5.70 Measuring Height and Grade

Diagram for Subsections 1.1 to 1.3

Diagram for 5.70_1.1-1.3_a
Diagram for 5.70_1.1-1.3_b
Hip and Gable Roofs
1.1.The Height of a building with a hip or gable roof is measured from Grade to the midpoint of the highest roof. The midpoint of a roof is determined to be between the end of the eave (intersection of the fascia board and the top of the roof sheathing) and the top of the roof.
1.2.Despite Subsection 1.1, where the side of a roof contains one or more Dormers and the combined width of the Dormers is wider than 1/3 of the width of the building wall underneath the Dormers, the maximum Height of the roof of the building must be measured to the midpoint of the roof of the Dormers.
 
Diagram for Subsection 1.1
Diagram for 5.70_1.1

 

Mansard or Gambrel Roofs
1.3.The Height of a building with a mansard or gambrel roof is measured from Grade to the midpoint of the highest roof. The midpoint of a roof is determined to be between the deck line and the top of the roof.
 
Diagrams for Subsection 1.3

 

 

 

 

Flat Roofs
1.4.The Height of a building with a flat roof is measured from Grade to the midpoint of the highest parapet. The midpoint of a parapet is determined to be between the top of the roof deck and the top of the parapet. 
 
Diagram for Subsection 1.4
Other Roof Styles
1.5.For all other roof styles, such as
 
1.5.1.saddle,
1.5.2.dome,
1.5.3.dual-pitch,
1.5.4.shed,
1.5.5.butterfly, and
1.5.6.buildings with a combination of different roof styles,
 the Development Planner must determine the Height of a building by applying 1 of the methods specified in Subsection 1.1 to 1.4. The chosen method must balance development rights with the land use impact on adjacent properties.
Other Structures
1.6.For Platform Structures and unenclosed steps, including landings, Height is measured from the lowest point at ground level to the top of the structure, excluding rails and artificial embankments.
Height Exemptions
1.7.The top of a roof is permitted to extend a maximum of 1.7 m above the maximum Height permitted in the applicable Zone.
1.8.Despite Subsection 1.7, the top of the parapet for a flat roof is only permitted to be a maximum of 0.4 m above the maximum Height permitted in the applicable Zone.
1.9.The following building structures or features have no Height limit in any Zone: 
 
1.9.1.free-standing or roof mounted chimney stacks, 
1.9.2.steeples, belfries, domes, spires, minarets, and monuments,
1.9.3.elevator housing and roof stairways,
1.9.4.water or other tanks,
1.9.5.ventilating equipment, plumbing stacks, and mechanical penthouse,
1.9.6.skylights.
1.9.7.fire walls,
1.9.8.antenna structures and satellite dishes,
1.9.9.masts, flag poles, and clearance markers, or
1.9.10.other similar architectural features.
1.10.Despite Subsections 1.8 and 1.9, buildings in a residential Zone with a maximum Height of 12.0 m or less may have a rooftop enclosure provided for a stairway, elevator housing and associated landing area used only to access the Rooftop Terrace. The top of the enclosure must not be more than 3.0 m above the maximum Height of the Zone. 
 
1.10.1.

A landing area within the rooftop enclosure must have:

1.10.1.1.a maximum width equal to the width of the associated stairway and elevator; and
1.10.1.2.a maximum length equal to 1.8 m plus the length of the associated stairway and elevator.
a
1.10.2.Rooftop stairways, elevator housings and associated landing areas must use design techniques such as stepbacks, roof styles, or other techniques to reduce perceived building mass. 
 
Diagram for Subsection 1.10.1
diagram_for_subsection 1.10.1
a
2.1. The Development Planner determines Grade by using 1 of the following methods that best ensures compatibility with surrounding development:
 
2.1.1. Grade may be determined by calculating the average of the elevation at the corners of a Site prior to construction as shown on the Site plan or plot plan.
 
Diagram for Subsection 2.1.1
Diagram for 5.70_2.1.1
2.1.2. For a Site where the elevation at a corner of the Front Lot Line is higher than the elevation at a corner of the Rear Lot Line by 2.0 m or greater in a residential Zone where the maximum Height is 12.0 m or less, Grade may be determined by calculating the average elevation based on the corners of the Front Lot Line and the corners established where the minimum Front Setback of the Zone meets the Side Lot Line. 
 
Diagram for Subsection 2.1.2
Diagram for
2.1.3. For a building facing an Alley, Grade may be determined by the average elevation of the corners of the Rear Lot Line Abutting the Alley before construction as shown on the Site plan or plot plan.
 
Diagram for Subsection 2.1.3
Diagram for 5.70_2.1.3.
Alternative Methods for Determining Grade
2.2. The Development Planner may use an alternative method other than those described in Subsection 2.1 to determine Grade. Any approved Development Permit using an alternative method under this Subsection must be a Discretionary Development.
Submitting a Grading Plan
2.3. Where a Development Permit application is submitted to construct, rebuild, or increase the Height of a building or structure, the applicant must submit a grading plan prior to construction to show the elevation at each corner of the Site and at each corner of the building.
2.4. The applicant must submit all information that the Development Planner requires to determine Grade by the method the Development Planner chooses.