City of Fredericksburg, VA Rules of Measurement

Lot area, minimum. The minimum amount of land area required for a lot shall be measured on a horizontal plan in units of square feet or acres, as specified within the zoning regulations for the district in which the lot is situated. Land encumbered by easements and resource protection and management areas shall be considered according to § 72-51.3.

[Amended 2-11-2020 by Ord. No. 20-02]

Figure 72-82.3A(1). Lot Area Measurement

Lot width, minimum. The distance between side lot lines shall be measured in one of the following manners, whichever is applicable:

In the case of a rectangular lot, the width shall be measured parallel to the front lot line at the minimum front setback line. On corner lots, the minimum lot width shall be met on both street fronts.

[Amended 2-11-2020 by Ord. No. 20-02]

In the case of an irregularly shaped lot or a curvilinear front lot line, the width shall be measured between the lot's narrowest dimensions at that location on the lot where the center of the building is proposed or is located.

In the case of a pipe stem lot, the width shall be measured between the lot's narrowest dimensions at that location on the lot where the center of the building is proposed or is located.

Lot line.

[Amended 2-11-2020 by Ord. No. 20-02]

Front lot line. A front lot line is the street line that forms the boundary of a lot, or, in a case where a lot either does not abut a street other than by its driveway or is a through lot, that lot line which faces the primary entrance of the principal building.

Rear lot line. A rear lot line is the property line that is most distant from, and is most nearly parallel with, a front lot line. If a rear lot line is less than 10 feet in length, or if the lot comes to a point at the rear, the rear lot line shall be deemed to be a ten-foot line parallel to the front lot line, lying wholly within the lot, for the purpose of establishing the required minimum rear yard.

Side lot line. The side lot line is the lot line connecting the front and rear lot lines.

(d)

Curved lot line. Where a lot line is curved, all dimensions related to the lot line shall be based on the chord of the arc.

Figure 72-82.3A(3). Lot Line Measurement

Lot types.

[Amended 1-10-2017 by Ord. No. 16-28]

Cluster subdivision lot. A cluster subdivision lot is a building lot located within a cluster subdivision.

Corner lot. A corner lot is located at the intersection of two or more streets (other than alleys), regardless of whether or not such streets intersect at right angles.

Cul-de-sac lot. A cul-de-sac lot is located on the head or turnaround of a cul-de-sac with side lot lines on a tangent to the arc of the right-of-way.

(d)

Through lot. A through lot is a lot other than a corner lot with frontage on more than one street other than an alley.

(e)

Interior lot. An interior lot is a lot other than a corner lot with only one frontage on a street other than an alley.

(f)

Pipestem lot. A pipestem lot is a lot which does not abut a public street other than by a driveway affording access to the lot.

Figure 72-82.3A(4). Lot Types (effective date: January 10, 2017)

(g)

Reverse-frontage lot. A reverse-frontage lot is a corner lot, intentionally designed so that the front lot line faces a local street rather than facing a parallel major thoroughfare.[1]

Editor’s Note: Former Subsection B, Pipestem lot requirements, as amended 1-10-2017 by Ord. No. 19-28, which immediately followed this subsection, was repealed 1-22-2019 by Ord. No. 19-02.

Lot frontage and shape. The dimension of a lot measured along the front lot line thereof.

[Added 2-11-2020 by Ord. No. 20-02]

(6)

Lot depth. The depth of the lot is calculated by adding the length of all of the side lot lines and dividing the total by two.

[Added 2-11-2020 by Ord. No. 20-02]

72-82.4 Required yards.

Yard types.

[Amended 1-10-2017 by Ord. No. 16-28; 1-22-2019 by Ord. No. 19-02; 2-11-2020 by Ord. No. 20-02]

Setback. The term "setback" generally refers to the distance by which any portion of a building or structure shall be separated from a lot line. When a lot for a single-family detached or attached building is encumbered by a public or private right-of-way or motor vehicle access easement, the setback is measured from the boundary of the right-of-way or access easement.

Front yard. A front yard is an area of a lot adjacent to its front lot line, measured by the length of the front lot line, extending from one side lot line to the other side lot line, and the width of the required front setback.

Primary front yard: for corner lots and through lots, the front yard that contains the building front.

Secondary front yard: a front yard of a corner or through lot that does not contain the building front. A secondary front yard begins at the point where it intersects with the primary front yard and extends to the side property line.

Rear yard. The rear yard is an area of a lot adjacent to its rear lot line, measured by the length of the rear lot line, extending from one side lot line to the other side lot line, and the width of the required rear setback.

(6)

Side yard. The side yard is an area of a lot adjacent to its side lot line, measured by the length of the side lot line, extending from the edge of the front setback line to the edge of the rear setback line, and the width of the required side setback.

Figure 72-82.4A. Yard Types

General setback requirements.

[Amended 1-26-2016 by Ord. No. 16-01; 1-10-2017 by Ord. No. 16-28]

Separation. When the standards in this chapter call for a separation between two different use types or development features, separation shall be measured from the closest edge of one lot to the closest edge of the other lot.

Averaging setbacks. When zoning district standards permit or require determination of any front or side setback through averaging, the average yard shall be calculated by using the methods set forth here. The dimensions of existing yards shall be determined through the best information reasonably available, including, in order, surveys of record, on-site measurements, or the 2010 tax maps. The median is the type of average that shall be applied. The average setback calculated by applying the median may be varied by plus or minus 10%. The median front yard (including the primary front yard of a corner lot and the primary and secondary front yards of a through lot) shall be calculated by using existing principal buildings along the same block face. For a corner lot, the median secondary front yard shall be calculated by using the lots on the same corner. The median side yard shall be determined by using lots or parcels of similar width located on the same block face. Each side yard median (left and right) shall be calculated and applied separately. If the foregoing measurements do not establish a clear pattern of development, then the administrator may use the opposite block face to establish the average front or side yard.

[Amended 2-11-2020 by Ord. No. 20-02; 2-11-2020 by Ord. No. 20-02]

Figure 72-82.4B. Median Setback Measurement

Corner lots and through lots. On a corner lot or through lot, the yards adjacent to the front yard lines parallel to the building front shall be considered front yards. The yards adjacent to the front lot line that are not parallel to the building front shall be secondary front yards (for the purposes of averaging setbacks). The yard opposite the front yard shall be the rear yard. The remaining yards shall be considered side yards.

[Amended 4-28-2020 by Ord. No. 20-03[1]]

Editor's Note: This ordinance provided that it would be effective in 90 days and also provided the following: "However, any application submitted and accepted as complete before the effective date of adoption of this ordinance, but still awaiting final action as of that date, shall be reviewed and decided in accordance with the regulations in effect when the application was accepted. To the extent such an application is approved and proposes development that does not comply with this ordinance, the subsequent development, although permitted, shall be lawfully nonconforming and subject to the provisions of Article 72-6, Nonconformities."

Setbacks following government acquisition of land. Where land acquisition for a public purpose reduces the distance between an existing legally established structure and an adjacent lot line to an amount less than the minimum required, the resulting distance shall be deemed the minimum setback for the lot.

Sight triangles. Regardless of the setbacks applied in a district, no structure except a fence shall be permitted within the required sight triangle. For fences, a sight triangle is the triangle formed by the two right-of-way lines at a street intersection, or the intersection of a driveway and a street, and a line connecting those two lines 10 feet from their intersection.

(6)

Uncovered terraces. Required yard setbacks shall not apply to uncovered terraces, uncovered patios and unroofed porches not more than 30 inches above existing grade in residential zoning districts or 15 inches in nonresidential and mixed-use zoning districts.

Encroachments in required yard setbacks.

Project to lot line.

The following structures and features are permitted to project into a required yard setback, up to the property line unless otherwise stated, in all zoning districts:

Landscaping;

[2]

Curbs and sidewalks;

[3]

Fences, in accordance with § 72-56, Fences and walls; and

[4]

Mailboxes.

Ramps and similar structures are considered encroachments and may extend into a required front, side or rear yard.

Project to distance specified. The following structures and features are permitted to project into a required yard setback, in all zoning districts, to the distances stated:

Heating, ventilation and air-conditioning equipment and emergency electricity generation equipment. Air-conditioning/heating equipment and emergency electricity generation equipment, provided that multiple units run parallel to the principal structure, may project into a required side or rear yard setback, but not nearer to any lot line than three feet.

Bay or display windows. Bay or display windows may project into a required side, rear or front yard setback not more than three feet, but not nearer to any lot line than a distance of three feet.

Chimneys. Chimneys may project into a required side, rear, or front yard setback not more than two feet, but not nearer to any lot line than a distance of three feet.

(d)

Driveways. Driveways may encroach to within one foot of a side or rear property line provided that no parking area shall create a visual obstruction or hindrance to traffic on any abutting street.

(e)

Covered and uncovered porches and stoops. Covered and uncovered porches and stoops, including stairs, may project into a required side, rear or front yard setback not more than five feet, but not nearer to any lot line than a distance of three feet, except that front porches to be constructed in the R-4, R-8, and C-T Districts may use an average front setback as is found on the adjacent lots on the same block face.

(f)

Basement entrances, fire escapes, and uncovered stairs. Outside basement entrances, fire escapes, uncovered stairs and landings may project into a required side, rear or front yard setback not more than five feet, but not nearer to any lot line than a distance of three feet.

(g)

Awnings, cornices, canopies, eaves, and balconies. Awnings, cornices, canopies, eaves, balconies or other similar features may project into a required side, rear or front yard setback, but not more than four feet from the existing building face, nor closer than two feet to any lot line. This provision shall not apply to permanent canopies over gasoline pump islands.

(h)

Carports. Carports, with at least two sides open, may project into a required side or rear yard setback not more than five feet, but not closer than three feet to any lot line.

(i)

Uncovered deck. An uncovered deck, including associated steps and appurtenant features, attached to a single-family dwelling may extend into the yards as follows:

Front yard, no extension;

[2]

Side yard, no extension;

[3]

Rear yard, 12 feet, but not closer than one-half the distance measured from the rear lot line to the closest point of the dwelling; and

[4]

No deck shall have a floor higher than 12 feet above grade.

(j)

Roofed deck. Any roofed deck, including associated steps and appurtenant features, attached to a single-family dwelling may extend into yards as follows:

Front yard, no extension;

[2]

Side yard, no extension;

[3]

Rear yard, five feet, but not closer than one-half the distance measured from the rear lot line to the closest point of the dwelling; and

[4]

No deck shall have a floor higher than 12 feet above grade.

Figure 72-82.4C. Allowable Yard Encroachments

72-82.5 Bulk.

Definitions/measurement.

Building size. Building size is the total floor area located inside exterior walls and covered by a roof.

Density, maximum.

Maximum density for residential development is expressed in number of dwellings or units per acre and shall be calculated based on the gross area of the site; provided, however, that total maximum density shall be limited by sensitive physiographic and environmental characteristics upon the land.

Maximum density for nonresidential development is expressed by floor area ratio which is determined by dividing the gross floor area of nonresidential buildings on a lot by the gross area of that lot. The floor area of parking within structures shall not be included in this calculation and not used in determining density. As shown in Figure 72-82.5, Measuring Floor Area.

Figure 72-82.5. Measuring Floor Area

Mixed use ratio. The residential gross floor area in a PD-MU District shall be calculated based on an average residential square footage per building type proposed in the general development plan for the district. These calculations are for the general development plan and shall not include modifications to a dwelling unit's square footage after the initial certificate of occupancy is issued.

[Added 9-13-2022 by Ord. No. 22-18[1]]

Editor's Note: This ordinance also renumbered former Subsection A(3) and (4) as Subsection A(4) and (5), respectively.

Floor area, gross. Gross floor area is the sum of the total horizontal areas of the several floors of all buildings on a lot, measured from the interior faces of exterior walls exclusive of vent shafts and courts. Areas of the building not provided with surrounding walls shall be included in the building area if such areas are included within the horizontal projection of the roof or floor above. The term gross floor area shall include basements; elevator shafts and stairwells at each story; interior balconies; and mezzanines.

Floor area, net. Net floor area is the sum of the total horizontal areas of the several floors of all buildings on a lot, measured from the interior faces of exterior walls and from the center line of walls separating two or more buildings. The term net floor area shall include outdoor display areas for the sale, rental and display of recreational vehicles, boats and boating equipment, trailers, horticultural items, farm or garden equipment and other similar products, but shall exclude areas designed for permanent uses such as toilets, utility closets, enclosed and open malls, truck tunnels, enclosed parking areas, meters, rooftop mechanical structures, mechanical and equipment rooms, public and fire corridors, stairwells, elevators and escalators.

72-82.6 Height.

Definitions/measurement.

Building height.

Building height is the vertical distance measured from the average established grade of the primary building facade [the facade that is adjacent or fronts on the street(s) that forms the front lot line(s)] to the highest point of the roof surface of a flat roof, to the deck line of a mansard roof, to the mean height level between eaves and ridge of gable, hip, cone, gambrel, and shed roofs.

Building heights for buildings on lots located within the FPO (Floodplain Overlay District) District shall be determined as specified in § 72-82.6A(1)(a), except height shall be measured from the existing grade rather than established grade.

Building story. A building story is that part of any building between the level of one finished floor and the level of the next higher finished floor or, if there is no higher finished floor, then that part of the building between the level of the highest finished floor and the top of the roof beams.

A story shall be considered a ground floor if it has a finished floor level within six feet of the average established grade of the front building facade.

The term shall include a basement only if the ceiling thereof is more than six feet above the level from which the height of the building is measured and if it is used for business purposes other than storage or for dwelling purposes.

[Amended 2-11-2014 by Ord. No. 14-12]

Figure 72-82.6A(1). Height Measurement

Established grade. Established grade is the finished grade following grading, excavation, or other land-disturbing activity.

Grade. Grade means the level of the ground elevation prior to the commencement of development or land-disturbing activity.

Figure 72-82.6A(3) and (4). Grade Measurement

Exceptions.

Height limits may be exceeded, up to 25% of limit, by bulk storage silos, grain elevators, barns, chimneys, domes, elevator shafts, penthouses, flag poles on buildings, water towers, rooftop dish antennas, solar equipment, skylights, fire escapes or roof access stairways, mechanical equipment required to operate and maintain the building, or similar appurtenances.

Spires for religious institutions, bell towers, belfries, and cupolas may exceed by three times the height of the building on which such appurtenance are constructed, up to a maximum height of 199 feet above grade.

Limitations.

The appurtenance does not interfere with Federal Aviation Regulations, Part 77, Objects Affecting Navigable Airspace;

The appurtenance is not constructed for the purpose of providing additional floor area in the building; and

The appurtenance complies with the screening requirements for mechanical equipment and appurtenances in this chapter.

72-82.7 (Reserved) [1]

Editor's Note: Former § 72-82.7, Parking space computation, was repealed 9-8-2020 by Ord. No. 20-19.

72-82.8 Sign measurements.

Projecting sign area shall be calculated as the area of a rectangle which encompasses the extreme limits of each individual sign face, including all background visible from any direction at one time.

Individually mounted or painted letters applied directly to the building face, which are not further emphasized by an architectural or painted element of the building, shall be calculated as the sum of the area within a series of rectangles which encompasses each individual letter.

All other building mounted sign area shall be measured as the area within a single rectangle that encompasses the extreme limits of all copy and background, framing, ornamentation or sign boxes. The area of letters and symbols not attached to each other and not provided on sign boxes or awnings may be separately calculated by enclosing each of the letters within separate rectangles.

Sign area shall be calculated as including the maximum number of faces viewable from any single ground position as follows:

Double-face sign, one face counted.

V-sign with 45° or greater angle, two faces counted.

Triangular sign, two faces counted.

Cube sign, two faces counted.

Cylindrical sign, one-half of the surface area counted.

Freestanding sign area is calculated in square feet. The area of a freestanding sign shall be calculated by means of calculating the area of the smallest square, circle, rectangle, triangle or combination thereof that will encompass the extreme limits of the copy.

Freestanding sign height is measured in feet from grade level to the uppermost portion of the structure including architectural features or decorative elements.

If the sign location lies below the road elevation nearest to it, the sign height shall be measured from the road grade of the nearest travel lane to the sign to the top of the area of copy.

If the sign location lies above the road elevation nearest to it, the sign height shall be measured from the natural grade level of the site to the top of the area of copy.

Artificially increasing the height of the sign by means of berming or mounding earth or other material at the sign base shall not be permitted.

Figure 72-82.8. Sign Face Area Computation

A building-mounted sign shall not exceed:

[Added 11-14-2017 by Ord. No. 17-22]

The mean height level between the eaves and ridge of a building with a gable, hip, cone, gambrel, or shed roof; or

The highest point of the roof surface or parapet of a building with a flat roof; or