ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
1 Amendment to §3.1.3. to specify features included and excluded in lot coverage calculation consistent with September 19, 2001 Zoning Administrator memo
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
§3.1.3. Coverage
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Issue – The coverage calculation method in §3.1.3 is incomplete in that it does not include many of the elements or features that are actually included in the calculation of lot coverage. Since the coverage provisions were amended in November 2005, staff has used the items identified in an undated revision of a September 18, 2001 memo and list of items included in coverage (see Attachments on coverage) prepared by the Zoning Administrator.
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Proposed Text §3.1.3 Coverage A. Lot Coverage 1. The percentage determined by dividing the area of a lot covered by the total (sq. ft.) of: a) The footprint of the main building and the total footprints of accessory buildings [counting only buildings with footprints larger than 150 sq. ft., or with heights of two stories or more]; plus b) Driveways and parking pads; and other features defined as lot coverage:
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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Counted in Lot Coverage
Feature
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Not Counted in Lot Coverage
Main Building
Yes
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Accessory Buildings
Only with a footprint larger than 150 sq. ft. or heights of 2 stories or more
Footprint smaller than 150 sq. ft. or heights less than 2 stories
Garages
Yes
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Driveways and parking pads, and any lot area used for maneuvering or parking of vehicles
Yes, whether paved or unpaved (gravel, grass, dirt, etc.)
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Ground level decks and patios
Higher than 8 inches off the ground
Lower than 8 inches off the ground
Cantilevered decks and balconies
Horizontal projections of 4 feet or more and not supported by posts
Floor heights of less than 4 feet and not supported by posts
Decks
Floor heights 4 feet or higher above grade and supported by posts
Floor heights of less than 4 feet and not supported by posts
Gazebos, pergolas, breezeways
With or without foundations
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Bay windows
With floor space
Without floor space
Chimneys
Yes
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Porches
Yes
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Steps and stoops
Higher than 4 feet
Lower than 4 feet and uncovered
Swimming pools
In-ground pools
Above-ground pools
Air conditioners, compressors, generators and other similar equipment
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No, with or without a foundation
Sidewalks and other pedestrian walkways; exterior basement steps and areaways
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No
Tents and other temporary structures; play equipment; outdoor furniture; barbecues and grills; hot tubs
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No
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
2 Amendments to §3.1.5., 3.2.6.A.2.(e)(2) and §18.2. regarding dormers, to codify practice of allowing dormers equal to 50% of the horizontal surface of the roof area consistent with October 7, 1988 Zoning Administrator memo, to codify the practice requiring a 6 inch setback of the front dormer wall on accessory buildings and to add a definition of dormer
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT §3.1.5. Height •
Issue – The Zoning Ordinance does not define dormers in §18.2, General Terms Defined, although the Form Based Code has a definition applicable to FBC sites. The longstanding practice has been to allow dormers to equal 50% of the horizontal surface of the roof area. Per an October 7, 1988 memo prepared by the Zoning Administrator (See Attachment, which follows this text), when a dormer exceeds 50% of this surface, the dormer becomes the main roof for the purposes of calculating building height. In addition, for at least 10 years, by practice, staff has required the front of a dormer wall on accessory buildings to be set back 6 inches from the front of the knee wall or main wall below on both main and on accessory buildings. The 6 inch setback ensures that the kneewall (or wall plate, as in the definition of “story, half”) is no higher than two feet, which is the limit for a 1 ½ story accessory building to be located one foot from the side and rear lot line. The term “dormer” needs to be defined, and provisions for main and accessory buildings codified. In May 2010, the FBC was amended to add a definition for dormer: A projecting architectural feature with a vertical window built out from a pitched roof.
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Proposed Text §18.2 Dormer. An element of a building that projects from a pitched roof. A dormer may have a window or louver for light or ventilation, and may be of shed, gable or other design. §3.1.5. Height A. Building height 1. Measurement in R districts, except RA districts The vertical distance is calculated by averaging the above-described distance at four points at the perimeter of the building. The four points shall include two points each on the front and rear of the building, at the points closest to the applicable side lot lines. Whenever a dormer exceeds 50% of the horizontal surface of the roof area, on the side that it is on, the dormer roof then becomes the main roof and the height of the structure is measured to the dormer roof using the method for calculating building height. 2. Measurement in all other districts (including RA districts) Vertical distance is measured from a calculated average elevation of the existing or officially approved grade of the site at the perimeter of the site. However, no wall or any structure in any district shall be exposed more than two stories more than the number permitted for that district. Whenever a dormer exceeds 50% of the horizontal surface of the roof area, on the side that it is on, the dormer roof then becomes the main roof and the height of the structure is measured to the dormer roof using the method for calculating building height. *** 10
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT §3.2.6 Placement A. Setbacks 2. Side and rear yards
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*** (e) For accessory buildings in R districts (1) For additions to main buildings No addition shall be located closer than eight feet to any part of an existing accessory building. (2) For new construction of accessory buildings with heights lower than 1 ½ stories or 25 feet, whichever is less, and footprint smaller than 560 sq. ft. in R5 or R-6 districts, or 650 sq. ft. in any other district (i) No accessory building shall be located closer than eight feet from to any part of a main building; (ii) The front of the dormer wall must be set back six inches from the front of the wall or main wall below, and the height from the midpoint of the roof to the grade must not exceed 25 feet in height. (ii) (iii) On interior lots, the nearest edge of the eave of an no accessory building shall not be located closer than one foot from to a side or rear lot line; and (iii) (iv) On corner lots, the nearest edge of an no accessory building shall not be located closer than one foot from to any side lot line.
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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ZONING ORDINANCE UPDATE: ADMINISTRATIVE PRACTICES AND DETERMINATIONS RELATED TO BULK, COVERAGE AND PLACEMENT
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