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.
FIGURE 9.04.040: MEASURE DISTANCES  |
(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.
FIGURE 9.04.050.A.1: AVERAGE NATURAL GRADE HEIGHT MEASUREMENTS  |
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).
FIGURE 9.04.050.A.2: SEGMENTED AVERAGE NATURAL GRADE HEIGHT MEASUREMENTS  |
 |
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).
FIGURE 9.04.050.A.3: THEORETICAL GRADE HEIGHT MEASUREMENTS  |
 |
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.
FIGURE 9.04.050.D.1: MEASURING HEIGHT OF FENCES OR WALLS  |
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.
FIGURE 9.04.050.D.2: MEASURING HEIGHT OF FENCES ON RETAINING WALLS  |
(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).
FIGURE 9.04.070: MEASURING PARCEL WIDTH AND DEPTH  |
 |
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 two buildings. In addition to calculating floor area ratio, floor area shall be used to determine parking requirements and all applicable 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 porches and balconies;
5.
Unenclosed decks, balconies, porches, and platforms used for commercial or restaurant activity;
6.
Enclosed interior courtyards, atria, paseos, walkways and corridors;
7.
Enclosed storage and equipment spaces; and
8.
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.
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;
6.
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;
7.
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;
8.
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 façades of any of the visible portions of the parking area located above finished grade are appropriately treated and landscaped;
9.
Mechanical equipment rooms, electrical rooms, telecommunication equipment rooms, and similar space located below grade;
10.
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;
11.
Attics;
12.
Accessory dwelling units and junior accessory dwelling units established in accordance with Section 9.31.025;
13.
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.
14.
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; Ord. No. 2814CCS, May 27, 2025; Ord. No. 2825CCS, September 9, 2025; Ord. No. 2850CCS, March 10, 2026)
Floor area ratio (FAR) is the ratio of the floor area, as specified in Section 9.04.080, 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 more than one zoning designation pursuant to Section 9.21.040, the maximum floor area shall be calculated according to the parcel area within each Zoning District and the corresponding floor area ratio for the district.
A.
Areas Excluded from Floor Area Ratio. The following areas shall be excluded when calculating FAR in nonresidential zoning districts:
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.
FIGURE 9.04.090: DETERMINING FLOOR AREA RATIO  |
(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; Ord. No. 2814CCS, 5/27/2025)
Floor area ratio (FAR) is the ratio of the floor area, as specified in Section 9.04.080, of all principal and accessory buildings on a site to the site area and subject to the inclusions and exclusions below. To calculate FAR, the 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 5,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 0.50. For parcels containing more than one zoning designation, pursuant to Section 9.21.040, the maximum floor area shall be calculated according to the parcel area within each Zoning District and the corresponding floor area ratio for the district.
A.
Areas Included in Floor Area Ratio. The following areas shall be included when calculating FAR in residential zoning districts:
B.
Areas Excluded from Floor Area Ratio. The following areas shall be excluded when calculating FAR in residential zoning districts:
(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; Ord. No. 2814CCS, 5/27/2025)
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.
FIGURE 9.04.130: DETERMINING SETBACKS  |
(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)