Beaumont Municipal Code Ch. 17.A.06 Rules of Measurement

The purpose of this Chapter is to explain how various measurements referred to in this Title are determined.

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 of sufficient detail to allow easy verification upon inspection by the Community Development Director.

A. Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines. The Community Development Director shall determine lot width for parcels of irregular shape.

B. Lot Depth. Lot depth is measured along a 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.

FIGURE 17.A.06.030-1: MEASURING LOT WIDTH AND DEPTH [Figure: FIGURE 17.A.06.030-1: MEASURING LOT WIDTH AND DEPTH]

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/Linear. When determining the dimensions for setbacks and structures, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These dimensions are not measured by following the topography or slope of the land.

C. Measurements Involving a Structure. Measurements involving a structure are made to the closest structural support element (e.g., a building support pillar, a building support column, etc.) of the structure. Structures or portions of structures that are entirely underground are excluded from the measured dimension.

D. Measurements of Minimum Distance. 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 lot line of the subject property, in all directions, unless otherwise specified.

E. Measurement of Vehicle Queuing or Travel Areas. Measurement of the minimum dimensions for stacking lanes or the setback to a garage entrance are measured on the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or travel lane.

A. General Setback Measurement. A line defining a required setback is parallel to and at the specified distance from the corresponding front, side, or rear property line.

B. Setbacks Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the future right-of-way rather than the property line.

The floor area of a building is measured as the sum of the gross horizontal/linear areas of all floors of a building or other enclosed structure, measured from the exterior face of exterior walls or from the centerline of a shared wall separating two buildings.

A. Included in Floor Area.

1. All habitable space (as defined in the Building Code) including, but not limited to, all living space (bedrooms, bathrooms, kitchens, hallways, interior walkways, corridors, common space, etc.) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions of buildings.

2. If no walls exist, the area covered by the roof excluding two feet on each side of the structure (i.e., the outermost horizontal two feet of the roof) to allow for a standard roof projection.

3. In the case of a multi-story building that has covered or enclosed stairways, stairwells, or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.

B. Excluded From Floor Area. Floor area does not include the following:

1. Mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area;

2. Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater;

3. Porches where at least one of the longest dimensions is unenclosed;

4. Accessory structures (e.g., shed) with a gross floor area of up to 120 square feet;

5. Areas that qualify as usable open space;

6. Areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finished grade of the property;

7. Parking areas located beneath the finished floor of habitable space where the vertical distance between the finished floor of habitable space and finished grade is less than six feet; and

8. Nonresidential gross floor area excludes arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public, but are not designed or used as sales, display, storage, service, or production areas.

To calculate the Floor Area Ratio (FAR), gross building floor area is divided by the total site area, and FAR is typically expressed as a decimal. For example, if the gross floor area of all buildings on a site is 10,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 1.0.

FIGURE 17.A.06.070-1: DETERMINING FLOOR AREA RATIO [Figure: FIGURE 17.A.06.070-1: DETERMINING FLOOR AREA RATIO]

A. Measuring Building Height. Building height is the vertical distance measured continuously along a line at existing grade bisecting the width of the lot to the highest point of a building or structure, except as provided elsewhere in this Title.

B. Measuring the Number of Stories. In measuring the height of a building in stories the following measurement rules shall apply:

1. A basement shall be counted as a full story where more than 50 percent of its height is above the average elevation of the adjoining ground (i.e., the average elevation of the finished grade adjoining all corners of the basement). This average elevation is calculated by adding the finished grade elevations adjoining all corners of the basement and dividing by the number of corners (e.g., four corners of the basement).

2. An interior balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.

3. An attic is not considered a story provided it is unconditioned, unfinished, and less than seven feet at its highest point with an average height not exceeding four feet.

C. Measuring Other Structures.

1. Measuring Height of Fences and Walls. The height of a fence or wall is measured from the finished grade immediately abutting the fence or wall to the top of fence or wall at any point. Where the finished grade is a different elevation on either side of the fence or wall, the height may be measured from the side having the highest elevation.

FIGURE 17.A.06.080-1: MEASURING HEIGHT OF FENCES AND WALLS [Figure: FIGURE 17.A.06.080-1: MEASURING HEIGHT OF FENCES AND WALLS]

2. Measuring Height of Decks. Deck height is measured from finished grade to the top of the floor of the deck directly above finished grade below.

FIGURE 17.A.06.080-2: MEASURING HEIGHT OF DECKS [Figure: FIGURE 17.A.06.080-2: MEASURING HEIGHT OF DECKS]

A. Expression. Lot coverage is the ratio of the total footprint area of all structures on a lot to the gross lot area, typically expressed as a percentage.

B. Included in Calculation. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, shall be summed to determine lot coverage.

C. Excluded from Calculation. The following structures shall be excluded from the calculation:

1. Unenclosed and unroofed decks, uncovered patio slab, uncovered porches, landings, balconies and stairways less than four feet in height;

2. Eaves and roof overhangs projecting up to three feet from a wall;

3. Trellises and similar structures that have roofs that are at least 50 percent open to the sky through uniformly distributed openings;

4. Swimming pools and hot tubs that are not enclosed in roofed structures or decks.

5. One non-habitable accessory structure less than 120 square feet in area.

FIGURE 17.A.06.090-1: DETERMINING LOT COVERAGE [Figure: FIGURE 17.A.06.090-1: DETERMINING LOT COVERAGE]

The methods for measuring signs (e.g., height, area, etc.) are described in Subsection 17.C.08.040.D (Rules of Measurement for Signs).