§ 6.01.04. Height and floor area limitations.

(a)

Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning:

Basement means the portion of a building between two floor levels that is partly underground. A basement having three feet or more of its height above natural grade at any point shall be counted as a full story. A basement having less than three feet of its height above natural grade shall be counted as a half-story.

Building height means the vertical distance of a building measured from the elevation of the average undisturbed existing lot grade at the front setback to the highest point of the building, including any structure, equipment or appurtenance located above the roof level. Exceptions for chimneys, church spires, etc., shall be considered by the development review board. The average undisturbed existing lot grade at the front setback shall be calculated by taking the average of the undisturbed existing lot grade at each point of intersection of the property line with the front setback line.

Floor area means the sum of the gross horizontal areas of the several floors of a building or buildings measured from the exterior surface of the walls. Basement areas or other below grade floor areas shall be excluded from the calculation of floor area when more than one-half of that basement or floor height is below the average elevation at the front setback (as described in the term "building height" in this section). The area of stairways, elevators, multi-story rooms or atriums shall be counted on each floor level and included in the calculation of floor area. The area contained within garages, carports, screened or roofed porches and balconies shall be included in the calculation of floor area. The floor area of a single-family building shall further include the area of atriums and volume ceiling spaces on each floor when the interior floor to ceiling height of such rooms exceeds 17½ feet.

Floor area ratio (FAR) means the ratio of floor area to the total square footage of the lot upon which construction is contemplated. The floor area ratio on lakefront lots shall be computed using only the portion of the lot upland of the normal high-water line. Also, land located across a road, street or highway from the building site shall not be included as available land in the calculation.

Story means that portion of a building included between the surface of any finished floor and the surface of the next finished floor above it, or if there is no floor above it, then the space between such floor and ceiling next above it, unless such space is less than 5.5 feet in height. Wherever the height between two finished floors (or finished floor and ceiling) exceeds 17½ feet, each height of 15 feet or portion greater than 5.5 feet thereof shall be construed to be one story.

Story, half, means a space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor level, and in which space not more than two-thirds of the floor area is finished off for use. A half-story containing an independent apartment shall be counted as a full story.

(b)

Maximum height. No residential structure shall exceed 2½ stories or 35 feet in height, whichever is less, and all other structures shall be limited to two stories or 35 feet in height, whichever is less, as measured from the elevation of the average undisturbed existing lot grade at the front setback.

(c)

Maximum floor area ratio. Principal and accessory buildings and accessory structures constructed in residential zones shall not exceed a floor area ratio of 38 percent.

(d)

Adjoining properties to be considered. The size, height, bulk and architecture of adjoining properties shall be considered so as to adequately protect surrounding properties. Excessively massive buildings or buildings which dominate neighborhood structures should be avoided. Inequitable loss of private views resulting from excessively tall or poorly planned structures shall not be permitted.

(Ord. No. 91-6, § 3(6.01.04), 2-11-1992; Ord. No. 2007-01, § 1, 2-13-2007; Ord. No. 2012-04, § 1, 6-12-2012; Ord. No. 2016-01, § 16, 7-12-2016)