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20.16.040 Property development regulations.

The following property development regulations shall apply to all permitted uses within RS districts.

A.    Floor Area Calculations. These are the standards applied, along with other applicable development standards in this title and residential design guidelines, to effectively manage the height, bulk and mass of a given project in relation to the lot on which the project stands, in relation to surrounding structures on adjoining properties and in relation to the public realm (streets, sidewalks, open space, etc.).

1.     Adjusted floor area (as defined in Section 20.08.032) for a proposed project will be calculated as follows:

a.     The total gross floor area, measured from the outside faces of the structural walls, of all of the following will be totaled:

i.      All enclosed structures on the lot, including, but not limited to, the main dwelling structure, accessory structures, residential second units, and sheds that require a building permit. Enclosed patios, terraces and balconies are included, but basements, exterior areas under roof eaves or other cantilevered overhangs and non-enclosed spaces (e.g., balconies, decks and porches) or structures (e.g., gazebos and carports) are not included. A space is considered non-enclosed if it is substantially open on at least two sides (sides with guardrails are considered open).

ii.     All enclosed but undeveloped volumes which could be utilized in the future as floor area and have minimum dimensions of eight feet by 10 feet and seven feet headroom without additional excavation. All space horizontally contiguous to this minimum space which maintains at least a width of eight feet and seven feet head room without additional excavation will be included.

b.     The following will be subtracted from subparagraph 20.16.040(A)(1)(a) total above during the renovation or development of a single-family dwelling unit or two-unit project (see Chapter 20.91):

i.      For lots less than 10,000 square feet of gross area: up to 500 square feet of garage area and zero square feet of accessory dwelling unit area.

ii.     For lots 10,000 square feet or more in gross floor area: up to 500 square feet of garage area and zero square feet of accessory dwelling unit area.

c.     A 50% premium (floor area multiplied by 1.5) will be added for floor area in interior spaces that has a height over 14 feet wherever the 14-foot height measurement is exceeded. The height will be measured as follows.

i.      On a “top floor” (as defined in Section 20.08.192), wherever the slope of the roof is less than a ratio of four feet of rise to 12 feet of run, the height measurement shall be the vertical distance from the finished floor to the “roof surface” (as defined in Section 20.08.161).

ii.     On a top floor, wherever the slope of the roof is equal to or greater than a ratio of four feet of rise to 12 feet of run, the height measurement shall be the vertical distance from the finished floor to the roof surface, except any roof surface higher than the midpoint elevation between the elevation of the roof ridge and the elevation of the roof surface at the point directly above the exterior wall surface of the structure shall be ignored and the midpoint elevation shall be considered the top measurement point for this area. If the slope of the roof does not continue linearly to a roof ridge (e.g., as with gambrel and mansard roof styles), then the midpoint elevation will be calculated using the projected intersection of the roof lines as the ridge elevation.

iii.    On any floor or portion thereof with developed space above (see top floor definition at Section 20.08.192 for attic space), the height measurement shall be the vertical distance from the finished floor to the ceiling.

d.     Stair well or elevator shaft floor area shall only be counted once for a building regardless of the number of floors through which the stair well or elevator passes.

e.     Interpretations of how to calculate adjusted floor area shall be made by the Director of Planning and Building and may be appealed to the Planning Commission as specified in Chapter 20.100.

2.     The maximum amount of adjusted floor area allowed on a specific lot shall be calculated using the applicable floor area ratio based on effective lot area (as defined in Section 20.08.090) as follows:

a.     Lots with less than 8,000 square feet of effective lot area: 35% of the effective lot area.

b.     Lots with 8,000 to 20,000 square feet of effective lot area: 10% of the effective lot area plus 2,000 square feet.

c.     Lots with more than 20,000 square feet of effective lot area: five percent of the effective lot area plus 3,000 square feet, to a maximum of 7,000 square feet.

The maximum adjusted floor area may be reduced through design review pursuant to Chapter 20.66.

3.     During the improvement of an existing single family dwelling, any enclosed but undeveloped volumes may be converted to habitable space and shall not be restricted to the maximum adjusted floor area as determined by Section 20.16.040(A)(2); provided that the conversion of the existing space does not change the existing height, bulk, mass or footprint of the structure and only if minimal excavation or modification of the existing grade is required.

4.     For any existing single family dwelling where the adjusted floor area which existed on May 6, 1991 exceeded or was within 100 square feet of the maximum adjusted floor area specified in this section, a building permit may be obtained for up to 100 square feet of additional floor area where the proposed addition complies with all other provisions of this title (e.g., no variances allowed). This additional floor area will only be available once per parcel.

B.     Maximum Building Height for Dwelling.

Twenty-five feet above natural grade.

Any single family dwelling, or portions of a single family dwelling, with more than twice all required yard setbacks may extend up to 35 feet above the natural grade.

Other exceptions to maximum height: See Section 20.60.060.

C.     Minimum Yard Setbacks.

Exterior: 15 feet.

Interior: One foot for every 1,000 square feet of effective lot area, but no less than five feet or more than 15 feet.

Exceptions to minimum yard setbacks: See Section 20.60.070.

D.    Minimum Lot Size and Width and Maximum Lot Coverage.

 

Zoning District

Minimum Lot Size *

Minimum Lot Width *

Maximum Lot Coverage %

RS-6

6000

60

40

RS-7.5

7500

60

40

RS-10

10000

80

40

RS-15

15000

80

35

RS-20

20000

100

35

RS-30

30000

100

30

RS-43

43560

150

25

RS-3A

3 acres

150

10

RS-5A

5 acres

150

7

RS-10A

10 acres

150

4

 

*     See also Section 21.08.200 for minimum lot area and width requirements for lots with over 10% lot slope.

 

(Ord. 1182 § 5, April 2, 2002; Ord. 1258 § 2, October 7, 2013; Ord. 1264 § 17, November 3, 2014; Ord. 1330 § 2, November 15, 2021)