Chapter 17.48
SOLAR ACCESS REQUIREMENTS
Sections:
17.48.020 Applicability of provisions.
17.48.040 Solar access for new development.
17.48.050 Solar balance point.
17.48.010 Purpose.
The purpose of this chapter is to implement comprehensive plan policies to promote the use of renewable energy sources by establishing criteria to allow improved access to sunlight for single detached dwelling unit and duplex residences. (Ord. 2875 § 1.096.010, 2003)
17.48.020 Applicability of provisions.
The provisions of this chapter shall apply to the creation of lots which are intended for single detached dwelling unit or duplex residences and the construction of single detached dwelling unit or duplex residences. (Ord. 2875 § 1.096.020, 2003)
17.48.030 Definitions.
The definitions to be used in this chapter are in addition to Chapter 17.16 SHMC, Definitions. In the case of similar or identical terminology, the definitions in this section shall govern for this chapter.
(1) “Crown cover” means the area within the drip line or perimeter of the foliage of a tree.
(2) “Development” means any partition, subdivision or planned development that is created under the city land division or zoning regulations.
(3) “Exempt tree or vegetation” means the full height and breadth of vegetation that the director has identified as “solar friendly” that are listed and kept on file in the office of the community development department; and any vegetation listed on a plat map, a document recorded with the plat, or a solar access permit is exempt.
(4) “Front lot line” means, for purposes of the solar access regulations, a lot line abutting a street. For corner lots, the front lot line is that with the narrowest frontage. When the lot line abutting a street is curved, the front lot line is the chord or straight line connecting the ends of the curve. For a flag lot, the front line is the shortest lot line adjoining the pole portion of the lot, excluding the unbuildable portion of the pole (see Figure 1).
(5) “Nonexempt tree or vegetation” means vegetation that is not exempt.
(6) “Northern lot line” means the lot line that is the smallest angle from a line drawn east-west and intersecting the northernmost point of the lot, excluding the pole portion of a flag lot. If the north line adjoins an undevelopable area other than a required yard area, the northern lot shall be at the north edge of such undevelopable area. If two lot lines have an identical angle relative to a line drawn east-west, or if the northern lot line is less than 35 feet, then the northern line shall be a line 35 feet in length within the lot parallel with and at a maximum distance from the front lot line (see Figure 2).
(7) “North-south dimension” means the length of a line beginning at the midpoint of the northern lot line and extending in a southerly direction perpendicular to the northern lot line until it reaches a property boundary (see Figure 3).
(8) “Protected solar building line” means a line on a plat or map recorded with the plat that identifies the location on a lot where a point two feet above may not be shaded by structures or nonexempt trees (see Figure 10).
(9) “Shade” means a shadow cast by the shade point of a structure or vegetation when the sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true south.
(10) “Shade point” means the part of a structure or nonexempt tree that casts the longest shadow onto the adjacent northern lot(s) when the sun is at an altitude of 21.3 degrees and an azimuth ranging from 22.7 degrees east and west of true south; except a shadow caused by a narrow object such as a mast or whip antenna, a dish antenna with a diameter of three feet or less, a chimney, utility pole, or wire. The height of the shade point shall be measured from the shade point to either the average elevation at the front lot line or the elevation at the midpoint of the front lot line. If the shade point is located at the north end of a ridgeline of a structure oriented within 45 degrees of a true north-south line, the shade point height computed according to the preceding sentence may be reduced by three feet. If a structure has a roof oriented within 45 degrees of a true east-west line with a pitch that is flatter than five feet (vertical) in 12 feet (horizontal), the shade point will be the eave of the roof. If such a roof has a pitch that is five feet in 12 feet or steeper, the shade point will be the peak of the roof (see Figures 4 and 5).
(11) “Shade reduction line” means a line drawn parallel to the northern lot line that intersects the shade point (see Figure 6).
(12) “Shadow pattern” means a graphic representation of an area that would be shaded by the shade point of a structure or vegetation when the sun is at an altitude of 21.3 degrees and an azimuth ranging between 22.7 degrees east and west of true south (see Figure 12).
(13) “Solar access height limit” means a series of contour lines establishing the maximum permitted height nonexempt vegetation is allowed to grow on lots to which a solar access permit applies.
(14) “Solar feature” means a device or combination of devices or elements that does or will use direct sunlight as a source of energy for such purposes as heating or cooling of a structure, heating or pumping of water, and generating electricity. Examples of a solar feature include a window or windows that contain(s) at least 20 square feet of glazing oriented within 45 degrees east and west of true south, a solar greenhouse, or a solar hot water heater. A solar feature may be used for purposes in addition to collecting solar energy, including but not limited to serving as a structural member or part of a roof, wall, or window. A south-facing wall without windows and without other features that uses solar energy is not a solar feature for purposes of this chapter.
(15) “Solar gain line” means a line parallel to the northern property line(s) of the lot(s) south of and adjoining a given lot, including lots separated only by a street, that intersects the solar feature on that lot (see Figure 7).
(16) “South” or “south-facing” means true south, or 20 degrees east of magnetic south.
(17) “Sun chart” means one or more photographs that plot the position of the sun between 10:30 a.m. and 1:30 p.m. on January 21st, prepared pursuant to guidelines issued by the director. The sun chart shall show the southern skyline through a transparent grid on which is imposed solar altitude for a 45-degree and 30-minute northern latitude in 10-degree increments and solar azimuth from true south in 15-degree increments.
(18) “Undevelopable area” means an area that cannot be used practicably for a habitable structure, because of natural conditions, such as slopes exceeding 20 percent in a direction greater than 45 degrees east or west of true south, severe topographic relief, water bodies, or conditions that isolate one portion of a property from another portion so that access is not practicable to the unbuildable portion; or manmade conditions, such as existing development which isolates a portion of the site and prevents its further development; or setbacks or development restrictions that prohibit development of a given area of a lot by law or private agreement; or existence or absence of easements or access rights that prevent development of a given area. (Ord. 2875 § 1.096.030, 2003)
17.48.040 Solar access for new development.
(1) Purpose. The purpose of this section is to ensure that land is divided so that structures can be oriented to maximize solar access and to minimize shade on adjoining properties from structures and trees.
(2) Applicability. The solar design standard in subsection (3) of this section shall apply to applications for a development to create lots in all zones allowing single-dwelling units, detached and duplexes and to create lots for single-dwelling units, detached and duplex dwellings in all other residential zones, except to the extent the approval authority finds that the applicant has shown one or more of the conditions listed in subsections (4) and (5) of this section exist, and exemptions or adjustments provided for therein are warranted.
(3) Design Standard. At least 80 percent of the lots in a development subject to this section shall comply with one or more of the options in this section; provided, a development may, but is not required to, use the options in subsection (3)(b) or (c) to comply with this section.
(a) Basic Requirement (See Figure 9). A lot complies with this section if it:
(i) Has a north-south dimension of 90 feet or more; and
(ii) Has a front lot line that is oriented within 30 degrees of a true east-west axis.
(b) Protected Solar Building Line Option (See Figure 10). In the alternative, a lot complies with this section if a solar building line is used to protect solar access as follows:
(i) A protected solar building line is designated on the plat or in documents recorded with the plat;
(ii) The protected solar building line is oriented within 30 degrees of a true east-west axis;
(iii) There is at least 70 feet between the protected solar building line and the middle of the north-south dimension of the lot to the south, measured along a line perpendicular to the protected solar building line; and
(iv) There is at least 45 feet between the protected solar building line and the northern edge of the buildable area of the lot, or habitable structures are situated so that at least 80 percent of their ground floor south wall will not be shaded by structures or nonexempt vegetation.
(c) Performance Option. In the alternative, a lot complies with this section if:
(i) Habitable structures built on that lot will have their long axis oriented within 30 degrees of a true east-west axis, and at least 80 percent of their ground floor south wall will be protected from shade by structures and nonexempt trees using appropriate deed restrictions; or
(ii) Habitable structures built on that lot will orient at 32 percent of their glazing and at least 500 square feet of their roof area to face within 30 degrees east or west of true south, and that glazing and roof area are protected from shade by structures and nonexempt trees using appropriate deed restrictions.
(4) Exemptions From Design Standard. A development is exempt from subsection (3) of this section if the approval authority finds the applicant has shown that one or more of the following conditions apply to the site. A development is partially exempt from subsection (3) of this section to the extent the approval authority finds the applicant has shown that one or more of the following conditions apply to a corresponding portion of the site. If a partial exemption is granted for a given development, the remainder of the development shall comply with subsection (3) of this section.
(a) Slopes. The site, or a portion of the site for which the exemption is sought, is sloped 20 percent or more in a direction greater than 45 degrees east or west of true south, based on a topographic survey by a licensed professional land surveyor or USGS or other officially recognized topographic information.
(b) Off-Site Shade. The site, or a portion of the site for which the exemption is sought, is within the shadow pattern of off-site features, such as but not limited to structures, topography, or nonexempt vegetation, which will remain after development occurs on the site from which the shade is originating.
(i) Shade from an existing or approved off-site dwelling in a single-family residential zone and from topographic features is assumed to remain after development of the site.
(ii) Shade from an off-site structure in a zone other than a single-family residential zone is assumed to be the shadow pattern of the existing or approved development thereon or the shadow pattern that would result from the largest structure allowed at the closest setback on adjoining land, whether or not that structure now exists.
(iii) Shade from off-site vegetation is assumed to remain after development of the site if:
(A) The vegetation that causes it is situated in a required setback area; or
(B) The vegetation is within a fully developed area, public park, or legally reserved open space; or
(C) The vegetation is within a developable remainder of a parcel that is separated by an undevelopable area or feature; or
(D) The vegetation is part of landscaping required pursuant to Chapter 17.72 SHMC.
(iv) Shade from other off-site sources is assumed to be shade that exists or that will be cast by development for which applicable local permits have been approved on the date a complete application for the development is filed.
(c) On-Site Shade. The site, or a portion of the site for which the exemption is requested, is:
(i) Within the shadow pattern of on-site features such as, but not limited to, structures and topography which will remain after the development occurs; or
(ii) Contains nonexempt trees at least 30 feet tall and more than six inches in diameter measured four feet above the ground which have a crown cover over at least 80 percent of the site, or the relevant portion. The applicant can show such crown cover exists using a scaled survey or an aerial photograph. If granted, the exemption shall be approved subject to the condition that the applicant preserve at least 50 percent of the crown cover that causes the shade that warrants the exemption. The applicant shall file a note on the plat or other documents in the office of the county recorder binding the applicant to comply with this requirement. The city shall be made a party to any covenant or restriction created to enforce any provision of this chapter. The covenant or restriction shall not be amended without written city approval.
(5) Adjustments to Design Standard. The approval authority shall reduce the percentage of lots that must comply with subsection (3) of this section to the minimum extent necessary if it finds the applicant has shown it would cause or is subject to one or more of the following conditions:
(a) Adverse Impacts on Density and Cost or Amenities.
(i) If the design standard in subsection (3)(a) of this section is applied, either the resulting density is less than that proposed, or on-site development costs (e.g., grading, water, storm drainage and sanitary systems, and road) and solar-related off-site development costs are at least five percent more per lot than if the standard is not applied. The following conditions, among others, could constrain the design of a development in such a way that compliance with subsection (3)(a) of this section would reduce density or increase per lot costs in this manner. The applicant shall show which, if any, of these or other similar site characteristics apply in an application for a development:
(A) The portion of the site for which the adjustment is sought has a natural grade that is sloped 10 percent or more and is oriented greater than 45 degrees east or west of true south based on a topographic survey of the site by the professional land surveyor or USGS or other officially recognized topographic information.
(B) There is a significant natural feature on the site, identified as such in the comprehensive plan or development ordinance, that prevents given streets or lots from being oriented for solar access, and it will exist after the site is developed.
(C) Existing road patterns must be continued through the site or must terminate on site to comply with applicable road standards or public road plans in a way that prevents given streets or lots in the development from being oriented for solar access.
(D) An existing public easement or right-of-way prevents given streets or lots in the development from being oriented for solar access.
(ii) If the design standard in subsection (3)(a) of this section applies to a given lot or lots, significant development amenities that would otherwise benefit the lot(s) will be lost or impaired. Evidence that a significant diminution in the market value of the lot(s) would result from having the lot(s) comply with subsection (3)(a) of this section is relevant to whether a significant development amenity is lost or impaired.
Refer to amenities that qualify or to relevant comprehensive plan provisions or inventories.
(b) Impacts of Existing Shade. The shadow pattern from nonexempt trees cover over at least 80 percent of the lot and at least 50 percent of the shadow pattern will remain after development of the lot. The applicant can show the shadow pattern using a scaled survey of nonexempt trees on the site or using an aerial photograph.
(i) Shade from nonexempt trees is assumed to remain if: the trees are situated in a required setback; or they are part of an existing or proposed park, open space, or recreational amenity; or they are separated from the developable remainder of their parcel by an undevelopable area or feature; or they are part of landscaping required pursuant to Chapter 17.72 SHMC; or they do not need to be removed for a driveway or other development.
(ii) Also, to the extent the shade is caused by on-site trees or off-site trees on land owned by the applicant, it is assumed to remain if the applicant files in the office of the county recorder a covenant binding the applicant to retain the trees causing the shade on the affected lots.
(6) Protection From Future Shade. Structures and nonexempt vegetation must comply with the solar balance point in SHMC 17.48.050 on all lots in a development subject to this chapter, including lots for which exemptions or adjustments to this chapter have been granted.
The applicant shall file a note on the plat or other documents in the office of the county recorder binding the applicant and subsequent purchasers to comply with the future shade protection standards in this subsection. The city shall be made a part of any covenant or restriction created to enforce any provision of this chapter. The covenant or restriction shall not be amended without written city approval.
(7) Application. An application for approval of a development subject to this chapter shall include:
(a) Maps and text sufficient to show the development complies with the solar design standard of subsection (3) of this section, except for lots for which an exemption or adjustment from subsection (3) of this section is requested, including all of the following items:
(i) The north-south lot dimension and front lot line orientation of each proposed lot.
(ii) Protected solar building lines and relevant building site restrictions, if applicable.
(iii) For the purpose of identifying trees exempt from subsection (6) of this section, a map showing existing trees at least 30 feet tall and over six inches diameter at a point four feet above grade, including their height, diameter and species, and stating that they are to be retained and are exempt.
(iv) Copies of all private restrictions relating to solar access.
(b) If an exemption or adjustment to subsection (3) of this section is requested, maps and text sufficient to show that given lots or areas in the development comply with the standards for such an exemption or adjustment in subsection (4) or (5) of this section shall also be required.
(8) Review Process. Compliance with this section shall be determined by the approval authority in conjunction with an application for a subdivision (Chapter 17.136 SHMC), or land partition (Chapter 17.140 SHMC). (Ord. 2875 § 1.096.040, 2003)
17.48.050 Solar balance point.
(1) Purpose. The purposes of this section are to promote the use of solar energy, to minimize shading of structures and accessory structures, and, where applicable, to minimize shading of structures by trees. Decisions related to this section are intended to be ministerial.
(2) Applicability. This section applies to an application for a building permit for all structures in all zones allowing single-dwelling units, detached and duplexes and all single-family detached and duplex structures in all other residential zones, except to the extent the approval authority finds the applicant has shown that one or more of the conditions listed in subsection (5) or (6) of this section exists, and exemptions or adjustments provided for them are warranted. In addition, nonexempt vegetation planted on lots subject to the provisions of SHMC 17.48.040(6) shall comply with the shade point height standards as provided in subsections (4) and (5) of this section.
(3) Solar Site Plan Required. An applicant for a building permit for a structure subject to this section shall submit a site plan that shows:
(a) The maximum shade point height allowed under subsection (4) of this section;
(b) If the maximum shade point height is adjusted pursuant to subsection (4)(a)(ii) of this section, the average elevation of the rear property line; and
(c) The location of the shade point, its height relative to the average elevation of the front lot line or the elevation at the midpoint of the front lot line, and its orientation relative to true south; and, if applicable,
(d) The solar balance point for the structure as provided in subsection (8) of this section.
(4) Maximum Shade Point Height Standard. The height of the shade point shall comply with either subsection (4)(a) or (b) of this section.
(a) Basic Requirement.
(i) The height of the shade point shall be less than or equal to the height specified in Table A or computed using the following formula. The height of the shade point shall be measured from the shade point to either the average elevation at the front lot line or the elevation at the midpoint of the front lot line. If necessary, interpolate between the five-foot dimensions listed in Table A.
|
H = |
(2 x SRL) – N + 150 |
|
|
5 |
||
Where:
|
H |
= |
The maximum allowed height of the shade point (see Figures 4 and 5); |
|
SRL |
= |
Shade reduction line (the distance between the shade point and the northern lot line, see Figure 6); and |
|
N |
= |
The north-south lot dimension; provided, that a north-south lot dimension more than 90 feet shall use a value of 90 feet for this section. |
(ii) Provided, the maximum allowed height of the shade point may be increased one foot above the amount calculated using the formula or Table A for each foot that the average grade at the rear property line exceeds the average grade at the front property line.
(b) Performance Option. The proposed structure, or applicable nonexempt vegetation, will shade not more than 20 percent of the south-facing glazing of existing habitable structure(s), or, where applicable, the proposed structure or nonexempt vegetation comply with SHMC 17.48.040(3)(b) or (c). If SHMC 17.48.040(3)(b), Protected Solar Building Line Option, is used, nonexempt trees and the shade point structures shall be set back from the protected solar building line two and one-half feet for every one foot of height of the structure or of the mature height of nonexempt vegetation over two feet.
(5) Exemption from the Maximum Shade Point Height Standard. The approval authority shall exempt a proposed structure or nonexempt vegetation from subsections (3) and (4) of this section if the applicant shows that one or more of the conditions in this subsection exist, based on plot plans or plats, corner elevations or other topographical data, shadow patterns, sun charts or photographs, or other substantial evidence submitted by the applicant.
(a) Exempt Lot. When created, the lot was subject to this chapter and was not subject to the provisions of SHMC 17.48.040(6).
(b) Preexisting Shade. The structure or applicable nonexempt vegetation will shade an area that is shaded by one or more of the following:
(i) An existing or approved building or structure;
(ii) A topographical feature; or
(iii) Nonexempt vegetation will remain after development of the site. It is assumed that this vegetation will remain after development if it:
(A) Is situated in a building setback required by this code; or
(B) Is part of a developed area or landscaping required by Chapter 17.72 SHMC, a public park or landscape strip, or legally reserved open space; or
(C) Is in a developable remainder of a parcel that is separated by an undevelopable area or feature; or
(D) Is on the applicant’s property and not affected by the development; or
(E) A duly executed covenant is used to preserve trees causing such shade.
(c) Slope. The site has an average slope that exceeds 20 percent in a direction greater than 45 degrees east or west of true south based on a topographic survey by a licensed professional land surveyor or USGS or other officially recognized topographic information.
(d) Insignificant Benefit. The proposed structure or nonexempt vegetation shades one or more of the following:
(i) An undevelopable area;
(ii) The wall of an unheated space, such as a typical garage;
(iii) An area without solar features; or
(iv) An undeveloped lot, other than a lot that was subject to this chapter, where:
(A) There are at least four single-family detached or attached homes or duplexes within 250 feet of the lot within the same subdivision or a phase of the subdivision; and
(B) A majority of the homes identified in subsection (5)(d)(iv)(A) of this section have no solar features.
(e) Public Improvement. The proposed structure is a publicly owned improvement.
(6) Adjustments to the Maximum Shade Point Height Standard. The approval authority shall increase the maximum permitted height of the shade point determined using this section to the extent it finds the applicant has shown one or more of the following conditions exist, based on plot plans or plats, corner elevations or other topographical data, shadow patterns, sun charts or photographs, or other substantial evidence submitted by the applicant.
(a) Physical Conditions. Physical conditions preclude development of the site in a manner that complies with subsection (4) of this section, due to such things as lot size less than 3,000 square feet, unstable or wet soils, or a drainageway, public or private easement, or right-of-way.
(b) Conflict between the Maximum Shade Point Height and Allowed Shade on the Solar Feature Standards. A proposed structure may be sited to meet the solar balance point standard described in subsection (8) of this section or be sited as near to the solar balance point as allowed by subsection (8) of this section, if:
(i) Siting the proposed structure to meet the maximum shade point height standard using subsection (4) of this section would cause its solar feature(s) to potentially be shaded as determined using subsection (7) of this section; and
(ii) The application includes a form provided for that purpose by the city that:
(A) Releases the applicant from complying with subsection (4) of this section and agrees that the proposed structure may shade an area otherwise protected by subsection (4) of this section;
(B) Releases the city from liability for damages resulting from the adjustment; and
(C) Is signed by the owner(s) of the properties that would be shaded by the proposed structure more than allowed by the provisions of subsection (4) of this section.
(iii) Before the city issues a permit for a proposed structure for which an adjustment has been granted pursuant to subsection (6)(b) of this section, the applicant shall file the form provided for in subsection (6)(b)(ii) of this section in the office of the county recorder with the deeds to the affected properties.
(7) Analysis of Allowed Shade on Solar Feature.
(a) An applicant may, but is not required to, perform the calculations in or comply with the standards of this subsection (7).
(b) Applicants are encouraged to design and site a proposed habitable structure so that the lowest height of any solar feature(s) will not be shaded by buildings or nonexempt trees on lot(s) to the south. The applicant should complete the following calculation procedure to determine if solar feature(s) of the proposed structure will be shaded. To start, the applicant should choose which of the following sources of shade originating from adjacent lot(s) to the south to use to calculate the maximum shade height at the north property line:
(i) Existing structure(s) or nonexempt trees; or
(ii) The maximum shade that can be cast from future buildings or nonexempt trees, based on Table C. If the lot(s) to the south can be further divided, then the north-south dimension is assumed to be the minimum lot width required for a new lot in that zone.
(c) The height of the lowest point of any solar feature of the proposed structure is calculated with respect to either the average elevation or the elevation at the midpoint of the front lot line of the lot to the south.
(d) The applicant can determine the height of the shadow that may be cast upon the applicant’s solar feature by the source of shade selected in subsection (7)(b) of this section by using the following formula or Table B:
SFSH = SH – (SGL/2.5)
Where:
|
SFSH |
= |
The allowed shadow height on the solar feature (see Figure 8). |
|
SH |
= |
The height of the shade at the northern lot line of lot(s) to the south as determined in subsection (7)(b) of this section. |
|
SGL |
= |
The solar gain line (the distance from the solar feature to the northern lot line of adjacent lot(s) to the south, see Figure 7). |
(e) If the allowed shade height on the solar feature calculated in subsection (7)(d) of this section is higher than the lowest height of the solar feature calculated in subsection (7)(c) of this section, the applicant shall be encouraged to consider changes to the house design or location which would make it practical to locate the solar feature so that it will not be shaded in the future.
(8) Solar Balance Point. If a structure does not comply with maximum shade point height standard in subsection (4) of this section and the allowed shade on a solar feature standard in subsection (7) of this section, then the solar balance point of the lot shall be calculated (see Figure 8). The solar balance point is the point on the lot where a structure would be the same from complying with both of these standards.
(9) Yard Setback Adjustment. The city shall grant an adjustment to the setback requirement(s) as indicated below if necessary to build a proposed structure so it complies with either the shade point height standard in subsection (4) of this section, the allowed shade on a solar feature standard in subsection (7) of this section, or the solar balance point standard in subsection (8) of this section as provided herein (see Figure 8). This adjustment is not intended to encourage reductions in available solar access or unnecessary modification of setback requirements, and shall apply only if necessary for a structure to comply with the applicable provisions of this chapter.
(a) R-5 and AR Zones.
(i) A front yard setback may be reduced to not less than 10 feet.
(ii) A rear yard setback may be reduced to not less than 10 feet.
(iii) A side yard setback may be reduced to not less than three feet and the aggregate must be the same as the zone.
(iv) Corner and through lot setbacks may be reduced to not less than 15 feet.
(v) Setback to the front of a garage may be reduced to not less than 18 feet.
(b) R-10 and R-7 Zones.
(i) A front yard setback may be reduced to not less than 15 feet.
(ii) A rear yard setback may be reduced to not less than 10 feet.
(iii) A side yard setback may be reduced to not less than three feet.
(iv) Corner and through lot setbacks may be reduced to not less than 15 feet.
(v) Setback to the front of a garage may be reduced to not less than 18 feet.
(10) Review Process. Compliance with this section shall be determined by the director in conjunction with an application for a building permit.
|
Distance to Shade Reduction Line from Northern Lot Line (in feet) |
North-South Lot Dimension (in feet) |
||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
100+ |
95 |
90 |
85 |
80 |
75 |
70 |
65 |
60 |
55 |
50 |
45 |
40 |
|
|
70 |
40 |
40 |
40 |
41 |
42 |
43 |
44 |
|
|
|
|
|
|
|
65 |
38 |
38 |
38 |
39 |
40 |
41 |
42 |
43 |
|
|
|
|
|
|
60 |
36 |
36 |
36 |
37 |
38 |
39 |
40 |
41 |
42 |
|
|
|
|
|
55 |
34 |
34 |
34 |
35 |
36 |
37 |
38 |
39 |
40 |
41 |
|
|
|
|
50 |
32 |
32 |
32 |
33 |
34 |
|
|
|
8 |
39 |
40 |
|
|
|
45 |
30 |
30 |
30 |
31 |
32 |
33 |
34 |
35 |
36 |
37 |
38 |
39 |
|
|
40 |
28 |
28 |
28 |
29 |
30 |
31 |
32 |
33 |
34 |
35 |
36 |
37 |
38 |
|
35 |
26 |
26 |
26 |
27 |
28 |
29 |
30 |
31 |
32 |
33 |
34 |
35 |
36 |
|
30 |
24 |
24 |
24 |
25 |
26 |
27 |
28 |
29 |
30 |
31 |
32 |
33 |
34 |
|
25 |
22 |
22 |
22 |
23 |
24 |
|
26 |
27 |
28 |
29 |
30 |
31 |
32 |
|
20 |
20 |
20 |
20 |
21 |
22 |
23 |
24 |
25 |
26 |
27 |
28 |
29 |
30 |
|
15 |
18 |
18 |
18 |
19 |
20 |
21 |
22 |
23 |
24 |
25 |
26 |
27 |
28 |
|
10 |
16 |
16 |
16 |
17 |
18 |
19 |
20 |
21 |
22 |
23 |
24 |
25 |
26 |
|
5 |
14 |
14 |
14 |
15 |
16 |
17 |
18 |
19 |
20 |
21 |
22 |
23 |
24 |
|
Distance from Solar Gain Line to Lot Line (feet) |
Allowed Shade Height at Northern Lot Line of Adjacent Lot(s) to the South (feet) |
||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
|
22 |
21 |
20 |
19 |
18 |
17 |
16 |
15 |
14 |
13 |
12 |
|
|
50 |
2 |
1 |
|
|
|
|
|
|
|
|
|
|
45 |
4 |
3 |
2 |
1 |
|
|
|
|
|
|
|
|
40 |
6 |
5 |
4 |
3 |
2 |
1 |
|
|
|
|
|
|
35 |
8 |
7 |
6 |
5 |
4 |
3 |
2 |
1 |
|
|
|
|
30 |
10 |
9 |
8 |
7 |
6 |
5 |
4 |
3 |
2 |
1 |
|
|
25 |
12 |
11 |
10 |
9 |
8 |
7 |
6 |
5 |
4 |
3 |
2 |
|
20 |
14 |
13 |
12 |
11 |
10 |
9 |
8 |
7 |
6 |
5 |
4 |
|
15 |
16 |
15 |
14 |
13 |
12 |
11 |
10 |
9 |
8 |
7 |
6 |
|
10 |
18 |
17 |
16 |
15 |
14 |
13 |
12 |
11 |
10 |
9 |
8 |
|
5 |
20 |
19 |
18 |
17 |
16 |
15 |
14 |
13 |
12 |
11 |
10 |
Table C may be used to determine (SH) in the above formula.
|
North-south lot dimension of adjacent lot(s) to south |
100 |
95 |
90 |
5 |
80 |
75 |
70 |
65 |
60 |
55 |
50 |
45 |
40 |
|
Allowed shade height at the north property line of adjacent lot(s) to south |
12 |
12 |
12 |
13 |
14 |
15 |
16 |
17 |
18 |
19 |
20 |
21 |
22 |
(Ord. 2875 § 1.096.050, 2003)
