Section 7-308 Measurement of Demolition
The Planning Director shall determine if a building is intended to be or has been demolished by applying the following process of calculation:
7-308.A. Diagram. The applicant shall prepare and submit a diagram showing the following: (1) The surface area of all existing (prior to commencing development) exterior wall assemblies above finished grade and all existing roof assemblies. Not counted in the existing exterior surface area calculations shall be all existing fenestration (doors, windows, skylights, etc.). (2) The exterior surface area, as described above, to be removed. Wall area or roof area being removed to accommodate new or relocated fenestration shall be counted as exterior surface area being removed. (3) The diagram shall depict each exterior wall and roof segment as a flat plane with an area tabulation.
7-308.A.1. Exterior wall assembly and roof assembly shall constitute the exterior surface of that element in addition to the necessary subsurface components for its structural integrity, including such items as studs, joists, rafters, etc. If a portion of a wall or roof structural capacity is to be removed, the associated exterior surface area shall be diagrammed as being removed. If a portion of a wall or roof involuntarily collapses, regardless of the developer’s intent, that portion shall be calculated as removed. Recalculation may be necessary during the process of development and the Planning Director may require updated calculations as a project progresses.
7-308.A.2. Replacement of fenestration shall not be calculated as wall area to be removed. New, relocated or expanded fenestration shall be counted as wall area to be removed.
7-308.A.3. Only exterior surface area above finished grade shall be used in the determination of demolition. Sub-grade elements and interior wall elements, while potentially necessary for a building’s integrity, shall not be counted in the computation of exterior surface area.
7-308.A.4. According to the prepared diagram and area tabulation the surface area of all portions of the exterior to be removed shall be divided by the surface area of all portions of the exterior of the existing structure and expressed as a percentage. The Planning Director shall use this percentage to determine if the building is to be or has been demolished according to the definition in Section 2-309, Demolition. If portions of the building involuntarily collapse, regardless of the developer’s intent, that portion shall be calculated as removed.
7-308.B. Responsibility. It shall be the responsibility of the applicant to accurately understand the structural capabilities of the building prior to undertaking a remodel. Failure to properly understand the structural capacity of elements intended to remain may result in an involuntary collapse of those portions and a requirement to recalculate the extent of demolition. Landowner’s intent or unforeseen circumstances shall not affect the calculation of actual physical demolition. Additional requirements or restrictions of this Chapter may result upon actual demolition.