9-102.050 - MEASURING HEIGHT

(a)

Measuring Building Height. Building height shall be defined as the distance from finished grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the height of the highest gable of a pitched or hipped roof. The height of a stepped or terraced building is the maximum height of any segment of the building along the finished grade directly below. For structures projecting over water, height will be measured from highest grade at front (landward) property line. On lots with a grade change of 10 percent or more between the front and rear property lines, building height is measured from natural or

finished grade, whichever is lower, as determined in the following subsection, and height shall be measured from the measure point at the top of the building, as determined above, to the grade.

FIGURE 9-102.050-A: MEASURING BUILDING HEIGHT

FIGURE 9-102.050-B: MEASURING BUILDING HEIGHT OF A TERRACED OR STEPPED BUILDING

(1)

Measuring Building Height on Sloped Lots. On lots with a grade change of 10 percent or more between the front and rear lot lines, or between the front lot line and its most distant point when there is no rear lot line, building height is measured from the adjacent natural or finished grade, whichever is lower, to the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof.

(2)

Exceptions. Antennas, belfries, chimneys, cooling towers, cupolas, domes, elevator bulkheads, flagpoles, ornamental towers, penthouses, solar collectors, spires and standpipes and necessary mechanical equipment may exceed the height limits pursuant to Section 9-400.050 (Exceptions to Height Limits).

(b)

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

(1)

A 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.

(2)

A basement shall be counted as a full story if the finished surface of the floor above the basement is:

(A)

More than six feet above grade plane; or

(B)

More than 12 feet above the finished grade at any point.

FIGURE 9-102.050-C: DETERMINING IF A BASEMENT

(3)

A story must meet the applicable Building Code requirements for height from the upper surface of the floor to the ceiling above.

(c)

Measuring Height of Fences or Walls. The height of any fence or wall shall be determined by measuring the vertical distance from the highest finished grade within a three-foot radius of any point on the fence or wall to the highest point of any portion of the fence or wall. In the case of fences or walls between the setback line and lot line, height shall be measured from highest finished grade adjacent to the fence or wall to the top of the fence or wall.

(1)

Measuring Height of Fences on Retaining Walls. The height of a fence that is on top of a retaining wall is measured from the highest finished grade point within a three-foot radius of any point on such fence to the highest point of the fence on the highest side of the wall. Any fence or railing required to comply with minimum height in applicable Building Code requirements is permitted.

FIGURE 9-102.050-D: MEASURING HEIGHT OF FENCES AND WALLS

(d)

Measuring the Height of Decks. Deck height is the vertical distance from finished grade directly below the deck to the top of the floor of the deck.

FIGURE 9-102.050-E: MEASURING HEIGHT OF DECKS