Chapter 3.01 — RULES OF MEASUREMENT

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 Approving Authority.

[9-21-2022 by Ord. 1782]

Whenever this Code requires consideration of distances, 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 exceeding one-half (0.5) or greater shall be rounded up to the nearest whole number and fractions equal to or less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.

• B. Exception for State Affordable Housing Density Bonus. For the calculation of fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Government Code Section 65915 or any successor statute and Indio Municipal Code Chapter 154 (Density Bonuses and Other Incentives for Low Income and Senior Housing), any fractional number of units shall be rounded up to the next whole number.

[9-21-2022 by Ord. 1782]

• 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. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

• D. Measurement of Vehicle Stacking or 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 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 lot line of the subject project, in all directions.

FIGURE 3.01.02-1. Measuring Distances

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[9-21-2022 by Ord. 1782]

• A. Height Measurements. Height shall be measured as the vertical distance from finished grade at all points adjacent to the building exterior to the highest point of the structure directly above (see Figure 3.01.03-1. Measuring Heights). For properties on a slope, the height of a structure shall be measured as the vertical distance from the average elevation of the finished grade to the highest point of the structure. The average elevation is determined by averaging the highest and lowest elevation points of the structure (see Figure 3.01.03-1. Measuring Heights).

FIGURE 3.01.03-1. Measuring Heights

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• B. Height of Structures. The height of each structure shall not exceed the height limit established for the applicable zone in Article 2 (Zone Regulations), except as otherwise provided by this Section. Maximum building height may include one additional subterranean story. Additional height limits are established for Sections 3.02.04 (Accessory Structures), 3.02.10 (Fences, Walls, and Screening), 3.02.11 (Outdoor Lighting), Chapter 3.05 (Sign Regulations), and Chapter 4.26 (Telecommunications/Wireless Facilities).

• C. Height of Structure Exceptions. The overall building height shall not exceed the maximum height standard of the zone, except that the following architectural features may exceed height limits up to the "Maximum height with architectural features" as established by zone in Article 2 (Zone Regulations), by Review Authority approval, or as otherwise allowed by this Code:

  1. Architectural features, including skylights, chimneys, steeples, spires, towers, cupolas, and similar unoccupied features as approved by the Director;

  2. Elevators and stairways;

  3. Solar roof panels and appurtenant equipment; 4. Antennas allowed without a discretionary permit, as identified by the FCC;

  4. Other mechanical equipment usually required to be placed above the roof level and not intended for human occupancy or to be used for any commercial or advertising purpose (e.g., water tanks, air conditioning units); and

  5. Flagpoles and sculptures, provided that the same may be safely erected and maintained at such a height with respect to the surrounding conditions and circumstances.

• D. Measuring the Number of Stories. In measuring the number of stories in a building, the following rules shall apply:

  1. An interior balcony or mezzanine shall be counted as a full story if its floor area exceeds one-half of the total area of the nearest full floor directly below it.

  2. Subterranean stories do not count towards maximum number of stories except as noted. A subterranean story shall be counted as a full story if the vertical distance between finished grade and the finished surface of the floor above the basement is more than four feet at any point.

  3. A story shall not exceed 25 feet in height from the upper surface of the floor to the ceiling above.

• E. Fence and Wall Height Measurement.

1. Fence and wall height shall be measured as the vertical distance from the average of the ground levels immediately adjacent to both sides of the fence or wall to the top edge of the

fence, wall, or other screening device. For example, when there is a difference in the ground level between two adjoining parcels, the fence or wall shall be measured at the midpoint of the retaining wall height as measured on the side with the lowest finish grade. See Figure 3.01.03-2. (Measurement of Fence and Wall Height on Parcels with Different Elevations).

2. Where a grade differential exists between two properties and/or a retaining wall, the height of a fence or wall is measured as the vertical distance from the average of the ground levels immediately adjacent to both sides of the fence or wall to the highest point of such fence or wall.

3. An earthen berm or mound not taller than two feet may count toward required height of landscaping and screening.

FIGURE 3.01.03-2. Measurement of Fence and Wall Height on Parcels with Different Elevations

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• F. Measuring the Height of Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground below.

[9-21-2022 by Ord. 1782]

• 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.

• B. Lot Depth. Lot depth is measured along a straight line down 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 3.01.04-1. Measuring Lot Width and Depth

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• C. Setbacks and Yards. The calculations of measurements related to setbacks and yards are described in Section 3.02.03 (Setbacks and Encroachments).

[9-21-2022 by Ord. 1782]

• A. Determining Floor Area. The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structures, measured from the outside perimeter of the exterior walls.

  1. Included in Floor Area. Floor area includes, but is not limited to, all habitable space (as defined in the California Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings. 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.

  2. Excluded from Floor Area. Floor area does not include mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area; 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; areas that qualify as usable open space such as balconies and outdoor terraces; and subterranean floors submerged more than four feet below finished grade of the property. Also excluded are areas used for all off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles.

  3. Non-Residential Uses. For non-residential uses, gross floor area includes pedestrian access interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight. Non-residential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the public but are not designed or used as sales, display, storage, service, or production areas.

• B. Determining Floor Area Ratio. The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described in Subsection C (Determining Lot Coverage), of all primary and accessory buildings on a site to the site area. To calculate the FAR, gross 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.

• C. Determining Lot Coverage. Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, shall be summed to calculate lot coverage. The following structures shall be excluded from the calculation:

  1. Unenclosed and unroofed decks, patio slabs, porches, landings, 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.

FIGURE 3.01.05-1. FAR

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FIGURE 3.01.05-2. Determining Lot Coverage

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§ 3.01.06. Density.

[9-21-2022 by Ord. 1782]

Density is the number of units per gross acre of a given land area (project area, subdivision, or parcel). In mixed-use projects, density is the number of housing units divided by the land area of the mixed-use development (that includes areas used for non-residential uses such retail space). The lot area that contains publicly-accessible private open space, public and private streets and pathways, dedicated public parkland, above ground stormwater facilities, and required easements will be counted toward lot area for the purpose of calculating residential density.