11-2-3: - RULES FOR MEASUREMENT
The purpose of this Section is to explain how various measurements referred to in this Ordinance are to be calculated.
A. Applicant's Responsibility. 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 by the Planning Director or designee.
B. Fractions. Whenever the result of a required arithmetical calculation, using a stated mathematical formula or ratio, contains a fraction of a whole number, fractions of ½ or greater shall be rounded up to the nearest whole number and fractions of less than ½ shall be rounded down to the nearest whole number. This rule shall be superseded when an alternate rule for rounding is specified by the same chapter of this Ordinance that describes the requirement.
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.
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.
3. Measurements Involving a Structure. Measurements involving a structure, such as required yards, separations between buildings, or distances between structures, are made to the closest support wall, post or column of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.
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.
5. Measurement From an Intersection. Measurements involving a distance from an intersection are measured in a straight line from all points along the lot line of the subject property to the nearest edge of right-of-way.
[image omitted; see the official code]
FIGURE 11-2-3.C: MEASURING DISTANCES
D. 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 the event the lot line is curved, the separation radius shall also curve in a similar manner to maintain the specified minimum radius distance. The starting point for the measurement shall be the closest point on the outermost property line for the lot or development site of the protected use, including multiple parcel development sites acting as a campus, or sharing parking, access aisles and other appurtenant shared facilities, such as group development sites. The distance shall be measured to the outside nearest wall of the building intended to house the proposed use.
E. Measuring Height.
1. Measuring Building Height. Building height is measured from the average level of the highest and lowest point of that portion of the lot covered by the building to the mean point between the plate line (where the vertical wall attaches to the roof) and the highest point of the roof ridge, or to the top of a parapet wall or flat roof.
[image omitted; see the official code]
FIGURE 11-2-3.E.1: MEASURING HEIGHT GABLE OR HIP ROOF
[image omitted; see the official code]
FIGURE 11-2-3.E.2: MEASURING HEIGHT FLAT ROOF WITH PARAPET
[image omitted; see the official code]
FIGURE 11-2-3.E.3: MEASURING HEIGHT MANSARD or GAMBREL ROOF
2. Measuring Height of Other Structures. The height of other structures such as fences is the vertical distance from the ground level immediately under the structure to the top of the structure. Special measurement provisions are also provided below:
a. Measuring the Height of Fences on Retaining Walls. The height of a fence that is on top of a retaining wall is measured from the ground level on the highest side of the fence and wall.
b. Measuring the Height of Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck.
[image omitted; see the official code]
FIGURE 11-2-3.E.4: MEASURING HEIGHT DECKS AND FENCES ON RETAINING WALLS
F. Measuring Lot Width and Depth.
1. Lot Width. The horizontal distance between the side property lines of a lot, measured along the required front setback.
2. Lot Depth. The distance measured from the midpoint of the front property line to the midpoint of the rear property line, or to the rear most point of the lot where there is no rear lot line.
[image omitted; see the official code]
FIGURE 11-2-3.F: MEASURING LOT WIDTH AND DEPTH
G. Determining Average Slope. The average slope of a parcel is calculated using the following formula: S = 100(I) (L)/A, where:
1. S = Average slope (in percent).
2. I = Contour interval (in feet).
3. L = Total length of all contour lines on the parcel (in feet).
4. A = Area of subject parcel (in square feet).
H. Determining Floor Area.
1. Gross Floor Area. As defined in Chapter 87, includes the floor area of garages, carports, basements, mezzanines, interior balconies, and all upper stories or levels.
2. Floor Area (Habitable Floor Area, Net Floor Area). As defined in Chapter 87, includes space in a building for purposes including living, working, sleeping, sanitation, eating, cooking, conditioned storage, recreation, or any combination of the above. Space used only for unconditioned storage or parking is not habitable space.
I. Determining Floor Area Ratio. The Floor Area Ratio (FAR) is the ratio of the floor area of all principal and accessory buildings on a lot to the lot area. To calculate FAR, floor area is divided by lot area, and typically expressed as a decimal. For example, if the floor area of all buildings on a lot totals 20,000 square feet, and the lot area is 10,000 square feet, the FAR is expressed as 2.0.
[image omitted; see the official code]
Figure 11-2-3.1: Determining Floor Area Ratio
J. Determining Building Coverage. Building coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The total footprint of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, is used to calculate building coverage; except the calculation excludes the following areas:
1. Decks, patio slabs, landings, balconies and stairways (less than 6-feet in height), when unenclosed, unroofed, and/or uncovered;
2. Eaves and roof overhangs projecting up to two-and-a-half feet from a building wall;
3. Trellises and similar structures that do not have solid roofs;
4. Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and
5. One small, non-habitable accessory structure under 120 square feet and under seven feet high. All other accessory structures are included in building coverage.
[image omitted; see the official code]
FIGURE 11-2-3.J: DETERMINING BUILDING COVERAGE
K. Determining Lot Frontage.
1. Corner Lot. The front of a lot is the narrowest dimension of the lot with street frontage.
2. Through Lot (Double Frontage Lot). The front yard borders the street primarily used as frontage by neighboring lots. If both street fronts of the through lot are adjacent to lots that also front onto the same street, both street fronts of the though lot shall be considered as required front yards for the purpose of determining building setbacks and fence height requirements.
L. Determining Setbacks. A setback shall be measured perpendicular to a property line except as follows:
1. Lots or Parcels Abutting Planned Street Expansions. If a lot or parcel abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street as determined by the City Council through the latest adopted transportation and/or street plan, the required setback shall be established from the future right-of-way rather than the property line.
[image omitted; see the official code]
FIGURE 11-2-3.L: DETERMINING SETBACKS
2. Lots or Parcels Abutting an Alley.
a. If a side property line abuts an alley, the setback shall be considered an interior side setback.
b. No part of an alley right-of-way may be considered a part of the required setback when a lot or parcel abuts an alley, except for rear setback in RS Districts as specified in Chapter 5 of the Zoning Ordinance.
M. Measuring Signs. The height of signs is measured in the same method as the height of other structures. Calculation of sign area is described in Article 5, Signs.
(Ord. No. 5592, § 1, 12-1-20; Ord. No. 5593, § 1, 12-1-20; Res. No. 12269, § 1, 9-23-24; Ord. No. 5883, § 3, 10-7-24; Ord. No. 5996, § 4, 3-9-26)
