Chapter 11.03 — RULES OF MEASUREMENT

The purpose of this Chapter is to explain how various measurements referred to in this Code are to be calculated.

(Ord. No. 1624)

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 CDSA Director.

(Ord. No. 1624)

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:

(1)

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

(2)

Exception for state affordable housing density bonus. For projects eligible for bonus density pursuant to Government Code Section 65915 or any successor statute, and Chapter 11.30, Density Bonus Incentive Program, any fractional number of permitted bonus density units shall be rounded up to the next whole number.

(Ord. No. 1624)

(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 wall of the structure. For structures that do not have a wall such as porches and patio covers, the measurement is from the closest vertical support. 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)

Measurements involving different land uses. 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 instances where the setback is from a structure, the minimum distance is measured in a straight line from the two closest points between the structures.

Figure 11.03.040: Measuring Distances

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(Ord. No. 1624)

(a)

Measuring building height. Building height is measured from the average level of the highest and lowest points where the vertical plane of the exterior walls would touch the natural grade level of the site to the highest point on the ridge of the roof.

Figure 11.03.050(a): Measuring Building Height

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(b)

Measuring height of other structures. The height of other structures such as fences is the vertical distance from the ground level immediately under the structure to the top of the structure. Special measurement provisions are also provided below:

(1)

Measuring the height of fences on retaining walls. The height of a fence that is on top of a retaining wall is measured from the ground level on the highest side of the fence and wall.

Figure11.03.050(b)(1): Measuring Height of Fences on Retaining Walls

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(2)

Measuring the height of decks. Deck height is determined by measuring from the ground to the top of the floor of the deck.

Figure 11.03.050(b)(2): Measure Height of Decks

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(3)

Measuring the height of signs. Measuring the height of signs is described in Chapter 11.27, Signs.

(Ord. No. 1624)

Lot area shall consist of the gross square footage of the lot or parcel.

(Ord. No. 1624)

11.03.070. - Measuring lot width and depth.

(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 for rectangular shaped lots. Lot width on cul-desac lots shall be measured at the front setback line. Measuring lot widths for non-rectangular and non-cul-desac lots, commonly referred to as irregular shaped lots, will be as determined by the Planning Director, with the intent of having the average width of the buildable portion of the lot be the lot width.

(b)

Lot depth. Lot depth is measured 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. No. 1624)

Figure 11.03.070: Measuring Lot Width and Depth

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The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure.

(a)

Included in floor area. Floor area includes, but is not limited to, habitable (as defined in the California Building Code) basements and cellars that are 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 thereof or within lines drawn parallel to and two feet within the roof line of any structure without walls. 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 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; and areas below the finish grade of the property that are used for off-street parking spaces or loading.

(Ord. No. 1624)

Floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate FAR, 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.

Figure 11.03.090: Determining Floor Area Ratio

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(Ord. No. 1624)

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 in order to calculate lot coverage. The following structures shall be excluded from the calculation:

(1)

Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies and stairways less than six 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; and

(5)

One non-habitable accessory structure under 120 square feet in area and under eight feet in height.

Figure 11.03.100: Determining Lot Coverage

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(Ord. No. 1624)

(a)

Corner lot. The front of a lot is the narrowest dimension of the lot with street frontage. In the event that the lot lines with street frontage are equal dimensions, the lot frontage shall be determined by the Planning Director.

(b)

Through lot (double frontage lot). The front yard borders the street primarily used as frontage by neighboring lots.

(Ord. No. 1624)

A setback line defining a required yard is parallel to and at the specified distance from the corresponding front, side, or rear property line or back edge of the street curb, whichever results in a greater setback. The following special regulations for determining yards apply when a lot abuts an alley or Official Plan Line.

(1)

Yards on alleys.

a.

If a side lot line abuts an alley, the yard shall be considered an interior side yard rather than a corner side yard (street side).

b.

In computing the minimum yard for any lot where such yard abuts an alley, no part of the width of the alley may be considered as part of the required yard.

(2)

Yards abutting official plan lines. If a property abuts an official plan line, the required setback shall be established from the official plan line or the property line, whichever results in a greater setback.

(Ord. No. 1624)

Figure 11.03.120: Determining Setbacks (Yards)

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Calculation of sign area and the measurement of sign height are described in Chapter 11.27, Signs.

(Ord. No. 1624)

For the purpose of calculating required parking lot landscaping, parking lot areas are deemed to include parking and loading spaces and maneuvering areas, but not including entry access ways. Parking lot area does not

include enclosed vehicle storage areas or covered parking areas that do not have landscape planters when calculating landscape requirements.

(Ord. No. 1624)

The minimum distance shall be measured from the edge of any table, chair, bench, planter, or other appurtenance used as part of an outdoor dining area or outdoor display area to any obstruction within the sidewalk area.

(Ord. No. 1624)

Figure 11.03.150: Measuring Pedestrain Clearance

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DIVISION II. - ZONING AND OVERLAY DISTRICTS CHAPTER 11.04 - ZONES AND DISTRICTS