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A. Tract area. Some zones require a minimum tract area in order to develop a site. This is simply the land area that is part of the development application. Existing rights-of-way are excluded from the calculation.

B. Lot Frontage. Some zones require a minimum lot frontage in order to develop a site. Calculate this by measuring the length of the lot abutting a public or private street or access corridor. See Figure 21.16.020A for an example.

Figure 21.16.020A
Minimum Lot Frontage

Minimum lot frontage

C. Setbacks.

1. All zones require minimum or maximum setbacks. Setbacks shall be measured:

a. From the property line.

b. At right angles, or as near to right angles as possible.

c. In a plane horizontal to the ground.

2. The front of the lot is the side nearest the street or access corridor that provides the primary access. The rear is opposite the front, or as nearly so as the lot shape permits. The sides are 90 degrees to the front, or as nearly so as the lot shape permits.

Figure 21.16.020B
Building Setbacks

Building setbacks

D. Impervious Surface Area. All zones have impervious surface area limits. Calculate impervious surface area by summing the area of all impervious surfaces on the site. Developments can meet impervious surface area requirements on a lot-by-lot basis or on a development-wide basis.

E. Height.

1. All zones set limits on building height. To calculate the height of a structure:

a. Draw the smallest rectangle possible around it.

b. Find the midpoint of each side of the rectangle.

c. Calculate the finished grade at that point.

d. Average the elevations for the four midpoints.

e. Subtract the result from the building’s highest elevation.

2. Hose towers (when associated with a fire station), chimneys, antennae, smoke and ventilation stacks, flagpoles, heating, cooling and ventilation equipment, mechanical equipment screens and enclosures, roof access stair enclosures, solar panels, and wind turbines may exceed the highest point of the existing or proposed structure by no more than 15 feet.

F. Floor Area Ratio (FAR).

1. Many zones set FAR limits. To calculate FAR:

a. Determine the gross site area (but exclude existing rights-of-way).

b. Determine the gross floor area of all structures on the site (excluding parking structures).

c. Divide the gross floor area by the gross site area.

d. Use the same units (e.g., feet or acres) for both site and structure area.

2. For properties under a common ownership that are contiguous or separated only by rights-of-way, FAR may be calculated based on the average FAR across those properties, and density and impervious surface coverage may be transferred among contiguous properties, provided the properties meet other applicable regulations.

G. Landscaped Area. Many zones require minimum landscape areas. Calculate a site’s landscape area by subtracting area devoted to building, parking, storage or accessory uses, and stormwater detention ponds from the total site area. A landscape area may include patios, plazas, walkways, walls and fences, water features, such as fountains or pools, and planting areas. Stormwater detention ponds may count toward the landscape area total if they are integrated with landscaping.

H. Lot Coverage. Many zones have lot coverage limits. Calculate lot coverage area by summing all structure and accessory structure footprints as viewed in plan view, including decks exceeding 30 inches in height above grade, and patios and porches with roofs, and dividing the total by the lot area.

I. Building Separation. Many zones have minimum building separation standards. Building separation shall be determined by measuring the distance between the foundations of the subject buildings at the narrowest area. (Ord. 2652)

Effective on: 4/28/2012