The purpose of this chapter is to provide precision in the interpretation
of the Zoning Code. The meaning and construction of words and phrases
defined in this chapter apply throughout the Code, except where the
context indicates a different meaning.
(Ord. 19-1 § 3)
In interpreting the various provisions of the Code, the following
rules of interpretation shall apply:
A.
General Rules. The following general rules apply to the interpretation
and application of the Zoning Code.
1.
The
specific controls the general.
2.
In
case of conflict between the text and a figure, illustration, heading,
caption, diagram, or graphic, the text controls.
3.
Sections
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 section.
4.
Unless
the context clearly indicates the contrary, the following conjunctions
shall be interpreted as follows:
a.
"And" indicates that all connected words or provisions shall apply.
b.
"And/or" indicates that the connected words or provisions may apply
singularly or in any combination.
c.
"Or" indicates that the connected words or provisions may apply singularly
or in any combination.
d.
"Either… or" indicates that the connected words or provisions
shall apply singularly but not in combination.
5.
The
words "shall," "will," "must," and "is to" are always mandatory and
not discretionary. "Should" is a regulation that is not mandatory
but must be either fulfilled or the applicant must demonstrate an
alternative that fulfills the intent of the regulation. "May" is permissive.
6.
The
present tense includes the past and future tenses, and the future
tense includes the past.
7.
The
singular number includes the plural, and the plural, the singular.
8.
All
references to departments, committees, commissions, boards, or other
public agencies are to those of the City of West Sacramento, unless
otherwise indicated.
9.
All
references to public officials are to those of the City of West Sacramento,
and include designated deputies of such officials, unless otherwise
indicated.
B.
Calendar Days. All references to days are to calendar days,
unless otherwise indicated. If a deadline falls on a weekend or holiday,
or a day when the City offices are closed, it shall be extended to
the next working day. The end of a time period shall be the close
of business on the last day of the period (5:00 p.m.).
C.
Definitions. The Director shall make the interpretation for
any definition not expressly identified in this Code.
D.
Uncertainty of Boundaries. If an uncertainty exists as to
the boundaries of any zone shown on the Official Zoning Map, the following
rules shall apply:
1.
Boundaries
indicated as approximately following the centerlines of alleys, lanes,
streets, highways, streams, or railroads shall be construed to follow
such centerlines.
2.
Boundaries
indicated as approximately following lot lines, City limits, or extraterritorial
boundary lines shall be construed as following such lines, limits,
or boundaries.
(Ord. 19-1 § 3)
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 of sufficient detail to
allow easy verification upon inspection by the Director.
A.
Fractions. Whenever this Code requires consideration of distances,
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:
1.
General Rounding. Fractions exceeding one-half
or greater shall be rounded up to the nearest whole number and fractions
equal to or less than one-half shall be rounded down to the nearest
whole number, except as otherwise provided.
2.
Exception for State Affordable Housing Density Bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Government Code Section 65915 or any successor statute, and Chapter 17.23, Affordable Housing, Density Bonuses, and Incentives, any fractional number of units shall be rounded up to the next whole number.
B.
Measuring Distances.
1.
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.
2.
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.
3.
Measurements Involving a Structure. Measurements
involving a structure are made to the closest support element of the
structure. Structures or portions of structures that are entirely
underground are not included in measuring required distances.
4.
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
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.
5.
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 lot line of the subject project, in all directions.
 FIGURE 17.02.030.B: MEASURING DISTANCES
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C.
Measuring Height.
1.
Measuring Building Height. Building height
is measured from the average level of the highest and lowest points
where the vertical plane of the exterior walls touch existing or finished
grade, whichever is lower, to the highest point on the roof.
 FIGURE 17.02.030.C.1: MEASURING BUILDING HEIGHT
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2.
Measuring the Number of Stories. In measuring
the number of stories in a building, the following rules shall apply:
a.
An interior balcony or mezzanine shall be counted as a full story
if its floor area exceeds one-third of the total area of the nearest
full floor directly below it or if it is enclosed on more than two
sides.
b.
A basement shall be counted as a full story if the vertical distance
between finished grade and the finished surface of the floor above
the basement is more than six feet at any point.
c.
A story shall not exceed 25 feet in height from the upper surface
of the floor to the ceiling above.
 FIGURE 17.02.030.C.2: MEASURING THE NUMBER OF STORIES
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3.
Measuring Height of Fences or Walls. The
height of a fence or wall is measured as the vertical distance from
the average of the ground levels immediately adjacent to both sides
of the fence or wall to the height of such fence or wall.
 FIGURE 17.02.030.C.3: MEASURING HEIGHT OF FENCES OR WALLS
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4.
Measuring the Height of Decks. Deck height
is determined by measuring from the ground to the top of the floor
of the deck directly above the ground below.
 FIGURE 17.02.030.C.4: MEASURING HEIGHT OF DECKS
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D.
Measuring Lot Width and Depth.
1.
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.
2.
Lot Depth. Lot depth is measured along a
straight line down from the midpoint of the front property line of
the lot to the midpoint of the rear property line or to the most distant
point on any other lot line where there is no rear lot line.
 FIGURE 17.02.030.D: MEASURING LOT WIDTH AND DEPTH
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E.
Determining Average Slope. The average slope of a parcel is
calculated using the following formula: S = 100(I)(L)/A, where:
F.
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 outside perimeter of the exterior
walls and/or the centerline of interior walls.
1.
Included in Floor Area. Floor area includes,
but is not limited to, all habitable space (as defined in the California
Building Code) that is below the roof and within the outer surface
of the main walls of principal or accessory buildings or the centerlines
of party walls separating such buildings or portions thereof or within
lines drawn parallel to and two feet within the roof line of any building
without walls. 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.
2.
Excluded from Floor Area. Floor area does
not include mechanical, electrical, and communication equipment rooms
that do not exceed two percent of the building's gross floor area;
bay windows or other architectural projections where the vertical
distance between the lowest surface of the projection and the finished
floor is 30 inches or greater; areas that qualify as usable open space
such as balconies and outdoor terraces; rooms submerged more than
50% below the finished grade of the property; and areas used for off-street
parking spaces or loading spaces, driveways, ramps between floors
of a multi-level parking garage, and maneuvering aisles that are located
below the finished grade of the property.
3.
Non-Residential Uses. For non-residential
uses, gross floor area includes pedestrian access interior walkways
or corridors, interior courtyards, walkways, paseos, or corridors
covered by a roof or skylight. Non-residential gross floor area does
not include arcades, porticoes, and similar open areas that are located
at or near street level and are accessible to the public but are not
designed or used as sales, display, storage, service, or production
areas.
 FIGURE 17.02.030.F: DETERMINING FLOOR AREA
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G.
Determining Floor Area Ratio. The floor area ratio (FAR) is
the ratio of the floor area, excluding the areas described below,
of all primary and accessory buildings on a site to the site area.
To calculate the FAR, floor 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.
 FIGURE 17.02.030.G: DETERMINING FLOOR AREA RATIO
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H.
Determining Lot Coverage. Lot coverage is the ratio of the
total footprint area of all structures on a lot to the net lot area,
typically expressed as a percentage. The footprints of all principal
and accessory structures, including garages, carports, covered patios,
and roofed porches, shall be summed to calculate lot coverage. The
following structures shall be excluded from the calculation:
1.
Unenclosed
and unroofed decks, uncovered patio slab, porches, landings, balconies
and stairways less than four feet in height;
2.
Eaves
and roof overhangs projecting up to three feet from a wall;
3.
Trellises
and similar structures that have roofs that are at least 50% open
to the sky through uniformly distributed openings;
4.
Swimming
pools and hot tubs that are not enclosed in roofed structures or decks.
 FIGURE 17.02.030.H: DETERMINING LOT COVERAGE
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J.
Determining Setbacks (Yards). A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear property line. Required setbacks shall be unobstructed from the ground to the sky except where allowed pursuant to Section 17.22.050, Encroachments into Required Setbacks, subject to compliance with the Building Code. The following special regulations for determining yards apply when a lot abuts a proposed street or alley.
1.
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.
2.
Yards on Alleys.
a.
If a side lot line abuts an alley, the yard shall be considered an
interior side yard rather than a corner side yard.
b.
In calculating the minimum yard for any lot with an interior side
yard abutting an alley, no part of the width of the alley may be considered
as part of the required yard.
 FIGURE 17.02.030.J: DETERMINING SETBACKS (YARDS)
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(Ord. 19-1 § 3)
