The purpose of this chapter is to explain how various measurements
referred to in this title are to be calculated.
For all calculations, the applicant is responsible for supplying
drawings illustrating the measurements that apply to a project. These
drawings must be drawn to scale and of sufficient detail to allow
easy verification upon inspection by the Community Development Director.
The average slope of a parcel of land, or any portion thereof,
is calculated using a topographic map conforming to National Mapping
Standards and having a scale of not less than one inch equals 200
feet and a contour interval of not more than five feet), and the following
formula: S = 0.00229(I)(L)/A, where:
A.
S =
Average slope (in percent)
B.
I =
Contour interval (in feet)
C.
L =
Total length of all contour lines on the parcel (in feet), excluding
the length of contours in drainage channels and in natural water courses
below the 25-year flood level
D.
A =
Area of subject area for which the slope is to be determined (in square
feet)
|
FIGURE 30.15.030: DETERMINING AVERAGE SLOPE
 |
The area of a watercourse includes all land within the top of
either bank of any watercourse within the City of Santa Barbara.
A.
Mission Creek.
1.
"Top
of bank" for Mission Creek means the line formed by the intersection
of the general plane of the sloping side of the watercourse with the
general plane of the upper generally level ground along the watercourse;
or, if the existing sloping side of the watercourse is steeper than
the angle of repose (critical slope) of the soil or geologic structure
involved, "top of bank" shall mean the intersection of a plane beginning
at the toe of the bank and sloping at the angle of repose with the
generally level ground along the watercourse. The angle of repose
is assumed to be 1.5 (horizontal):1 (vertical) unless otherwise specified
by a geologist or soils engineer with knowledge of the soil or geologic
structure involved.
2.
"Toe
of bank" for Mission Creek means the line formed by the intersection
of the general plane of the sloping side of the watercourse with the
general plane of the bed of the watercourse.
B.
Creeks other than Mission Creek. "Top of bank" and "toe of
bank" for creeks other than Mission Creek shall be determined by the
Community Development Director on a case by case basis based upon
conditions at the site, in consultation with the Parks and Recreation
Department and Public Works Department.
Whenever this title requires consideration of the following:
(1) required number of parking spaces; or (2) maximum number of residential
units, expressed in numerical quantities, all calculations shall use
fractions no smaller than hundredths, and if the end result of a calculation
contains a fraction of a whole number, the results shall be rounded
as follows:
A.
General Rounding. Fractions are to be rounded down to the
nearest whole number, except as otherwise provided.
B.
Exception for State Affordable Housing Density Bonus. For projects eligible for bonus density pursuant to Government Code Section 65915 or any successor statute, and Chapter 30.145, Affordable Housing and Density Bonus and Development Incentives, any fractional number of units shall be rounded up to the next whole number.
C.
Exception for Inclusionary Housing. In determining the number of Inclusionary Units required by Chapter 30.160, Inclusionary Housing, any decimal fraction less than 0.5 shall be rounded down to the nearest whole number, and any decimal fraction of 0.5 or more shall be rounded up to the nearest whole number.
A.
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.
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. When measuring a required
distance involving a structure, the measurements are made to the closest
exterior wall or exterior element of the structure. Structures or
portions of structures that are entirely underground are not included
in measuring required distances.
|
FIGURE 30.15.060.A, B, AND C: MEASURING DISTANCES
 |
D.
Measurement of Vehicle Stacking or Travel Areas. Measurement
of a minimum travel distance for vehicles, such as vehicle backup
distance, 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.
|
FIGURE 30.15.060.D: MEASURING TRAVEL AREAS
 |
E.
Measuring Radius. When a specified element is required to
be located a minimum distance from another element, the minimum distance
is measured in a straight line from all points along the lot line
of the subject land use, in all directions.
|
FIGURE 30.15.060.E: MEASURING RADIUS
 |
The net floor area of a structure is the sum, in square feet,
of the horizontal areas of all floors of a structure or other enclosed
structure, or portions thereof, measured from either the interior
perimeter of the exterior walls, or below the roofline, or the centerline
of interior walls, as described below. All references to floor area
in this title are to net floor area, unless otherwise indicated. The
following are included in and excluded from floor area except as otherwise
provided in this title.
A.
Included in Floor Area.
1.
Enclosed Structures. Net floor area includes
all space within a structure that is below the roof and within the
interior perimeter of the exterior walls of any main or accessory
structure.
2.
Interior Spaces. Net floor area of interior
spaces, such as rooms or separate tenant spaces, includes all space
within the centerlines of demising walls separating such spaces or
portions thereof.
3.
Stairways and Elevator Shafts. In the case
of a multistory structure that has covered or enclosed stairways,
stairwells, or elevator shafts, the floor area of such features is
counted only once at the floor level of their greatest area of horizontal
extent.
4.
Unenclosed Structures. The net floor area of
a structure with no walls, or partial walls, such as a carport, includes
all space below the roof line.
B.
Excluded from Floor Area. The following areas are excluded
from floor area:
1.
Vent
shafts or areas with a ceiling height of less than five feet above
finished floor.
2.
Attics,
crawlspaces, or similar areas, where entry is made only for service
of utilities, and not designed for use as storage or any other use
whatsoever.
3.
Unenclosed
roofed areas such as patio covers, porches, trellises, gazebos, shade
structures, or other similar unenclosed structures not used for the
shelter, housing, or enclosure of persons, animals, or property.
4.
Enclosed
spaces in nonresidential or mixed-use structures that contain "infrastructure"
(e.g., mechanical equipment enclosures, vent shafts, trash and recycling
enclosures, air conditioners, forced air units, electric vaults, water
heaters and softeners, cellular telephone equipment, and other similar
uses) shall not count toward the calculation of floor area if such
areas are designed in the minimum size necessary to screen or enclose
such equipment, and the space cannot be converted to storage or another
non-infrastructure use.
5.
Nonlivable
residential accessory structures that do not require a building permit
for construction or installation.
6.
Temporary
structures permitted with a Temporary Use Permit.
|
FIGURE 30.15.070: MEASURING FLOOR AREA
 |
Front yards shall be measured by extending perpendicular lines
from each point of a front lot line to the nearest wall of the first
main building on the lot. Where there is no wall of a main building
on the lot which intercepts said perpendicular lines, said yard will
terminate at a point determined by extending a line parallel to the
front lot line from the corner of the front elevation of the main
building to the nearest lot line. The front elevation of a building
is any elevation that faces a street.
A.
Rounded Corners. If the corner of the front elevation is rounded
(i.e., a tower), the corner of the elevation shall be established
by drawing the smallest square or rectangle that will enclose the
round element and extend the line from the corner of the superimposed
square or rectangle that is closest to the front lot line.
|
FIGURE 30.15.080: MEASURING FRONT YARDS
 |
Height is the vertical distance measured from existing or finished
grade, whichever is lower, to the top of the structure directly above.
Special measurement provisions are also provided below.
A.
Measuring Building Height. Building height is measured from
every point on top of the building roof or roof parapet to a warped
plane directly below connecting all points where existing or finished
grade, whichever is lower, contacts the exterior building walls or
foundation system.
1.
Exception:
The vertical portion of exterior doors, stairway landings, or light
wells on a basement elevation are excluded from the height calculation
if the cumulative total width does not exceed 12 feet per elevation.
|
FIGURE 30.15.090.A: MEASURING BUILDING HEIGHT
 |
 |
B.
Measuring the Height of Fences and Hedges. The height of a
fence or hedge is measured in a vertical line from the lowest point
of contact with the ground directly adjacent to both sides of the
fence or hedge to the highest point of the fence or hedge along said
vertical line.
1.
Multiple Fences and Hedges. All fences and
hedges located within five feet of each other, including fences and
hedges on adjoining lots, shall be considered a single fence or hedge.
The height of multiple fences and hedges that are subject to the same
height limitation shall be measured from the lowest point of contact
with the ground of a fence or hedge to the highest point of any other
fence or hedge located within five feet. The horizontal separation
shall be measured from the surfaces of the fences or hedges that face
each other.
|
FIGURE 30.15.090.B: MEASURING THE HEIGHT OF FENCES AND
HEDGES
 |
C.
Determining Prescribed Landscaping Height. The prescribed
heights of landscaping are the heights to be attained within five
years after planting.
D.
Measuring the Height of Decks and Patios. Deck and patio height
is determined by measuring from the ground below to the top of the
surface of the deck or patio directly above. Guardrails, the minimum
height required by the Building Code, are exempt from the height measurement.
|
FIGURE 30.15.090.D: MEASURING HEIGHT OF DECKS AND PATIOS
 |
E.
Determining the Number of Stories in a Building. In determining
the number of stories in a building or structure, the following rules
apply:
1.
The
number of stories in a building or structure shall be construed to
be the maximum number of stories through which any one of an unlimited
number of possible vertical lines can pass, without passing through
a wall.
2.
An
interior balcony or mezzanine is counted as a story if its floor area
exceeds one-third of the total area of the nearest full floor directly
below it.
3.
Any
floor which is partly below and partly above grade, such as a basement,
cellar, or understory, shall be counted as a story if more than a
cumulative total width of 12 feet per elevation has a distance from
finished grade to ceiling greater than four feet.
|
FIGURE 30.15.090.E: DETERMINING THE NUMBER OF STORIES
 |
Setbacks are measured as the distance between any lot line and
a line parallel to the lot line the depth of such area being the distance
required by this title.
A.
Front Setbacks. If a portion of the property is located within
a street dedication, the setback is measured from the boundary of
the street dedication.
B.
Upper Story Setbacks. Upper story setbacks shall apply to all portions of any upper story except as provided in Section 30.140.090, Encroachments into Setbacks and Open Yards.
C.
Multiple Required Setbacks. If there are multiple required
setbacks, the more restrictive applies.
|
FIGURE 30.15.100: MEASURING SETBACKS
 |
Street frontage is measured along the front lot line.
When required by this title, screening shall minimize the visual
impact of an object or land use to the extent appropriate, through
means of placement, barrier, or camouflage. Screening shall be designed
to blend into the surrounding architecture or landscape so that the
object or land use is not apparent to the casual observer. Screening
shall be measured as follows:
A.
Uncovered Parking. Uncovered parking shall be screened when
viewed from the adjacent street or alley.
B.
Other Objects. Other than uncovered parking, the object or
land use shall be screened from any public view, including public
parking lots, or adjacent residential properties.
C.
Design Review Required. All screening shall be reviewed and
approved by the appropriate Design Review body.
D.
Exceptions. Where an applicant can demonstrate to the satisfaction
of the appropriate Design Review body that variations in the requirements
of this section are warranted in order to provide relief for existing
site constraints, or to achieve a superior aesthetic or environmental
design, screening may be reduced or waived by the Design Review body.
|
FIGURE 30.15.120: SCREENING
 |
