§ 7.1. Area Regulations

Except as hereinafter provided, no Building or Structure or part thereof shall be erected, altered or converted for any use permitted in the district in which it is located unless it is in conformity with all the minimum area regulations herein specified.

7.1.1   Residential Lot Dimensions

Residential lot dimensions shall be in accordance with Table 8. Residential District Area Regulations.

A.

Lot Dimensions.

(1)

A lot having less area, width, or depth than herein required which was an official Lot of Record at the time of passage of this Ordinance may be used for a one-family dwelling, and no lot existing at the time of passage of this Ordinance shall be reduced in size below the minimum requirements set forth herein unless a Special Exception is granted.

(2)

A Special Exception to the requirements of this Section may be granted when an infill lot is unable, under reasonable means, to meet the area, width or depth requirements of this Section.

(a)

Requests for a Special Exception. Application for a Special Exception to Subsection (1) above shall be made to the BOA.

(b)

Notation of Conditions. If a special exception is granted the condition imposed on the development by the exception shall be noted on either the building permit or plat associated with the original request.

B.

Lot Coverage.

(1)

The maximum percentage of any lot area which may hereafter be covered by the main building and all accessory buildings and the maximum ratio of floor area to the total area of the lot or tract on which a building is located shall be in accordance with Table 8. Residential District Area Regulations.

(2)

When an existing single-family residential building, on the effective date of this Ordinance has a greater percentage of a lot covered or a higher floor area ratio than herein prescribed, such building coverage shall be considered conforming.

(3)

In SF-1, Single-Family Residential District, SF-2, Single-Family Residential District, 2F, Two-Family Residential District and MF, Multiple-Family Residential District, the main residential building and all accessory buildings shall not cover more than fifty (50) percent of that portion of the lot lying to the rear of a line erected joining the mid-point on one (1) side lot line with the mid-point of the opposite side lot line.

C.

Building Placement. Where a yard or building line has been established by a plat approved by the City and such line requires a greater or lesser yard or building line than is prescribed by this Ordinance for the district in which the yard or building line is located, the required yard or building line shall comply with the requirements so established by such plat.

D.

Height Regulations.

(1)

In measuring the height of a building, the following structures shall be excluded: chimneys, cooling towers, elevator bulkheads, penthouses, tanks, water towers, radio and television towers, ornamental cupolas, domes or spires, flagpoles, and parapet walls not exceeding four (4) feet in height (see Figure 13. Building Height).

(2)

In the districts where the height of buildings is restricted, cooling towers, roof gables, chimneys and vent stacks may extend for an additional height not to exceed forty (40) feet above the average grade line of the building. Water stand pipes and tanks, church steeples, domes and spires, may be erected to three (3) stories in height in residential areas restricted to two (2) stories in height, provided that one (1) additional foot shall be added to the width and depth of side and rear yards for each foot that such structures exceed two (2) stories in height.

(3)

The height for the first story shall be considered to be fifteen (15) feet in height, and the height of the second story and other subsequent stories shall be considered to be twelve feet (12) in height. The definition of a story does not include parapets, gables and other normal roof structures. In cases where the site has a significant slope, the height of a building shall be measured from a point representing the average slope from opposite sides of the building. For purposes of height measurement, a basement shall be counted as a story when more than one-half (½) of its height is above the average level of the adjoining ground or when subdivided and used for commercial or dwelling purposes by other than a janitor employed on the premises.

E.

Floor Area Ratio Calculations. The maximum FAR permitted by this Ordinance is calculated by dividing the gross square footage of the building(s) to the net (after right-of-way dedication) area of the lot (measured in square feet). Any below grade mechanical rooms, parking garages, or other non-occupied areas shall not be included in the gross square footage of the building(s) for the purposes of this calculation.

Table 8. Residential District Area Regulations*

	SF-1, Single-Family Residential District	SF-2, Single-Family Residential District	TH, Townhouse Residential District	2F, Two-Family Residential District	MF, Multiple-Family Residential District	MHD, Manu- factured Home District
Minimum Front Yard Setback	30′	25′	25′	25′	25′	25′
Minimum Side Yard Setback	10% or 5′	10% or 5′	See 7.1.1F(8)	10% or 5′	10% or 5′	10% or 5′
Minimum Rear Yard Setback	15′	10′	10′	10′	15′	15′
Minimum Lot Area
One-Family Dwelling Detached	21,780 sf	5,000 sf	5,000 sf	5,000 sf	5,000 sf	5,000 sf
One-Family Dwelling Attached			2,000 sf	2,000 sf	2,500 sf
Two-Family Dwelling				2,500 sf	3,750 sf
Three-Family Dwelling					3,750 sf
Multi-Family Two Stories					2,100 sf
Multi-Family Over Two Stories					Add'l 600 sf
Manufactured Home Dwelling						3,500 sf
Minimum Lot Width
One-Family Dwelling Detached	100′	50′	50′	50′	50′	50′
One-Family Dwelling Attached			20′	35′	35′
Two-Family Dwelling				35′	35′
Multi-Family Two Stories					100′
Multi-Family Over Two Stories					100′
Manufactured Home Dwelling						40′
Minimum Lot Depth
One-Family Dwelling Detached	100′	70′	70′	70′	70′	70′
One-Family Dwelling Attached			70′	70′	70′
Two-Family Dwelling				70′	70′
Multi-Family Two Stories					100′
Multi-Family Over Two Stories					100′
Manufactured Home Dwelling						70′
Maximum Height**	2½ stories	2½ stories	3½ stories, not to exceed 45′. All other detached buildings, including detached living units, shall not exceed 2½ stories or 35′ in height.	2 stories	3 stories	Permanent buildings may be 2 stories in height. Residential manu- factured homes may be 20 feet in height. The avg. height of the MH frame above ground elevation, measured at 90° to the frame, shall not exceed 3′.
Maximum Lot Coverage	25%	35%	70%	40%	50%	60%
Maximum FAR					4:1	1:2

 

* See 5.1.1 through 5.1.13 for additional and more detailed regulations for each District.

**Unless otherwise noted in D. Height Regulations

Table 9. Nonresidential District Area Regulations*

	C-O, Office District	C-1, Restricted Business District	C-1A, Decatur Square Business District	C-2, Thorough- fare Business District	LI, Light Industrial District	HI, Heavy Industrial District
Minimum Front Yard Setback	25′	25′	0′	25′	25′	25′
Minimum Side Yard Setback	0′	0′	0′	0′	0′	0′
Minimum Rear Yard Setback	10′	10′	0′	10′	10′	10′
Minimum Lot Area	n/a	n/a	n/a	n/a	n/a	n/a
Minimum Lot Width	n/a	n/a	n/a	n/a	n/a	n/a
Minimum Lot Depth	n/a	n/a	n/a	n/a	n/a	n/a
Maximum Heights**	3 stories	3 stories	3 stories	20 stories	Any height not prohibited by other ordinances	Any height not prohibited by other ordinances
Maximum Lot Coverage	n/a	n/a	n/a	n/a	n/a	n/a
Maximum FAR	1:2	1:2	2:1	2:1	1:1	1:1

 

* See 5.1.1 through 5.1.13 for additional and more detailed regulations for each District.

** Unless otherwise noted in D. Height Regulations

F.

Residential Yard Measurements.

(1)

The front yard shall be measured from the property line to the front face of the closest building, covered porch, covered terrace or attached accessory building.

(2)

Eaves and roof extensions may project into the required front yard for a distance not to exceed five (5) feet (Figure 14. Projection into Front Yard).

(3)

Subsurface structures may not project into the front yard greater than forty (40) inches (Figure 14. Projection into Front Yard).

(4)

Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein, and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting into the required side yard in an amount not to exceed twelve (12) inches and roof eaves projecting into the required side yard in an amount not to exceed twenty-four (24) inches.

(5)

Multiple family dwellings shall provide a minimum separation of fifteen (15) feet between all building walls and any side lot line, except that any such building wall not exceeding thirty-five (35) feet in width may provide a separation of ten (10) feet (Figure 15. Setback Standards for Multi-Family Buildings).

(6)

Where structures are constructed to exceed two (2) stories in height, a side yard equal to one foot for each two (2) feet of building height for all building faces or walls having openings for light, air or access shall be provided. In all districts permitting the construction of apartment buildings exceeding two (2) stories in height, a minimum side yard of ten (10) feet shall be required for any building face or wall which contains no opening for windows, light or air (Figure 15. Setback Standards for Multi-Family Buildings).

(7)

On a corner lot used for one-family or two-family dwellings, both street exposures shall be treated as front yards on all lots platted after the effective date of this Ordinance, provided however that where one (1) street exposure is designated as a side yard by a building line shown on a plat approved by the City containing a side yard of ten (10) feet or more, the building line provisions on the plat shall control. On corner lots, the lot width of least dimension shall be considered the front yard (Figure 16. Corner Lots).

(8)

A one-family attached dwelling shall provide a minimum required side yard adjacent to a side street of ten (10) feet and no complex of attached one-family dwellings shall exceed two hundred (200) feet in length. A minimum required side yard of five (5) feet shall be provided at the end of each one-family attached dwelling complex so that the end of any two (2) adjacent building complexes shall be at least ten (10) feet apart (Figure 17. Side Yard Standards for Attached Single Family Dwellings).

(9)

The minimum side yard requirements in a PD, Planned Development District shall be established on the Concept Plan which shall be made a part of the PD Ordinance.

(10)

No side yard is specified for nonresidential use in the C-O, Office District, C-1, Restricted Business District, C-1A, Decatur Square Business District, C-2, Thoroughfare Business District, LI, Light Industrial District and HI, Heavy Industrial District except where commercial, retail or industrial or other nonresidential use abuts upon a district boundary line dividing such districts from a residential district in which event a minimum ten (10) foot side yard shall be provided on the side adjacent to such residential district.

G.

Double Frontage Yard Requirements. Where lots have double frontage, running through from one (1) street to another, a required front yard shall be provided on both streets unless a building line for accessory buildings has been established along one (1) frontage, in which event only one (1) required front yard need be observed (Figure 18. Double Frontage Lot Front Yards).

H.

Adjoining District Yard Requirements. Where the frontage on one (2) side of a street between two (2) intersecting streets is divided by two (2) or more Zoning Districts, the front yard shall comply with the requirements of the most restrictive District for the entire frontage (Figure 19. Front Yard Where Zoning Changes in a Block).

7.1.2   Location of Multiple Dwellings and Buildings

A.

Only one (1) main building for one-family, two-family or multiple-family use with permitted accessory buildings may be located upon a Lot unless such structures are on an approved Site Plan.

B.

Each dwelling shall face or front upon a public street, or approved place, other than an alley, which means of access shall have a minimum width of thirty (30) feet.

C.

Where a Lot is used for residential, retail, commercial or industrial purposes, or a combination of same, or for a combination of retail and dwelling purposes and is part of a Planned Development District or an approved Site Plan, more than one (1) main building may be located upon the Lot, but only when such buildings conform to all the landscaping, parking and density requirements applicable to the uses and districts.

D.

No parking area, storage area, or required landscaping for one (1) building shall be computed as being the landscaping, yard or area requirements for any other use.