The purpose of this Chapter is to explain how various measurements
to which this Ordinance refers shall be calculated.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
For all calculations, the applicant shall be responsible for
supplying drawings illustrating the measurements that apply to a project.
These drawings shall be drawn to scale and provide sufficient detail,
including relevant dimensions, to allow easy verification upon inspection
by the Director.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
Whenever this Ordinance requires consideration of parking spaces,
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 shall
be rounded up to the nearest whole number, and fractions of less than
one-half (0.5) shall be rounded down to the nearest whole number,
except as otherwise provided.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
Measurements Are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a parcel line, the measurement is made at the closest or shortest distance between the 2 objects. Notwithstanding the above, measurements for non-rectilinear parcels shall be made in accordance with Section 9.04.070(A)(2).
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 of distance
to a structure are measured to the closest exterior wall of the structure.
Structures or portions of structures that are entirely underground
are not included in measuring required distances.
D.
Measurement of Vehicle Queuing or Travel Areas. The minimum
travel distance for vehicles, such as garage entrance setbacks, is
measured down the center of the vehicle travel area. For example,
curving driveways and travel lanes are measured along the center arc
of the driveway or traffic lane.
E.
Measuring 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 parcel line
of the subject project.
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FIGURE 9.04.040: MEASURE DISTANCES
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(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
Height shall be the vertical distance from the highest point
of any structure to the ground level directly below, except as otherwise
provided in this section.
A.
Measuring Building Height. Building height is the vertical distance at any point in a given plane measured from the Average Natural Grade (ANG), Segmented Average Natural Grade (SANG), or Theoretical Grade (TG). Any of these methodologies can be utilized, except on sloped parcels as described in Section 9.04.050(B), only SANG and TG are authorized.
1.
ANG. Average Natural Grade is the average
elevation of the ground level of the parcel surface as measured at
the intersection of the minimum rear and front setback lines (or parcel
lines if no setbacks are required) with the minimum side setback lines
(or parcel lines if no setbacks are required) of the parcel.
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FIGURE 9.04.050.A.1: AVERAGE NATURAL GRADE HEIGHT MEASUREMENTS
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2.
SANG. Segmented Average Natural Grade is
measured from the elevation levels of 3 equal segments between the
front setback line and rear setback line. The 3 equal segments shall
be created by drawing imaginary lines connecting opposite side setback
lines (or parcel lines if no setbacks are required) at 1/3 increments
of the depth of the parcel from the front setback line to the rear
setback line (or parcel lines if no setbacks are required). The elevation
for the front 1/3 segment shall be equal to the elevation of the midpoint
of the front setback line (or parcel line if no setback is required).
The elevation for the rear 1/3 segment shall be equal to the elevation
of the midpoint of the rear setback line (or parcel line if no setback
is required). The elevation of the middle 1/3 segment shall equal
the halfway elevation between the front and rear 1/3 segments.
For parcels larger than 30,000 square feet, Segmented Average Natural Grade can be measured with a maximum of 4 equal segments utilizing the methodology described in this Section 9.04.050(A)(2).
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FIGURE 9.04.050.A.2: SEGMENTED AVERAGE NATURAL GRADE HEIGHT
MEASUREMENTS
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3.
TG. Theoretical Grade is an imaginary line
from the midpoint of the parcel on the front setback line to the midpoint
of the parcel on the rear setback line (or parcel lines if no setbacks
are required).
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FIGURE 9.04.050.A.3: THEORETICAL GRADE HEIGHT MEASUREMENTS
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B.
Measuring Building Height on Sloped Parcels
1.
Sloped Parcels, Front to Back: On parcels
with a grade change of 10% or more between the midpoint of the minimum
front setback line and the midpoint of the minimum rear setback line
(or parcel lines if no setbacks are required), heights shall be measured
either from Theoretical Grade or from Segmented Average Natural Grade.
2.
Sloped Parcels, Side to Side: On parcels
with a grade change of 10% or more between the midpoint of the minimum
side setback line and the midpoint of the opposite side setback line
(or parcel lines if no setbacks are required) AND with a grade change
of a greater percentage than the slope from the midpoint of the minimum
front setback line and the midpoint of the minimum rear setback line,
heights shall be measured from the Theoretical Grade line between
the midpoint of the minimum side setback line and the midpoint of
the opposite side setback line or from Segmented Average Natural Grade.
C.
Measuring First Story Street Wall Height. Street wall height
is measured from finished grade at all points along the sidewalk to
all points of the first story wall directly above each point along
the sidewalk.
D.
Measuring Fence, Wall, and Hedge Height. The height of any
fence, wall, or hedge shall be measured from the lowest finished grade
adjacent to either side of the fence, wall, or hedge. The height shall
be measured in a continuum at each point along the fence, wall, or
hedge. In the case of fences, walls, or hedges that are parallel to
and within 5 feet of a public sidewalk or other public way, grade
shall be the elevation of the closest point on the sidewalk or public
way.
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FIGURE 9.04.050.D.1: MEASURING HEIGHT OF FENCES OR WALLS
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1.
Measuring the Height of Fences on Retaining Walls. Notwithstanding the above, the height of a fence that is
on top of a retaining wall is measured from the lowest existing 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.
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FIGURE 9.04.050.D.2: MEASURING HEIGHT OF FENCES ON RETAINING
WALLS
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(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; Added
by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
Mezzanines, basements, and attics shall not be counted as stories.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A.
Parcel Width.
1.
Rectilinear Parcels. Parcel width shall be
determined by measuring the distance between side parcel lines. The
measurement shall be determined by the length of a straight line drawn
at right angles to the side parcel lines and parallel with both the
front and rear parcel lines (see illustration A).
2.
Non-rectilinear Parcels. A series of measurements
based on the location of the side parcel lines shall be required to
determine varying parcel widths at any given locations on the parcel.
Once the side and rear parcel lines of a non-rectilinear parcel are
established (see definitions of "side parcel line" and "rear parcel
line"), a series of measurements shall be made parallel to the front
parcel line (see illustrations B and C).
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FIGURE 9.04.070: MEASURING PARCEL WIDTH AND DEPTH
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B.
Parcel Depth. The longest perpendicular length between a front
and rear parcel line or an imaginary extension of a rear parcel line
as necessary for non-rectilinear parcels (see illustration D).
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
The floor area of a building is the total gross horizontal areas
of all floors of a building, including usable basements and all other
areas 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 2 buildings. Floor area also includes unenclosed decks, balconies,
porches, and platforms used for commercial or restaurant activity.
In addition to calculating floor area ratio, floor area shall be used
to determine parking requirements and all relevant impact fees, including,
but not limited to, affordable housing fees, transportation impact
fees, childcare linkage fees, cultural arts fees, and parks and recreation
fees.
A.
Included in Floor Area. Floor area is deemed to include:
1.
The
actual floor space of all habitable rooms 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;
2.
Elevators, elevator equipment rooms, and elevator shafts;
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 as required by Section 9.28.080;
5.
Unenclosed decks, balconies, porches, and platforms not used for
commercial or restaurant activity;
6.
In the Third Street Promenade Area, unenclosed rooftop areas used
for commercial or restaurant activity ("unenclosed rooftop areas"),
subject to the following specific standards:
a.
Unenclosed rooftop areas shall be surrounded by a barrier not
to exceed 42 inches in height with an allowable transparent barrier
not to exceed 42 inches in height. The barrier shall be permanently
affixed to the rooftop,
b.
Unenclosed rooftop areas, including barrier, shall be set back
a minimum 5 feet from the edges of the building,
c.
Portable restrooms, storage sheds, or other similar temporary
structures shall not be permitted on the rooftop,
d.
Rooftop features such as sunshades, trellises, or canopies shall
not exceed 10 feet in height with a maximum aggregate coverage of
50% of the unenclosed rooftop area,
e.
Unenclosed rooftop areas shall not be accessible to the public
outside of their normal business operating hours;
7.
Covered and uncovered courtyards, arcades, atria, paseos, walkways,
and corridors located at or near the street level and are accessible
to the general public provided they are not used as sales, display,
storage, service, or production areas;
8.
Parking areas located below finished grade or finished floor of habitable
space where the vertical distance between finished grade and finished
floor is 5 feet or less;
9.
Semi-subterranean parking areas that meet the following criteria:
a.
The parking area is located below finished grade along a minimum
of 1 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 façades of any of the visible portions of the parking
area located above finished grade are appropriately treated and landscaped;
10.
Mechanical equipment rooms, electrical rooms, telecommunication
equipment rooms, and similar space located below grade;
11.
Enclosures constructed pursuant to Section 9.31.060, Automobile/Vehicle Repair, Major and Minor, for outdoor hoists in existence on the adoption of Ordinance Number 1452CCS;
12.
Attics;
13.
Accessory dwelling units and junior accessory dwelling units established in accordance with Section 9.31.025;
14.
Commercial outdoor space permitted pursuant to Sections 9.31.199, Outdoor Commercial Uses on Private Property, and 9.31.200, Outdoor Dining and Seating on Sidewalks, shall be excluded from floor area;
15.
In the Third Street Promenade Area, any unenclosed rooftop parking areas on City-owned parking structures as set forth in Section 9.10.050(A).
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2649CCS § 2, adopted September 8, 2020; Ord. No. 2726CCS § 2, adopted October 25, 2022; Ord. No. 2741CCS § 2, adopted April 11, 2023; Ord. No. 2754CCS, August 22, 2023; Ord. No. 2761CCS, October 10, 2023)
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 FAR, floor area is divided
by site 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.
For parcels containing 1 or more zoning designations, only that portion
zoned for commercial or industrial use shall be used as parcel area
when calculating floor area ratio.
A.
Floor Area Ratio Exclusion.
1.
Floor
area devoted to basements;
2.
Unenclosed decks, balconies, porches, outdoor dining areas permitted pursuant to Section 9.31.200, Outdoor Dining and Seating on Sidewalks, provided the dining areas have not more than a 42-inch high barrier surrounding the dining area and is visible from the public right-of-way, and other open spaces, and outdoor space permitted pursuant to Section 9.31.199, Outdoor Commercial Uses on Private Property.
3.
In the Third Street Promenade Area, any unenclosed rooftop parking areas on City-owned parking structures that are converted to outdoor rooftop commercial use in accordance with Section 9.10.050(A).
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FIGURE 9.04.090: DETERMINING FLOOR AREA RATIO
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(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2726CCS § 3, adopted October 25, 2022; Ord. No. 2741CCS § 3, adopted April 11, 2023;Ord. No. 2754CCS, adopted 8/22/2023; Ord.
No. 2761CCS, adopted 10/10/2023)
Parcel coverage is the ratio of the total footprint area of all structures on a parcel to the parcel area, typically expressed as a percentage. Areas directly below projections as identified in Section 9.21.110 that are not within minimum setback areas shall be considered part of the footprint area of a story for purposes of calculating parcel coverage for that story. Areas directly below a fully-enclosed second-story cantilever shall be considered part of the ground floor footprint area for purposes of calculating ground floor parcel coverage. Areas in any single-story portion of the building that exceed the height of the second story shall be considered part of the second-story footprint area for purposes of calculating second-story parcel coverage. Areas covered by or directly below the following shall be excluded from the footprint area for purposes of determining parcel coverage:
B.
Eaves, awnings, canopies, sun shades, sills, cornices, belt courses, or other similar solid architectural features not within minimum setback areas project up to the same distances as permitted pursuant to Section 9.21.110;
C.
Greenhouse windows, bay windows, or similar architectural features not within minimum setback areas projecting to the same dimensions as permitted pursuant to Section 9.21.110;
D.
First-story
roofed front porches of principal buildings that are open on at least
the front and one side elevation not within minimum setback areas;
E.
Upper-story
stepback areas that are open to the sky or covered by a roof structure
that is at least 50% open to the sky;
F.
First-story
outdoor areas open on at least 2 sides that are covered or below a
permitted upper-story outdoor space;
G.
Projecting
upper-story outdoor space not within minimum setback areas open on
at least 2 contiguous sides and open to the sky or covered by a roof
structure that is at least 50% open to the sky;
H.
Accessory dwelling units and junior accessory dwelling units established in accordance with Section 9.31.025;
I.
Within
the R1 District, areas totaling no more than 3% of the parcel area
directly below a fully enclosed second-story cantilever; and
J.
Within
the R1 District, accessory structures that are open to the sky or
covered by a roof structure that is at least 50% open to the sky.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015; amended
by Ord. No. 2624CCS § 2, adopted November 12, 2019; Ord. No. 2649CCS § 3, adopted September 8, 2020)
A.
Corner Parcel. The front of a parcel is the narrowest dimension
of the parcel with street frontage. For corner parcels with equal
street frontage dimensions, the front of the parcel is the street
frontage that is consistent with the prevailing street frontage orientations
along the block where the corner parcel is located.
B.
Through Parcel (Double Frontage Parcel). The front setback
borders the street primarily used as frontage by the majority of neighboring
parcels.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
The maximum number of dwelling units allowed on any site shall
be determined by dividing the area of the site, including ½
of the area of an abutting rear alley, by the minimum number of square
feet for each dwelling unit as required in the Zoning District in
which the site is located. However, in the R2, R3, and R4 districts,
no portion of the rear alley shall be used to calculate the area of
the site except for 100% Affordable Housing Projects.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
A line defining a required setback is parallel to and at the specified distance from the corresponding property line. For non-rectilinear parcels, setbacks shall be determined in accordance with the standards for measuring parcel width and depth in Section 9.04.070. The following special regulations for determining setbacks apply when a parcel abuts an alley or walk street.
A.
Side Parcel Line Abutting an Alley. If a side parcel line
abuts an alley, the setback shall be considered an interior side setback
rather than a street side setback.
B.
Rear Parcel Line Abutting an Alley. Where a rear parcel line
abuts an alley, the rear setback shall be measured from the center
line of the alley.
C.
Rear Parcel Line Abutting a Walk Street. Where a rear parcel
line abuts a walk street, the rear setback shall be measured from
the center line of the walk street.
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FIGURE 9.04.130: DETERMINING SETBACKS
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(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
For the purpose of calculating required landscaping for off-street
parking facilities, parking areas are deemed to include parking and
loading spaces as well as aisles, vehicle entry and exit areas, and
any parking related paved areas. Parking area does not include enclosed
vehicle storage areas.
(Added by Ord. No. 2486CCS §§
1, 2, adopted June 23, 2015)
To determine whether a project on a parcel with an existing
structure that proposes an addition consisting of residential uses,
or a conversion of existing space from nonresidential to residential
uses, meets the definition of a housing project as defined by Section
9.52.020.1125, the floor area of the existing structure that will
remain dedicated to nonresidential uses shall be excluded.
(Added by Ord. No. 2742CCS §
2, adopted April 11, 2023)
