This chapter provides general rules for measurement and calculation applicable to all zoning districts unless otherwise stated in this title.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Parking Spaces. If the number of on-site parking spaces for a use required by this title contains a fraction, that fraction shall be rounded to the nearest whole number. Any such fraction equal to or greater than 0.50 shall be rounded up to the nearest whole number, and any such fraction less than 0.50 shall be rounded down to the nearest whole number.
B.
Dwelling Units.
1.
Residential Density. When the number of dwelling units allowed on a site is calculated based on the minimum site area per dwelling unit, any fraction of a unit shall be rounded down to the next lowest whole number. For projects eligible for a density bonus pursuant to Government Code Section 65915 or any successor statute and Section 25.33.010 (Density Bonus), any fractional number of permitted density bonus units shall be rounded up to the next whole number.
2.
Other Calculations. For calculations other than residential density, the fractional/decimal results of calculations of 0.5 or greater shall be rounded up to the nearest whole number and fractions of less than 0.5 shall be rounded down to the nearest whole number, except as otherwise provided.
3.
Other Fractions. Notwithstanding subsections B.1 and B.2 above, when a measurement is expressed in terms of maximum or minimum limits or requirements, any other fractional measurement shall not be rounded. For example, if a maximum height for a building is 35 feet and the proposed building measures 35 feet and six inches, then the height is not in compliance with the requirement.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Measurements Are Shortest Distance. Where a required distance is indicated, such as the minimum distance between a structure and a lot line, the measurement shall be made at the closest or shortest distance between the two objects, unless otherwise specifically stated.
B.
Distances Are Measured Horizontally. When determining distances for setbacks, all distances shall be measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances shall not be measured by following the topography or slope of the land unless otherwise specifically stated.
C.
Measurements Involving a Structure. Measurements involving a structure shall be made to the closest support element of the structure and to improvements that are more than 30 inches above adjacent grade, such as an uncovered deck. Structures or portions of structures that are underground shall not be included in measuring required distances unless otherwise specifically stated.
D.
Measuring Distances to a Major Transit Stop. Measurements to a major transit stop shall be taken as a straight line from the nearest parcel property line of the subject property to the nearest parcel property line of the closest major transit stop.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Buildings or Structures.
1.
General. On flat lots and lots with an average (cross-parcel) slope of less than 20%, building height shall be measured as the vertical distance between the average top of curb (taken from the corners of the lot extended) and the highest edge of a gable, hip, or shed roof or top of parapet. On corner lots the average top of curb is calculated using the corners of the lot considered to be the front.
2.
Downward Slope. On lots that slope downward more than 20% toward the rear of the lot, the maximum height of the building shall not exceed 20 feet above the curb level, irrespective of the number of stories at the rear of the building.
3.
Upward Slope. On lots that slope upward more than 20% toward the rear of the lot, the maximum height of the building shall not exceed 30 feet above average grade, as measured 15 feet from the front property line at the intersection of the side property line elevation points.
Figure 25.30-1: Measurement of Structure Height: Upward Slopes of 20% or Greater  |
5.
Allowed Projections.
a.
Elevators and Stairwells. Elevator shafts and stairwells up to 14 feet in height, as measured from the roof surface, are allowed to exceed the maximum height limit. Any such structures shall be integrated into the overall architectural design.
b.
Mechanical Equipment. Mechanical equipment is allowed to exceed the height limit and may be placed on rooftops only if the equipment is not visible from the public right-of-way or adjacent properties at grade, except for solar collectors that are compatible with the roof line and architecturally integrated with the structure. Building-mounted telecommunications facilities, antennas, and microwave equipment shall comply with the provisions of the City's wireless communications facilities regulations.
c.
Roof Area. Elevators, stairwells, and mechanical equipment shall not cover more than 80% of the roof area and shall comply with subsections A.5.a. and A.5.b, above. If more than 25% of the roof area is covered by mechanical equipment, it shall be adequately screened by the building parapet or with screening with a design and materials matching those of the building.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Lot Width. Lot width is the horizontal distance between the side lot lines measured at right angles to the lot depth line, measured from the front property line or at the required front setback line, whichever is greater.
B.
Lot Depth. Lot depth is the measured distance along an imaginary straight line drawn 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.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Generally. The floor area of a building shall be the sum of all floors of a building or buildings, as measured to the outside surfaces of the exterior walls of the structure or structures and including such areas as halls, stairways, covered porches and balconies, elevator shafts, service and mechanical equipment rooms and basements, cellars, and improved space in attic areas.
B.
Parking Excluded. Floor area shall exclude parking garages and parking structures for commercial, industrial, multi-unit and mixed-use buildings, either above ground or underground.
C.
Single-Unit Residential.
1.
Inclusions. Floor area shall include the residential floor area of any building(s) located on the lot, including the main dwelling, detached accessory structures, all garage area, covered patios, and basements with a ceiling height of seven feet or greater (as measured from the finished floor to the ceiling or bottom of the floor joists of the floor above the basement), unless otherwise noted in subsection C.2. The floor area of enclosed stairways within the structure shall be counted on each floor. The floor area of open spaces within a structure with a ceiling height greater than 12 feet shall be counted on each floor.
2.
Exclusions. The following shall be excluded for the purposes of calculating floor area:
b.
Covered porches or decks on the first floor totaling up to the first 200 square feet which face a street and are not located on the rear of the dwelling. An area under a balcony shall be considered a covered porch if the balcony is over an exterior exit from the building. If a covered porch is greater than 200 square feet, then only the square footage above 200 square feet shall count towards the overall floor area.
c.
Lower floor or basement of 100 square feet or less solely used for mechanical equipment.
d.
Crawl space between the surface of the ground or floor and the bottom of the first floor joists that measures less than seven feet in height.
e.
Open spaces under decks that are open on at least two sides.
f.
Uncovered front entrance stairs and stoops.
g.
Covered walkways.
h.
Non-habitable attic areas. In all other cases, attic areas that are made habitable and accessible and contain a ceiling height of seven feet or greater shall be counted as floor area.
Figure 25.30-2: Habitable Attic Areas  |
i.
Patio covers and trellises at the side or rear of the house that are open on at least two sides (up to a maximum of one detached and one attached) up to a maximum of 120 square feet. If the structure is greater than 120 square feet, then only the square footage above 120 square feet shall count towards the overall floor area ratio.
j.
Decorative trellises with no ground supports, extending up to three feet from the exterior wall of the house.
k.
Cornices and eaves.
l.
Fireplace chimneys.
n.
Uncovered balconies.
o.
Mechanical equipment.
D.
Nonresidential.
1.
Floor Area Ratio Calculation. In calculating the floor area ratio for commercial development, the measurement shall apply to the gross floor area of the building and does not include basements or cellars.
2.
Exemptions. Exempted from floor area ratio computation for commercial development are:
a.
Chimneys, cupolas, and flag poles.
b.
Canopies at entrances to buildings.
c.
Balconies (uncovered or covered).
d.
Covered walkways and arcades.
e.
Ground level trellises.
f.
Trash enclosures.
g.
Water tanks, elevator penthouses, and other mechanical appurtenances.
h.
Fire or hose towers.
i.
Ground level service yards, if open to the sky, and which may otherwise be partially enclosed.
E.
Mixed Use.
1.
Mixed-Use Residential/Commercial. In a mixed-use building that includes residential and nonresidential uses, floor area ratio (FAR) maximums shall apply to only the nonresidential component of the development; the density standards shall apply only to any residential component of development on a site. The nonresidential (FAR) and residential (density) components are additive.
2.
Multiple FARs. In some of the commercial zoning districts, a separate maximum floor area ratio is established for a particular use on a lot as well as a maximum overall floor area ratio for a lot.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Generally. Structures included in lot coverage calculations shall include building or structures that are 30 inches in height or more above adjacent existing grade and shall be measured from exterior walls, exclusive of projecting, unenclosed architectural features.
1.
Excluded from Lot Coverage. The following features shall not count toward lot coverage. Covered porches or decks on the first floor totaling up to the first 200 square feet which face a street and are not located on the rear of the dwelling. An area under a balcony shall be considered a covered porch if the balcony is over an exterior exit from the building. If a covered porch is greater than 200 square feet, then only the square footage above 200 square feet shall count towards the overall lot coverage.
2.
Patio covers and trellises that are open on at least two sides (up to a maximum of one detached or attached) up to a maximum of 120 square feet. If the structure is greater than 120 square feet, then only the square footage above 120 square feet shall count towards the overall floor area ratio.
3.
Uncovered swimming pools and spas, sports courts, and other athletic and/or recreational surfaces that are not more than 30 inches above the adjacent finished grade, at any point, on which they are placed.
4.
Cornices and eaves.
5.
Front entrance stairs and stoops if uncovered and not more than four feet above grade.
6.
Fireplace chimneys.
7.
Outdoor kitchens and fire pits.
9.
Uncovered balconies projecting up to four feet from the building.
10.
Basements.
11.
Mechanical equipment.
12.
Upper floor cantilevers projecting up to 30 inches from the building.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
Generally. All setback distances shall be measured at right angles from the designated property line to the building or structure, and the setback line shall be drawn parallel to and at the specified distance from the corresponding front, side, or rear property line.
Figure 25.30-3: Setbacks  |
B.
Interior Side Setbacks. If front and rear lot lines are equal, the lot width for determining an interior side setback shall be measured from the front property line. If front and rear lot lines are unequal, the setback shall be based on the width of the lot as measured between the midpoints of the two side lot lines.
C.
Rear Property Line Exception. Where no rear property line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for the purpose of establishing the minimum rear setback.
Figure 25.30-4: Setbacks on Irregular Lots  |
D.
Sloped Lots. For sloped lots, the measurement shall be made as a straight, horizontal line from the property line to the edge of the structure, not up or down the hill slope.
Figure 25.30-5: Setback Measurement for Sloped Lots  |
E.
Flag Lots. For flag lots, the pole portion of the parcel shall not be used for defining setback lines.
F.
Other Irregularly Shaped Lots. For irregular shaped lots not covered herein, the Director will determine setbacks.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
A.
General. In residential zones, architectural and similar features may extend into required setback areas as identified in Table 25.30-1 (Allowable Projections into Required Setback in Residential Zones).
Table 25.30-1 Allowable Projections into Required Setback In Residential Zones | |
|---|---|
Type of Projection | Allowable Projection |
Cornices, eaves | Must be located at least 2 feet from any property line |
Stairs and stoops | 6 feet into required front setback; must be uncovered and not extend more than 4 feet above grade |
Covered porches | 5 feet into required front setback |
Bay windows on first floor | 2 feet; maximum of 20 sq. ft. each; cumulative total of 60 sq. ft.; must be located at least 4 feet from side property line |
Fireplace chimneys | 2 feet; maximum of 6 feet in width; 2 feet from property line |
Greenhouse windows | 1 foot; 3 feet above finished floor; maximum 17 sq. ft.; 3 feet from any property line |
Open balconies in multi-unit buildings | 4 feet; maximum of 16 feet in width; 10-foot separation if multiple balconies but must be located at least 4 feet from property lines |
Basements and underground parking garages | Front — Shall not extend past required front setback line. Side — Shall not extend past required side setback line, and in no case be closer than 4 feet to side property line. Rear — May extend into rear setback up to 10 feet from rear property line. See also Section 25.03.080.H. |
Basement lightwells and stairs | 6 feet; must be uncovered |
Mechanical equipment | |
Tankless water heaters | 2 feet |
Equipment for swimming pools, spas, water features | Allowed if located 10 feet from property line; may be located closer to property line if enclosed and determined to be adequately sound insulated by Building Official |
Air conditioning equipment | As established in the Building Code and as regulated by City noise restrictions |
Public utility structures | Allowed |
B.
Basements and parking facilities constructed entirely below ground level shall be subject to the following limitations:
1.
Plans for underground garages, together with methods of access and egress for the vehicles, must be prepared and submitted for approval by the Planning Commission prior to the issuance of a building permit.
2.
Allowance shall be made on the surface of the structure lying within a required yard or setback area, where permitted, to provide for landscaping.
3.
The uppermost portion of any structure or attachment thereto within any required yard or setback area, where permitted, shall not extend above natural grade.
4.
On lots abutting or fronting El Camino Real, basements and underground garages may not be constructed within any portion of the required setback area on such frontage.
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)
In commercial, industrial, and mixed-use zoning districts, architectural and similar features may extend into required setback areas as identified in Table 25.30-2.
Table 25.30-2: Allowed Projections into Required Setbacks in Commercial, Industrial and Mixed-Use Zoning Districts | |
|---|---|
Type of Projection | Allowable Projection |
Architectural features | |
Cornices, canopies, eaves, buttresses, chimneys, solar collectors, shading louvers, reflectors, water heater enclosures, and bay or other projecting windows | 30 inches |
Uncovered balconies, uncovered porches, decks, fire escapes, exit stairs | 5 feet or setback required by Building and Fire Codes |
Basements and underground garages | As set forth in Section 25.30.090.B (Allowed Projections in Residential Zones) |
Mechanical equipment | |
Tankless water heaters | 2 feet |
Equipment for swimming pools, spas, water features | Allowed if located a minimum of 3 feet from property line and are acoustically shielded or otherwise treated to ensure compliance with City noise control regulations |
Public utility structures | |
Fences, walls, and hedges | As permitted by Section 25.31.070 |
Signs | As permitted by Chapter 25.42 |
Trash enclosures | See Section 25.31.130 |
(Ord. 2000, 2021; Ord. 2046, 3/2/2026)