The purpose of this chapter is to provide the process for determining
building height and setbacks and identifying exceptions to height
limits and setback requirement. Additionally, this chapter also describes
special site development requirements. These standards are applicable
to all development in the city.
(Ord. No. 1000 § 4, 2022)
Chapter
17.36 (Development Standards by Base Zone) identifies the minimum development standards for development projects in the various base zones in the city. These include standards for minimum lot size, allowed density, height, and setback requirements. Additional requirements listed throughout this title include landscaping, fences and walls, lighting, and parking (see article
IV, Site Development Provisions).
(Ord. No. 1000 § 4, 2022)
The following rules apply to the calculation and determination
of height of structures within the city. The intent of these regulations
is to provide for compatibility in the measure 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 average elevation of the finished grade to the highest
point of the structure. The measure excludes architectural features
and appurtenances such as, but not limited to, chimneys, antennas,
elevator and similar mechanical equipment.
B. Height limits. Height limits are established throughout this title. Primarily, height limits are listed in chapter
17.36 (Development Standards by Base Zone) where they are listed by zone. Additional height limits are established for accessory structures (chapter
17.42), fences and walls (chapter
17.48), outdoor lighting (chapter
17.58), and signs (chapters
17.72 and
17.74).
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 17.34.030-2, Height Exceptions):
3. Spires,
bell towers, or similar architectural features.
FIGURE 17.34.030-2 HEIGHT EXCEPTIONS
|
(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023)
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. 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."
See Figure 17.34.040-1 (Front Yard Setback Measurement for Irregular
Lots).
FIGURE 17.34.040-1 FRONT YARD SETBACK MEASUREMENT FOR IRREGULAR
LOTS
|
C. Street
yards. Except as otherwise permitted, a street 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.
1. 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 section
17.34.040(E) (Allowed Encroachments or Projections into Required Yards).
2. 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.
3. Double-frontage
lots. Where a double-frontage lot 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 the yard requirements
are met.
4. Setback measurement. The setback of all buildings and structures shall be measured at a right angle from the property line or curb face as listed below. Except as permitted in section
17.34.040(E) (Allowed Encroachments or Projections 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 a variance, structures shall not extend beyond required setback lines.
a. Front yard and corner side yard setbacks are measured from the curb
face.
b. Rear yards and interior side yard setbacks are measured from the
property line.
FIGURE 17.34.040-2 SETBACK MEASUREMENT
|
E. Allowed encroachments or projections into required yards. In addition to the structures listed in chapter
17.42 (Accessory Structures) and chapter
17.48 (Fences, Walls, 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 project into required yards a maximum distance of three feet,
provided such appendages are supported only at, or behind, the building
setback line.
b. Chimneys, bay windows, media centers, fire escapes, exterior stairs
and landings, and similar architectural features may project into
required yards a maximum distance of two feet, provided such features
shall be at least three feet from a property line.
c. Balconies may project into required yards, private alleys, and access
drive aisles, provided such features shall be at least three feet
from a property line and minimum ten feet vertical clearance is provided.
d. Decks, platforms, uncovered porches, and landing places that do not
exceed a height of 36 inches above grade may project 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.
e. Minor structures and equipment. Minor accessory structures with less
than 120 square feet of floor area, and not exceeding six feet in
height, may be located within any interior side or rear setback area,
but not within any front or corner side yard setback area except where
screened from public view. Examples include, but are not limited to,
storage sheds, trash enclosures, doghouses, play equipment, and playhouses.
f. Pool accessories, including but not limited to slides, grottos and
pool equipment shall not be located within five feet of the side or
rear property line.
2. Nonresidential
encroachments.
a. Eaves, roof projections, awnings, and similar architectural features
when located at least eight feet above grade may project into required
yards a maximum distance of three feet, provided that such feature
shall be at least five feet from a property line.
b. Fireplace, 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 five feet from a property line.
FIGURE 17.34.040-3 ENCROACHMENTS
|
F. Additions.
For additions, the minimum side yard setback of the base zone or that
of the existing house shall apply, whichever is less, but shall not
encroach further into the side yard setback than the existing house.
(Ord. No. 1000 § 4, 2022)