The purpose of this chapter is to provide the process for determining
building height and setbacks and identifying exceptions to height
limits and setback requirements, including those for the corner lot
vision triangle.
(Ord. 2014-01 § 1)
The following rules apply to the calculation and determination
of height of structures in the City. The intent of these regulations
is to provide for compatibility in the measurement of building height
under a variety of circumstances (e.g., sloped site).
A.
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.
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FIGURE 19.70.020-1 HEIGHT MEASUREMENT
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B.
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.
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FIGURE 19.70.020-2 HEIGHT LIMIT MEASUREMENT
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C.
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):
(Ord. 2014-01 § 1)
A.
General
Yard and Setback Requirements.
1.
Required
Yard Area. Except as otherwise specified in this title, required yard
areas shall be kept free of buildings and structures.
2.
Exclusivity
of Required Yard Area. No yard or other open space provided around
any building for the purpose of complying with this title shall be
considered as providing a yard or open space for any other building
or structure.
B.
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."
C.
Street
Side Yards. Except as otherwise permitted, a street side yard shall
be used only for landscaping, pedestrian walkways, driveways, or off-street
parking.
D.
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.
E.
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).
F.
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.
G.
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.
H.
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.
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FIGURE 19.70.030-1 SETBACK MEASUREMENT
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I.
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:
1.
Residential
Encroachments.
a.
Eaves, roof projections, awnings, and similar architectural features
may encroach into required yards a maximum distance of three feet,
provided such appendages are supported only at, or behind, the front
building setback line, and a minimum of four feet from any side lot
line.
b.
Replacement chimneys, bay windows, balconies, media centers, fire
escapes, exterior stairs and landings, and similar architectural features
may encroach a maximum distance of two feet into required side yards
or three feet into any required rear yard, provided such features
shall be at least three feet from a property line.
c.
Decks, platforms, uncovered porches, and landing places that do not
exceed a height of 36 inches above grade may encroach into any front
or corner side yard a maximum distance of six feet and project into
any rear or interior side yard up to five feet from the property line.
d.
Encroachments are not permitted over a lot line and encroachment
provisions would not apply to zero lot line situations.
2.
Nonresidential
Encroachments.
a.
Eaves, roof projections, awnings, and similar architectural features
when located at least eight feet above grade may encroach into required
yards a maximum distance of three feet, provided that such feature
shall be at least four feet from a property line.
b.
Fireplaces, chimneys, bay windows, balconies, fire escapes, exterior
stairs and landings, and similar features may project into the required
yard a maximum distance of two feet, provided that such features shall
not occupy more than 25 square feet of each required yard and shall
be at least four feet from a property line.
c.
Canopies and posts and/or awnings may be allowed to extend over City-owned
sidewalks in the downtown design review district provided they are
approved as part of an acceptable site plan, provided they are maintained
by the owner of the building or structure to which they are affixed,
provided they do not become a public nuisance or threat to public
health and safety and provided an easement agreement is executed with
the City.
d.
Encroachments are not permitted over a lot line, except when allowed
over City-owned sidewalks as indicated above. Encroachment provisions
would not apply to zero lot line situations.
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FIGURE 19.70.030-2 ENCROACHMENTS
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1.
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Projection of eaves, roof projections, awnings, and similar
architectural features: three feet.
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2.
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Projection of replacement chimneys, bay windows, balconies,
fire escapes, exterior stairs and landings, and similar architectural
features: two feet, provided features are set back at least three
feet from a property line.
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3.
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Projection of decks, platforms, uncovered porches, and landing
places that do not exceed a height of 36 inches:
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a.
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Front or corner side yard—six feet.
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b.
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Side or rear yard—feature may be constructed up to five
feet from the property line.
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(Ord. 2014-01 § 1)
Vision triangles apply only to corner lots. The boundaries of
a vision triangle are formed by drawing lines from the point of intersection
of a lot's street corner property lines to points 30 feet along the
two property lines and then connecting the two points with a straight
line.
A.
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.
B.
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.
C.
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).
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FIGURE 19.70.040-1 CORNER LOT VISION TRIANGLE
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(Ord. 2014-01 § 1)
