When calculations required under this UDO result in fractions, the results must be rounded as follows:

   A.   Minimum Requirements: When a regulation is expressed in terms of a minimum requirement, any fractional result must be rounded up to the next consecutive whole number. For example, if a minimum requirement of one tree for every thirty feet (30') is applied to a fifty foot (50') strip, the resulting fraction of 1.67 is rounded up to two (2) required trees.

   B.   Maximum Limits: When a regulation is expressed in terms of maximum limits, any fractional result must be rounded down to the preceding whole number. For example, if a maximum limit of one dwelling unit for every three thousand seven hundred fifty (3,750) square feet of lot area is applied to an eight thousand (8,000) square foot lot, the resulting fraction of 2.13 is rounded down to two (2) allowed dwelling units. (Ord. 2018-16, 12-4-2018)

Lot area is measured as the total ground-level surface area contained within the property lines of a lot. (Ord. 2018-16, 12-4-2018)

Lot area per unit is a measure of residential density. It governs the amount of lot area required for each dwelling unit on the subject lot. To determine the number of dwelling units allowed on a lot, divide the area of the lot by the minimum lot-area-per- unit requirement, and round any fractional result down to a whole number. If, for example, a minimum lot-area-per-unit requirement of one thousand seven hundred fifty feet (1,750') is applied to a ten thousand (10,000) square foot lot, a maximum of five (5) units would be allowed on that lot (5.71 rounded down to 5). In applying minimum lot-area-per-unit requirements to fraternity, sorority and rooming/boarding house uses, each six hundred (600) square feet of floor area is counted as one dwelling unit. (Ord. 2018-16, 12-4-2018)

The floor area of a building is measured as the sum of the gross horizontal areas of all floors within the building, including basements, as measured from the exterior faces of the exterior walls or from the centerline of walls separating two (2) buildings. The floor area of enclosed required off-street parking areas is not included in the measurement of floor area. (Ord. 2018-16, 12-4-2018)

Lot width is measured as the average (mean) horizontal distance between the side property lines of a lot.

(Ord. 2018-16, 12-4-2018)

Street frontage is measured between side property lines of a lot along the property line that abuts the street. For purposes of determining compliance with zoning district lot and building regulations, the frontage of a lot that abuts a cul-de-sac or similarly curved non-arterial street may be measured along the required setback line.

(Ord. 2018-16, 12-4-2018)

   A.   Measurement: Required setbacks are measured from the applicable lot line or right-of-way line. Building setbacks are measured to the nearest exterior building wall. Minimum setbacks that apply to other features (parking areas, fences, storage areas) are measured from the nearest point of the area or feature for which a setback is required. See subsection C of this section for information on structures and building features that are allowed to occupy setback and yard areas in R Zoning Districts. Unless otherwise expressly stated, no part of any structure may be located within the street right-of-way.

      1.   Street setbacks are measured from the actual right-of-way line of the street (other than an alley).

      2.   Interior setbacks are measured from a side lot line that does not abut a street.

      3.   Rear setbacks are measured from the rear lot line, except on double-frontage lots. On double-frontage lots, street setbacks apply from all property lines that abut streets.

   B.   Setbacks On Irregular Lots: Setbacks are measured from lot lines towards the center of the lot, as follows:

      1.   Generally, setbacks are measured as set out in subsection A of this section.

      2.   When lot lines are curvilinear, setbacks must be measured parallel to the curvilinear lot line.

      3.   When there are multiple rear lot lines, the rear setback must be measured from each of rear lot lines.

      4.   When there is no rear lot line, the rear setback must be measured as a radial distance from the intersection of side lot lines at the rear of the lot.

   C.   Permitted Setback Obstructions In R Zoning Districts: Setbacks in R Zoning Districts must be unobstructed and unoccupied from the ground to the sky except as indicated in table 19-1 of this section:

 

   D.   Contextual Setbacks: When existing buildings on one or more abutting lots are closer to the street (front or street side) property line than the otherwise required setback, additions to existing buildings or construction of new buildings on the subject lot may comply with the average street yard depth that exists on the nearest two (2) lots on either side of the subject lot instead of complying with the zoning district's minimum street setback requirement. Existing yard depths must be based on the front corners of the buildings on the lots used in the contextual setback determination that are nearest to the subject lot.

      1.   If one or more of the lots required to be included in the averaging calculation is vacant, that vacant lot will be deemed to have a street yard depth equal to the minimum street setback requirement of the subject zoning district.

      2.   Lots with frontage on a different street than the subject lot or that are separated from the subject lot by a street or alley may not be used in computing the average.

      3.   When the subject lot is a corner lot, the average street yard depth will be computed on the basis of the nearest two (2) lots with frontage on the same street as the subject lot.

      4.   When the subject lot abuts a corner lot with frontage on the same street, the average street yard depth will be computed on the basis of the abutting corner lot and the nearest two (2) lots with frontage on the same street as the subject lot.

      5.   These contextual setback provisions may not be used to reduce the setback of a street-facing garage door to less than twenty feet (20'). (Ord. 2018-16, 12-4-2018)

   A.   All off-street parking spaces must be located behind any applicable parking setback line. This requirement applies whether such spaces are located in a surface (open-air) parking lot or in a parking structure. Parking setbacks do not apply to on-street parking spaces, parking spaces located in an underground structure or parking spaces located above the ground floor.

   B.   Parking setbacks are measured in accordance with subsection 10-19-7A of this chapter. (Ord. 2018-16, 12-4-2018)

   A.   The build-to zone is the area on the lot where all or a portion of the street-facing building facade must be located, established as a minimum and maximum setback range, measured in accordance with the setback measurement provisions of subsection 10-19-7A of this chapter.

   B.   The street-facing building facade must be located in and extend along the length of the build-to-zone for a minimum distance equal to a percentage of the width of the lot, as required by specific provisions of this UDO. The required minimum percentage is calculated by dividing the width of the building facade located within the build-to-zone by the width of the lot. For purposes of this calculation, the width of the lot is the narrowest width of the lot within the build-to-zone.

   C.   On corner lots, the Zoning Administrator is authorized to designate which street is the primary street and which street is the secondary or side street. The primary street designation must be based on consideration of the following criteria:

      1.   The street with the highest functional street classification;

      2.   The street that the lot takes its address from; and

      3.   The street parallel to an alley within the block.

   D.   On corner lots, the building must be within the required build-to-zone for the first twenty five feet (25') extending from the intersection of the two (2) street rights-of-way. (Ord. 2018-16, 12-4-2018)

Building coverage is the total area of a lot covered by principal and accessory buildings. Only building areas beneath a roof are counted for purposes of measuring building coverage. A porch with a roof, for example, is counted, but an uncovered deck structure is not considered building coverage. (Ord. 2018-16, 12-4-2018)

Ceiling height is measured from the finished floor to the ceiling immediately above. At least fifty percent (50%) of the enclosed ground floor area must comply with established floor-to-ceiling height requirements and all of the first thirty feet (30') of building depth, measured from the principal street-facing facade, must comply with established ceiling height requirements. Buildings in existence or that were the subject of an approved building permit before the effective date specified in section 10-1-3 of this title are exempt from ceiling height requirements. (Ord. 2018-16, 12-4-2018)

   A.   Transparency regulations govern the percentage of a street- facing building facade that must be covered by glazed elements (e.g., transparent windows and doors).

   B.   Unless otherwise expressly stated, the transparency of a ground floor facade is measured between three feet (3') and eight feet (8') above the adjacent curb.

   C.   The transparency of an upper story facade is measured from top of the finished floor to the top of the finished floor above. When there is no floor above, upper story transparency is measured from the top of the finished floor to the top of the wall plate.

   D.   Glazed elements used to satisfy minimum transparency requirements must be clear and non-reflective and not be painted or tinted (transparent, low-emissivity glass is permitted). (Ord. 2018-16, 12-4-2018)

   A.   Required street-facing building entrances must provide ingress and egress for residents and customers. Additional entrances off another street, pedestrian area or internal parking area are also permitted.

   B.   An angled entrance may be provided at any corner of a building along the street to meet street-facing entrance requirements. (Ord. 2018-16, 12-4-2018)

   A.   Measurement:

      1.   Building height is measured as the vertical distance from the average ground elevation along the exterior building wall to the highest point of the subject building. For purposes of measuring height:

         a.   The average ground elevation is the mid-point between the highest and lowest ground elevations along the exterior building wall; and

         b.   The highest point of the building is the coping of a flat roof, the top of a mansard roof or shed roof, or the peak of the highest gable of a gambrel or hip roof. For buildings without a roof, height is measured to the highest point of the structure.

   B.   Exceptions:

      1.   Farm buildings and farm-related structures are not subject to building height limits.

      2.   Chimneys, elevators, equipment penthouses, monitors, cooling towers and ventilators may exceed maximum building height limits, provided they are not intended for human occupancy and they do not extend more than twenty feet (20') above the top of the principal structure to which they are attached. This twenty foot (20') limit may be increased through the special exception procedures of section 10-15-12 of this title.

      3.   Belfries, clock towers, cupolas, domes, flag poles and spires may exceed maximum building height limits, provided they are not intended for human occupancy and they are not more than one hundred fifty percent (150%) taller than the applicable height limit. This one hundred fifty percent (150%) limit may be increased through the special exception procedures of section 10-15-12 of this title. (Ord. 2018-16, 12-4-2018)

   A.   Fences And Walls: The height of fences and walls is measured as vertical distance from the average finished grade on the inside of the fence to the top of the fence or wall. Fences atop walls or landscape features (e.g., raised beds) are measured to average finished grade at the base of the wall or landscape feature. Fence posts may exceed the height of the highest connected portion of the fence by up to twelve inches (12").

   B.   Other Structures: The height of structures other than buildings, fences or walls is measured as vertical distance from the average finished grade at the base of the structure to the highest point of the structure. Unless otherwise expressly stated, the height of a structure may not exceed the maximum building height allowed in the subject zoning district. (Ord. 2018-16, 12-4-2018)

For the purpose of determining compliance with standards or requirements based on building occupancy or capacity, calculations must be based on the Building Code. (Ord. 2018-16, 12-4-2018)