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.
B. Parking Spaces. Provisions on how to calculate the quantity of parking spaces are detailed in Section
9.28.040, Calculating Off-Street Parking and Loading Spaces.
(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
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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.
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).
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).
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.
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.
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).
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;
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).
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:
A. Permitted projections into minimum setback areas pursuant to Section
9.21.110;
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.
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)