§ 11.4. Measurement, Exceptions, and Variations of Intensity and Dimensional Standards.

A.

Measurement.

1.

Lot Area. Lot area shall be determined by measuring the total horizontal land area (in square feet) within the lot lines of the lot—excluding any area within existing or proposed public street rights-of-way or private street easements, but including any submerged land.

Figure 11.4.A.1: Lot Dimensions

2.

Lot Width. Lot width shall be determined by calculating the mean horizontal distance between the interior side lines of a lot, or for corner lots, between a street side lot line and the opposite interior side lot line, as measured along a line running along the midpoints between the interior side lot lines, or between the street side lot line and the opposite interior side lot line, as appropriate.

3.

Density (Dwelling Units per Acre). Density (expressed as dwelling units per acre) shall be determined by dividing the total number of dwelling units located or proposed on a lot by the area of the lot area (see paragraph A above) and multiplying the result by 43,560.

4.

Floor Area Per Dwelling Unit. Floor area per dwelling unit shall be determined by measuring the sum of the gross horizontal area (in square feet) of each floor of a dwelling unit, measured from the exterior walls or the centerline of party walls—and excluding any area used exclusively for the parking of motor vehicles (e.g., garage).

5.

Floor Area Ratio (FAR). Floor area ratio shall be determined by dividing the gross floor area (in square feet) of all buildings located or proposed on a lot by the total lot area (in square feet).

6.

Lot Coverage. Lot coverage (expressed as a percentage of lot area) shall be determined by measuring the total horizontal land area (in square feet) covered by all principal and accessory buildings on the lot, dividing that coverage area by the total lot area (see paragraph A above), and multiplying the result by 100.

Figure 11.4.A.7: General Height Measurement

7.

Structure Height. The height of a structure shall be determined by measuring the vertical distance from the average elevation of the existing finished grade at the front of the structure to the top of the roof for a flat roof, to the deck line for a mansard roof, or to the mean height between eaves and ridge for a gable, hip, cone, gambrel, or shed roof (See Figure 11.4.A.7: General Height Measurement.).

8.

Yard Setback.

a.

Generally. Front, side, and rear yard setbacks on a lot shall be determined by measuring the horizontal distance along a straight line extending at a right angle from the lot's front, side, or rear lot line (as appropriate) to the foundation of the nearest structure on the lot (See Figure 11.4.A.1: Lot Dimensions.). Allowable encroachments into required yards shall be ignored when measuring yard setbacks See Section 11.4.B.4, Allowable Required Yard Encroachments.).

b.

Front Yard Setback.

i.

Corner Lot.

(a)

On a corner lot, the front yard setback shall be measured from the street-fronting lot line City staff determines to be the front lot line in accordance with the definition of "lot line, front" in Section 11.5, Terms and Uses Defined.

(b)

The street side yard setback shall be measured and applied from the other street-fronting lot line (the street side lot line).

(c)

On a corner lot where the intersecting right-of-way boundaries are defined by a radius, the front yard setback shall be measured, and the minimum front yard setback requirement shall be applied, from the front lot line defined by one right-of-way boundary as extended to form an intersecting angle with an extension of the side lot line defined by the other right-of-way boundary (See Figure 11.4.A.1: Lot Dimensions.).

Figure 11.4.A.8.b: Front Yard Abutting Future Right-of-Way

ii.

Through Lot. On a through lot, the front yard setback shall be measured, and the minimum front yard setback requirement shall be applied, from both of the parallel or nearly parallel street-fronting lot lines.

iii.

Measured from Future Street Right-of-Way. Where City-adopted plans call for the future widening of the street right-of-way abutting a lot and identify the future right-of-way boundary (e.g., by delineating the boundary or establishing its distance from the street's centerline), the minimum front yard setback on the lot shall be measured from the future right-of-way boundary (See Figure 11.4.A.8.b: Front Yard Abutting Future Right-of-Way.).

c.

Street Side Yard Setback. On a corner lot where the intersecting right-of-way boundaries are defined by a radius, the street side yard depth shall be measured from the street-fronting lot line City staff determines not to be the front lot line in accordance with Section 11.4.A.8.b.i above.

B.

Exceptions and Variations.

1.

Reduction of Minimum Lot Area or Width to Block Face Average. If the average area or width of existing lots located on the same block face and in the same zoning district is less than the minimum lot area or minimum lot width (as appropriate) applied to a lot by the standards in Article 4: Zoning Districts, the minimum lot area or minimum lot width (as appropriate) applicable to the lot shall be reduced to such average.

2.

Reduction of Minimum Yard Setbacks to Block Face Average. If the average front yard, street side yard, interior side yard, or rear yard setback on improved lots located on the same block face and in the same zoning district is less than the minimum front yard, street side yard, interior side yard, or rear yard setback (as appropriate) applied to a lot by the standards in Article 4: Zoning Districts, the minimum front yard, street side yard, interior side yard, or rear yard setback (as appropriate) applicable to the lot shall be reduced to such average.

3.

Maximum Height Exceptions. The maximum height limits established in Article 4: Zoning Districts, shall not apply to the following structures or structural elements:

a.

Monuments, water towers, utility transmission towers, derricks, cooling towers, fire towers, and other similar structures other than flagpoles not intended for human occupancy;

b.

Spires, belfries, cupolas, domes, chimneys, elevator shaft enclosures, ventilators, skylights, mechanical equipment and appurtenances, and similar rooftop structures or structural elements not intended for human occupancy, provided they:

i.

Cover not more than 25 percent of the roof area of the structure to which they are attached;

ii.

Comply with applicable screening requirements for mechanical equipment and appurtenances;

iii.

Extend above the applicable maximum height limit by no more than 15 percent of the height limit (unless otherwise allowed in this Code);

c.

Ham radio antennas, roof-mounted satellite dishes, and television or radio antennas, provided they comply with height limits established for the specific use; and

d.

Roof-mounted solar energy collection systems, in accordance with the height standards in Section 5.3.C.27, Solar Energy Collection System; and

4.

Allowable Required Yard Encroachments. Every part of every required yard shall remain open and unobstructed from the ground to the sky except as otherwise allowed in Table 11.4.B.4, Allowable Required Yard Encroachments, or allowed or limited by provisions in Article 5: Use Standards, Article 6: Development Standards, or elsewhere in this Code.

Table 11.4.B.4 Allowable Required Yard Encroachments
Feature	Extent and Limitations
1. Open balconies, fire escapes, or stairways	May extend up to five feet into a required rear yard
2. Bay windows	May extend up to three feet into any required yard if no more than nine feet wide
3. Roof eaves and overhangs	May extend up to three feet into any required yard
4. Sills or entablatures	May extend up to three feet into any required yard
5. Uncovered porches, stoops, decks, patios, terraces, or walkways	May extend into or be located in a required rear yard if set back from lot lines by a distance no less than the deck's height; extend into or be located in a required street side, interior side, or front yard if less than 12 inches high and set back from lot lines by a distance no less than the deck's height
6. Signs, projecting or free-standing	May extend into or be located in any required yard in accordance with Section 6.8, Signage
7. Flagpoles	In nonresidential zoning districts, may be located in any required yard if less than 30 feet high, set back from side and rear lot lines by at least ten feet, and set back from street rights-of-way by at least five feet
8. Lighting fixtures, projecting or free-standing	May be located in any required yard if less than 20 feet high
9. Fences or walls	May be located in any required yard, subject to the limitations in Section 6.6, Fences and Walls
11. Accessory structures other than those listed above, except garages and carports	May be located in a required interior side or rear yard, subject to the limitations in Section 5.3, Accessory Uses and Structures
12. Vegetation and landscaping features such as retaining walls, fountains, ponds, and similar landscaping features	May be located in any required yard, provided any non-vegetative landscaping feature in a required yard is no more than four feet higher than grade