10-50.30

Division 10-50.30:
Building Height

Sections:

10-50.30.030 How Building and Structure Height Is Measured

10-50.30.010 Purpose

This division sets forth the standards for determining how building height shall be measured and other height related standards to ensure that new development reinforces the highly valued character and scale of Flagstaff’s existing neighborhoods and downtown. These standards shall be used in combination with the standards established in Chapter 10-40, Specific to Zones.

10-50.30.020 Applicability

The standards found within this division shall apply to all development in the City of Flagstaff.

10-50.30.030 How Building and Structure Height Is Measured

A. Purpose. This section provides the methodology used to measure the height of all structures.

B. Building and Structure Height.

1. The height of any building or structure shall be measured from the natural grade or finished grade in accordance with the following:

a. Natural Grade. The height shall be measured vertically from the top of any point of a structure or building element, including the top of a parapet, the top of a mansard roof, screen wall or pitched roof, to the natural grade directly beneath the point measured, unless the finished grade abutting the building or structure is below the natural grade. When a height is measured to natural grade, it includes any material used to raise the grade to a finished grade above the natural grade.

b. Finished Grade. When the finished grade abutting a building or structure is below the natural grade, the finished grade shall be used to measure the height.

i. When the finished grade is used, the height shall be measured vertically from the top of any point of a structure or building element, including the top of a parapet, the top of a mansard roof, screen wall or pitched roof, to the lowest finished grade abutting the building or structure that is nearest to a point directly below the point measured. The finished grade outside of doors, landings, light wells, patios, stairways, windows, and similar below grade improvements that provide access or fenestrations to a below grade level are excluded from the building height; provided, that the finished grade for these improvements does not extend more than eight feet horizontally from the building.

c. The height of all points of a structure or building measured in accordance with applicable provisions of subsection B.1.a. or B.1.b. of this section shall comply with the maximum allowed height of the property’s zone.

2. Exposed crawl spaces, building stem walls (including stem walls of a basement), podium parking structure and building walls, shall be included in the height calculation.

3. Flagpoles and spires, including similar structures, shall not exceed the maximum allowed building height of the property’s zone.

Figure 10-50.30.030.B.

Method of Measuring Building Height

C. Applicable to Transect Zones. Transect zones use several methods to determine the building height in addition to overall building height, including measuring to the eave or parapet and the maximum number of stories. These standards work together to help ensure that development is consistent with the character and scale within the City.

1. Overall Building Height. See subsection B. of this section.

2. Height to Eave/Parapet. Building height to eave/parapet shall be measured from the eave or top of parapet to natural grade or finished grade at the lowest point adjacent to the building exterior, whichever yields the greatest height.

3. Maximum Number of Stories. In the transect zones, building height is also regulated by the number of floors allowed in a building. The maximum number of stories allowed in a building is established in Division 10-40.40, Transect Zones. The following methodology shall be used to determine the number of floors in a building.

a. A story or floor shall meet the following height standards. The standards in this section work in combination with those established in Division 10-40.40, Transect Zones. See Table 10-50.30.030.A., Maximum Height of a Floor for standards for uses in all transect zones.

b. The maximum height of a floor is set in Table 10-50.30.030.A., Maximum Height of a Floor – Transect Zones. Floors that exceed the maximum heights established in Table 10-50.30.030.A. shall be counted as two floors.

c. Unfinished attics shall not count as a story.

d. Finished attics with a knee wall maximum height of three feet and a finished floor to finished ceiling maximum height of nine feet shall for the purposes of calculating height count as one-half story. Finished attics with a knee wall less than three feet or a finished floor to finished ceiling height of greater than nine feet shall count as a full story.

e. Basements with an exterior exposed wall greater than three feet shall count as a floor. Height of the exterior wall shall be measured from natural grade or finished grade to finished floor of the floor above.

Table 10-50.30.030.A.: Maximum Height of a Floor – Transect Zones 1
	Nonresidential, except Civic Uses	Multifamily Residential	Single-Family Residential2
Single Story	20' max.	16' max.	14' max.
Multi-story Buildings
Ground Floor	16' max.	16' max.	14' max.
All Other Floors	12' max.	12' max.	14' max.
1. All heights are measured finished floor to highest point of the finished ceiling.
2. This standard does not apply in T2, T3N.1, T3N.2, T4N.1 or T4N.2 where single-family building types are permitted.

Key
A	Overall Building Height	B	Height to Eave/Parapet	C	Crawl Space
D	Ground Floor	E	Other Floors	F	Knee Wall

Figure 10-50.30.030.D. Transect Zone Building Height Measurements (not drawn to scale).

(Ord. 2020-11, Amended, 5/5/2020 (Res. 2020-17); Ord. 2019-32, Amended, 11/5/2019 (Res. 2019-49); Ord. 2016-07, Amended, 2/16/2016 (Res. 2016-02))