Height Measurement. The height of a structure shall be measured as the vertical distance from the finish grade to the highest point of the roof of the structure. The measure excludes architectural features and appurtenances such as, but not limited to, chimneys, antennas, elevators, and similar mechanical equipment.

Height Limits. Height limits are established throughout this title. Primarily, height limits are listed in Section 19.56.040 (Development Standards), where they are listed by zoning district. Additional height limits are established for accessory structures (Chapter 19.78), fences and walls (Chapter 19.82), and signs (Chapter 19.92). Height limits are measured as the vertical distance from the finish grade of the site to an imaginary plane located the allowed number of feet above and parallel to the finish grade.

Height Exceptions. The following features are excluded from height limits, provided they do not exceed 15 feet in height above the structure (see Figure 19.70.020-3 Height Exceptions):

General Yard and Setback Requirements.

Front Yards. Generally, the front yard setback is determined by the front lot line, which is the lot line paralleling the street. For corner lots, the front lot line is determined by the orientation of the front entrance of the primary building. However, for flag lots and other irregularly shaped parcels, the front lot line is determined to be the narrowest portion of the lot. For flag lots, this excludes the narrow portion of the lot that represents the "pole."

Street Side Yards. Except as otherwise permitted, a street side yard shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.

Rear and Interior Side Yards. Except as otherwise permitted, these yards shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, or similar accessory activities.

Vertical Clearance. Except as otherwise provided in this title, every part of a required yard shall be open from its lowest point to the sky unobstructed. Building overhangs, bay windows, and other such elements may intrude as permitted, pursuant to subsection I (Allowed Encroachments into Required Yards).

Corner Lots. In the case of a lot abutting two or more streets, the main buildings and accessory buildings shall be erected so as not to encroach upon the required front and street side yards.

Double-Frontage Lots. Where a double-frontage lot (defined as a lot with property line along two opposing streets) has a depth of 125 feet or more, such lot may be treated as two lots, with the rear line of each approximately equidistant from the front lot lines, provided all yard requirements are met.

Setback Measurement. The setback of all buildings and structures shall be measured at a right angle from the property line. Except as permitted in subsection I (Allowed Encroachments into Required Yards), or as otherwise specified in this title for specific types of structures (e.g., accessory structures, signs) or through the issuance of an Adjustment, structures shall not extend beyond required setback lines.

Allowed Encroachments Into Required Yards. In addition to the structures listed in Chapter 19.78 (Accessory Structures) and Chapter 19.82 (Fences, Walls, Gates, and Screening), the following structures and architectural features attached to the main building may project into the required yards:

Residential Districts. No wall, fence, gate, or hedge higher than three feet shall be erected or maintained on a corner lot in any residential district within the area called the corner lot vision triangle.

Other Districts. In any district, other than a residential district, no wall, gate, fence, hedge, or other obstruction to view shall be erected or maintained above three feet above grade on any corner lot within the vision triangle area unless it is an open view design that has a minimum of 50% transparency to allow views through the fence.

Planting and Landscape Materials. Planting and landscape materials (except for street trees) shall not exceed three feet in height within the vision triangle area. In nonresidential districts a taller fence may be permitted if it is an open view design with a minimum of 50% transparency to allow views through the landscaping material (transparency measurement also includes fencing materials).