Document: 9.4 Rules of Measurement

9.4.17. Yard Definitions

• Street Yard: The area between a road right-of-way, roadway, vehicular access easement, additional width required for right-of-way purpose as established in the Teton County Transportation Master Plan, or lot line from which access is taken and the minimum street setback extending the full length of the right-of-way, roadway, easement, or lot line. The street yard may overlap with a side or rear yard. Where yards overlap, the standards for each yard apply.
• Rear Yard: The area between the rear lot line and the minimum rear setback extending the length of the rear lot line. The rear yard may overlap with a street or side yard. Where yards overlap, the standards for each yard apply.
• Side Yard: The area between the side lot line and the minimum side setback extending the length of the side lot line. The side yard may overlap with a street or rear yard. Where yards overlap, the standards for each yard apply.

9.4.10. Lot Line Definitions

• A lot line is a line bounding a lot of record which divides one lot of record from another lot of record or from a street.
• Street Lot Line: A lot line contiguous with a road right-of-way or roadway.
• Front Lot Line: The street lot line or the lot line across which access is taken.
• Rear Lot Line: A lot line opposite a street or front lot line. A nonrectangular lot of record or lot of record with multiple street lot lines may not have a rear lot line or may have multiple rear lot lines.
• Rear Lot Line Designation: On sites with multiple frontages, the Planning Director may apply the rear setback to lot lines opposite the frontages as applicable. The remaining lot lines shall receive side setbacks.
• Side Lot Line: Any lot line other than a street, front, or rear lot line.

9.4.17. Yard Definitions

• Street Yard: The area between a road right-of-way, roadway, vehicular access easement, additional width required for right-of-way purpose as established in the Teton County Transportation Master Plan, or lot line from which access is taken and the minimum street setback extending the full length of the right-of-way, roadway, easement, or lot line. The street yard may overlap with a side or rear yard. Where yards overlap, the standards for each yard apply.
• Rear Yard: The area between the rear lot line and the minimum rear setback extending the length of the rear lot line. The rear yard may overlap with a street or side yard. Where yards overlap, the standards for each yard apply.
• Side Yard: The area between the side lot line and the minimum side setback extending the length of the side lot line. The side yard may overlap with a street or rear yard. Where yards overlap, the standards for each yard apply.

9.4.16. Pedestrian Access

[Section number reserved, standards only apply in Town]

9.4.15. Blank Wall Area

[Section number reserved, standards only apply in Town]

9.4.14. Transparency

[Section number reserved, standards only apply in Town]

9.4.13. Story Height

[Section number reserved, standards only apply in Town]

9.4.12. Stepback

[Section number reserved, standards only apply in Town]

9.4.11. Street Facade

[Section number reserved, standards only apply in Town]

9.4.10. Lot Line Definitions

• A lot line is a line bounding a lot of record which divides one lot of record from another lot of record or from a street.
• Street Lot Line: A lot line contiguous with a road right-of-way or roadway.
• Front Lot Line: The street lot line or the lot line across which access is taken.
• Rear Lot Line: A lot line opposite a street or front lot line. A nonrectangular lot of record or lot of record with multiple street lot lines may not have a rear lot line or may have multiple rear lot lines.
• Rear Lot Line Designation: On sites with multiple frontages, the Planning Director may apply the rear setback to lot lines opposite the frontages as applicable. The remaining lot lines shall receive side setbacks.
• Side Lot Line: Any lot line other than a street, front, or rear lot line.

9.4.9.C. Exceptions to Maximum Allowable Height

No part of any building or structure may exceed the maximum allowable height except for the following: - Chimneys, vents, and roof-top mechanical equipment such as HVAC systems, provided that the maximum height is not exceeded by more than 4 feet. - Antenna used for the reception of television broadcast signals.

9.4.9.B. Overall Height of a Stepped Structure

On a sloped site where the height of the structure is stepped up the slope, the vertical dimension measured from the overall highest point of the building or structure to the overall lowest point of finished grade adjacent to the structure should not exceed 125% of the maximum allowable height. This measurement is in addition to the height at any point as described in 9.4.9.A.

9.4.9.A. Height of Any Point

The height of any point on a building or structure is determined by measuring the vertical distance from that point to the nearest point of finished grade. If a point is equidistant to finished grade on two sides of the house, the height of such a point will be determined by the lower finished grade.

9.4.9. Height Definition and Measurement

The height of a building or structure is defined as the vertical dimension measured from any point on the exterior of the building or structure to the nearest point of finished grade.

9.4.8. Setback

A setback is a measure of the shortest horizontal distance between a physical development or use and the feature from which it is being set back.

A. Setback Runs Parallel to Feature - A required setback shall be applied parallel to the length of the feature from which the setback is required.

B. Minimum Setback - Unless otherwise defined in these LDRs, a setback shall be the minimum distance between a physical development or use and a certain feature.

C. Street Setback - A street setback shall be measured to any road right-of-way, roadway, vehicular access easement, additional width required for right-of-way purpose as established in the Teton County Transportation Master Plan, or property line from which access is taken.

D. Driveway Setback - The minimum setback from a driveway easement shall be 5 feet, but shall not reduce the side or rear yard setback as measured to a lot line.

E. Side Setback - A side setback shall be measured to any side lot line.

F. Rear Setback - A rear setback shall be measured to any rear lot line.

G. Site Development Setback Exemption - Site development setbacks shall not apply from a lot line to a road or driveway when the lot line is within an easement and properties on both sides of the lot line benefit from the easement.

9.4.7. Maximum Scale of Development

A. Use - Calculation of the maximum scale of an individual instance of a use shall include basement floor area unless otherwise stated for a specific provision of these Land Development Regulations (LDRs).

B. Building - Calculation of the maximum scale of an individual building shall exclude basement floor area unless otherwise stated for a specific provision of these LDRs.

9.4.8. Setback

A setback is defined as the shortest horizontal distance between a physical development or use and the feature from which it is being set back.

A. Setback Runs Parallel to Feature - A required setback should be applied parallel to the length of the feature from which the setback is required.

B. Minimum Setback - Unless otherwise defined in these LDRs, a setback should be the minimum distance between a physical development or use and a certain feature.

C. Street Setback - A street setback should be measured to any road right-of-way, roadway, vehicular access easement, additional width required for right-of-way purpose as established in the Teton County Transportation Master Plan, or property line from which access is taken.

D. Driveway Setback - The minimum setback from a driveway easement should be 5 feet, but should not reduce the side or rear yard setback as measured to a lot line.

E. Side Setback - A side setback should be measured to any side lot line.

F. Rear Setback - A rear setback should be measured to any rear lot line.

G. Site Development Setback Exemption - Site development setbacks should not apply from a lot line to a road or driveway when the lot line is within an easement and properties on both sides of the lot line benefit from the easement.

9.4.7. Maximum Scale of Development

A. Use - The maximum scale of an individual instance of a use should include the basement floor area unless otherwise stated for a specific provision of these Land Development Regulations (LDRs).

B. Building - The maximum scale of an individual building should exclude the basement floor area unless otherwise stated for a specific provision of these LDRs.

9.4.6.F. Minimum Lot Size Definition

Minimum lot size refers to the required minimum gross site area of a newly created lot of record, including remnant parcels.

9.4.6.E. Site Development Ratio (SDR)/Maximum Site Development Calculation

The site development ratio (SDR) is calculated by dividing the site development by the adjusted site area, or gross site area in character zones. For properties that include private or public road easements, no site development within the road easement counts against the maximum site development allowance. The maximum allowed site development is calculated by multiplying the required SDR by the adjusted site area.

9.4.6.D. Landscape Surface Ratio (LSR)/Minimum Landscape Surface Area Calculation

The landscape surface ratio (LSR) is calculated by dividing the landscape surface area by the base site area, or gross site area in character zones. For properties that include private or public road easements, no site development within the road easement counts against the required LSR. The minimum required amount of landscape surface area is calculated by multiplying the required LSR by the base site area.

9.4.6.C. Maximum Floor Area Calculation

The maximum floor area allowed on a site is the maximum gross floor area not including basement floor area. The site area used to calculate maximum floor area is the Gross Site Area in Character Zones and the Base Site Area in Legacy Zones. Unless otherwise defined, the maximum allowed floor area above grade is calculated by multiplying the allowed floor area ratio (FAR) by the applicable site area. Inversely, FAR is calculated by dividing the gross floor area above grade by the applicable site area.

9.4.6.B. Maximum Density Calculation

Unless stated otherwise, density is calculated by dividing the number of units by the base site area, or gross site area in character zones.

9.4.6. Density/Intensity Standards

The following standards apply to the calculation of maximum density, maximum floor area, minimum landscape surface area, and maximum site development:

• Split Zoning: On sites in multiple zones, calculations are based on the base site area, or gross site area in character zones, in each zone.
• Mixed Use: On sites with multiple uses, the base site area, or gross site area in character zones, is prorated to determine the allowed density/intensity of each use.

9.4.5. Floor Area Definition

Floor area refers to the area of all floors interior to an enclosed building that have at least 5 feet of clearance between floor and ceiling. The measurement is taken to the exterior face of the structural members of the wall. Roofed architectural recesses and open covered porches are not considered interior to the building. A building with at least 50% of its perimeter open to the outside is not considered enclosed.

9.4.6. Minimum Lot Size Definition

Minimum lot size refers to the required minimum gross site area of a newly created lot of record, including remnant parcels.

9.4.6. Site Development Ratio/Maximum Site Development Calculation

The site development ratio (SDR) is calculated by dividing the site development by the adjusted site area, or gross site area in character zones. For properties that include private or public road easements, no site development within the road easement counts against the maximum site development allowance. The maximum allowed site development is calculated by multiplying the required SDR by the adjusted site area.

9.4.6. Landscape Surface Ratio/Minimum Landscape Surface Area Calculation

The landscape surface ratio (LSR) is calculated by dividing the landscape surface area by the base site area, or gross site area in character zones. For properties that include private or public road easements, no site development within the road easement counts against the required LSR. The minimum required amount of landscape surface area is calculated by multiplying the required LSR by the base site area. Facilities specifically permitted, public and neighborhood pathways, and flood control levees are excluded from landscape surface ratio and minimum landscape surface area calculations.

9.4.6. Maximum Floor Area Calculation

The maximum floor area allowed on a site is the maximum gross floor area not including basement floor area. The site area used to calculate maximum floor area is the gross site area in character zones and base site area in legacy zones. Unless otherwise defined, the maximum allowed floor area above grade is calculated by multiplying the allowed floor area ratio (FAR) by the applicable site area. FAR is calculated by dividing the gross floor area above grade by the applicable site area.

9.4.6. Maximum Density Calculation

Unless stated otherwise, density is calculated by dividing the number of units by the base site area, or gross site area in character zones.

9.4.6. Density/Intensity Standards

The following standards apply to the calculation of maximum density, maximum floor area, minimum landscape surface area, and maximum site development:

• Split Zoning: On sites in multiple zones, calculations are based on the base site area, or gross site area in character zones.
• Mixed Use: On sites with multiple uses, the base site area, or gross site area in character zones, is prorated to determine the allowed density/intensity of each use.

9.4.5. Floor Area Definition

Floor area refers to the area of all floors interior to an enclosed building that have at least 5 feet of clearance between floor and ceiling. The measurement is taken to the exterior face of the structural members of the wall. Roofed architectural recesses and open covered porches are not considered interior to the building. A building with at least 50% of its perimeter open to the outside is not considered enclosed.

D. Minimum Site Area

Minimum site area is the minimum gross site area or minimum base site area, as specified, required to permit a use or development option. On sites in more than one zone, the entire site may be used to meet minimum site area requirements in either zone. On sites with multiple uses or development options, the entire site may be used to meet minimum site area requirements for each use or development option.

C. Adjusted Site Area

Adjusted site area is used to calculate maximum site development and lot coverage. Adjusted site area is gross site area minus the following:

• All land within existing vehicular access easements.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.

B. Base Site Area

Base site area is used to calculate many of the fundamental requirements of the LDRs, such as density, landscape surface ratio, and floor area ratio. Base site area is equal to gross site area minus the following:

• All land within existing road easements and public road rights-of-way.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.
• All land which has been previously committed as permanent open space in accordance with the standards of these or prior LDRs.
• 50% of land with natural slopes greater than 30%.

Section 9.4.4. Site Area

A. Gross Site Area

Gross site area is the area of the lot of record or site as determined by a certified boundary survey.

• Noncontiguous Sites: The gross site area may equal the total area of 2 or more noncontiguous sites provided the following standards are met:
• The location of development that results from the transfer of density/intensity from one noncontiguous site to another shall be consistent with areas designated for development in the Comprehensive Plan.
• Infrastructure shall be available, or can be constructed, to sufficiently serve the proposed development.
• Open space that results from the transfer of density/intensity from one noncontiguous site to another shall accomplish the objectives of open space preservation described in these LDRs and the Comprehensive Plan.

D. Minimum Site Area

Minimum site area is the minimum gross site area or minimum base site area, as specified, required to permit a use or development option. On sites in more than one zone, the entire site may be used to meet minimum site area requirements in either zone. On sites with multiple uses or development options, the entire site may be used to meet minimum site area requirements for each use or development option.

C. Adjusted Site Area

Adjusted site area is used to calculate maximum site development and lot coverage. Adjusted site area is gross site area minus the following:

• All land within existing vehicular access easements.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.

B. Base Site Area

Base site area is used to calculate many of the fundamental requirements of the LDRs, such as density, landscape surface ratio, and floor area ratio. Base site area is equal to gross site area minus the following:

• All land within existing road easements and public road rights-of-way.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.
• All land which has been previously committed as permanent open space in accordance with the standards of these or prior LDRs.
• 50% of land with natural slopes greater than 30%.

Section 9.4.4. Site Area

A. Gross Site Area

Gross site area is the area of the lot of record or site as determined by a certified boundary survey.

• Noncontiguous Sites: The gross site area may equal the total area of 2 or more noncontiguous sites provided the following standards are met:
• The location of development that results from the transfer of density/intensity from one noncontiguous site to another shall be consistent with areas designated for development in the Comprehensive Plan.
• Infrastructure shall be available, or can be constructed, to sufficiently serve the proposed development.
• Open space that results from the transfer of density/intensity from one noncontiguous site to another shall accomplish the objectives of open space preservation described in these LDRs and the Comprehensive Plan.

D. Minimum Site Area

Minimum site area is the minimum gross site area or minimum base site area, as specified, required to permit a use or development option. On sites in more than one zone, the entire site may be used to meet minimum site area requirements in either zone. On sites with multiple uses or development options, the entire site may be used to meet minimum site area requirements for each use or development option.

C. Adjusted Site Area

Adjusted site area is used to calculate maximum site development and lot coverage. Adjusted site area is gross site area minus the following:

• All land within existing vehicular access easements.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.

B. Base Site Area

Base site area is used to calculate many of the fundamental requirements of the LDRs, such as density, landscape surface ratio, and floor area ratio. Base site area is equal to gross site area minus the following:

• All land within existing road easements and public road rights-of-way.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.
• All land which has been previously committed as permanent open space in accordance with the standards of these or prior LDRs.
• 50% of land with natural slopes greater than 30%.

9.4.4. Site Area (4/1/16) 9.4.4

A. Gross Site Area

Gross site area is the area of the lot of record or site as determined by a certified boundary survey.

• Noncontiguous Sites: The gross site area may equal the total area of 2 or more noncontiguous sites provided the following standards are met:
• The location of development that results from the transfer of density/intensity from one noncontiguous site to another shall be consistent with areas designated for development in the Comprehensive Plan.
• Infrastructure shall be available, or can be constructed, to sufficiently serve the proposed development.
• Open space that results from the transfer of density/intensity from one noncontiguous site to another shall accomplish the objectives of open space preservation described in these LDRs and the Comprehensive Plan.

D. Minimum Site Area

Minimum site area is the minimum gross site area or minimum base site area, as specified, required to permit a use or development option. On sites in more than one zone, the entire site may be used to meet minimum site area requirements in either zone. On sites with multiple uses or development options, the entire site may be used to meet minimum site area requirements for each use or development option.

C. Adjusted Site Area

Adjusted site area is used to calculate maximum site development and lot coverage. Adjusted site area is gross site area minus the following:

• All land within existing vehicular access easements.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.

B. Base Site Area

Base site area is used to calculate many of the fundamental requirements of the LDRs, such as density, landscape surface ratio, and floor area ratio. Base site area is equal to gross site area minus the following:

• All land within existing road easements and public road rights-of-way.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.
• All land which has been previously committed as permanent open space in accordance with the standards of these or prior LDRs.
• 50% of land with natural slopes greater than 30%.

9.4.4. Site Area (4/1/16) 9.4.4

A. Gross Site Area

Gross site area is the area of the lot of record or site as determined by a certified boundary survey.

• Noncontiguous Sites: The gross site area may equal the total area of 2 or more noncontiguous sites provided the following standards are met:
• The location of development that results from the transfer of density/intensity from one noncontiguous site to another shall be consistent with areas designated for development in the Comprehensive Plan.
• Infrastructure shall be available, or can be constructed, to sufficiently serve the proposed development.
• Open space that results from the transfer of density/intensity from one noncontiguous site to another shall accomplish the objectives of open space preservation described in these LDRs and the Comprehensive Plan.

D. Minimum Site Area

Minimum site area is the minimum gross site area or minimum base site area, as specified, required to permit a use or development option. On sites in more than one zone, the entire site may be used to meet minimum site area requirements in either zone. On sites with multiple uses or development options, the entire site may be used to meet minimum site area requirements for each use or development option.

C. Adjusted Site Area

Adjusted site area is used to calculate maximum site development and lot coverage. Adjusted site area is gross site area minus the following:

• All land within existing vehicular access easements.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.

B. Base Site Area

Base site area is used to calculate many of the fundamental requirements of the LDRs, such as density, landscape surface ratio, and floor area ratio. Base site area is equal to gross site area minus the following:

• All land within existing road easements and public road rights-of-way.
• All land between levees or banks of rivers and streams.
• All land within lakes or ponds, when the sum of the surface area of the ponds and/or lakes exceeds one acre.
• All land which has been previously committed as permanent open space in accordance with the standards of these or prior LDRs.
• 50% of land with natural slopes greater than 30%.

9.4.4. Site Area (4/1/16) 9.4.4

A. Gross Site Area

Gross site area is the area of the lot of record or site as determined by a certified boundary survey.

• Noncontiguous Sites: The gross site area may equal the total area of 2 or more noncontiguous sites provided the following standards are met:
• The location of development that results from the transfer of density/intensity from one noncontiguous site to another shall be consistent with areas designated for development in the Comprehensive Plan.
• Infrastructure shall be available, or can be constructed, to sufficiently serve the proposed development.
• Open space that results from the transfer of density/intensity from one noncontiguous site to another shall accomplish the objectives of open space preservation described in these LDRs and the Comprehensive Plan.

Section 9.4.3: Calculations

• Rounding: Calculations should not be rounded. Fractional results of calculations should be interpreted as set forth in this Section.
• Maximums: Unless stated otherwise for a specific provision of these LDRs, maximum limits only allow the whole number result of a calculation. For example, a calculation of maximum density yielding 3.8 dwelling units permits a maximum of 3 dwelling units.
• Minimums: Unless stated otherwise for a specific provision of these LDRs, minimum requirements require the next whole number. For example, a parking requirement of 7.8 spaces requires 8 spaces.

Section 9.4.2: Timing

• Counting Days: The time within which an act is to be done is computed by excluding the first day and including the last day. If the last day is a Saturday, Sunday, or legal holiday observed by the County, that day is excluded. The end of a day is 5:00 P.M., local time.
• Definitions:
• The word “day” means one calendar day, unless otherwise stated in these LDRs.
• The word “week” means 7 days.
• The word “month” means a calendar month.
• The word “year” means a calendar year.

Section 9.4.1: Purpose

The purpose of Division 9.4 is to provide clear and consistent rules of measurement for development requirements and standards in these Land Development Regulations (LDRs).

9.4.3. Calculations

A. Rounding Calculations shall not be rounded. Fractional results of calculations shall be interpreted as set forth in this Section.

B. Maximums Unless stated otherwise for a specific provision of these LDRs, maximum limits shall only allow the whole number result of a calculation. For example, a calculation of maximum density yielding 3.8 dwelling units shall permit a maximum of 3 dwelling units.

C. Minimums Unless stated otherwise for a specific provision of these LDRs, minimum requirements shall require the next whole number. For example, a parking requirement of 7.8 spaces shall require 8 spaces.

9.4.2. Timing

A. Counting Days The time within which an act is to be done shall be computed by excluding the first and including the last day; if the last day is a Saturday, Sunday or legal holiday observed by the County, that day shall be excluded. The end of a day shall be 5:00 P.M., local time.

• The word “day” shall mean one calendar day, unless otherwise stated in these LDRs.
• The word “week” shall mean 7 days.
• The word “month” shall mean a calendar month.
• The word “year” shall mean a calendar year.

9.4.1. Purpose

The purpose of this Division is to provide clear and consistent rules of measurement for development requirements and standards in these Land Development Regulations (LDRs).