16.104 rULES FOr MEASUrEMENT

J. Chapters and section headings contained herein shall not be deemed to govern, limit, modify, or in any manner affect the scope, meaning, or intent of any Chapter.

16.103.03 RULES FOR INTERPRETATION

The Director shall make the interpretation for any term or definition not expressly identified in the Zoning Code or provide clarification and determination of these rules.

16.104.01 PURPOSE AND APPLICABILITY

The purpose of this Chapter is to explain how to perform calculations and measurements required to implement the zoning regulations. All terms have the same meaning as the definitions in Part VII, General Terms, of the Zoning Code.

16.104.02 FRACTIONS

Whenever the Zoning Code requires consideration of distances, parking spaces, residential dwelling units or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

A. General Rounding. Fractions of one-half (0.5) or greater must be rounded up to the nearest whole number, and fractions of less than onehalf (0.5) must be rounded down to the nearest whole number, except as otherwise provided. B. Exception for State Affordable Housing Density

Bonus. The calculation of fractions when an applicant seeks a density bonus for a housing development pursuant to Government Code Section 65915 or any successor statute shall be done as provided by state law.

16.104.03 DETERMINING LOT AREA

Lot area is the total amount of land within the property lines of a parcel, usually calculated in square feet or acres. Lot area is used to calculate Floor Area Ratio (FAR), residential density, and lot coverage.

16.104.04 DETERMINING FLOOR AREA

The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure measured from the interior face of the exterior walls or, in the case of a shared wall, from the centerline of a wall separating the two buildings. Floor area is used to calculate Floor Area Ratio (FAR), determine parking requirements and all relevant impact fees, but the different types of floor area used to determine required parking for different uses, maximum FAR, and perform other calculations specific to different uses must be verified. Floor area is calculated in square feet.

A. Included in Floor Area. Floor area includes unenclosed decks, balconies, porches, and platforms if used for commercial or restaurant activity, if not used for commercial activity, it is not counted. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent. Floor area also includes: 1. All habitable space as defined in the Building Code on all levels and mezzanines, interior balconies, lofts, and closets; 2. Restrooms, lounges, lobbies, kitchens, storage areas, and interior hallways and corridors; 3. Portions of basements that meet Building Code requirements for habitable space; 4. Enclosed and roofed porches and balconies; 5. Interior courtyards, atria, paseos, walkways and corridors that are fully enclosed; 6. Storage and equipment spaces that are roofed and enclosed on all sides; and 7. Covered parking at or above grade.

B. Excluded from Floor Area.

Floor area does not include:

1. Stairways and stairwells (except at floor level); 2. Elevators and elevator equipment rooms and elevator shafts except at floor level; 3. Ramps to a subterranean or semi-subterranean parking structure or ramps between floors of a parking structure provided the ramp does not accommodate parking; 4. Loading spaces and docks used exclusively for loading and unloading;

5. Unenclosed decks, balconies, porches, and platforms not used for commercial or restaurant activity; 6. Subterranean or underground parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is five feet or less; 7. Semi-subterranean parking areas that meet the following criteria:

a. The parking area is located below finished grade along a minimum of one street frontage; b. The portions of the parking area located above finished grade are a result of the site’s slope and cannot feasibly be fully subterranean due to geological or physical site constraints; and c. The facades of any of the visible portions of the parking area located above finished grade are designed and landscaped to meet all of the applicable provisions of the Zoning Code;

8. Mechanical equipment rooms, electrical rooms, telecommunication equipment rooms, and similar space located below grade; and 9. Attics as defined in Chapter 16.701,

Land Use Terms and Definitions.

C. Commercial. In addition to above, the following apply when calculating commercial floor area:

1. Uncovered courtyards, arcades, atria, paseos, walkways, and corridors located at or near the street level or which are accessible to the general public are excluded from the floor area provided they are not used as sales, display, storage, service, or production areas. 2. Unenclosed decks, balconies, porches, and platforms that are used for commercial or restaurant activity are included in the floor area.

D. Floor Area for Parking Determination.

When calculating floor area for determining required parking, floor area means:

1. In the case of retail establishments, the area which is devoted to the display and selling of merchandise including space occupied by counters, fixtures, storage cabinets, and shelves; 2. In other cases, unless otherwise stated, the gross floor area is as calculated above.

16.104.05 DETERMINING RESIDENTIAL DENSITY

The maximum number of residential dwelling units allowed on any site is determined by dividing the area of the site in square feet by the minimum number of square feet of lot area required for each residential dwelling unit in the zoning district where the site is located.

16.104.06 DETERMINING LOT FRONTAGE

Lot frontage refers to that part of a lot abutting a street and determines the applicability of setback, access, and other requirements. The front lot line is the shortest line abutting a street line. The front yard on different types of lots is typically defined by the primary orientation and includes the following:

A. Corner lot. The front of a lot bounded by two or more intersecting streets is the narrowest dimension of the lot with street frontage or the building orientation from which front door access is taken. B. Double frontage lot. When a lot that is not a corner lot has a pair of opposite lot lines along two more or less parallel public streets, both street lines shall be deemed front lot lines. Where buildings exist on the lot, frontage may be established by the orientation of the buildings, or if the building orientation does not clearly indicate lot frontage, by the location of the principal entrance. C. Flag lot. The front of a flag lot is the side from which access is taken. D. Irregular lot. In cases of an irregular lot or where there is discrepancy in determining the lot frontage, the Director shall make the determination.

16.104.07 DETERMINING SETBACKS

A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear lot line. The following regulations for determining yards apply when a lot abuts a proposed street or alley. For nonrectilinear parcels, setbacks shall be determined in accordance with the standards for measuring parcel width and depth in Section 16.104.11, Measuring Lot Width And Depth.

A. Yards abutting planned street expansions. If a property 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, the required setback shall be established from the future right-of-way rather than the property line.

FIGURE 16.104-A: DETERMINING SETBACKS (YARDS)

Lot line

Rear setback

Side setback Side setback

Front setback

Front setback requirement does not include front porch

Yards on alleys.

1. If a side lot line abuts any alley, the yard shall be considered an interior side yard rather than a corner side yard. 2. In computing the minimum yard for any lot where such yard abuts an alley, no part of the width of the alley may be considered as part of the required yard.

B. Measuring setbacks or yards. Setbacks shall be measured as the distance between the nearest lot line and the closest point on the exterior of a building or structure, excluding building projections permitted by

Section 16.501.07, Projections Into Required Yards, along a line at right angles from the adjacent City right-of-way. Setbacks shall be unobstructed from the ground to the sky unless an easement encroachment has been authorized or exceptions have been made, subject to compliance with the Building Code. C. Unknown property lines. Where the property line of a developed lot is not known, the Director shall require an applicant to submit a survey by a licensed Professional

Land Surveyor to verify or establish a property line.

16.104.08 DETERMINING FLOOR AREA RATIO

The Floor Area Ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate the 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 site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0.

A. Excluded from floor area in calculating

FAR. The following are excluded from the floor area when calculating FAR: 1. Underground Areas. Floor area located below finished grade. 2. Parking. Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is five feet or less. Structured parking areas located above finished grade where the vertical distance between finished grade and the floor of the parking level is 5 feet or less.

B. Lot area adjustments when calculating FAR.

The following adjustments to the lot area shall be made when calculating FAR:

1. Vehicular easements. (excluding easements for utility purposes), private streets and the pole portion of flag lots shall be excluded from the calculation of lot area. 2. Street dedications. If a street dedication is required, the calculation shall be based on the total area of the lot excluding the street dedication area.

FIGURE 16.104-B: DETERMINING FLOOR AREA RATIO

FAR = 0.5 FAR = 1.0 FAR = 1.5

16.104.09 DETERMINING LOT COVERAGE

Lot coverage is the ratio of the total footprint area of all structures on a lot to the lot area, typically expressed as a percentage. The footprints of all principal and roofed accessory structures, including garages, carports, and roofed porches and decks shall be summed in order to calculate lot coverage. The following structures shall be excluded from the calculation:

A. Unenclosed, unroofed decks, uncovered patio slab, porches, landings, balconies and stairways less than six feet in height; B. Eaves and roof overhangs projecting up to three feet from a wall; C. Trellises and similar structures that do not have solid roofs; and D. Swimming pools and hot tubs that are not enclosed in roofed structures. E. Dog houses, children’s playhouses, garbage enclosures, accessory structures less than 120 square feet and other similar structures, provided they are less than 6 feet in height.

FIGURE 16.104-C: DETERMINING LOT COVERAGE

Include footprints of all principal and accessory structures, including garages and carpots.

Exclude unenclosed decks, porches, landings, balconies, and stairways, the portions of which are less than 6 feet in height. Exclude trellises that do not have solid roofs.

Exclude one (1) non-habitable accessory structures less than 120 square feet of roof area.

Lot line

Exclude eaves and roof overhangs projecting up to 3 feet from a wall.

16.104.10 MEASURING DISTANCES

A. 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. B. 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. C. Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure and include portions of the structure above or below the ground. D. 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 along the shortest side of the vehicle path. For example, curving driveways and travel lanes are measured along the shortest path of the driveway or travel lane.

E. Measuring a Buffer or 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 all directions.

16.104.11 MEASURING LOT WIDTH AND DEPTH

Figure 16.104-D: Measuring Lot Width And Depth, shows the various ways to calculate lot width and depth as described below. Lot A represents a rectilinear lot, Lot B a non-rectilinear lot, and Lot C a flag lot.

A. Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines. B. Lot Depth. Lot depth is the horizontal distance between the front and rear property lines measured along a straight line drawn from the midpoint of the front lot line to the midpoint of the rear lot line or to the most distant point on any other lot line where there is no rear lot line.

FIGURE 16.104-D: MEASURING LOT WIDTH AND DEPTH

Front lot line of Lot A Midpoint of front lot line of Lot A

Front lot line Midpoint of front lot line

Side lot line of Lot C Side lot line of Lot A Lot width

90°

Rear lot line of lot A

Front lot line of lot C

Lot width Lot depth

Midpoint of lot depth line Lot depth Midpoint of lot depth line

Lot A

Midpoint of rear lot line of Lot A

Midpoint of front lot line of Lot C Side lot line

Lot C

Midpoint of rear lot line of Lot C Lot width Lot depth Midpoint of lot depth line

Lot B

Side lot line

Most distant point (when no rear lot line)

16.104.12 DETERMINING GRADE

Grade is the location of the ground surface. For purposes of the Zoning Code, the grade of a building site used to determine building height shall be determined by one or more of the following:

A. Existing grade. The existing elevation of the ground at any point on a lot prior to grading for development. Existing grade may also be referred to as natural grade. B. Finished grade. The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the lot line, or when the lot line is more than 5 feet from the building, between the building and a line 5 feet from the building. C. Grade plane. A reference plane representing the average elevation of the highest and lowest point of the finished surface of the ground adjoining the exterior building walls as defined in the California Building

Code. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than 5 feet from the building, between the building and a point 5 feet from the building.

FIGURE 16.104-E: GRADE PLANE

Front Property Line

5 ft 5 ft

Reference plane (average of elevations) X X Lowest elevation within 5 ft in front

Lowest elevation within 5 ft in rear

Rear Property Line

16.104.13 MEASURING BUILDING HEIGHT

A. The height of a proposed residential structure or addition is measured from the average elevation of that portion of the lot covered by the proposed residential structure or addition to the highest point of the roof with the following exceptions: 1. In the case of a roof with parapet walls, height is measured to the top of the parapet wall; 2. In the case of a gambrel roof, the average height of the roof is measured to a point between the ridge and the point where the uppermost change in the roof’ slope occurs; and 3. In the case of a mansard roof, height is measured to the upper level of the roof deck.

B. Dormers, as defined in Chapter 16.701, Land

Use Terms And Definitions, shall not be included in the average height calculation. C. If a single structure crosses a zoning district boundary (e.g., where one structure is located in two or more different zoning or height districts), the maximum height shall be measured separately for each portion of the structure in order to ensure compliance with the zoning district in which it is located. D. Building height calculations shall exclude rooftop appurtenances and features that do not contain conditioned space and are not intended for human occupancy, and public utility facilities, which by design or function must exceed the established height limits as provided for in Section 16.501.05, Height Exceptions.

16.104.14 DETERMINING THE NUMBER OF STORIES IN A BUILDING

A. A building story is that portion of a building between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. 1. If the finished floor level directly above a basement or cellar is more than 6 feet above natural grade for more than 50 percent of the total perimeter, such basement or cellar shall be considered a story. 2. A partial story under a gable, hip, or gambrel roof shall be considered a story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor of such story.

FIGURE 16.104-F: DETERMINING STORIES

1 Story

1 Story

Exterior walls are less than 4', not a story

Finished Floor Level Greater than 6' from Natural Grade

16.104.15 MEASURING HEIGHT OF FENCES AND WALLS

The height of any fence or wall shall be determined by measuring the vertical distance from the lowest finished grade within a 3-foot radius of any point on the fence or wall to the highest point of any portion of the fence or wall. In the case of fences or walls between the setback line and lot line, height shall be measured from highest finished grade adjacent to the fence or wall to the top of the fence or wall.

A. Measuring height of fences on retaining walls.

The height of a fence that is on top of a retaining wall is measured from the lowest finished grade point within a 3-foot radius of any point on such fence to the highest point of the fence on the highest side of the wall. Any fence or railing required to comply with minimum height in applicable

Building Code requirements is permitted. B. Measured in a continuum. The height shall be measured in a continuum at each point along the wall or fence.

FIGURE 16.104-G: MEASURING HEIGHT OF FENCES AND WALLS

3 ft

Maximum height from grade

Lowest point of existing grade within 3 ft