When calculations required or allowed by this Title result in fractions, the results shall be rounded to a fraction truncated to the hundredths place (e.g., 3.4235 shall be truncated to 3.42, and 3.42 shall be applied). Where the resulting fractional part of a calculation is equal to or greater than 0.50, the result shall be rounded up to the next whole number (e.g., 3.51 shall be rounded to 4.00, and 4.00 shall be applied). Where the resulting fractional part of a calculation is less than 0.50, the result shall be rounded down to the preceding whole number (e.g., 3.49 shall be rounded to 3.00, and 3.00 shall be applied).
(Ord. 23-1395)
A. 
Distances.
1. 
Distances are measured horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate property line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography of the land. See Figure 6-1.
Figure 6-1
2. 
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 shortest distance between the 2 objects. See Figure 6-2. (Exceptions are stated in subsections B, C, and D of this section.)
Figure 6-2
B. 
Vehicle 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 arc of the driveway or traffic lane. See Figure 6-3.
Figure 6-3
C. 
Measurements Involving a Structure. Measurements involving a structure are made to the closest wall of the structure. Chimneys, eaves, and bay windows up to 12 feet in length, are not included in the measurement. Other items, such as covered porches and entrances, are included in the measurement. See Figure 6-2 above, and Article 6.080: Projections Into Yards.
D. 
Underground Structures. Structures or portions of structures that are entirely underground are not included in measuring required distances. See Figure 6-4.
Figure 6-4
Zone boundaries that are shown crossing lots are usually based on a topographic feature or a set measurement from a property line or topographic feature, such as the top of slope, middle of stream, 25 feet from top of bank, or 30 feet from property line. When zone boundaries are shown crossing properties with no clear indication of the basis for the line, exact distances are to be determined by scaling the distances from the Official Zoning Map, using the center of the zoning line.
A. 
Building Height. Height of buildings is generally measured as provided in the Oregon Structural Specialty Code. The height of buildings is the vertical distance above the base point described in paragraphs 1 and 2 below. The base point used is the method that yields the greater height of building. All measurements shall be to the highest point of the roof, except for a stepped or terraced building. The height of a stepped or terraced building is the maximum height of any segment of the building.
1. 
Base Point 1. Base point 1 is the elevation of the highest adjoining sidewalk or ground surface within a 5-foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above lowest grade. See Figure 6-5.
2. 
Base Point 2. Base point 2 is the elevation that is 10 feet higher than the lowest grade when the sidewalk or ground surface described in paragraph 1 above, is more than 10 feet above lowest grade. See Figure 6-6.
Figure 6-5 (Base Point 1) Figure 6-6 (Base Point 2)
B. 
Height of Other Structures. The height of other structures such as flag poles and communications towers is the vertical distance from the ground level immediately under the structure to the top of a structure, excluding exempted portions. When chimneys and other objects are allowed to exceed the base height of the zone by a set amount, that set amount is measured to the top of these objects. Special measurement provisions are also provided as follows:
1. 
Fences and Walls. Fences, walls, and fences on top of retaining walls are measured from the ground level on the higher side of the fence or wall. See Figure 6-8.
Figure 6-8
2. 
Height of Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck if there is no rail or if the rail walls are more than 50% open, and from the ground to the top of the rails for all other situations. (Note: Reference the Oregon Structural Specialty Code for railing requirements.)
When calculating the slope of a lot an average slope is used based on the elevations at the corners of the lot. The average slope of a lot is calculated by subtracting the average elevation of the downhill lot line from the average elevation of the uphill lot line and dividing the sum by the average distance between the two lot lines. The average elevation of the uphill or downhill lot line is calculated by adding the elevations at the ends of the lot line and dividing by two. See Figure 6-9.
Figure 6-9
The garage wall area is determined by calculating the area of the specific side of a structure that is backed by garage space. The garage wall area is not limited to the area of the garage door; it includes all the area on the specified side of a structure between the ceiling, floor, and walls of the garage. See Figure 6-10.
Figure 6-10
Certain regulations allow for setbacks to be averaged. In these situations the required setback may be reduced to the average of the existing setbacks of the lots that are on both sides of the site. See Figure 6-13 on the following page. The following rules apply in calculating the average:
A. 
Same Type of Setback. The setbacks used for the calculations must be the same type of setback that is being averaged. For example, only garage entrance setbacks can be used to average a garage entrance setback.
B. 
Must Abut. Only the setbacks on the lots that abut each side of the site and are on the same street may be used. Setbacks across the street or along a different street may not be used.
C. 
Vacant Lots. When one abutting lot is vacant or if the lot is a corner lot, then the average is of the setback of the non-vacant lot and the required setback for the zone.
Figure 6-13
Unless otherwise specified in this Title, tree diameter is measured at a height of 5 feet above the ground. In all cases, trees on slopes are measured from the ground level on the lower side of the tree. If the tree splits into multiple trunks below 5 feet, the trunk is measured at its most narrow point below the split.
When a building is proposed to be placed close to a required setback, or close to a property line if no setback is required, the City may require the applicant to obtain a survey to locate the property line. In determining whether a survey should be required, factors to be considered include how close the building is proposed to be to the required line, evidence of prior surveys, other indications of the location of the property line, disputes from neighbors, and other relevant factors.