulk that may occur on a given .
         b.   The FAR provides the maximum amount of that can be developed on a . However, the maximum permitted FAR is based on the most favorable situation and may not be achievable due to other and dimensional .
         c.   The may be divided into any number of , principal , and provided the combined square footage does not exceed the permitted of the .
      2.   Calculation
         a.   Multiply the area of the , expressed in square feet, by the applicable FAR. The result is the maximum amount of permitted on the . See Figure 6.4.6-A for an example of the FAR calculation.
         b.   See the definition of " " (Section 11.4.8) and exception provided below for the types of improvements and that are and are not included in the FAR calculation.
         c.   Exception. Any   or sold at to the City for public purposes is included as part of the for calculation of , provided:
            (1)   The additional is less than ten percent of the permissible for the rest of the ;
            (2)   Such dedication was not a condition of approval for applications, such as, but not limited to, or variance requests;
            (3)   Such dedication does not include   as part of a   ; and
            (4)   A deed for the area or a legally binding agreement to or sell at to the City is submitted as part of the application.
 
Example: Nonresidential
FAR: 0.50
: 25,000 sq ft
Calculation
x FAR =
25,000 sq ft x 0.50 =
12,500 sq ft =
Figure 6.4.6-B Ratio (FAR) Calculation
(Ord. 11070, 5/14/2013; Am. Ord. 11171, 5/20/2014)
6.4.7 RESIDENTIAL
   A.   Purpose
      This Section provides uniform methods for determining residential densities on individual .
   B.   Applicability
      Residential for all residential projects is calculated as follows.
      1.   Residential in residential projects is based on one dwelling unit per minimum size by area, exclusive of any and drainageway dedications or exclusive use easements. Because the acreage of a used for and drainageway purposes differs for each   , it is difficult to provide a simple calculation that would give an exact figure.
         The following provide two methods of calculating approximate for a . The number of units obtained through these calculations is an estimate and can only be verified by the actual design of the . Should there be a need to express a ratio per , for comparison purposes only, such ratio will be calculated using the second method assuming 30 percent of the would be used for , drainageways, or other uses whose acreage is not included to calculate allowable .
         a.   The first method of calculation gives the highest possible that can be achieved on a . However, to achieve this , the following two design criteria must be present. (See Figure 6.4.7-A Residential , Method 1)
            i.   The property can be developed without additional dedications for , drainageways, or exclusive use easements.
            ii.   Each is the minimum size permitted by the underlying .
            The , expressed in square feet, is divided by the minimum permitted by the underlying .
 
             : 71,400 square feet (sf) or 1.64
            Minimum : 7,000 sf
            Approximate No. of Units   = ÷ Minimum
                        = 71,400 sf ÷ 7,000 sf
                        = 10.2 units
                        = 10 units + .2 remainder
               Approximate    = Units ÷
                        = 10.2 units ÷ 1.64
                        = 6.22 dwelling units/
Figure 6.4.7-A Residential , Method 1
         b.   The second method assumes that the design requires dedication of either , drainageways, or exclusive use easements or will have other conditions that do not allow every square foot of the property to be included in an individual . Also, due to varying widths of and drainageway and configurations, it is impossible to an exact number of units or lots that can be achieved. Since the amount of used for , drainageways, etc., varies from to , it is necessary to approximate the amount of by percentage that will be needed for those purposes. It will be assumed, to illustrate the calculations, that 30 percent of the will be utilized for such purposes. (See Figure 6.4.7-B Residential , Method 2)
            The calculation is the , expressed in square feet, minus 30 percent of the , divided by the minimum permitted by the underlying .
 
: 87,120 square feet (sf) or 2
Minimum : 7,000 sf
for streets, etc.: 26,136 sf (approximately 30%)
Approx. No. of Units   = ( - 30% of ) ÷ Minimum
         = (87,120 sf - 26,136 sf) ÷ 7,000 sf
         = 8.71 units
         = 8 units + .71 remainder
Approx.    = Units ÷
         = 8 units ÷ 2
         = 4 dwelling units/
Figure 6.4.7-B Residential , Method 2
      2.   Residential in multifamily developed is calculated in the following manner.
         a.   Multiply the area of the , in acreage, by the (units per ratio) permitted by the underlying zoning.
               Example:
               Units Per Ratio: 15.0
                  : 6
               Calculation:
               Units per x = no. of units
               15 x 6 = 90 units
         b.   Exception. Any   or sold at to the City for public purposes is included as part of the for calculation of , provided:
            i.   The additional is less than 10 percent of the permissible for the rest of the ;
            ii.   Such dedication was not a condition of approval for applications, such as, but not limited to, or variance requests;
            iii.   Such dedication does not include   as part of a   ; and
            iv.   A legally binding agreement to or sell at to the City is submitted as part of the application.
      3.   Residential in Flexible     is based on the (as defined in Section 11.4.5 Definitions - D) of the .
(Ord. 11171, 5/20/2014)
6.5.   PRINCIPAL
6.5.1.   ONE OR MORE , SEPARATE
   One or more conducted as separate on a is considered individually in determining the respective Classes and dimensional standards
6.5.2.   TWO OR MORE , SAME
   Two or more conducted as a single , which integrates elements of the various uses, such as, but not limited to, vehicular parking, vehicular and pedestrian access, refuse collection, and loading services, as among the various uses in the , shall have dimensional standards applied as follows:
   A.   Two or More Uses, Same Dimensional Standards
   On with two or more uses that have the same dimensional standards, the dimensional standard requirements shall be applied on the as if there were only one use.
   B.   Two or More Uses, Different Dimensional Standards
    without a residential component shall calculate the residential (RAC), and the minimum standards separately for the residential use. All other uses shall use the dimensional standards of the having the least restrictive dimensional standards.
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