(a)

Measurement of Height. Building height is measured from the natural grade at the center of the rectangular perimeter of the building footprint to the highest point of the roof.

(b)

Exceptions.

(1)

In all zoning districts, Chimneys may be built to a height of five (5) feet above the highest point of the roof.

(2)

In the C-2 zoning district, roof-mounted mechanical equipment may be built to a height of five (5) feet above the highest point of the roof, provided that it is screened from view from surrounding rights-of-way.

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Figure 16-9-10 Illustrative Building Height Measurement

 

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Figure 16-9-10 Illustrative Building Height Measurement

 

(Ord. 7, §1, 2019)

(a)

Generally.

(1)

The height of fences and garden walls is calculated by measuring the vertical distance between the natural grade, or from the grade of an approved overlot grading plan, to the top of the fence.

(2)

Where fences are constructed upon berms, the height of such fences shall be measured as the sum of the height of the fence and the berm.

(b)

Exceptions. Neither a column nor a light fixture attached to a column shall be included within the calculation of the height of a fence so long as the height of the column, or combination of the height of the column and the light fixture, is not more than two (2) feet greater than the otherwise applicable height limitations for the fence, and the columns that exceed the otherwise applicable height limitations are spaced at least six (6) feet apart.

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Figure 16-9-15 Illustrative Fence and Garden Wall Height Measurement

 

(Ord. 7, §1, 2019)

(a)

Structures Without Roofs. The height of structures that do not have a roof is calculated by measuring the vertical distance from the average natural grade, or from the grade of an approved overlot grading plan, around the base of the structure to the highest point on the structure (including any attachments thereto, such as antennae).

(b)

Structures With Roofs. The height of roofed structures that are not "buildings" (e.g., gazebos and loafing sheds) is calculated in the same manner as the height of buildings. See Section 16-9-10, Building Height.

(Ord. 7, §1, 2019)

(a)

Generally. Setbacks are the minimum required distances between lot lines and buildings, patios, decks, porches, or impervious surfaces not specifically exempted in subsection (b), below. They are generally measured as an offset from the referenced lot lines (or curves) toward the interior of the lot. This Chapter may establish different setbacks for different types of buildings or structures.

(b)

Exceptions.

(1)

The following are not subject to setback requirements except where specifically identified in this Chapter:

a.

Fences;

b.

Perimeter walls;

c.

Driveways;

d.

Sidewalks;

e.

Utility boxes or equipment (not including HVAC equipment or generators); and

f.

Landscape features.

(2)

Wall signs may extend up to eighteen (18) inches from a building wall, and may encroach into required setbacks.

(c)

Specific Setbacks.

(1)

Measurement. Setbacks are measured as follows:

a.

Front Setbacks. Front setbacks are measured from the front property line.

b.

Interior Side Setbacks. Interior side setbacks are measured from side property lines that are not street right-of-way boundaries.

c.

Street Side Setbacks. Street side setbacks are measured from street side property lines.

d.

Rear Setbacks. Rear setbacks are measured from rear property lines.

(2)

Director Discretion. For corner lots, through lots, and odd-shaped lots, the Director shall determine which property lines are front, interior side, street side (where applicable), and rear.

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Figure 16-9-25 Illustrative Setback Measurements

 

(Ord. 7, §1, 2019)

Lot width is measured as the linear distance between the points where the front setback line intersects with the side lot lines.

(Ord. 7, §1, 2019)

Lot depth is measured as the shortest distance between the front lot line and the rear lot line.

(Ord. 7, §1, 2019)

(a)

Generally. Lot area is the total area within the lot lines of a lot.

(b)

Addition to Lot Area. Areas outside of the lot lines of a lot may be counted towards lot area in certain zoning districts, as follows:

(1)

R-1, R-2, R-3, R-4, O-1, and C-1 Zoning Districts. In the R-1, R-2, R-3, R-4, O-1, and C-1 zoning districts, lot area may also include adjoining public street rights-of-way to the centerlines of the streets, or the area extending 30 feet into the right-of-way from the street lot lines, whichever results in less additional area.

(2)

R-3A Zoning District. In the R-3A zoning district, lots that are at least one-half (½) acre in lot area may include (within the one-half (½) acre or more) the area identified in subsection (B)(1), above, provided that such area does not exceed twenty percent (20%) of the total area of the lot.

(3)

Exception for Lawful Lots of Record. Lots of record that were measured to the centerline of a street that is more than thirty (30) feet from the lot line shall be considered conforming as to lot area if they were lawfully created before the effective date of this Chapter.

(c)

Canals. The measurement of lot area does not include any areas within canal rights-of-way that are under separate ownership from the lot (e.g., Highline Canal).

(Ord. 7, §1, 2019)

(a)

Generally. Floor area is equal to the sum of the area of standard building areas (as defined in subsection (b), below) and two (2) times the area of high volume building areas (as defined in subsection (c), below), but not including the area of exempt areas (as defined in subsection (d), below).

(b)

Standard Building Areas. Standard building areas are the areas of the following spaces and building elements:

(1)

Rooms, mezzanine, loft and attic spaces where the distance between the floor and the ceiling or roof rafters directly above is greater than six (6) feet but not more than sixteen (16) feet;

(2)

Stairways with a maximum footprint of one hundred (100) square feet;

(3)

Utility areas;

(4)

Attached garages;

(5)

Roofed porches, balconies, loggias and breezeways that are enclosed on more than two (2) sides.

(6)

Walkout basement areas.

(c)

High Volume Building Areas. High volume building areas are the areas of the following spaces and building elements:

(1)

High volume spaces where the distance between the floor and the ceiling or roof rafters directly above is greater than sixteen (16) feet.

(2)

Stairways with a footprint greater than one hundred (100) square feet.

(d)

Exempt Areas. Exempt areas are the areas of the following spaces and building elements:

(1)

Attic areas where the distance between the floor and the roof rafters directly above is six (6) feet or less;

(2)

Accessory structures that are detached from the primary structure;

(3)

Roofed porches, balconies, loggias and breezeways that are not enclosed by solid walls on more than two (2) sides; and

(4)

Standard basement areas.

(Ord. 7, §1, 2019)

Floor area ratio is the floor area of the principal building (measured as provided in Section 16-9-45, Floor Area), divided by the lot area (measured as provided in Section 16-9-40, Lot Area, subsection (a), and not including any of the additions set out in subsection (b)).

(Ord. 7, §1, 2019)

(a)

Generally. Sign area is the area within a continuous polygon with up to eight (8) straight sides that completely encloses the limits of text and graphics of a sign, together with any frame or other material or color forming an integral part of the display or used to differentiate the sign's contents from the background against which they are placed.

(b)

Inclusions and Exclusions. Sign area does not include the structure upon which the sign is placed (unless the structure is an integral part of the display or used to differentiate it), but does include any open space contained within the outer limits of the display face, or between any component, panel, strip, or figure of any kind composing the display face, whether this open space is enclosed by a frame or border or not, except that wall signs that are separated by a distance of more than three (3) feet shall be considered separate signs.

(c)

Multiple Sign Faces and Three-Dimensional Sculptural Elements. Free-standing and projecting signs may include multiple faces or three-dimensional sculptural elements.

(1)

If two (2) sign faces are parallel to each other and facing opposite directions (a "back-to-back" configuration), or offset from each other along the horizontal plane by an internal angle of less than forty-five (45) degrees, then the sign area is measured as the area of one (1) of the sign faces (if the sign faces have different areas, the larger sign face is measured).

(2)

If a sign with multiple sign faces or three-dimensional sculptural elements does not qualify for measurement according to subsection (c)(1), above, then the area of such signs is measured using the vertical cross-section that represents the sign's maximum projection upon a vertical plane.

(Ord. 7, §1, 2019)