Chapter 21.41 — RULES OF MEASUREMENT

21.41.010 - Purpose and applicability.¶

This chapter provides general rules for measurement and calculation applicable to all zoning districts unless otherwise stated in this title.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.020 - Fractions.¶

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 or greater shall be rounded up to the nearest whole number and fractions less than one-half shall be rounded down to the nearest whole number, except as otherwise provided.

B.

Fractional Density Rounding. See Subparagraph 21.41.080(A)2.c. (Calculating Fractional Density).

C.

Exception for State Affordable Housing Density Bonus. When calculating fractions related to permitted bonus density units for projects eligible for bonus density pursuant to Chapter 21.61 (Density Bonus), any fractional number of units shall be rounded up to the next whole number.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.030 - Measuring distances.

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 vertical support element of the structure. Structures or portions of structures that are underground shall not be included in measuring required distances unless otherwise specifically stated.

D.

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 21.41.030-1: Measuring Distances

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(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.040 - Measuring height.

Structures.

1.

General. Building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls touches finished grade to the highest point on the roof.

Figure 21.41.040-1: Measuring Height

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2.

Allowed Projections/Modifications. The structures listed in Table 21.41.040-1 (Allowed Projections Above Height Limits) may exceed the maximum allowed building height for the zoning district in which they are located, subject to the limitations stated; and further provided, that no portion of a structure in excess of the building height limit may contain habitable areas. In approving such a request, the review authority shall make the findings required for a development plan modification (Subsection 21.16.020(D)) or site plan modification (Subsection 21.17.020(C)) as indicated in Table 21.41.040-1 (Allowed Projections Above Height Limits).

Table 21.41.040-1: Allowed Projections Above Height Limits

Structures Allowed Above the Height Limit	Maximum Vertical Projection Above the Height Limit	Maximum Coverage and Locational Limitation	Type of Action Required
Chimneys	8 ft	None	Development plan modification (Section 21.16.020)
Nonhabitable architectural features such as tower elements, cupolas, bell towers, church steeples, and similar structures	10 ft	Limited to a total of 20% of roof area. Features shall be an integral part of the structure's architecture, materials, and style.
Nonhabitable space to allow for varied roof forms and/or roof slope	10 ft	None
Elevator and stair towers (for multi-family and nonresidential buildings only)	16 ft	Limited to a total of 10% of roof area.
Flagpoles	10 ft	None	Site plan modification (Section 21.17.020)
Fire escapes, catwalks, and open railings required by law	Not to exceed building code requirements		None
Mechanical equipment	5 ft	Must be set back from exterior walls 1 foot for every foot of projection above the height limit and screened consistent with Paragraph 21.47.020(B)1.	Site plan modification (Section 21.16.020)
Telecommunications facilities, antennas, microwave equipment, and radio towers	Subject to the provisions of Chapter 21.66 (Wireless Communications		Facilities)
Water tanks and silos	10 ft	Limited to a total of 25% of the lot area, or 10% of the roof area of all on-site structures, whichever is less. Must be located at least twenty-five feet from any property line	Development plan modification (Section 21.16.020)

B.

Fences, Walls, and Hedges. Except as provided in Chapter 21.44 (Fences, Walls, and Hedges), the height of a fence or hedge shall be measured from the highest adjacent grade.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.050 - Measuring lot width and depth.¶

A.

Lot Width. Lot width is the measured distance between the side lot lines, measured at the front building setback line.

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.

Figure 21.41.050-1: Measuring Lot Width and Depth

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(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.060 - Determining average slope.¶

A.

Average Slope. One of the following methods for determining average slope shall be used:

1.

Basic Method. Where a line drawn between highest and lowest points on a parcel is adequate to represent direction and extent of slope for the entire parcel, the difference in elevation between the high and low points, divided by the horizontal distance between the points, shall determine the average slope.

2.

Sectional Method. Where the parcel contains distinct sections of differing slope, the average slope of each section may be determined according to either the basic method in Paragraph 21.41.060(A)1. of this section or the contour measurement method in Paragraph 21.41.060(A)3. of this section. The average slope of each section is then used in proportion of the section's area to the total area to determine the average slope of the entire parcel.

3.

Contour Measurement Method. Where precise measurement of the average slope is required due to varied slope conditions or complex topography, the following formula will be used:

Average slope (%) = 100(I)(L)/A Where:

I = Contour interval in feet. Contour intervals shall not exceed five feet.

L = Combined length of contour lines measured within the developable area.

A = Developable area of subject parcel (in square feet).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.070 - Determining developable area.

The "developable area" of a lot is the area where development shall be allowed to occur. The following excluded areas shall be deducted from developable area:

A.

Any area of the lot with natural slopes of thirty-five percent or greater;

B.

Any area of the lot within the critical root zones of a compact grouping of ten or more mature oak trees ("mature" as defined in Chapter 10.01 of this Municipal Code), where critical root zones between trees in the grouping are separated by ten feet or less; and

C.

Any dedication necessary to provide for the full rights-of-way of arterial and/or collector streets, as designated by the circulation element of the general plan, adjacent to and/or within a proposed subdivision, parcel map or lot line adjustment, in accordance with adopted standards for city streets.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.080 - Determining density.

A.

Residential Density Calculation.

1.

General Density Calculation.

a.

R-A, R-1, AG, and POS zoning districts.

i.

In the R-A, R-1, AG, and POS zoning districts, each single-unit dwelling (excluding accessory dwelling units [Chapter 21.58] and urban dwelling unit projects [Chapter 21.65]) counts as one density unit.

ii.

Site topography lot size limitations and resulting density limitations are outlined in Table 21.33.030-1 (Development Standards for R-A, R-1, and R-1 Combining Districts).

2.

Fractional Density.

Purpose and Applicability. To encourage smaller units that are affordable by design, the city recognizes fractional density units. Fractional density units do not apply to adopted specific plan areas that are associated with development agreements unless specifically amended to allow fractional density.

b.

Density Units. Density units differ from dwelling units as a dwelling unit with less than one thousand square feet of habitable area is counted as less than one density unit. The following density unit values apply to all multi-family residential zoning districts (R-2 through R-5), Uptown/Town Centre Specific Plan districts, and in the mixed-use (mu) overlay zoning district.

i.

Studio and one-bedroom dwelling units six hundred square feet or less = 0.50 density unit.

ii.

Studio and one-bedroom dwelling units six hundred one to one thousand square feet = 0.66 density unit.

iii.

Two-bedroom and greater dwelling units and all dwelling units over one thousand square feet = 1.00 density unit.

iv.

All dwelling units approved prior to January 1, 2021 shall be counted as one density unit.

c.

Calculating Fractional Density.

i.

Fractions. Maximum residential development potential shall be the lot area (in whole and fractional acres), multiplied by the maximum density allowed. The resulting number (in density units, carried out to the nearest one hundredth unit) shall be the maximum residential development potential. For example, when a calculation results in a density of 4.74 units, up to nine units that are less than six hundred square feet in size would be permitted; when a calculation results in a density of 4.75 units, up to ten units less than six hundred square feet in size would be permitted. Any combination of dwelling types and numbers may be developed, so long as their combined density unit values do not exceed the maximum residential development potential.

ii.

Order of Operations. The densities permitted by Paragraph 21.41.080(A)1. (General Density Calculation) of this section shall be modified based on site topography/slope, then density bonus (if requested by an applicant), prior to any fractional density calculation.

iii.

For all regulations other than maximum density, (such as parking requirements, minimum lot size, etc.), regulations shall be based on the number of units, not based on the number of fractional density units.

B.

Densities for Residential Care Facilities (General and Assisted Living). See Paragraph 21.69.200(B)1. (Density).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.090 - Determining floor area.¶

A.

Generally. The floor area of a building is the sum of the gross, habitable space of the horizontal areas of all floors of a building or other enclosed structure, measured from the outside perimeter of the exterior walls and/or centerlines of party walls separating such buildings or portions thereof.

B.

Excluded from Floor Area: Nonresidential Uses. Net floor area, for the purposes of determining floor area and calculating parking requirements for nonresidential uses, is the sum of the gross horizontal areas of all floors, mezzanines, and lofts of the building, including all enclosed and conditioned areas except the following, which are excluded from floor area:

1.

Covered or enclosed stairways, stairwells, and elevator shafts;

2.

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

3.

Areas that qualify as usable open space such as balconies and outdoor terraces;

4.

Areas normally used for drive-in customer service such as drive-in windows and as pump service areas; and

5.

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

C.

Excluded from Floor Area: Residential. Net floor area for residential uses, for the purposes of determining the maximum allowable size of detached accessory structures, is the sum of the gross horizontal areas of all floors, mezzanines, and lofts of the building, including all enclosed and conditioned areas (including attached garages) except the following, which are excluded from floor area:

1.

Basements if the top of the finished floor above the basement is less than two feet above existing grade.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.100 - Determining lot coverage.

A.

General. 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.

B.

Exemptions. Exempted from lot coverage computation are:

1.

Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies and stairways that are thirty inches or less in height, as measured from the adjacent existing grade;

Figure 21.41.100-1: Lot Coverage Exemption for Certain Decks

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2.

Eaves, roof overhangs, and awnings projecting up to three feet from a wall;

3.

Swimming pools and hot tubs that are not enclosed in roofed structures or decks over thirty inches in height;

4.

Up to eight hundred square feet of an accessory dwelling unit. Any additional square footage of an accessory dwelling unit shall be included in lot coverage.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.110 - Determining parking requirement.

See Subsection 21.48.020(A) (Calculation of Required Parking Spaces).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.120 - Determining setbacks.

General.

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

2.

Unobstructed. Required setbacks shall be unobstructed from the ground to the sky except as allowed by Section 21.41.130 (Projections into Setbacks).

B.

Front and Street—Side Setbacks on Private Streets. On private streets, front setback line and street-side setback lines and minimum distance to garage doors are measured from the edge of pavement if no sidewalk exists.

C.

Rear Setbacks for Five-Sided Lots. The rear setback on five-sided lots may be measured from either property line that is not contiguous to the front property line.

Figure 21.41.120-1: Rear Setback for Five-Sided Lots

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Determination of Front Setback for Flag Lots. The front setback for flag lots shall be measured from that property line adjacent and perpendicular to the driveway/access strip, excluding the driveway/access strip.

Figure 21.41.120-2: Determination of Front Setback for Flag Lots

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(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.130 - Projections into setbacks.¶

A.

Allowed Projections into Setbacks. Building projections may encroach into required setbacks according to the standards of Table 21.41.130-1 (Allowed Projections into Required Setbacks), subject to all applicable requirements of the building code.

Table 21.41.130-1: Allowed Projections into Setbacks

Projection	Front	Street Side	Interior Side	Rear	Additional Regulations
R-A and R-1 Zoning Districts
Architectural features such as cornices and eaves	3 ft	3 ft	3 ft	3 ft	See Section 21.43 (Awnings, Canopies, and Patio Covers).
Covered porch over entry	6 ft	3 ft	May not encroach	May not encroach	Porches shall be open on 3 sides and the design and materials shall be architecturally compatible with the building.
Uncovered porches, decks, stoops, and outside stairs
All elements 30 inches or less above ground elevation	6 ft	6 ft	4 ft	May encroach to within 10 feet of rear property line
All elements more than 30 inches above ground elevation	6 ft	6 ft	2 ft	May not encroach
Multi-Family Zoning Districts (R-2, R-3, R-4, and R-5) and OP
Architectural features such as cornices, eaves, and cantilevered balconies	5 ft	3 ft	3 ft	May encroach to within 10 feet of rear property line	See Section 21.43 (Awnings, Canopies, and Patio Covers).

Covered porch at entry	6 ft	2 ft	May not encroach	May not encroach	Porches shall be open on 3 sides. See Chapter 21.50 (Objective Design Standards).
Uncovered porches, decks, stoops, and outside stairs	6 ft	2 ft	2 ft	May not encroach
Note: See also Subsection 21.41.130(E) (Stormwater Protection Setback) which limits encroachments near a property line.

B.

Attached Accessory Structures in R-A and R-1 zoning districts. Attached accessory structures such as patio covers consistent with Subsection 21.42.030(D) (Attached Accessory Structures) are allowed to encroach into rear setbacks up to ten feet from the rear property line in R-A and R-1 zoning districts. Any eaves associated with attached accessory structures shall comply with allowed encroachments listed in Table 21.41.130-1 (Allowed Projections into Setbacks).

C.

Detached Accessory Structures. Detached accessory structures shall comply with setback requirements listed by zoning district in Article 3 (Zoning Districts, Allowable Uses, and Development Standards). Any eaves associated with detached accessory structures shall comply with allowed encroachments listed in Table 21.41.130-1 (Allowed Projections into Setbacks) and Subsection 21.41.130(E) (Stormwater Protection Setback).

D.

Mechanical Equipment at Grade. See Paragraph 21.47.020(B)3. (Setbacks).

E.

Stormwater Protection Setback. No projection listed in Table 21.41.130-1 (Allowed Projections into Setbacks) may extend closer than three feet from a property line or encroach into a public utility easement unless the projection does not slope toward the property line or easement boundary, or a gutter is provided. In that case, the projection may extend to one foot from the property line or to the easement boundary.

F.

Conflict with Building Code. Where any allowance of this title conflicts with applicable building codes, the more restrictive shall apply.

G.

Measurement. Projections are measured from the exterior wall of the building to the applicable property line unless otherwise noted.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.41.140 - Determining the front and side of corner lots.¶

A.

The narrowest frontage of the corner lot facing the street is the front, irrespective of the direction in which the building faces.

The zoning administrator shall determine the front of a lot if there is a difference of five feet or less between the side and front dimensions.

C.

Modification to which property line is the front when the difference in the side and front dimensions are greater than five feet may be approved through a development plan modification (Section 21.16.020). In approving such a request, the review authority shall ensure the project observes the appropriate setbacks and meets the rear yard usable space requirements.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Chapter 21.42 - ACCESSORY STRUCTURES