Chapter 17.34 — GENERAL DEVELOPMENT STANDARDS

The purpose of this chapter is to provide the process for determining building height and setbacks and identifying exceptions to height limits and setback requirement. Additionally, this chapter also describes special site development requirements. These standards are applicable to all development in the city. (Ord. No. 1000 § 4, 2022)

Chapter 17.36 (Development Standards by Base Zone) identifies the minimum development standards for development projects in the various base zones in the city. These include standards for minimum lot size, allowed density, height, and setback requirements. Additional requirements listed throughout this title include landscaping, fences and walls, lighting, and parking (see article IV , Site Development Provisions). (Ord. No. 1000 § 4, 2022)

The following rules apply to the calculation and determination of height of structures within the city. The intent of these regulations is to provide for compatibility in the measure of building height under a variety of circumstances (e.g., sloped site).

• A. Height measurement. 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 measure excludes architectural features and appurtenances such as, but not limited to, chimneys, antennas, elevator and similar mechanical equipment.

• B. Height limits. Height limits are established throughout this title. Primarily, height limits are listed in chapter 17.36 (Development Standards by Base Zone) where they are listed by zone. Additional height limits are established for accessory structures (chapter 17.42 ), fences and walls (chapter 17.48 ), outdoor lighting (chapter 17.58 ), and signs (chapters 17.72 and 17.74 ).

• C. Height exceptions. The following features are excluded from height limits, provided they do not exceed 15 feet in height above the structure (see Figure 17.34.030-2, Height Exceptions):

  1. Flues.

  2. Chimneys.

  3. Spires, bell towers, or similar architectural features.

FIGURE 17.34.030-2 HEIGHT EXCEPTIONS

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(Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023)

• A. General yard and setback requirements.

  1. Required yard area. Except as otherwise specified in this title, required yard areas shall be kept free of buildings and structures.

  2. Exclusivity of required yard area. No yard or other open space provided around any building for the purpose of complying with this title shall be considered as providing a yard or open space for any other building or structure.

• B. Front yards. Generally, the front yard setback is determined by the front lot line, which is the lot line paralleling the street. However, for flag lots and other irregularly shaped parcels, the front lot line is determined to be the narrowest portion of the lot. For flag lots, this excludes the narrow portion of the lot that represents the "pole." See Figure 17.34.040-1 (Front Yard Setback Measurement for Irregular Lots).

FIGURE 17.34.040-1 FRONT YARD SETBACK MEASUREMENT FOR IRREGULAR LOTS

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• C. Street yards. Except as otherwise permitted, a street yard shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.

• D. Rear and interior side yards. Except as otherwise permitted, these yards shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, or similar accessory activities.

  1. Vertical clearance. Except as otherwise provided in this title, every part of a required yard shall be open from its lowest point to the sky unobstructed. Building overhangs, bay windows, and other such elements may intrude as permitted, pursuant to section 17.34.040(E) (Allowed Encroachments or Projections into Required Yards).

  2. Corner lots. In the case of a lot abutting two or more streets, the main buildings and accessory buildings shall be erected so as not to encroach upon the required front and street side yards.

  3. Double-frontage lots. Where a double-frontage lot has a depth of 125 feet or more, such lot may be treated as two lots, with the rear line of each approximately equidistant from the front lot lines, provided all the yard requirements are met.

  4. Setback measurement. The setback of all buildings and structures shall be measured at a right angle from the property line or curb face as listed below. Except as permitted in section 17.34.040(E) (Allowed Encroachments or Projections Into Required Yards), or as otherwise specified in this title for specific types of structures (e.g., accessory structures, signs) or through the issuance of a variance, structures shall not extend beyond required setback lines.

     • a. Front yard and corner side yard setbacks are measured from the curb face.

     • b. Rear yards and interior side yard setbacks are measured from the property line.

FIGURE 17.34.040-2 SETBACK MEASUREMENT

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• E. Allowed encroachments or projections into required yards. In addition to the structures listed in chapter 17.42 (Accessory Structures) and chapter 17.48 (Fences, Walls, and Screening), the following structures and architectural features attached to the main building may project into the required yards:

  1. Residential encroachments.

     • a. Eaves, roof projections, awnings, and similar architectural features may project into required yards a maximum distance of three feet, provided such appendages are supported only at, or behind, the building setback line.

     • b. Chimneys, bay windows, media centers, fire escapes, exterior stairs and landings, and similar architectural features may project into required yards a maximum distance of two feet, provided such features shall be at least three feet from a property line.

     • c. Balconies may project into required yards, private alleys, and access drive aisles, provided such features shall be at least three feet from a property line and minimum ten feet vertical clearance is provided.

     • d. Decks, platforms, uncovered porches, and landing places that do not exceed a height of 36 inches above grade may project into any front or corner side yard a maximum distance of six feet and project into any rear or interior side yard up to five feet from the property line.

     • e. Minor structures and equipment. Minor accessory structures with less than 120 square feet of floor area, and not exceeding six feet in height, may be located within any interior side or rear setback area, but not within any front or corner side yard setback area except where screened from public view. Examples include, but are not limited to, storage sheds, trash enclosures, doghouses, play equipment, and playhouses.

     • f. Pool accessories, including but not limited to slides, grottos and pool equipment shall not be located within five feet of the side or rear property line.

  2. Nonresidential encroachments.

     • a. Eaves, roof projections, awnings, and similar architectural features when located at least eight feet above grade may project into required yards a maximum distance of three feet, provided that such feature shall be at least five feet from a property line.

     • b. Fireplace, chimneys, bay windows, balconies, fire escapes, exterior stairs and landings, and similar features may project into the required yard a maximum distance of two feet, provided that such features shall not occupy more than 25 square feet of each required yard and shall be at least five feet from a property line.

FIGURE 17.34.040-3 ENCROACHMENTS

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• F. Additions. For additions, the minimum side yard setback of the base zone or that of the existing house shall apply, whichever is less, but shall not encroach further into the side yard setback than the existing house.

• (Ord. No. 1000 § 4, 2022)